HomeMy WebLinkAboutMLP2007-00012 NOTICE OF TYPE II DECISION ��
MINOR LAND PARTITION (MLP) 2007-00012 =
MAXIM PARTITION
120 DAYS =1/12/2008
SECI'ION I. APPLICATION SLJMMARY
FILE NAME: MAXIM PARTITION
CASE NO: Minor Land Partition(MLP) MLP2007-00012
PROPOSAL: The applicant requesu approval to partition an approximately0.93-acre site into three parcels,
removing the e�tisting dwelling.
APPLICANT: Ken Sandblast OWNER Mihail Makun
Plaruung Resources,Inc. 7812 SW Taylors Ferry Road
7160 SW Fir Loop #201 Tigard,OR 97223
Tigard, OR 97223
ZONING
DE SIGNATION: R 4.5: Low Density Residential District. The R 4.5 zoning district is designed to accommodate
detached single-family homes with or without accessory residential units at a miniinum lot size
of 7,500 square feet. Duplexes and attached single-family units are pernzitted conditionally.
Some civic and institutional uses are also pernutted conditionally.
LOCATION: 10765 SW North Dakota Street;Washington CountyT�Map 1S134DA,T�Lot 01800
APPLICABLE
RE VIE W
CRITERIA: Community Development Code C1lapters 18.390, 18.420, 18.510, 18.705, 18J15, 18J30,
18.745, 18.765, 18.790, 18.795 and 18.810.
SECTION II. DECISION
Notice is hereby�iven that the City of Ti�ard Community Development Director's designee has APPROVED the
above Minor Land Partition subject to cena.in condiuons of approval. The findin�s and conclusions on which the
decision is based are noted in Section V.
N01TCE OF DEQSION MLI'2007-00012/Mt1XIM PAATTTION PAGE 1 OF 24
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CONDITIONS OF APPROVAL
THE FOLLOWINGCONDITIONS SHALL BE SATISFIED
PRIOR TO COMMENCING ANY ONSITE IMPROVEMENTS,
INCLUDING GRADING,EXCAVATION AND/OR FILL ACTIVITIES:
e app icant s a prepare a cover etter an su mit it, a ong wi any suppoxting ocuments an or p ans
that address the tollowing requirements to the CURRENT PLANNING DIVISI�N, ATTN: C�ary
Pagenstecher 503-639-4171, EXT 2434. The cover letter shall cleady identify where in the submittal the
required information is found:
1. Prior to commencing any site work, a Demo pernut must be purchased throu�h the Building Division f�r an
e�sting residences to be removed. The tree protection zone must be established and inspected by the Ci s
arborist prior to the demolition. After the building has been removed an approved final inspection must e
performed bythe Building Division.
2. Prior to commencing any site work, the applicant shall submit a revised street tree plan identifyu'�g street trees
from the Ciry of Tigard Street Tree List and sized and spaced according to TDC Section 18.745.040.G
3. Prior to commencing any site work, the applicant shall submit a revised site plan specifying a screen along the
�roperry line where the paved drive is located witlun ten feet of an abutting lot m accordance v�nth Sections
8.745.040.
4. Prior to commencing site work,the applicant shall submit a revised tree preservation plan and arborist report to
clarify which documentation most accurately represents the tree protection zones. If the storm dram
installation will occur within the tree protection zone,the applicant shall submit a revised arborist report with a
more detailed descripuon of the techniques that will be used to minim;�p damage to the protected trees.
5. Prior to commencing site work,the applicant shall submit a cash assurance-�Ietter of credit or cash deposit) for
$4,875 (39 caliper inches tunes $125 per caliper inch). Any trees successfully planted on the site or off srte in
accordance with 18J90.060.D and app roved tree irutigation plan will be credited against the assurance for two
y�ars folloa�ing final plat approval. After such time,the applicant shall paythe remauiuig value of the assurance
as a fee in-l�eu of plantmg.
6. Prior to commencing any site work, the applicant shall submit construction drawings to both Placuling and
Engineering that include:
A. The approved Tree Removal,Protection and Mitigation Plan;
B. A construction sequence including installation and removal of tree protection devices, clearing, grading,
and paving;
C. A note prolubiting eguipment, vehicles, machinery, grading, dumping, storage, burial of debris, or any
other construction-related actrvities in any tree protection zone;and
D. A note stating�that only those trees identified on the approved Tree Removal plan are authorized for
removal by tfiis report. Notwithstanding any other prov�sion of this tide, any party found to be in
violation of this chapter [18J90] pursuant to Chap ter 1.16 of the Tig�ard Municipal Code shall be
sub�ect to a civil penalry of up to $500 and shall 6e required to remedy any damage caused by the
vio�ation. Such remediation shall ulclude, but not be lunited to, the following: 1) Replacement of
unlawfully removed or damaged trees in accordance with Section 18.790.060 (D) o} the T"igard
Development Code; and 2) Payment of an additional civil penalty representing the estunated value of
any unlawfull�removed or damaged tree as determined usu-ig the most current Intemauonal Society of
Arboriculture s Guide for Plant Appraisaj.
7. Prior to commencing any site work, the applicant shall establish tree protection fencing as directed by the
project arborist and conditioned by this dec�sion to protect the trees to be retained. The applicant shall call for
an u�spection and allow access by the Caty Arborist}or the purpose of monitoring the tree protection to verify
that the tree protection measures are perfornung adequately.
NOTIC�OF DEQSION MLI'2007-00012/MAXTM PARTITION PAGE 2 OF 24
All trees to be preserved shall be protected with five or six (5'- 6') foot high chain link fences. Fences are to
be mounted on two inch diameter�ga_lvaruzed iron posts, drrven into the ground to a depth of at least 2-feet.
at no more than 10-foot spacing. The applicant shall position fencing as du-ected by the project arborist to
protect the trees to be retained. The appl�cant shall allow access by the Cary Arborist tor the purp ose of
morutorulg and inspection of the tree protection to verify that the tree protection measures are perform�ng
adequately. Fa�lure to follow the plan, or maintain tree protection fencing in the designated locations shall
be grounds for immediate suspension of work on the site until remediation measures and/or civil citations
can be processed.
8. As an ongoing obligation during the development of the proposed property,the applicant shall ensure that the
Project Arbonst subrruts written reports to the Cary Arbonst, at least once eve�ry two weeks, from initial tree
protecuon zone (TPZ) f encuig u�stallation through bwlding construction. The reports shall include the
cond�aon and location of the tree protection fencin�g and whether any changes occurred. If the amount of TPZ
was reduced then the Project Arborist shall justify why the fencing was moved, and shall certify that the
constn.iction activities to the trees did not adverseIy impact the overall, long-term health and stabiliry of the
tree(s). Failure to follow the plan, or maintain tree protection fencing in the designated locauons shall be
grounds for inunediate suspension of work on the site until remediation measures and/or civil citauons can be
processed.
The applicant shall prepare a cover letter and submit it, alon with any su ortin documents and/or plans
that address the }ollowin requirements to the ENG�EERING �EP�TMENT, ATTN: XIM
MCMILLAN 503-639-4171, �XT 2642. The cover letter shall clearly identify where in the submittal the
required information is found:
9. Prior to coinmencing onsite improvements, a Public Faciliry Improvement (PFI) pemut is required for this
oro'ect to cover half-street im rovemenu public storm sewer extension and any other work in the public right-
f-way. Six (6) sets of detailed public im�provement plans shall be submitted for review to the Engineeruig
De�artment. NOTE:these plans are in addition to any drawin s required by the Building Division and should
only include sheets relevant to public improvements. Public�aciliry Imp rovement (PFI) permit plans shall
conform to City of Tigard Public Improvement Design Standards, wluch are available at City Hall and the
City's web page (www.tigard-or.go��).
10. The PFI pernzit plan submittal shall include the exact legal name, address and tele�phone number of the
individual or corporate entity who will be designated as the "Permittee", and who wiIl provide the financial
assurance for the public unprovements. For example, specify if the entity is a co oration, lirruted partnership,
LLC, etc. Also spec�fy the state witivn which the entity is uicorporated and prov�e the name of the corporate
contact person. Failure to provide accurate inforn�ation to the Engineenng Department will delayprocessuig
of project documents.
11. The applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer.
The purpose of this plan is for parking and traffic control during the pu6hc improvement construcuon phase.
12. The CitS�Engineer maydeternune the necessiryfor,and require submittal and approval of,a construction access
and parking plan for the home building phase. If the Cary Engineer deems such a plan necessary, the applicant
shall provide the plan pnor to�ssuance o} builduig pernuts.
13. Any necessary off-site utiliry easements shall be the responsibiliry of the applicant to obtain and shall be
submitted to and accepted bythe Carypnor to �ssuance of the PFI pernut.
14. The applicant shall submit construction plans to the Engineering Department as a part of the Public Facility
Improvement pernut, which indicate that they will construct a half-street improvement along the frontage of
SW North Dakota Street. The improvements ad�acent to this site shall include:
A. Catystandard pavement section for a Neighborhood Route from curb to centerline equal to 18 feet;
B. pavement ta�pers needed to tie the new unprovement back into the e�sting edge of pavement shall be
built beyond the site frontage;
G concrete curb,or curb and gutter as needed;
D. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface
nuloff;
E. 5 foot concrete sidewalli,curb-tight;
F. street trees in the planter strip spaced per TDC requirements;
NOTICE OF DEQSION MLI'2007-00012/MA}�M PARTI'ITON PAGE 3 OF 24
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G. street striping;
H. streetlight layout by applicant's engineer,to be approved by City Engineer;
I. underground ut�lities;
� street signs (if ap licable);
driveway apron (�applicable); and
L. adjustments in vertical and/or horizontal alignment to construct SW North Dakota Street in a safe
maiuier, as approved by the Engineering Department.
15. A profile of SW Nonh Dakota Street shall be required, extending 300 feet either side of the subject site
showing the existing grade and proposed future grade.
16. The a licant's construction drawings shall show that the pavement and rock section for the proposed private
street�s�shall meet the City's public street standard for a local residential street.
17. An erosion control plan shall be �rovided as part of the Public Faciliry Improvement (PFI)�pern�it drawings.
The plan shall conform to the Erosion Prevention and Sediment �ontrol Design and Plaruiuig Manual,
Febniaiy 2003 edition."
18. The applicant shall work with the adjacent property owner to trim the tree and bush in order to provide
adequate sight d�stance to the east.
19. The applicant shall address the spacing standard of 18.705.030.H4 by applying for an adjustment, sharing a
private street v,nth the partition to the east or revising their access to one sulgle driveway and one shared
dnveway. This issue must be resolved, and adjustment approved if selected altematave,pnor to �ssuance of any
perrruts.
20. The applicant's plans shall be revised to show the private street a full 20 feet wide from SW North Dakota
Street to the north property line of lot 1 and a 5 foot wide sidewalk on at least one side of this same section.
21. The applicant's plans shall be revised to show the storm sewer extension as a public line with a rrununum 15
foot wide pubhc utility>easement.
22. The double water meter conf iguration must be approved by the Ciry Water Department.
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 on wi any supportin ocuments an or p ans
that address the tollowing re�yuirements to the CLTRRE�T PLANNING �IVISION, ATTN: Gary
Pagenstecher 503-639-4171, EXT 2434. The cover letter shall cleariy identify where in the submittal the
required information is found:
23. 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 Ciry.
24. Prior to final plat, the applicant shall subrrut a letter from TVFR demonstrating that the conditions of their
comment letter have been met
25. 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 Ciry.
26. Prior to final plat,the applicant shall submit a siunmary of the biweekly arborist reports prepared by the Project
Arborist. The summary shall document the effect of the approved tree protection plan, account for any
violations,and certifythe condition of protected trees.
NOTIC�OF DEQSION MLI'2007-00012/MAXIM PARTITION PAGE 4 OF 24
The applicant shall prepare a cover letter and subinit it, alon with any su ortin documents and/or plans
that address the }ollowin requirements to the ENG�EERING �EP�TMENT, ATTN: -KIM
MCMILLAN 503-639-4171, �XT 2642. The cover letter shall clearly identify where in the submittal the
required information is found:
27. Prior to final plat approval,the applicant shall pay the addressing fee. (STAFF CONTACI': Bethany Stewart,
Engineerin�.
?8. The applicant shall cause a statement to be placed on the final plat to indicate that the proposed private street(s)
will be�ointlyowned and iY�aintained bythe pnvate propertyowners who abut and take access from rt (them).
29. Prior to approval of the final plat,the applicant shall prepare Conditions, Covenants and Restrictions (CC&R's)
for this pro�ect,to be recorded with the final plat,that clearly lays out a inaintenance plan and agreement for the
�roposed private street(s). The applicant shall submit a copy of the CC8zR's to the Engineenng Department
Kim McNl�llan) pnor to approval of the final plat.
30. The applicant's final plat shall conta.in State Plane Coordinates on two monuments with a tie to the Cit�s glob�l
positiorvng 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 subdrv�sion
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 survey�ng methods.
31. Final Plat Application Submission Requirements:
A. Submit for City review four (4) pap er copies of the final plat prepared by a land survey�r licensed to
practice in Oregon and necessary data or narrauve.
B. Attach a check ui t�e amount of the cLUrent final plat review fee (Contact Plaiuung/Engineering Pernut
Technicians, at (503) 639-4171,ext.2421).
G The f inal plat and data or narrative shall be drawn to the ininunum standards set f orth by the Oregon
Revised Statutes (ORS 92.05),Washington County,and bythe Cityof Tigard.
D. NOTE: Washin�t on County will not begu-i theu-review of the final plat until they receive notice from
the Engineering Department indicatulg that the Ciry has reviewed the fuial plat and submitted
comments to the applicant's surveyor.
E. After the Ci t y and�oun have reviewed the final plat, submit two m y lar co pies of the final plat for
Ci t y En guieer signature�for partitions), or Ci ry En gineer and Commuru t y Develo pment Director
signatures (for subdivisions).
THE FOLLOWINGCONDITIONS SHALL BE SATISFIED
PRIOR TO ISSUANCE OF BUILDING PERMITS:
e app icant s a prepare a cover etter an su mit it, a ong wi any supportin ocuments an or p ans
that address the tollowing re�quirements to the CURRENT PLANNING �IVISION, ATTN: C�ary
Pagenstecher 503-639-4V1, EXT 2434. The cover letter shall cleady identify where in the submittal the
required information is found:
32. Prior to issuance of building pernzits on Parcels #2 and #3, the applicant shall demonstrate that the dwellings
will be sprinkled.
33. Prior to issuance of a building perniit for lot #3, the applicant shall demonstrate compliance with the building
height limitations standards in I8.730.020.
34. Prior to issuance of building pernlits on Lot �3, the applicant shall include 10-foot side yard setbacks for the
proposed dwelling.
NOTI(�OF DEQSIOti MIP2007-00012/MA}ffM PARTTTTON PAGE 5 OF 24
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35. Prior to issuance of biulding pernuts,the applicant shall:
A. Submit site plan drawings showing the accurate location of the trees that were preserved,the location of
tree protecuon fencmg, and the location of mitigation trees, if any. Attach co�ies of the a�roved Tree
Protecuon and Mitigation Plans.
B. Submit a statement and signature of approval from a certified arborist regarding the siting and
construction techniques to be employed ui building the house with respect to any protected trees on
site.
C. Install required tree protection fencing as specified bythe project arborist and call for an inspection by
the Caty Arborist.
D. Applicant shall submit biweekly reports, prepared by a certified arborist, through final inspection
documenting the status of required tree protection fencuzg.
The applicant shall prepare a cover letter and submit it, along with any supportin documents and/or plans
that address the }ollowing requirements to the ENGINEERING DEP�TMENT, ATTN: XIM
MCMILLAN 503-639-4171, EXT 2642. The cover letter shall clearly identify where in the submittal the
required information is found:
36. Prior to issuance of building pennits, the applicant shall provide the Engineering Department with a
"photomylar" copyof the recorded final plat.
37. Prior to issuance of buildin pernzits, the applicant shall provide the CitY with as-built drawings of the public
im�provernents as follows: 1�3 mil myiar 2) a diskette of the as-builts in `DWG" forn�at,if avalable; otherwise
"I3XF" will be acceptable, and 3) the as-�wlt draaing s shall be tied to the Cit}�s GPS network. The applicant's
engineer shall provide the Csty with an electronic file with points for each structure (manholes, catch basins,
water valves hydrants and other water system features) in the development, and theu-respective X and Y State
Plane Coorc�inates,referenced to NAD 83 (91).
38. The applicant shall provide sig nage at the entrance of each shared flag lot driveway or private street that lists the
addresses that are served bythe given dnvewayor street.
39. Prior to issuance of building pernzits, the applicant shall pay$485.50 to the City for the striping of the bike lane
along the frontage of SW North Dakota Street.
40. The applicant shall either place the e�stin overhead utility lines along SW North Dakota Street underground as
a part of this project or they shall pay t�e fee in-lieu of-undergrounduig. The fee shall be calculated by the
fronta e of the srte t�at �s parallel to the ut�ty lines and will be $ 35.00 Per lineal foot. If the fee o tion �s
chose n,the amount will be $ 2819.25 and it shall be paid prior to issuance o} building permits. P
41. During issuance of the buildin pernzit for Parcels 1 2 and 3, the applicant shall pay the standard water quality
and water quanury fees per lot�fee amounts will be t�ie latest approved by C�X/S).
42. Upon completion of frontage improvements, the applicant's engineer shall submit a final sight distance
cert�ficauon for the approved access.
THE FOLLOWING CONDITIONS SHALL BE SATISFIED
PRIOR TO FINAL INSPECI'ION:
e app icant s a prepare a cover etter an su mit it, a ong wi any suppo�n ocuments an or p ans
that address the tollowing re�quirements to the CURRENT PLANNING �IVISION, ATTN: C�ary
Pagenstecher 503-639-4171, EXT 2434. The cover letter shall cleady identify where in the submittal the
required information is found:
43. Prior to final inspection, the applicant shall submit a final report by the Project Arborist certifying the health of
protected trees. Tree protection measures may be removed and final inspection authorized upon review and
approval by the City Arborist.
44. Prior to final inspection, the applicant shall record a deed restriction to the effect that any existin�tree greater
than 12 inches dameter may be removed only if the tree dies or is hazardous according to a cert ied arborist.
The deed restriction may be removed or will be considered invalid if a tree preserved ui accordance with this
decision should either die or be removed as a hazardous tree.
NOTICE OF DEQSION MLI'2007-00012/Mf1XIMPAR'ITTION PAGE 6 OF 24
THIS APPROVAL IS VALID IF EXERCISED WITHIN EIGHTEEN (18) MONTHS OF THE
EFFECTIVE DATE OF THIS DECISION NOTED LTNDER THE PROCESS AND APPEAL SEC'TION
OF THIS DECISION.
SE CTION III. BACKGROUND INFORMATION
Propertv H�stor�
According to the Washington Counry TaY Assessor's information, the subject property was developed in 1920 with a
single-f amily dwelling.
Site Inforn�ation and Pro osal Descri tions
The subject .93-acre 40, 10 square eet property measures 82 feet in width by 497 feet in depth and slopes gently
from the 190-foot elevation on the sout� to the 173-foot elevation on the north. The site is bordered by SW North
Dakota on the south, Black Bull Park subdivision on the north, a minor 3-lot land partition on the east, and three
residences on the west. Ve etation on the site includes grasses, shrubs typical of an established single-family residence.
Fourteen trees, 13 of whic�are greater than 12 inches in diameter e�st on the site.
The applicant requests approval to partition an approximately 0.93-acre site into three parcels, removing the e�sting
dwelling and s�of the 14 trees.
SECTION IV. PUBLIC COMMENTS
The Caty mailed notice to propeny owners within 500 feet of the subject site providing them an opportunity to
comment. The City received one wntten comments from Sandi and Jeff Herber, who expressed concern for the
adverse effects of the proposed development on the hydrology of the area and the potential tor flooding neighboring
properties, access to Catysewer,and uicreased traffic congestion.
RESPONSE: These general concerns are addressed under the standards of the Streets and Utilities section of this
decision,below.
SECTION V. APPLICABLE REVIEW CRITERIAAND FINDINGS
Land Partitions (18.420�
The proposed partition complies with all statutory and ordinance requirements and regulations;
The proposed partition complies or can be made to comp l�y with all statutory and ordinance requirements and
regulations as demonstrated by the analys is contained within this admuvstrative decuion and throu�h the imposition of
conditions of development approval. I'rovided all necessary condiuons are satisfied as part of the development and
building process,this critenon�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 & LJtility Improvement
Standards). Based on the analysis provided herein, Staff finds that adequate pubLc facilities are available to serve the
proposal. Therefore,th.is 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 & Utility Improvement Standards). Improvements will be reviewed as part of the permit process and
during corLStruction, at which time the, appropnate review authoriry will ensure that City and applicable agency
standards are met. Based on the analysis u-i tlus dec�sion,Staff finds that this criterion is met.
All proposed lots conform to the specific requirements below:
?�IOTTC�OF DEQSION MLI'2007-00012/MAXIM PARTIT70N PAGE 7 OF 24
The minimtun width of the building envelope area shall meet the lot requirement of the applicable zoning
distric�
The average tnirumum lot width required for the R 4.5 zoning district is 50 feet. The average width for all proposed
parcels is g2 feet. Therefore,this criterion has been met.
The lot area shall be as required by the applicable zoning district In the case of a flag lot,the accessway may
not be included in the lot area.
The muliinum lot area requirement in the R 4.5 zoning district is 7,500 square feet for detached
single-family units. The applicant's Supplemental Plan shows the lots a�ithout subtracting for the private street on Lot
� 1 and the accessway on Lot #2. The pro osed partition creates three (3) lots with not includulg accessways that are
8,479, 11,682 and 14,499 square feet. There�ore,th�s critenon has been met.
Each lot created through the partition process shall front a public right-of-way by at least 15 feet or have a
legally recorded minimum 15-foot wide access easement
The proposed Supplemental Plan (1/2) illustrates that the prop osed parce]s meet this standard: Lot # 1 has 20 feet of
fronta e on SW Nonh Dakota Street, Lot #2 has 20 feet of trontage on the Private street in Tract A; Lot #3 has 15
feet o�frontage on the proposed accesswayover Lot#2.
Setbacks shall be as required by the applicable zoning distric�
The setbacks for the R 4.5 zoning district are as follows: front = 20 feet; side = 5 feet• side on a corner = 15 feet; and
rear =15 feet. According to the applicant's PreliminaryPlat (Sheet 2/2) setbacks are s�iown for building envelopes. As
indicated in Table 18.510 below,setback standards for the proposed Lots will be reviewed at the time of building pemut
submittal.
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�sting structures.
Proposed parcel#3 is a flag lot. The applicant's Supplemental Plan shows the orientation of the front yards, and shows
5 foot side yards, instead o} the required 10 foot side yards for Lot #3. Therefore, this standard has not been met. As
indicated in Table 18.510 below,setback standards for the proposed Lots will be reviewed at the time of building permit
submittal. As a condition of approval,the applicant shall include 10-foot side yard setbacks for proposed lot#3.
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
development
The proposed private street (Tract A) and access easement over Parcel #2 for the benefit of Parcel #3 will be paved
withui 10 feet of the propeny hne of adjacent lots of record. Therefore, the applicant shall provide a.screen along the
propertyline where the paved drive is located withui ten feet of an abutting lot in accordance with Sections 18J45.040.
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 submitted a comment letter date October 10, 2007 stating that "the e�sting fire
hydrant shown on the submitted drawings must be capable of supp lying the required �ire flow demand of the largest
structure." Therefore, as a condition of approval the applicant shallsubmit a letter from TVFR demonstrating that the
conditions of their comment letter have been met.
Where a common drive is to be provided to serve more than one lot, a reciprocal easement which will ensure
access and maintenance rights shall be recorded with the approved partition map.
A private street and common driveway are proposed. Therefore, the applicant must record a reciprocal easement for
the common drive ensuring access and n�ntenance rights and provide a copy to the Caty.
Any access way shall comply with the standards set forth in Chapter 18.705,Access,Egress and Ci�ulation.
NOTIC�OF DEQSION MLI'2007-00012/MAXIM PAR'ITTION PAGE 8 OF 24
This standard is addressed under Chapter 18.705 (Access,Egress and Carculation) 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 approximately 400 feet west of the one-hundred-year floodplain located just east of SW 106`�'
Avenue. The flood elevauon closest to the parcel is 160 feet; the lowest elevation on the subject parcel �s 173 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 Acijustments. The applications forthe pactition 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 does not meet all of the relevant standards of the land
panition section as indicated in the above findings and following sections of this decision, but
may meet them provided the following conditions of approval are met.
GONDITTONS:
. Prior to issuance of btulding pem�its,the applicant shall include 10-foot side yard setbacks
for the proposed dwelling on Lot#3.
. Prior to site development the ap plicant shall submit a revised site plan specifying a screen
along the property line w�ere the paved drive is located within ten feet of an abutting lot
in accordance ve�-th Sections 18.745.040.
. Prior to final plat, the applicant shall submit a letter from TVFR demonstrating that the
conditions of their comment letter have been met
. Prior to final plat,the applicant must record a reci�procal easement for the common drive
ensuring access and maintenance 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 on the following page)
NOTTC�OF DEC�SIO?� MI.P2007-00012/MAXIM PARTITION PAGE 9 OF 24
TABLE 18.510.2- DEVELOPMENT STANDARDS IN RESIDENTIAL ZONES
STANDARD R-4.5 Parrell Pancel2 Pamel3
Minimurn Lot Size
- Detached unit 7,500 sq.ft� 8,479sq.ft. 11,682 sq.ft. 14,499 sq.fc.
- Duplexes 10,000 sq.ft.
- Attached unit
Average Minimum Lot Width
-Detached unit lots 50 ft. 81 ft. 81 ft. 8?fc.
- Duplex lots 90 ft.
- Attached unit lots
Maximum Lot Covera e - NA NA NA
Minimum Setbacks
- Front yard 20 ft 20 ft. 20 ft. 20 ft.
- Side facing street on corner&tluough lots 15 ft. NA NA NA
- Side yard 5 ft 5 ft. 5 NA
- Rear yard l5 ft 15 ft. 15 ft. 15 ft.
- Side or rear yard abutting more restrictive zoning district -- NA NA NA
- Distance between property line and front of garage 20 ft. >20 fc. >20 ft. >20 fc.
- Side Yan�Setbacks for Fla Lou[TDC 18.420.050 A 4 e] 10 ft. NA NA S
Ma�cimum Hei ht 30 ft. Not ro osed Not ro osed Not ro osed
Minimum Landsca e Re uirement - NA NA NA
FINDING: The proposed land partition meets the inuumum lot size and average minimum lot widths of the R-
4.5 zone. No spec�fic development is proposed for the proposed parcels. However, building
envelopes are shown on the Preluiunary Plat (2/2). The building envelope for proposed parcels # 1
and #2 meets the setback standards, but parcel #3 is a flag lot and must have IO-foot side yard
setbacks instead of the 5 foot setbacks shown. As these setbacks are verified at the time of building
perniits, it is possible that the development standards of the R-4.5 zone can be met at that tune.
Access, E�ress and Citrulation(18.705�
Continuing obligation o p%perty owner. The provisions and maintenance of access and egress stipulated in
this tide are cont�nuing requireinents for the use of any structure or parrel of real property in the City.
The provisions and i7uultenance 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.
Lancaster Engineering has prepared a prel'uninary sight distance certification, dated July 10, 2007. The posted speed
along SW North Dakota Street �s 35 mph. Based upon the posted speed, a m;n�mum si ht distance of 390 feet is
requu-ed in both directions. Sight distance from the proposed access was measured to be 4�0 feet to the west and 355
feet to the east.
There is a bush and a tree on an adjacent propertythat interfere with the sight distance to the east. The engineer states
that if the branches of the bush and the tree are tnnuned,sight distance can be e�ended to 400 feet to the east.
The developer shall work with the adjacent prop erry owner to trim the tree and bush in order to achieve adecLuate sight
distance. IIpon completion of tnmmmg and tronta e im�rovements the developer's engineer shall submit�inal sight
distance cert�fication to the City Enguleenng staff. �inal sight distance certification must be received prior to issuance
of building pernzits.
NOTIC�OF DEQSION MLI'2007-00012/MAXIM PARTITTON PAGE 10 OF 24
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 tFiat area where gueues of traffic
commonly form on ap�proach to an intersection. The rninimum driveway setback from a coIIector or arterial
street intersection shaII be 150 feet, ineasured from the right-of-way line of the intersecting street to the throat
of the roposed driveway. The setback may be greater depending� upon die iiifluence area, as determined
from �ty Engineer review of a traffic impact repo�t submitted by the applicant's traffic engineer. In a case
where a pro�ect has less than 150 feet of street frontage, the apphcant must explore any op tion for shared
access with the adjacent pancel. If shared access is not possible or practical, the driveway sFiall be placed as
far from the intersect�on as possible.
SW North Dakota Street is classified as a Neighborhood Route;therefore this criterion does not apply.
Section 18.705.030.H.3 and 4 states that the minimum spacing of driveways and streets along a collector shall
be 200 feet The minimum s acin��of drivewa�ys and streets alon an arterial shall be 600 feet The minimum
spacing of local streets along a local street shall be 125 feet� g
The applicant did not adequately respond to this standard. This development is proposing a private street to serve the
three Iots. The location of the private street�s directly adjacent to another pnvate street to the east. Pnvate streeu are
considered local streets with a required muurnum spacing of 125 feet. The applicant shall either apply for an
adjustment to the spacing standard and receive approval of said ad'ustment prior to �ssuance of pernzits or rev�se the
site access. Access can be revised to provide a single driveway for�ot 1 and a shared driveway for Lots 2 and 3. Tfus
alternative may have other platuung considerauons that the applicant will have to coordinate with Caty Plaru�ing Staff.
Another alternative �s to work with the home owners to the east to use their private street. A private street can serve
up to 6 lots and their private street currently serves three lou. This would also requu-e undening a portion of their
street and the construcuon of the 5 foot u�de sidewalk
Joint Access. Owners of two or more uses, structures, or parcels of land may agree to utilize joindy the same
access and egress when the combined access and egress of both uses, structures, or�parrels of land satisfies
the combined requirements as designated in this tide, provided: Satisfactory legal evidence shall be presented
in the form of deeds, easements, leases or contracts to establish the �oint use; and copies of the deeds,
easements, leases or contracts are placed on permanent file with the City.
A private street (Tract A) is proposed to serve three parcels. A accessway easement is proposed across Lot #2 to serve
both parcels #2 and #3. The applicant has been required through a condition of approval earlier in this decision to
record a reciprocal easement for the common drive ensuring access and mauitenance nghts and provide a copy to the
City;consistent 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 accessway and private street will connect directly with SW North Dakota Street, consistent with this
standard.
Minimum access requirements for residential use. Private residential access drives shall be provided and
inaintained in accordance with the provisions of the Uniform Fire Code.
Tualatin Valley Fire and Rescue ('I'VFR) submitted a comment letter which states that dead end fire a�pparatus access
roads in excess of 150 feet in length shall be provided with an approved turnaround. (IFC 503.2.5). However, when
buildings are completelyprotected with an approved automatic fire spiiril�ler s tem,the requirements for fire apparatus
access may be mod�fied as approved by the fu-e code official. (IFC 503.1.1�TVFR further commented that the fire
district would accep t this opuon ui lieu of the tumaround. Pursuant to this requirement, the applicant has proposed
spruikling the dweIlings. Therefore, to ensure the inuumum access reqwrement �s met, at the tune of building permit
approval,the applicant shall demonstrate that dwellings on Parcels #2 and#3 will be spnnkled.
Access dtives 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 having a minimum turn radius measured
from center point to outside edge of 35feet; 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%.
NOTIC�OF DEQSION MLI'2007-00012/MAXIM PARTTrTON PAGE 11 OF 24
The access proposed for Lot#3 is greater than 150 feet in length. The_�applicant does not pro�pose a turnaround but has
proposed to spr�inkle dwellings where necessary consistent with the TVFR standards identitied above. Therefore, this
standard has otherwise been met.
To provide for increased traftic movement on congested streets and to eliminate turning movement
problems, the Director may restrict the location of driveways on streets and require the location of
dnveways be placed on adjacent streets, upon the finding that the proposed access would cause or
increase existing hazardous traffic conditions; or provide inadequate access for emergency vehicles• or
cause hazardous conditions to exist which would constitute a clear and present danger to the pu�lic
health, safety, and general welfare.
The Ciry's Development Review Engineer has conditioned the applicant in the Street and Utilities section of this
decision to address the location of the proposed private street which would be adjacent to an e�sting private street to
the east. In addition, s�ight distance and visual clearance areas will be required at the proposed access Iocation onto SW
North Dakota Street. Therefore,this standard has otherwise been met.
FINDING: The standards of the Access Management chapter (18J05) have not been met, but can be met
with the following condition of approval.
CONDITTONS:
. Prior to commencing onsite improvements, the applicant shall either apply for an
adjustment to the spacuig standard and receive approval of said adjustment pnor to
issuance of perniiu or rev�se the site access.
. Prior to issuance of building pernzits, the applicant shall demonstrate that dwellings on
Parcels #2 and#3 will be sprulkled.
Density Computations (18.715�
A. Definition of net development area. Net development area, in acres, shall be deternuned by
subtracting the following land area(s) from the gross acres, which is all of the land included in the
legal descnpt�on of the property to be developed:
1. All sensitive land areas
2. All land dedicated to the public for park purposes;
3. All land dedicated for public rights-of-way.
4. All land proposed for pnvate streets;and
5. A lot of at least the size required by the applicable base zoning district, if an existing dwelling
is to remain on the site.
B. Calculating ma�cimum number of residential units. To calculate the maximum number of residential
units per net acre, divide the number of square feet in the net acres by the minimum number of square
feet required for each lot in the app licable zonin�district
C. Calculating minimum number of residential umts. As req�uired by Section 18.510.040, the minimtun
number of residential units �er net acre shall be calculated by mult�plying the maximum number of
units determined in Subsect�on B above by 80% (0.8).
The subject .93-acre parcel totals 40,510 square feet. There are no sensitive land areas on site. No dedication is
required or proposed. A pnvate street (_Tract A) and an accessway across Lot #2 to benefit Lot #3 are proposed.
Pursuant to 18.730.050.E, the lot area for a flag lot shall comply with the lot area re quu-ements of the applicable
zoning district and the lot area shall be provided entirely within the building site area exclusive of any accessway.
The applicant has addressed this standard in Table 2 on page 4 of the narrative. The area fi�ures in the Table differ
from those on the Supplemental Plan (1/2). According to staff's calculations Lot # 1 is 8,479 square feet (excluding
Tract A); Lot �2 is 11,682 square feet, excluding the shared pnvate access easement; Lot #1 3 is 14,499 square feet.
Summed, these lot areas deternune the net developable area, which equals 34,660 square feet. As the minunum lot
size for the R 4.5 zone is 7,500 s quare feet, the maximum number of Iots is 4 (34,66�/7,500 = 4.62); the minimlun
number of lots is 3 (0.8 x 4.62 = 3.69). The proposed partition creates three (3) separate lots in conformance with
the minimum density requirements.
FINDING: Based on the analysis above,the Densiry Computation Standards have been met.
NOTIC�OF DEQSION MI.P2007-00012/MA}QM PARTITION PAGE 12 OF 24
18.730.020 Exceptions to Buildin Height Limitations
Buildin hei hts and fla lots. �imitations on the placement of residential structures on flag lots apply
when a flag ot is created a er April 15, 1985 by an approved partition. The maximum hei�ht for an
attached or detached single-family, duplex, or multiple-family residential structure on a flag lot or a lot
having sole access from an accessway, private drive or easement is 1-1/2 stories or 25 feet, whichever is
less, except that the maximum height may be 2-1/2 stories or 35 feet, whichever is less, provided:
a. The proposed dwelling otherwise complies with the applicable dimensional requirements of the zoning
distnct;
b. A 10 feet side yard will be preserved;
c. A residential structure on any abutting lot either is located 50 feet or more from the nearest point of the
and�ect dwelling, or the residential structure exceeds 1-1/2 stories or 25 feet in height on any al�utting lot;
d. Windows 15 feet or more above grade shall not face dwelling unit windows or patios on any abutting lot
unless the prop osal includes an a reement to plant trees capable of mitigating direct views, or that such
trees exist and will be preserved. �ere an agreement is made to plant trees capable of mitigating direct
views, the agreement shall be deemed a condition of approval under the provisions of Section 18.390.030
D.
FINDING: The proposed partition includes one fla lot,lot#3. Therefore,Lot#3 is subject to the building
he�ig ht restricuons outlu-ied in 18J30.�20. To ensure compliance with these standards the
following condition of approval will be imposed.
CONDITION: Prior to issuance of a building pemiit for lot #3, the applicant shall demonstrate compliance
with the building height limitations standards in 18.730.020.
Landscaving and Screening(18.745�
18.745.030 General Provisions
Instal ation Requirements. The installation of all landscapin�shall be as follows:
All landscaping shall be installed according to accepted plant�ng procedures.
The accepted planting procedures are the gu.idelines described in the Tigard Tree Manual. These �u'delines follow
those set forth by the Intemat�onal Society of Arboncultw-e (ISA) tree planting gu.idelines as well as the standards set
fonh in the American Institute of Arclutects' Architectlu�l Graphic Standards, 10`� edition. In the Architecrural
Graphic Standards there are guidelines for selecting and plantin� trees based on the soil volume and size at maturitv.
Addtionally,there are directions for soil amendments and modificauons.
1. The �lant material shall be of high grade, and shall meet the size and gradin� standards of the
Amencan Standards for Nu�erg Stock(ANSI Z-60, 1-1986,and any other future revisions);and
2. Landscaping shall be installed in accordance with the provisions of this tide.
Protection of Existin Landsca in . Existing vegetation on a site shall be protected as much as possible:
The developer shal provide methods for the protection of existing vegetation to remain during the
construction process; and the plants to be saved shall be noted on the iandscape plans (e. ., areas not to be
disturbed can be fenced,as in snow fencing wluch can be placed around the ind'ividual trees�.
The Ciry of Tigard has deterrnined that orange.nylon fencing,commonly used because of its low cost,does not provide
adequate protecuon of trees durin construction. Therefore, the Caty requu-es that all trees to be preserved shall be
protected with five or six (5' - 6� foot high chain link fences. Fences are to be mounted on two inch,diameter
galvaruzed iron posts, dnven uzto the ground to a depth of at least 2-feet at no more than 10-foot spacuig. The
applicant shall position fencing as directed bythe pro�ect arbonst to protect the trees to be retained. The applicant shall
allow access by the City Arborist for the purpose of morutonng and inspection of the tree proteaion to venfy that the
tree protection measures are�perfornung adequately. Failure to follow the plan, or mamtaui tree protecuon tencing in
the desig�nated locations shall be grounds for unmediate suspension of work on the site until remediation measures
and/or civil citations can be processed.
Any tree that is located on property adjacent to the construction project that will have more than 15% of its root system
disturbed byconstruction acuviues shall also be shown on the plans,and adequatelyprotected.
NOTIC�OF DEQSION MLI'2007-00012/MAXIM PARTITION PAGE 13 OF 24
Street trees: Section 18.745.040
All development projects frontin� on a pu� blic street, private street or a private driveway more than 100 feet in
length approved after the adopt�on of this tide shall be required to plant street trees in accorclance with the
standa�s in Section 18.745.046G
The subject site includes frontage on SW North Dakota Street. In addition, the Private Street and accessway exceed
100 feet in len�t h, at 316 lineal feet. The applicant's narrative and Supplemental Plan depict street trees with
approximately 25-foot spacing alon the public and private street and accessway. The applicant has listed five different
types of street trees that may be p��anted. All have been chosen from Tigard's Street Tree List, and are therefore
acceptable to plant. However the C.aty Arborist advises agau�st the planting of Flowenn� Cherry due to its inconsistent
perfonnance as a street tree. zI'he reqwred street trees shall be chosen form the Gty Street Tree I.ist, identified on a
revised site�plan, and planted in accordance with the standards for size and spacing in this atle, under Section
18 J45.040.C�.
Buffering and Screening Requirements: Section 18.745.050.5
The pro� posed land partition occurs on a parcel surrounded by the same land use designation (R 4.5) as the subject
parcel.Therefore,no buffenng or screenulg�s reqwred for the proposed land partition.
FINDING: All of the landscape standards have not been met. However, with a condition of approval
requiring planting of street trees,the criteria can be met.
CONDITTON: The applicant shall submit a revised site plan identifying street trees from the City of Tigard
StreetTree List and sized and spaced according to TDC Section 18J45.040.C.
Off-Street Parkin� and Loading Requirements (18.765):
Section 18.765.02 .A states that at e time o i re tion of a new structure within any zoning district, off-
street vehicle parkin will be provided in accordance with Section 18J65.070 (mimmum and maxiinum
parking requirements�.
For single-family dwellings, one parking space per dwelling unit is required. The applicant acknowledges this
requu-ement. In addition,comphance will be regulated at the tune of bLUlding perrruts. There�ore,th�s cntenon�s met.
FINDING: Based on the findings above,parking and loading requirements have been met.
Tree Removal 18.790�
A tree plan or e planting, removal and protection of trees prepared by a certified arborist shall be provided
for any lot, parcel or coinbination of lots or pa�els for which a develop ment ap plication for a subdivision
paYtition, site development review, planned development or conditionai use is tiled. Protection is preferrec�
over removal wherever possible.
The a licant has submitted an Existing Conditions plan (C1.1), a Tree Preservation plan (C�.2), and an arborist report
dated�anuary 19, 2007, prepared by a certified arbonst, Ra ond Myer which included tree preservation calculations
an d tree protecuon measures. T he app licant's E�sting Con itions p lan i c�ent i fies a tot a l o f 14 trees greater t han 6 inc hes
DBH on the sub ject site. Of this total, the a p plicant pro poses to retain S of 13 that are greater than 12 inches in
diameter and healthy, or 61% of trees subject to iruu auon.A retention rate of 50% to 75% requu-es mitigation of 50%
of the diameter inches pro� posed for removal (76 inc�es x .5 = 39 inches). Trees numbered 5 thru 9, 11 thru 13 will be
retained as shown on the Tree Preservation plan.
The applicant proposes to plant trees to mitigate for the lost caliper inches, although the narrative does not quantify the
rrutigation amount or spec�fy ui rrutigation plan the species, size or location of proposed mitigation trees. The Caty
Arborist commented that the applicant shall provide a rrutigation proposal that shows the species location, and spacing
of miti�ation trees in relation to bwlduigs, infrastructure, ex�stulg trees, street trees, and eac� other. No planted
mitigation trees will be credited against the required cash assurance until rruugation plans are presented in an acceptable
f orn�at and approved.
The guidelines for tree protection have been defined. However, to ensure protection, the applicant shall submit a
revised arborist report stating that �f any temporary or permanent alterations to the ap�roved tree protection plan are
required, a certified arbonst w111 approve the chan es and submit a re�port to the Z.ary Arbonst. The report shall
document the changes and certifythat the viabilityo�the affected trees wiIl not be significantlyimpacted.
NOTTCE OF DEQSION MLP2007-00012/MAXIM PARTITION PAGE 14 OF 24
The tree preservation plan does not show protection f or trees to be retained such as trees #7 and 8. Also,trees listed as
removals in the arbonst repon,such as tree# 10, are shown on the tree preservation plan as being reta.ined. Therefore,
the applicant shall revise the tree preservation plan and/or arborist report so both are ui agreement.
In the arborist report, trees #5 and 7 appear that they will be severely impacted by the installation of a storm drain.
However, the tree preservation plan shows much less unpact to their critical root zones than the arborist report. The
applicant shall submit a rev�sed tree preservation plan and arborist report to clarify which documentation most
accurately represents the tree protection zones. If the storm drain installauon will occur within the tree�rotecuon zone
the applicant shall submit a revised arborist report with a more detailed description of the techniques that will be use�
to m,n,m,�P damage to the protected trees.
The arborist report states, "for everyinch in diameter of the trunk (D.B.H.) allow up to 1 foot of radius from the tnuik
as the protected area. (Example: 24" D.B.H. = 24' radius of protected root system.)". However,the tree preservation
plan does not appear to reflect this recommendation. It is hard to accuratel}�deternune the size of the tree protecuon
zone on the tree preservation plan because it indicates the scale as being both 1"=20' and 1"=30'. Therefore the
applicant shall submit a revised tree preservationplan to accuratelyreflect their arborist's recommendation and/or�ave
the arbonst submit a statement approvu�g a reduction in the recommended tree protection fencing guidelines. 11ie
statement should be specific to those trees that w�ll have fencin reduced below the recommended guidelines, and
certifythat the health and stabilityof the trees will not be significan�yimpacted bythe reductions.
Incentives for Tree Retention(18.790.040)
Subsequent removal of a tree. Any tree preserved or retained in accordance with this section may thereafter be
removed only for the reasons set out in a tree plan, in accordance with Section 18.790.030, or as a condition of
a� pproval for a conditional use, and shall notbe 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 pern�it
affected by tlus section to the effect that such tree may be removed only if the tree dies or is hazardous
according to a ceitified arboris� The deed restriction may be removed or will be considered invalid if a tree
preserved in accordance with this section should either die or be removed as a hazandous tree. The forni of
t�us deed restriction shall be subject to approval by the Director.
A condition of approval will ensure that this standard is met.
FINDING: Based on the analysis above, the Tree Removal Standards have not been met. To ensure trees are
protected during site development and throughout building construction, the f ollowing conditions of
approval shall be required:
CONDITIONS:
. Prior to commencing any site work, the applicant shall submit construction drawings to both
Planning and Engineenng that include:
A. The approved Tree Removal Protection and Mitigation Plan;
B. A construction sequence inc�uding u�stallation and removal of tree protection devices,
clearing,grading, and pavmg;
G A note prohibitulg equipment, vehicles, machinery, grading, dumping, storage, burial of
debris,or any other construction-related activiues m any tree protection zone;and
D. A note statuig that only those trees identified on the approved Tree Removal pl�an are
authorized for removal by this report. Notwithstanding any other provision of this title
any�patry found to be ui violation of this chapter[18.790] pursuant to Chapter 1.16 0#�
the Tigard Mtuucipal Code shall be sub�ect to a crv�l penalry of up to $500 and shall be
requu-ed to remedy any damage caused�y the violauon. Such remediation shall include
but not be lunited to,the followulg: 1�Replacement of unlawfully removed or damagec�
trees in accordance with Section 1�.7 0.060 (D) of the Tigard Development Code• and
2) Payment of an additional civil penalty representing the estunated value of any
unlawfully removed or damaged tree, as deterniuied using the most current
International Society of Arboriculture's Giude f or Plant Appraisal.
NOTICE OF DEQSION MLI'2007-00012/MAXIM PARTITION PAGE 15 OF 24
. Prior to commencing any site work, the applicant shall establish tree protection fencing as
directed by_the pro�ect arborist and conditioned by this decision to protect the trees to be
retained. The appl�cant shall call for an uispection and allow access by the City Arborist for
the purpose of monitoring the tree protection to venfy that the tree protecuon measures are
pertornvng adequately.
All trees to be preserved shall be protected with five or siY (5' - 6'� foot high chain link
fences. Fences are to be mounted on two uich diameter galvanized �ron�Posts, dnven u-ito
the�round to a depth of at least 2-feet at no more than 10-foot spacing. The applicant shall
position fencuig as du-ected by the project arborist to protect the trees to be retained. The
applicant shall allow access by the City Arborist for the purpose of monitoring and
uispection of the tree protection to verify that the tree protection measures are perfomvng
adequately. Failure to follow the plan, or maintain tree protection fencing in the designated
locations shall be grounds for immediate suspension of work on the site unt�l remediation
measures and/or civil citations can be processed.
. As an ongoin� obligation during the development of the proposed property, the applicant
shall ensure t at the Project Arborist submits wntten re orts to the Crry Arbonst, at least
once every two weeks, from initial tree protection zone (TPZ� fencing uistallauon through
building construction. The reports shall include the condition and location of the tree
protection fencuz and whether any changes occurred. If the amount of TPZ was reduced
then the Project.�borist shall just�fy why the fencing was moved, and shall certify that the
construct�on act�vrties to the trees did not adversely unpact the overall, long-term health and
stability of the tree(s). Failure to follow the plan, or mau�taui tree protection fencing in the
designated locations shall be grounds for unmediate suspension of work on the site unt�l
remediation measures and/or civil citations can be processed.
. Prior to commencing site work,the applicant shall submit a revised tree preservation plan and
arborist report to clarify which documentation most accurately represents the tree protection
zones. If the storm drazn installation will occur within the tree protection zone, the applicant
shall submit a revised arborist report with a more detailed description of the techniques that will
be usec�to minimi�e damage to ihe protected trees.
. Prior to commencing site work, the applicant shall submit a cash assurance (letter of credit
or cash deposit) for $4,875 (39 cal�per mches times $125 per caliper inch). Any trees
successfully planted on the site or off site ui accordance with 18J90.060.D and a proved
tree mitigation plan will be credited agau-ist the assurance for twoye ars following �inal plat
approval. After such time, the applicant shall pay the remairvng value of the assurance as a
fee in-lieu of planting.
. Prior to final plat approval, the applicant shall submit a suirunary of the biweekly arborist
reports prepared by the Pro�ect Arbonst. The sununary shall document the effect of the
approved tree protection plan, account for any violations, and certify the condition of
protected trees.
. Prior to issuance of building pernuts,the applicant shall:
A. Submit site plan drawings showin� the accurate location of the trees that were
preserved,the location of tree protection fencing�, and the location of mitigation trees, if
any. Attach co ies of the a roved Tree Protection and Miti ation Plans.
B. Submit a statement and signature o approval rom a cert� ied arborist re arding the
siting and construction techruques to be employed in building the house wi�respect to
any protected trees on site.
G Install reqlured tree pr�otection fencing as specified by the project arborist and call for
an inspection bythe�aty Arborist.
D. Applicant shall submit biweekly reports, prepared by a certified arborist, through final
u�spection documenting the status of reqwred tree protection fencing.
NOTTCE OF DEQSIO'�I MLI'2007-00012/MAXIM PARTITION PAGE 16 OF 24
. Prior to issuance of building pemuts, the applicant shall record a deed restriction to the
effect that any e�sting tree greater than 12 inches diameter may be removed only if the tree
dies or is hazardous accordin�g to a certified arborist. The deed restnction may be removed
or will be considered invalid if a tree preserved in accordance with this decision should either
die or be removed as a hazardous tree.
. Prior to final inspection, the applicant shall submit a final report by the Project Arborist
certifying the heaIth of protected trees. Tree protecuon measures may be removed and final
inspection authorized upon review and approval by the City Arbonst.
Visual Clearance Areas (18.7951:
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 vehicle, hedge, pl�anting fence, wall stn.icture, or temporary or permanent obstruction
exceeding three (3) feet in heigl�►t �I'he coc�e provides that obstructions that may be located in this area shall
be visualiy clear between three (3) and eight(8) feet in height Trees may be placed within tlus area provided
that all branches below eight (8) feet are removed. A visual clearance area is the triangular area formed by
measurin froin the corner, 30-feet along the right-of-way and along the driveway and connecting these two
points wi�a straight line.
FINDING: The applicant's site plan and preliminary plat (Sheets 1 and 2) show the vision clearance triangle for the
access dnve onto SW North L7akota,cons�stent with this standard.
Im�act Study(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 apphcation:
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 useis.
In situations where the Community Development Code requires the dedication of real property interests, the
applicant shall either specifically concur with a requirement for public right-of-way dedication, or.provide
evidence that supports that the real roperty dedication is not roughly proportional to the projected impacts
of the develo men� Section 18.390.�40 states that when a condition ot ap roval requires tlie transfer to the
public of an interest in real property,the approval authority shall adopt find ngs whicFi suppo�t the conclusion
that the interest in real propetty to be transferned is roughly propo�onal to the impact the proposed
development will have on�e public.
The applicant submitted an impact study. The applicant will be extendin,g storm drainage connections to the three
�arcel� to account for the addiuonal impervious area being added to the sue. Sewer �s available in SW North Dakota
treet and has sufficient capacity to serve the development. No dedication is ro osed or re quired. Other u' np acts to
public facilities are offset bythe collection of Systems Development Charges (SD�s) collected at the time ot building
pemiit�ssuance.
The Washington County Traffic Impact Fee (7TF) �s a mitigation measure that is required at the time of development.
Based on a transportation unpact study prepared by Mr. David Larson for the A Boy Expansion/Dolan II/Resolution
95-61, TTF's are expected to recapture 32 percent of the traffic impact of new development on the Collector and
Arterial Street system. The applicant will be required to pay a TTF's of $3,020 for proposed new dwelling units on Lots
#2,and #3.
Based on the estimate that total TTF fees cover 32 percent of the impact on major street � �provements citywide, a fee
that would cover 100�ercent of this project's traffic impact�s $18,875 ($6,040 drvided by.�32�_. The difference between
the TIF paid, and the ull impact,�s considered the tuuruti ated u�np act on the street system The ucuiutigated impact of
th.is pro�ect on the tr�ansponation system is $12,835 (18,87�- $6,04D).
NOTIC�OF DEQSION MLI'2007-00012/MA?�M PARTITION PAGE 17 OF 24
PUBLIC FACILITY CONCERNS
Street And Utility Im rovements Standards (Section 18.810�:
Chapter 18.810 provi�es construction standard�the implementation of public and private facilities and
utilities such as streets,sewers, and drainage. The applicable standa�is are addressed below:
Streets:
Improvements:
Section 18.810.030.A.1 states that streets witlun 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
58 foot ri�ht-of-way width and 36-foot paved section. Other improvements rec�uired may include on-street
parking, sidewalks and bikeways, underground utilities,street lighting,storm drainage,and street trees.
This site lies ad�acent to SW North Dakota Street, which is classified as a Neighborhood Route on the Ciry of Tigard
Transportation�lan Map. At present, there is approximately 30 feet of ROW from centerline, according to the most
recent tax assessor's map.
SW North Dakota Street is currently partially improved. In order to mitigate the impact from this development, the
applicant should construct half-street unprovements with the curb in alignment with the curb to the westt wl-uch �s
wider than 18 feet from centerline. The applicant shall also provide 5 foot wide curb-tight sidewalk, which �s keeping
wlth the location of a majority of the e�usting sidewalk in the vicirury.
Future Street Plan and Extension of Streets: Section 18.810.030.F states that a future street plan shall be filed
which shows the pattern of existing� and proposed future streets from the boundaries of the proposed land
division. This section also states that where it is necessary to give access or pernut a satisfactory future
division of ad'oining land, streets shall be extended to the boundary lines of the tract to be developed and a
barricade sha� be constructed at the end of the stree� These street stubs to adjoining pro erties are not
considered to Ue cul-de-sacs since they are intended to continue as through streets at suc� time as the
adjoining property is developed. A barricade shall be constructed at the end of the street by the property
owners which shall not be removed until authorized by the City Engineer, the cost of which shall be included
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 feet in length.
The applicant did not provide a res onse to this code section. However,due to existing development it is not necessary
to grve access to adjouung land via�uture streets.
Street Alignment and Connections:
Section 1$.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 bameis such as topography, railroads, freeways, pre-
e�cisting�developments, lease provisions, easements, covenants or other restncbons existing 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.
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 ci�ulation when not precluded by
environmental or topographical constraints, existing development patterns or strict adherence to other
standards in this cocCe. A street connection or eatension 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
topograplucal constraints, the mere presence of a constraint is not sufficient to show that a street connection
is not possible. The applicant must show why the constraint precludes some reasonable street connection.
The applicant did not respond to this code section. Due to pre-existing development there are no opportunities for
street connections.
NO'TIC�OF DEQSION MLI'2007-00012/MA}ffM PARTITION PAGE 18 OF 24
Grades and Curves: Section 18.810.030.N states that grades shall not exceed ten percent on atterials, 12% on
collector streets, or 12% on any other street(except that local or residential access streets may have seg ments
with grades up to 15% for distances of no greater than 250 feet). Centedine radii of curves shaII be as
detemiined by the City Engineer.
The profile submitted bythe applicant shows SW Nonh Dakota Street is less than 5%,therebymeeting this criterion.
Private Streets: Section 18.810.030.T states that design standards for private streets shall be established by the
City Engineer. The City shall require legal assurances for the cont�nued maintenance of private streets, such
as a recorded maintenance agreement Private streets servin� more than six dwelling units are permitted only
within planned developments, mobile home parks,and mult�-family residential developments.
The�applicant is proposing to construct a private street to serve this development. The private street will extend from
SW North Dakota Street to the north property]ine of Lot 1.
The applicant shall place a statement on the face of the final plat indicating the private street(s will be owned and
maintauied by the properties that will be served by it/them In addition, the applicant sh� record Conditions,
Covenants and Restnctions (OC;&R's)�a�lon�with the fuial plat that will clarify how the pnvate property owners are to
maintain the private street(s). These C;C'�8zR's shall be reviewed and approved by the City prior to approval of the final
plat. The Cat}�s public unprovement design standards require pnvate streets to have a pavement secuon equal to a
public local street. The appl�cant will need to provide this type of pavement secnon.
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 fotmed by streets shall not exceed 1,800
feet measured along the right-of-way line excep�
• Where street location is precluded by natural topography, wedands or other bodies of water or, pre-
existing development or,
• For blocks adjacent to arterial stmets, limited access highways, major collectors or railroads.
• For non-residential blocks in which internal public circulat�on provides equivalent access.
No new streets are being created with this partition. Theref ore,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 not�ossible. Spacing between connections shal�be no
more than 330 feet, exce�t where precluded by environmental or topographical constraints, existing
development patterns, or stnct adherence to other standa�is in the code.
No streets are bein� proposed with this development. The subject property is surrounded by existing development,
which precludes pe estnan and bicycle connections to nearby streets.
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 times the minimum lot size of the applicable zoning district
Proposed Parcel # 1 has a lot depth of approximately 139 feet and a lot width of 82 feet. Propose Parcel #2 has a lot
depth of 177 feet and a lot width of 82 feet. Proposed Lot #3 has a lot depth of 182 feet and alot width of 82 feet. The
min�mum lot s�ze in the R 4.5 zone is 7,500 s uare feet. Parcels #? (14,397 square feet) and#3 (14,499 square feet) are
greater than 1.5 times the minirnum lot size�11250 square feet). However, neither parcel # 2 or #3 has a lot depth
greater than 2.5 times the average lot width(205 feet),cons�tent with this standard.
Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public or private
streets, other than an alley. In the case of a land paitition, 18.420.050.A.4.c ap lies, wluch requires a parcel to
either have a minimum L5-foot frontage or a mirumum 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
NOTIC� OF DEQSION MLI'2007-00012/MAXIM PARTITION PAGE 19 OF 24
The proposed development is a minor land partition. Proposed Parcel# 1 has a frontage of 61 lineal feet on SW North
Dakota Street;Parcels #2 and #3 will have 15 feet of frontage on a recorded access easement. Therefore, this criterion
is 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.
The applicant's plans show a 5 foot wide curb tight sidewalk along the fronta�e of SW Nonh Dakota Street. A 5 foot
wlde sidew�lk�s also reqwred along one side of the private street from SW North Dakota to the north property line of
Lot 1. The applicant shall revise the construction plans to include the sidewalk along the private street.
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 }or Sanitary and Surface Water Management(as adopted by C1ean Water
Sernces in 1996 and including any future revisions or amendments) and the adopted policies of the
comprehensive plan.
Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional
development within the area as projected by tlie Comprehensive Plan.
There is a public sanitary sewer line in SW North Dakota Street. The�applicant's plans indicate they will install three
private sewer laterals, one for each lot, to serve this development. The fuial pIat will be required to uiclude the
appropriate utility easements.
Storrn Drainage:
General Provisions: Section 18.810.100.A states requires developers to make adequate provisions for storm
water and flood water n.tnoff.
Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culve�t or other drainage facility
shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside
or outside the developmen� The City Engineer shall approve the necessary size of the facility based on the
provisions of Design and Constiuction Standards for Sanitary and Surface Water Management�as adopted by
Clean Water Services in 2000 and including any future revisions or amendments).
There are no upstream drainage ways that impact this development.
Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer
diat the additional runoff resulh'n� from the development will overload an exist�ng drainage facility, the
Director and En ineer shall withhold approval of the development until provisions have been made for
improvement of �e potential condition or until provisions have been made for storage of additional runoff
caused by the development in accordance with the Design and Construction Standards for Sanitary and
Surface Water Management(as adopted by Clean Water Services in 2000 and including any future revisions or
amendments).
In 1997, Clean Water Services (C�) 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/effecuve imp ervious area reduction prog ram resulting in no net increase ul storm peak flows up
to the 25-year event. The City will require that all new developments resulting in an uzcrease of impervious surfaces
provide onsite detention facilities,unless the develo�pment is located adjacent to Fanno Creek. For those developments
ad�acent to Fanno Creek,the storm water runoff a�iIl be pemutted to d�scharge without detention.
'The developer's engineer has submitted detention calculations for an underground pipe. This is acceptable,however it
is also acceptable for a partition to pay the fee-in-lieu of detention.
NOTTC�OF DEQSION MLI'2007•00012/MAXIM PAATTTTON PAGE 20 OF 24
The engineer's plans also show the storm sewer line e�tended to the e�ristin n�u�iole in the intersection of 106th
�u
Avenue and Black Diamond Way(W'uidsor Place). The storm sewer line will e required to be public in accordance
with CWS standards for lines that cross over lots. The applicant's plans show an e�stuig easement between lots 2 and
3 of Black Bull Park Subdivision where they are extendin the storm sewer lule. The applicant shall provide evidence of
the easement to City Engineering staff prior to �ssuance o�pemuts.
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 e�rtension of such bikeways
through the dedication of easements or nght-of-way.
SW North Dakota Street is classified as a bicycle faciliry.
Cost of Construction: Section 18.810.110.B states that development pemuts issued for �lanned unit
developments, conditional use permits, subdivisions, and other developments which will pnncipally benefit
from such bikeways shall be conditioned to include the cost or construchon of bikeway improvements.
If there is e�sting bicycle striping the applicant shall restore the strip ing after completing the half-street improvemeiits.
However, if there is no stnping along the north side of SW North Dakota Street it would make more sense for the
applicant to paya fee-in-lieu of stnpuig at this time.
The amount of the striping would be as follows:
. 81 feet of 8-inch white stripe,at $2.50/lf $202.50
. 2 Mono-directional reflecuve markers @ $4.00/ea $8.00
. 1 Bike lane legends @ $175/ea $175.00
. 1 Directional mini-arrows @ $100/ea $100.00
$485.50
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 under�ro� und, except for surface
mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above
ground, temporaryutility service facilities during construction, high capacity electric lines operating at 50,000
volts or above,and•
. The developer shall make all necessary arrangements with the serving utility to provide the
under�round services;
. The C'ity reserves the right to approve location of all surface mounted facilities;
. All underground utilit�es, incIuding sanitary sewers and storm drains installed in streets by the
developer,shall be consttucted pnor to the surfacmg 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 existing
utilities which are not underground will serve the development and the approval authority deternunes that the
cost and technical difticulty of under-groundin� the utilities outweighs the benefit of under-grounding in
conjunction with the developmen� The deternunahon shall be on a case-by-case basis. The most common,
but not the only such situat�on is a short frontage development for which under- rounding would result in
the placement o�additional poles, rather than the removal of above-ground utilities�acilities. An applicant for
a development which is served by utilities which are not underground and which are located across a public
right-of-way from the applicant's properiy shall pay a fee in-lieu of under-grounding.
There are existing overhead utilitylines along the frontage of SW North Dakota Street. If the fee in-lieu is proposed, it
is equal to $35.00 per lineal foot of street frontage that contair�s the overhead lines. The frontage along this site is 80.55
lineal feet;therefore the fee would be $2,819.25.
NOTIC�OF DEQSION MI.T'2007-00012/MAXIM PAR7TTION PAGE 21 OF 24
ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY
IMPROVEMENT STANDARDS:
Public Water S stem:
The City o Ti ar provides water service in this area. The applicant's plans show the e�sting water meter to be
retauied. The p�ans also show a new double water meter for lots 2 and 3. The double meter configurauon must be
approved by the Tigard Water Department.
Storm Water ChialitX
The City has agreed to enforce Surface Water Management (SWM) regulations established by C1ean Water
Senrices (CWS) Design and Construction Standards (adopted by Resolution and Order No. 00-7) which
require the construcdon of on-site water quality facilibes. The facilities shall be designed to remove 65
percent of the phosphorus contained in 100 perrent of the storm water runoff�enerated trom newly created
impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and
method to be used in keeping the facility maintained through the year.
The applicant's plans show a private water quality manhole for stormwater treatment. T�us system will be a public
system and a water quality inanhole �s not allowed. However, the CtiY/5 standards include a. prov�sion that would
exclude small projects such as residential land partiuons. It may be impractical to require an on-site water quality facility
to accommodate treatment of the storm water from Parcels 1, 2 and 3. Rather, the CWS standards provide that
applicants should pay a fee in-lieu of constructing a facility if deemed appropriate. Staff recommends payment of the
fee in-lieu on this application.
Grading and Erosion Control:
CWS Desi n and Construction Standards also regulate erosion control to reduce the amount of sediment and
other po�utants reaching the public storm and surface water system resulting from development,
construct�on, grading, excavating, clearin , and any other activity wluch accelerates erosion. Per CWS
regulations, the applicant is required to su�mit an erosion control plan for City review and approval prior to
issuance of City permits.
Address Assi nments•
e City o igard is responsible for assigning addresses for parceLs within the Gry of Tigard and withul the Urban
Service Boundary (LJSB). An addressing fee in the amount of$50.00 per address shall be assessed. Thic fee shall be
paid to the Gtypnor to fuzal plat approval.
The developer will also be required to provide signage at the entrance of each shared flag lot driveway or private street
that lists the addresses that are served 6y the given driveway or street. This will ass�st emergency services personnel to
more easilyfind a particular home.
Surve Re uirements
e app 'cant's in plat shall contain State Plane Coordinates AD 83�(�91)] on two monuments with a tie to the
Cit�s global posiuonuig system(GPS) geodetic control network �GC 22). These monuments shall be on the same line
and shall be of the same precision as requu-ed for the subdivision plat boundary. Along with the coordinates, the plat
shall contain the scale factor to convert round measurements to gnd measurements and the angle from north to gnd
nonh. These coordinates can be establis�ed by.
. GPS tie networked to the Cit�s GPS survey.
. By random traverse using conventional surveyuig methods.
In add�on, the applicant's as-built Prawings shall be tied to t(he GPS network The applicant's eng'uleer shall provide
the Ci with an e7ectronic file with oints tor each structure marilioles, catch basins, water valves, hydrants and other
water system feanu-es) in the development, and their respective X and Y State Plane Coordinates, reterenced to NAD
83 (91),
NOTT�OF DEQSION MLI'2�07-00012/MAXIM PARTITTON PAGE 22 OF 24
SECTION VI. OTHER STAFF COMMENTS
City of Tiga� Public Wot�cs Department has reviewed the proposal and has no objection to it and states that COT
crea�s will u�stall water services only.
City of Tigard Police Department has reviewed the proposal and commented that in efforts to reduce delays for
emergency services, it �s suggested that a monument marker be ulstalled at the foot of the private road at SW North
Dakota to identify house numbers for parcels 1 through 3. The address identification u requu-ed as a condition of
approval in this decision.
City of Tigard Arborist has reviewed the proposal and submitted a comment letter on October 1,2007. The substance
of this letter has been included in the findin s under the Landscaping and Screening and Tree Removal sections of this
decision.The comments in their entiretycan�e found in the land use file.
SEC'I"ION VII. AGENCY COMMENTS
Quest reviewed the proposal and had not comment.
Clean Water Services (CWS) submitted a Service Provider Letter dated December 21, 2006 (06-003768) which
detec7nined no sensiuve areas were identified within 200 feet of the subject site. C�X/S aLso submitted Review Comments
dated October 1, 2007 which address general comments, sanitary�sewer, storm draina e, water qualiry, and erosion
control issues. These issues have been addressed in the Streets and Utilities section of the�ecision above.
Tualatin Valley Fire and Rescue endorses this proposal predicated on the following criteria and conditions of
approval:
1. DEAD END ROADS: Dead end fire a aratus access roads in excess of 150 feet in length shall be provided
with an appro��ed turnaround. (IFC 503.2��
2. FIRE APPARATUS ACCESS ROAD EXCEPTION FOR AUTOMATIC SPRINKLER
PROTECI'ION: When buildings are completely protected with an app roved automatic ire sprinkler system,
the requirements or fire apparatus access may be mod�fied as approved 6ythe fire code official. (IFC 503.1.1)
The fire district would accept this option in lieu of the turnaround.
3. SURFACE AND LOAD CAI'ACITIES: Fire app aratus access roads shall be of an all-weather surface that is
easily distin�u'shab e rom the surrounding area and u capable of su po_rting not less than 12,500 pounds point
load (wheel load) and 60,000 pounds live Ioad (gross velucle weight�You may need to provide documentation
from a registered engineer that the design will be capable of supportuig such loading. (IFC D1021)
This requirement applies to the driveway up to the property line of Lot 3.
4. SINGLE FAMILY DWELLINGS - RE UIRED FIRE FLOW: The nununum available fire flow for
single amily dwellings and duplexes served y a municipal water sup ply shall be 1,000 gallons per minute. If
the structure(s) �s (are) 3,600 square feet or larger, the required fu-e tlow shall be deterniuied accorciing to IFC
Appendix B. (IFC B 105.1)
The existing fire hydrant shown on the submitted drawings must be capable of supplying the required
fire flow demand of the largest structure.
SECTION VIII. PROCEDURE AND APPEAL INFORMATION
Notice: Notice was mailed to:
X The applicant and owners
X Owner of record within the required distance
X Affected goverrunent agencies
NOTI�OF DEQSION MLI'20C7-00012/MAXIM PARTITION PAGE 23 OF 24
Final Dccision:
THIS DECISION IS FINAL ON NOVEMBER 5,2007 AND BECOMES
EFFEC'I'IVE ON NOVEMBER 21,2007,UNLESS AN APPEAL IS FILED.
�pe..a�l.:.
Th`e 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 18.390A40.G.2. of the Tigard Community Development Code which provides that a written
appeal together with the re�quired fee shall be filed with the Director within ten (10) business days of the date the Notice
ot llecision was mailed. The appeal fee schedule and forn�s are available from the Plazuung Div�sion of Tigard Ciry
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 concernulg �ssues properly raised in the Notice of Appeal may be subrrutted by any party dunng the appeal
hearing,subject to any additional rules of procedure that may be adopted f rom time to tune by the appellate body.
THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON NOVEMBER 20,2007.
I�estions:
e any questions, please call the City of Tigard Pla�uung Division,Tigard City Hall, 13125 SW Hall Boulevard,
Tigard,Oregon at (503) 639-4171.
�l
' � . �j, . ,
November 1,2007
PREPARED Y G Pagenstec er DATE
sociate Planner
i:\curpin\gary�minor land parcition\m1p2007-00012(ma�cirn)\m1p2007-D0012 decision.doc
NOTIC�OF DEQSION MLI'2007-00012/MAXIM PARTITION PAGE 24 OF 24
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PROJECr 06-MAX-162
NOTICE OF TYPE II DECISION
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MINOR LAND PARTITION (MLP) 2007-00012 =
MAXIM PARTITION
120 DAYS =1/12/2008
SECTION I. APPLICATION SLJMMARY
FILE NAME: MAXIM PARTITION
CASE NO: Minor Land Pattition (MLP) MLP2007-00012
PROPOSAL: �The applicant requests approval to partition an appro�nately 0.93-acre site into three parcels,
removing the e�sting dwelling.
APPLIC�NT: Ken Sandblast OWNER Mihail Maxun
Planning Resources, Inc. 7812 SW Taylors FerryRoad
7160 SW Fir Loop #201 Tigard , OR 97223
Tigard, OR 97223
ZONING
DESIGNATION: R 4.5: Low Density Residential District. The R-4.5 zoning district is designed to
accommodate detached single-family homes with or without accessory residential uruts at a
minirnum lot size of 7,500 square feet. Duplexes and attached single-family units are
pernutted conditionally. Some civic and institutional uses are also pemutted conditionally.
LOCATION: 10765 SW North Dakota Street;Washington CountyTax Map 1S134DA,Tax Lot 01800.
APPLICABLE
RE VIE W
CRITERIA: Community Development Code Chapters 18.390, 18.420, 18.510, 18.705, 18.715, 18.730,
18.745, 18.765, 18.790, 18.795 and 18.810.
SECTION II. DECISION
Notice is hereby given that the City of T"igard 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 F�R 18 MONTHS
FROM THE EFFECTIVE DATE OF THIS DECISION.
All documenu and applicable criteria in the above-noted file are available for inspection at no cost or copies can be
obtained for twenty-five cents (25�) per page,or the current rate charged for copies at the time 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 NOVEMBER 5, 2007 AND BECOMES
EFFECTIVE ON NOVEMBER 21, 2007 UNLESS AN APPEAL IS FILED.
PA- � e�al-:
The llirector's Decision is final on the date that it is mailed. All persons entitled to notice or who are otherwise
adversely affected or aggrieved by the decision as�provided in Section 18390.040.G.1 may appeal this decision in
accordance with Section 18390.040.G.2 of the Tigard Community Development Code wluch provides that a
written appeal together with the required fee shall be filed with the Du-ector within ten �10) busu7ess day_s of the
date the Notice of Dec�sion was ma�led. The appeal fee schedule and forms are ava able from the I'lanning
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 wrmen comments submitted by the parties during the comment period. Additional
evidence concerning �ssues properly raised in the Notice of Appeal may be subrrutted by any party during the appeal
hearing,subject to any additional rules of procedure that maybe adopted f rom time to tune by the appelIate body.
THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON NOVEMBER 20, 2007.
Fo�estions:
er information please contact the Plannin Division Staff Planner, GaryPagenstecher at (503) 639-4171,
Tigard City Hall, 13125 SW Hall Boulevard, Tigard,�regon 97223 or by ema�l to gar}�tigard-or.gov.
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NOTICE TO MORTGAGEE,LIENHOLDER,VENDOR OR SELLER
THE TIGARD DE�'EL.OPMENT CODE REQUIRES TIL�T I}; YOU RECEI�'I: '1'HIS '��U"1'1C:1�, IT �FL3I.L Bl�: PROJfI'"I7_Y
FORWIIRDED TO THE PURCHASER
NOTICE OF PENDING ,,
LAND USE APPLICATION :
MINOR LAND PARTITION , , �
DATE OF NOTICE: September 24,2007
FiLE NuMSEx: MINOR I.�ND PARTITION (MLP) 2007-00012
FILE NAME: MAXIM PARTITION
REQUEST: The applicant is requesting approval to partition an appro�mately 0.93-acre site into three parcels,retaining
the existing dwelling on one of the proposed parcels.
LOCATION: 10765 SW North Dakota Street;Washington County Tax Map 1S134DA,Tax Lot 1800.
ZONE: R-4.5: Low-Density Residenrial District. The R-4.5 zoning district is designed to accommodate detached
single-family homes with or without accessory residential units at a minunum lot size of 7,500 square feet.
Duplexes and attached single-family units are permitted conditionally. Some civic and insriturional uses are
also permitted conditionally.
APPLICABLE
REVIEW
CRITERIA: Community Development Code Chapters 18390, 18.420, 18.510, 18.7U5, 18.790, 18J95 and 18.810.
YOUR RIGHT TO PROVIDE WRITTEN COMMENTS:
Pnar lo 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
OCTOBER 8� 2007. All comments should be directed to Gary Pagenstecher.Associate Planner(x24321 in the Planning Division at
the Ciry of Tigard, 13125 SW Hall Boulevard, Tigard, Oregon 97223. You may reach the City of Tigard by telephone at 503-639-
4171 or b��e-mail to garXp(a7ti�ard-or.gov.
ALL COMMENTS MUST BE RECEIVED BY THE CITY OF TIGARD IN WRITING PRIOR TO 5:00 PM ON THE
DATE SPECIFIED ABOVE IN ORDER FOR YOUR COMMENTS TO BE CONSIDERED IN THE DECISION-
MAKING PROCESS
THE CITY OF TIGARD APPRECI�"I'ES RFF'CEI�'I�iG COI�L�I�NTS �'_�iD VALUES YOUR INPUT. COMMENTS WILL
BE CONSIDERED AND ADDRESSED WITHIN THE NOTICE OF DECISION. A DECISION ON THIS ISSUE IS
TENTATIVELY SCHEDULED FOR NOVEMBER 1, 2007. IF YOU PROVIDE COMMENTS, YOU �VILL BE SENT A
COPY OF THE FULL DECISION ONCE IT HAS BEEN RENDERED. WRITTEN COMMENTS WILL BECOME A
PART OF THE PERMANENT PUBLIC RECORD AND SHALL CONTAIN THE FOLLOWING INFORM.ATION:
• 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 allou�the City to provide a response;
• Comments that provide the basis for an appeal to the Tigard Hearings Officer must address the relevant approval criteria with
sufficient specificity on that issue.
F_�ILL.�RE OF ANI'P_-�RT'�' TO ADDRESS '1'HF,RELE�'ANT APPROVAL,CRITERIA �ti�T"I'H SliPFICIENT SPECIFICI"I1'
NL�Y P�CLUDE SUBSEQUENT APPEALS TO THE LAND USE BOARD OF APPEALS OR CIRCUIT COURT ON
THAT ISSUE. SPECIFIC FINDINGS DIRECTED A'T THE RELEVANT APPROVAL CRITERIA ARE VG'HAT
CONSTITUTE RELEVANT EVIDENCE.
AFTER THE 14-D,�Y COiviMENT PrRIOD CLOSES, THE DIREC'I'OR SHALI. ISSUE A �I'YI'E II ADMiNISTRATI�'F: DTCISIO�1. THE
DIR�CTOR'S DF_CISION SHALL BL IviAILF_D TO THE APPLICANT AND TO OWNERS OF RECORD OF PROPERTY I,OC�ITED WITF3IN 500
FEET OF THE SUBJECT SITF.,�ND TO ANYONE ELSE�Y�HO SUBMITTED WRITTEN CO�viMENTS OR�X�HO IS OTHF..RWISE ENTITLED T(�
NOTICE. THE DIRECTOR'S DECISION SHr1LL ADDRESS ALL,OF THE RELEVANT APPROVAL CRITERIA. BASED UPON THE CRIT'ERIr\
AND THE FACTS CONTAINED WITHIN THE R�CORD,THE DIRECTOR SHALL APPROVE,APPROVE WITH CONDITTONS OR DF_NY THF,
RFQUESTED PERI�fIT OR ACTION.
SUMMARY OF THE DECISION-MAKING PROCESS:
♦ The application is accepted by the City
♦ Notice is sent to property owners of record within 500 feet of the proposed development area allowing a 14-day written
comment period.
♦ The application is reviewed by Ciry Staff and affected agencies.
♦ City Staff issues a written decision.
• Notice of the decision is sent to the Applicant and all owners or contract purchasers of record of the site;all owners of record
of property located within 500 feet of the site, as shown on the most recent property tax assessment roll; any Ciry-recognized
neighborhood group whose boundaries include the site; and any governmental agency which is entided to notice under an
intergovernmental agreement entered into with the City which includes pro��ision for such notice or anyone who is otherwise
entided to such notice.
INFORMATION/EVIDENCE AVAILABLE FOR REVIEW:
The application, written comments and supporting documents relied upon by the Director to make this decision are contained
within the record and are available for public review at the City of Tigard Community Development Department. If you want to
inspect the file,please call and make an appointment with either the project planner or the planning technicians. Copies of these items may
be obtained at a cost of$.25 per page or the current rate charged for this service. Questions regarding this application should be
clirected to the Planning Staff indicated on the first page of this Nouce under the section titled "Your Right to Provide ��%ritten
Comments."
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REQUEST FOR COMMENTS �,
. . �
DATE: Se�tember 24. 2007
TO: Steve Mattin,Parks Supervisor �
FROM: City of Tigard Planning Division
STr1FF CONTACT: Gary-Pagenstecher.?�ssociate Planner (x2434�
Phone: (503) 639-4171 Fax: (503) 624-3681 F_,mail: garvoC�xi�ard-or.�ov
MINOR LAND PARTITION (MLP) 2007-00012
➢ MAXIM PARTITION Q
REQUEST: The applicant is requesting appro�•al to partition an approxirriatel5- 0.93-acre site into three parcels, retairung
the e�sting dwelling on one of the proposed parcels. LOCATION: 10765 SW North Dakota Street; Washington
Counry Tax �fap 1S134Dr�, Tax Lot 1800. ZONE: R-4.5: Low-Densiry Residential District. The R-4.5 zoning district is
designed to accommodate detached single-family homes with or without accessory residential units at a nunimum lot size of
7,500 square feet. Duplexes and attached single-family units are pernzitted condirionally. Some civic and institurional uses
are also permitted condirionally. APPLICABLE REVIEW CRITERIA: Communin� Development Code Chapters
18.390, 18.420, 18.510, 18.705, 18.790, 18.795 and 18.810.
Attached are the Site Plan, Vicinity Map and Applicant's Materials for your review. From informarion supplied by
various departments and agencies and from other informauon available to our staff, a report and recommendarion will be
prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this applicarion,
WE NEED YOUR COMMENTS BACK BY: OCTOBER 8, 2007. You may use the space provided below or attach
a separate letter to retum your comments. If you are unable to res�ond b�= the above date, please phone the staff contact
noted above with your comments and confirm your comments in writing as soon as possible. If�=ou have any quesrions,
contact the Tigard Planning Di�-ision, 13125 SW Hall Boule�-ard,Tigard,OR 97223.
PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY:
� We ha�-e reviewed the proposal and have no objecrions to it. �y`�
Please contact of our office.
Please refer to the enclosed letter or email.
_ Written comments provided below:
Name&Number of Person Commenting.
y ° .
REQUEST FOR C�MMENTS ��
:
� � .
DATE: Se�tember 24,2007
TO: jim Wolf,Tigard Police Department Crime Prevenrion Officer
RECEIVED P
FROM: City of Tigard Planning Division
SEP 2 8 2007
STAFF CONTACT: Gar�-Pagenstecher,r�ssociate Planner (x2434�
CITY OF TIGARD
Phone: (503) 639-4171 Fas: (503) 624-3681 Finail: gan����ti�ard-or.gov
MINOR LAND PARTITION (MLP) 2007-00012
➢ MAXIM PARTITI�N Q
REQUEST: The applicant is requestin� appro�-al to partiuon an approximatel�- 0.93-acre site into three parcels, retaining
the e�risting dwelling on one of the proposed parcels. LOCATION: 107G5 SW North Dakota Street; Washington
Counry Tax Map 1S134DA, Tax Lot 1800. ZONE: R-4.5: Low-Density Residenual District. The R-4.5 zoning district is
designed to accommodate detached single-family homes with or without accessory residenrial units at a minimum lot size of
7,500 square feet. Duplexes and attached single-family units are permitted condirionall�-. Some civic and insritutional uses
are also permitted condiuonally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters
18.390, 18.420, 18.510, 18.705, 18.790, 1�.795 and 18.810.
Attached are the Site Plan, Vicinity Map and Applicant's Materials for your re�riew. From information supplied by
various departments and agencies and from other informarion available to our staff, a report and recommendarion will be
prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this applicarion,
WE NEED YOUR COMMENTS BACK BY: OCTOBER 8, 2007. You may use tlie space provided below or attach
a separate letter to return y�our comments. If�-ou are unable to res�ond by the above date, please phone the staff contact
noted above with your comments and confirm your comments in writing as soon as possible. If��ou have any quesrions,
contact the Tigard Plannin�Di�-ision, 13125 SW Hall Boule�rard,Tigard,OR 97223.
PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY:
_ We ha��e reviewed the proposal and have no objecrions to it.
_ Please contact of our office.
Please refer to the enclosed letter or email.
_ Written comments provided below:
�� 1��G(�h +0 S��i+Ci�, l�Z�(ay�� �L� �.NVw��ex�,� `�V(J1�r��� 1�" l5 ��vl(�f'P`��eG�
�'�no,f a mo��+�a�n� rnu�� bt, ���ra���l �� fi�o��" oE -4Mrt. �pc��a�+2 �t�;c,�l
c�� � tJoc�Ch q�,k.o�A -F6 �Aern}.�.� �,o� rur�bWy �vJ Qrntce\ � —�j
Name&Number of Person Commennng: J, ��1� .� 'L���
' -r
��
REQUEST F�R COMMENTS �
• � .
DATE: Se�tember 24, 2007
TO: PER ATTACHED
FROM: Cit�-of Tigard Planning Di�-ision
STAFF CON'1'ACT: Gary Pagenstecher.Associate Planner(x2434�
Phone: (503) 639-4171 Fay: (503) 624-3681 Email: garvnn.ri�ard-or.gov
MINOR LAND PARTITION (MLP) 2007-00012
➢ MAXIM PARTITION Q
REQUEST: The applicant is requesting appro�-al to partition an approlimatel�- 0.93-acre site into three parcels, retaining
the e�sting dwelling on one of the proposed parcels. LOCATION: 10765 SW North Dakota Street; Washington
County Tax i�1ap 1S134DA, Tax Lot 1800. ZONE: R-4.5: Low-Densin- Residenrial District. The R-4.5 zoning district is
designed to accommodate detached single-family homes with or without accessory residenrial units at a minimum lot size of
7,500 square feet. Duplexes and attached single-family units are permitted condirionally. Some civic and institurional uses
are also permitted condirionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters
18.390, 18.420, 18.510, 18.705, 18.790, 18J95 and 18.810.
r�ttached are the Site Plan, Vicinity Map and Applicant's Materials for your review. From inf�rmadon supplied by
various departments and agencies and from other informarion available to our staff, a report and recommendarion will be
prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this applicarion,
WE NEED YOUR COMMENTS BACK BY: OCTOBER 8, 2007. You may use the space provided below or attach
a separate letter to retum your comments. If��ou are unable to res�ond b�� the above date, please phone the staff contact
noted above with your comments and confirm your comments in writing as soon as possible. If vou have any quesrions,
contact the Tigard Planning Division, 13125 SW Hall Boulevard,Tigard,OR 97223.
PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY:
_ ��'e ha�-e re�-ie��-cd rlie proposal and ha�-e no objections to it.
Please contact of our office.
Please refer to the enclosed letter or email.
_ Written comments provided below:
Name&Number of Person Commenting:
�-� �'�� �.ar'
� - Y OF TIGARD REQUEST FOR "�MMENTS �� �
NOTIFICA. LIST FOR LAND USE & COMMUNITY DE JPMENT APPLICATIONS G f��
FILE NOS.: /y��f'�L-'�-' � ° C��CJ( L FILE NAME: ��%jtY , ��I `jl Lf��
CITY OFFICES �
LONG RANGE PLANNING/Ron Bunch,Planning Mgr. �RRENT PLANNING/Todd Prager/Arborist �POLICE DEPT./Jim Wolf,Crime Prevention O�cer
BUILDING DIVISION/Mark(residential)Brian(commercial) �ENGINEERING DEPT./Kim McMillan,DvipmnL Review Engineer HEARINGS OFFICER(+p sets)
C�TY ADMINISTRATION/Cathy Wheatley,City Recorder �UBLIC WORKS/Rob Murchison.Project Engineet PLANNING COMMISSIONIGRETCHEN(+�2 sets)
COMMUNITY DVLPMNT.DEPT./Planning-Engineering Techs.�UBLIC WORKS/Steve Martin.Parks Supervisor `/�iFILElREFERENCE(+2 sets)
_CODE ENFORCEMENT/Christine Damell,Code Compliance Specialist(DCA)
SPECIAL DISTRICTS �
TUAL.HILLS PARK 8 REC.DIST.��ALATIN VALLEY FIRE&RESCUE+� _ TUALATIN VALLEY WATER DISTRICT�► �EAN WATER SERVICES+►
Planning Manager North Division Administrative Office Marvin Spiering/SWM Program
15707 SW Walker Road John K.Dalby,Deputy Fire Marshall PO Box 745 155 N.First Avenue
Beaverton,OR 97006 14480 SW Jenkins Road Beaverton,OR 97075 Hilisboro,OR 97124
Beaverton,OR 97005-1152
LOCAL AND STATE IURISDICTIONS
CITY OF BEAVERTON � _ CITY OF TUALATIN � OR.DEPT.OF FISH&WILDLIFE OR.DIV.OF STATE LANDS
_ Planning Manager Planning Manager Devin Simmons,Ha6itat Biologist Melinda Wood tw�uN Fo�„R.q�„�e�
_ Sfeven Sparks,oe�s�cs.Manayer 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 8 PLANNING � _OR.DEPT.OF GEO.8 MINERAL IND. 550 Capitol Street NE
_ CITY OF DURHAM � 600 NE Grand Avenue 800 NE Oregon Street.Suite 5 Salem.OR 97310-1380
City Manager Portland.OR 97232-2736 Portland,OR 97232
17160 SW Upper Boones Fry.Rd. _ Joanna Mensher,Data Resource Center(ZCA) US ARMY CORPS.OF ENG.
Durham,OR 97224 _ Paulette Allen,GrowthManagementCoordinala OR.DEPT.OF LAND CONSERV.B DVLP. Kathryn Harris�M.�acws�.n..o�iy�
_ M@I HUIe,Greens0aces Coordinator(CPAlZOA) M8f8 UII08(Comp Plan Amenaments 8 Measure 37) Routing CENWP-OP-G
CITY OF KING CITY� _ Jennifer Budhabhatti,Regional Planner(WeOanas) 635 Capitol Street NE,Suite 150 PO Box 2946
City Manager _ C.D.Manager,c�o�nnMa�a9eme��serv��es Salem,OR 97301-2540 Portland,OR 97208-2946
15300 SW 116th Avenue
King City,OR 97224 WASHINGTON COUNTY�
_ OR.DEPT.OF ENERGY�aoweni�es i�a�ea� OR.DEPT OF AVIATION�r�onovo�e Towera� Dept.of Land Use&Transp.
Bonneville Power Administration Tom Highland,Planning 155 N.First Avenue
_CITY OF LAKE OSWEGO+IF Routing TTRC—Attn: Renae Ferrera 3040 25th Street,SE Suite 350,MS 13
Planning Director PO Box 3621 Salem,OR 97310 Hillsboro,OR 97124
PO Box 369 Portland,OR 97208-3621 Steve Conway�c�,e�a�rwPs>
Lake Oswego,OR 97034 Planning Division�zcn�MS,a
_ OR.DEPT.OF ENVIRON.QUALITY(DEQ) ODOT,REGION 1 � Brent Curtis ccanJ
CITY OF PORTLAND �Noryrawana�asa�aPO�e�na�e����o�me��aumPa��s� Development Review Coordinator poria Mateja czcn�MS+a
Planning Bureau Director Regional Administrator _Carl Torland, Right-of-Way Section�va�ro�s� _Sr.Cartographer,cPazc�,MS,n
1900 SW 4'"Avenue,Suite 4100 2020 SW Fourth Avenue,Suite 400 123 NW Flanders _Jim Nims,s��e,��,zca,MS,S
Portland,OR 97201 Portland,OR 97201-4987 Portland,OR 97209-4037
OR.PARKS 8 REC.DEPT.
WA.CO.CONSOL.COMM.AGNCY ODOT,REGION 1 -DISTRICT 2A� _ODOT,RAIL DIVISION STATE HISTORIC
Dave Austin�wcccn�°en°,M��..�.�„ Sam Hunaidi,Asslstant District Manaqer (Noti(y if ODOT RIR-Hwy.Crossinp is Only Acceas to Land) PRESERVATION OFFICE
PO Box 6375 6000 SW Raab Road Dave Lanning,Sr Crossing Satery Specialist (Notlty i1 Property Hac HD Oveday)
Beaverton,OR 97007-0375 Portland,OR 97221 555-13`h Street,NE,Suite 3 725 Sumner 5treet NE,Suite C
Salem,OR 97301-4179 Salem,OR 97301
UTILITY PROVIDERS AND SPECIAL AGENCIES 6
PORTLAND WESTERN R/R,BURLINGTON NORTHERN/SANTA FE R/R,OREGON ELECTRIC R1R(Bur�ington Northern/Santa Fe R/R Predecessor)
Bruce Carswell,President&General Manager
1200 Howard Drive SE
Albany,OR 97322-3336
SOUTHERN PACIFIC TRANS.CO.R/R METRO AREA COMMUNICATIONS V GOMCAST CABLE CORP. TRI-MET TRANSIT DVLPMT.
Clifford C.Cabe,Construction Engineer Debra Palmer�n�,�e.a��o�so��Y� Gerald Backhaus�s��o�«aea�«��a��� (IfPro�ectisWithinY.Mileo�a7ransitROUte)
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
Be�verton,OR 97006-4886 � Portland,OR 97232
�ORTLAND GENERAL ELECTRIC �IW NATURAL GAS COMPANY WERIZON (MC030533) �WEST 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
�GARD/TUALATIN SCHOOL DIST.#23J _BEAVERTON SCHOOL DIST.#48 _COMCAST CABLE CORP. _COMCAST CABLE COMMUNIC.
Teri Brady,Administrative Offices Jan Youngquist,Demographics Alex Silantiev ,��,�«A�ea��,��o Brian Every�A�osEa�a��-�,o��v�,
6960 SW Sandburg Street 16550 SW Merlo Road 9605 SW Nimbus Avenue,Bldg. 12 10831 SW Cascade Avenue
Tigard,OR 97223-8039 Beaverton,OR 97006-5152 Beaverton,OR 97008 Tigard,OR 97223-4203
� INDICATES AUTOMATIC NOTIFICATION IN COMPLIANCE WITH INTERGOVERNMENTAL AGREEMENT IF WITHIN 500'OF THE SUBJECT PROPERTY FOR ANY/ALL
CITY PROJECTS (Project Planner Is Responsible For Indicating Parties To NotifY�. h:\pattylmasters\Request For Comments Notification List Aoc (UPDATED: 6-Jun-07)
(Also update:i�lcurpin\setup\labels\annexationslannexalion_utilities and franchises.doc,mailing labels&aulo te#when updating this documei
MEMORANDUM
TO: Gary Pagenstecher
FROM: Todd Prager, City Arborist
RE: Maxim Partition
DATE: October 1, 2007
As you requested I have provided comments on the "Maxim Partition" project. If you
have any questions or concerns regarding my comments please contact me anytime.
18.745.030 General Provisions
C, Installation ReQUirements._The installation of all landscaping shall be as
follows:
1. All landscaping shall be installed according to accepted planting
procedures.
The accepted planting procedures are the guidelines described in the Tigard Tree
Manual. These guidelines follow those set forth by the International Society of
Arboriculture (ISA) tree planting guidelines as well as the standards set forth in the
American Institute of Architects' Architectural Graphic Standards, 10th edition. In the
Architectural Graphic Standards there are guidelines for selecting and planting trees
based on the soil volume and size at maturitv. Additionally, there are directions for soil
amendments and modifications.
2. The plant material shall be of high grade, and shall meet the size and
grading standards of the American Standards for Nurberg Sfock
(ANSI Z-60, 1-9986, and any other future revisions); and
3. Landscaping shall be installed in accordance with the provisions of
this title.
D. Certificate of Occupancv. Certificates of occupancy shall not be issued unless
the landscaping requirements have been met or other arrangements have
been made and approved by the City such as the posting of a bond.
Please have the applicant provide a mitigation proposal that shows the species,
location, and spacing of mitigation trees in relation to buildings, infrastructure, existing
trees, street trees, and each other. No planted mitigation trees will be credited against
the bond until mitigation plans are presented in an acceptable format and approved.
,_
E. Protection of Existinq Landscapin_q. Existing vegetation on a site shall be
protected as much as possible:
1. The developer shall provide methods for the protection of existing
vegetation to remain during the construction process; and
2. The plants to be saved shall be noted on the landscape plans (e.g.,
areas not to be disturbed can be fenced, as in snow fencing which
can be placed around the individual trees).
All trees to be preserved shall be protected with five or six (5' - 6') foot high chain link
fences. Fences are to be mounted on two inch diameter galvanized iron posts, driven
into the ground to a depth of at least 2-feet at no more than 10-foot spacing. The
applicant shall position fencing as directed by the project arborist to protect the trees to
be retained. The applicant shall allow access by the City Arborist for the purpose of
monitoring and inspection of the tree protection to verify that the tree protection
measures are performing adequately. Failure to follow the plan, or maintain tree
protection fencing in the designated locations shall be grounds for immediate
suspension of work on the site until remediation measures and/or civil citations can be
processed.
Any tree that is located on property adjacent to the construction project that will have
more than 15% of its root system disturbed by construction activities shall also be
shown on the plans, and adequately protected.
18.745.040, Street Trees
B. Street tree plantinq list. Certain trees can severely damage utilities, streets and
sidewalks or can cause personal injury. Approval of any planting list shall be
subject to review by the Direcfor.
The applicant has listed five different types of street trees that may be planted. All have
been chosen from Tigard's Street Tree List, and are therefore acceptable to plant.
However, I would advise against the planting of Flowering Cherry due to its inconsistent
performance as a street tree.
The accepted planting procedures are the guidelines described in the Tigard Tree
Manual. These guidelines follow those set forth by the International Society of
Arboriculture (ISA) tree planting guidelines as well as the standards set forth in the
American Institute of Architects' Architectural Graphic Standards, 10th edition. In the
Architectural Graphic Standards there are guidelines for selecting and planting trees
based on the soil volume and size at maturitv. Additionally, there are directions for soil
amendments and modifications.
18.790.030, Tree Plan Requirement
A. Tree plan required. A tree plan for the planting, removal and protection of
trees prepared by a certified arborist 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
possib/e.
As required for subdivisions, the applicant submitted a tree plan conducted by Raymond
Myer, a certified arborist. However, the report does not contain the four required
components and is therefore not acceptable (See B2 and B4 below for details).
B. Plan reauirements. The tree plan shall include the following:
1. Identification of the location, size and species of alI existing trees
including trees designated as significant by the city;
The Arborist Report identified the location, size and species of all existing trees,
consistent with this standard.
2. Identification of a program to save existing trees or mitigate tree
removal over 12 inches in caliper. Mifigation must follow the
replacement guidelines of Secfion 18.790.060D, in accordance with the
following standards and shall be exclusive of trees required by other
development code provisions for landscaping, streets and parking lots:
a. Retention of/ess than 25% of existing trees over 12 inches in caliper
requires a mitigation program in accordance with Section
18.790.060D of no net loss of trees;
b. Retention of from 25% to 50% of existing trees over 12 inches in
caliper requires that two-thirds of the trees to be removed be
mitigated in accordance with Section 18.790.060D;
c. Retention of from 50% to 75% of existing trees over 12 inches in
caliper requires that 50 percent of the trees to be removed be
mitigated in accordance with Section 18.790.060D;
d. Retention of 75% or greater of existing trees over 12 inches in caliper
requires no mitigation.
The applicant has listed 13 regulated trees (over 12" DBH and non-hazardous).
However, my tally shows only 12 regulated trees. It appears that the applicant has
incorrectly listed tree #2, a 10" Black Locust, as being regulated. Please have the
applicant revise their plans to reflect the correct number of regulated trees.
Also, please have the applicant provide a mitigation proposal that shows the species,
location, and spacing of mitigation trees in relation to buildings, infrastructure, existing
trees, street trees, and each other. No planted mitigation trees will be credited against
the bond until mitigation plans are presented in an acceptable format and approved.
The applicant's narrative under section 18.790.030 described mitigating the removal of
5 trees with the planting of three trees. It appears that our standard caliper inch
replacement guidelines are not being used by the applicant.
3. Identification of all trees which are proposed to be removed;
All of the trees proposed to be removed are identified in the applicant's survey.
� 4. A protection program defining standards and methnds that will be used
by the applicant to protect trees during and after construction.
The guidelines for tree protection have been defined. However, the guidelines need to
state that if any temporary or permanent alterations to the approved tree protection plan
are required, a certified arborist needs to approve the changes and submit a report to
the City Arborist. The report needs to document the changes and certify that the
viability of the affected trees will not be significantly impacted.
The tree preservation plan does not show protection for trees to be retained such as
trees #7 and 8. Also, trees listed as removals in the arborist report, such as tree #10,
are shown on the tree preservation plan as being retained. Please have the applicant
revise the tree preservation plan and/or arborist report so both are in agreement.
In the arborist report, trees #5 and 7 appear that they will be severely impacted by the
installation of a storm drain. However, the tree preservation plan shows much less
impact to their critical root zones than the arborist report. Please.have the applicant
clarify which documentation most accurately represents the tree protection zones. Also,
if it is determined the storm drain installation will occur within the tree protection zone,
then consider having the project arborist submit a more detailed description of the
techniques that will be used to minimize damage to the protected trees.
The arborist report states," For every inch in diameter of the trunk (D.B.H.) allow up to 1
foot of radius from the trunk as the protected area. (Example: 24" D.B.H. = 24' radius
of protected root system.)". However, the tree preservation plan does not appear to
reflect this recommendation. It is hard to accurately determine the size of the tree
protection zone on the tree preservation plan because it indicates the scale as being
both 1"=20' and 1"=30'. Please consider having the applicant revise their tree
preservation plan to accurately reflect their arborist's recommendation and/or have the
arborist submit a statement approving a reduction in the recommended tree protection
fencing guidelines. The statement should be specific to those trees that will have
fencing reduced below the recommended guidelines, and certify that the health and
stability of the trees will not be significantly impacted by the reductions.
All trees to be preserved shall be protected with five or six (5' - 6') foot high chain link
fences. Fences are to be mounted on two inch diameter galvanized iron posts, driven
into the ground to a depth of at least 2-feet at no more than 10-foot spacing. The
applicant shall position fencing as directed by the project arborist to protect the trees to
be retained. The applicant shall allow access by the City Arborist for the purpose of
monitoring and inspection of the tree protection to verify that the tree protection
measures are performing adequately. Failure to follow the plan, or maintain tree
protection fencing in the designated locations shall be grounds for immediate
suspension of work on the site until remediation measures and/or civil citations can be
processed.
18.790.040 Incentives for Tree Retention
B. Subseauent removal of a tree. Any tree preserved or retained in
accordance with this section may thereafter be removed only for the
reasons sef out in a tree plan, in accordance with Section 18.790.030, or as
a condition of approval for a conditional use, and shall not be subject to
removal under any other section of this chapter. The property owner shall
record a deed restriction as a condition of approval of any development
permit affected by this section to the effect that such tree may be removed
only if the tree dies or is hazardous according to a certified arborist. The
deed restriction may be removed or will be considered invalid if a tree
preserved in accordance with this section should either die or be removed
as a hazardous tree. The form of this deed restriction shall be subject to
approva!by the Director.
A condition of approval will ensure that this standard is met.
18.790.050 Permit Applicabilitv
A. Removal permit required. Tree removal permits shall be required only for
the removal of any tree which is Iocated on or in a sensitive land area as
defined by Chapter ?8.775. The permit for removal of a tree shall be
processed as a Type I procedure, as governed by Section 18.390.030, using
the following approval criteria:
1. Removal of the tree must not have a measurable negative impact on
erosion, soil stability, flow of surface waters or water quality as evidenced
by an erosion control plan which precludes:
a. Deposits of mud, dirt, sediment or similar material exceeding 1/2 cubic
foot in volume on public or private streets, adjacent property, or into the
storm and surface water system, either by direct deposit, dropping,
discharge or as a result of the action of erosion;
b. Evidence of concentrated flows of water over bare soils; turbid or
sediment-laden flows; or evidence of on-site erosion such as rivulets on
bare soil slopes where the flow of water is not filtered or captured on site
using the techniques of Chapter 5 of the Washington County Unified
Sewerage Agency Environmental Protection and Erosion Control rules.
2. Within stream or wetland corridors, as defined as 50 feet from the
boundary of the stream or wetland, tree removal must maintain no Iess
than a 75% canopy cover or no less than the existing canopy cover if the
existing canopy cover is less than 75%.
B. Effective date of permit. A tree removal permit shall be effective for one and
one-half years from the date of approval.
C. Extension. Upon written request by the applicant prior to the expiration of
the existing permif, a tree removal permit shall be extended for a period of
up to one year if the Director finds that the applicant is in compliance with
all prior conditions of permit approval and that no material facts stated in
the original application have changed.
D. Removal permit not repuired. A tree removal permit shall not be required
for the removal of a tree which:
9. Obstructs visual clearance as defined in Chapter 18.795 of the title;
2. Is a hazardous tree;
3. Is a nuisance affecting public safety as defined in Chapter 7.40 of the
Municipal Code;
4. Is used for Christmas tree production, or Iand registered with the
Washington County Assessor's office as tax-deferred tree farm or small
woodlands, but does not sfand on sensitive lands.
E. Prohibifion of commercial forestry. Commercial forestry as defined by
Section 18.790.020 A.2., excluding D.4. above, is not permitted.
This requirement does not appear to be applicable to this project.
CONDITIONS OF APPROVAL
Street Trees
The applicant has listed five different types of street trees that may be planted. All have
been chosen from Tigard's Street Tree List, and are therefore acceptable to plant.
However, I would advise against the planting of Flowering Cherry due to its inconsistent
performance as a street tree.
The accepted planting procedures are the guidelines described in the Tigard Tree
Manual. These guidelines follow those set forth by the International Society of
Arboriculture (ISA) tree planting guidelines as well as the standards set forth in the
American Institute of Architects' Architectural Graphic Standards, 10�" edition. In the
Architectural Graphic Standards there are guidelines for selecting and planting trees
based on the soil volume and size at maturitv. Additionally, there are directions for soil
amendments and modifications.
If the approved number of street trees is unable to be planted due to driveway
placement, utility installation, or any other existing or future improvement, the applicant
shall mitigate at $250 per tree.
Tree Mitigation
The tree plan is in need of revision as detailed under section 18.790.030 above.
Specifically, the applicant has listed 13 regulated trees (over 12" DBH and non-
hazardous). However, my tally shows only 12 regulated trees. It appears that the
applicant has incorrectly listed tree #2, a 10" Black Locust, as being regulated. Please
have the applicant revise their plans to reflect the correct number of regulated trees.
Also, please have the applicant provide a mitigation proposal that shows the species,
location, and spacing of mitigation trees in relation to buildings, infrastructure, existing
trees, street trees, and each other. No planted mitigation trees will be credited against
the bond until mitigation plans are presented in an acceptable format and approved.
The applicanYs narrative under section 18.790.030 described mitigating the removal of
5 trees with the planting of three trees. It appears that our standard caliper inch
replacement guidelines are not being used by the applicant.
Prior to commencing site work, the applicant shall submit a cash assurance or any other
assurance approved by the City for the equivalent value of mitigation required. If
additional trees are preserved through the subdivision improvements and construction
of houses, and are properly protected through these stages by the same measures
afforded to other protected trees on site, the City Arborist may reduce the corresponding
amount of approved assurance. Any trees planted on site in accordance with
18.790.060 (D) and a mitigation plan approved by the City Arborist will be credited
against the approved assurance, for two years following final plat approval. After such
time, the applicant shall pay the remaining value of the approved assurance as a fee in
lieu of planting.
Tree Protection
The guidelines for tree protection have been defined. However, the guidelines need to
state that if any temporary or permanent alterations to the approved tree protection plan
are required, a certified arborist needs to approve the changes and submit a report to
the City Arborist. The report needs to document the changes and certify that the
viability of the affected trees will not be significantly impacted.
The tree preservation plan does not show protection for trees to be retained such as
trees #7 and 8. Also, trees listed as removals in the arborist report, such as tree #10,
are shown on the tree preservation plan as being retained. Please have the applicant
revise the tree preservation plan and/or arborist report so both are in agreement.
In the arborist report, trees #5 and 7 appear that they will be severely impacted by the
installation of a storm drain. However, the tree preservation plan shows much less
impact to their critical root zones than the arborist report. Please have the applicant
clarify which documentation most accurately represents the tree protection zones. Also,
if it is determined the storm drain installation will occur within the tree protection zone,
then consider having the project arborist submit a more detailed description of the
techniques that will be used to minimize damage to the protected trees.
The arborist report states," For every inch in diameter of the trunk (D.B.H.) allow up to 1
foot of radius from the trunk as the protected area. (Example: 24" D.B.H. = 24' radius
of protected root system.)". However, the tree preservation plan does not appear to
reflect this recommendation. It is hard to accurately determine the size of the tree
protection zone on the tree preservation plan because it indicates the scale as being
both 1"=20' and 1"=30'. Please consider having the applicant revise their tree
preservation plan to accurately reflect their arborist's recommendation and/or have the
arborist submit a statement approving a reduction in the recommended tree protection
fencing guidelines. The statement should be specific to those trees that will have
fencing reduced below the recommended guidelines, and certify that the health and
stability of the trees will not be significantly impacted by the reductions.
All trees to be preserved shall be protected with five or six (5' - 6') foot high chain link
fences. Fences are to be mounted on two inch diameter galvanized iron posts, driven
into the ground to a depth of at least 2-feet at no more than 10-foot spacing. The
applicant shall position fencing as directed by the project arborist to protect the trees to
be retained. The applicant shall allow access by the City Arborist for the purpose of
monitoring and inspection of the tree protection to verify that the tree protection
measures are performing adequately. Failure to follow the plan, or maintain tree
protection fencing in the designated locations shall be grounds for immediate
suspension of work on the site until remediation measures and/or civil citations can be
processed.
Prior to any site work the applicant shall install all approved tree protection fencing. The
fencing shall be inspected and approved by the City Arborist prior to commencing any
site work. The tree protection fencing shall remain in place through the duration of all of
the building construction phases, until the Certificate of Occupancy has been approved.
• If the Builder is dififerent from the Developer or initial applicant:
Prior to issuance of building permits, the applicant shall submit site plan
drawings indicating the locations of trees that were preserved on the lot during
site development. In addition, the plans shall include accurate locations of tree
canopy driplines and protection fencing, and a signature of approval from the
project arborist regarding the placement and construction techniques to be
employed in building the structures. All proposed protection fencing shall be
installed and inspected prior to commencing construction. The fencing shall
remain in place through the duration of all of the building construction phases,
until the Certificate of Occupancy has been approved. After approval from the
City Arborist, the tree protection measures may be removed.
The applicant shall have an on-going responsibility to ensure that the Project Arborist
has submitted written reports to the City Arborist, at least once every two weeks, as the
Project Arborist monitors the construction activities from initial tree protection zone
(TPZ) fencing installation through the building construction phases. The reports shall
evaluate the condition and location of the tree protection fencing, determine if any
changes occurred to the TPZ, and if any part of the Tree Protection Plan has been
violated. If the amount of TPZ was reduced, then the Project Arborist shall justify why
the fencing was moved and shall certify that the construction activities did not adversely
impact the overall, long-term health and stability of the tree(s). If the reports are not
submitted to the City Arborist at the scheduled intervals, and if it appears the TPZ's or
the Tree Protection Plan are not being followed by the contractor or a sub-contractor,
the City can stop work on the project until an inspection can be done by the City Arborist
and the Project Arborist. Prior to issuance of any Certificates of Occupancy, the Project
Arborist will submit a final certification indicating the elements of the Tree Protection
Plan were followed and that all remaining trees on the site are healthy, stable, and
viable in their modified growing environment.
Deed Restriction
Prior to issuance of any Certificates of Occupancy, the applicant/owner shall record
deed restrictions to the effect that any existing tree greater than 12" diameter may be
removed only if the tree dies or is hazardous according to a certified arborist. The deed
restriction may be removed or will be considered invalid if a tree preserved in
accordance with this decision should either die or be removed as a hazardous tree.
. . �i�,/
��,\
CleanWater Services
Otir c��m�nitmcnl i, cicar.
RECEIVED PLANNING
OCT 0 3 2007
MEMORANDUM C�Ty OF TIGARD
DATE: October O 1, 2007
FROM: David Schweitzer, Clean Water Services
TO: Gary Pagenstecher, Associate Planner
City of Tigard Planning Division
SUBJECT: Review Comments—Ma�cim Partition, 2007-00012 MLP
GENERAL COMMENTS
■ This Land Use Review by Clean Water Services (CWS) does not constitute approval of
storm or sanitary sewer compliance with the NPDES permit held by CWS. CWS must
review and approve final construction plans prior to issuanc�of any construction andlor
connection permits.
■ All provisions of the development submittal shall be in accordance with current CWS Design
and Construction Standards, (presently R&O 07-20), and all current Intergovernmental
Agreements between the City and CWS.
■ Final construction plans shall be reviewed and approved by CWS for conformance with
current CWS Design and Construction Standards prior to issuance of any construction
permits.
■ A Stormwater Connection Permit shall be required, as approved by CWS, prior to
construction of sanitary sewer, storm and surface water systems, final plat approval, and any
work within sensitive area buffers and vegetated corridors.
■ Public sanitary and siorm sewer easements shall be required in accordance with current CWS
Design and Construction Standards.
SANITARY SEWER
■ Each lot in the development shall be provided with a direct gravity side sewer(service
lateral) connection to a public sanitary sewer mainline in accordance with current CWS
Design and Construction Standards. Each sanitary lateral shall provide service to only one
lot and shall be contiguous with public right-of-way or public sewer easement.
2550 SW Hillsboro Highway • Hillsboro, Oregon 97123
Phone: (503)681-3600• Fax: (503)681-3603 •www.CleanWaterServices.org
. , �i�
��
Clean�lUater Services
Our c�iininitmcnt i., cicar.
■ The engineer shall verify public sanitary sewer availability to adjacent properties and extend
public sanitary sewer to provide service to adjacent properties in accordance with current
CWS Design and Construction Standards, (presently R&O No. 07-20). An extension of the
public system north from SW North Dakota per R&O 07-20 chapter 5.02 in a public
easement sized per chapter 5.03 shall be required
STORM DRAINAGE AND WATER QUALITY
■ Each lot in the development shall be provided with a gravity service lateral and individual
connection to a public storm conveyance. Privately owned and maintained storm sewers,
including water quality facilities, serving multiple lots shall not be approved or permitted.
■ The engineer shall verify public storm sewer availability to adjacent properties and extend
public storm sewer to provide service to all uphill properties per R&O 07-20 chapter 5.02.
The proposal to extend storm service from the intersection of Black Diamond and Windsor
Streets shall require a public extension, with the appropriate easements and be designed to
public standards.
■ A hydraulic and hydrological analysis of the existing drainage and downstream storm
conveyance system, in accordance with cunent CWS Design and Construction Standards
(presently R&O 07-20), is required. The applicant is responsible for mitigating downstream
stonn conveyance if the existing system does not have the capacity to convey the runoff
volume from a 25-year, 24-hour storm event. Public underground detention shall not be
approved or permitted.
■ Final construction plans shall show all existing and proposed public and private storm
conveyance and easements.
SENSITIVE AREA
■ CWS has reviewed this proposal for Tax/Lot Map 1S1 34DA-01800 and issued a Sensitive
Area Pre-Screening Site Assesment, CWS File Number 06-003768, for the proposed
development dated December 21, 2006. Sensitive areas do not appear to exist on site or
within 200' of the site. This document will serve as the Service Provider Letter.
EROSION CONTROL
■ All CWS erosion control requirements in accordance with current CWS Design and
Construction Standards shall be met.
■ All sites of one acre or more of disturbed ground shall require an NPDES 1200C permit.
2550 SW Hillsboro Highway • Hillsboro, Oregon 97123
Phone: (503) 681-3600 • Fax: (503) 681-3603 •www.CleanWaterServices.org
MLP 2007-00012 Page 1 of 1
�
Gary Pagenstecher - MLP 2007-00012
From: "HERBER, SANDI" <SANHER(a�SAFECO.com>
To: <garyp(a�tigard-or.gov>
Date: 10/5/2007 8:55 AM
Sub_ject: MLP 2007-00012
CC: "HERBER, SANDI" <SANHER cr,SAFECO.com>
We are providing our written comment regarding the partition of the land at 10765 N. Dakota St, Tigard. We are
very concerned about adding dwellings to this lot. This area traditionally has retained a lot of water during the
rain season, due to natural water flow into Fanno Creek. During the flood of 1996 water was at the level of sliding
glass door directly below the property of interest. We are concerned development of the property could cause
flooding to the neighboring properties by redirecting the water flow. We are also concerned about how the
drainage would be completed for the houses with no access to public sewer system.
There is also a growing traffic concern in this area. The congestion, especially during rush hour, at Tiedeman and
North Dakota is causing a substantial delay for the N. Dakota traffic to merge into the Tiedeman traffic flow with
considerable back up down North Dakota. Before any additional development takes place in this area the traffic
flow should be evaluated and improved.
Please consider our comments in your decision process.
Sandi & Jeff Herber
11120 SW 108th Ave
Tigard, OR 97223
(503)620-5911
file://C:\Documents and Settings\garyp.000\Local Settings\Temp\GW}00002.HTM 10/5/2007
Maxim Partition Page 1 of 1
Gary Pagenstecher - Maxim Partition
From: "Smith, Lynn" <Lynn.Smith(a�qwest.com>
To: <garyp�a,tigard-or.gov>
Date: 10/5/2007 8:55 AM
Sub,ject: Maxim Partition
Ga ry,
In response to the following requests for comment:
Maxim Partition
This project falls outside of the Qwest serving area, therefore we have no objections or comments.
Thank you for the opportunity to review and comment.
Please consider this e-mail the only response we will send on these project.
Have a wonderful day.
Thank you,
Lynn M. Smith
Manager, Right-of-Way
Oregon
503-242-6376 Office
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file://C:\Documents and Settings\garyp.000\Local Settings\Temp\GW}00002.HTM 10/5/2007
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Tualatin Valley
Fire & Rescue
October 10, 2007
Gary Pagenstecher, Associate Planner
City of Tigard Planning Division
13125 SW Hall Boulevard
Tigard, OR 97223
Re: (MLP) 2007-00012 Maxim Partition
Dear Gary,
Thank you for the opportunity to review the proposed site plan surrounding the above named development
project. Tualatin Valley Fire & Rescue endorses this proposal predicated on the following criteria and conditions
of approval:
1) DEAD END ROADS: Dead end fire apparatus access roads in excess of 150 feet in length shall be provided
with an approved turnaround. (IFC 503.2.5}
2) FIRE APPARATUS ACCESS ROAD EXCEPTION FOR AUTOMATIC SPRINKLER PROTECTION: When
buildings are completely protected with an approved automatic fire sprinkler system, the requirements for fire
apparatus access may be modified as approved by the fire code official. (IFC 503.1.1)
The fire district would accept this option in lieu of the turnaround.
3) SURFACE AND LOAD CAPACITIES: Fire apparatus access roads shall be of an all-weather surface that is
easily distinguishable from the surrounding area and is capable of supporting not less than 12,500 pounds
point load (wheel load) and 60,000 pounds live load (gross vehicle weight). You may need to provide
documentation from a registered engineer that the design will be capable of supporting such loading. (IFC
D102.1)
This requirement applies to the driveway up to the property line of Lot 3.
a) SINGLE FAMILY DWELLINGS -REQUIRED FIRE FLOW: The minimum available fire flow for single family
dwellings and duplexes served by a municipal water supply shall be 1,000 gallons per minute. If the
structure(s) is (are) 3,600 square feet or larger, the required fire flow shall be determined according to IFC
Appendix B. (IFC 6105.1)
The existing fire hydrant shown on the submitted drawings must be capable of supplying the required
fire flow demand of the largest structure.
We trust this letter will be helpful with the final design of this proposal insofar as fire apparatus access and
firefighting water supplies are concerned. If there is anything about this letter you do not understand, disagree
with, or wish to discuss further, please call me.
Sincerely,
John K . Dalby
John K. Dalby, Deputy Fire Marshal II
Tualatin Valley Fire & Rescue, North Division
14480 SW Jenkins Road
Beaverton, OR 97005-1152
(503) 356-4723
North Division Ojfice
14480 SW Jenkins Road, Beaverton,OR 97005 Phone: 503-356-4700 Fax: 503-644-2214 www.tvfr.com y�
REQUEST F�R COMMENTS ��
-
.
. , ,
Dr�TE: Se�tember 24,2007
TO: Rob Murchison,Public Works Project Engineer
FROM: Cit��of Tigard Planning Division
STAFF CONT.�CT: Gar�-Pagenstecher,.�ssociate Planner (x2434�
Phone: (503) (39-4171 Fa�: (503) 624-3G81 F?maiL• g�arvp��tigard-or.��
MINOR LAND PARTITION (MLP) 2007-00012
➢ 11�IAXIM PARTITION Q
REQUEST: The applicant is requesting approval to partition an appro�imatel� 0.93-acre site into three parcels, retaining
the e�sting dwelling on one of the proposed parcels. LOCATION: 10765 SW North Dakota Street; Washington
Count�- Tax Map 1S134D,�, Ta� l.�t 1800. ZONE: R-4.5: Low-Densit}• Residential District. The R-4.5 zoning district is
designed to accommodate detached single-famil�� homes with or without accessory residential units at a minimum lot size of
7,500 square feet. Duplexes and attached single-familv units are permitted condirionallv. Some civic and instituuonal uses
are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Communin- Development Code Chapters
18.390, 18.420, 18.510, 18.705, 18.790, 18.795 and 18.810.
ilttached are the Site Plan, Viciniry Map and Applicant's Materials for your re��iew. From information supplied by�
various departments and agencies and from other informaaon available to our staff, a report and recommendarion will be
prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this applicarion,
WE NEED YOUR COMMENTS BACK BY: OCTOBER 8,2007. You may use the space provided below or attach
a separate letter to return ��our comments. If�-ou are unable to res�ond by the above date, please phone the staff contact
noted above with your comments and confirm your comments in writing as soon as possible. If cou ha�e an`� quesrions,
contact the Tigard Planning Di�rision, 13125 SW Hall Boule��ard,Tigard,OR 97223.
PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY:
_ We have reviewed the proposal and ha�-e no objections to it.
Please contact of our�>ffice.
Please refer to the enclosed letter or email.
_ Written comments provided below:
/ �
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Name&Number of Person Commenring:
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MEMORANDUM
CITY OF TIGARD, OREGON
DATE: 10/30/07
TO: Gary Pagenstecher, Associate Planner
FROM: Kim McMillan, Development Review Engin ��
" . , �
RE: MLP2007-00012 Maxim
Access Manaqement (Section 18.705.030.H)
Section 18.705.030.H.1 states that an access report shall be submitted with
all new development proposals which verifies design of driveways and
streets are safe by meeting adequate stacking needs, sight distance and
deceleration standards as set by ODOT, Washington County, the City and
AASHTO.
Lancaster Engineering has prepared a preliminary sight distance certification,
dated July 10, 2007. The posted speed along SW North Dakota Street is 35
mph. Based upon the posted speed, a minimum sight distance of 390 feet is
required in both direction. Sight distance from the proposed access was
measured to be 400 feet to the west and 355 feet to the east.
There is a bush and a tree on an adjacent property that interfere with the sight
distance to the east. The engineer states that if the branches of the bush and the
tree are trimmed, sight distance can be extended to 400 feet to the east.
The developer shall work with the adjacent property owner to trim the tree and
bush in order to achieve adequate sight distance. Upon completion of trimming
and frontage improvements the developer's engineer shall submit final sight
distance certification to the City Engineering staff. Final sight distance
certification must be received prior to issuance of building permits.
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
ENGINEERING COMMENTS MLP2007-00012 MAXIM PAGE 1
not possible or practical, the driveway shall be placed as far from the
intersection as possible.
SW North Dakota Street is classified as a Neighborhood Route; therefore this
criterion does not apply.
Section 18.705.030.H.3 and 4 states that the minimum spacing of driveways
and streets along a collector shall be 200 feet. The minimum spacing of
driveways and streets along an arterial shall be 600 feet. The minimum
spacing of local streets along a local street shall be 125 feet.
The applicant did not adequately respond to this standard. This development is
proposing a private street to serve the three lots. The location of the private
street is directly adjacent to another private street to the east. Private streets are
considered local streets with a required minimum spacing of 125 feet. The
applicant shall either apply for an adjustment to the spacing standard and receive
approval of said adjustment prior to issuance of permits or revise the site access.
Access can be revised to provide a single driveway for Lot 1 and a shared
driveway for Lots 2 and 3. This alternative may have other planning
considerations that the applicant will have to coordinate with City Planning Staff.
Another alternative is to work with the home owners to the east to use their
private street. A private street can serve up to 6 lots and their private street
currently serves three lots. This would also require widening a portion of their
street and the construction of the 5 foot wide sidewalk.
Street And Utilitv Improvements Standards (Section 18.810):
Chapter 18.810 provides construction standards for the implementation of
public and private facilities and utilities such as streets, sewers, and
drainage. The applicable standards are addressed below:
Streets:
Improvements:
Section 18.810.030.A.1 states that streets within a development and streets
adjacent shall be improved in accordance with the TDC standards.
Section 18.810.030.A.2 states that any new street or additional street width
planned as a portion of an existing street shall be dedicated and improved
in accordance with the TDC.
Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires a
Neighborhood Route to have a 58 foot right-of-way width and 36-foot paved
section. Other improvements required may include on-street parking,
ENGINEERING COMMENTS MLP2007-00012 MAXIM PAGE 2
sidewalks and bikeways, underground utilities, street lighting, storm
drainage, and street trees.
This site lies adjacent to SW North Dakota Street, which is classified as a
Neighborhood Route 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.
SW North Dakota Street is currently partially improved. In order to mitigate the
impact from this development, the applicant should construct half-street
improvements with the curb in alignment with the curb to the west, which is wider
than 18 feet from centerline. The applicant shall also provide 5 foot wide curb-
tight sidewalk, which is keeping with the location of a majority of the existing
sidewalk in the vicinity.
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.
The applicant did not provide a response to this code section. However, due to
existing development it is not necessary to give access to adjoining land via future
streets.
Street Alignment and Connections:
Section 18.810.030.H.1 states that full street connections with spacing of
no more than 530 feet between connections is required except where
prevented by barriers such as topography, railroads, freeways, pre-existing
developments, lease provisions, easements, covenants or other
restrictions existing prior to May 1, 1995 which preclude street
connections. A full street connection may also be exempted due to a
regulated water feature if regulations would not permit construction.
Section 18.810.030.H.2 states that all local, neighborhood routes and
collector streets which abut a development site shall be extended within
the site to provide through circulation when not precluded by
ENGINEERING COMMENTS MLP2007-00012 MAXIM PAGE 3
environmental or topographical constraints, existing development patterns
or strict adherence to other standards in this code. A street connection or
extension is precluded when it is not possible to redesign, or reconfigure
the street pattern to provide required extensions. Land is considered
topographically constrained if the slope is greater than 15% for a distance
of 250 feet or more. In the case of environmental or topographical
constraints, the mere presence of a constraint is not sufficient to show that
a street connection is not possible. The applicant must show why the
constraint precludes some reasonable street connection.
The applicant did not respond to this code section. Due to pre-existing
development there are no opportunities for street connections.
Grades and Curves: Section 18.810.030.N states that grades shall not exceed
ten percent on arterials, 12% on collector streets, or 12% on any other street
(except that local or residential access streets may have segments with
grades up to 15% for distances of no greater than 250 feet). Centerline radii
of curves shall be as determined by the City Engineer.
The profile submitted by the applicant shows SW North Dakota Street is less
than 5%, thereby meeting this criterion.
Private Streets: Section 18.810.030.T states that design standards for
private streets shall be established by the City Engineer. The City shall
require legal assurances for the continued maintenance of private streets,
such as a recorded maintenance agreement. Private streets serving more
than six dwelling units are permitted only within planned developments,
mobile home parks, and multi-family residential developments.
The applicant is proposing to construct a private street to serve this development.
The private street will extend from SW North Dakota Street to the north property
line of Lot 1.
The applicant shall place a statement on the face of the final plat indicating the
private street(s) will be owned and maintained by the properties that will be
served by it/them. In addition, the applicant shall record Conditions, Covenants
and Restrictions (CC&R's) along with the final plat that will clarify how the private
property owners are to maintain the private street(s). These CC&R's shall be
reviewed and approved by the City prior to approval of the final plat. The City's
public improvement design standards require private streets to have a pavement
section equal to a public local street. The applicant will need to provide this type
of pavement section.
Block Designs - Section 18.810.040.A states that the length, width and shape
of blocks shall be designed with due regard to providing adequate building
sites for the use contemplated, consideration of needs for convenient
ENGINEERING COMMENTS MLP2007-00012 MAXIM PAGE 4
access, circulation, control and safety of street traffic and recognition of
limitations and opportunities of topography.
Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks
formed by streets shall not exceed 1,800 feet measured along the right-of-
way line except:
• Where street location is precluded by natural topography, wetlands or
other bodies of water or, pre-existing development or;
• For blocks adjacent to arterial streets, limited access highways, major
collectors or railroads.
• For non-residential blocks in which internal public circulation provides
equivalent access.
PLANNING
Section 18.810.040.B.2 also states that bicycle and pedestrian connections
on public easements or right-of-ways shall be provided when full street
connection is not possible. Spacing between connections shall be no
more than 330 feet, except where precluded by environmental or
topographical constraints, existing development patterns, or strict
adherence to other standards in the code.
PLANNING
Lots - Size and Shape: Section 18.810.060(A) prohibits lot depth from being
more than 2.5 times the average lot width, unless the parcel is less than 1.5
times the minimum Iot size of the applicable zoning district.
PLANNING
Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of
frontage on public or private streets, other than an alley. In the case of a land
partition, 18.420.050.A.4.c applies, which requires a parcel to either have a
minimum 15-foot frontage or a minimum 15-foot wide recorded access
easement. In cases where the lot is for an attached single-family dwelling
unit, the frontage shall be at least 15 feet.
PLANNING
Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to
meet City design standards and be located on both sides of arterial,
collector and local residential streets. Private streets and industrial streets
shall have sidewalks on at least one side.
The applicant's plans show a 5 foot wide curb tight sidewalk along the frontage of
SW North Dakota Street. A 5 foot wide sidewalk is also required along one side
of the private street from SW North Dakota to the north property line of Lot 1.
ENGINEERING COMMENTS MLP2007-00012 MAXIM PAGE 5
The applicant shall revise the construction plans to include the sidewalk along
the private street.
Sanitary Sewers:
Sewers Required: Section 18.810.090.A requires that sanitary sewer be
installed to serve each new development and to connect developments to
existing mains in accordance with the provisions set forth in Design and
Construction Standards for Sanitary and Surface Water Management (as
adopted by Clean Water Services in 1996 and including any future
revisions or amendments) and the adopted policies of the comprehensive
plan.
Over-sizing: Section 18.810.090.0 states that proposed sewer systems
shall include consideration of additional development within the area as
projected by the Comprehensive Plan.
There is a public sanitary sewer line in SW North Dakota Street. The applicanYs
plans indicate they will install three private sewer laterals, one for each lot, to
serve this development. The final plat will be required to include the appropriate
utility easements.
Storm Drainage:
General Provisions: Section 18.810.100.A requires developers to make
adequate provisions for storm water and flood water runoff.
Accommodation of Upstream Drainage: Section 18.810.100.0 states that a
culvert or other drainage facility shall be large enough to accommodate
potential runoff from its entire upstream drainage area, whether inside or
outside the development. The City Engineer shall approve the necessary
size of the facility, based on the provisions of Design and Construction
Standards for Sanitary and Surface Water Management (as adopted by
Clean Water Services in 2000 and including any future revisions or
amendments).
There are no upstream drainage ways that impact this development.
Effect on Downstream Drainage: Section 18.810.100.D states that where it
is anticipated by the City Engineer that the additional runoff resulting from
the development will overload an existing drainage facility, the Director and
Engineer shall withhold approval of the development until provisions have
been made for improvement of the potential condition or until provisions
have been made for storage of additional runoff caused by the
ENGINEERING COMMENTS MLP2007-00012 MAXIM PAGE 6
development in accordance with the Design and Construction Standards
for Sanitary and Surface Water Management (as adopted by Clean Water
Services in 2000 and including any future revisions or amendments).
In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek
and adopted the Fanno Creek Watershed Management Plan. Section V of that
plan includes a recommendation that local governments institute a stormwater
detention/effective impervious area reduction program resulting in no net
increase in storm peak flows up to the 25-year event. The City will require that
all new developments resulting in an increase of impervious surFaces provide
onsite detention facilities, unless the development is located adjacent to Fanno
Creek. For those developments adjacent to Fanno Creek, the storm water runoff
will be permitted to discharge without detention.
The developer's engineer has submitted detention calculations for an
underground pipe. This is acceptable; however it is also acceptable for a
partition to pay the fee-in-lieu of detention.
The engineer's plans also show the storm sewer line extended to the existing
manhole in the intersection of 106th Avenue and Black Diamond Way (Windsor
Place). The storm sewer line will be required to be public in accordance with
CWS standards for lines that cross over lots. The public storm easement shall
be 15 feet wide. The applicant's plans show an existing easement between lots 2
and 3 of Black Bull Park Subdivision where they are extending the storm sewer
line. The applicant shall provide evidence of the easement to City Engineering
staff prior to issuance of permits.
Bikeways and Pedestrian Pathways:
Bikeway Extension: Section 18.810.110.A states that developments
adjoining proposed bikeways identified on the City's adopted
pedestrian/bikeway plan shall include provisions for the future extension of
such bikeways through the dedication of easements or right-of-way.
SW North Dakota Street is classified as a bicycle facility.
Cost of Construction: Section 18.810.110.B states that development
permits issued for planned unit developments, conditional use permits,
subdivisions, and other developments which will principally benefit from
such bikeways shall be conditioned to include the cost or construction of
bikeway improvements.
If there is existing bicycle striping the applicant shall restore the striping after
completing the half-street improvements. However, if there is no striping along
the north side of SW North Dakota Street it would make more sense for the
applicant to pay a fee-in-lieu of striping at this time.
ENGINEERING COMMENTS MLP2007-00012 MAXIM PAGE 7
The amount of the striping would be as follows:
• 81 feet of 8-inch white stripe, at $2.50/If $202.50
• 2 Mono-directional reflective markers @ $4.00/ea $8.00
• 1 Bike lane legends @ $175/ea $175.00
• 1 Directional mini-arrows @ $100/ea $100.00
$485.50
Utilities:
Section 18.810.120 states that all utility lines, but not limited to those
required for electric, communication, lighting and cable television services
and related facilities shall be placed underground, except for surface
mounted transformers, surface mounted connection boxes and meter
cabinets which may be placed above ground, temporary utility service
facilities during construction, high capacity electric lines operating at
50,000 volts or above, and:
• The developer shall make all necessary arrangements with the serving
utility to provide the underground services;
• The City reserves the right to approve location of all surface mounted
facilities;
• All underground utilities, including sanitary sewers and storm drains
installed in streets by the developer, shall be constructed prior to the
surfacing of the streets; and
• Stubs for service connections shall be long enough to avoid disturbing
the street improvements when service connections are made.
Exception to Under-Grounding Requirement: Section 18.810.120.0 states
that a developer shall pay a fee in-lieu of under-grounding costs when the
development is proposed to take place on a street where existing utilities
which are not underground will serve the development and the approval
authority determines that the cost and technical difficulty of under-
grounding the utilities outweighs the benefit of under-grounding in
conjunction with the development. The determination shall be on a case-
by-case basis. The most common, but not the only, such situation is a
short frontage development for which under-grounding would result in the
placement of additional poles, rather than the removal of above-ground
utilities facilities. An applicant for a development which is served by
utilities which are not underground and which are located across a public
right-of-way from the applicant's property shall pay a fee in-lieu of under-
grounding.
There are existing overhead utility lines along the frontage of SW North Dakota
Street. If the fee in-lieu is proposed, it is equal to $ 35.00 per lineal foot of street
ENGINEERING COMMENTS MLP2007-00012 MAXIM PAGE 8
frontage that contains the overhead lines. The frontage along this site is 80.55
lineal feet; therefore the fee would be $ 2819.25.
Public Water System:
The City of Tigard provides water service in this area. The applicant's plans
show the existing water meter to be retained. The plans also show a new double
water meter for lots 2 and 3. The double meter configuration must be approved
by the Tigard Water Department.
Storm Water Qualitv:
The City has agreed to enforce Surface Water Management (SWM)
regulations established by Clean Water Services (CWS) Design and
Construction Standards (adopted by Resolution and Order No. 00-7) which
require the construction of on-site water quality facilities. The facilities
shall be designed to remove 65 percent of the phosphorus contained in 100
percent of the storm water runoff generated from newly created impervious
surfaces. In addition, a maintenance plan shall be submitted indicating the
frequency and method to be used in keeping the facility maintained
through the year.
The applicant's plans show a private water quality manhole for stormwater
treatment. This system will be a public system and a water quality
manhole is not allowed. However, the CWS standards include a provision
that would exclude small projects such as residential land partitions. It
may be impractical to require an on-site water quality facility to
accommodate treatment of the storm water from Parcels 1, 2 and 3.
Rather, the CWS standards provide that applicants should pay a fee in-
lieu of constructing a facility if deemed appropriate. Staff recommends
payment of the fee in-lieu on this application.
Gradinq and Erosion Control:
CWS Design and Construction Standards also regulate erosion control to
reduce the amount of sediment and other pollutants reaching the public
storm and surface water system resulting from development, construction,
grading, excavating, clearing, and any other activity which accelerates
erosion. Per CWS regulations, the applicant is required to submit an
erosion control plan for City review and approval prior to issuance of City
permits.
Address Assiqnments:
The City of Tigard is responsible for assigning addresses for parcels within the
City of Tigard and within the Urban Service Boundary (USB). An addressing fee
ENGINEERING COMMENTS MLP2007-00012 MAXIM PAGE 9
in the amount of$ 50.00 per address shall be assessed. This fee shall be paid to
the City prior to final plat approval.
The developer will also be required to provide signage at the entrance of each
shared flag lot driveway or private street that lists the addresses that are served
by the given driveway or street. This will assist emergency services personnel to
more easily find a particular home.
Survev Requirements
The applicant's final plat shall contain State Plane Coordinates [NAD 83 (91)] on
two monuments with a tie to the City's global positioning system (GPS) geodetic
control network (GC 22). These monuments shall be on the same line and shall be
of the same precision as required for the subdivision plat boundary. Along with the
coordinates, the plat shall contain the scale factor to convert ground measurements
to grid measurements and the angle from north to grid north. These coordinates
can be established by:
• GPS tie networked to the City's GPS survey.
• By random traverse using conventional surveying methods.
In addition, the 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
COMMENCING ANY ONSITE IMPROVEMENTS, INCLUDING GRADING,
EXCAVATION AND/OR FILL ACTIVITIES:
Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642)
for review and approval:
. Prior to commencing onsite improvements, a Public Facility Improvement
(PFI) permit is required for this project to cover half-street improvements,
public storm sewer extension and any other work in the public right-of-way.
Six (6) sets of detailed public improvement plans shall be submitted for
review to the Engineering Department. NOTE: these plans are in addition to
any drawings required by the Building Division and should only include
sheets relevant to public improvements. Public Facility Improvement (PFI)
permit plans shall conform to City of Tigard Public Improvement Design
ENGINEERING COMMENTS MLP2007-00012 MAXIM PAGE 10
Standards, which are available at City Hall and the City's web page
(www.tigard-or.gov).
. The PFI permit plan submittal shall include the exact legal name, address
and telephone number of the individual or corporate entity who will be
designated as the "Permittee", and who will provide the financial assurance
for the public improvements. For example, specify if the entity is a
corporation, limited partnership, LLC, etc. Also specify the state within which
the entity is incorporated and provide the name of the corporate contact
person. Failure to provide accurate information to the Engineering
Department will delay processing of project documents.
. The applicant shall provide a construction vehicle access and parking plan
for approval by the City Engineer. The purpose of this plan is for parking
and traffic control during the public improvement construction phase.
. The City Engineer may determine the necessity for, and require submittal
and approval of, a construction access and parking plan for the home
building phase. If the City Engineer deems such a plan necessary, the
applicant shall provide the plan prior to issuance of building permits.
. Any necessary off-site utility easements shall be the responsibility of the
applicant to obtain and shall be submitted to and accepted by the City prior
to issuance of the PFI permit.
. The applicant shall submit construction plans to the Engineering Department
as a part of the Public Facility Improvement permit, which indicate that they
will construct a half-street improvement along the frontage of SW North
Dakota Street. The improvements adjacent to this site shall include:
A. City standard pavement section for a Neighborhood Route from curb
to centerline equal to 18 feet;
B. pavement tapers needed to tie the new improvement back into the
existing edge of pavement shall be built beyond the site frontage;
C. concrete curb, or curb and gutter as needed;
D. storm drainage, including any off-site storm drainage necessary to
convey surface and/or subsurface runoff;
E. 5 foot concrete sidewalk, curb-tight;
F. street trees in the planter strip spaced per TDC requirements;
G. street striping;
H. streetlight layout by applicant's engineer, to be approved by City
Engineer;
I. underground utilities;
J. street signs (if applicable);
K. driveway apron (if applicable); and
ENGINEERING COMMENTS MLP2007-00012 MAXIM PAGE 11
L. adjustments in vertical and/or horizontal alignment to construct SW
North Dakota Street in a safe manner, as approved by the
Engineering Department.
. A profile of SW North Dakota Street shall be required, extending 300 feet
either side of the subject site showing the existing grade and proposed
future grade.
. The applicant's construction drawings shall show that the pavement and
rock section for the proposed private street(s) shall meet the City's public
street standard for a local residential street.
. An erosion control plan shall be provided as part of the Public Facility
Improvement (PFI) permit drawings. The plan shall conform to the "Erosion
Prevention and Sediment Control Design and Planning Manual, February
2003 edition."
. The applicant shall work with the adjacent property owner to trim the tree
and bush in order to provide adequate sight distance to the east.
. The applicant shall address the spacing standard of 18.705.030.H.4 by
applying for an adjustment, sharing a private street with the partition to the
east or revising their access to one single driveway and one shared
driveway. This issue must be resolved, and adjustment approved if selected
alternative, prior to issuance of any permits.
. The applicant's plans shall be revised to show the private street a full 20 feet
wide from SW North Dakota Street to the north property line of Iot 1 and a 5
foot wide sidewalk on at least one side of this same section.
. The applicant's plans shall be revised to show the storm sewer extension as
a public line with a minimum 15 foot wide public utility easement.
. The double water meter configuration must be approved by the City Water
Department.
THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO
APPROVAL OF THE FINAL PLAT:
Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642)
for review and approval:
. Prior to final plat approval, the applicant shall pay the addressing fee.
(STAFF CONTACT: Bethany Stewart, Engineering}.
ENGINEERING COMMENTS MLP2007-00012 MAXIM PAGE 12
. The applicant shall cause a statement to be placed on the final plat to
indicate that the proposed private street(s) will be jointly owned and
maintained by the private property owners who abut and take access from it
(them).
. Prior to approval of the final plat, the applicant shall prepare Conditions,
Covenants and Restrictions (CC&R's) for this project, to be recorded with
the final plat, that clearly lays out a maintenance plan and agreement for the
proposed private street(s). The applicant shall submit a copy of the CC&R's
to the Engineering Department (Kim McMillan) prior to approval of the final
plat.
. The applicanYs final plat shall contain State Plane Coordinates on two
monuments with a tie to the City's global positioning system (GPS) geodetic
control network (GC 22) as recorded in Washington County survey records.
These monuments shall be on the same line and shall be of the same
precision as required for the subdivision plat boundary. Along with the
coordinates, the plat shall contain the scale factor to convert ground
measurements to grid measurements and the angle from north to grid north.
These coordinates can be established by:
• GPS tie networked to the City's GPS survey.
• By random traverse using conventional surveying methods.
. Final Plat Application Submission Requirements:
A. Submit for City review four (4) paper copies of the final plat prepared
by a land surveyor licensed to practice in Oregon, and necessary data or
narrative.
B. Attach a check in the amount of the current final plat review fee
(Contact Planning/Engineering Permit Technicians, at (503) 639�171, 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. 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.
E. After the City and County have reviewed the final plat, submit finro
mylar copies of the final plat for City Engineer signature (for partitions), or
ENGINEERING COMMENTS MLP2007-00012 MAXIM PAGE 13
City Engineer and Community Development Director signatures (for
subdivisions).
THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO
ISSUANCE OF BUILDING PERMITS:
Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642)
for review and approval:
. Prior to issuance of building permits, the applicant shall provide the
Engineering Department with a "photomylar" copy of the recorded final plat.
. Prior to issuance of building permits, the applicant shall provide the City with
as-built drawings of the public improvements as follows: 1) 3 mil mylar, 2) a
diskette of the as-builts in "DWG"format, if available; otherwise "DXF" will be
acceptable, and 3) the as-built drawings shall be tied to the City's GPS
network. The applicant's engineer shall provide the City with an electronic
file with points for each structure (manholes, catch basins, water valves,
hydrants and other water system features) in the development, and their
respective X and Y State Plane Coordinates, referenced to NAD 83 (91).
. The applicant shall provide signage at the entrance of each shared flag lot
driveway or private street that lists the addresses that are served by the
given driveway or street.
. Prior to issuance of building permits, the applicant shall pay $485.50 to the
City for the striping of the bike lane along the frontage of SW North Dakota
Street.
. The applicant shall either place the existing overhead utility lines along SW
North Dakota Street 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 $ 2819.25 and it
shall be paid prior to issuance of building permits.
. During issuance of the building permit for Parcels 1, 2 and 3, the applicant
shall pay the standard water quality and water quantity fees per lot (fee
amounts will be the latest approved by CWS).
. Upon completion of frontage improvements, the applicant's engineer shall
submit a final sight distance certification for the approved access.
ENGINEERING COMMENTS MLP2007-00012 MAXIM PAGE 14
„ AFFIDAVIT OF POSTING NOTICE
° OF A LAND USE PROPOSAL
. � .
IMPORTANT NOTICE: THIS AFFIDAVIT MUST BE ACCOMPANIED BY
A C�PY OF THE NOTICE THAT WAS POSTED ON THE SITE.
In the Matter of the Proposed Land Use Applicarions for:
Land Use File Nos.: MLP2007-00012
Land Use File Name: MAXIM PARTITION
I, Gar� Pagenstecher, Associate Planner for the City of Tigard, do affirm that I posted norice of the land use proposal
affecting the land located at (state the approximate locatio (s) IF no ad ess(s) and/or tax lot(s) curtendy
re 'stered (0 ?(�S S t� /�}v�r �YHS� ���c.�-L�.
� )
and did personall��post notice of the proposed land use applicarion(s) by means of weatherproof posting in the general
vicinitj� of the affected territory, a copy of said notice being hereto attached and by reference made a part hereof,
on the z 7 day of �����'`�t ,2007.
�
Signature of Person o P o ed Posting
h:Uu},an\pattcAmastcr>\affidacu nf pustinK for appLcant to post public heann}�.duc
M��XIM PARTITION �
.
MINOR D PARTITON (MLP) 2007-00012
REQUEST: The applicant is requesting approval to partition an
approximately 0.93-acre site into three parcels, retaining the existing
dwelling on one of the proposed parcels. LOCATION: 10765 SW
North Dakota Street; Washington County Tax Map 1 S 134DA, Tax I �
1800. ZONE: R-4.5: Low-Density Residential District. The R-4.5
zoning district is designed to accommodate detached single-family homes
with or without accessory residentlal units at a minimum lot size of 7,500
square feet. Duplexes and attached single-family units are permitted
conditionally. Some civic and institutional uses are also permitted
conditionallyT. APPLICABLE REVIEW CRITERIA: Community
Development Code Chapters 18.390, 18.420, 18.510, 18.705, 18.7. �,
18.795 and 18.810.
Further information may be obtained from the Planning Division (staff contact: GarX
Pagenstecher, Associate Planner) at 13125 SW Hall Blvd., Tigard, Oregon 97223, or by calling
503-639-4171 or by email to ga � p(a�,tigard-or.gov. A copy of the application and all documents
and evidence submitted by or on behalf of the applicant and the applicable criteria are available
for inspection at no cost and copies for all items can also be provided at a reasonable cost.
OZ ' • ' �
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s I I I � 13725 SW Hall 81vd
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a, "'� � � http://www.ci.tigard.or.us
Cnmmunity Development Plot date:Sep 4,2007;C:lmagiclMAGIC03.APR
1S134AD-07400 1S134DA-06500
ALLES JASON B BOBERG RICHARD
10569 SW WINDSOR PL 12480 SW FIRST
TIGARD, OR 97223 BEAVERTON,OR 97005
1S'134AC-04900 1S134AD-06400
ANDERSON CRAIG O 8�DENISE A BORGES TAMMY L AND
10917 SW 109TH AVE NOBRIGA SCOTT A
TIGARD, OR 97223 10618 SW WINDSOR PL
TIGARD,OR 97223
15134DA-02500 1 S134D6-04300
ANDERSON JAMES E&VALERIE L BRAHM STUART R 8 SHARON W
10750 SW DAKOTA ST 11085 SW 109TH
TIGARD, OR 97223 TIGARD,OR 97223
1S134AD-04400 15134D6-03800
AUDETTE BONETTA T/DAVID L BRAUN LIVING TRUST
10670 SW BLACK DIAMOND WAY BY BRAUN WILLIAM H JR&ANNE E TRS
TIGARD, OR 97223 10920 SW NORTH DAKOTA ST
TIGARD,OR 97223
1S134AD-08900 1S134DB-03600
AUGUST STEVEN EDWARD& BROWER RONALD RAY
BONNIE LYNN BROWER HELEN C
10617 SW WINDSOR CT BROWER ROGER E
TIGARD, OR 97223 10940 SW NORTH DAKOTA
TIGARD,OR 97223
1S134AD-06201 15134DA-03500
BAGHA MERAT BROWN TAMARA J
7917 NW BLUE POINTE LN 10593 SW NORTH DAKOTA ST
PORTLAND, OR 97229 TIGARD,OR 97223
1S134DB-00201 1S134AC-05700
BAILEY JOHN M& BURKHARTSMEYER FRANK H&
BAILEY SHAWNIE HANSEN KATHLEEN M
11027 SW 110TH PL 10962 SW 109TH AVE
TIGARD,OR 97223 TIGARD,OR 97223
1S134AD-07500 1S134AD-04100
BARHAM JEREMY K&STACY N BUTTERFIELD LESLIE
10577 SW WINDSOR PL 10760 5W BLACK DIAMOND WAY
TIGARD, OR 97223 TIGARD,OR 97223
15134AC-05600 1S134D8-00200
BERKHOEL PHILIP J CARNAHAN EDITH
10998 SW 109TH AVE 10985 SW NORTH DAKOTA ST
TIGARD, OR 97223 TIGARD,OR 97223
15134DA-00700 1 S134AD-07600
BESE SCOTT P&CYNTHIA R CARRINGTON NITA JANE
11060 SW 106TH AVE 53-378W KAM HIGHWAY
TIGARD, OR 97223 HAUULA,HI 96717
�
1 S134AC-05900 1 S134DB-04800
CHONG DAVID S AND ESTHER L DURAZO MELANIE
10906 SW 109TH AVE 11120 SW 109TH AVE
TIGARD,OR 97223 TIGARD,OR 97223
151340A-10900 1S134DA-06600
COOK KENNETH RALPH&RENEE R EDWARDS DANIEL A&KAREN I
10710 SW NORTH DAKOTA 10684 SW NORTH DAKOTA
TIGARD,OR 97223 TIGARD,OR 97223
1S134DA-04400 1S134D8-D5000
CRAVEN RICHARD E&MARY N ESPINOSA LAUREN J&TOBY W
9170 SW ELROSE CT 11160 SW 109TH AVE
TIGARD,OR 97224 TIGARD,OR 97223
1S134AD-08100 1S134DA-06400
DAVIS NATHANIEL&PAMELA FERNWOOD DEVELOPMENT INC
10594 SW WINDSOR CT 5855 SW 198TH AVE
TIGARD,OR 97223 ALOHA,OR 97007
1S134DA-03600 1S134AC-06100
DELANEY JAMES W& FISHWICK JEFF 8 TAMMY
CRESTA KIMBERLY M 10858 SW 109TH AVE
10587 SW NORTH DAKOTA ST TIGARD,OR 97223
TIGARD,OR 97223
1S134AD-03500 1S134D8-04700
DELICA JUDY L LIV TRUST FLORA MICHAEL P&
17726 OVERLOOK LN LORRAINE F
LAKE OSWEGO, OR 97034 11100 SW 109TH AVE
TIGARD,OR 97223
1 S134DA-02000 1 S134AD-03400
DODGE JEANETTE FRISCH JEFFREY LEE AND
10900 SW NORTH DAKOTA CHERYL D
TIGARD,OR 97223 10945 SW 108TH
TIGARD,OR 97223
1S134DA-01900 1S134AD-04500
DORR JOHN D&KATHERINE E FRY RAYMOND F AND KAY
10875 SW NORTH DAKOTA ST MARCIA 0'DIERNO
TIGARD,OR 97223 4080 SW 99TH
BEAVERTON,OR 97005
1S134DB-00100 1S134DB-04100
DO JOHN D D FRY VERNON L&JEANNETTE A
DORR RINE E 11125 NW 109TH AVE
1087 W RTH DAKOTA ST TIGARD,OR 97223
ARD,OR 9 223
1S134DA-04900 1S134AD-05000
DUNNING CHARLES A JR GASCHKE TIMOTHY LEONARD&
11390 SW 108TH SUSAN MARY
TIGARD,OR 97223 10826 SW 108TH CT
TIGARD,OR 97223
1S134DA-01800 1S134DA-05100
GEDROSE REUBEN H HENEGAR ROBERT S&LINDA J
DELORES M 11330 SW 108TH
4750 SW 182ND TIGARD,OR 97223
ALOHA,OR 97005
1S134DA-01200 1S134DA-01905
GOECKS TYLER C HERBER JEFF P 8�SANDI D
11045 SW 106TH AVE 11120 SW 108TH AVE
TIGARD, OR 97223 TIGARD,OR 97223
1S134DA-01901 1S134DB-04000
GRANT JAMES R&KAREN DORR HOLMES STEVE J
11114 SW 108TH AVE 11165 SW 109TH AVE
TIGARD,OR 97223 TIGARD,OR 97223
1S134AC-O5100 1S134AD-08200
GROSS STEPHEN M AND CORINNE E HOOVER LARRY E 8 VIRGINIA L
10943 SW GENEVA ST 10570 SW WINDSOR CR
TIGARD,OR 97223 TIGARD,OR 97223
1S134AD-03000 15134DA-04700
GUIZAR SONDRA B HUMES DAVID E&
10875 SW 108TH AVE POTTS MELISSA J
TIGARD, OR 97223 11355 5W 108TH AVE
TIGARD,OR 97223
1 S 134 DA-O5000 1 S 134AD-06600
HANAUSKA TERESA M JACKSON RYAN&SHANA
11360 SW 108TH AVE 10586 SW WINDSOR PL
TIGARD,OR 97223 TIGARD,OR 97223
1S134DA-05900 1S134AD-D4600
HART SALLY D JANSSEN RONALD H AND
11221 SW 105TH PL ROBERTA M
TIGARD,OR 97223 10705 SW BLACK DIAMOND WAY
TIGARD,OR 97223
1 S134AD-07700 1 S134DB-03900
HASHMAT ABDUL WAHEED JERGESEN KEITH F&KARRIE J
10603 SW WINDSOR PL 11185 SW 109TH AVE
TIGARD,OR 97223 TIGARD,OR 97223
1S134DA-00500 1S134AD-06800
HASLEM ANDREA JOHNSEN DIRK G&LAUREN L
11120 SW 106TH AVE 10562 SW WINDSOR PL
TIGARD,OR 97223 TIGARD,OR 97223
1S134AD-03100 1S134DA-05800
HEINTZ SUSAN I JOHNSTON WILLIAM E JR
10415 SW 72ND 13447 SW E55EX DR
TIGARD,OR 97223 TIGARD,OR 97223
�
1S134AD-04900 1S134AD-03200
KANG HEESEUNG LOYNACHAN KEVIN D&JANICE L
10848 SW 108TH CT 10895 SW 108TH AVE
TIGARD,OR 97223 TIGARD,OR 97223
1S134DA-03700 1S134AD-02900
KIRK MARY A LUTHER LINDA L
10581 SW NORTH DAKOTA ST 10820 SW BLACK DIAMOND WAY
TIGARD,OR 97223 TIGARD,OR 97223
1S134DA-01100 1S134D8-04200
KIRKLAND JUSTIN D&JESSICA L LUZA MICHAEL P
11025 SW 106TH AVE 11105 SW 109TH
TIGARD, OR 97223 TIGARD,OR 97223
1S134DA-04600 7S134AC-O5600
KOEHMSTEDT MATTHEW&PAMELA KAY MARESH DAVID J&
11325 SW 108TH BAPTISTA-MARESH SUZANNE H
TIGARD,OR 97223 10930 SW 109TH AVE
TIGARD,OR 97223
1S134DA-01400 1S134AD-06500
KOSKI DEANA K MCCLELLAND JULIE ANN&
11095 SW 106TH AVE MATTHEWS AARON
PORTLAND,OR 97223 10602 SW WINDSOR PL
TIGARD,OR 97223
1S134DA-10800 1S134A�•05400
LARSON WAYNE A&YVONNE M MCCLUSKEY JACK W
10730 SW N DAKOTA ST 7531 N EDGEWATER
TIGARD,OR 97223 PORTLAND,OR 97203
1 S134DA-06100 1 S134AD-03600
LE VU CONG 8� MCROBERT MELVIN C&DEBORA J
NGUYEN BICH PHUONG THI 10980 SW 108TH AVE
10735 SW NORTH DAKOTA TIGARD,OR 97223
TIGARD,OR 97223
1S134AC-04800 1S134AD-04000
LEEPER MICHAEL E/STEPHANIE H MEYER WILLIAM R REVOC LIV TRUST
10873 SW 109TH AVE MEYER CAROLE A REVOC LIV TRUST
TIGARD,OR 97223 3810 5E HAROLD ST
PORTLAND,OR 97202
1 S134DA-01600 1 S134D6-05100
LIU GE& MIGUELINO BEN S AND HILDALENE
GU YUAN 4817 DON JULIO BLVD
2605 NW BIRKENDENE ST SACRAMENTO,CA 95842
PORTLAND,UR 97229
7S134AD-08000 1S134DA-01500
LOGAN LEONARD B MOMARLS LLC
10606 SW WINDSOR CT BY NANCY LEITH
TIGARD,OR 97223 8405 SW 158TH PL
BEAVERTON,OR 97007
7S134DB-04600 1S134DA•00600
MURRAY TONYA J 8� PATRICK CHERYL
HUDSON HELEN S 11090 SW 106TH AVE
27550 S PELICAN CT TIGARD,OR 97223
CANBY,OR 97013
1S134DA-02200 1S134AD-03800
NELSON EDGAR D AND PEARSON BRUCE D&PATRICIA M
STEPHANIE J PO BOX 230791
10850 SW NORTH DAKOTA TIGARD,OR 97281
TIGARD,OR 97223
1 134 DA-0600 1 S 134AD-03900
NO K NERS OF LOTS 1-7 PEARSON SCOTT D&LISA L
, 10890 SW 108TH AVE
TIGARD,OR 97223
15134DA-06700 1S134AD-02800
OACE CHRISTINE A PERRIN SUSANNA&JON
10660 SW NORTH DAKOTA 10840 SW BLACK DIAMOND WAY
TIGARD, OR 97223 TIGARD,OR 97223
1 S134DA-02800 1 S134AD-04300
OACE JON R&CHRISTINE A PERRY TIMOTHY
10660 SW NORTH DAKOTA 10700 SW BLACK DIAMOND WAY
TIGARD, OR 97223 TIGARD,OR 97223
1 S134AD-07800 15134AD-04700
OTT AASE B PHAM ADRIAN D
10619 SW WINDSOR PL 10735 SW BLACK DIAMOND
TIGARD, OR 97223 TIGARD,OR 97223
1 S t 34 DA-01000 1 S 134AC-05500
PANAITESCU DAN R/KRISTEN N PIN JOHN W
11005 SW 106TH AVE 10985 SW 109TH AVE
TIGARD,OR 97223 TIGARD,OR 97223
1S134DA-03900 1S134AD-03300
PANIGRAHI SIVASIS PREUSSE CARL W III&MARY
PO BOX 2915 10925 SW 108TH CT
HAILEY, ID 83333 TIGARD,OR 97223
1S134DA-03000 15134DA-02300
PATECKY KENNETH F RANDALL DONALD D AND JOANN
4D14 ROSE ST 18081 SW BROOKMAN RD
VANCOUVER,WA 98660 SHERWOOD,OR 97140
134DA-02900 15134DA-00800
PA CKY NNETH F RICHARDS JOHN A 8 JULIE A
4014 E ST 11030 SW 106TH AVE
V COUV WA 98660 TIGARD,OR 97223
c.
1S734AD-06700 1S134AD-07900
RIEHL DELBERT J&DEBORAH L TON KIET T&TUAN T
31637 NE WAND RD 10620 SW WINDSOR CT
TROUTDALE,OR 9706D TIGARD,OR 97223
1S134DA-01300 1S134D8-04500
SCHENK JOHN H&HELEN J VAHL LORIS C
11065 SW 106TH AVE 11060 SW 109TH
TIGARD,OR 97223 TIGARD,OR 97223
1S134D8-11500 1S134D6-04400
SCRIVNER RACHEAL& VANDERZANDEN MATTHEW&CHIE
OLSON JOSHUA 11065 SW 109TH AVE
11000 SW BRENDEN LN TIGARD,OR 97223
TIGARD, OR 97223
1S134DA-06200 1S134DA-00302
SEXTON JEFFERSON D 8 HELEN L VENABLES JOHN V AND
10741 SW NORTH DAKOTA MEYERS-VENABLES VICKI J
TIGARD, OR 97223 7120 SW 60TH AVE
PORTLAND,OR 97219
1S134AD-03700 1S134DA-00300
SLOAN JOHN E JR& VENABLES JOHN V AND
DUKE PATRICIA MEYERS-VENABLES VICKI J
10940 SW 108TH AVE 7120 SW 60TH AVE
TIGARD,OR 97223 PORTLAND,OR 97219
1S134AD-04800 1S134DA-03800
SNODGRASS DREW M& URA RT
MONTY CHRISTINE L OWN OF ALL LOTS
11165 SW NOVARE PL
TIGARD,OR 97223
1S134DA-02400 1S134DA-1070
SOLLARS RONALD L TU OURT OWNERS OF
10770 SW NORTH DAKOTA LOT -8
TIGARD, OR 97223 ,
1 S 134 D B-04900 15134 D B-12100
STALEN FRANK VENTURE PROPERTIES INC
11140 SW 109TH AVE 4230 5W GALEWOOD ST#100
TIGARD, OR 97223 LAKE OSWEGO,OR 97035
1S134DA-04500 15134DA-00900
SULLIVAN SEAN P&SUSAN S VOLLMULLER HENDRIK E
11295 SW 108TH AVE 11000 SW 106TH AVE
TIGARD,OR 97223 TIGARD,OR 97223
1S134AC-O5000 15134DA-00400
SWAFFORD THOMAS B&REBECCA L WALKER DANIEL T&
10921 SW GENEVA ST KRISTEN K
TIGARD,OR 97223 11150 SW 106TH AVE
TIGARD,OR 97223
1 S134AC-06000
WALLACE WILLIAM HAL&KERRE E
10884 SW 109TH AVE
TIGARD,OR 97223
1S134DA-06300
WHITNEY JACK C 8�HEATHER A
10747 SW NORTH DAKOTA ST
TIGARD,OR 97223
1S134AD-04200
WHITWORTH PERRY R AND BONNIE J
TRUSTEES
12532 SW 123RD
TIGARD,OR 97223
1S134DA-01902
WIEMER THEODORE E&
PATRICIA M TRUSTEES
10775 SW NORTH DAKOTA ST
TIGARD,OR 97223
1S134DA-04000
WILLIAMS FAMILY TRUST
BY JAMES ESSEL WILLIAMS SR TR
3402 NE 141 ST AVE
VANCOUVER,WA 98782
1S134AD-O8800
WOITKE LARAINE
2 ANTON WAY
NOVATO,CA 94945
i si sa,ac-asaoo
WOLF JASON/HEATHER
10932 SW GENEVA ST
TIGARD, OR 97223
1S134DA-05200
WOODCOCK STEPHEN M&FLORENCE L
11300 SW 108TH AVE
TIGARD,OR 97223
1S134DA-01904
WORRELL A STUART&
WORRELL MEACHELLE CATHERINE
11105 SW 108TH AVE
TIGARD,OR 97223
Brooks Gaston
3206 Princess
Edinburg, TX 78539
Don & Dorothy Erdt
13760 SW 121 st Avenue
Tigard, OR 97223
Elien Beilstein
14630 SW 139'h Avenue
Tigard, OR 97224
Martha Bishop
10590 SW Cook Lane
Tigard, OR 97223
Vanessa Foster
13085 SW Howard Drive
Tigard, OR 97223
Susan Beilke
11755 SW 114th Place
Tigard, OR 97223
CPO 46
16200 SW Pacific Highway, Suite H242
Tigard, OR 97224
Patricia Keerins
12195 SW 121 st Avenue
Tigard, OR 97223
John Frewing
7110 SW Lola Lane
Tigard, OR 97223
Gretchen Buehner
13249 SW 136�h Place
Tigard, OR 97224
fITV AC TIGARII _ fGAITpAI IIJTGRLCTLII GARTI[C /�•�..��...i.,��.,r�m\Inl�nlc\(`IT(`nnhrnl rinn\ I IDIIATCfI• 1211A�.._(1G
���2J/�006 10:04 FA� 50J59819R CITY OF TIG�RD �001
CITY �� TIGARD �
COh1MUNITY DEVEtOPhfENT DEPARTMENT ��
PLANNfNG DIYISION :
13125 SiN HALL BOUIEYARO
TlGARD, OREGON 91123 � . • �
PHONE: 503-639•4111 FAK: 503-b24-3681 (Attn: Pattp/Planning)
D W O � � � O V D � �1 D D 0 � WL��� �
v
Property owner information is valid for 3 months from the date of your request
INDICATE AE.L PROJECT MAP 8�TAX LOT NUMBERS (i.e. 1S134AB, Tax Lot 00100) OR THE
ADDRESSES FOR A!L PROJECT PARCELS BELOW;
• 1'0765 SVIF North Dakota Street (1S134DA001800) �
PLEASE BE AWARE THAT ONLY1 SET OF L.ABELS WILL BE PROVIDED ,AT. THIS TIME FOR
HOLDI�JG YOUR NEIGHBORHOOD MEETING. After submitting your(and �se application to the City, and
the proIect planner has r v�ewed your appl�catcon for completeness, you w�li be not��ed by means of an
incompleteness letter to o�tain your 2 final sets o� iabels. •
The 2 final sets of labeis need to be placed on envelopes (no self-adhesive envelopes please) with first
class letter-rate ostage on the envelopes m the form of posta e stam s (no,metered envelopes and no
return address�and resubmitted to the City.for the purpose o� providPng notice to properly owners of the
proposed land use application and the dec�sio�. The Z sets ot �nvelopes must be kept separate. The
persvn I�sted below w�ll be called to pick up and pay for.the labels when they a�e ready.
NAME OF CONTACT PERSON; Jill Folkestad PHONE: 503-684-1020 .
��(; 503-684-1028
E���: jillf@prilanduse.com
This request .may be mailed, faxed or �hand e�vered to the City of �gar . ease allaw a
,2-day minimum for processing reques�s. Upon compl,etion of y,our request, the contact person wil! be
called to pick up their request that will be placed in Will CafP by their iast name, at the Cammunity
Development Reception Desk.
The cosfi of processing your request must be paid at the time of pick up, as exact cast can not be
pre-determined. � .
PLEASE N�OTE: FOR REA50NS OF ACCURACY, ONLY ORfGINAL MAfLING�I.ABELS PROVIDED
BY THE CITY VS. RE-TYPED MAlLING lAB�LS WILI. BE ACCEPTED.
Cost Descnption:
$11 to generate the mailing list, plus$2 per sheet for pnnting the list onto labels(20 addresses per sheet). -
T.hen, multi the cost to rint one'set of labels b the numher of sets re uested.
EXAMPLE COS? FOR THlS REQUEST
4 sheets of labels x S2/sheet=�,,8 QQ x�sets= $16.00 L sheet(s)o(labzls x$iJsheet= / x �� sets° � 7 . � F'��
1 sheets of labe�s x.$2lsheet for Interested parties x 2 set� $ 4.00 7 sheet(s)of labels x 521sheet for interested parties=�_x!
� �ENERATE LIST = $11,QQ GENER.4TE UST =
TOTAL= $31,00 . T07A1 = , J/ '
�f
�
Patty Lunsford - Mailing Labels Page 1
From: "Jill Folkestad" <Jill@prilanduse.com>
To: <PATTY@tigard-or.gov>
Date: Friday, August 31, 2007 1:51:29 PM
Subject: Mailing Labels
Patty,
I need two sets of mailing labels for Completeness. Please see attached
form.
Thank you!
Jill Folkestad
Planning Resources, Inc.
7160 SW Fir Loop, Ste#201
Portland, OR 97223
503.684.1020
503.684.1028 (fax)
1S134DA-01800
GEDROSE REUBEN H C, '�'
DELORES M � a y �� , �� /a�
4750 5W 182ND
� ��
ALOHA, OR 97005 ��\���Y)� ����� Q�
���r�.
��
AFFIDAVIT OF MAILING �
. ,
I, Patricia L. Lunsford, being first duly sworn/affirm, on oath depose and say that I am a Planning Administrative
Assistant for the City of Tigard,Washington County, Oregon and that I served the following:
;�,,���r,,��,�,,«��,.,>;���,,.,,
❑x NOTICE OF PENDING I.�1ND t'SE DECISION FOR:
MLP2007-00012/MA11�1 Y�IRTITION
� AMENDED NOTICE
({�dc Au./Aaznc Rc&ri7icc,
� City of Tigard Planning Director
r� copy of the said norice being hereto attached, marked Exhibit "A", and by reference made a part hereof, was mailed to
each named person(s) at the address(s) shown on the attached list(s), marked Exhibit "B", and by reference made a part
hereof,on Se�tember 24, 2007, and deposited in the United States ivlail on Se�tember 24, 2007,postage prepaid.
/
on th repared Norice)
STATE OF OREGON
County of Washington ss.
City of Tigard
Subscribed and sworn/affirmed before me on the�day of �C-���� ,2007.
OFFICIAI.SEAL
SNIRLEY L TREAT
' NOTARY PUBLIC-OREOON '�
COMMISSION NO.418777 �(�,� ,� ���,�
IiAY COMMISSION EXPiRES APRIL 25,20�t N TARY PU IC OF OREGON
�4y Commission Expires: `�/�S���
� � EXHIBIT�.
NOTICE TO MORTGAGEE,LIENHOLDER,VENDOR OR SELLER
T�3�. TIG.�IRD DE�'F1.OP:�I��'�i"I' CODE REQLIRES �IT�:�T IF �'Ot R�:Cf�:I�'1�: �l�t IIS '�O�IZCE, I'I� SI L11.I, Bf: 1'KC):�II''TLY
FOR\t':�RDED TO'I'HE PL"RCI�.�SER
NOTICE OF PENDING �,
I.�ND USE APPLICATION :
MINOR LAND PARTITION . , �
DATE OF NOTICE: September 24,2007
FILE NUMBER: MINOR LAND PARTITI�N (MLP) 2007-00012
FILE NAME: MAXIM PARTITION
REQUEST: The applicant is requesting approval to partition an approxirnately�0.93-acre site into three parcels,retaining
the existing dwelling on one of the proposed parcels.
LOCATION: 10765 SW North Dakota Street;V'v'ashington Count��Tax I�iap IS134Dt1,Tax Lot 1800.
ZONE: R-4.5: Low-Density Residenrial District. The R-4.5 zoning district is desigmed to accommodate detached
single-family homes with or without accessory- residenual units at a minunum lot size of 7,�00 square feet.
Duplexes and attached single-family units are permitted condirionally. Some civic and insrituuonal uses are
also permitted condirionally-.
APPLICABLE
REVIEW
CRITERIA: Community Development Code Chapters 18.390, 18.420, 18.510, 18.705, 18.790, 18.795 and 18.810.
YOUR RIGHT TO PROVIDE WRITTEN COMMENTS:
Prior to the City making an}' decision on the '�pplicauon, you are hereb�� provided a fourteen (1�) day period to submit written
comments on the application to the City. THE FOURTEEN (14) DAY PERIOD ENDS AT 5:00 PM ON
OCTOBER 8, 2007. �ll comments should be directed to Gary Pagenstecher,:�ssociate Planner�2432) in the Planning Division at
the City of Tigard, 1312� SW Hall Boulevard,Tigard, Oregon 97223. You may�reach the City of Tigard by telephone at 503-639-
4171 or b�e-mail to,garvvnxi�ard-or.gov.
ALL COMMENTS MUST BE RECEIVED BY THE CITY OF TIGARD IN WRITING PRIOR TO 5:00 PM ON THE
DATE SPECIFIED ABOVE IN ORDER FOR YOUR COMMENTS TO BE CONSIDERED IN THE DECISION-
MAKING PROCESS
THE CITY OF TIG�-�RD �-1PPR�:CI:�TES RECEIVING COI��'�1�N"I'S r1ND V:1LL'ES YOL'R INPLT. COi�i�iENTS �kTLL
BE CONSIDERED r1ND r�DDRESSED ��TTHIN THE NOTICE OF DECISION. A DECISION ON THIS ISSUE IS
T'ENTATIVELY SCHEDULED FOR NOVEMBER 1, 2007. 11�' YUU PKUVIllE C(�MMEN'1'S, YOU WILL B� SENT A
COPY OF THE FL'LL DECISION ONCE IT Hl1S BEEN RENDERED. WRITTEN COivIlv�ENTS WILL BECOME A
P��RT OF THE PERMANENT PUBLIC RECORD:�ND SHALL CONTr,IN THE FOLLOWING INFORIVIr�TION:
♦ �ddress the specific "Applicable Review Criteria" described in the secuon above or any other criteria believed to be
applicable to this proposal;
• Raise any issues and/or concerns believed to be important with sufficient evidence to allow the Cit�•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 specificit�'on that issue.
F�ILCRE OF ��N�' P_1R'I�'TO �DDRESS THE RELEVANT�PPRO�'��L CRI'I'ERI.� ��'ITH SL'I�I�ICIt�N"I'SP���(:ITICIT�'
1��1Y PRECLL"'DE SliBS�,QUENT �PPEr1LS TO THE L�1ND LSE BO�KD OF .-�PPE�1.S OR CIRCL'I'I' COLRT ON
THAT ISSL`F. SPECIFIC FINDINGS DIRECTED AT THE RELEV��NT .�PPROV?�L CRITERIA ARE WF3.�T
CONSTI'I'L"I'E KELEV.�NT EVIDENCE.
Af�I'1?K '1'I�I( 1�-l�.A1' (:O�L1tl�::�'1' I'I?RIOD CI,C)SES, '17�1�, DIRI�.(`I'C)R Sf LV,1. ItiSI'I{ .A �I�'PI? II �I�1IIti1S"1`R.A"1'1V'I•: D1�.(;ltilO?�. TI�I?
DIRf�.(;1'OK'ti lll?(:ISIO\ SII:1l.1.BI?:�f.AII,FD'I'O THI:APPI.IC;AN"T,�ND'1'<)<)WI��1?Rti O1�RI?CORl�OF 1'R<)PI�,R"1'Y I,<)C.A'17?D V('1'1'f I[� �00
FEET O}�"TF[l�.SIJI-3�1i(:"1'SI1'I?,:1ND'I'O_�NYONF,f�.L.SE�'HO SUBi�11'1'I'1?D WRI'1'17?N COASMI�:N"1'S OR W[IO IS O'I'I II�.RVG'ISF�.I�.N"1'1'17,I?ll"f�>
NOTIC}'.. TIII:DIRI:(:'COR'S Df�.CISION Sfi.�l,L:�llllR}:SS:11,I,O1�'I'[II?Rl�.l.l�,�':ANI':APPRO�'.1L CRI"1'ERI,A. B.1Sl�.11 UP()N'fE II'.(:RI"1'1'.RI.1
AND"TIIF?F,ACTS CON'1':11ti}?ll WITfIIN THE RE?CORD,'1'IIF DIRI�:(`fOR Sf L\I.L.1PPRU�'l?,.AI'PROV'F.WITI i CUNI�I'1'1ONti OR Dl?NY'I'I IE
RF.QL`I?S"1'1?ll PI�:R'�TI'1'OR.AC'I'ION.
SUMMARY OF THE DECISION-MAKING PROCESS:
♦ The applicauon is accepted by the Cin-
♦ Notice is sent to propert�• owners of record within 500 feet of the proposed development area allowing a 1�-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 rlpplicant 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 properry tax assessment roll; any Ciry-recognized
neighborhood group whose boundaries include the site; and any governmental agency which is entided to notice under an
intergovernmental agreement entered into with the City which includes provision for such nouce or anyone wh� is �rherwise
entitled to such notice.
INFORMATION/EVIDENCE AVAILABLE FOR REVIEW:
The application, written comments and supporting documents relied upon by the Director to make this decision are contained
within the record and are available for public review at the City of Tigard Communit�� Development Deparunent. If you want to
inspect the file,please call and make an appoinunent with either the project planner or the planning technicians. Copies of these items ma}'
be obtained at a cost of�?� per page or the current rate charged for this service. Quesuons regarding this applicauon should be
directed to the Planning Staff indicated on the first page of this Norice under the section tirled "Y�ur Right t� Provide \t'ritten
Comments."
�
VIc�INITi biAP
� \ , __________
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GENEVA ST WIN R PL
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LEGEND:
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uniry evelopmen[ a U�te 4,2 7�, �lmeqKlMA I 3 A
�
Ken Sandblast EXH l B IT..�f�.
Plannulg Resources, Inc. MLP2007-00012
7160 SW Fir Loop #201 MAXIM PARTITION
Tigard, OR 97223
Lenuta and Mihail Maxun
7812 SW Taylors Ferry Road
Tigard, OR 97223
Reuben H. and Delores M. Gedrose
4750 SW 182nd
Aloha, OR 97005
1S134AD-07400 1S134DA-O6500
ALLES JASON B BOBERG RICHARD
10569 SW WINDSOR PL 12480 SW FIRST
TIGARD, OR 97223 BEAVERTON,OR 97005
15134AC-04900 1S134AD-06400
ANDERSON CRAIG O&DENISE A BORGES TAMMY L AND
10917 SW 109TH AVE NOBRIGA SCOTT A
TIGARD, OR 97223 10618 SW WINDSOR PL
TIGARD,OR 97223
1 S 134 DA-02500 1 S 134 D B-04300
ANDERSON JAMES E&VALERIE L BRAHM STUART R 8 SHARON W ,
10750 SW DAKOTA ST 11085 SW 109TH
TIGARD,OR 97223 TIGARD,OR 97223
1 S 134A D-04400 1 S 134 D B-03800
AUDETTE BONETTA T/DAVID L BRAUN LIVING TRUST
10670 SW BLACK DIAMOND WAY BY BRAUN WILLIAM H JR 8 ANNE E TRS
TIGARD,OR 97223 10920 SW NORTH DAKOTA 5T
TIGARD,OR 97223
1 S 134A D-08900 1 S 134 DB-03600
AUGUST STEVEN EDWARD 8, BROWER RONALD RAY
BONNIE LYNN BROWER HELEN C
10617 SW WINDSOR CT BROWER ROGER E
TIGARD,OR 97223 10940 SW NORTH DAKOTA
TIGARD,OR 97223
1S134AD-08201 1S134DA-03500
BAGHA MERAT BROWN TAMARA J
7917 NW BLUE POINTE LN 10593 SW NORTH DAKOTA ST
PORTLAND,OR 97229 TIGARD,OR 97223
1 S 134 D B-00201 1 S 134AC-05700
BAILEY JOHN M 8 BURKHARTSMEYER FRANK H&
BAILEY SHAWNIE HANSEN KATHLEEN M
11027 SW 110TH PL 10962 SW 109TH AVE
TIGARD, OR 97223 TIGARD,OR 97223
1S134AD-07500 1S134AD-04100
BARHAM JEREMY K 8 STACY N BUTTERFIELD LESLIE
10577 SW WIND50R PL 10760 SW BLACK DIAMOND WAY
TIGARD, OR 97223 TIGARD,OR 97223
1S134AC-O5600 1S134DB-00200
BERKHOEL PHILIP J CARNAHAN EDITH
10998 SW 109TH AVE 10985 SW NORTH DAKOTA 5T
TIGARD, OR 97223 TIGARD,OR 97223
1 S134DA-00700 1 S134AD-07600
BESE SCOTT P 8 CYNTHIA R CARRINGTON NITA JANE
11060 5W 106TH AVE 53-378W KAM HIGHWAY
TIGARD, OR 97223 HAUULA,HI 96717
1 S 134AC-05900 1 S 134 DB-048D0
CHONG DAVID S AND ESTHER L DURAZO MELANIE
10906 SW 109TH AVE 11120 SW 109TH AVE
TIGARD, OR 97223 TIGARD,OR 97223
1S134DA-10900 1S134DA-06600
COOK KENNETH RALPH&RENEE R EDWARDS DANIEL A 8 KAREN I
10710 SW NORTH DAKOTA 10684 SW NORTH DAKOTA
TIGARD,OR 97223 TIGARD,OR 97223
1 S 134 DA-044 DO 1 S 134 D B-050D0
CRAVEN RICHARD E 8 MARY N ESPINOSA LAUREN J 8 TOBY W
9170 SW ELROSE CT 11160 SW 109TH AVE
TIGARD,OR 97224 TIGARD,OR 97223
1S134AD-08100 1S134DA-06400
DAVIS NATHANIEL&PAMELA FERNWOOD DEVELOPMENT INC
10594 SW WINDSOR CT 5855 5W 198TH AVE
TIGARD,OR 97223 ALOHA,OR 97007
1S134DA-03600 1S134AC-06100
DELANEY JAMES W& FISHWICK JEFF 8�TAMMY
CRESTA KIMBERLY M 10858 SW 109TH AVE
10587 SW NORTH DAKOTA ST TIGARD,OR 97223
TIGARD,OR 97223
1S134AD-03500 1S134DB-04700
DELICA JUDY L LIV TRUST FLORA MICHAEL P&
17726 OVERLOOK LN LORRAINE F
LAKE OSWEGO, OR 97034 11100 SW 109TH AVE
TIGARD,OR 97223
1S134DA-02000 1S134AD-03400
DODGE JEANETTE FRISCH JEFFREY LEE AND
10900 SW NORTH DAKOTA CHERYL�
TIGARD,OR 97223 10945 SW 108TH
TIGARD,OR 97223
1S134DA-01900 1S134AD-04500
DORR JOHN D& KATHERINE E FRY RAYMOND F AND KAY
10875 SW NORTH DAKOTA ST MARCIA 0'DIERNO
TIGARD, OR 97223 4080 SW 99TH
BEAVERTON,OR 97005
1 S134D8-00100 1 S134D8•04100
DO JOHN D D FRY VERNON L 8 JEANNETTE A
DORR RINE E 11125 NW 109TH AVE
1087 W RTH DAKOTA ST TIGARD,OR 97223
ARD,OR 9 223
1S134DA-04900 1S134AD-05000
DUNNING CHARLES A JR GASCHKE TIMOTHY LEONARD 8
11390 SW 108TH SUSAN MARY
TIGARD, OR 97223 10826 SW 108TH CT
TIGARD,OR 97223
1 S134DA-01800 1S134DA•05100
GEDROSE REUBEN H HENEGAR ROBERT S 8 LINDA J
DELORES M 11330 5W 108TH
4750 SW 182ND TIGARD,OR 97223
ALOHA, OR 97D05
1S134DA-01200 1S1340A-01905
GOECKS TYLER C HERBER JEFF P&SANDI D
11045 SW 106TH AVE 11120 SW 108TH AVE
TIGARD,OR 97223 TIGARD,OR 97223
1 S 134 DA-01901 1 S 134 D B-040 DO
GRANT JAMES R&KAREN DORR HOLMES STEVE J
11114 SW 108TH AVE 11165 SW 109TH AVE
TIGARD,OR 97223 TIGARD,OR 97223
1S134AC-05100 1S134AD-D8200
GROSS STEPHEN M AND CORINNE E HOOVER LARRY E 8 VIRGINIA L
10943 SW GENEVA ST 10570 SW WINDSOR CR
TIGARD,OR 97223 TIGARD,OR 97223
1S134AD-03000 1S134DA-04700
GUIZAR SONDRA B HUMES DAVID E 8
10875 SW 108TH AVE POTTS MELISSA J
TIGARD, OR 97223 11355 SW 108TH AVE
TIGARD,OR 97223
1 S 134 DA-05000 7 S 134AD-�6600
HANAUSKA TERESA M JACKSON RYAN 8 SHANA
11360 SW 108TH AVE 10586 SW WINDSOR PL
TIGARD, OR 97223 TIGARD,OR 97223
1S134DA-05900 1S134AD-04600
HART SALLY D JANSSEN RONALD H AND
11221 SW 105TH PL ROBERTA M
TIGARD, OR 97223 10705 SW BLACK DIAMOND WAY
TIGARD,OR 97223
1 S134AD-0770D 1 S134DB-D3900
HASHMAT ABDUL WAHEED JERGESEN KEITH F&KARRIE J
10603 SW WINDSOR PL 11185 SW 109TH AVE
TIGARD,OR 97223 TIGARD,OR 97223
1S134DA-00500 1S134AD-06800
HASLEM ANOREA JOHNSEN DIRK G 8 LAUREN L
11120 SW 106TH AVE 10562 SW WINDSOR PL
TIGARD,OR 97223 TIGARD,OR 97223
1S134A0-03100 1S134DA-05800
HEINTZ SUSAN I JOHNSTON WILLIAM E JR
10415 SW 72ND 13447 SW ESSEX DR
TIGARD, OR 97223 TIGARD,OR 97223
1S134A D-04900 1S134AD-03200
KANG HEESEUNG IOYNACHAN KEVIN D 8 JANICE L
10848 SW 108TH CT 10895 SW 108TH AVE
TIGARD,OR 97223 TIGARD,OR 97223
1S134DA-03700 1S134AD-02900
KIRK MARY A LUTHER LINDA L
10581 SW NORTH DAKOTA ST 10820 SW BLACK DIAMOND WAY
TIGARD, OR 97223 TIGARD,OR 97223
1S1340A-01100 1S134D8-04200
KIRKLAND JUSTIN D 8�JESSICA L LUZA MICHAEL P
11025 SW 106TH AVE 11105 SW 109TH
TIGARD, OR 97223 TIGARD,OR 97223
1S134DA-04600 1S134AC-05800
KOEHMSTEDT MATTHEW&PAMELA KAY MARESH DAVID J&
11325 SW 108TH BAPTISTA-MARESH SUZANNE H
TIGARD, OR 97223 10930 SW 109TH AVE
TIGARD,OR 97223
1 S134DA-0'1400 1 S134AD-06500
KOSKI DEANA K MCCLELLAND JULIE ANN&
11095 SW 106TH AVE MATTHEWS AARON
PORTLAND, OR 97223 10602 SW WINDSOR PL
TIGARD,OR 97223
1S134DA-10800 1S134AD-05400
LARSON WAYNE A&YVONNE M MCCLUSKEY JACK W
10730 SW N DAKOTA ST 7531 N EDGEWATER
TIGARD, OR 97223 PORTLAND,OR 97203
1 S 134DA-061 DO 1 S134AD-03600
LE VU CONG& MCROBERT MELVIN C 8�DEBORA J
NGUYEN BICH PHUONG THI 10980 SW 108TH AVE
10735 SW NORTH DAKOTA TIGARD,OR 97223
TIGARD,OR 97223
1S134AC-04800 1S134AD-0400D
LEEPER MICHAEL E/STEPHANIE H MEYER WILLIAM R REVOC LIV TRUST
10873 5W 109TH AVE MEYER CAROLE A REVOC LIV TRUST
TIGARD, OR 97223 3810 5E HAROLD ST
PORTLAND,OR 97202
1S134DA-01600 tS134D8-05100
LIU GE 8 MIGUELINO BEN S AND HILDALENE
GU YUAN 4817 DON JULIO BLVD
2605 NW BIRKENDENE ST SACRAMENTO,CA 95842
PORTLAND,UR 97229
7S134AD-O8000 1S134DA-01500
LOGAN LEONARD B MOMARLS LLC
10606 SW WINDSOR CT BY NANCY LEITH
TIGARD,OR 97223 8405 SW 158TH PL
BEAVERTON,OR 97007
1 S 134 D B-04600 1 S 134 DA-00600
MURRAY TONYA J& PATRICK CHERYL
HUDSON HELEN S 11090 SW 106TH AVE
27550 S PELICAN CT TIGARD,OR 97223
CANBY, OR 97013
1S'134DA-02200 1S134AD•03800
NELSON EDGAR D AND PEARSON BRUCE D 8 PATRICIA M
STEPHANIE J PO BOX 230791
10850 SW NORTH DAKOTA TIGARD,OR 97281
TIGARD,OR 97223
1 134DA-0600 1S134AD-03900
NO K NERS OF LOTS 1-7 PEARSON SCOTT D�LISA L
10890 SW 108TH AVE
TIGARD,OR 97223
1S134DA-06700 1S134AD-02800
OACE CHRISTINE A PERRIN SUSANNA 8 JON
10660 SW NORTH DAKOTA 10840 SW BLACK DIAMOND WAY
TIGARD, OR 97223 TIGARD,OR 97223
1S134DA-02800 7S134AD-04300
OACE JON R&CHRISTINE A PERRY TIMOTHY
10660 SW NORTH DAKOTA 10700 SW BLACK DIAMOND WAY
TIGARD, OR 97223 TIGARD,OR 97223
1 S134AD-078Q0 1 S134AD-0470D
OTT AASE B PHAM ADRIAN D
10619 SW WINDSOR PL 10735 SW BLACK DIAMOND
TIGARD, OR 97223 TIGARD,OR 97223
1S134DA-01000 1S134AC-O5500
PANAITESCU DAN R/KRISTEN N PIN JOHN W
11005 SW 106TH AVE 10985 SW 109TH AVE
TIGARD,OR 97223 TIGARD,OR 97223
1S134DA-03900 15134AD-03300
PANIGRAHI SIVASIS PREU55E CARL W III&MARY
PO BOX 2915 10925 SW 108TH CT
HAILEY, ID 83333 TIGARD,OR 97223
1S134DA-03000 1S134DA-02300
PATECKY KENNETH F RANDAIL DONALD D AND JOANN
4014 ROSE ST 18081 SW BROOKMAN RD
VANCOUVER,WA 98660 SHERWOOD,OR 97140
7 34 DA-02900 1 S 1340A-00800
PA CKY NNETH F RICHARDS JOHN A 8�JULIE A
4014 E ST 11030 5W 106TH AVE
V COUV WA 98660 TIGARD,OR 97223
1S134AD-06700 1S134AD-07900
RIEHL DELBERT J&DEBORAH L TON KIET T&TUAN T
31637 NE WAND RD 10620 SW WINDSOR CT
TROUTDALE,OR 97060 TIGARD,OR 97223
1 S 134 DA-01300 1 S 134 DB-04500
SCHENK JOHN H& HELEN J VAHL LORIS C
11065 SW 106TH AVE 11060 SW 109TH
TIGARD, OR 97223 TIGARD,OR 97223
1S134DB-115D0 1S134D6-04400
SCRIVNER RACHEAL& VANDERZANDEN MATTHEW&CHIE
OLSON JOSHUA 11�65 SW 109TH AVE
11000 SW BRENDEN LN TIGARD,OR 97223
TIGARD, OR 97223
1S134DA-06200 1S134DA-OD302
SEXTON JEFFERSON D&HELEN L VENABLES JOHN V AND
10741 SW NORTH DAKOTA MEYERS-VENABLES VICKI J
TIGARD, OR 97223 7120 SW 60TH AVE
PORTLAND,OR 97219
15134AD-03700 1S134DA-�0300
SLOAN JOHN E JR& VENABLES JOHN V AND
DUKE PATRICIA MEYERS-VENABLES VICKI J
10940 SW 108TH AVE 7120 SW 6DTH AVE
TIGARD, OR 97223 PORTLAND,OR 97219
1S134AD-04800 1S134DA-0380D
SNO�GRASS DREW M& URA RT
MONTY CHRISTINE L OWN OF ALL LOTS
11165 SW NOVARE PL
TIGARD,OR 97223
1S134DA-02400 1S134DA•1070 ,
SOLLARS RONALD L TU OURT OWNERS OF
10770 SW NORTH DAKOTA LOT -8
TIGARD, OR 97223 ,
1S134D8-04900 1S134DB-12100
STALEN FRANK VENTURE PROPERTIES INC
11140 SW 109TH AVE 4230 SW GALEWOOD ST#100
TIGARD, OR 97223 LAKE OSWEGO,OR 97035
1S134DA-04500 1S134DA-00900
SULLIVAN SEAN P&SUSAN S VOLLMULLER HENDRIK E
11295 SW 108TH AVE 11000 SW 106TH AVE
TIGARD,OR 97223 TIGARD,OR 97223
1S134AC-05000 1S134DA-00400
SWAFFORD THOMAS B&REBECCA L WALKER DANIEL T&
10921 SW GENEVA ST KRISTEN K
TIGARD, OR 97223 11150 SW 106TH AVE
TIGARD,OR 97223
1S134AC-06000
WALLACE WILLIAM HAL&KERRE E
10884 SW 109TH AVE
TIGARD,OR 97223
1S134DA-06300
WHITNEY JACK C 8 HEATHER A
10747 SW NORTH DAKOTA ST
TIGARD, OR 97223
1S134AD-04200
WHITWORTH PERRY R AND BONNIE J
TRUSTEES
12532 SW 123RD
TIGARD, OR 97223
1 S134DA-01902
WIEMER THEODORE E 8�
PATRICIA M TRUSTEES
10775 SW NORTH DAKO i A ST
TIGARD, OR 97223
1S134DA-04000
WILLIAMS FAMILY TRUST
BY JAMES ESSEL WILLIAMS SR TR
3402 NE 141 ST AVE
VANCOUVER,WA 98782
1 S134AD-08800
WOITKE LARAINE
2 ANTON WAY
NOVATO,CA 94945
1S134AC-05400
WOLF JASON/HEATHER
10932 SW GENEVA ST
TIGARD, OR 97223
1 S 134 DA-05200
WOODCOCK STEPHEN M 8 FLORENCE L
11300 SW 108TH AVE
TIGARD, OR 97223
1S134DA-01904
WORRELL A STUART&
WORRELL MEACHELLE CATHERINE
11105 SW 108TH AVE
TIGARD, OR 97223
Brooks Gaston
3206 Princess
Edinburg, TX 78539
Don 8� Dorothy Erdt
13760 SW 121stAvenue
Tigard, OR 97223
Ellen Beilstein
14630 SW 139th Avenue
Tigard, OR 97224
Martha Bishop
10590 SW Cook Lane
Tigard, OR 97223
Vanessa Foster
13085 SW Howartl Drive
Tigard, OR 97223
Susan Beilke
11755 SW 114�h Place
Tigard, OR 97223
CPO 4B
16200 SW Pacific Highway, Suite H242
Tigard, OR 97224
Patricia Keerins
12195 SW 121 st Avenue
Tigard, OR 97223
John Frewing
7110 SW Lola Lane
Tigard, OR 97223
Gretchen Buehner
13249 SW 136th Place
Tigard, OR 97224
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1�
AFFIDAVIT OF MAILING -
I, Patricia L. Lunsford, being� first duly sworn/affir�n, on oath depose and say that I am a Planning Administrative
Assistant for the City of Tigard, Washington County,Oregon and that I served the following:
;C]v.-k A�ryv,qni.n�fL�{.)ik�4�u;
❑X NOTTC� OF DEQSION FOR
MLI'2007-00012/MAXIM PARTITTON
(File IVo./Namc Refcmni-e)
� AMENDEDNOTI�
� City of Tigard Plannulg Director
A copyof the said nouce being hereto attached,marked Exhibit"A",and byreference made a part hereof,was mailed to each
named petson(s) at the address(s) shown on the attached list(s),marked Exhibit"B",and byreference made a part hereof, on
November 5,2007,and deposited in the United States Mail on November 5,2007,postage prepaid.
;
,G'-f' ` ��
(Pe�on that Pre d Nonce
STATE OF OREGON
County of Washington ss.
City of Tigard
Subscribed and sworn/affirmed before me on the �� dayof ��U��� ,2007.
oFFlCU►�s�
SHIRLE1f LTREAT
NOTARY PUBLIC-ORE�OI�
COMMISSION NO.416777 , �/ ����
MY COMMISSION EXPIRES IIPRIL 25�2011 �
NOTARY P L.IC OF OREGON
My Coinmission Expires: '���-�/(�
. � EXHIBiT�.
NOTICE OF TYPE II DECISION
.,
MINOR LAND PARTITION (MLP) 2007-00012 =
MAXIM PARTITION
120 DAYS =1/12/2008
SECTION I. APPLICATION SUMMARY
FILE NAME: MAXIM PARTITION
CASE NO: Minor Land Partition(MLP) MLP2007-00012
PROPOSAL: The applicant requests approval to partition an approximately 0.93-acre site into three parcels,
removing the existing dwelling.
APPLICANT: Ken Sandblast OWNER Mihail Maxun
Planning Resources,Inc. 7812 SW Taylors Ferry Road
7160 SW Fir Loop #201 Tigard , OR 97223
Tigard, OR 97223
ZONING
DESIGNATION: R 4.5: Low Density Residential District. The R 4.5 zoning district is designed to
accommodate detached single-family homes with or without accessory residential uruts at a
m;r,;rr,um lot size of 7,500 square feet. Duplexes and attached single-family units are
pernutted conditionally. Some civic and institutional uses are also permitted conditionally.
LOCATION: 10765 SW North Dakota Street;Washington County Tax Map 1S134DA, Tax Lot 01800.
APPLICABLE
RE VIE W
CRITERIA: Community Development Code Chapters 18.390, 18.420, 18.510, 18.705, 18.715, 18.730,
18.745, 18.765, 18.790, 18.795 and 18.810.
SECTION II. DECISION
Notice is hereby given that the Caty 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 (25C) 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 NOVEMBER 5, 2007 AND BECOMES
EFFECTIVE ON NOVEMBER 21, 2007 UNLESS AN APPEAL IS FILED.
—AD Deal-:
The D-irector's Decision is final on the date that it is mailed. All persons entitled to notice or who are otherwise
adversely affected or aggrieved by the decision as�provided in Section 18.390.040.G.1 may appeal this decision in
accordance with Section 18.390.040.G.2 of the Tigard Commuruty Development Code wluch provides that a
written appeal together with the required fee shall be filed with the Director wrthin ten �10) busuiess days of the
date the Notice of Dec�sion was mailed. The appeal fee schedule and forn�s are ava able from the Plaruiing
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 wntten comments subrrutted by the parties during the comment period. Additional
evidence concerning �ssues,properly raised in the Notice of Appeal may be subrrutted by any party durin.g the appeal
hearing,subject to any 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 NOVEMBER 20, 2007.
Fo�esuons:
er inforniation 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 ga _tigard-or.gov.
�- _ . ..
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10569 SW WINDSOR PL 12480 SW FIRST
TIGARD,OR 97223 BEAVERTON,OR 97D05
1S134AC-04900 1S134AD-06400
ANDERSON CRAIG O 8 DENISE A BORGES TAMMY L AN�
10917 SW 109TH AVE NOBRIGA SCOTT A
TIGARD, OR 97223 10618 SW WINDSOR PL
TIGARD,OR 97223
1S134DA-02500 1S134D8-04300
ANDERSON JAMES E&VALERIE l BRAHM STUART R 8 SHARON W
10750 SW DAKOTA ST 11085 SW 109TH
TIGARD, OR 97223 TIGARD,OR 97223
1S134AD-D4400 1S134D8-03800
AUDETTE BONEITA T/DAVID L BRAUN LIVING TRUST
10670 SW BLACK DIAMOND WAY BY BRAUN WILLIAM H JR 8 ANNE E TRS
TIGARD,OR 97223 10920 SW NORTH DAKOTA ST
TIGAR�,OR 97223
1S134AD-08900 1S134DB-03600
AUGUST STEVEN EDWARD 8� BROWER RONALD RAY
BONNIE LYNN BROWER HELEN C
10617 SW WINDSOR CT BROWER ROGER E
TIGARD, OR 97223 10940 5W NORTH DAKOTA
TIGARD,OR 97223
15134AD-08201 1S134DA-03500
BAGHA MERAT BROWN TAMARA J
7917 NW BLUE POINTE LN 10593 SW NORTH DAKOTA ST
PORTLAND,OR 97229 TIGARD,OR 97223
1S134DB-00201 1S134AC-05700
BAILEY JOHN M 8 BURKHARTSMEYER FRANK H&
BAILEY SHAWNIE HANSEN KATHLEEN M
11027 SW 110TH PL 10962 SW 109TH AVE
TIGARD, OR 97223 TIGARD,OR 97223
1 S 134A D-07500 1 S 7 34AD-04100
BARHAM JEREMY K&STACY N BUTTERFIELD LESLIE
10577 SW WINDSOR PL 10760 SW BLACK DIAMOND WAY
TIGARD, OR 97223 TIGARD,OR 97223
1S134AC-05600 15134D8•00200
BERKHOEL PHILIP J CARNAHAN EDITH
10998 SW 109TH AVE 10985 SW NORTH DAKOTA ST
TIGARD,OR 97223 TIGARD,OR 97223
1S134DA-00700 1S734AD-07600
BESE SCOTT P 8 CYNTHIA R CARRINGTON NITA JANE
11060 SW 106TH AVE 53-378W KAM HIGHWAY
TIGARD,OR 97223 HAUULA, HI 96717
1S134AC-05900 1S134D8-04800
CHONG DAVID S AND ESTHER L DURAZO MELANIE
10906 SW 109TH AVE 11120 SW 109TH AVE
TIGARD, OR 97223 TIGARD,OR 97223
1S134DA-10900 1S134DA-06600
COOK KENNETH RALPH 8 RENEE R EDWARDS DANIEL A&KAREN I
10710 SW NORTH DAKOTA 10684 SW NORTH DAKOTA
TIGARD, OR 97223 TIGARD,OR 97223
1S134DA-04400 1S134D6•05000
CRAVEN RICHARD E&MARY N ESPINOSA LAUREN J&TOBY W
9170 SW ELROSE CT 11160 SW 109TH AVE
TIGARD, OR 97224 TIGARD,OR 97223
1 S134AD-D8100 1 S134DA-06400
DAVIS NATHANIEL 8 PAMELA FERNWOOD DEVELOPMENT INC
10594 SW WINDSOR CT 5855 SW 198TH AVE
TIGARD, OR 97223 ALOHA,OR 97007
1S134DA-03600 1S134AC-O6100
DELANEY JAMES W 8 F15HWICK JEFF&TAMMY
CRESTA KIMBERLY M 10858 SW 109TH AVE
10587 SW NORTH DAKOTA ST TIGARD,OR 97223
TIGARD, OR 97223
1 S134AD-03500 1 S134DB-04700
DELICA JUDY L LIV TRUST FLORA MICHAEL P&
17726 OVERLOOK LN LORRAINE F
LAKE OSWEGO, OR 97034 11100 SW 109TH AVE
TIGARD,OR 97223
1S134DA-02000 1S134AD-03400
DODGE JEANETTE FRISCH JEFFREY LEE AND
10900 SW NORTH DAKOTA CHERYL D
TIGARD, OR 97223 10945 SW 108TH
TIGARD,OR 97223
1 S 134 DA•01900 1 S 134AD-04500
DORR JOHN D& KATHERINE E FRY RAYMOND F AND KAY
10875 SW NORTH DAKOTA ST MARCIA O'DIERNO
TIGARD,OR 97223 4080 SW 99TH
BEAVERTON,OR 97005
1 S 134 D B-00100 1 S 7 34D B-04100
DO JOHN D D FRY VERNON L&JEANNETTE A
DORR RINE E 11125 NW 109TH AVE
1087 W RTH DAKOTA ST TIGARD,OR 97223
ARD,OR 9 223
1 S 134 DA-04900 7 S 134AD-05000
DUNNING CHARLES A JR GASCHKE TIMOTHY LEONARD 8
11390 SW 108TH SUSAN MARY
TIGARD,OR 97223 10826 SW 108TH CT
TIGARD,OR 97223
1 S134DA-01600 1 S134DA-05100
GEDROSE REUBEN H HENEGAR ROBERT S&LINDA J
DELORES M 11330 SW 108TH
4750 5W 182ND TIGARD,OR 97223
ALOHA, OR 97005
1S134DA-01200 1S134DA-01905
GOECKS TYLER C HERBER JEFF P&SANDI D
11045 SW 1 D6TH AVE 11120 SW 108TH AVE
TIGARD,OR 97223 TIGARD,OR 97223
1S134DA-01901 1S134D6-04000
GRANT JAMES R&KAREN DORR HOLMES STEVE J
11114 SW 108TH AVE 11165 SW 109TH AVE
TIGARD,OR 97223 TIGARD,OR 97223
1S134AC-05100 1S134A�•08200
GROSS STEPHEN M AND CORINNE E HOOVER LARRY E&VIRGINIA L
10943 SW GENEVA ST 10570 SW WINDSOR CR
TIGARD, OR 97223 TIGARD,OR 97223
1S134AD-03000 1S134DA-04700
GUIZAR SONDRA B HUMES DAVID E 8
10875 SW 108TH AVE POTTS MELISSA J
TIGARD,OR 97223 11355 SW 108TH AVE
TIGARD,OR 97223
1 S 134 DA-05000 1 S 134AD-06600
HANAUSKA TERESA M JACKSON RYAN 8 SHANA
11360 SW 108TH AVE 10586 SW WINDSOR PL
TIGARD, OR 97223 TIGARD,OR 97223
1 S 134 DA-059D0 1 S 134AD-D4600
HART SALLY D JANSSEN RONALD H AND
11221 SW 105TH PL ROBERTA M
TIGARD, OR 97223 10705 SW BLACK DIAMOND WAY
TIGARD,OR 97223
1 S134AD-07700 1 S134DB-03900
HASHMAT ABDUL WAHEED JERGESEN KEITH F&KARRIE J
10603 SW WINDSOR PL 11185 SW 109TH AVE
TIGARD, OR 97223 TIGARD,OR 97223
1S134DA-00500 1S134AD-06800
HASLEM ANDREA JOHNSEN DIRK G&LAUREN L
11120 SW 106TH AVE 10562 SW WINDSOR PL
TIGARD, OR 97223 TIGARD,OR 97223
1S134AD-03100 1S134DA-05800
HEINTZ SUSAN I JOHNSTON WILLIAM E JR
10415 SW 72ND 13447 SW ESSEX DR
TIGARD, OR 97223 TIGARD,OR 97223
1S134A D-04900 1S134AD-03200
KANG HEESEUNG LOYNACHAN KEVIN D&JANICE L
10848 SW 108TH CT 10895 SW 108TH AVE
TIGARD,OR 97223 TIGARD,OR 97223
1S134DA-03700 1S134AD-02900
KIRK MARY A LUTHER LINDA L
10581 SW NORTH DAKOTA ST 10820 SW BLACK DIAMOND WAY
TIGARD,OR 97223 TIGARD,OR 97223
1 S 134 DA-01100 1 S 134 D B-04200
KIRKLAND JUSTIN D 8 JESSICA L LUZA MICHAEL P
11025 SW 106TH AVE 11105 SW 109TH
TIGARD, OR 97223 TIGARD,OR 97223
1 S 134 DA-04600 �S 134AC-05800
KOEHMSTEDT MATTHEW&PAMELA KAY MARESH DAVID J&
11325 SW 108TH BAPTISTA-MARESH SUZANNE H
TIGARD, OR 97223 10930 SW 109TH AVE
TIGARD,OR 97223
1 S 134DA-01400 1 S134AD-O6500
KOSKI DEANA K MCCLELLAND JULIE ANN&
11095 SW 106TH AVE MATTHEWS AARON
PORTLAND, OR 97223 10602 SW WINDSOR PL
TIGARD,OR 97223
1 S 134DA-10800 1 S134AD-05400
LAR50N WAYNE A&YVONNE M MCCLUSKEY JACK W
10730 SW N DAKOTA ST 7531 N EDGEWATER
TIGARD,OR 97223 PORTLAND,OR 97203
1 S 134 DA-06100 1 S 134AD-03600
LE VU CONG 8 MCROBERT MELVIN C 8 DEBORA J
NGUYEN BICH PHUONG THI 10980 SW 108TH AVE
10735 SW NORTH DAKOTA TIGARD,OR 97223
TIGARD,OR 97223
15134AC-04800 1S134AD-04000
LEEPER MICHAEL E/STEPHANIE H MEYER WILLIAM R REVOC LIV TRUST
10873 SW 109TH AVE MEYER CAROLE A REVOC LIV TRUST
TIGARD, OR 97223 3810 SE HAROLD ST
PORTLAND,OR 97202
1 S 134 DA-D 1600 1 S 134 D B-05100
LIU GE 8 MIGUELINO BEN S AND HILDALENE
GU YUAN 4817 DON JULIO BLVD
2605 NW BIRKENDENE ST SACRAMENTO,CA 95842
PORTLAND,UR 97229
1 S134AD-OBODO 1 S134DA-01500
LOGAN LEONARD B MOMARLS LLC
10606 SW WINDSOR CT BY NANCY�EITH
TIGARD,OR 97223 8405 SW 158TH PL
BEAVERTON,OR 97007
1 S 134 D B-04600 1 S 134 DA-00600
MURRAY TONYA J 8, PATRICK CHERYL
HUDSON HELEN S 11090 SW 106TH AVE
2755D S PELICAN CT TIGARD,OR 97223
CANBY,OR 97013
1S134DA-02200 1S134AD-03800
NELSON EDGAR D AND PEARSON BRUCE D&PATRICIA M
STEPHANIE J PO BOX 230791
10850 SW NORTH DAKOTA TIGARD,OR 97281
TIGARD,OR 97223
1 134 DA-O600 1 S 134A D-03900
NO K NERS OF LOTS 1-7 PEARSON SCOTT D 8 LISA L
10890 SW 108TH AVE
TIGARD,OR 97223
1 S 134 DA-06700 1 S 134AD-02000
OACE CHRISTINE A PERRIN SUSANNA&JON
10660 SW NORTH DAKOTA 10840 SW BLACK DIAMOND WAY
TIGARD, OR 97223 TIGARD,OR 97223
1 S 134 DA-02800 1 S 134AD•04300
OACE JON R&CHRISTINE A PERRY TIMOTHY
10660 SW NORTH DAKOTA 10700 SW BLACK DIAMOND WAY
TIGARD,OR 97223 TIGARD,OR 97223
1S134AD-0780D 1S134AD-04700
OTT AASE B PHAM ADRIAN D
10619 SW WINDSOR PL 10735 SW BLACK DIAMOND
TIGARD,OR 97223 TIGARD,OR 97223
1S134DA-01000 1S134AC-05500
PANAITESCU DAN R/KRISTEN N PIN JOHN W
11005 SW 106TH AVE 10985 SW 109TH AVE
TIGARD,OR 97223 TIGARD,OR 97223
1S134DA-03900 1S134AD-03300
PANIGRAHI SIVA5IS PREUSSE CARL W III&MARY
PO BOX 2915 10925 SW 108TH CT
HAILEY, ID 83333 TIGARD,OR 97223
1S134DA-03000 1S134DA-02300
PATECKY KENNETH F RANDALL DONALD D AND JOANN
4014 ROSE ST 18081 SW BROOKMAN RD
VANCOUVER,WA 98660 SHERWOOD,OR 97140
734DA-02900 1S134DA-00800
PA CKY NNETH F RICHARDS JOHN A 8 JULIE A
4014 E ST 11030 SW 106TH AVE
V COUV WA 98660 TIGARD,OR 97223
1S134AD-06700 iS134AD-07900
RIEHL DELBERT J&DEBORAH L TON KIET T&TUAN T
31637 NE WAND RD 10620 SW WINDSOR CT
TROUTDALE,OR 97060 TIGARD,OR 97223
1 S 134 DA-01300 1 S 134 D B-04500
SCHENK JOHN H 8 HELEN J VANL LORIS C
11065 SW 106TH AVE 11060 SW 109TH
TIGARD, OR 97223 TIGARD,OR 97223
1 S 134 DB-115�0 1 S 134 D B-04400
SCRIVNER RACHEAL 8 VANDERZANDEN MATTHEW&CHIE
OLSON JOSHUA 11065 SW 109TH AVE
11000 SW BRENDEN LN TIGARD,OR 97223
TIGARD, OR 97223
1S134DA-06200 1S134DA-00302
SEXTON JEFFERSON D&HELEN L VENABLES JOHN V AND
10741 SW NORTH DAKOTA MEYERS-VENABLES VICKI J
TIGARD, OR 97223 7120 SW 60TH AVE
PORTLAND,OR 97219
1S134AD-03700 1S134DA-00300
SLOAN JOHN E JR& VENABLES JOHN V AND
DUKE PATRICIA MEYERS-VENABLES VICKI J
10940 SW 108TH AVE 7120 SW 60TH AVE
TIGARD, OR 97223 PORTLAND,OR 97219
15134AD-04800 1S134DA-03800
SNODGRASS DREW M 8 URA RT
MONTY CHRISTINE L OWN OF ALL LOTS
11165 SW NOVARE PL
TIGARD, OR 97223
1S134DA-02400 1S134DA•1070
SOLLARS RONALD L TU OURT OWNERS OF
10770 SW NORTH DAKOTA LOT -8
TIGARD, OR 97223 ,
1 S134DB-04900 1 S134DB-12100
STALEN FRANK VENTURE PROPERTIES INC
11140 SW 109TH AVE 4230 SW GALEWOOD ST#100
TIGARD,OR 97223 LAKE OSWEGO,OR 97035
1S134DA-04500 1S134DA-00900
SULLIVAN SEAN P 8 SUSAN S VOLLMULLER HENDRIK E
11295 SW 108TH AVE 11000 SW 106TH AVE
TIGARD, OR 97223 TIGARD,OR 97223
1S734AC-O5000 15134DA-00400
SWAFFORD THOMAS B&REBECCA L WALKER DANIEL T 8
10921 SW GENEVA ST KRISTEN K
TIGARD,OR 97223 11150 SW 106TH AVE
TIGARD,OR 97223
1S134AC-06000
WALLACE WILLIAM HAL&KERRE E
10884 SW 109TH AVE
TIGARD,OR 97223
1S134DA-06300
WHITNEY JACK C 8 HEATHER A
1�747 SW NORTH DAKOTA ST
TIGARD, OR 97223
1S134AD-04200
WHITWORTH PERRY R AND BONNIE J
TRUSTEES
12532 SW 123RD
TIGARD, OR 97223
1S134DA-01902
WIEMER THEODORE E&
PATRICIA M TRUSTEES
10775 5W NORTH DAKOTA ST
TIGARD, OR 97223
1 S 134 DA-04000
WILLIAMS FAMILY TRUST
BY JAMES ESSEL WILLIAMS SR TR
3402 NE 141 ST AVE
VANCOUVER,WA 98782
1S134AD-08800
WOITKE LARAINE
2 ANTON WAY
NOVATO,CA 94945
1S134AC-05400
WOLF JASON/HEATHER
10932 SW GENEVA ST
TIGARD,OR 97223
1S134DA-05200
WOODCOCK STEPHEN M 8 FLORENCE L
11300 SW 108TH AVE
TIGARD,OR 97223
1S134DA-01904
WORRELL A STUART 8
WORRELL MEACHELLE CATHERINE
11105 SW 108TH AVE
TIGARD,OR 97223
: .' �
Brooks Gaston
3206 Princess
Edinburg, TX 78539
Don & Dorothy Ertlt
13760 SW 121stAvenue
Tigard, OR 97223
Ellen Beilstein
14630 SW 139�h Avenue
Tigard, OR 97224
Martha Bishop
10590 SW Cook Lane
Tigard, OR 97223
Vanessa Foster
13085 SW Howard Drive
Tigard, OR 97223
Susan Beilke
11755 SW 114'h Place
Tigard, OR 97223
CPO 4B
16200 SW Pacific Highway, Suite H242
Tigard, OR 97224
Patricia Keerins
12195 SW 121 st Avenue
Tigard, OR 97223
John Frewing
7110 SW Lola Lane
Tigard, OR 97223
Gretchen Buehner
13249 SW 136th Place
Tigard, OR 97224
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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�I'iga , Washington County, Oregon and that I served the following:
;�]xck.��nq�ian-&,sl�l Fk�b..-�
❑x NOTTCE OF DEQSION FOR
MI.P2007-00012/MAXIM PARTTTTON
(File No./Na�cp Reference)
� AMENDEDNOTIC�
� City of T"igard Plannuig Director
A copy of the said notice being hereto attached,marked Exhibit"A",and by ref erence made a pan hereof,was mailed to each
named person(s) at the address(s) shown on the attached list(s),marked Exhibit"B",and by reference made a part hereof,on
November 5 2007 and deposited in the United States Mail on November 5,2007,postage prepaid.
i
,
�' G'�d/ ' l�i'
(Person that ared N ce)
STATE OF ORE GON
County of Washington ss.
City of Tigard
.
Subscribed and sworn/affirmed before me on the dayof �������' ,2007.
o�cu�sen�
SHIRLEY L TREAT
NOTARY PUBUC-ORE�Md
(bMMISSION NO.�td777
My CpMMlgg�pN EXPIRES APRIL 2S,Z011 ���� � �����
������
NOTARY P L.IC OF OREGON
My Gorrunission E�cpires: ��"S���
EXH I B IT_.�_.
NOTICE OF TYPE II DECISION ,�
MINOR LAND PARTITION (MLP) 2007-00012 °
MAXIM PARTITION
120 DAYS =1/12/2008
SECTION I. APPLICATION SLTMMARY
FILE NAME: MAXIM PARTITION
CASE NO: Minor Land Partition(MLP) MLP2007-00012
PROPOSAL: The applicant requests approval to partition an approximately 0.93-acre site into three parcels,
removing the existing dwelling.
APPLICANT: Ken Sandblast OWNER Mihail Maxim
Plaiu�ulg Resources,Inc. 7812 SW Taylors FerryRoad
7160 SW Fir Loop#201 Tigard ,OR 97223
Tigard,OR 97223
ZONING
DE SIGNATION: R 4.5: Low Density Residential District. The R 4.5 zoning district is designed to accommodate
detached single-family homes with or without accessory residential units at a m;nimum lot size
of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally.
Some civic and institutional uses are aLso pernutted conditionally.
LOCATION: 10765 SW North Dakota Street;Washington CountyTax Map 1S134DA,Tax Lot 01800
APPLICABLE
RE VIE W
CRITERIA: Community Development Code Chapters 18.390, 18.420, 18.510, 18.705, 18.715, 18.730,
18.745, 18.765, 18.790, 18.795 and 18.810.
SECTION II. DECISION
Notice is hereby�iven that the City of Ti�ard Communiry Development Director's desi�nee has APPROVED the
above Minor Land Partition subject to certain conditions of approval. The findings and conclusions on which the
decision is based are noted in Section V.
NOTICE OF DEQSION MLP2007-00012/MAXIM PARTTTION PAGE 1 OF 24
CONDITIONS OF APPROVAL
THE FOLLOWING CONDITIONS SHALL BE SATISFIED
PRIOR TO COMMENCING ANY ONSITE IMPR�VEMENTS,
INCLUDING GRADING,EXCAVATION AND/OR FILL ACTIVITIES:
e app icant s prepare a cover etter an su mit it, a on wi any supporting ocuments an or p ans
that address the tollowing requirements to the CURRE�T PLANNING DIVISION, ATTN: C�ary
Pagenstecher 503-639-4171, EXT 2434. The cover letter shall cleady identify where in the submittal the
required information is found:
1. Prior to conunencing any site work, a Demo pernzit must be purchased through the Building Division for an -
e�sting residences to be removed. The tree protecuon zone must be established and inspected by the Ci s
arborist prior to the demolition. After the bwlding has been removed an approved final inspection must e
performed bythe Building Division.
2. Prior to commencing any site work, the applicant shall submit a revised street tree plan identifyu��g street trees
from the Ciryof T'igard Street Tree List and sized and spaced according to TDC Secuon 18J45.040.G
3. Prior to commencing any site work, the applicant shall submit a revised site plan specifying a screen along the
�roperry line where the paved drive is located wnhuz ten feet of an abutting lot ul accordance wnh Sections
8.745.040.
4. Prior to commencing site work,the applicant shall submit a revised tree preservation plan and arborist report to
clarify which documentation most accurately represents the tree protecuon zones. If the storm dr�auz
installation will occur witivn the tree protection zone,the applicant.shall submit a revised arborist report with a
more detailed description of the techniques that will be used to mirnmi�P damage to the protected trees.
5. Prior to commencing site work,the applicant shall submit a cash assurance-�letter of credit or cash deposit) for
$4,875 (39 caliper inches tunes $125 per caliper inch). Any trees successfully planted on the site or off site in
accordance with 18.790.060.D and approved tree rrutigauon plan will be credited against the assurance for two
years following final plat approval. Atter such time,the applicant shall paythe rema,,,;,,g value of the assurance
as a fee u�-heu of planting.
6. Prior to conunencing any site work, the applicant shall submit constniction drawings to both Plaiuung and
Engineering that include:
A. The approved Tree Removal,Protection and Mitigation Plan;
B. A construction sequence including installation and removal of tree protection devices, clearing, grading,
and paving;
G A note prolubiting eguipment, vehicles, machinery, grading, dumping, storage, burial of debris, or any
other construction-related activiues uz anytree protection zone;and
D. A note stating�that only those trees identified on the approved Tree Removal plan are authorized for
removal by this report. Notwithstanding any other provision of this title, any party found to be in
violation of th�s chapter [18.790] pursuant to Chap ter 1.16 of the T' ard Murucipal C�ode shall be
sub'ect to a civil penalty of up to $500 and shall 6e required to reme�y any damage caused by the
vio�ation. Such remediation shall uiclude, but not be limited to, the followul : 1 Replacement of
unlawfully removed or damaged trees in accordance with Section 18J90.06� (�) o} the 'I'�igard
Development Code; and 2) Payment of an additional civil penalry representing the estunated value of
any unlawfull�removed or damaged tree as deterniined using the most current Internauonal Society of
Arboriculture s Guide for Plant Appraisai.
7. Prior to commencing any site work, the applicant shall establish tree protection fencing as directed by the
project arborist and conditioned by this dec�sion to protect the trees to be retained. The applicant shall call for
an uispection and allow access by the C�ty Arborist}or the purpose of monitonng the tree protection to verify
that the tree protection measures are perfornzing adequately.
NOTIC�OF DEQSION MLI'2007-00012/MAXIM PARTITTON PAGE 2 OF 24
All trees to be preserved shall be protected with five or six (5'- 6') foot high chain link fences. Fences are to
be mounted on two inch diameter alvanized iron posts, driven into the ground to a depth of at least 2-feet
at no more than 10-foot spacing. �e applicant shall position fenculg as d�rected by the project arborist to
protect the trees to be retained. The applicant shall allow access by the Caty Arborist tor the purp ose of
morutoruig and inspection of the tree protection to verify that the tree protection measures are perfornung
adequately. Fa�lure to follow the plan, or maintain tree protection fencuig in the designated locations shall
be grounds for unmediate suspension of work on the site until remedianon measures and/or civil citations
can be processed.
8. As an ongoing obligation during the development of the proposed property,the applicant shall ensure that the
Project Arborist subrruts wntten reports to the Cary Arbonst, at least once eve�ry two weeks, from initial tree
protection zone ('TPZ) fencing installauon through building construction. The reports shall include the
condiuon and location of the tree� protection fencul�g and whether anychanges occurred. If the amount of TPZ
was reduced then the Project Arborist shall justi�y why the fencing was moved, and shall certify that the
construction activities to the trees did not adversely impact the overall, long-term health and stability of the
tree(s). Failure to follow the plan, or ir�aintain tree protecnon fencing in the des�gnated locations shall be
grounds for irnmediate suspension of work on the site until remediation measures and/or civil citations can be
processed.
The applicant shall prepare a cover letter and submit it, along with any su ortin 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 clearly identify where in the submittal the
required information is found:
9. Prior to coinrnencing onsite improvements, a Public Facility Improvement (PFI) perniit is required for this
oro'ect to cover half-street � rovements public storm sewer e�ension and any other work in the public right-
f-way. Six (6) sets of de�d public im�provement plans shall be submitted for review to the Enguieenng
De�partment. NOTE: these plans are in addition to any drawings required by the Buildin Division and should
onry include sheeu relevant to public improvements. Public Facihty Imp rovement (P�I) perniit plans shall
conform to City of Tigard Public Improvement Design Standards, which are available at City Hall and the
Cit�s web page (w�vw.ti ar� c�-c>r.gov�.
10. The PFI pern�it plan submittal shall include the exact legal name, address and tele�phone number of the
individual or corporate entiry who will be designat� the "Pern�ittee", and who will provide the financial
assurance for the public unprovements. For exarriple, specifyif the enutyis a co�oration, luruted partnership,
LLC, etc. Also spec�fy the state v�nth�n which the entity is uicorporated and provi e the name of the corporate
contact person. Failure to provide accurate information to the Engineenng Department will delay processing
of project documenu.
11. The applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer.
The purpose of this plan is for parking and traffic control duruig the pubhc unprovement construction phase.
12. The City Engineer may determine the necessity for, and re qu_ire submittal and approval of,a construction access
and parking plan for the home building phase. If the City Engineer deems such a plan necessary,the applicant
shall provide the plan pnor to�ssuance o} builduig pernuts.
13. Any necessary off-site utility easements shall be the responsibility of the applicant to obtain and shall be
submitted to and accepted by the City prior to issuance of the PFI permit.
14. The applicant shall submit construction plans to the Engineering Department as a part of the Public Facility
Improvement pernut, which indicate that they will construct a half-street unprovement along the frontage of
SW North Dakota Street. The improvements ad�acent to this site shall include:
A. Cirystandard pavement secuon for a Neighborhood Route from curb to centerline equal to 18 feet;
B. pavement ta�pers needed to tie the new improvement back into the e�vsting edge of pavement shall be
built beyondthe site frontage;
G concrete curb,or curb and gutter as needed;
D. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface
runoff;
E. 5 foot concrete sidewalli,curb-tight;
F. street trees in the planter strip spaced per TDC requirements;
NOTIC�OF DEQSION MLI'2007-00012/MAXIM PARTITION PAGE 3 OF 24
G. street striping;
H. streetlight layout by applicant's engineer,to be approved by City Engineer;
I. underground ut�liues;
� street signs (if ap licable);
driveway apron (Pif applicable); and
L. adjustments in vertical and/or horizontal alignment to construct SW North Dakota Street in a safe
rnanner,as approved bythe Engineering Department.
15. A profile of SW North Dakota Street shall be required, extending 300 feet either side of the subject site
showing the e�usting grade and proposed future grade.
16. The a licant's construction drawings shall show that the pavement and rock section for the proposed private
street�s�shall meet the Cit�s public street standard for a local residenual street.
17. An erosion control plan shall be �rovided as part of the Public Facility Improvement (PFI) pernut drawings.
The plan shall conform to the Erosion Prevention and Sediment C:ontrol Design and I3lannuig Manual,
Febivary 2003 edition."
18. The applicant shall work with the adjacent property owner to trim the tree and bush in order to provide
adequate sight d�stance to the east.
19. The applicant shall address the spacing standard of 18.705.030.H.4 by applying for an adjustment, sharing a
private street with the partition to the east or revising their access to one suigle driveway and one shared
dnveway. This issue must be resolved, and adjustment approved�f selected alternative,prior to �ssuance of any
pernuts.
20. The applicant's plans shall be revised to show the private street a full 20 feet wide from SW North Dakota
Street to the north propertyline of lot 1 and a 5 foot wide sidewalk on at least one side of this same section.
21. The applicant's plans shall be revised to show the storm sewer e�ension as a public line with a mulunum 15
foot wide public utilityeasement.
22. The double water meter configuration must be approved by the City Water Department.
THE FOLLOWING CONDITIONS SHALL SE SATISFIED
PRIOR TO APPROVAL OF THE FINAL PLAT:
e app icant s prepare a cover etter an su mit it, a ong wi any suppottin ocuments an or p ans
that address the tollowing re�quirements to the CURRENT PLANNING �IVISION, ATTN: Gary
Pagenstecher 503-639-4171, EXT 2434. The cover letter shall cleady identify where in the submittal the
required information is found:
23. Prior to final plat, the applicant must record a reciprocal easement for the coinmon drive ensuring access and
ir�auitenance nghts and provide a copyto the Caty.
24. Prior to final plat, the applicant shall submit a letter from TVFR demonstrating that the conditions of their
comment letter have been met
25. Prior to final plat, the applicant must record a reciprocal easement for the common drive ensuring access and
maintenance nghts and provide a copyto the Caty.
26. Prior to final plat,the applicant shall submit a sturur�ary of the biweekly arborist reports prepared by the Project
Arborist. The sunui�ary shall document the effect of the approved tree protecuon plan, account for any
violations,and certifythe condition of protected trees.
NOTIC�OF DE(�SION MLI'2007-00012/MAXIM PARTITTON PAGE 4 OF 24
The applicant shall repare a cover letter and submit it, alon with an su oitin documents and/or lans
pg y �
that address the }ollowin requirements to the ENGINEERING �EP�TMENT, ATTN: M
MCMILLAN 503-639-4171, �XT 2642. The cover letter shall clearly identify where in the submittal the
required information is found:
27. Prior to final plat approval, the applicant shall pay the addressing fee. (STAFF GONTACT: Bethany Stewart,
Engineering�.
28. The applicant shall cause a statement to be placed on the final plat to indicate that the proposed private street(s)
will be�ointly owned and ma.ultained by the pnvate property owners who abut and take access f rom it (them).
29. Prior to approval of the final plat,the app licant shall prepare Conditions, Covenants and Restrictions (CC.&R's)
for this pro�ect,to be recorded anth the final plat,that clearly lays out a maintenance plan and agreement for the
roposed p�n��vate street(s). The applicant shall submit a copy of the CC&R's to the Engineenng Department
(pKim McMillan) prior to approval of the final plat.
30. The applicant's final plat shall contain State Plane Coordinates on two monuments with a tie to the Cit�s global
positionuig 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 precision as required for the subdivision
plat boundary. Along with the coorciinates, the plat shall contaul the scale factor to convert ground
measurements to gnd measurements and the angle from north to grid north. These coordinates can be
established by.
. GPS tie networked to the Cit�s GPS survey.
. By random traverse using conventional surveying methods.
31. Final Plat Application Submission Requirements:
A Submit for City review four (4) pap er copies of the final plat prepared by a land surveyor licensed to
practice in Oregon and necessary data or narrative.
B. Attach a check ui t�e amount of the current final plat review fee (Contact Plaruiuig/Engineering Pernlit
Technicians,at (503 639-4171,e�.2421).
C. The final plat and ata or narrative shall be draum to the minimum standards set forth by the Oregon
Revised Statutes (ORS 92.05),Washington County,and by the City of Tigard.
D. NOTE: Washin�t on County will not begui theu-review of the fuial plat until they receive notice from
the Engineering Department uldicatuig that the City has reviewed the final plat and submitted
comments to the appIicant's surveyor.
E. After the City and �oun have reviewed the final plat, submit two mylar copies of the final plat for
City Engineer signature(for partitions), or City Engineer and Commuruty Development Director
signatures (for subdivisions).
THE FOLLOWING CONDITIONS SHALL BE SATISFIED
PRIOR TO ISSUANCE OF BLTILDING PERMITS:
e app icant s prepare a cover etter an su mit it, a on wi any suppotting ocuments an or p ans
that address the tollowing re�quirements to the CURRE�T PLANNING DIVISION, ATTN: Cfary
Pagenstecher 503-639-4171, EXT 2434. The cover letter shall cleady identify where in the submittal the
required inforrnation is found:
32. Prior to issuance of building pernzits on Parcels #2 and #3, the applicant shall demonstrate that the dwellings
will be sprinkled.
33. Prior to issuance of a building pernzit for lot #3, the applicant shall demonstrate compliance with the building
height limitations standards in TSJ30.020.
34. Prior to issuance of building permits on Lot #3, the applicant shall include 10-foot side yard setbacks for the
proposcd dwelling.
NOTTC�OF DEQSION MLI'2007-00012/MAXIM PARTITION PAGE 5 OF 24
35. Prior to issuance of building permits,the applicant shall:
A. Submit site plan drawings showing the accurate location of the trees that were preserved,the location of
tree protection f encmg, and the location of mitigation trees,if any. Attach copies of the a��roved Tree
Protection and Mitigation Plans.
B. Submit a statement and signature of approval from a certified arborist regarding the siting and
construction techruques to be employed ul building the house with respect to any protected trees on
site.
G Install requ�u-ed tree protection fencing as specified bythe project arborist and call for an inspection by
the City t�rborist.
D. Applicant shall submit biweekly reports, prepared by a certified arborist, through final inspection
documenting the status of required tree protection fencu�g.
The applicant shall prepare a cover letter and submit it, along with any su orting documents and/or lans
that address the }ollowin requirements to the ENGINEERING �EPARTMENT, ATTN: �M
MCMILLAN 503-639-4171, �XT 2642. The cover letter shall cleariy identify where in the submittal the
required information is found:
36. Prior to issuance of building pern�irs, the applicant shall provide the Engineering Department with a
"photomylar" copy of the recorded final plat.
37. Prior to issuance of buildin pernuts, the applicant shall provide the CatY with as-built drawings of the public
im�pr�o�v� ements as follows: 1�3 mil mylar 2� a diskette of the as-builts in`DWG" format,if available;otherwise
"llXF" will be acceptable, and 3) the as-�LUIt drawing s shall be tied to the Cit�s GPS network. The applicant's
engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins,
water valves h�ants and other water system features) in the development, and their respective X and Y State
Plane Coorc�inates,referenced to NAD 83 (91).
38. The applicant shall provide s� nage at the entrance of each shared flag lot driveway or private street that lists the
addresses that are served by t�e given dnveway or street.
39. Prior to issuance of building permits,the applicant shall pay$485.50 to the City for the striping of the bike lane
along the frontage of SW North Dakota Street.
40. The applicant shall either place the existing overhead utiliry lines along SW North Dakota Street underground as
a part of this project or they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the
fronta e of the site t�at �s parallel to the utihty lines and will be $ 35.00 er lineal foot. If the fee o tion �s
chosen the amount will be $2819.25 and it shall be paid prior to issuance o�building pern�its. p
41. During issuance of the buildin perniit for Parcels 1 2 and 3,the applicant shall pay the standard water quality
and water quantityfees per lot�fee amounts will be t�e latest approved byCWS).
42. Upon completion of frontage improvements, the applicant's engineer shall submit a final sight distance
certification for the approved access.
THE FOLLOWING CONDITIONS SHALL BE SATISFIED
PRIOR TO FINAL INSPECTION:
e app icant s prepare a cover etter an su rrut it, a ong wi any suppomn ocuments an or p ans
that address the following re�quirements to the CURRENT PLANNING �IVISION, ATTN: Gary
Pagenstecher 503-639-4171, EXT 2434. The cover letter shall clearly identify where in the submittal the
required infotmation is found:
43. Prior to final inspection, the applicant shall submit a final report by the Project Arborist certifying the health of
protected trees. Tree protecuon measures may be removed and final inspection authorized upon review and
approval by the City Arborist.
44. Prior to final ins.pection, the applicant shall record a deed restriction to the effect that any existing tree greater
than 12 inches dameter may be removed only if the tree dies or is hazardous according to a cert�ied arborist.
The deed restriction may be removed or will be considered invalid if a tree preserved in accordance with this
decision should either die or be removed as a hazardous tree.
NOTICE OF DEQSION MLI'2007-00012/MAXIM PARTTTTON PAGE 6 OF 24
THIS APPROVAL IS VALID IF EXERCISED WITHIN EIGHTEEN (18) MONTHS OF THE
EFFEC'I'IVE DATE OF THIS DECISION NOTED LJNDER THE PROCESS AND APPEAL SECTION
OF THIS DECISION.
SECTION III. BACKGROLJND INFORMATION
Pro e Histo .
According to e Washington County Tax Assessor's information, the subject property was developed in 1920 with a
single-f amily dwelling.
Site Information and Pro osal Descri tions
e subject .93-acre 40,. 10 square eet property measures 82 feet in width 6y 497 feet in depth and slopes gently
from the 190-foot elevation on the sout to the 173-foot elevation on the north. The site is bordered by SW North
Dakota on the south, Black Bull Park subdivision on the nonh, a nunor 3-lot land partition on the east, and three
residences on the west. Ve etation on the site includes grasses, shrubs typical of an established single-familyresidence.
Fourteen trees, 13 of whic�are greater than 12 inches in diameter exist on the site.
The applicant requests approval to partition an approximately 0.93-acre site into three parcels, removing the existing
dwelling and six of the 14 trees.
SECTION IV. PUBLIC COMMENTS
The Cary mailed notice to property owners within 500 feet of the subject site providing them an oppomuiity to
comment. The City received one wntten comments from Sandi and Jeff Herber, who expressed concern for the
adverse effects of the proposed development on the hydrology of the area and the potential for flooding neighboring
properties, access to C.�tysewer, and ulcreased traffic congesuon.
RESPONSE: These general concerns are addressed under the standards of the Streets and Utilities section of this
decision, below.
SE C1'ION V. APPLICABLE RE VIE W CRITE RIA AND FINDINGS
Land Partitions �18.420�
The proposed partition complies widi all statutory and ordinance requirements and regulatioiis;
The proposed partition complies or can be made to comp l�y with all statutory and ordinance requirements and
regulations as demonstrated by the analysis contained within tivs administrative dec�sion and throu�h the imposition of
conditions of development approval. Provided all necessary conditions are satisfied as part of the development and
building process,this critenon�s met.
There are adequate public facilities available to serve the proposal;
Public facilities are discussed in detail later in this decision under Chapter 18.810 (Street & Utility Improvement
Standards). Based on the analysis provided herein, Staff finds that adequate public facilities are available to serve the
proposal. Therefore,this critenon�s met.
All proposed improvements meet City and applicable agency standa�ls;and
The public facilities and proposed improvements are discussed and conditioned later in this decision under Chapter
18.8 TO (Street & Utility Improvement Standards). Improvements will be reviewed as part of the perniit process and
during constn�ction, at wluch time the appropnate review authoriry will ensure that City and applicable agency
standards are met. Based on the analysis in this decision,Staff finds that this criterion is met.
All proposed lots conform to the specific requirements below:
NOTTC�OF DEQSION MLI'2007-00012/MAXIM PARTITION PAGE 7 OF 24
The minimum width of the building envelope area shall meet the lot requirement of the applicable zoning
distric�
The average inuurnum lot width required for the R 4.5 zoning district is 50 feet. The average width for all proposed
parcels is 82 feet.Therefore,this criterion has been met.
The lot area shall be as required by the applicable zoning district In the case of a flag lot,the accessway may
not be included in the lot area.
The minimtuYl lot area requirement in the R 4.5 zoning district is 7,500 square feet for detached
single-family units. The applicant's Supplemental Plan shows the lots without subtracting for the private street on Lot
# 1 and the accessway on Lot #2. The pro osed partition creates three (3) lots with not includuig accessways that are
8,479, 11,682 and 14,499 square feet.There�ore,tlus cntenon has been met.
Each lot created through the partition process shall front a public right-of-way by at least 15 feet or have a
legally recorded minimum 15-foot wide access easement
The proposed Supplemental Plan (1/2) illustrates that the prop osed parcels meet this standard: Lot # 1 has 20 feet of
frontage on SW North Dakota Street, Lot #2 has 20 feet of trontage on the Private street in Tract A; Lot #3 has 15
feet ot frontage on the proposed accesswayover Lot#2.
Setbacks shall be as required by the applicable zoning district
The setbacks for the R 4.5 zoning district are as follows: front = 20 feet; side = 5 feet• side on a corner = 15 feet; and
rear =15 feet. According to the applicant's Preliminary Plat (Sheet 2/2) setbacks are s�own for buil�envelopes. As
indicated in Table 18.510 below,setback standards f or the proposed Lots will be reviewed at the time of uilding pernut
submittal.
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#3 is a flag lot. The applicant's Supplemental Plan shows the orientation of the front yards, and shows
5 foot side yards, instead o} the required 10 foot side yards for Lot #3. Therefore, this standard has not been met. As
indicated in Table 18.510 below,setback standards for the proposed Lots will be reviewed at the time of building pern�it
submittal.As a condition of approval,the applicant shall include 10-foot side yard setbacks for proposed lot#3.
A screen shall be provided along the property line of a lot of record where the paved drive in an accessway is
located within ten feet of an abutting lot in accordance with Sections 18.745.040. Screening may also be
required to maintain privacy for abutting lots and to provide usable outdoor recreation areas for proposed
development
The proposed private street (Tract A) and access easement over Parcel #2 for the benefit of Parcel �#3 will be paved
withu� 10 feet of the property line of adjacent lots of record. Therefore, the applicant shall provide a screen along the
propertyline where the paved dnve is located within ten feet of an abutting lot in accordance with Sections 18J45.040.
The fire district may require the installation of a fire hydrant where the length of an accessway would have a
detriinental effect on fire-fighting capabilities.
Tualatin Valley Fire and Rescue submitted a comment letter date October 10, 2007 stating that "the e�sting fire
hydrant shown on the submitted drawulgs must be capable of supp lying the required �ire flow demand of the largest
structure." Therefore, as a condition of approval the applicant shallsubmit a letter from TVFR demonstrating that the
conditions of their comment letter have been met.
Where a corrunon 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 private street and common driveway are proposed. Therefore, the applicant must record a reciprocal easement for
the common drive ensuring access and maintenance nghts and provide a copy to the Caty.
Any access way shall comply with the standards set forth in Chapter 18.705,Access,Egress and Circulation.
NOTT�OF DEQSION MLI'2007-00012/MAXIM PARTITION PAGE 8 OF 24
T�vs standard is addressed under Chapter 18705 (Access,Egress and Carculation) 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 constn.iction of a
pedestrian/bicycle pathway with the floodplain in accorclance with the adopted pedestrian/bicycle pathway
plan.
The subject lot is located approximately 400 feet west of the one-hundred-year floodplain located just east of SW 106`�
Avenue. The flood elevation closest to the parcel is 160 feet; the lowest elevauon on the subject parcel �s 173 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 partrtion and variance(s)/adjustment(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 does not meet all of the relevant standards of the land
partrtion section as indicated in the above findings and following sections of this decision, but
may meet them provided the followulg conditions of approval are met.
CONDITIONS:
. Prior to issuance of building permits,the applicant shall include 10-foot side yard setbacks
for the proposed dwelling on L.ot#3.
. Prior to site development the ap plicant shall submit a revised site plan specifying a screen
along the property line w�ere the paved drive is located within ten feet of an abutting lot
in accordance wi�th Sections 18.745.040.
. Prior to final plat, the applicant shall submit a letter from TVFR demonstrating that the
conditions of their comment letter have been met
. Prior to final plat,the applicant must record a recip rocal easement for the common drive
ensuring access and ii�untenance nghts and provide a copy to the Ciry.
Residential Zoning Districts �18.510):
Development standards in residential zoning districts are contained in Table 18.510.2 below:
(Table on the following page)
NOTIC�OF DEQSION MLI'2007-00012/MAXIM PARTITION PAGE 9 OF 24
TABLE 18.510.2- DEVELOPMENT STANDARDS IN RESIDENTIAL ZONES
STANDARD R 4.5 Parcel l Parcel2 Parcel3
Minimum Lot Size
- Detached unit 7,500 sq.ft. 8,479sq.ft. 11,682 sq.ft. 14,499 sq.ft.
- Duplexes 10,000 sq.ft.
-Attached unit
Average Minimum Lot Width
- Detached unit lots 50 ft. S1 ft. 81 ft. 82 ft.
- Duplex lots 90 ft.
-Attached unit lots
Ma�cimum Lot Covera e - NA NA NA
Minimum Setbacks
- Front yard 20 ft. 20 ft. 20 ft. 20 ft.
- Side facing street on corner&through lots 15 ft. NA NA NA
- Side yard 5 ft. 5 ft. 5 NA
- Rear yard 15 ft. 15 ft. 15 ft. 15 ft.
- Side or rear yard abutting more restrictive zoning district -- NA NA NA
- Distance between property line and front of garage 20 ft. >20 f�. >20 ft. >20 fc.
- Side Yaid Setbacks for Fla Lots[TDC 18.420.0 4 e] 10 ft. NA NA S
Maximum Hei ht 30 ft Not ro osed Not ro osed Not ro osed
Minimum Landsca e Re uirement - NA NA NA
FINDING: The proposed land partition meets the ininimum lot size and average minimum lot widths of the R-
4.5 zone. No spec�fic development �s proposed for the proposed parcels. However, building
envelopes are shown on the Preluninary Plat (2/2). The building envelope for proposed parceLs # 1
and #2 meets the setback standards, but parcel #3 is a flag lot and must have 10-foot side yard
setbacks instead of the 5 foot setbacks shown. As these setbacks are verified at the time of building
permits,it is possible that the development standards of the R 4.5 zone can be met at that time.
Access, Egress and Circulation(18J05�
Continuing obligation o property owner. The provisions and maintenance of access and egress stipulated in
this tide are cont�nuing requirements for the use of any structure or pa�el of real property in the City.
The provisions and n��intenance of access and egress stipulated in this title are continuing requirements of the ownexs
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�g needs, sight distance
and deceleration standa�is as set by ODOT,Washington County,the City and AASHTO.
Lancaster Engineering has prepared a prelunuiary sight distance certification, dated July 10, 2007. The posted speed
along SW North Dakota Street �s 35 mph. Based upon the posted speed, a rninimum s ht distance of 390 feet is
required in both directions. Sight distance from the proposed access was measured to be 4�0 feet to the west and 355
feet to the east.
There is a bush and a tree on an adjacent property that interfere with the sight distance to the east. The engineer states
that if the branches of the bush and the tree are tnnuned,sight distance canbe extended to 400 feet to the east.
The developer shall work with the adjacent prop erty owner to trim the uee and bush in order to achieve ade�uate sight
distance. IIpon completion of tnmm�ng and tronta e unprovements the developer's enguleer shall submit inal sight
distance cert�fication to the Ctty Enguieenng staff. �inal sight distance certification must be received prior to issuance
of building pemuts.
NOTTC�OF DEQSION MLI'2007-00012/MAXIM PARTTTTON PAGE 10 OF 24
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 gueues of traffic
commonly form on approach to an intersection. The minimum driveway setback from a colIector or arterial
street intersection shalI be 150 feet, measured from the right-of-way line of the intetsecting street to the throat
of the proposed driveway. The setback may be greater dependin upon the influence area, as determined
from City Engineer 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 frontage, the apphcant must explore any o�ption for shared
access with the adjacent pa�el. If shared access is not possible or practical, the driveway sFiall be placed as
far from the intersect�on as possible.
SW North Dakota Street is classified as a Neighborhood Route;therefore this criterion does not apply.
Section 18.705.030.H.3 and 4 states that the minimum spacing of driveways and streets along a collector shall
be 200 fee� The minimum spacing�of drivewa�ys and streets along an artenal shall be 600 feet The minimum
spacing of local streets along a local street shall be 125 feet
The applicant did not adequately respond to this standard. This development is proposing a private street to serve the
three Iots. The location ot the private street is direcdy adjacent to another private street to the east. Private streets are
considered local streets with a required m,n�mum spacing of 125 feet. The applicant shall either apply for an
adjustment to the spacing standard and receive approval of said adJ�ustment prior to �ssuance of permits or rev�se the
site access. Access can be revised to provide a single dnveway for Lot 1 and a shared drivewayfor Lots 2 and 3. This
alternative may have other planning considerations that the applicant will have to coordinate with C.�ty Planning Staff.
Another alternauve �s to work with the home owners to the east to use their private street. A pnvate street can serve
up to 6 lots and their private street currently serves three lou. This would also requu-e widening a portion of their
street and the construction of the 5 foot wide sidewall�.
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 requirements as designated in this tide,provided: Satisfactory legal evidence shall be presented
in the form of deeds, easements, leases or contracts to establish the �oint use; and copies of the deeds,
easements,leases or contracts are placed on permanent file with the City.
A private street (Tract A) is proposed to serve three parcels. A accessway easement is proposed across I.ot #2 to serve
both parcels #2 and #3. The applicant has been reqiured through a condition of approval earl�er in this decision to
record a reciprocal easement for the common drive ensuring access and maintenance nghu and provide a copy to the
City,consistent 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 pro�posed accessway and private street will connect directly with SW North Dakota Street, consistent with this
standard.
Minimum access requireinents for residential use. Private residential access drives shall be provided and
maintained in accordance with the provisions of the Uniform Fire Code.
Tualatin Valley Fire and Rescue ('I'VFR) submitted a comment letter which states that dead end fire apparatus access
roads in excess of 150 feet in length shall be provided with an approved turnaround. (IFC 503.2.5). However, when
buildings are completelyprotected with an approved automatic fire spruikler s tem,the requirements for fire apparatus
access may be modified as approved.by the f�re code official. (IFC 503.1.1�TVFR further commented that the fire
district would accept this option ui heu of the turnaround. Pursuant to this requirement, the applicant has proposed
sprinkling the dweIlings. Therefore, to ensure the minimum access requu-ement �s met, at the tune of builduig permit
approval,the applicant shall demonstrate that dwellings on Parcels #2 and#3 will be spr�irikled
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 having a minimum turn radius measured
from center point to outside edge of 35 feet; b) A hammerhead-configured, paved surface with each leg of the
hammerhead having a minimum depth of 40 feet and a minimum width of 20 feet; c) The maximum cross
slope of a required turnaround is 5%.
NOTIC�OF DEQSION MLP2007-00012/MAXIM PARTTTION PAGE 11 OF 24
The access proposed for Lot#3 is greater than 150 feet in length. The� �applicant does not pro�pose a turnaround but has
proposed to sprinkle dwellings where necessary consistent with the TVFR standards identi�ied above. Therefore, this
standard has otherwise been met.
To provide for increased traffic movement on congested streets and to eliminate turning movement
problems, the Director may restrict the location of driveways on streets and require the location of
dnveways be placed on adjacent streets, upon the finding that the proposed access would cause or
increase existing hazardous traffic conditions; or provide inadequate access for emergency vehicles• or
cause hazardous conditions to exist which would constitute a clear and present danger to the pu�lic
health, safety, and general welfare.
The Cit�s Development Review Engineer has conditioned the applicant in the Street and Utilities section of this
decision to address the location of the proposed private street which would be adjacent to an existing private street to
the east. In addition, s�ight distance and visual clearance areas will be required at the proposed access Iocation onto SW
North Dakota Street.Therefore,this standard has otherwise been met.
FINDING: The standards of the Access Management chapter (18.705) have not been met, but can be met
with the f ollowing condition of approval.
CONDITTONS:
. Prior to commencing onsite improvements, the applicant shall either apply for an
adjustment to the spacing standard and receive approval of said adjustment prior to
�ssuance of pernzits or rev�se the site access.
. Prior to issuance of building perniits,the applicant shall demonstrate that dwellings on
Parcels #2 and#3 will be spru�kled.
Density Computations (18J15�:
A. Definition of net development area. Net development area, in acres, shall be deternuned by
subtracting the following land area(s) from the gross acres, which is all of the land included in the
legal descnpt�on of the property to be developed:
1. All sensitive land areas
2. All land dedicated to the public for park purposes;
3. All land dedicated for public rights-of-way.
4. All land proposed for pnvate streets;and
5. A lot of at least the size required by the applicable base zoning district, if an e�usting dwelling
is to remain on the site.
B. Calculating ma�umtun ntunber of residential units. To calculate the maximtun 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 app licable zonin�district
C. Calculating minimum number ot residential units. As req�uired by Section 18.510.040, the minimtun
number of residential units per net acre shall be calculated by multiplying the maximum number of
units determined in Subsect�on B above by 80% (0.8).
The subject .93-acre parcel totals 40,510 square feet. There are no sensitive land areas on site. No dedication is
required or proposed. A pnvate street �T'ract A) and an accessway across Lot #2 to benefit Lot #3 are proposed.
Pursuant to 18.730.050.E, the lot area tor a flag lot shall comply with the lot area re quirements of the appLcable
zoning district and the lot area shall be provided entirely within the builduig site area exclusive of any accessway.
The applicant has addressed this standard in Table 2 on page 4 of the narrative. The area fi�u�-es in the Table differ
from those on the Supplemental Plan (1/2). According to staff's calculations Lot # 1 is 8,479 square feet (excluding
Tract A); Lot #2 is 11,682 square feet, excluding the shared private access easement; Lot #3 is 14,499 square feet.
Sununed, these lot areas deter�rune the net developable area, wluch equals 34,660 square feet. As the min�mum lot
size for the R 4.5 zone is 7,500 s uare feet, the maxirnum number of Iots is 4 (34,66�/7,500 = 4.62); the mulimum
number of lots is 3 (0.8 x 4.62 =�.69). The proposed partition creates three (3) separate lots in confornzance with
the minimum density requirements.
FINDING: Based on the analysis above,the Density Computation Standards have been met.
NOTICE OF DEQSION MLI'2007-00012/MAXIM PARTTTION PAGE 12 OF 24
18.730.020 Exceptions to Building Height Limitations
Buildin hei hts and fla lots. Limitat�ons on the placement of residential structures on flag lots apply
when a ag ot is created a er April 15, 1985 by an approved partition. The maximum hei�ht for an
attached or detached single-family, duplex, or multiple-family residential structure on a flag lot or a lot
having sole access from an accessway, pnvate drive or easement is 1-1/2 stories or 25 feet, whichever is
less, except that the maximum height may be 2-1/2 stories or 35 feet,whichever is less, provided:
a. The proposed dwelling otherwise complies with the applicable dimensional requirements of the zoning
distnct;
b. A 10 feet side yard will be preserved;
c. A residential structure on any abutting lot either is located 50 feet or more from the nearest point of the
a d�ect dwelling, or the residential structure exceeds 1-1/2 stories or 25 feet in height on any abutting lot;
d. Windows 15 feet or more above grade shall not face dwelling unit windows or patios on any abutting lot
unless the prop osal includes an a reement to plant trees capable of mitigating direct views, or that such
trees exist and will be preserved. �ere an agreement is made to plant trees capable of mitigating direct
views, the agreement shall be deemed a condition of approval under the provisions of Section 18.390.030
D.
FINDING: The proposed partition includes one fla lot,lot#3. Therefore,Lot#3 is subject to the building
he�ig ht restrictions outlined in 18.730.�20. To ensure compliance with these standards the
following condition of approval will be imposed.
CONDITION: Prior to i�suance of a building pernut for lot #3, the applicant shall demonstrate compliance
with the building height limitations standards in 18J30.020.
Landsca.�ing and Screening�18.745):
18J45.030 General Provisions
Installation Requirements. The installation of all landscaping shall be as follows:
All landscaping shall be installed according to accepted pIanbng procedures.
The accepted planting procedures are the guidelines described in the Tigard Tree Manual. These �u'delines follow
those set forth by the International Society of Arboriculture (ISA) tree lanting guidelines as well as the standards set
forth in the American Institute of Arclutects' Architectural Graphic �tandards, 10�' edition. In the Architectural
Grap hic Standards there are guidelines. for selecting and planting trees based on the soil volume and size at maturitv.
Addrtionally,there are directions for so�l amendments and modifications.
1. The �lant material shall be of high grade, and shall meet the size and gradin� standa�is of the
Amencan Standards for Nurberg Stock(ANSI Z-60, 1-1986,and any other future revrsions);and
2. Landscaping shall be installed in accordance with the provisions of this tide.
Protection of Existin Landsca in . Existing vegetation on a site shall be protected as much as possible:
The developer shal provide methods for the protection of existin vegetation to remain during the
construction process; and the plants to be saved shall be noted on the �andscape plans (e. ., areas not to be
distu�fied can be fenced,as in snow fencing which can be placed around the indvidual trees�.
The Ciry of Tigard has deterinined that orange nylon f encing, commonly used because of its low cost,does not provide
adequate protecuon of trees durin construcuon. Therefore, the Caty reqiures that all trees to be preserved shall be
protected v�nth five or six (5' - 6� foot high chain link fences. Fences are to be mounted on two inch diaineter
galvarvzed iron posts, driven uito the ground to a depth of at least 2-feet at no more than 10-foot spacing. The
appLcant shall position fencing as directed bythe pro�ect arbonst to protect the trees to be retained. The applicant shall
allow access by the City Arborist for the purpose of morutonng and inspection of the tree protection to venfy that the
tree protection measures a�re�perforniing adequately. Failure to follow the plan, or maintaui tree protecuon tencing in
the desig�nated locations shall be grounds for unmediate suspension of work on the site until remediauon measures
and/or civil citations can be processed.
Any tree that is located on property adjacent to the construction project that will have more than 15% of its root system
disturbed by construction activities shall also be shown on the plans,and adequately protected.
NOTIC�OF DEQSION MLI'2007-00012/MAXIM PARTITION PAGE 13 OF 24
Street trees: Section 18.745.040
All development projects rontin� on a pu�blic street, private street or a private driveway more than 100 feet in
length approved after the adopt�on of this tide shall be required to plant street trees m accordance with the
standards in Section 18.745.040C.
The subject site includes frontage on SW North Dakota Street. In addition, the Private Street and accessway exceed
100 feet in len�t h, at 316 lineal feet. The applicant's narrative and Supplemental Plan depict street trees v�nth
appro�r�ately25-foot spacing along�the public and private street and accessway. The applicant has listed five different
types of street trees that may be pl�anted. All have been chosen from T"igard's Street Tree L�st, and are therefore
acceptable to plant. However the �'iry Arbonst advises agau�st the planting of Flowenn� Cherry due to its inconsistent
perfonnance as a street tree. �I'he requu-ed street trees shall be chosen form the Gty Street Tree L�st, identified on a
revised site lan, and planted in accordance with the standards for size and spacing in this tide, under Section
18.745.040.�
Buffering and Screening Requirements: Section 18.745.050.5
The pro� posed land partition occurs on a parcel surrounded by the same land use designation (R 4.5) as the subject
parcel.Therefore,no buffenng or screerung�s requu-ed for the proposed land partition.
FINDING: All of the landscape standards have not been met. However, with a condition of approval
requiring planting of street trees,the criteria can be met.
CONDITTON: The applicant shall submit a revised site plan identifying street trees from the City of T'igard
StreetTI'ree List and sized and spaced according to TDC Section 18.745.040.C.
Off-Street Pati�in�and Loading Reauirements (18.765�
Section 18.765.02 .A states that at e time o� it�e erect�on of a new structure within any zoning district, off-
street vehicle parkin will be provided in accordance with Section 18.765.070 (minimum and maxirrium
parking requirements�.
For single-farnily dwellings, one parkin space per dwelling unit is required. The ap�licant acknowledges this
reqwrement. In addiuon,comphance will�e regulated at the time of btulding pernuts. There ore,tivs cntenon�s met.
FINDING: Based on the findings above,parking and loading requirements have been met.
Tree Removal(18.790):
A tree plan or the planting, removal and protection of trees prepared by a ceitified atfiorist shall be provided
for any lot, pa�el or combination of lots or pancels for which a develop ment ap plication for a subdivision
partition, site development review, planned development or conditionai use is tiled. Protection is preferne�
over removal wherever possible.
The a licant has submitted an E�sting Conditions plan (C1.1), a Tree Preservation plan (C3.2),and an arborist report
dated�anuary 19, 2007, prepared by a cenified arbonst, Raymond Myer which included tree preservation calculat�ons
and tree protecnon measures.The applicant's Existing Condiuons plan ic�entifies a total of 14 trees greater than 6 inches
DBH on the sub�ect site. Of this total, the applicant proposes to retain 8 of 13 that are greater than 12 inches in
diameter and healthy, or 61% of trees subject to rrut�gation. A retention rate of 50% to 75% requires mitigation of 50%
of the diameter inches pro�posed for removal (76 inches x .5 = 39 inches). Trees numbered 5 tFiru 9, 11 thru 13 will be
retained as shown on the Tree Preservation plan.
The applicant proposes to plant trees to mitigate for the lost caliper inches,although the narrative does not quantify the
miugauon amount or spec�fy in rrutigation plan the species, size or location of proposed miugauon trees. The Caty
Arborist commented that the applicant shall provide a mitigat�on proposal that shows the species locauon, and spacuig
of mitigation trees in relation to buildu-igs, inf rastructure, e�stu-ig trees, street trees, and eac�i other. No planted
mitigauon trees will be credited against the required cash assurance unul irutigauon plans are presented in an acceptable
f orniat and approved.
The guidelines for tree protection have been defined. However, to ensure protecuon, the applicant shall submit a
revised arborist report stating that �f any temporary or pern�anent alterations to the approved tree protecuon plan are
required, a certified arbonst will approve the chan�es and submit a re�port to the �aty Arborist. The report shall
document the changes and certifythat the viab�liryof the affected trees wiIl not be significantlyimpacted.
NOTTC�OF DEQSION MLI'2007-00012/MAXIM PARTTTTON PAGE 14 OF 24
The tree preservationplan does not show protection for trees to be retained such as trees #7 and 8. Also,trees listed as
removals in the arbonst report,such as tree # 10, are shown on the tree preservation plan as being reta.ined. Therefore,
the applicant shall revise the tree preservation plan and/or arborist report so both are ui agreement.
In the arborist report, trees #5 and 7 appear that they will be severely impacted by the installation of a storm drain.
However, the tree preservation Plan shows much less unpact to their critical root zones than the arborist report. The
applicant shall submit a rev�sed tree preservation plan and arborist report to clarify which documentation most
accurately represents the tree protection wnes. If the storm draui u�stallation will occur within the tree protecuon zone
the applicant shall submit a revised arborist report with a more detailed description of the techniques that will be usec�
to mmimi7P damage to the protected trees.
The arborist report states, "for every inch in diameter of the trunk(D.B.H.) allow up to 1 foot of radius from the tnu�k
as the protected area. (Example: 24" D.B.H. = 24' radius of protected root system.)". However,the tree preservation
plan does not appear to reflect this recommendation. It is harcl to accurately deterniuie the size of the tree protection
zone on the tree preservation plan because n indicates the scale as being both 1"=20' and 1"=30'. Therefore the
applicant shall submit a revised tree preservationplan to accurately reflect their arborist's recommendation and/or�ave
the arbonst submit a statement approvuig a reduction in the recommended tree protection fencing�uidelines. The
statement should be specific to those trees that will have fencu7g reduced below the recommended guidelines, and
certify that the health and stabihty of the trees will not be significantly impacted by the reductions.
Incentives for Tree Retention(18.790.040)
Subsequent removal of a tree.Any tree preserved or retained in acco�iance with this section may thereafter be
removed only for the reasons set out in a tree plan, in accordance with Section 18.790.030, or as a condition of
a� pproval for a conditional use, and shall not be subject to removal under any other section of this chapter.
The property owner shall record a deed restriction as a condition of approval of any development pemut
affected by tlus section to the effect that such tree may be removed only if the tree dies or is hazardous
according to a certified arborist The deed restriction may be removed or will be considered invalid if a tree
preserved in accordance with this section should either die or be removed as a hazardous tree. The form of
tlus deed restriction shall be subject to approval by the Director.
A condition of approval will ensure that this standard is met.
FINDING: Based on the analysis above, the Tree Removal Standards have not been met. To ensure trees are
protected during site development and throughout bui.lding construction, the following conditions of
approval shall be required:
CONDITIONS:
. Prior to commencing any site work,the applicant shall submit construction drawings to both
Plaruzing and Engineenng that include:
A The approved Tree Removal Protection and Mitigation Plan;
B. A construction sequence.inciuding installation and removal of tree protection devices,
clearing,grading,and pavu7g;
G A note prohibitulg eqiupment,vehicles, machinery, grading, dumping,storage, burial of
debris,or any other construction-related activiues ui any tree protection zone; and
D. A note stating that only those trees identified on the approved Tree Removal pl�an are
authorized for removal bythis report. Notwithstanding anyother provision of t1-iis title
any�party f ound to be in violation of this chapter[18.790] putsuant to Chapter 1.16 0�
the Tigard Murucipal Code shall be sub'ect to a civ�l penalty of up to $500 and shall be
required to remedy any damage caused�y the violauon. Such remediation shall include
but not be limited to,the followulg: 1) Replacement of unlawfully removed or damagec�
trees in accordance with Section 18.790.Ob0 (D) of the T'igard Development Code• and
2) Payment of an additional civil penalty represenung the estimated value of any
unlawfully removed or damaged tree, as deternlined usuzg the most current
International Society of Arboriculture's Guide for Plant Appraisal.
NO7TC�,OF DEQSION MLI'2007-00012/MA3QM PARTITION PAGE 15 OF 24
. Prior to commencing any site work, the applicant shall establish tree protection fencing as
directed by_the pro�ect arbonst and conditioned by this decision to protect the trees to be
retained. The appl�cant shall call for an ulspection and allow access by the City Arborist for
the purpose of monitoring the tree protection to verify that the tree protection measures are
pertorniing adequately.
All trees to be preserved shall be protected with five or six (5' - 6') foot high chain link
fences. Fences are to be mounted on two inch diameter galvanized �ron�posts, dnven uito
the ground to a depth of at least 2-feet at no more than 10-foot spacing. The applicant shall
position fencmg as du-ected by the project arborist to protect the trees to be retained. The
applicant shall allow access by the City Arborist tor the purpose of monitoring and
uispection of the tree protection to verify that the tree protection measures are perfornvng
adequately. Failure to follow the plan, or maintain tree protection fencing in the designated
locations shall be grounds for unmediate suspension ot work on the site unt�l remediation
measures and/or civil citations can be processed.
. As an ongoing obligation during the development of the proposed property, the applicant
shall ensure that the Project Arborist subrruts written re orts to the City Arbonst, at least
once every two weeks, from initial tree protection zone �(TPZ) fencing ulstallation through
building construction. The reports shall include the condition and location of the tree
protection fencing and whether any changes occurred. If the amount of TPZ was reduced
then the Project.Arborist shall just�fy why the fencing was moved, and shall certify that the
construcuon acuviues to the trees did not adversely unpact the overall, lon�-term health and
stability of the tree(s). Failure to follow the plan, or maintaui tree protection fencing in the
designated locations shall be �rounds for irnmediate suspension of work on the site unt�l
remediation measures and/or civil citations can be processed.
. Prior to commencing site work, the applicant shall submit a revised tree preservation plan and
arborist report to clarify which documentation most accurately represents the tree protection
zones. If the storm drain installation will occur within the tree protecuon zone, the applicant
shall submit a revised arborist report with a more detailed description of the techniques that will
be used to minimi��damage to the protected trees.
. Prior to commencing site work, the applicant shall submit a cash assurance (letter of credit
or cash deposit) for $4 875 (39 caliper inches times $125 per caliper inch). Any trees
successfully planted on t�e site or off site m accordance wrth 18.790.060.D and ap proved
tree mitigation plan will be credited against the assurance for two years followuig final plat
approval After such time, the applicant shall pay the remairung value of the assurance as a
fee in-lieu of planting.
. Prior to final plat approval, the applicant shall submit a surrunary of the biweekly arborist
reports prepared by the Pro�ect Arbonst. The summary shall document the effect of the
approved tree protection plan, account for any violations, and certify the condition of
protected trees.
. Prior to issuance of building pernlits,the applicant shall:
A. Submit site plan drawings showing the accurate location of the trees that were
preserved,the location of tree protecuon fencing�and the location of mitigation trees,if
any. Attach co ies of the a roved Tree Protection and N1iti ation Plans.
B. Submit a statement and signature o approval rom a cert' ied arborist re arding the
siting and construction techruques to be employ�d in building the house wi�respect to
anyprotected trees on site.
G Install required tree pr�otection fencing as specified by the project arborist and call for
an inspection bythe Zity Arborist.
D. Applicant shall submit biweekly reports, prepared by a certified arborist, through final
u�.cpection documenting the status of requu-ed tree protection fencing.
NOTIC�OF DEQSION MLI'2007-00012/MAXIM PARTITION PAGE 16 OF 24
. Prior to issuance of building permits, the applicant shall record a deed restriction to the
effect that any existing tree greater than 12 inches diameter may be removed only if the tree
dies or is hazardous accordin�g to a certified arborist. The deed restricuon may be removed
or will be considered invalid if a tree preserved in accordance with this decision should either
die or be removed as a hazardous tree.
. Prior to final inspection, the applicant shall submit a final report by the Project Arborist
certifying the heaIth of protected trees. Tree protection measures may be removed and fuzal
inspection authorized upon review and approval by the City Arbonst.
Vsual Clearance Areas (18.795�
This Chapter requires t 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 vehicle, hed e, pl�anting fence, wall structure, or temporary or permanent obstruction
exceedin three �3) feet in heig�t ,I'he coc�e provides that obstructions that may be located in this area shall
be visual�y clear etween three (3) and eight(�) feet in height Trees may be placed within this area provided
that all branches below eight (8) feet are removed. A visual clearance area is the triangular area forrned by
measuring from the corner, 30-feet along the right-of-way and along the driveway and connecting these two
points with a straight line.
FINDING: The applicant's site plan and prelurrinary plat (Sheets 1 and 2) show the vision clearance triangle for the
access drive onto SW North I7akota,cons�stent with this standard.
Im�act Study(18.390�
Sect�on 18.3ti0.090 states, The Director shall make a finding with respect to each of the following criteria
when approving, approving with conditions or denying an apphcation:
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 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 ropetty dedicat�on is not roughly proportional to the projected impacts
of the develo ment Section 18.390.�40 states that when a condition of ap roval requires tlie transfer to the
public of an interest in real property,the approval authority shall adopt findings which support the conclusion
that the interest in real property to be transferred is roughly proportional to the impact the proposed
development will have on the public.
The applicant submitted an impact study. The applicant will be extendin,g storm draina�e connections to the three
�arcels to account for the addiuonal impervious area being added to the srte. Sewer is available in SW North Dakota
treet and ha�s sufficient capacity to serve the development. No dedication is ro po�sed or re quired. Other imp acts to
public facilities are offset bythe collection of Systems Development Charges (�D�,°s) collected at the time of building
penrut�ssuance.
The Washington County Traffic Impact Fee ('ITF) �s a mitigauon measure that is required at the time of development.
Based on a transportauon impact study prepared by Mr. David Larson for the A Boy Expansion/Dolan II/Resoluuon
95-61, TTF's are expected to recapture 32 percent of the traffic impact of new development on the Collector and
Arterial Street system, The applicant will be required to pay a TTF's of$3,020 for proposed new dwelling units on Lots
#2, and#3.
Based on the estimate that total TTF fees cover 32 percent of the impact on major street im rovements cityvvide, a fee
that would cover 100�ercent of this project's traffic impact�s $18,875 ($6,040 divided by.3�The difference between
the TTF paid and the ull impact �s considered the ururutigated imp act on the street system e Luunitigated unpact of
this pro�ect on the trarLCportauon system is $12,835 (18,875- $6,040).
NOTIC�OF DEQSION MLI'2007-00012/MAXIM PARTTTION PAGE 17 OF 24
PUBLIC FACILITY CONCERNS
Street And Utility Im rovements Standards (Section 18.810�
Chapter 18.810 provi�es construction stand`ards for the implementation of public and private facilities and
utilities such as streets,sewers, and drainage. The applicable standards are addressed below:
Streets:
Improvements:
Sect�on 18.810.030.A.1 states that streets witlun 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 etusting
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
58 foot ri�ht-of-way width and 36-foot paved section. Other improvements recluired may include on-street
parking, sidewalks and bikeways, underground utilities,street lighting,storm drainage,and street trees.
T�us site lies adJ'�acent to SW North Dakota Street, which is classified as a Neighborhood Route on the City of Tigard
Transportation I,lan Map. At present, there is approximately 30 feet of ROW from centerline, according to the most
recent t�assessor's map.
SW North Dakota Street is currently partially improved. In order to mitigate the impact from this development, the
applicant should construct half-street unprovements with the curb in alignment with the curb to the westz which �s
wider than 18 feet from centerline. The applicant shall also provide 5 foot wide curb-tight sidewalli, which �s keeping
with the location of a majority of the existuig sidewalk u�the vicuuty.
Future Street Plan and E�tension 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 ad]'o' ining land, streets shall be e�ended to the boundaiy lines of the tract to be developed and a
barricade shall be constructed at the end of the stree� These street stubs to adjoining pro erties are not
considered to be cul-de-sacs since they are intended to continue as through streets at suc� time as the
adjoining �roperty is developed. A barricade shall be construc,ted 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 Tem orary hammerhead turnouts or temporary cul-de-sac bulbs shall be
constructed for stub streets in excess o�150 feet in length.
The applicant did not provide a res onse to this code section. However,due to e�sting development it is not necessary
to give access to adjo�rung land via�uture streets.
Street Alignment and Connections:
Section 1$.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-
e�usting�developments, lease provisions, easements, covenants or other restnchons e�sting 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 construction.
Section 18.810.030.H.2 states that all local neighborhood routes and collector streets which abut a
development site shall be extended within t�ie site to provide through circulation when not precluded by
envirorunental or topographical constraints, e�sting 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
topograplucal constraints, the mere presence of a constraint is not sufficient to show that a street connection
is not possible. The applicant must show why the constraint precludes some reasonable street connection.
The applicant did not respond to this code section. Due to pre-existing development there are no opportunities for
street connections.
NOTIC�OF DEQSION MLI'2007-00012/MAXIMPARTTTTON PAGE 18 OF 24
Grades and Curves: Section 18.810.030.N states that grades shall not exceed ten percent on arterials, 12% on
collector streets, or 12% on any other street(except that local or residential access streets may have seg ments
with grades up to 15% for distances of no greater than 250 feet). Centeriine radii of curves shaII be as
determined by the City Engineer.
The profile submitted bythe applicant shows SW North Dakota Street is less than 5%,therebymeeting this criterion.
Private Streets: Section 18.810.030.T states that design standarcis for private streets shall be established by the
City Engineer. The City shall require le al assurances for the cont�nued maintenance of private streets, such
as a recorded maintenance agreemen� �rivate streets servin�more than six dwelling units are perniitted only
within planned developments,mobile home parks,and mult�-family residential deveIopments.
The�applicant is proposing to construct a private street to serv� this development. The private street will extend from
SW North Dakota Street to the north property luie of Lot 1.
The applicant shall place a.statement on the face of the final plat indicating the private street(s will be owned and
ma�ntauied by the properties that will be served by it/them. In addiuon, the applicant sh record Conditions,
Covenants and Restncuons (CC&R's) alon with the final plat that will clarify how the pnvate propeny owners are to
rr�aintain the private street(s). These �'s shall be reviewed and approved by the Ciry prior to approval of the final
plat. The C.�t�s public imp rovement design standards require private streets to have a pavement secuon equal to a
public local street. The apphcant will need to provide this type of pavement section.
Block Desi ns - Section 18.810.040.A states that the length, width and shape of blocks shall be designed with
due rega�to providing adequate building sites for the use contemplated, consideration of needs for
converuent access, circulation, 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 excep�
• Where street location is precluded by natural topography, wedands or other bodies of water or, pre-
e�cisting 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.
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 not.possible. Spacing between connections sha�be no
more than 330 feet, exce�t where precluded by envlronmental or topographical constraints, e�usting
development patterns, or stnct adherence to other standards in the code.
No streets are being proposed with this development. The subject property is surrounded by e�usting development,
which precludes pedestnan and bicy�le connections to nearby streets.
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 times the minimum lot size of the applicable zoning district
Proposed Parcel # 1 has a lot depth of approximately 139 feet and a lot width of 82 feet. Propose Parcel #2 has a lot
depth of 177 feet and a lot width of 82 feet.Proposed Lot#3 has a lot depth of 182 feet and alot width of 82 feet. The
m�n�mLUn lot size in the R 4.5 zone is 7,500 s uare feet. Parcels #2 (14,397 square feet) and#3 (14,499 square feet) are
greater than 1.5 times the m�n;mum lot size�11250 square feet�. However, neither parcel # 2 or #3 has a lot depth
greater than 2.5 times the average lot width (205 feet),consistent v�nth this standard.
Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public or private
streets, other than an alley. In the case of a land partition, 18.420.050.A.4.c ap lies, wluch requires a pa�el to
either have a minimum 15-foot frontage or a mirumum 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�
NOTTC�OF DEQSION MI.P2007-00012/MAXIM PARTTTION PAGE 19 OF 24
The proposed development is a minor land partition. Proposed Parcel# 1 has a frontage of 61 lineal feet on SW North
Dakota Street; Parcels #2 and #3 will have 15 feet of frontage on a recorded access easement. Therefore,this criterion
is 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.
The apPlicant's plans show a 5 foot wide curbt�ht sidewalk along the fronta_ge of SW North Dakota Street. A 5 foot
wide sidewalk�s aLso requu-ed along one side of the private street from SW North Dakota to the north property line of
Lot 1. The applicant shall revise the construction plans to ulclude the sidewalk along the private street.
Sanitary Sewers:
Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to setve each new
develo ment and to connect developments to existin mains m accordance with the provisions set forth in
Design and Construction Standards}or Sanitaty and Surface Water Management(as adopted by Clean Water
Services in 1996 and including any future revisions or amendments) and the adopted pohcies of the
comprehensive plan.
Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional
development within the area as projected by tlie Comprehensive Plan.
There is a public sanitary sewer line in SW North Dakota Street. The�applicant's plans indicate they will install three
private sewer lateraLs, one for each lot, to serve this development. The final plat will be required to include the
appropriate utility easemenrs.
Storm Drainage:
General Provisions: Section 18.810.100.A states requires developers to make adequate provisions for storm
water and flood water runoff.
Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other drainage facility
shall be lar�e enough to accommodate potential n.�noff from its entire upstream drainage area,whetFier inside
or outside t�e development The City Engineer shall approve the necessary size of the facility based on the
pro� visions of Design and Construction Standards for Samtary and Surface Water Management�as adopted by
Z:lean Water Services in 2000 and including any future revisions or amendments).
There are no upstream drainage ways that impact this development.
Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer
that the additional nznoff resulting from the development will overload an existing drainage facility, the
Director and Engmeer shall withFiold 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 Sernces in 2000 and including any future revisions or
amendments).
In 1997, C1ean Water Services (G�) completed a basin study of Fanno Creek and adopted the Fanno Creek
Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a
stormwater detention/effective imp ervious area reduction pro ram resultim m�o net uzcrease ui storm peak flows up
to the 25-year event. The City w�71 require that all new deve�opments res�ting in an uzcrease of impervious surfaces
provide onsite detention facilities, unless the develo�pment is located adjacent toFanno Creek. For those developments
ad�acent to Fanno Creek,the storm water runoff wiIl be pernutted to dischaxge without detention.
The developer's engineer has submitted detenuon calculations for an underground pipe. This is acceptable, however it
is also acceptable for a partition to paythe fee-in-lieu of detention.
NOTIC�OF DEQSION MLI'2007-00012/MA}QM PARTITION PAGE 20 OF 24
The engineer's plans aLso show the storm sewer line extended to the existin rnanhole in the intersection of 106th
Avenue and Black Diamond Way(W'uidsor Place). The storm sewer line will�e required to be public in accordance
with G� standards for lines that cross over lots. The applicant's plans show an existing easement between lots 2 and
3 of Black Bull Park Subdivision where they are e�endin the storm sewer line. The appTicant shall provide evidence of
the easement to City Engineering staff prior to issuance o�pernzits.
Bikeways and Pedestrian Pathways:
Bikeway Extension: 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.
SW North Dakota Street is classified as a bicycle faciliry.
Cost of Conshuction: Section 18.810.110.B states that development pemuts issued for �lanned unit
developments, conditional use pemuts, subdivisions, and other develo�ments wluch will pnncipally benefit
from such bikeways shall be conditioned to include the cost or construction of bikeway improvements.
If there is e�sting bicycle striping the applicant shall restore the strip ing after completing the half-street improvements.
However, if there is no stnpulg along the north side of SW North Dakota Street it would make more sense for the
applicant to paya fee-in-lieu of stnpulg at this time.
The amount of the striping would be as follows:
. 81 feet of 8-inch white stripe,at$2.50/lf $202.50
. 2 Mono-directional reflective markers @ $4.00/ea $8.00
. 1 Bike lane legends @ $175/ea $175.00
. 1 Directional mini-arrows @ $100/ea $100.00
$485.50
Utilities:
Section 18.810.120 states that all utility lines, but not limited to those required for electric, communication,
lighting and cable television services and related facilities shall be placed under�ro� und, except for surface
mounted transformers, surface mounted connection boxes and meter cabinets wIuch may be placed above
ground, temporary utility seivice facilities during constiuction, high capacity electric lines operating at 50,000
volts or above,and:
. The developer shall make all necessary arrangements with the serving utility to provide the
under�round services;
. The C;ity reserves the ri�ht to approve location of all surface mounted facilities;
. All underground utilit�es, incIuding sanitary sewers and storm drains installed in streets by the
developer,shall be constiucted pnorto the surfacmg of the streets;and
. Stubs for service connections sFiall be long enough to avoid distu�fiing the street improvements when
service connections are made.
Exception to Under-Grounding Requirement Section 18.810.120.0 states that a developer shall pay a fee in-
lieu of under-grounding costs when the development is proposed to take place on a street where e�cisting
utilities which are not underground will serve the development and the approval authority detemunes that the
cost and technical difficulty of under-groundin� the ut�lities outweighs the benefit of under-grounding in
conjunction with the development. The determinat�on shall be on a case-by-case basis. The most common,
but not the only such situat�on is a shott frontage development for which under- rounding would result in
the placement o�additional poles,rather than the removal of above-ground utilities�acilities. An applicant for
a development which is served by utilities which are not underground and which are located across a public
right-of-way from the applicant's property shall pay a fee in-lieu of under-grounding.
There are e�cisting overhead utility lines along the frontage of SW North Dakota Street. If the fee in-lieu is proposed,it
is equal to $35.00 per lineal foot of street frontage that contair�s the overhead lines. The frontage along this site �s 80.55
lineal feet;therefore the fee would be $2,819.25.
NOTIC�OF DEQSION MLI'2007-00012/MAXIM PARTIT'ION PAGE 21 OF 24
ADDITIONAL CITY AND/OR AGENCY CONC:�ERNS WITH STREET AND UTILITY
IMPROVEMENT STANDARDS:
Public Water S stem:
T�ie City of Ti ar provides water service in this area. The applicant's plans show the e�sting water meter to be
retained. The p�ans also show a new double water meter for lots 2 and 3. The double meter configuration must be
approved by the Tigard Water Department.
Storm Water�h�alit�
The City has agreed to enforre Surface Water Management (SWM) regulations established by C1ean Water
Services (CWS) Design and Constn.iction Standards (adopted by Resolution and Order No. 00-7) which
require the construct�on of on-site water quality facihhes. The facilities shall be desi ned to remove 65
percent of the phosphorus contained in 100 pe�ent of the stonn water runoff�enerated�rom newly created
impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and
method to be used in keeping the facility maintained through the year.
The applicant's plans show a private water quality manhole for stormwater treatment. This system will be a public
system and a water quality manhole �s not allowed. However, the G�1S standards include a provision that would
exclude small projects such as residential land partitions. It may be impractical to require an on-site water quality f acility
to accommodate treatment of the storm water from Parcels 1, 2 and 3. Rather, the CWS standards provide that
applicants should pay a fee in-lieu of constructing a facility if deemed appropriate. Staff recommends payment of the
fee in-lieu on this application.
Grading and Erosion Control:
CWS Design and Construction Standards also regulate erosion control to reduce the amount of sediment and
other polrutants reaching the public sto�n and surface water system resulting from development,
construct�on, grading, excavatin�, clearing, and any other activity wluch accelerates erosion. Per CWS
regulations the apphcant is required to submit an erosion control plan for City review and approval prior to
issuance o�'City pernuts.
Address Assi nments:
The City o igard is responsible for assigning addresses for parcels within the City of Tigard and within the Urban
Service Boundary(USB). An addressing tee in the amount of$50.00 per address shall be assessed. This fee shall be
paid to the Caty pnor to f uzal plat approval.
The developer will also be required to provide signage at the entrance of each shared flag lot driveway or private street
that lists the addresses that are served by the given driveway or street. This will assist emergency services personnel to
more easily find a particular home.
Surve Re uirements
e app 'cant's inal plat shall contain State Plane Coordinates AD 83�(9_ 1)] on two monuments with a tie to the
Cit�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 requu-ed for the subdivision plat boundary. Along with the coordinates, the plat
shall contain the scale factor to convert ground measurements to gnd measurements and the angle from north to grid
north. These coordinates can be established by.
. GPS tie networked to the Cit�s GPS survey.
. By random traverse using conventional surveyuig methods.
In addition, the applicant's as-bui.lt drawings shall be tied to the GPS network. The applicant's eng'uieer shall provide
the City with an electronic file with pou7ts tor each structure (inanholes, catch basins, water valves, h�rants and other
water system features) in the development, and their respective X and Y State Plane Coordinates, re erenced to NAD
83 (91).
NOTIC�OF DEQSION MLI'2007-00012/MAXIM PARTTTION PAGE 22 OF 24
SECTION VI. OTHER STAFF COMMENTS
City of Tigard Public Works Department has reviewed the proposal and has no objection to it and states that COT
crews w�ll u�stall water services only.
City of Tigard. Police Depa�nent has reviewed the proposal.and commented that in efforts to reduce delays for
emergency services, it is suggested that a monument marker be u�stalled at the foot of the private road at SW North
Dakota to identify house numbers for parcels 1 through 3. The address identification �s required as a condition of
approval in this decision.
City of Tigand Arborist has reviewed the proposal and submitted a comment letter on October 1,2007. The substance
of this letter has been included in the findin s under the Landscaping and Screening and Tree Removal sections of this
deci�ion. The comments in their entirerycan�e found in the land use file.
SECTION VII. AGENCY COMMENTS
Quest reviewed the proposal and had not comment.
Clean Water Services (CWS) submitted a Service Provider Letter dated December 21, 2006 (06-003768) which
detennined no sensitive areas were identified within 200 feet of the subject site. CWS also submitted Review Comments
dated October 1, 2007 which address general comments, sanit sewer, storm drainage, water quality, and erosion
control issues.These issues have been addressed in the Streets and�Jtilities section of the decision above.
Tualatin Valley Fire and Rescue endorses this proposal predicated on the following criteria and conditions of
approval:
1. DEAD END ROADS: Dead end fire a aranu access roads in excess of 150 feet in lengrh shall be provided
with an approved tiu�naround. (IFC 503.2��
2. FIRE APPARATUS ACCESS ROAD EXCEPTION FOR AUTOMATIC SPRINKI.ER
PROTECI'ION: When buildings are complete yprotected wit an app rove automatic ire spruikler sys tem,
t e requirements or fire apparatus access may be modified as approved bythe fire code official. (IFC 503.1.1)
The fire district would accept this option in lieu of the turnaround.
3. SURFACE AND LOAD CAPACITIES: Fire app aratus access roads shall be of an all-weather surface that is
eas'y isting w'shab e rom the surroun ' garea and�s capable of su poning not less than 12,500 pounds point
load (wheel load) and 60,000 pounds live Ioad (gross vehicle weight}�You may need to provide documentation
from a reg�stered engineer that the design will be capable of supporung such loading. (IFC D102.1)
This requirement applies to the driveway up to the property line of Lot 3.
4. SINGLE FAMILY DWELLINGS - RE UIRED FIRE FLOW: The inirumum available fire flow for
sing e �y dwellings and duplexes served y a municipal water supply shall be 1,000 gallons per minute. If
the structure(s �s (are) 3,600 square feet or larger, the required fire tlow shall be deterrruned according to IFC
Appendix B. (�FC B 105.1)
The e�sting fire hydrant shown on the submitted drawings must be capable of supplying the required
fire flow demand of the largest structure.
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
NOTTC�OF DEQSION MLI'2007-00012/MA}QM PARTITION PAGE 23 OF 24
Final Decision:
THIS DECISION IS FINAL ON NOVEMBER 5,2007 AND BECOMES
EFFECTIVE ON NOVEMBER 21,2007,UNLESS AN APPEAL IS FILED.
�e�al:
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 Secuon 18.390.040.G.1. may appeal this decision in
accordance with Section 18.390.040.G.2. of the T"igard Community Development Code which provides that a written
ap eal together with the re�quired fee shall be filed with the Director unthui ten(10) business days of the date the Notice
o}�ecision was mailed. The appeal fee schedule and forn�s are available from the Planning Div�sion of Tigard City
Hall, 13125 SW Hall Boulevard,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 durin.g the appeal
hearing, subject to any additional rules of procedure that maybe adopted f rom tune to tune by the appellate body.
THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON NOVEMBER 20,2007.
I�stions:
e any questions, please call the Cary of T'igard Plaruiuig Division, Tigard Caty Hall, 13125 SW Hall Boulevard,
T�gard,Oregon at (503) 639-4171.
� November 1,2007
PREPARED Y G Pagenstec er DATE
sociate Planner
c\cwpin\gary\minorland partition\m1p2007-00012(n�.vcirn)\m1p2007-00012 decision.doc
NOTTCE OF DEQSION MI.P2007-00012/MAXIM PARTITION PAGE 24 OF 24
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�■ planningResourcesinc.
■■ Partnershipa 6 PeAormance DA TE.� 9—7—07 10765 SW NOrt/1 D2kot2 Sl.
1�■ �,eo s,N F.�,.s�.e.m, s w e e..,o m
Po�nrb.at urnt 600!!�-�aa!Fa IN fN2X%I/1
PROJECr 06-MAX-162
Ken Sandblast EXH I B IT�
Planning Resources,Inc. MLP2007-00012
7160 SW Fir Loop#201 MAXIM PARTITION
Tigard, OR 97223
Lenuta and Mihail Maxirri
7812 SW Taylors FerryRoad
Tigard, OR 97223
Reuben H. and Delores M. Gedrose
4750 SW 182nd
Aloha, OR 97005
Sandi&Jeff Herber
11120 SW 108`�'Avenue
Tigard, OR 97223
� �
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RE�EIIiED
SEP I 4 2007
;ITYOF TiGARD
�-��.ANNINGIENGINEERING
'� ��'�� �W IVarth D�kot� S�re��
;.�..... .. ._..�..-�:,�. .�K:;;:,,;:...�-. _ _ ,�.�, .,, .�: - - -�--- �;;,�
3-Lot Land Division
Tigard, Oregon
Resubmittal
APPLICANT:
Mihail Maxim
7812 SW Taylors Ferry Road
Tigard, OR 97223
Tel: 503-764-9857
Fax: 503-841-6282
APPLICANT'S REPRESENTATIVE:
Kenneth L. Sandblast, AICP
Planning Resources, Inc.
7160 S.W. Fir Loop, Suite 201
Portland, OR 97223
Tel: 503.684.1020
Fax: 503-684-1028
kens(c�prilanduse.com
PREPARED BY:
Liz Eddleman
Planning Resources, Inc.
7160 S.W. Fir Loop, Suite 201
Portland, OR 97223
Tel: 503.684.1020
Fax: 503-684-1028
Lize(a�prilanduse.com
August 14, 2007
�� planningi�::��,;��,;:����>,inc.
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Table af Contents
1 Application Forms
• Copy of Signed Application Form
• Copy of Fee Check
2 Proof of Ownership
• Current Deed
3 Applicable Code Responses
• Project Narrative—Revised
4 Meeting Information
• Pre-Application Notes
5 Service Provider Letters
• CWS Prescreen
• CWS Sewer(copy of document proving no response to SPL requests)
• City of Tigard Water(copy of document proving no response to SPL
requests)
• Tualatin Valley Fire and Rescue
• Tigard Tualatin School District
6 Natural Resources Report
• Tree Assessment
• Tree Protection Plan
7 Engineering Analysis
• Sight Distance Measurement
• Drainage Report
8 Plan Sets
• 8 x 10 Plan Sets— Updated
Attached:
• Plan Set—24 x 36— Updated
Apr. 19. 2001 10:36A� PLANN[NG RESOURCES [NC, No, ?8'2 P. 2
PI#�IIPP.I�.D Btt:
CITI( �F TIGARb PLANNING DIVISION
i3125 SW HALL ddUtPyARp TIGARp, OR 97223�838�
503.639.417115Q3.6$4.7Y97
Iceri pF rIe�RD
, °R`�"" LANp USE PERMIT APPLICATIaN
Flle t� �!-- .a���-QOD/ ther Case# -
oere .; �1 �� ey ' ���=�� �ooapt# :-c�r;'� i�•�;•� ary �urb ❑ Date co�ece�
�
TYPE OF PERMIT YdU ARE APPLYIdG FOR
0 AdjuatmenWarience(I o�Il) �]Minor Land Partition(I!) ❑Zor,e Chnnge(Ili)
❑Compreheneive Plan Amendment{IU) �Pfanned Devebpment(IIIJ ❑Zone Change Mnexatlon(IV}
❑Conditional Use(I II) �]Sensitivs Lanps Revlew(I,II or III) ❑Zbne Ordinance Amendment(IV)
❑Histaic Overlay(II or!If) 0 Site Dovelopmeni Revinw�ll)
�Home Occupation(II) ❑Subdlvlslon(II Or III)
r� ava
107BS SW North bakota Street
tS194DA 180Q
.93�.cres R4.5
'Ken$andbla�ii.Plannny Resources Inc.
7180 3W Fir Loop k2Cy Tiyard,OR 97223 �
�
503�684-1020 gp3.ggq-t02g
Ken Ssndbla� SQ3-684-1 Q20
mor� an pfp
Mihail Mauim
7812 SW Taylors Ferry Road,Tigard,OR 07223
503-76413857 503-841�6282
'When the owner and ths applicani are different people, the appll�ant rnust be �putchaser ot �pcptd qr a lessee in
possession with written authoriiat�from the owner or an aqent of the owner. The era must bign this appNcatian in the
s ace rovided on?he beCk ef th+s torm or subrrlit a writter�aulhorilation w�h this a lication.
. :a
3-Lot Partftfon
APP�.ICATtp^IS WILL NOT BE ACCEPTED WITliOIJT ALL OF THE REQUtREO SUBMIITAL ELEMENYS A8
DESCRIBED IN THE"6ASIC SUBMITT/1L REQUIREMENT$��INFORMATION SHEET.
I A�r, ;9, 20G7 ���. �6AM P��N�I[NG RrSOURCE� INC, No, ?8?2 �, 3
.,
THE APPL SHAL�. CERTIFY THAT:
♦ If#he applicatlon is granted, the applicant shall exercise the rights granted in accordance with the
terms and subject to all the conditions and Ilmitations of the approval.
• AI!the above statements and the statements in the plot plan,attachments, and exhibit$
transmitted herewith, are true; and the applicanis so a�knowl�dge thaf any permit issued, bpsed
on this applicatian, map be revoked if it is found that any such statements are false.
� The applicant has read the entire contents uf the applicatiQn,Induding the policies and cnterie,
and understands the requirements for approving or denying the applicatio�(s).
8lGNATURES OF EACH OWNER OF TFiE SUBJ�CT PROPERTY ARE REQUIRED_
�t. 2 3 • 0�
Owne n re ��
��,� �..� - Z 3-O�
Owner's Signatute pa�
Orvner's Si�nature Date
Owner's Slgnatun D�
�wner's Siyna�ture p�
`�' 3°"°�
Appli t1Ag eprosentativv's 9iynature p��
HppllcantlAg�n!/R�pre�sntati�e's 3ieneture Date
1
, ,�
= LAND USE PROPOSAL DESCRIPTION
120 DAYS = 1/12/2008
FILE NUMBER: MINOR LAND PARTITION (MLP) 2007-00012
FILE TITLE: MAXIM PARTITION
APPLICANT: Ken Sandblast OWNER: Lenuta and Mihail Maxirn
Planning Resources, Inc. 7812 SW Taylors Ferry Road
7160 SW Fir Loop, Suite 201 Tigard, OR 97223
Tigard, OR 97223
REQUEST: The applicant is requesting approval to partirion an appro�imately 0.93-acre site into three parcels,
retaining the existing dwelling on one of the proposed parcels.
LOCATION: 10765 SW North Dakota Street;Washington Counry TaY Map 1S134DA,Tax Lot 1800.
ZONE: R-4.5: Low-Densiry Residenrial District. The R-4.5 zoning district is designed to accommodate
detached single-family homes with or without accessory residenrial units at a minimum lot size of
7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic
and insritutional uses are also permitted conditionally.
APPLICABLE
REVIEW
CRITERIA: Communiry Development Code Chapters 18.390, 18.420, 18.510, 18J05, 18.790, 18.795 and 18.810.
DECISION MAHING BODY BELOW: ❑ TYPE I � TYPE II ❑ TYPE III ❑ TYPE IV
COMMENTS WERE SENT: SEPTEMBER 24,2007 COMMENTS ARE DUE: OCTOBER 8, 2007
❑ HEARINGS OFFICER (MON.) Dr,TE OF HEr,RING: TIME: 7:00 PM
❑PLr�NNING COMMISSION (MON.) DATE OF HEI�RING: TIME: 7:00 PM
❑CITY COUNCIL (TUES.) DATE OF HEr�RING: TIME: 7:30 PM
� STAFF DECISION (TENTAT�VE) Dr,TE OF DECISION: NOVEMBER 1, 2007
COMPONENTS RELATED TO THE PROJECT AVAILABLE FOR VIEWING IN THE PLANNING DIVISION
� VICINITY NLAP � DRr,INr1GE PLr�N ❑ SITE r,SSESSMENT REPORT
� SITE PLAN � STORM WATER�NAI.YSIS ❑ TRr�FFIC STUDY
� NARRr�TNE � �RBORIST REPORT � OTHER: MISCELI.ANEOLTS
STAFF CONTACT: Gary Pa�enstecher,Associate Planner (503) 639-4171,Ext. 2434
;�_ .,
�■ planning : �� �.� � �� inc.
'�=-f�'`��; <:����r� :�; _ ,�f4 ;:,
7160 S.W.Fir Loop, Suite 201
Portland,Oregon 97223
Te1:503-684-1020 Fax:503�84-1028
TRANSMITTAL
Date: 5/11/07
To: Citv of Tiqard
� . � . ,
�=r�-»��r-�e
Application No.:
Project Name: 10765 SW North Dakota St
ATTACHED ARE THE FOLLOWING: " '`° °#=' '� �` ' " �` ' , -
_ , ... � .�. ._- _ __.
� Application Submittal Via: � Hand Delivery
❑ Resubmittal Information/Completeness ❑ Courier
❑ Other Application Information ❑ Mail
COPIES DATE NO. DESCRIPTION
1 Si ned A lication Form
1 Fee Check
3 Co of Title Re ort
3 Pro�ect Narrative
3 Pre-ap Notes
3 Service Provider Letters
3 Tree Assessment and Tree Protection Plan
3 8.5"x 11" Plan Sets
3 24"x36" Plan Sets
THESE ARE TRANSMITTED: 'a`��`�;�µ�=. r �� . , , � -�F�" ,�,;„^��,��.�. . .�.
, , � �, h�:�.iu. s . � .e,5z,'S,-,i!�yk< ,..�,.
� For approval ❑ For Use ❑ For reference
Notes:
Copy to Signed
PRI project number
June 6, ?007 , t i
` � �� , '� 'f "r: � y�F/`� r�. O�/ �r�r ,:� �
Iien Sandblast � , ,� �L G�fz z,�c;�
Planning Resources, Inc. "
7160 SW Fir Loop #201
Tigard, OK 972?3
RE: Application Completeness Review for Maxim Minor Land Partition, MLP2007-00012
Dear �Tr. Sandblast:
The City of 1'i�aYd recei�-ed �-our application on ��iav 11, 2007 for a minor land partition for the
propern� located at 107G5 SW North Dakota Street on Tax Lot 1 S134D�101800. 'I'he proposal is to
partition the approximatel�• 0.93-acre site into two parcels and retain the etisting dwelling on one of
the parcels.
Staff has completed a preliminan� re�-iew of the submittal materials and has determined that the
follo�ving additional information is necessar�-before the application can be dcemcd complete:
L Narrati��e. Pl�ase reti ise ��vur uarrad��e to address all applicable stanaareis, sume of �vhich
ha�-e been identificd bclo��-. All the odd numbered pages of your narrative are missing.
2. Im�act Stud� 1'our narrati�-e did not included findings for an impact stud�- as required in
. TDC 18.390.040.B.e. Pl�ase amend ��our narratire to include findin�s.
3. Land Partition (1 f�.420�. Please re�-ise ��our narrati�-e to addiess all the applicable cYiteria of
this scction, includin�; 18.420.050.1�.4.f and h. In addition, submit a landscape plan that
shotvs thc rcyuircd scrcening.
4. �lccess and I�.gress �18.705�. Please re�>ise your narrati��e to address applicablc standards of
� this secuon. Please refer to section 18.705.030.I.1 to idenuf}� thc requited access and
el� pa�-ement �vidth for your proposed deeelopment. Plcase reeise ��our plan set to reflect the
reguired 20 foot pri�-ate street standard sen-ing 3 lots.
5. �:�ce�tions to De��elopment Standards (18.730). Please re�-isc �-our narYati�-e to address this
�'� section of the code as it relates to flag lots.
G. 13uildin� t�.��es. Please re��ise ��ouY site plan to sho�v building en��elopes to establish
setbacks, in pardcular �vith respect to the flag lot(s) and the applicable �?sc�ptions to
�`�������� ' De�-elopinent Standards section of the code (18.730). If proposed I,ot 3 �vill be subject to
��`�<T�O'U��, r�, future partition, �lease shado��� plat the lot and pro�-ide for access and setback re9uirements.
i.�('C�)�
o� ,c �o/` 3 .
e� o�c.� 7. I.andsca�c and �creening (18.745�, �'our plan set does not include �treet Trees alon� SW
��`��' North Dakota or alon� the proposed access as is reyuired in section 1 H.7-�5.0�0. Please
C?�� re�-ise ��our narrati��e and plan set to reflect these standards.
8. "Tree Plan. �'c�ur narrati��r aciclresscs this reyuiremcnt. Ho�ve�-er, the applicable elements <�f
the tree plan, pursuant to TDC 18.790.030, ha�-e not been included in �-our application,
�'�� including identification of trees to be remo��ed, identificarion of trees to be preser�-ed and a
protection plan sho���in�tree protecrion fencing. Please re�-ise �•our narrati�-e to address these
pro�-isions.
9. Visual Clearance .�reas (18.795�. Please address this code secuon and show the areas on your
������s����� site plan and preliminai-�- plat.
. �
�+�^d"��� 10. Street and L'tilit�� Iin�rovement Standards (18.8101. In addition to the issues listed in the
attached Public F�aciliues Checklist, please re�rise your narrative and plan set to reflect re�rised
d
� � findings for section 18.810.060.�.2. with respect to proposed Lot 3 which does not meet the
standard.
11. Public Facilities Com�leteness Items. Please re�-ise �-our naiiatis=e and plan set to address the
2 street, �vater and storm drainage and ���ater qualin� issues that ma�• be listed on the public
, faciliues completeness checklist. For questions related to these items, contact Kim
�tc�iillan, De�-elopment Reeiew F.ngineer, 503-639-4171,eltension 2642.
Once this additional information is submitted, �our application will be complete and the formal
comment and re�-ie�v process �vill begin, �vhich n�picall�• takes 5 to C �ti�eeks. It should be noted that
staff has not rc�-ie�ved the application submittal for compliance with the rele�-ant code criteria, and
that the need for additional items ma�- arise during the application re�•iew process.
If ��ou ha�-e an�� questions regarding this letter or your application, please don't hesitate to contact
me at 503-718-2434.
Sincerel�-,
/ ��
� . �, -�J lr C� C--�
f
Gar�- Pagenstecher
_�ssociate Planner
C: �ILP2007-00012 Land L;se File
2
PUBLIC FAClLITY PLAN Project: Maxim MLP
COMPLETENESS CHECKUST 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 arcel s , etc.
❑ Traffic Impact and/or Access Report 18.705.030.H.1 Provide preliminary sight
distance certification for shared drivewa
❑ Street rades com liant? Show rofile 300 feet in each direction
❑ StreeUROW widths dimensioned and appropriate? Show half-street improvements along full
frontage on plans-meets rough
proportionality and applicanf has proposed
to construct fronta e im rovements
❑ Private Streets? Less than 6 lots and width
a ro riate?
❑ Other: Driveways Show existing and proposed driveways on
plans and how fhey meet the approach
location reguirements in the City's Design
Standards, Drawin 140
SANITARY SEWER ISSUES
❑ Existin / ro osed lines shown. Show exisfin lateral
❑ Stubs to adjacent parcels required/�hown? _
WATER ISSUES
� Existin / ro osed lines w/ sizes noted?
� Existin / ro osed fire h drants shown?
❑ Proposed meter location and size shown? Indicate existing and proposed mefer sizes.
Pro osed meters musf be laced at the ROW
❑ Pro osed fire rotection s stem shown?
STORM DRAINAGE AND WATER QUALITY ISSUES
❑ Existing/proposed lines shown? Show storm going out through easements in
81ack Bu/l Park SUB -see Plat, lofs 2 & 3
❑ Preliminary sizing calcs for water quality/detention
rovided?
❑ Water ualit /detention facilit shown on lans?
❑ Area for facilit match re uirements from calcs?
REVISED: O6/22/07
❑ Facility shown outside any wetland buffer?
❑ Storm stubs to adjacent parcels required/shown? �
The submitt I is hereby deemed ❑ COMPLETE � INCOMPLETE
By: Date: 6/22/07
f N�, T� f � +
b �' '� � .�� �= �
REVISED: 06/22/07
LAND USE APPLIC� lON Da eect:_y"� �� o - -z
COMPLETENESS REVIEW ❑ COMPLETE ,�INCOMPLETE
ST DARD INFORMATION:
DeedlTitlelProof of Ownership N�] Neighborhood Mtg.Affidavits, Minutes, List of Attendees ❑ Impact Study(18.390)
� USA Service Provider Letter /J�� Construction Cost Estimate � Envelopes with Postage(Verify Count)
� #Sets Of Application Materials/Plans-"Paper Copies" Pre-Application Conference Notes
..__
#Sets Of Application MaterialslPlans-"CD's"
PROJECT STATISTICS:
Building Footprint Size ❑ %of Landscaping On Site ❑ %of Building Impervious Surface On Site
Lot Square Footage
PLANS DIMENSIONED: N�
❑ Building Footprint ❑ Parking Space Dimensions(inciude Access�bie&s�ke Paricin9)❑ Truck Loading Space Where Applicable
❑ Building Height ❑ Access Approach and Aisle � Visual Clearance Triangle Shown
ADDITIONAL PLANS:
.e'' Vicinity Map �V�'�] Architectural Plan � Tree Inventory
� Existing Conditions Plan /V�-E] Landscape Plan
,��Site Plan `-,r�}-�- Lighting Plan
TREE PLAN I MITIGATION PLAN: �1
��� C�^�t� C iu�i1'S l- �z+ � t�S'S �_ `�Vtq7
_� _ EZ.v�.�vz �"�2�'� / �/ � /'Y� �?7� cr�-�
ADDITIONAL REPORTS: (list any special reports) �
.F�� .9�zrso�us� R�t`. .+b n��.�'�.e ❑
❑ ❑
❑ ❑
RESPONSE TO APPLICABLE CODE SECTIONS:
❑ 18.330(Conditional Use) ❑ 18.630(Washington Square Regional Center) ❑ 18.775(Sensitive Lands Review)
❑ 18.340(Directors Interpretation) , � 18.705(Access/Egress/Ciroulation) ❑ 18.780(Signs)
❑ 18.350(Pianned De•✓elopment) ❑ 18.710(Accessory Residential Units) ❑ 18.785(Temporary Use Permits)
❑ 18.360(Site Development Review) � 18.715(Densiry Computations) , �' 18.790(Tree Removal)
❑ 18.370(VarianceslAdjustments) ❑ 18.720(Design Compa6bility Standards) � � 18.795(Visual Clearance Areas)
❑ 18.380(Zoning MaplText Amendments) ❑ 18.725(Environmental Performance Standards) ❑ 18.798(Wireless Communication Facili6es)
� 18.390(Decision Making Procedures/lmpact Study) � 18.730(Excep6ons To Development Standards) � 18,810(SVeet&Utility Improvement Standards)
�❑ 18.410(Lot Line Adjustments) ❑ 18.740(Historic Overlay)
� 18.420(Land Partitions) ❑ 18.742(Home Occupa6on Permits)
18.430(Subdivisions) ,� 18.745(Landscaping&Screening Standarcls)
� 18.510(Residential Zoning Districts) ❑ 18.750(ManufacturedlMobil Home Reguiatlons)
18.520(Commercial Zoning Districts) ❑ 18.755(Mixed Solid Waste/Recycling Storage)
❑ 18.530(Industrial Zoning Districts) ❑ 18.760(Nonconforming 5ituations)
❑ 18.620(Tigard Triangle Design Standards) � 18.765(Off-Street Parking/Loading Requirements)
ADDITIONAL ITEMS:
I:lcurpinlmasterslforms-revisedlland use application completeness review.dot REVISED: 6-Jun-07
. .
� , planning R����� ��� inc.
land use planning•site design
<;�'��:��'�?:'�;.�::�;�:�
7i6o SW Fir L.00p,Suite zoi
Portland,Oregon 9�223
Tel:So3-684-iozo
Fax:5o3-684-io28
.{ . , ,r . �
June 21, 2007
Gary Pagenstecher
Associate Planner
City of Tigard
13125 SW Hall Blvd.
Tigard, OR 97223
RE: Appiication Completeness Review for Maxim Minor Land Partition—MLP2007-00012
Dear Gary:
This letter and enclosures are submitted in response to your June 6�h, 2007 letter requesting additional
information in order to deem the above application complete. Each of the items raised in your correspondence are
addressed as follows:
1. Narrative. Please revise your narrative...
The enclosed narrative has been revised.
2. Impact Study.
Please find an impact study included in the updated narrative herein this submittal.
3. Land Partition.
Please see the updated narrative which addresses all applicable section of 18.420, and the updated
landscape plan.
4. Access and Egress.
Please see the updated plan set.
5. Exception to Development Standards.
The applicant has updated the narrative to address the applicable flag lot standards.
6. Building Envelopes.
Please see the updated site plans depicting minimum setback standards. The applicant has not chosen
building plans at this time this standard can be reviewed for further compliance at time of building
permitting and final plat.
7. Landscaping and Screening.
The applicant has updated site plans to show street trees along SW North Dakota and along the private
access drive as required.
, •
8. Tree Plan.
Please see original submittal for the requested information: Tab 6 for the tree assessment, and
,� protection plan completed by a certified arborist, and tab 7 for the tree protection site plan indicating
protection rings, trees to be removed, and sign by a certified arborist.
9. Visual Clearance Areas.
Please see the updated plan set, and narrative included herein.
10. Street and Utility Improvement Standards.
a. Traffic Impact andlor Access Report
Please see the Access Report prepared by Lancaster Engineering included in this submittal.
b. Show Pro�le 300 feet in each direction
Please see the Civil Engineering Plans prepared by DL Design included in this submittal.
c. Show half-street improvements along full frontage on plans.
Please see the Civil Engineering Plans prepared by DL Design included in this submittal.
d. Show existing and proposed driveways on plans and how they meet the approach location
requirements in the City's Design Standards, Drawing 140
Please see the Civil Engineering Plans prepared by DL Design included in this submittal. The existing
residence has been condemned and all lots will take access from the single proposed driveway.
11. Public Facilities Completeness Items.
a. Show existing Sanitary Sewer lateral.
According to the survey and CWS records there is no sanitary sewer connection. The civil plan set
included herein shows a proposed lateral.
b. Indicate existing and proposed meter sizes. Proposed meters must be placed at ROW.
Please see the Civil Engineering Plans prepared by DL Design included in this submittal.
c. Show storm going out through easement in Black Bull Park SUB, lots 2 8 3.
Please see the Civil Engineering Plans prepared by DL Design included in this submittal.
Please proceed with processing this application. If you have any questions or require additional information, I
may be contacted at 503-684-1020.
Sincerely,
Liz Eddleman
_ �
City of Tigard, Oregon • 13125 SW Hall Blvd. • Tigard, vR 97223
�1
.
August 29,2007
� � e
Ken Sandblast
Plarming Resources,Inc.
7160 SW Fir Loop #201
Tigard, OR 97223
- --- -- R�: Appl�at�ri�mpleteness Review for Ma�m MinorL-and Partition,MLP2007-00012
Dear Mr. Sandblast:
The City of Tigard received ynur supplemental application materials on August 15, 2007 for a minor
land partition for the properry located at 10765 SW North Dakota Street on Tax Lot
1S134DA01800. The proposal is to partition the approximately 0.93-acre site into three parcels and
retain the e�sting ciwelling on one of the parcels. Staff has completeci a preliminary review of the
submittal materials and have identified several issues that remain outstanding. Please provide the
following to complete your application for the pwpose of starting the state-mandated maxunum
120-day review period.
1. Cit� Arborist Comments: Please see the attached completeness review by Todd Prager, City
Arborist, and revise your materials accordingly.
, 2. Future Re-division: You are proposing to partition the subject site to meet minimum density.
Lot 3 of the proposed partition is large enough to be re-divided at some point in the future.
Pursuant to TDC 18.420.020.D, you must address this possibility and design the partition such that
the additional parcel could be adequately served. For example, the private street would need to be
extended through Lot 2. Alternatively, you could move the proposed lot lines such that the size of
anyof the three lots would be insufficient to re-divide. Please address this issue in a revised narrative
and/or plan set.
;, 3. Envelo�.es: Please supply two sets of pre-addressed (no return address), stamped (not metered),
# 10 size envelopes. Addresses of property owners located within 500 feet must have been obtained
from the City of Tigard within the previou.s three months from the date of application completeness
(contact PattyLunsford at 718- 2438).
4. Application Co�ies: Please Submit 9 copies of your revised and new materials (including all
elements of the submittal, collated and bound). These copies may include plan sets printed at 11" x
17" in size as long as you include 3 copies of large set plans. In addition, submit 6 copies of your
reduced plan sets only, plus one copy at 8 1/2" x 11" for our records, and a compact disc including
all elements of y�ur proposal.
Once this additional infomlation is submitted, your application will be complete and the formal
comment and review process will begin, which typically takes 5 to 6 weeks. It should be noted that
staff has not reviewed the application submittal for compliance with the relevant code criteria, and
that the need for additional items may arise during the application review process.
Phone: 503.639.4171 . Fax: 503.684.7297 • www.tigard-or.gov . TTY Relay: 503.684.2772
If you have any questions regarding this letter or your application, please don't hesitate to contact
me at 503-718-2434.
Sincerely,
�
dr
Gary Pagenstecher
Associate Planner
Encl. Completeness Review, Todd Prager,August 28, 2007
C: MLP2007-00012 Land Use File
��
2
� . � �
Todd Prager
City Arborist
August 28, 2007
10765 SW North Dakota Street Completeness Review
Com leteness Item Met Not Met N/A Comments
18.745.020: X
A licabilit
18.745.030: X
General Provisions
18.745.040: X No species of street trees has been
Street Trees selected. The species selected will affect
the s acin re uirement.
_ _ 18.745.050: X
Buffering and
Screenin
18.745.060: X
Re-ve etation
18.790.030: X Tree ID #s from arborist report do not
Tree Plan appear to match those listed on plans C 1.1
Requirement or C3.2. Also, I could not identify a clear
summary of mitigation. Please include a
summa table.
18.790.040: X
Incentives for Tree
Retention
18.790.050: X
Permit
A licabilit
18.790.060: X
Illegal Tree
Removal
_ �
1
1 s 1 3�,Dq IF�oa
PUBLIC FACIL/TY PLAN Projecf: ,►,�,xim MLP
COMPLETENESS CHECKLIST 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 arcel s , etc.
Traffic Impact and/or Access Report 18.705.030.H.1 Provide preliminary sight
distance certification for shared drivewa
Street rades com liant? Show rofile 300 feet in each direction
StreeUROW widths dimensioned and appropriate? Show half-streef improvemenfs along full
frontage on plans -meets rough
proportionalify and applicant has proposed
to construct fronta e im rovements
❑ Private Streets? Less than 6 lots and width
a ro riate?
Other: Driveways Show existing and proposed driveways on
p/ans and how they meet the approach
CU.�•.� TC� �Ar�� �(�.ST� � location requirements in the City's Design
Standards, Drawin 140
SANITARY SEWER ISSUES
Existin / ro osed lines shown. Show existin lateral
Stubs to ad�acent arcels re uired/shown?
WATER ISSUES
� Existin / ro osed lines w/ sizes noted?
Existin / ro osed fire h drants shown?
Proposed meter location and size shown? lndicate existing and proposed mefer sizes.
Pro osed meters must be /aced af the ROW
❑ Pro osed fire rotection s stem shown?
STORM DRAINAGE AND WATER QUALITY ISSUES
Existing/proposed lines shown? Show storm going ouf through easements in
Black Bull Park SUB -see P/af, lots 2 8 3
❑ Preliminary sizing calcs for water quality/detention
rovided?
❑ Water ualit /detention facilit shown on lans?
❑ Area for facilit match re uirements from calcs?
REVISED: 06/22/07 �,��� ���-�•{ �, pE,�T-�o�
�EE- IN ' �- Gr'c� AI.L��
❑ Facility shown outside any wetland buffer?
❑ Storm stubs to ad�acent arcels re uired/shown?
The submitt I is hereb deemed OM�LETE� � INCOMPLETE
Y �
By: Date: 6/22/07
REVISED: 06/22/07
■■ planning x :: � ,: � : : ;_ ._ inc.
■ land use planning•site design
;:t� ��m:��:���� �ECEIVED
�i6o SW Fir Loop,Suite 2oi
Portland,Oregon 97223
Tel:5o3-68q-io2o S E P 1 4 2007
Fax:5o3-68q-io28
CITY OF TIGARD
PLANNINGIENGINEERING
September 14, 2007
�• �
Gary Pagenstecher
Associate Planner
City of Tigard
13125 SW Hall Blvd.
Tigard, OR 97223
RE: Application Completeness Review for Maxim Minor Land Partition—MLP2007-00012
Dear Gary:
This letter and enclosures are submitted in response to your August 29, 2007 letter requesting additional
information in order to deem the above application complete. Each of the items raised in your correspondence are
addressed as follows:
1. City Aborist Comments...
Included herein this submittal is a tree preservations calculation summary table, an updated narrative
including a mitigation summary table, and the species of tree proposed.
2. Future Re-division.
The applicant has adjusted the plans to show 3 lots that are not re-dividable in the future.
3. Envelopes.
Included herein this application are two sets of pre-addressed (no return address), stamped (not
metered), #10 size envelopes.
4. Application Copies.
9 full sets of revised materials are included herein.
Please proceed with processing this application. If you have any questions or require additional information, I
may be contacted at 503-684-1020.
Sincerely,
/
Liz Eddleman
�
,
City of Tigard, Oregon . 1312s SWHaII Blvd. • Tigar, �R 97223
��
.
.
�
:� �
September 21, 2007
Ken Sandblast
Planning Res�urces, Inc.
7160 SW Fir Loop #201
Tigard, OR 97223
RE: Application Completeness Review for Maxim Minor Land Partition, MLP2007-00012
Dear Mr. Sandblast:
The City of Tigard received your add.itional supplemental application materials on September 14,
2007 for a minor land partirion for the property located at 10765 SW NoYth Dakota Street on Tax
Lot 1S134DA01800. The proposal is to partition the approximately 0.93-acre site into three parcels
and retain the e�sting dwelling on one of the parcels. Staff has completed a prelimuiary review of
the submittal materials and finds that your application is now complete. The formal comment and
review process will begin, which typically takes 5 to 6 weeks. It should be noted that staff has not
reviewed the application submittal for compliance with the rele�rant code criteria, and that the need
for addiuonal items may arise during the application review process.
If you have any questions regarding this letter or your applicarion, please dodt hesitate to contact
me at 503-718-2434.
Sincerely,
,� ^
/
� ^"�'�-� � �c.
� �
Gary Pagenstecher
Associate Planner
C: 1�fLP2007-0001? Land Use File
�
Phone: 503.639.4171 . Fax: 503.684.7297 . www.tigard-or.gov . TTY Relay: 503.684.2772
z� w�����o�m.._,N�, zoos-,zso,a
tOfi 8/2006 07:18:00 PM
0-01Y Cti•1 M•7 NQRYNiW+11.D
� STATUTORY WARRANTY DEED ts.oa ta.00 s�+.ao s�rzoo•ro,si.uw.00
Grsnror DebresM Gedmse i THISSP �IIIIII�I�I�I�� �I"��II���III',Ililifl I�I lla
� / Cxantee: LenWa Mleiun f I
� 0102d262206601276140010019
lR�«�NHOOrmkn�6inclerWA��•��T�nt�ne �
UMII�ehanq�Is nquast�d,all hx statanents shall bs ssnt to th� Twtl�n��p E�-0I/.clo CouMy Cl�rk br Wi�n;npta�
fal lowing addraas: counq,ona.n ae n�r.ev�«ury���en.wu ni�
L91Wta Ma)dm h�wmN ernNnp wa ncr.w.na n<aa.a��.,�.-.� .
10765 SW North Dakota Street �e.�a..com.er.re��. ��- `
IUCnWW.MOO�mkwlDhetx�lMt�l�m�rrt.�:� � �`�.
w Tigefd�Q7223 Tw1lm,Ea-0RICISCawHyCNri
� Afta RacorWng roturn to:
� Lenuta Maxim
Q t0765 SW Norih Dakota Street
� Tfgard OR 97Y23
H
� Escrow No. 880192 ALM
CO Tiqe No, 880192
� LENL'TA.l7A7CIM
� DELORES M.GEDROSE,Grantor, conveys and warcants to �_ Grantee, ihe folbwing dcscribed real
� property free of encumbrances except as speafically set foRh herein situated in Wash(ngton Counry,Oregon,to wit:
�
�= Tract beginning at the Southeast comer of the Northeast one-quarter of Section 34,Tov�mship 1 South,Range
1 West of the Wi[lamette Meridian, in the County of Washington and State of Oregon;thence West 602.5 feet
along the South line of said Northeast one�uarter of 5ection 34 to an iron pin, said iron pin being the true
point of beginning;thence South 3°33'West 528.9 feet to the center of the County Road;thence Wast abng
the center line of said County Road 164.9 feet;thence North 3°33'East 527.5 feet to the South line of said
� Northeasi one-quarter of Section 34 to an iron pin; thence East 164.9 feet along the South line af said
� Northeast one-quarter of Saction 34 to the true point of beginning,SAVING AND EXCEPTING the following
v described property heretofore deeded to Clarance Rufsvold and Lu Rufsvold,husband and wife;beginnirtg at
�J tfie Southeast comer of the tVortheast one-quarter of Section 34,Township 1 South, Range 1 West of the
� Willamette Meridian;ihence West 6o2.5 feet along the South line of said Northeast one-queRer of Section 34
to an iron pin, said iron pin being the true point of beginning; thence South 3° 33'West 528.9 Feet to the
3 center of the Counry Road;thence West along the center of the County Road 82.45 feet;thence North 3°33'
East 528.2 feet to the South line of said Northeast one-quarter of 5ection 34;thence East 82.45 feet abng the
South line of said Noriheast one-quarter of Section 34 to the true point of beginn'u�g.
The seid property Rs free Trom encumbrances exCept:COVENAtJTS,CONDITIqNS,RESTRICTIONS,RESERVATIpNS,SET BACK
L.INES,POWERS OF SPECIAL DISTRICTS,AND EASEMENTS OF RECORO,IF ANY.
BEFORE SIGNING OR ACCEPTIN(i THIS IPlSTRUMENT,THE PERSON TRANSFERRING FEE TI'RE SHOULD It�UIRE ABOUT
7HE PERSON'S RIGHTS,!F ANY,UNDER ORS 197.352.TMIS INSTRUMENT DOES NOT AL60W USE OF THE PROPERTY
DESCRIBEO IN TNIS INSTRUMErf71N V10LATION OF APPLICAeLE LAND USE LAWS AND REGULATIONS.BEFORE SIGNINC3
OR ACCEPTING THIS INSTRUMENT,7HE PERSON ACQUIRING FEE TITLE TO THE PROPERTY SHOULD CHECK W ITH THE
APPROPRIA7E CITY Oft COUNTY PIANNING DEPARTMENT TO VERIFY APPROVED USES.TO DETEFtAAINE ANY LIM{TS ON
• LAWSUITS AGAINST FARMiNG OR FOREST PRACTICES AS DEFINED IN ORS 30.930 AND TO INf]UIRE ABOUT THE RIGHTS
OF NEIGHBORIt3G PROPERTY OWkERS,IF ANY,UNOER ORS 997.352.
The true conslderation for U�s conveyance is�3�2,000.00. (Here compry with Ihe requlrements of ORS 93.930).
Dated this 1.?, day of CP.c�; ,,2006.
WASfiINGTON COUNN
// Rf,AIPROPE�iTYTFlANSFE �
GIC� .t-t/,r N� �t/xasw�e s� Z� �
Ddores M.Gedrou
`� " f£E?Alti 4ATE
$tBtB: �R
Counly: Washington
The foregoing instrument was acknowledged before me this �day of�'.�,20�_by:
Delores M.Gedrose
����. �4�"�
oFFicutis� No�ary Public
GORDOH R MARLATT
r�Oraav Pueuao�pptr My Commission Expires:
. COMMISSIQN K0.380907
MY COMM1S810M DfPIREB MAR 27,2009
T1COR 71TL.E IkSURANCE CpMPANY
sT�ruroavw�wwrro�o;aai PAGE 1
Until a change is requested all tax statements shall be sent
to the following address.
WAEN RECORDED MAIL TO
West Coast Bank
� 500 East Broadway Suite 300
Vancouver, WA 98660
800-981-7999
TAX ACCOUNT NLTMBER I
R269186
'IY�ue and Actuai Consideration is:
$ 2 9 7, 6 0 C . 0 0 [Space Above This Lme For Recording Data]
DEED OF TRUS T 48011773
DEFINITIONS
Words used in multiple sections of this document aze defined below and other words aze defined in
3ections 3, 11, 13, 18, 20 and 21. Certain rules regarding the usage of words used in this document are
also provided in Section 16.
(A) "Security Instrument" means this document, which is dated October 12th, 2006 ,
together with all Riders to this document. .
(B) "Borrower" is Lenuta Maxim
Borrower is the trustor under this Security Instrument.
(C) "Lender" is West Coast Bank
Lender is a Oregon State Chartered Bank
organized and existing under the laws of the State of Oregon
Lender's address is 500 East Broadway Suite 300, Vancouver, WA 98660
Lender is the beneficiary under this Security Instrument.
(D) "Truste�" is Ticor Title Ins. Co.
OREGON -Single Family-Fannie MaelFreddie Mac UNIFORM INSTRUMENT Form 3038 1/01
�-6(OR)(D51D)
�
Page 1 of 15 Initials: �
VMP MortgeAe Solutions,Inc. ,
1
Q � r �. �
,
�� ���� ��� � �r�� �� kota Street
__ :. � _ ��.,�:�: ._.KO...�_�...�.:_� �:,�,
� - .. - ..,.:�.�.:,�..b�:� �•
3 - LOT LAND PARTITION
Tigard, Oregon
OWNER/APPLICANT:
Mihail Maxim
7812 SW Taylors Ferry Road
Tigard, OR 97223
Tele. 503-764-9857
Fax 503-841-6282
APPLICANT'S REPRESENTATIVE:
Mr. Ken Sandblast
Planning Resources, Inc.
7160 SW Fir Loop, Ste 201
Portland, OR. 97223
Tele. (503) 684-1020
Fax (503) 684-1028
kens(a�prilanduse.com
PREPARED BY:
Liz Eddleman
P/anning Resources, Inc.
7160 SW Fir Loop, Ste 201
Portland, OR. 97223
Tele. (503) 684-1020
Fax (503) 684-1028
Lize _prilanduse.com
September 10, 2007
�� planningl�:�,-, . inc.
w�
�
3 - LOT LAND DIVISION
Political Boundaries
City Tigard
County Washington Co.
Planning Information
Census Tract 319.03
Neighborhood CPO 4M METZGER
Urban Growth Boundary Inside
Zip Code 97223
Zoning
Local Designation R-4.5
Environmental Findings
Flood Plain (FEMA 100 yr.) Outside
Watershed Basin Willamette
Watershed Subbasin Lower Tualatin River
Service Providers
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
Tax Assessment Details
Tax Lot Number 1S134DA01800
Tax Lot Size 0.93 acres
Site Address 10765 SW NORTH DAKOTA TIGARD
-,
TABLE OF CONTENTS
..�
Paqes
ProjectDescription.......................................................................................1-4
City of Tigard
Applicable Policies and Findings............................................................................5-41
i'RUJE(;� �ES�hCiPi-iC)N
The applicant proposes to divide the .93 acre subject site into 3 lots. Parcels 2 and 3 will take access
from a 15-foot private access easement, and Parcel 1 will continue to take access from SW North Dakota
Street. The 15-foot private access easement will have a minimum pavement width of 10-feet, and will
include an easement for utilities.
Existing Conditions:
The site is zoned R-4.5, low-density-residential, which allows for detached single-family homes with or
without accessory residential. A density calculation is provided in the table below. Single-family
residences on a variety of lot sizes occupy surrounding properties.
The site is relatively flat and is not within the 100-year flood plain. An existing single-family residence that
has been condemned occupies the site. The house will be removed as part of this application process.
The site has frontage on SW North Dakota Street. Existing vegetation on the property consists of a
mixture of lawn and landscaping typical of an established single-family residence.
Public Facilities and Services:
1. Sanitarv Sewer: The nearest sanitary sewer line is an 8-inch line located within the
SW North Dakota Street. The proposed development will extend separate laterals to
the public sanitary sewer system into the subject site via a 15-foot wide utilities
easement.
2. Water Se►vice: Water service will be provided by the City of Tigard's public water
system. The system is located in SW North Dakota and will extend through the
subject sites in the new private access easement.
3. Storm Sewer: The storm water runoff will be collected and directed into an existing
public drainage system located at the intersection of SW Black Diamond and SW
Windsor Way, and the applicant proposed to pay fee-in-lieu of constructing of
constructing a storm water management facility to treat the storm runoff generated
from newly created impervious surfaces.
4. Streets: No new streets are proposed as part of this application. This application
proposes half street improvements along SW North Dakota Street. Specifically
improvements will include 18-feet ROW from centerline, a concrete curb, and a 5-
foot concrete sidewalk with a 5-foot planter strip.
10765 SW North Dakota Street planning�:<��,�"�•�,��inc. 1
City of Tigard 3-Lot Land Division
I
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Figure 1: Vicinity Map
10765 SW North Dakota Street planning inc. 2
City of Tigard 3-Lot Land Division
w I "��4 `. ��� �
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ZONING LOT DIMENSIONAL AND DENSITY REQUIREMENTS
TABLE 1 — Minimum Base Zone Re uirements
Maximum
Lot Area (sq. Lot Width Street Lot Depth Front Side Yard Rear Yard
ft. ft. Fronta e ft. ft. Setback ft. Setback ft. Setback ft.
R-4.5 7,500 50 15 203 20 5 15
Lot 1 8,125 81 81 139 20 5 15
Lot 2 14,397 81 20 177 20 5 15
Lot 3 14,499 82 15 183 20 5 15
TABLE 2 - Densit Re uirements
R-4.5 1 unit er 5,000 s . ft.
Maximum Densi Standards
40,510*.8 /7,500 = 4.33 4
Minimum Densit
4.33 units '.8 = 3.45 3
10765 SW North Dakota Sfreet planningK�•sui i r���•�,inc. 4
City of Tigard 3-Lot Land Division
f"IIVfJIfVlS�
APPLICANT'S REQUESTED APPROVAL:
Preliminary Plat approval for the creation of a 3-Lot partition.
APPROVAL CRITERIA:
This narrative will address the applicable standards and review criteria of the City of Tigard's
Development Code.
18.300 Land Use Decisions
18.390 Decision-Making Procedures.
18.400 Land Division
18.420 Land Partitions.
18.500 Zoning Districts
18.510 Residential Zoning Districts.
18.700 Specific Development Standards
18.705 Access, Egress and Circulation
18.715 Density Computations
18.730 Exceptions to Development Standards
18.745 Landscaping and Screening.
18.765 Off-Street Parking and Loading Requirements.
18.790 Tree Removal.
18.795 Visual Clearance Areas.
18.800 Street and Utility Improvement Standards
18.810 Street and Utility Improvement Standards.
90765SWNorth Dakota Street planningP:�•�����r���•,inc. 5
City of Tigard 3-Lof Land Division
18.300 LAND USE DECISIONS
APPLICANT'S RESPONSE:
This application is requesting a 3-lot partition and meets the criterion for a Type II application.
'9?3.3�0.040 Ty�e� i€ Procedure
APPLICANT'S RESPONSE:
This applicant acknowtedges the requirements of a Type II application and that it is an
administrative decision. The applicant has provided Pre-Application Notes, and all other
required application documents herein.
18.40L1 LAND DIVISION
1g.�:2t�.�4G ��{�aocati�r� ���bmission Requirements
APPLICANT'S RESPONSE:
All required application documents are included herein.
F:_ ': �7,� ir��E �� ..-��.i��1��,
APPLICANT'S RESPONSE:
The various public facilities and services listed in this section are addressed as follows:
Transportation Svstem
The subject site is located with frontage along SW North Dakota Street to the South. The
frontage improvements along SW North Dakota Street will include 18-feet ROW from centerline,
a concrete curb, and a 5-foot concrete sidewalk with a 5-foot planter strip. Additionally street
trees and street signs will be installed as required.
The new internal private drive is proposed with a pavement width of 10 feet and a total width of
20 feet on parcel 1 and 15 feet upon parcel 2. The entrance of the access drive connects to SW
North Dakota Street.
The sidewalk will accommodate the limited amount of pedestrian traffic generated given the
street design and overall topography of the area. To meet City standards, the 3-lot partition
complies with the provisions of this section by continuing access onto the subject site through
the use of the internal street system within the development and the potential for extension of
the street system to the western boundary of the site. Access onto SW North Dakota Street, a
local public street, poses no inadequate or hazardous access. Any curb cuts and walkways will
be constructed in accordance with Section 18.810.030N and Section 18.810.070 respectively,
and shall be approved during the building permit process. To minimize impacts to adjacent
property owners and the public at large this application does not propose transportation
connections through the site to any other street. No public transit is located within '/e mile of the
site.
Drainaqe Svstem
The storm water runoff will be collected and pumped into an existing public drainage system
located in SW North Dakota Street, and the applicant proposed to pay fee-in-lieu of constructing
of constructing a storm water management facility to treat the storm runoff generated from
newty created impervious surfaces.
10765 SW North Dakota Stieet planning4t� �.�r.:- inc. (
City of Tigard 3-Lot Land Division
Parks Svstem
There are no parks proposed through this application. Residents of the future single-family
detached homes built upon the subject site will utilize existing park site located within the City of
Tigard. The impacts to these existing facilities will be minimal given the seven proposed lots of
this planned development application.
Water Svstem
Water improvements necessary to serve the subject site consist of extending the City of
Tigard's water lines, currently located in SW North Dakota through the subject sites in the new
private access easement. Impacts to the general public, existing public water system and
affected private properties will be minimal.
Sanitarv Sewer Svstem
The storm water runoff will be collected and directed into an existing public drainage system
located at the intersection of SW Black Diamond and SW Windsor Way, and the applicant
proposed to pay fee-in-lieu of constructing of constructing a storm water management facility to
treat the storm runoff generated from newly created impervious surfaces.
Noise Imqacts
This application involves a 3-lot partition. Given the subject site lies within an area of existing
single family residences, noise impacts associated with development of the subject are
compatible based upon land use and will therefore be minimal. There will be short-term noise
associated with site development. These impacts are mitigated through conditions imposed by
the City during the plat approval process
18.420.05Q Approval Criteria
A. Approval criteria. A request to partition land shall meet all of the following criteria:
1. The proposed partition complies with all statutory and ordinance requirements and
��gul�i:iG��S;
APPLICANT'S RESPONSE:
This application complies with all statutory and ordinance requirements and regulations as
evidenced herein.
'Z. t nere are adequ�te p�.�blic f�cili�ties are available to seive �the propos�l;
APPLICANT'S RESPONSE:
This application included service provider letters for the required public facility services.
3. '';,i' �_,,�c;,osed improvements meet City and appiicable agency standards: and
APPLICANT'S RESPONSE:
Proposed improvements meet city and agency standards as evidenced herein.
4. All proposed lots conform to the specific requirements below:
a. The minimum width of the building envelope area shall meet the lot requirement of the
applicable zoning district.
b. The lot area shall be as required by the applicable zoning district. In the case of a flag
lot, the accessway may not be included in the lot area calculation.
c. Each lot created through the partition process shall front a public right-of-way by at
least 15 feet or have a legally recorded minimum 15-foot wide access easement.
d. Setbacks shall be as required by the applicable zoning district.
10765SWNorthDakotaStreet planninga ;•>>,�w,�•�d��,inc. �
City of Tigard 3-Lot Land Division
e. When the partitioned lot is a flag lot, the developer may determine the location of the
frnnt yard, provicied that no side yard is less than 10 feet. Structures shall generaily be
� ������:� so �,s t�„ �r��3xii»ize separation from existing structures.
APPLICANT'S RESPONSE:
This application complies with all specific lot requirements of this section as evidenced in Table
1 included herein.
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 ten feet of an abutting lot in accordance with
Sections 18.745.050. Screening may also be required to maintain privacy for abutting
I:,?��, �,r,�u t�:� ;.���„��:i�� �._,s�,;;;� ;,utdoor recreation areas for proposed development.
APPLICANT'S RESPONSE:
This application proposes screen incompliance with section 18.745.050. The proposed access
driveway is abutted by the neighbor's access drive to the east; therefore, no buffering or
screening is required.
�re district may require the installation of a fire hydrant where the length of an
.:ay would have a detrimenta! effcct on fire-fighting capabilities.
APPLICANT'S RESPONSE:
This applicant acknowledges that the fire district may require a fire hydrant to be installed. This
requirement can be addressed at time of final plat.
h. Where a common drive is to be provided io serve more than one iot, a reciprocai
��ser��ent which wili ensure access and maintenance rights shall be recorded with the
�i{�;�{�rovE,d E�artition map_
APPLICANT'S RESPONSE:
A reciprocal access and maintenance easement will be enacted for the private15-foot access,
and utilities easement for Parcels 2 and 3 at time of final plat.
`.� Any ��ccessw��y sh,ill ce�n��ply with the standards set forth in Chapter 18.705. Access, Egress,
n���ri �;irculafi�,��
APPLICANT'S RESPONSE:
The access proposed is 15-feet in width and 20-feet in asphalt and will serve three parcels; thus
complying with the standards of 18.705. For more specific requirements please see section
18.705 addressed herein.
G. Where laridfill and/or development is allowed within or adjacent to the one-hundred-year
floodplain, the City shall require consideration of the dedication of sufficient open land area for
greenway adjoining and within the floodplain. This area shall include portions at a suitable
elevation for the construction of a pedestrian/bicycle pathway with the floodplain in accordance
with the adopted pedes!��;�n'��i�;�cle pathway plan.
APPLICANT'S RESPONSE:
This application is not proposing development within or adjacent to the 100-year flood plane.
7. An ap�lication for a variance to the standards prescribed in this chapter shalt be made in
accordance with Chapter 18.370, Variances and Adjustments. The applications for the partition
and v.�r;,�nr;��(s�/adjustment(s) will be processed concurrently.
APPLICANT'S RESPONSE:
No variance or adjustments are requested as part of this application at this time.
10765 SW North Dakota Street planning inc. g
City of Tigard 3-Lot Land Division
18.420.06U Final Plat Submission Requirements
APPLICANT'S RESPONSE:
This applicant acknowledges the requirements of final plat and will comply with those
requirements at time of final plat submission.
18.420.070 City Acceptance of Dedicated Land
APPLICANT'S RESPONSE:
No land is proposed to be dedicated to the City at this time.
18.420.080 Recording Partition Plats
APPLICANT'S RESPONSE:
This applicant acknowledges the requirements for recording partition plats, and will comply with
those requirements at time of recording final plat.
18.500 ZONING DISTRICTS
18.510.010 Purpose
18.510.020 List of Zoning Districts
D. R-4.5: Low-Density Residential District. The R-4.5 zoning district is designed to
accommodate detached single-family homes with or without accessory residential units at
a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are
permitted conditionally. Some civic �nd institutional uses are also permitted condirionally.
APPLICANT'S RESPONSE:
This application proposes 3 parcels, that comply with the zoning requirements of R-4.5 district
as shown in Table 2, included herein.
18.510.030 Uses
APPLICANT'S RESPONSE:
This applicant is proposing an allowed use in the R4.5 district.
18.510.040 Minimum and Maximum Densities
A. Purpose. The purpose of this section is to establish minimum and maximum
densities in each residential zoning district. To ensure the quality and density of
development envisioned, the maximum density establishes the ceiling for development in each
zoning district based on minimum lot size. To ensure that property develops at or near the
density envisioned for the zone, the minimum density for each zoning district has been
�_���.�.��;i,!is��,�:���_� �! 'c��.. �( ,.. ;x,�mum density.
APPLICANT'S RESPONSE:
This application complies with minimum and maximum density requirements for the R-4.5
district as evidenced in Table 2 included herein.
B. Calculating minin�um �nd r�iaximur7; densities. The ca�culation of minimum and maximums
densities is governed by the formulas in Chapter 18.715. Density Computations.
This application complies with minimum and maximum density requirements for the R-4.5
district as evidenced in Table 2 included herein.
10765 SW North Dakota Street planning?:r•tiut„�c�•tiinc. 9
City of Tigard 3-Lot Land Division
C. Adjustments. Applicants may request an adjustment when, because of the size of the
site or other constraint, it is not possible to accommodate the proportional minimum
density as required by Section 18.715020C and still comply with all of the development
standards in the underlying zoning district, as contained in Table 18.510.2 below. Such an
adjustment may be granted by means of a Type I procedure, as governed by Chapter
1�� :���� ,asi��g ap;���,�v�! criteri�� in Section 18.370.020.C.2.
APPLICANT'S RESPONSE:
No adjustments are requested at this time.
18.510.050 Development Standards
A. Compliance required. All development must comply with:
1. All of the applicable development standards contained in the underlying zoning district,
except where the applicant has obtained variances or adjustments in accordance with Chapters
18.370;
2. All other applicable standards and requirements contained in this title.
B. Development �'�ndards DevF�lo���nF:nt sta��ci��rds in !�esicienii���l zo��ing district;'� .�rc: cn���tain���'
In T:,"I� ,�, ��r.�
APPLICANT'S RESPONSE:
All applicable development standards and requirements are proposed to be met, as evidenced
in Table 1 and Table 2 of this application.
18.510.06� Accessory Structures
APPLICANT'S RESPONSE:
No accessory structures are proposed at this time.
18.7Q5 ACCESS, EGRESS, AND CIRCULATION
18.705.010 Purpose
18.705.020 Applicability of Provisions
18.705.030 General Provisions
A. Continuing obligation of property owner. The provisions and maintenance of access and
egress stipulated in this title are continuing requirements for the use of any structure or
i.i ;I�;,=,i �)i ��F�c�� ��fU�_!fil�ly� I1� �f1E: I,I�V
APPLICANT'S RESPONSE:
This applicant acknowledges the continuing obligation of maintenance over access and egress.
B. Access plan requirements. No building or other permit shall be issued until scaled plans are
presented and approved as provided by this chapter that show how access, egress and
circulation requirements are to be fulfilled. The applicant shall submit a site plan. The
Director shalf pr�����ide thF ��pplicanf� with detaileci inf���nn��tion abt�ul fhis :�ubmission
r�c��.�irernent.
APPLICANT'S RESPONSE:
An access plan is included herein this application.
10765 SW Norfh Dakota Street planningltr�uurcesinc. 1 p
City of Tigard 3-Lot Land Division
C. Joint access. Owners of two or more uses, structures, or parcels of land may agree to utilize
jointly the same access and egress when the combined access and egress of both uses,
structures, or parcels of land satisfies the combined requirements as designated in this title,
provided:
1. Satisfactory legal evidence shall be presented in the form of deeds, easements, leases
or contracts to establish the joint use; and
2. Copies of the deeds, easements, leases or contracts are placed on permanent file with
the City.
APPLICANT'S RESPONSE:
A joint access easement agreement will be provided for Parcels 1, 2, and 3. This issue will be
addressed in more depth at time of final plat.
D. Public street access. All vehicular access and egress as required in Sections 18.705.030H
and 18.705.0301 shall connect directly with a public or private street approved by the City
for publir �;�;:; ;;��.;! -,!�._�II be maintained at the required standards on a continuous basis.
APPLICANT'S RESPONSE:
A shared access easement via a private street that directly connects to SW North Dakota Street
is proposed.
F_ C�,i,� r_u+s_ C�.,�:� ������;t� ��I��:�;+i be in accordancewith Section 18.810.Q3QN.
APPLICANT'S RESPONSE:
Concrete curb-cuts will be provided for as required in section 18.810.030N.
F. Required walkway location. On-site pedestrian walkways shall comply with the following
standards:
1. Walkways shall extend from the ground floor entrances or from the ground floor landing
of stairs, ramps, or elevators of all commercial, institutional, and industrial uses, to the
streets which provide the required access and egress. Walkways shall provide
convenient connections between buildings in multi-building commercial, institutional,
and industrial complexes. Unless impractical, walkways shall be constructed between
�;���;� ;_�n�i �;xistir��� �iE.��elopments and neighborinc� cieve�opments;
APPLICANT'S RESPONSE:
The required walkways will be provided for as required by this section.
2. Within all attached housing (except two-family dwellings) and multi-family developr7�ents,
each residential dwelling shall be connected by walkway to the vehicular parking area,
and common open space and recreation facilities;
APPLICANT'S RESPONSE:
No attached housing is proposed as part of this application at this time.
3. Wherever required walkways cross vehicle access driveways or parkiny lots, such
crossings shall be designed and located for pedestrian safety. Required walkways shall
be physically separated from motor vehicle traffic and parking by either a minimum 6-
inch vertical separation (curbed) or a minimum 3-foot horizontal separation, except that
pedestrian crossings of traffic aisles are permitted for distances no greater than 36 feet
if appropriate landscaping, pavement markings, or contrasting pavement materials are
used. Walkways shall be a minimum of four feet in width, exclusive of vehicle
overhangs and obstructions such as mailboxes, benches, bicycle racks, and sign posts,
��nci �,�1�,��II l�F, �n compliance with ADA standards;
APPLICANT'S RESPONSE:
Required walkways will comply with these standards.
10765 SW North Dakota Street planninglZf�ti��i�rce�inc. ��
City of Tigard 3-Lot Land Division
4. Required walkways shall be paved with hard surfaced materials such as concrete,
asphalt, stone, brick, etc. Walkways may be required to be lighted and/or signed as
needed for safety purposes. Soft-surfaced public use pathways may be provided only if
�,����;f�� ;;�:�'.�����,�,��,�,� a�e provided in addition to requirECf pathways.
APPLICANT'S RESPONSE:
Required walkways will be paved in accordance with the requirements of this section.
G. Inadequate or hazardous access.
1. Applications for building permits shall be referred to the Commission for review when, in
the opinion of the Director, the access proposed:
a. Would cause or increase existing hazardous traffic conditions; or
b. Would provide inadequate access for emergency vehicles; or
c. Would in any other way cause hazardous conditions to exist which would constitute a clear
and present danger to the public health, safety, and general welfare.
2. Direct individual access to arterial or collector streets from single-family dwellings and
duplex lots shall be discouraged. Direct access to collector or arterial streets shall be
considered only if there is no practical alternative way to access the site. If direct
access is permitted by the City, the applicant will be required to mitigate for any safety
or neighborhood traffic management (NTM) impacts deemed applicable by the City
Engineer. This may include, but will not be limited to, the construction of a vehicle
turnaround on the site to eliminate the need for a vehicle to back out onto the roadway.
3. In no case shall the design of the service drive or drives require or facilitate the backward
������ � ���� ��' - � '"er maneuvering of a vehicle within a street, other than an alley. Single-
�' �.�ellings are exempt from this requirement.
APPLICANT'S RESPONSE:
No inadequate or hazardous access is proposes as evidenced by the site plans included herein
this application.
H. Access Management
1. An access report shall be submitted with all new development proposals which verifies
design of driveways and streets are safe by meeting adequate stacking needs, sight
distance and deceleration standards as set by ODOT, Washington County, the City and
AASHTO (depending on jurisdiction of facility.)
2. Driveways shall not be permitted to be placed in the influence area of collector or arterial
street intersections. Influence area of intersections is that area where queues of traffic
commonly form on approach to an intersection. The minimum driveway setback from a
collector or arterial street intersection shall be 150 feet, measured from the right-of-way
line of the intersecting street to the throat of the proposed driveway. The setback may be
greater depending upon the 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.
3. 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.
-1 The minimum spacing of local streets along a local street shall be 125 feet.
APPLICANT'S RESPONSE:
The applicant proposed to meet the access conditions as show on site plans included herein.
10765 SW North Dakota Street planningtZ.�ti��in•cetiinc. 12
City of Tigard 3-Lot Land Division
I. Minimum access requirements for residential use.
1. Vehicular access and egress for single-family, duplex or attached singie-family dwelling
units on individual lots and multi-family residential uses shall not be less than as
provided in Table 18.705.1 and Table 18.705.2;
APPLICANT'S RESPONSE:
The proposed private drive access and egress for Parcel 1 will be 20-feet in width and 15-feet in
width to serve Parcel 2 and Parcel 3, with a minimum of 10-feet pavement width.
2. Vehicular access to multi-family structures shall be brought to within 50 feet of the
gro�lnd floor entrance or the ground floor tanding of a stairway, ramp, or elevator
leading to the dwelling units;
APPLICANT'S RESPONSE:
No multi-family structures are proposes as part of this application.
3 Private residential access drives shall be provided and maintained in accordance with
the prc�isio�s of the Uniform Fire Code;
APPLICANT'S RESPONSE:
All access drives will be provided and maintained in accordance with the provision of the
Uniform Fire Code.
4. Access drives in excess of 150 feet in length shall be provided with approved provisions
for the turning around of fire apparatus by one of the following:
a. A circular, paved surface having a minimum turn radius measured from center point
to outside edge of 35 feet;
b. A hammerhead-configured, paved surface with each leg of the hammerhead having
a minimum depth of 40 feet and a minimum width of 20 feet;.
c. The maximum cross slope of a required turnaround is 5%.
APPLICANT'S RESPONSE:
The proposed access driveway is longer than 150-feet in length, thus the applicant will install
sprinklers in any new homes as required by IFC503.1.1.
5. Vehicle turnouts, (providing a minimum total driveway width of 24 feet for a distance of at
least 30 feet), may be required so as to reduce the need for excessive vehicular
backing motions in situations where two vehicles traveling in opposite directions meet
on driveways in excess of 200 feet in length;
6. Where permitted, minimum width for driveway approaches to arterials or collector streets
shall be no less than 20 feet so as to avoid traffic turning from the street having to wait
for traffic exitir�g the site.
APPLICANT'S RESPONSE:
The applicant will comply with this requirement by installing sprinklers in any new homes as
required by IFC503.1.1.
J. Minimum 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 18.705.3;
2. Vehicular access shall be provided to commercial or industrial uses, and shall be located
to within 50 feet of the primary ground floor entrances;
3 Additional requirements for truck traffic may be placed as conditions of site development
review.
APPLICANT'S RESPONSE:
No commercial or industrial uses are proposes as part of this application.
10765 SW North Dakota Street planninglli•tiuu�°cesinc. �3
City of Tigard 3-Lot Land Division
K. One-way vehicular access points. Where a proposed parking facility indicates only one-way
traffic flow on the site, it shall be accommodated by a specific driveway serving the facility;
the entrance drive shall be situated closest to oncoming traffic and the exit drive shall be
��!�.�.:�te�: f-�rtf�r�s' fir�,;i; oncoming traffic.
APPLICANT'S RESPONSE:
No parking facilities are proposed as part of this application.
L. Director s authority to restrict access. The Director has the authority to restrict access when
the need to do so is dictated by one or more of the following conditions:
1. To provide for increased traffic movement on congested streets and to eliminate turning
movement problems, the Director may restrict the location of driveways on streets and
require the location of driveways be placed on adjacent streets, upon the finding that
the proposed access would:
a. Cause or increase existing hazardous traffic conditions; or
b. Provide inadequate access for emergency vehicles; or
c. Cause hazardous conditions to exist which would constitute a clear and present danger to the
public health, safety, and general wetfare.
2. To eliminate the need to use public streets for movements between commercial or
industrial properties, parking areas shall be designed to connect with parking areas on
adjacent properties unless not feasible. The Director shall require access easements
between properties where necessary to provide for parking area connections;
3. To faciiitate pedestrian and bicycle traffic, access and parking area plans shall provide
efficient sidewalk and/or pathway connections, as feasible, between neighboring
developments or land uses;
4. A decision by the Director per 18.705.030 K.1.-3. above may be appealed by means of a
Type II procedure. as regulated by Section 18.390.040, using criteria contained in
Section �� ^70 ��'� C3.
APPLICANT'S RESPONSE:
The applicant acknowledges the Director's authority to restrict access.
18.715 DENSITY COMPUTATIONS
18.715.010 Purpose
18.715.020 Density Calculation
A. Definition of net development area. Net development area, in acres, shall be determined by
subtracting the following land area(s) from the gross acres, which is all of the land included in
the egal description of the property to be developed:
1. All sensitive land areas:
a. Land within the 100-year floodplain;
b. Land or slopes exceeding 25%;
c. Drainage ways; and
d. Wetlands.
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. Single-family development: allocate 20% of gross acreage;
b. Multi-family development: allocate 15°/a of 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 o remain on the site.
10765 SW North Dakota Street planning inc. 14
City of Tigard 3-Lot Land Division
B. Calculating maximum number of residential units. To calculate the maximum number of
residential
units per net acre, divide the number of square feet in the net acres by the minimum number of
square feet required for each lot in the applicable zoning district.
C. Calculating minimum number of residential units. As required by Section 18.510.�40, the
minimum umber of residential units per net acre shall be calculated by multiplying the maximum
n�,riiber of units dete���7�i�7rd ir Sub�ection B above by 80% (0.8).
APPLICANT'S RESPONSE:
The applicant addresses density in Table 2, included herein.
18.730.010 Purpose
A. Purqose. The purpose of this chapter is to present exceptions to the height and setback
standards which apply in various zoning districts as detailed in Chapters 18.510, 18.520
and 18.530. Flexible and/or more stringent setback standards are designed to allow for the
maximum use of land and to allow for a varied building layout pattern while ensuring there
will be adequate open spare. lic�ht. air and distance between buildinqs to protect p�ih�ic
� .�alth and s..����tv.
APPLICANT'S RESPONSE:
The applicant acknowledges the purpose of this chapter and is proposing a land division within
those requirements.
18.730.020 Exceptions to Building Height Limitations
C. Buildinq heiqhts and flaq lots.
1. Limitations on the placement of residential structures on flag lots apply when any of the
following exist:
a. A flag lot was created prior to April 15, 1985;
b. A flag lot is created after April 15, 1985 by an approved partition; or
c. A flag lot is created by the approval of a subdivision and the flag lot is located on the
periphery of the subdivision so that the lot adjoins other residentially-zoned land.
APPLICANT'S RESPONSE:
The limitations of this section do apply to this application.
2. The maximum height for an attached or detached single-family, duplex, or multiple-family
residential structure on a flag lot or a lot having sole access from an accessway, private drive or
easement is 1-1/2 stories or 25 feet, whichever is less, except that the maximum height may be
2-1/2 stories or 35 feet, whichever is less, provided:
a. The proposed dwelling otherwise complies with the applicable dimensional requirements of
the zoning district;
b. A 10 feet side yard will be preserved;
c. A residential structure on any abutting lot either is located 50 feet or more from the nearest
point of the subject dwelling, or the residential structure exceeds 1-1/2 stories or 25 feet in
height on any abutting lot; and
d. Windows 15 feet or more above grade shall not face dwelling unit windows or patios on any
abutting lot unless the proposal includes an agreement to plant trees capable of mitigating direct
views, or that such trees exist and will be preserved.
3. Where an agreement is made to plant trees capable of mitigating direct views. the agreement
sr;<�!! ���_� �+.��meci �� cor;dition of approval under the provisions of Section 18.390.030 D.
APPLICANT'S RESPONSE:
At this time the applicant is proposing a lot partition, and is not proposing any buildings. At time
of building permitting and final plat the applicant will comply with the required height, side yard,
and direction of windows, and will mitigate with trees if needed.
10765 SW Norfh Dakota Street planningk���,��urc•�•�inc. �$
City of Tigard 3-Lot Land Division
4. The tree planting agreement shall be a condition of Chapter 18.360, Site Development
Review, for three or more attached units or a multiple-family residential structure, or, at the time
of issuance of building permits, for single detached units, one duplex or two attached residential
���
APPLICANT'S RESPONSE:
No attached or multiple-family units are proposed as a function of this application; therefore, this
standard is not applicable.
18.730.050 Miscellaneous Requirements and Exceptions
E. Lot area for flaq lots.
1. Th� iot �re� for � fl�g lot shall comply with ihe lot area rec�uirements of the �pplicable zoning
district:
APPLICANT'S RESPONSE:
As depicted in Table 2 and on site plans included herein all lots copy with the applicable
requirements of the zoning district; therefore, this standard it met.
;; shall be provided entirely �vithin the building site area exc{usiv� of ��ny
� �s�:. , : figure following).
APPLICANT'S RESPONSE:
The lot area noted in Table 2 and on site plans included herein is exclusive of any accessway;
therefore, this standard is met.
F. Front vard determination. The owner or developer of a flag lot may determine the location of
the front yard. provicied no side yard setback area is less than 10 feet and provided the
���_���_.�; ��_ �re��,;s o' `�� � ' ������ 18.730.010C, Building Heights and Flag Lots, are satisfied.
APPLICANT'S RESPONSE:
The applicant has not yet chosen building plans, and will comply with the 10-foot side yard
requirements and all other setback requirements at time of building permitting and final plat.
18.745 LANDSCAPING AND SCREENING
18.745.010 Purpose
18.745.020 Applicability
A. Applicability. The provisions of this chapter shall apply to all development including the
construction of new structures, remodeling of existing structures where the landscaping is
nonconforming (Section 18.760.040.C), and to a change of use which results in the need for
increased on-site parking or loading requirements or which changes the access
requirements.
B. When site devetopment review does not apply. 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,
��s governed by Section 18.390.030, using the applicable standards in this chapter.
APPLICANT'S RESPONSE:
The provisions of this chapter are applicable to this application.
C �i' : � ��quirements. The applicant shall submit a site plan. The Director shall provide the
�.. , � �uvith detailed infor���ation about this submission requirement.
APPLICANT'S RESPONSE:
The required site plans are included herein.
10765 SW North Dakota Street planning. r���inc. 16
City of Tigard 3-Lot Land Division
18.745.030 General Provisions
A. Obligation to maintain._Unless otherwise provided by the lease agreement, the owner, tenant
and his agent, if any, shall be jointly and severally responsible for the maintenance of all
landscaping and screening which shall be maintained in good condition so as to present a
healthy, neat and orderly appearance, shall be replaced or repaired as necessary, and shall
f�e kept free fiorr� refu5e and debris.
APPLICANT'S RESPONSE:
The applicant acknowledges the obligation to maintain all landscaping and screening as
required by this section.
B. Pruning required. All plant growth in landscaped areas of developments shall be controlled by
pruning, trimming or otherwise so that:
1. It will not interfere with the maintenance or repair of any public utility;
2. It will not restrict pedestrian or vehicular access; and
;. It ;v�!I no! ronstitute a traffic hazarci because of reduced visibility.
APPLICANT'S RESPONSE:
The applicant acknowledges the obligation to prune all landscaping and screening as required
by this section.
C. Installation requirements._The installation of all landscaping shall be as follows:
1. All landscaping shall be installed according to accepted planting procedures;
2. The plant materials shall be of high grade, and shall meet the size and grading standards of
the American Standards for Nurberg Stock (ANSI Z60, 1-1986, and any future revisions);
and
:} �__ar�ci�c��{�in� �I� ,I! k;,E_� nstalled in accordance w+th the provisions of this title.
APPLICANT'S RESPONSE:
The applicant will install all landscaping as required by this section.
D. Certificate of Occupancy. Certificates of occupancy shall not be issued unless the
landscaping requirements have been met or other arrangements have been made and
. . _�,i ����� !', �"c!� as the posting of a bond.
APPLICANT'S RESPONSE:
The applicant acknowledges that a certificate of occupancy will not be issued unless the
required landscaping has been installed.
E. Protection of existing vegetation. Existing vegetation on a site shall be protected as much as
possible:
1. The developer shall provide methods for the protection of existing vegetation to remain during
the construction process; and
2. The plants to be saved shall be noted on the landscape plans (e.g., areas not to be disturbed
;n ?;e fencec±. :,�> ���. :�now fencing which can be placed around individual trees).
APPLICANT'S RESPONSE:
The applicant agrees to comply with this section, and will address the requirement in more
depth at time of final plat.
10765 SW North Dakota Stieet planningte�����u,•�t�,inc. 17
City of Tigard 3-Lot Land Division
F. Care of landscaping along public rights-of-way._Appropriate methods for the care and
maintenance of street trees and landscaping materials shall be provided by the owner of the
property abutting the rights-of-way unless otherwise required for emergency conditions and
�:�� . , ���,,,I ���ubIIC.
APPLICANT'S RESPONSE:
The applicant agrees to maintain the required landscaping and trees in accordance with this
section.
G. Conditions of approval of existing vegetation. The review procedures and standards for
required landscaping and screening shall be specified in the conditions of approval during
C�2V@�Opf7lBflt fE?VI:'VV cll1C� f!1 f1G i11��tc11'It:.E.' Sfl%li� f�!E', i�'ti;: [f�1;�17 tflil� I EC�UI(@Cj {�'' CQf"`'�'llf�l.�i(i='�ll
development_ �
APPLICANT'S RESPONSE:
The applicant acknowledges that the requirements for landscaping and screening will be
specified in the conditions of approval and will comply with those at time of final plat.
H H�igfit restrictions abutting public rights-of-way. No trees, shrubs or plantings more than 18
fnches in height shall be planted in the public right-of-way abutting roadways having no
established curb and gutter.
APPLICANT'S RESPONSE:
No trees, shrubs or plantings more than 18-inches in height will be installed in the public right-
of-way as part of this application.
18.745.040 Street Trees
A. Protection of existing vegetation. All development projects fronting on a public street, private
street or a private driveway more than 100 feet in length approved after the adoption of this
title shall be required to plant street trees in accordance with the standards in Section
- 1 r. _:,('� !,
APPLICANT'S RESPONSE:
The applicant is proposing street trees in compliance with this section.
B. Street tree planting list. Certain trees can severely damage utilities, streets and sidewalks or
can cause personal injury. Approval of any planting list shall be subject to review by the
���,�.tOf
APPLICANT'S RESPONSE:
This applicant acknowledges that the planting list must be approved by the director.
C. Size and spacing of street trees.
1. Landscaping in the front and exterior side yards shall include trees with a minimum
caliper of two inches at four feet in height as specified in the requirements stated in
Section 18.745.040.C.2 below;
2. The specific spacing of street trees by size of tree shall be as follows:
a. Small or narrow-stature trees under 25 feet tall and less than 16 feet wide branching at
maturity shall be spaced no greater than 20 feet apart;
b. Medium-sized trees 25 feet to 40 feet tall, 16 feet to 35 feet wide branching at maturity shall
be spaced no greater than 30 feet apart;
c. Large trees over 40 feet tall and more than 35 feet wide branching at maturity shall be spaced
no greater than 40 feet apart;
d. Except for signalized intersections as provided in Section 18.745.040.H, trees shall not be
planted closer than 20 feet from a street intersection, nor closer than two feet from
10765 SW North Dakota Street planningP?�����urc���inc. 1 g
City of Tigard 3-Lot Land Division
private driveways (measured at the back edge of the sidewaik), fire hydrants or utility
poles to maintain visuai clearance;
e. No new utility pole location shall be established closer than five feet to any existing street
tree;
f. Tree pits shall be located so as not to include utilities (e.g., water and gas meters) in the tree
well;
g. On-premises utilities (e.g., water and gas meters) shall not be installed within existing tree
well areas;
h. Street trees shall not be planted closer than 20 feet to light standards;
i. New light standards shall not be positioned closer than 20 feet to existing street trees except
when public safety dictates, then they may be positioned no closer than 10 feet;
j. Where there are overhead power lines, the street tree species selected shall be of a type
which, at full maturity, will not interfere with the lines;
k. Trees shall not be planted within two feet from the face of the curb; and
I. Trees shall not be planted within two feet of any permanent hard surface paving or walkway:
(1) Space between the tree and the hard surface may be covered by a nonpermanent hard
surface such as grates, bricks on sand, paver blocks and cobblestones; and
{2) Sidewalk cuts in concrete for tree planting shall be at least four by four feet to allow for air
���,�,_� :v�;�t���� ir�to !he ruoi ��re<+.
APPLICANT'S RESPONSE:
This applicant proposes street trees as depicted on the site plan. The applicant will plant
Flowering Cherry, Goldenrain Tree, American Hophornbeam, American Hornbeam, or
European Hornbeam, species of street trees, that meet the code requirements for medium sized
trees, between 25 and 40 feet tall and between than 16 to 35 feet wide branching at maturity.
Currently the applicant has not chosen which of the above species of tree will be planted; this
requirement can be review further at time of final plat.
D. Pruning requirements. Trees, as they grow, shall be pruned to provide at least eight feet of
clearance above sidewalks and 13 feet above local street, 15 feet above collector street,
_ � �>� �E',tJt _i' _ ;�r i<:a! :f ci,�� r�_�!'�"1c74' SUI'faC@S.
APPLICANT'S RESPONSE:
This applicant acknowledges the pruning requirements of this section.
E. Cut and fill around existing trees. Existing trees may be used as street trees if no cutting or
filling takes place within the drip-line of the tree unless an adjustment is approved by the
Director by means of a Type I procedure, as governed by Section 18.390.030, using
<�rp���;�:�al �.r�±:- �. . � � �_;ti�n 18.370.020.C.4.a.
APPLICANT'S RESPONSE:
This applicant proposes street trees as depicted on the site plan, and will provide for protection
of said trees as indicated in the tree plan included herein.
F. Replacement �f street trees. Existing street trees re�7�oved by development projects or other
construction shall be replaced by the developer with those types of trees approved by the
Director. The replacement trees shall be of a size and species similar to the trees that are
being removed unless lesser sized alternatives are approved by the Director.
APPLICANT'S RESPONSE:
Any street trees removed will be replace in accordance with this section. No street trees are
proposed to be removed at this time.
10765 SW North Dakota Street planningltt°ti��iu•crsinc. 19
City of Tigard 3-Lot Land Division
G. Granting of adjustments. Adjustments to the street tree requirements may be granted by the
Director hy means of a Type I procedure, as regulated in Section 18.390.030, using
�3F,�;ro�..,! - �r r:,3 in Section 18.370.020.C.4.b.
APPLICANT'S RESPONSE:
No adjustments are requested at this time.
H. Location of trees near signalized intersections. The Director may allow trees closer to
specified intersections which are signalized, provided the provisions of Chapter 18.795,
�� :_ - � ��� . _��tisfied.
APPLICANT'S RESPONSE:
No trees are proposed near a signalized intersection.
18.745.050 Buffering and Screening
A. General provisions.
1. It is the intent that these requirements shall provide for privacy and protection and reduce
or eliminate the adverse impacts of visual or noise pollution at a development site,
without unduly interfering with the view from neighboring properties or jeopardizing the
safety of pedestrians and vehicles;
2. Buffering and screening is required to reduce the impacts on adjacent uses which are of a
different type in accordance with the matrices in this chapter (Tables 18.745.1 and
18.745.2). The owner of each proposed development is responsible for the installation
and effective maintenance of buffering and screening. When different uses would be
abutting one another except for separation by a right-of-way, buffering, but not
screening, shall be required as specified in the matrix;
3. In lieu of these standards, a detailed buffer area landscaping and screening plan may be
submitted for the Director's approval as an alternative to the buffer area landscaping and
screening standards, provided it affords the same degree of buffering and screening as
r<;�:�uired by tl�i� � ��:_ie.
APPLICANT'S RESPONSE:
This applicant will comply with the buffering and screening requirement in Tables 18.745.1 and
18.745.2 as discussed herein below.
B. Buffering and screening requirements.
1. A buffer consists of an area within a required setback adjacent to a property line and
having a depth equal to the amount specified in the buffering and screening matrix and
containing a length equal to the length of the property line of the abutting use or uses;
2. A buffer area may only be occupied by utilities, screening, sidewalks and bikeways, and
landscaping. No buildings, accessways or parking areas shall be allowed in a buffer area
except where an accessway has been approved by the City;
3. A fence, hedge or wall, or any combination of such elements, which are located in any
yard is subject to the conditions and requirements of Sections 18.745.050.B.8 and
18.745.050.D;
4. The minimum improvements within a buffer area shall consist of combinations for
landscaping and screening as specified in Table 18.745.1. In addition, improvements
shall meet the following specifications:
5. Where screening is required the following standards shall apply in addition to those
required for buffering:
6. Buffering and screening provisions shall be superseded by the vision clearance
requirements as set forth in Chapter 18.795;
7. When the use to be screened is downhill from the adjoining zone or use, the prescribed
heights of required fences, walls, or landscape screening shall be measured from the
90765 SW North Dakota Street planning +•csinc. zp
Cify of Tigard 3-Lot Land Division
actual grade of the adjoining property. in this case, fences and walls may exceed the
permitted six foot height at the discretion of the director as a condition of approval. When
the grades are so steep so as to make the installation of walls, fences or landscaping to
the required height impractical, a detailed landscape/screening plan shall be submitted
for approval;
8. Fences and walls
��. F7rG�C�PS
APPLICANT'S RESPONSE:
The buffer and screening matrix indicates that no buffering or screening will be required as the
proposed use is single-family-detached and the existing surrounding use is single-family-
detached. Additionally the proposed access drive is abutted to the east by the adjacent
property owner's access drive; therefore requiring the screening. Thus no buffering or
screening is proposed as part of this application.
C. Setbacks for fences or �,valls.
D. Height restrictions.
APPLICANT'S RESPONSE:
No fences or walls are being proposed in conjunction with this application at this time.
E. Screening: special provisions.
1. Screening and landscaping of parking and loading areas:
2. Screening of service facilities. Except for one-family and two-family dwellings, any refuse
container or disposal area and service facilities such as gas meters and air conditioners
which would otherwise be visible from a public street, customer or resident parking area,
any public facility or any residential area shall be screened from view by placement of a
solid wood fence or masonry wall between five and eight feet in height. All refuse
materials shall be contained within the screened area;
3. Screening of swimming pools. All swimming pools shall be enclosed as required by City
of Tigard Building Code;
4. Screening of refuse containers. Except for one- and two-famity dwellings, any refuse
container or refuse collection area which would be visible from a public street, parking
lot, residential or commercial area, or any public facility such as a school or park shall be
screened or enclosed from view by placement of a solid wood fence, masonry wall or
evergreen hedge All refuse shall be contained within the screened area.
APPLICANT'S RESPONSE:
As provided by the buffer and screening matrix 18.745.1 and 18.745.2. no screening is required.
Additionally, the proposed access drive is abutted by the neighboring property's own access
drive additionally not requiring screening. Thus no screening is proposed.
F. Buffer Matrix.
1. The Buffer Matrices contained in Tables 18.745.1 and 18.745.2 shall be used in
calculating widths of buffering/screening and required improvements to be installed
"�=t��;�eer� �rc:�nsed uses and abutting uses or zoning districts;
APPLICANT'S RESPONSE:
The buffer and screening matrix indicated that no buffering or screening will be required as the
proposed use is single-family-detached and the existing surrounding use is single-family-
detached. Additionally, the access drive is abutted by an access drive to the east, also requiring
not screening. Thus, no buffering or screening is proposed at this time.
10765 SW North Dakota Street planning t2�•,��u rc r�inc. 2�
City of Tigard 3-Lot Land Division
2. An application for a variance to the standards required in Tables 18.745.1 and 18.745.2,
shal! be processed as a Type II procedure, as regulated by Section 18.390.040, using
;_,E�p;nval criferi�a in Section 18.370.010. (Ord. 02-33)
APPLICANT'S RESPONSE:
This application is proposing no variance to the standards; therefore this section is not
applicable.
18.745.060 Re-vegetation
A. When re-vegetation is required. Where natural vegetation has been removed through grading
in areas not affected by the landscaping requirements and that are not to be occupied by
structures, such areas are to be replanted as set forth in this section to prevent erosion after
construction activities are completed.
B. Preparation for re-vegetation. Topsoil removed from the surface in preparation for grading
and construction is to be stored on or near the sites and protected from erosion while
grading operations are underway: and
�, "�..tietrl0.)� ` - ` :�Ct�3flOf�.
APPLICANT'S RESPONSE:
Re-vegetation will be planted as required by this section, and will be addressed further at time of
building permitting and final plat.
18.765 OFF-STREET PARKING AND LOADING REQUIREMENTS
18.765.010 Purpose
18.765.020 Applicabiiity of Provisions
A New construction At the time of the erection of a new structure within any zoning district,
offstreet vehicle parking will be provided in accordance with Section 18.765.070.
APPLICANT'S RESPONSE:
No new buildings are proposed as part of this application. This section will be addressed at
time of building permitting.
18 ?E��; n70 Minimum and Maximum Off-Street Parking Requirements
; requirements for unlisted uses.
APPLICANT'S RESPONSE:
No unlisted uses are proposed as part of this application.
B. Choice of parking requirement5. Wr�F:�n a building or use is planned or constructed in such a
manner that a choice of parking requirements could be made, the use which requires the
greater number of parking spaces shall govern.
C. Measurements. The following measurements shall be used in calculating the total minimum
number of vehicle parking spaces required in Section 18.765.070.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. Students. When students are specified for the purpose of determining the minimum vehicle
parking spaces required, the students counted are those who are on the campus during the
peak period of the day during a typical school term;
4. Space. Unless otherwise specified, where square feet are specified, the area measured shall
be gross floor area und�r the roof ineasured from the faces of the structure, excluding only
space devoted to cc����.���� ��,Ff-street parking or loading.
APPLICANT'S RESPONSE:
No buildings are proposed as part of this application.
'l0765 SW Norfh Dakota Street planning inc. 22
City of Tigard 3-Lot Land Division
D. Exclusions to minimum vehicle parking requirements. The following shall not be counted
towards the computation of the minimum parking spaces as required in Section 18.765.070.H:
1. On-street parking. Parking spaces in the public street or alley shall not be eligible as fulfilling
any part of the parking requirement except; Religious Institutions may count on-street parking
around the perimeter of the use provided that the following criteria have been satisfied:
a. The on-street parking is on a street that is designed and physically improved to
accommodate parking within the right-of-way;
b. The street where on-street parking is proposed is not located on local residential streets.
2. Fleet parking. Required vehicle parking spaces may not be used for storage of fleet vehicles,
except when a use can show that employee and 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 day. For the purposes of this title,
space �xc!usively devo±cd to the storage of fleet vehicles will be considered as outdoor storage.
APPLICANT'S RESPONSE:
No exclusions are requested as part of this application.
E. Exceptions to maximum parking standards. When calculating the maximum vehicle parking
allowed as regulated by Section 18.765.080.H, the following exception shall apply:
1. The following types of parking shall not be included:
a. Parking contained in a parking structure either incorporated into a building or freestanding;
b. Market-rate paid parking;
c. Designated carpool and/or vanpool spaces;
d. Designated disabled-accessible parking spaces;
e. Fleet parking.
2. If application of the maximum parking standard would result in less than six parking spaces
for a development with less than 1,000 gross square feet of floor area, the development shall be
allowed up to six parking spaces. If application of the maximum parking standard would
result in less than 10 vehicle parking spaces for a development between 1,000 and 2,000 gross
;�;,: .. �,�;F� :_ , � !�:_:,_���:ent �n!ill be allowed up to 10 vehicle parking spaces.
APPLICANT'S RESPONSE:
No exceptions are requested as part of this application.
F. Reductions in minimum required vehicle parking. Reductions in the required number of
vehicle parking spaces may be permitted as follows:
1. The Director may reduce off-street vehicle parking spaces per Section 18.765.070.H by up to
20% in new developments for the incorporation of transit-related facilities such as bus stops
and pull-outs, bus shelters, transit-oriented developments and other transit-related development
through a Type II procedure, as governed by Section 18.390.040, using approval criteria
contained in Sectivn 18.370.020.C.5.b. Applicants who qualify for this adjustment may also
apply for further parking reductions per 18.765.070.F.2. below;
2. The Director may reduce the total required off-street vehicle parking spaces per Section
18.765.070.H by up to a total of 20°/a by means of parking adjustment to be reviewed through a
Type II procedure, as governed by Section 18.390.040, using approval criteria contained in
Section 18.370.020.C.5.a.
10765 SW North Dakota Sbeet planningit�•,uurc�•tiinc. 23
City oi Tigard 3-Lot Land Division
3. The Director is authorized to reduce up to 10% of existing required parking spaces at a
conversion ratio of one parking space for each 100 square feet of transit facility for
developments which incorporate transit-related facilities such as bus stops and pull-outs, bus
shelters, transit-oriented development or other transit-related facilities through a Type I
procedure, as governed by Sc�,t��,n 1; 3���; �;3�;� u;�nq �a��pr;_,�����1 cr�,�.ri�3 co� t<�i����e�+ ; t�,F.c ::�.
18 370 ^"'� �' r.c.
APPLICANT'S RESPONSE:
No reductions are requested as part of this application.
G. Increases in max�mum required vehicle parking. The Director may increase the total
maximum number of vehicle spaces allowed in Section 18.765.070.H by means of a parking
-:('' ='���ent to be reviewed by means of a Type II procedure, as governed by Section
�.040, using approval criteria contained in section 18.370.020.C.5.d.
APPLICANT'S RESPONSE:
No increases in maximum parking are requested as part of this application.
� i ,;�fic; re�:; , _ ��er;�, (See Table 18.765.2) (Ord. 02-13)
APPLICANT'S RESPONSE:
This application proposes one off-street parking space per unit as required by Table 18.765.2,
and will address this requirement in more depth at time of building permitting.
18.790 TREE REMOVAL
18.790.010 Purpose
18.790.020 Definitions
18.790.030 Tree Plan Requirement
A. Tree plan required. A tree plan for the planting, removal and protection of trees prepared by a
certified arborist 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
�' � 'c�; �,���rt or � �-'. � , � �s !iled. Protection is preferred over removal wherever possible.
APPLICANT'S RESPONSE:
A tree plan is included herein this application.
B. Plan requireil�ents. The tree plan shall include the following:
1. Identification of the location, size and species of all existing trees including trees designated
as significant by the city;
2. Identification of a program to save existing trees or mitigate tree removal over 12 inches in
caliper. Mitigation must follow the replacement guidelines of Section 18.790.060D, in
accordance with the following standards and shall be exclusive of trees required by other
development code provisions for landscaping, streets and parking lots:
a. Retention of less than 25°/o of existing trees over 12 inches in caliper requires a mitigation
program in accordance with Section 18.790.060D of no net loss of trees;
b. Retention of from 25% to 50% of existing trees over 12 inches in caliper requires that two-
thirds of the trees to be removed be mitigated in accordance with Section 18.790.060D;
c. Retention of from 50% to 75% of existing trees over 12 inches in caliper requires that 50
percent of the trees to be removed be mitigated in accordance with Section 18.790.060D;
ci �?���`���rition ��� ��"� ��.:; ��;����:;,ei- of existing trees over 12 inches in caliper requires no rYiitigation.
APPLICANT'S RESPONSE:
The tree plans and supplemental materials submitted with this application Include: The
identification, size, species, and condition of all existing trees greater than 6 inches. A tree
removal plan, tree preservation plan, arborist report and retention calculation spreadsheet is
included with this application. As shown on the tree calculations submitted with this application
10765 SW North Dakota Street planning'+�•�.s����s c•�inc. 24
City of Tigard 3-Lot Land Division
61.5% of the trees over 12" in DBH will be retained, therefore per this section retaining from
50°/a to 75% of existing trees over 12 inches in caliper require that 50% of the trees to be
removed will be mitigated according to Section 18.790 060.D. Therefore, the applicant will
mitigate for 50% of the 5 trees proposed to be removed in accordance with section
18.790.060D. The applicant proposed mitigation of the 5 trees with replacement of 3 trees due
to the fact that replacing 2.5 trees in not a viable option.
Tree Removed
Tree# Size Common CONDITION Tree Trees Mitigated
Inches Name Condition Count Size Tree Count
1 21 Big Leaf Fair Regulated 21
Ma le 1
2 10 Black Locust Fair Re ulated 1 10
3 18 Black Locust Fair Re ulated 1 18 1
4 12 Black Locust Fair Regulated � 12 1
10 15 Black Locust Good Re ulated 1 15 1
The applicant will follow the requirements set forth in section 18.790.060D when choosing the
species. This requirement can reviewed further at time of final plat.
�� �CjE'fl[I�IC��tI(ifl �'` �ii tf"t,'!?5 'aL�f11C�1 81e �1"O(�OSP.Cj t0 k�C-' ?C;f?lOV£.'Cj�,
APPLICANT'S RESPONSE:
The Tree Protection Plan included herein this application identified the tree to be removed.
Specifically tree numbers 1, 2, 3, 4, and 10 are proposed to be removed. Additionally, tree
number 14 is proposed to be removed due to poor health, as noted in the Tree Assessment
dated January 19, 2007 included herein this application.
4. A �rotection program defining standards and methods that will be used by the applicant to
protect trees during and aftei- construction.
APPLICANT'S RESPONSE:
The applicant is proposing a tree protection in accordance with the Tree Protection Plan created
by a certified arborist and included herein this application under tab 6. Tree protection fencing
will be provided as required by the certified arborist Tree Protection Plan.
C. Subsequent tree removal. Trees removed within the period of one year prior to a
development application listed above will be inventoried as part of the tree plan above and will
i,�: <<-:=!�ced accord+ng te Section 18.790.OGOD
APPLICANT'S RESPONSE:
The applicant acknowledges that any trees removed within the period of one year prior to a
development application shall be included as part of the tree plan. No trees have been
removed.
18.790.040 Incentives for Tree Retention
A. Incentives. To assist in the preservation and retention of existing trees, the Director may
apply one or more of the following incentives as part of development review approval and the
provisions of a tree ptan according to Section 18.790.030:
1. Density bonus. For each 2°/o of canopy cover provided by existing trees over 12 inches in
caliper that are preserved and incorporated into a development plan, a 1% bonus may be
applied to density computations of Chapter 18.715. No more than a 20% bonus may be granted
for any one development. The percentage density bonus shall be applied to the number of
dwelling units allowed in the underlying zone. This bonus is not applicable to trees preserved in
10765 SW North Dakota Street planningKesuurcesinc. 25
City of Tigard 3-Lot Land Division
?����� � r " ' '�in, slopes greater than 25%, drainageways, or wetlands that would otherwise
:m development:
APPLICANT'S RESPONSE:
No bonus density is requested as part of this application.
2. Lot size averaying. To retain existing trees over 12 inches in caliper in the development plan
for any land division under Chapter 18.400, lot size may be averaged to allow lots less than the
minimum lot size allowed by the underlying zone as long as the average lot area for all lots and
private open space is not less than that allowed by the underlying zone. No lot area shall be
�E:'.`;5 tfi�]'1 �'. _ � �,' .� fl��fL'llUGl !O'l 51?t: �ii7''vFv i�� `lf'I� ZO(lF_':
APPLICANT'S RESPONSE:
No lot averaging is utilized as part of this application.
3. Lot width and depth. To retain existing trees over 12 inches in caliper in the development plan
for any land division under Chapter 18.400, lot width and lot depth may be reduced up to 20% of
th�,l rEr�;�I�Ii.�. E��� (i„, i;i�,. � �`i, _; zone;
APPLICANT'S RESPONSE:
No lot width or depth reduction is requested as part of this application.
4. Cornrnercial/industriaUcivic use parking. For each 2% of canopy cover provided by existing
trees over 12 inches in caliper that are preserved and incorporated into a development plan for
commercial, industrial or civic uses listed in Section 18.765.080, Minimum and Maximum Off-
Street Parking Requirements, a 1% reduction in the amount of required parking may be granted.
^ � �-e than a 20°%, reduction in the required amount of parking may be qr�nted for any oi�e
pment;
APPLICANT'S RESPONSE:
No commercial, industrial, or civic parking is proposed a part of this application.
5. Commercial/industrial/civic use landscaping. For each 2% of canopy cover provided by
existing trees over 12 inches in caliper that are preserved and incorporated into a development
plan a 1% reduction in the required amount of landscaping may be granted. No more than 20%
o� �:!�� ��;c�;iired ��n�o�,rt of landscaping may be reduced for any one development.
APPLICANT'S RESPONSE:
No commercial, industrial, or civic parking is proposed a part of this application.
B. Subsequent re�noval of a tree. Any tree preserved or retained in accordance with this section
may thereafter be removed only for the reasons set out in a tree plan, in accordance with
Section 18.790.030, or as a condition of approval for a conditional use, and shall not be subject
to removal under any other section of this chapter. The property owner shall record a deed
restriction as a condition of approval of any development permit affected by this section to the
effect that such tree may be removed only if the tree dies or is hazardous according to a
certified arborist. The deed restriction may be removed or will be considered invalid if a tree
preserved in accordance with this section should either die or be removed as a hazardous tree.
f I���� !:��r;n of il�i�; �+,E,���; �c:sir�ction shall be subject to approval by the Director.
APPLICANT'S RESPONSE:
This applicant agrees to provide a deed restriction in accordance with this section, and will
address the specifics at time of final plat.
10765 SW Noifh Dakota Street planningit: -:�>>��;, �,:inc. 26
City of Tigard 3-Lot Land Division
C. Site development modifications granted as incentives. A modification to development
requirements granted under this section shall not conflict with any other restriction on the use of
[���� �����pE�rtv !�������ciin:; �:�_�; not limited to easements and conditions of development approval.
APPLICANT'S RESPONSE:
No site development modification are requested at this time.
D. Design modifications of public improvements. The City Engineer may adjust design
specifications of public improvements to accommodate tree retention where possible and where
i' �, ;cil;i ��:��f ir�te��ft;rc� �,r��!'� safety or increase maintenance costs.
APPLICANT'S RESPONSE:
No design modification of public improvements are requested at this time.
18.790.050 Permit Applicability
A. Removal permit required. Tree removal permits shatl be required only for the removal of any
tree which is located on or in a sensitive land area as defined by Chapter 18.775. The permit for
removal of a tree shall be processed as a Type I procedure, as governed by Section
18.390.030, using the following approval criteria:
1. Removal of the tree must not have a measurable negative impact on erosion, soil stability,
flow of surface waters or water quality as evidenced by an erosion control plan which precludes:
a. Deposits of mud, dirt, sediment or similar material exceeding 1/2 cubic foot in volume
on public or private streets, adjacent property, or into the storm and surface water
system, either by direct deposit, dropping, discharge or as a result of the action of
erosion;
b. Evidence of concentrated flows of water over bare soils; turbid or sediment-laden
flows; or evidence of on-site erosion such as rivulets on bare soil slopes where the flow
of water is not filtered or captured on site using the techniques of Chapter 5 of the
Washington County Unified Sewerage Agency Environmental Protection and Erosion
Control rules.
2. Within stream or wetland corridors, as defined as 50 feet from the boundary of the
stream or wetland, tree removal must maintain no less than a 75% canopy cover or no
less than the existing canopy cover if the existing canopy cover is less than 75%.
B. Effective date of permit. A tree removal permit shall be effective for one and one-half years
from the date of approval.
C. Extension. Upon written request by the applicant prior to the expiration of the existing permit,
a tree removal permit shall be extended for a period of up to one year if the Director finds that
the applicant is in compliance with all prior conditions of permit approval and that no material
facts stated in the originat application have changed.
D. Removal permit not required. A tree removal permit shall not be required for the removal of a
tree which:
1. Obstructs visual clearance as defined in Chapter 18.795 of the title;
2. Is a hazardous tree;
3. Is a nuisance affecting public safety as defined in Chapter 7.40 of the Municipal Code;
4. Is used for Christmas tree production, or land registered with the Washington County
Assessor's office as tax-deferred tree farm or small woodlands, but does not stand on sensitive
lands.
E. Prohibition of commercial forestry. Commercial forestry as defined by Section 18.790.020
�� � � � � �:�+����;a ;',� : ;�-,.���t=. is not permitted.
APPLICANT'S RESPONSE:
Please see the tree plan included herein this application.
10765 SW Noith Dakota Street planningRr,uiu•c�•,inc. 27
City of Tigard 3-Lot Land Division
18.790.060 Illegal Tree Removal
APPLICANT'S RESPONSE:
No illegal tree removal is proposed.
18.795 VISUAL CLEARANCE AREAS
18.795.010 Purpose
18.795.020 Applicability of Provisions
A. When provisions apply. The provisions of this chapter shall apply to all development including
the construction of new structures, the remodeling of existing structures and to a change of use
which increases the on-site parking or loading requirements or which changes the access
requirements.
B. When site development review is not required. Where the provisions of Chapter 18.330, Site
Development Review, do not apply, the Director shall approve, approve with conditions, or deny
a plan submitted un�ier- thP provisions of this chapter through a Type I procedure, as govemed
hy Sectior� 1� 39ii , ' ,.�a the standards in this chapter as approval criteria.
APPLICANT'S RESPONSE:
The provisions of this section apply to this 3-parcel partition application.
18.795.030 Visuai Clearance Requirements
A. At corners. Except within the CBD zoning district a visual clearance area shall be maintained
on the corners of all property adjacent to the intersection of two streets, a street and a railroad,
or a driveway providing access to a public or private street.
B. Obstructions prohibited. A clear vision area shall contain nb vehicle, hedge, planting, fence,
wall structure or temporary or permanent obstruction (except for an occasional utility pole or
tree), exceeding three feet in height, measured from the top of the curb, or where no curb exists,
from the street center line grade, except that trees exceeding this height may be located in this
area, provided all branches below eight feet are removed.
C. Additional topographical constraints. Where the crest of a hill or vertical curve conditions
contribute to the obstruction of clear vision areas at a street or driveway intersection, hedges,
�' � �' � gs. fences, walls, wall structures and temporary or permanent obstructions shall be
reduced in height or eliminated to comply with the intent of the required clear vision area.
APPLICANT'S RESPONSE:
Visual clearance will be maintained as required, and is show on the included site plan.
18.795.040 Computations
A. Arterial streets. On all designated arterial streets the visual clearance area shal! not be less
than 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
nonarterial 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 ri�ht of- wav �r mm��rt� line at points which are 30 feet distance from the intersection of the
r�,�' ! � ��r<3y I��, � ��rF:�,i along such lines. See Figure 18.795.1:
APPLICANT'S RESPONSE:
SW North Dakota Street is a neighborhood route; therefore this section is not applicable.
10765 SW North Dakota Street planning inc. 28
Cify of Tigard 3-Lot Land Division
2. Non-arterial streets less than 24 feet in width. At all intersections of two non-arterial streets, a
non-arterial street and a driveway, and a non-arterial street or driveway and railroad where both
streets and/or driveways are less than 24 feet in width, a visual clearance area shall be a
triangle whose base extends 30 feet along the street right-of-way line in both directions from the
�en!erline of the access�vay at the front setback line of a single family and two family residence,
feet back from the property line on all other types of uses.
APPLICANT'S RESPONSE:
SW North Dakota Street is a non-arterial street of less than 24-feet in width that intersects with a
private driveway. This application proposes to provide the required visual clearance area as
depicted on the included site plans.
18.810 STREET AND UTILITY IMPROVEMENT STANDARDS
18.810.010 Purpose
18.810.020 General Provisions
A. When standards apply. Unless otherwise provided, construction, reconstruction or repair of
streets, sidewalks, curbs and other public improvements shall occur in accordance with the
standards of this title. No development may occur and no land use application may be approved
unless the public facilities related to development comply with the public facility requirements
established in this section and adequate public facilities are available. Applicants may be
required to dedicate land and build required public improvements only when the required
exaction is directly related to and roughly proportional to the impact of the development.
B. Standard specifications. The City Engineer shall establish standard specifications consistent
with the application of engineering principles.
C. Section 7.40 applies. The provision of Section 7.40 of the Tigard Municipal Code shall apply
to this chapter.
D. Adjustments. Adjustments to the provisions in this chapter related to street improvements
may be granted by means of a Type II procedure, as governed by Section 18.390.040, using
approval criteria in Section 18.370.030 C9. (Ord. 99-22)
E. Except as provided in Section 18.810.030S, as used in this chapter, the term "streets" shall
��-�; ;,.�r: ;!�� t�" : < �n adjustment under Section 18.810.020.D is allowed. (Ord. 99-22)
APPLICANT'S RESPONSE:
No adjustments are requested as a function of this application.
18.810.030 Streets
A. Improvements.
1. No development shall occur unless the development has frontage or approved access to a
� ,,
F�u,���� �;1�e� ,
APPLICANT'S RESPONSE:
This site has frontage along SW North Dakota Street.
2 No develop���ent shall occur unless streets within the development meet the 5tandards of this
C!'�;.{�ter.
APPLICANT'S RESPONSE:
There are no new streets proposed in conjunction with this application.
3. No development shall occur 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
sl����id;ards nf this title are constructed adjacent to the development.
APPLICANT'S RESPONSE:
This application proposed half street improvements along SW North Dakota Street.
10765 SW North Dakota Street planningF��•�:�u�-t t�tiinc. 29
City of Tigard 3-Lot Land Division
4 An�� ne��v street or adciitional street width �lanned as a portion of an existing street shali meet
� , ;rcis of thi� cl�:�:,.ter:
APPLICANT'S RESPONSE:
This application proposes half street improvements along SW North Dakota Street. Specifically
improvements will include 18-feet ROW from centerline, a concrete curb, and a 5-foot concrete
sidewalk with a 5-foot planter strip. Additionally, all utilities and storm systems will be
undergrounded as required.
5. If tfie City could and wouid otherwise rec�uire the applicant to provide street improve�i�ents,
the City Engineer may accept a future improvements guarantee in lieu of street improvements if
one or more of the following conditions exist:
a. A partial improvement is not feasible due to the inability to achieve proper design
standards;
b. A partial improvement may create a potential safety hazard to motorists or pedestrians;
c. Due to the nature of existing development on adjacent properties it is unlikely that street
improvements would be extended in the foreseeable future and the improvement associated
with the project under review does not, by itself, provide a significant improvement to
street safety or capacity;
d. The improvement would be in conflict with an adopted capital improvement plan;
e. The improvement is associated with an approved land partition on property zoned
residential and the proposed land partition does not create any new streets; or
f. Additional planning work is required to define the appropriate design standards for the
��'�����' �nd the applic�! ��� is for a project which would contribute only a minor portion of
� ;;ci�ated futur� ��n the street.
APPLICANT'S RESPONSE:
A guarantee in lieu is not being requested in conjunction with this application.
Ei. The standards of this chapter include the standard specifications adopted by the City
Engineer pursuant to Section 18.810.020.B.
APPLICANT'S RESPONSE:
This application proposes half street improvements along SW North Dakota Street. Specifically
improvements will include 18-feet ROW from centerline, a concrete curb, and a 5-foot concrete
sidewalk with a 5-foot plante�strip. Additionally, all utilities and storm systems will be
undergrounded as required.
i " al authoriiy n�ay approve adustr��ents ...
APPLICANT'S RESPONSE:
No adjustments are requested as a function of this application.
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 Uniform Fire
Code Section 10.207;
2 Ac�.es� �! �" f� ,, ��.:_ordance with Sections 18.705.030.H and 18.705.0301.
APPLICANT'S RESPONSE:
The proposed access easement will be provided and maintained in conjunction with this code
section.
10765 SW North Dakota Streef planningRr�„urc��tiinc. 30
Cify of Tigard 3-Lot tand Division
D. Street location, width and grade. Except as noted below, the location, width and grade of all
streets shail conform to an approved street plan and shall be considered in their relation to
existing and planned streets, to topographic conditions, to public convenience and safety, and in
their appropriate relation to the proposed use of the land to be served by such streets:
1. Street grades shall be approved by the City Engineer in accordance with Subsection N below;
and 2. Where the location of a street is not shown in an approved street plan, the arrangement
of streets in a development shall either:
a. Provide for the continuation or appropriate projection of existing streets in the surrounding
areas, or
b. Conform to a plan adopted by the Commission, if it is impractical to conform to existing
street patterns because of particular topographical or other existing conditions of the land.
Such a plan shall be based on the type of land use to be served, the volume of traffic, the
��1�iE' .;': lC�)i)';' _` _ :fS �'l:� tf1P !l�'F'C; {OI" IllJt)IiC C;�7����P,i1!EI��:E' �711�� S:ffF;t;J.
APPLICANT'S RESPONSE:
No new streets are proposed as a function of this application.
E. Minimum rights-of-way and street widths. Unless otherwise indicated on an approved street
plan, or as needed to continue an existing improved street, street right-of-way and roadway
widths shall not be less than the minimum width described below. Where a range is indicated,
the width shall be determined by the decision-making authority based upon anticipated average
daily traffic (ADT) on the new street segment. (The City Council may adopt by resolution, design
standards for street construction and other public improvements. The design standards witl
provide guidance for determining improvement requirements within the specified ranges.) These
are presented in
1. The decision-making body shall make its decision about desired right-of-way width and
pavement width of the various street types within the subdivision or development after
consideration of the following:
a. The type of road as set forth in the Comprehensive Plan Transportation Chapter -
Functional Street Classification;
b. Anticipated traffic generation;
c. On-street parking needs;
d. Sidewalk and bikeway requirements;
e. Requirements for placement of utilities;
f. Street lighting;
g. Drainage and slope impacts;
h. Street tree location;
i. Planting and landscape areas;
j. Safety and comfort for motorists, bicyclists, and pedestrians;
k. Access needs for emergency vehicles.
APPLICANT'S RESPONSE:
This application proposes half street improvements along SW North Dakota Street. Specifically
improvements will include 18-feet ROW from centerline, a concrete curb, and a 5-foot concrete
sidewalk with a 5-foot planter strip. Additionally, all utilities and storm systems will be
undergrounded as required.
F. Future street plan and extension of streets.
G. Street spacing and access management. Refer to 18.705.030.H.
H. Street alignment and connections.
2. All local , neighborhood routes and collector streets which abut a development site shall be
extended within the site to provide through circulation when not precluded by environmental or
10765 SW North Dakota Street planninglt�•��,urc��,inc. 31
City of Tigard 3-Lot Land Division
topographical constraints, existing development patterns or strict adherence to other standards
in this code. A street connection or extension is considered precluded when it is not possible to
redesign or reconfigure the street pattern to provide required extensions. Land is considered
topographically constrained if the slope is greater than 15% for a distance of 250 feet or more.
In the case of environmental or topographical constraints, the mere presence of a constraint is
not sufficient to show that a street connection is not possible. The applicant must show why the
constraint precludes some reasonable street connection.
3. Proposed street or street extensions shall be located to provide direct access to existing or
planned transit stops, commercial services, and other neighborhood facilities, such as schools,
shopping areas and parks.
4. All developments should provide an internal network of connecting streets that provide short,
direct travel routes and minimize travel distances within the development.
I. Intersection angles. Streets shall 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 75o unless there is special intersection design, and:
1. Streets shall have at least 25 feet of tangent adjacent to the right-of-way intersection unless
topography requires a lesser distance;
2. Intersections which are not at right angles shatl have a minimum corner radius of 20 feet
along the right-of-way lines of the acute angle; and
3 Right-of-way lines at intersection with arterial streets shall have a corner radius of not less
�!�����i 20 fE;e:t
APPLICANT'S RESPONSE:
No new streets are proposed in conjunction with this application.
J. Existing rights-of-way. Whenever existing rights-of-way adjacent to or within a tract are of less
than standard width, additional rights-of-way shall be provided at the time of subdivision or
0�. . _� ;;!ilE.'.I��.
APPLICANT'S RESPONSE:
This application proposes half street improvements along SW North Dakota Street. Specifically
improvements will include 18-feet ROW from centerline, a concrete curb, and a 5-foot concrete
sidewalk with a 5-foot planter strip. Additionally, all utilities and storm systems will be
undergrounded as required.
K. Partial street in�provements. Partial streei irl�prover7�ents resuliing in a paver7ient �vidth of less
than 20 feet; while generally not acceptable, may be approved where essential to reasonable
development when in conformity with the other requirements of these regulations, and when it
�vill hP r,r�ctir.al t� require the improvement of the other half when the adjoining property
APPLICANT'S RESPONSE:
This application proposes half street improvements along SW North Dakota Street. Specifically
improvements will include 18-feet ROW from centerline, a concrete curb, and a 5-foot concrete
sidewalk with a 5-foot planter strip. Additionally, all utilities and storm systems will be
undergrounded as required.
L. Culs-de-sacs. A cul-de-sac shall be no more than 200 feet long shall not provide access to
greater than 20 dwelling units, and shall only be used when environmental or topographical
constraints, existing development pattern, or strict adherence to other standards in this code
preclude street extension and through circulation:
1. All culs-de-sac shall terminate with a turnaround. Use of turnaround configurations other than
circular, shall be approved by the City Engineer; and
10765 SW North Dakota Street planning►z�•�uurcctiinc. 32
Cify of Tigard 3-Lot Land Division
2. The length of the cul-de-sac shall be measured from the centerline intersection point of the
two streets to the radius point of the bulb.
3. If a cul-de-sac is more than 300 feet long, a lighted direct pathway to an adjacent street may
be rer��irQd to be provided and dedicated to the City.
APPLICANT'S RESPONSE:
No cul-de-sacs are proposed as a function of this application.
��1. Street names. No street name shall be used which will duplicate or be confused with the
names of existing streets in Washington County, except for extensions of existing streets. Street
names and numbers shall conform to the established pattern in the surrounding area and as
approved by the City Engineer.
N. Grades and curves.
1. Grades shall not exceed ten percent on arterials, 12% on collector streets, or 12% on any
other street (except that local or residential access streets may have segments with grades up
to 15% for distances of no greater than 250 feet}, and
2. Centerline radii of curves shall be as determir7ed by the City Engineer.
APPLICANT'S RESPONSE:
No new streets are proposed as a function of this application.
O. Curbs, curb cuts, ramps, and driveway approaches. Concrete curbs, curb cuts, wheelchair,
bicycle ramps and driveway approaches shall be constructed in accordance with standards
specified in this chapter and Section 15.04.080; and:
1 Con,�;e±� curbs �3nd driveway approaches are required; except
APPLICANT'S RESPONSE:
This application proposes concrete curbs on all proposed curbs and driveways.
2. 1Nhere no side�.valk is pl�nned. an asphalt approach may be constructed with City Engineer
approvaf: ��nd
APPLICANT'S RESPONSE:
The proposed access easement will provide 10-feet of pavement.
3. Asphalt and concrete driveway approaches to the property line shall be built to City
configuration standards.
APPLICANT'S RESPONSE:
The proposed access easement will provide 10-feet of pavement, 15-feet total.
P. Streets adjacent to railroad right-of-way. Wherever the proposed developinent contains or is
adjacent to a railroad right-of-way, provision shall be made for a street approximately parallel to
and on each side of such right-of-way at a distance suitable for the appropriate use of the land.
The distance shall be determined with due consideration at cross streets or the minimum
distance required for approach grades and to provide sufficient depth to allow screen planting
alQnct !`'�' r��ilroad ric�h!-c�f-way in nonindustrial areas.
APPLICANT'S RESPONSE:
No railroad right-of-way is adjacent to the site.
Q. Access to arterials and collectors. Where a development abuts or is traversed by an existing
or proposed arterial or collector street, the development design shall provide adequate
protection for residential properties and shall separate residential access and through traffic, or
if separation is not feasible, the design shall minimize the traffic conflicts. The design shall
include any of the following:
1. A paraflel access street along the arterial or collector;
10765 SW Norfh Dakota Streef planninglt�•���u�•c��,inc. 33
City of Tigard 3-Lot Land Division
2. Lots of suitable depth abutting the arterial or collector to provide adequate buffering with
frontage along another street;
3. Screen planting at the rear or side property line to be contained in a nonaccess reservation
along the arterial or collector; or
4. Other treatment suitable to meet the objectives of this subsection;
5. If a lot has access ta two streets with different classifications, primary access should be from
the lo�ver classific�tion street.
APPLICANT'S RESPONSE:
The site fronts on NW South Dakota Street, a Neighborhood Route; therefore, this section is not
applicable.
R. Alleys, public or private.
1. Alleys shall be no less than 20 feet in width. In commercial and industrial districts, alleys shall
be provided unless other permanent provisions for access to off-street parking and loading
facilities are made.
2. While alley intersections and sharp changes in alignment shall be avoided, the corners of
�,<;cessa�� �lie�� i,,f�-;�_.�,ct;�ns shall have a radius of not less than 12 feet.
APPLICANT'S RESPONSE:
No alleys are proposed in conjunction with this application.
S. Survey monuments. Upon completion of a street improvement and prior to acceptance by the
City, it shall be the responsibility of the developer's registered professional land surveyor to
provide certificaticn to the City that al� boundary and interior monu���ents shall be reestablished
and protected.
APPLICANT'S RESPONSE:
This requirement will be addressed at time of final plat.
T. Private streets.
1. Design standards for private streets shall be established by the City Engineer; and
2. The City shatl require legal assurances for the continued maintenance of private streets, such
as a recorded maintenance agreement.
3. Private streets serving more than six dwelling units are permitted only within planned
developments, mobile home parks, and multi-family residential developments.
U. Railroad crossings. Where an adjacent development results in a need to install or improve a
railroad crossing, the cost for such improvements may be a condition of development approval,
or another equit�ble means of cost distribution shall be determined by the public works Director
an,+. apF-�;ove� f��,� ,he Cor�����ission.
APPLICANT'S RESPONSE:
No private streets are proposed as a function of this application.
V. Street signs. The City shaii i���stall a(I streei si�ns, relative to traffic control and slreet names,
;. � r?�=cified by tf�e City �ngineer for any development. The cost of signs shall be the
r,. ;� �:�:bility of the devr,!oper.
APPLICANT'S RESPONSE:
This applicant acknowledges that any street signs needed in accordance with this section will be
his responsibility.
W. Mailboxes. Joint mailbox facilities shall be provided in all residential developments, with each
joint mailbox serving at least two dwelling units.
1. Joint mailbox structures shall be placed adjacent to roadway curbs;
2. Proposed locations of joint mailboxes shall be designated on a copy of the preliminary plat or
10765 SW North Dakota Street planningK�•,��ur����inc. 34
City of Tigard 3-Lot Land Division
development plan, and shall be approved by the City Engineer/US Post Office prior to final plan
approval; and
3. Plans for the joint mailbox structures to be used shall be submitted for approval by the City
Engineer/US Post Office prior to final approval.
X. Traffic signals. The location of traffic signals shall be noted on approved street plans. Where
a proposed street intersection will result in an immediate need for a traffic signal, a signal
meeting approved specifications shall be installed. The cost shall be included as a condition of
development.
Y. Street light standards. Street lights shall be installed in accordance with regulations adopted
by the City's direction.
Z. Street name signs. Street name signs shall be installed at all street intersections. Stop signs
�nd other signs m�y be required.
APPLICANT'S RESPONSE:
The section will be addressed at time of building permitting and final plat.
18.810.050 Easements
A. Easements. 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 drainage right-of-way conforming substantially with the lines of the watercourse.
B. Utility easements. A property owner proposing a development shall make arrangements with
the City, the applicable district and each utility franchise for the provision and dedication of utility
easements necessary to provide full services to the development. The City's standard width for
public main line utility easements shall be 15 feet unless otherwise specified by the utility
�nr�ir - ��� ��' c���l:. ;7i •+riCT, Of �ilty Eflglllee(.
_ , , .N� �.�.. „ ��.
APPLICANT'S RESPONSE:
All easements will be provided for in the deed restriction. This section will be addressed in
depth during time of final plat.
18.810.060 Lots
A. Size and shape. Lot size, width, shape and orientation shall be appropriate for the location of
the development and for the type of use contemplated, and:
1. No lot shall contain part of an existing or proposed public right-of-way within its dimensions;
APPLICANT'S RESPONSE:
This application does not propose any lots with part of an existing or proposed public ROW.
2. The depth of all lots shall not exceed 2-1/2 times 1he average width, unless the parcel is less
than 1-112 til��e� the minimum lot size of the a;�pl+cable zoning district;
APPLICANT'S RESPONSE:
Please see Table 1.
3. Depth and width of properties zoned for cornmercial and ind�.�strial purposes shall be
adequate to provide for the off-street parking and service facilities required by the type of use
proposed.
APPLICANT'S RESPONSE:
No industrial or commercial land is included in this application.
10765 SW North Dakota Street planningK��ti�,iuresinc. 35
City of Tigard 3-Lot Land Division
B. Lot frontage. Each lot shall abut upon a public or private street, other than an alley, for a
width of at least 25 feet unless the lot is created through a minor land partition in which case
Subsection 18.162.050 (C) applies, or unless the lot is for an attached single-family dwelling
��:,I; ��. ���!, �, F,�:- I;± f�on=age shall be at least 15 feet.
APPLICANT'S RESPONSE:
This application meets the lot frontage requirements of this section as evidenced in Table 1.
C. Through lots. Through lots shall be avoided except where they are essential to provide
separation of residential development from major traffic arterials or to overcome specific
disadvantages of topography and orientation, and:
1 . �� ;����.;r��,.���;,�; ;.,ri��,�; a; le�,�f ten feet vvide is required abutting the arterial rights-of-way; and
APPLICANT'S RESPONSE:
No through lots are proposed as a function of this application.
�� f"��!, ?���rough lots sha;! ;���ovide the required front yard setback on each street.
APPLICANT'S RESPONSE:
No through lots are proposed as a function of this application.
i-� ;_��t side lines. The side lines of lots. as far as �r�ctic�bl�, sh�ll be at ric�ht ��ngfes fr> th�e; s1,reF�t
�� !� which the lots front.
APPLICANT'S RESPONSE:
The lot side lines are as close to right angles as is practical, as evidence in the site plans
included herein.
E. Large lots. In dividing tracts into large lots or parcels which at some future time are likely to
be redivided, the Commission may require that the lots be of such size and shape, and be so
divided into building sites, and contain such site restrictions as will provide for the extension and
opening of streets at intervals which will permit a subsequent division of any tract into lots or
parcels of smaller size. The land division shall be denied if the proposed large development lot
does not provide for the future division of the lots and future extension of public facilities.
APPLICANT'S RESPONSE:
The proposed large lot has sufficient size to be re-divided at a future date as evidenced by the
site plans included herein.
18.810.070 Sidewalks
A. Sidewalks. All industrial streets and private streets shall have sidewalks meeting City
standards along at least one side of the street. All other streets shall have sidewalks meeting
City standards along both sides of the street. A development may be approved if an adjoining
street has sidewalks on the side adjoining the development, even if no sidewalk exists on the
r;`!�,;r �,;�i�_: ;��� lt;f_; � ;���
APPLICANT'S RESPONSE:
This application proposes 5-foot concrete sidewalks.
10765 SW Nor'th Dakota Sfreet planningi?,•-, inc. 36
City of Tigard 3-Lot Land Division
C. Planter strip requirements. A planter strip separation of at least five feet between the curb
and the sidewalk shall be required in the design of streets, except where the following
conditions exist: there is inadequate right-of-way; the curbside sidewalks already exist on
predominant portions of the street; it would conflict with the utilities, there are significant natural
features (large trees, water features, etc) that would be destroyed if the sidewalk were located
as required, or where there are existing structures in close proximity to the street (15 feet or
less)Additional consideration for exempting the planter strip requirement may be given on a
� ��s�.� '.�°;� c��<t: ;�ri�is ii a ,:�operty �buls �nore (han o���e street frontage.
APPLICANT'S RESPONSE:
This application proposed 5-foot planter strips along the proposed 5-foot sidewalks.
D. Sidewalks in central business district. In the central business district, sidewalks shall be 10
feet in width, and:
1. All sidewalks shall provide a continuous unobstructed path; and
2 The width of curbside �,idewalks shall be measured from the back of the curb.
APPLICANT'S RESPONSE:
No sidewalks in the central business district are proposed.
E. P�lainten�nce. Maintenance of sidewalks, curbs. and planter strips is tne conlinuing oblic�afion
;f r�,�: ac1i:���.t��+ ;�r�;;��erty owi�er.
APPLICANT'S RESPONSE:
This applicant acknowledges that maintenance of the sidewalks, curb, and planter strips is the
continuing obligation of the adjacent property owner.
F. Application for permit and inspection. If the construcTion of a sidewalk is not included in a
performance bond of an approved subdivision or the performance bond has lapsed, then every
person, firm or corporation desiring to construct sidewalks as provided by this chapter, shall,
before entering upon the work or improvement, apply for a street opening permit to the
Engineering department to so build or construct:
1. An occupancy permit shall not be issued for a development until the provisions of this section
are satisfied.
2. The City Engineer may issue a permit and certificate allowing temporary noncompliance with
the provisions of this section to the owner, builder or contractor when, in his opinion, the
construction of the sidewalk is impractical for one or more of the following reasons:
a. Sidewalk grades have not and cannot be established for the property in question within a
reasonable length of time;
b. Forthcoming installation of public utilities or street paving would be likely to cause severe
damage to the new sidewalk;
c. Street right-of-way is insufficient to accommodate a sidewalk on one or both sides of the
street; or
d. Topography or elevation of the sidewalk base area makes construction of a sidewalk
impractical or economically infeasible; and
3. The City Engineer shall inspect the construction of sidewalks for compliance with the
provis����r .�F�! forth in the st�ndard specific�tions manual.
APPLICANT'S RESPONSE:
This section shall be addressed at time of building permitting.
10765 SW North Dakota Sfreet planningktrtiva�rc��,inc. 3�
City of Tigard 3-Lot Land Division
18.810.080 Public Use Areas
A. Dedication requirements.
1. Where a proposed park, playground or other public use shown 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 subdivision, provided that the reservation or
dedication is roughly proportional to the impact of the subdivision on the park system.
2. Where considered desirable by the Commission in accordance with adopted comprehensive
plan policies, and where a development plan of the City does not indicate proposed public use
areas, the Commission may require the dedication or reservation of areas within the subdivision
or sites of a character, extent and location suitable for the development of parks or other public
use, provided that the reservation or dedication is roughly proportional to the impact of the
subdivision on the park system.
B. Acquisition by public agency. If the developer is required to reserve land area for a park,
playground, or other public use, such land shall be acquired by the appropriate public agency
within 18 months following plat approval, at a price agreed upon prior to approval of the plat, or
�v:tion `,�_,ii � � !ele�a�ed to the subdivicier. (Ord. 9�-22j
APPLICANT'S RESPONSE:
No public dedication is proposed as part of this application.
18.�1C�.090 Sanitary Sewers
APPLICANT'S RESPONSE:
The nearest sanitary sewer line to this property is an 8-inch line which is located within the SW
North Dakota Street public right-of-way and will be served via gravity. The proposed
development will extend separate laterals to the public sanitary sewer system into the subject
site via a 15-foot wide utilities easement. The easement will run under the access easement on
the east side of the property to allow for connection to the public system.
1�.810.100 Storn� Urair�ac,xe
APPLICANT'S RESPONSE:
The storm water runoff will be collected and directed into an existing public drainage system
located at the intersection of SW Black Diamond and SW Windsor Way, and the applicant
proposed to pay fee-in-lieu of constructing of constructing a storm water management facility to
treat the storm runoff generated from newly created impervious surfaces. The applicant
proposed to pay fee-in-lieu of constructing of constructing a storm water management system.
18.810.110 Bikeways and Pedestrian Pathways
A. Bikeway extension.
1. As a standard, bike lanes shall be required along all Arterial and Co�lector routes and where
��� ��,� � .��i 011 Tf�l(' ( �� � �,��"f(�r� �� i� i I � ��� , (Ilt; ?'`?ii ;, �.p.��� �,� �;' ,,ir�� '�;?ri r•
_ � ✓ E; i�) ;1 ,l ��. ,)� << . , . 11 I ..iF
APPLICANT'S RESPONSE:
No bikeways are proposed in conjunction with this application.
Street Utility ln�provemenf Standards 18.890-22 Code Update: 90/02
'1�.81U.120 Uti#�ti��s
APPLICANT'S RESPONSE:
All new and existing utilities will be undergrounded as a function of this application.
10765 SW North Dakota Street planning;' inc. 38
City of Tigard 3-Lot Land Division
18.810.130 Cash or Bond Required
A. Guarantee. All improvements installed by the developer shall be guaranteed as to
workmanship and material for a period of one year following acceptance by the City Council.
B. Cash deposit or bond. Such guarantee shall be secured by cash deposit or bond in the
amount of the value of the improvements as set by the City Engineer.
C. Compliance requirements. The cash or bond shall comply with the terms and conditions of
1 y 9p t� (� �
C���lllil I 1 J."�JO-'J�J��.
APPLICANT'S RESPONSE:
This section will be addressed at time of building permitting and final plat.
18.810.140 Monuments
A. Replacement required. Any monuments that are disturbed before all improvements are
_���fll„IC�.°,i !)y ir��,; l��iCJ� . �,� Sf ll� �•Er �C;f��ii' ' { I.'!I�' i(i �� �,3� <1i_t._;j�i�31! i; �i� '_f ::' liil{,I . _. '�',.�
APPLICANT'S RESPONSE:
Any monument displace will be replaced.
18.810.150 Installation Prerequisite
18.810.160 Installation Conformation
A. Approval required. No public improvements, including sanitary sewers, storm sewers, streets,
sidewalks, curbs, lighting or other requirements shall be undertaken except after the plans have
been approved by the City, permit fee paid, and permit issued.
B. Permit fee. The permit fee is required to defray the cost and expenses incurred by the City for
construction and other services in connection with the improvement. The permit fee shall be set
�� _;ourc;; �;-���:;iuti.�_.
APPLICANT'S RESPONSE:
The applicant acknowledges these requirements and will comply with them at time of building
permitting.
A. Conformance required. In addition to other requirements, improvements installed by the
developer either as a requirement of these regulations or at his own option, shall conform to the
requirements of this chapter and to improvement standards and specifications followed by the
City.
B. Adopted installation standards. The Standard Specifications for Public Works Construction,
Oregon Chapter A.P.W.A., and Design and Construction Standards for Sanitary and Surface
Water Management (as adopted by the Unified Sewerage Agency in 1996 and including any
future revisions or amendments) shall be a part of the City's adopted installation standard(s);
��h-� ����,_+��c'�; � � _. . equired upon recommendation of?lie City Engineer.
APPLICANT'S RESPONSE:
The applicant acknowledges these requirements and will comply with them at time of building
permitting.
18.810.170 Plan Check
A. Submittal requirements. Work shall not begin until construction plans and construction
estimates have been submitted and checked for adequacy and approved by the City Engineer
in writing. The developer can obtain detailed information about submittal requirements from the
City Engineer.
B C;; -����.,I,a����e. All s�_:�:�n ,�lans shall be prepared in accordance with requirements of the City.
APPLICANT'S RESPONSE:
The applicant acknowledges these requirements and will comply with them at time of building
permitting.
f0765 SW North Dakota Street planningk:�����ur��,inc. 39
City of Tigard 3-Lot Land Division
I
'
18.810.180 Notice to City
A. Commencement. Work shall not begin until the City has been notified in advance.
B. Resumption. if work is discontinued for any reason, it shall not be resumed until the City is
r�oti�I�U.
APPLICANT'S RESPONSE:
The applicant acknowledges these requirements and will comply with them at time of building
permitting.
18.810.190 City Inspection
A. Inspection of improvements. Improvements shall be constructed under the inspection and to
the satisfaction of the City. The City may require changes in typical sections and details if
��";:� ���,' ,; „�?it��,�� � �s �i��; c���ring co��struction warrant such changes in the public interest.
APPLICANT'S RESPONSE:
The applicant acknowledges these requirements and will comply with them at time of building
permitting.
18.810.20U Engineer's Certification
A. Written certification required. The developer's engineer shall provide written certification of a
form provided by the City that all improvements, workmanship and materials are in accord with
current and standard engineering and construction practices, and are of high grade, prior to City
acceptance of the subdivision's improvements or any portion thereof for operation and
n���ii�ten�3nce.
APPLICANT'S RESPONSE:
The applicant acknowledges these requirements and will comply with them at time of building
permitting.
10765 SW North Dakota Street planning inc. 40
Cify of Tigard 3-Lot Land Division
CONCLUSION
Based upon compliance with all applicable review criteria as addressed herein above, the
applicant requests the City of Tigard approve this application for a 3-lot land partition.
10765 SW North Dakofa Street planningl:���.t„�r��•,inc. 41
City of Tigard 3-Lot Land Division
•
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Dec .2i . 2006 9:30AM AN WATER SERVICES 503 6814439 No � 6296 P. 1
vec, ly. �uu6 �v�+ nt;,vuttt,ca lIY1,, IVD. U7•�3 r, 2
.. � L4 `r I!�� I .
. DEC 1 9 2006
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� File Number �,.4�3
CleanWater \ Services � �. ���--- �6�
Our romrnitrnent is �toar. SensitiveAre� Pra-Scrnnning Slta Asaessment
� ��
Jurledlction Date _ ��.� GC,�
Map S Tax Lot ��'�� Owner � i- �.�c�:�,n
Site Addrass — ~,APPlicanc ���j �'� ` -�L��� 1�+ •
�(QS;.f�c-� . �ompany �
• _'' ' . i4ddress ■:- planrwlg�Zt�sc�ureesinc.
Propos$d Actfvlty �.�+ ` '"""'""�'°''""'w
� CI�Y St8�8 Z1p 116U SW FK Lppp,s,r�zoi
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F� .yJ u'J—•.lY�:Q��
: B}/ subn�itting thls tortn the Owner,or Qwne�s authorized agent or repre&ontative,eCknowledges
and agrees thet employees oI Cloan Water 3ervices have aatharity to entar the project site at ali
reasonable dmes for!he purpose oi inspecting project alte conditions and g�thering information
telated to the pro)ect sfte.
O(NaJol uw on) bWOw 4N fine
M use ony b w no ����n�dy trelotiv t�ie 1 ne
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9�naltive Arsa G posite AAap 8tormwater InfrastruCiure maps
' � ❑ ❑ MeP��w�'.� � ❑ � c��r ���
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sP�"".,.f�i�#•ne�._
Bascd on a review of the above Intormation and the raquirements vf Ctea�Wator 8ervkea
Des�gn and Conatruction 9tsndarda Resoiutfon and Orde�No. 04-9:
u San�sitive+�reas potantially exlst on sice or wlthln 240'ot tlte s1te. THE APP�.ICAMT MU57
P�R�ORM A SlTE CERTIFICATION PRIOR TO lSSUANCE OF A 3ERVICL PRaVIpER. If
5ensitiv�Areas exist on the site orwithin �00 feet on adjacent properti�s, a Matu►al
Resources Assesament Repprt may also be required.
OQ 3ensltive areas do not eppear/o oxlst on slte or wllhfn 20Q'of the site. This pre-soreeninp
siie a�s�ssment does HOT.Nminate the need to evaluete And protect watar quality
sensitive arn�s if they ate subsequently dlscovered, Thle document wlll 8enre as your
8erviaQ Prc�vider Istter as repulred by Resolutfott and Order 049,Sectioe 3.02.1. All
rvquired pe�mill�and approvals must be obtained and completed under�pplicable local,
state,�r1d todera� law.
❑ The proposed aafivlty do�x:not me9t thA definitlon of development. NO SITE ASSESSM�NT
OR SERVICE PROVIDER L�T7�R IS REQUIRED.
Rcviewer Cp�me��; �
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To From Offic��l usc o�1y
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�t6o SW Fir Laop,Suite 2oi 4 �
Pordand,Oregon�y/223
Tel:503-684-io2o
Faac:503-684-io28
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To: Chuck From: Liz Eddleman
Fax: (503)681-4439 Pages:� (Including Cover) �.
�qency: Ciean Water Senrices Date: � �/���
Re: /��(���� �� �'�,C Time: 1:36 PM
❑ Urgent X For Review ❑ Please Comment X Please Reply ❑ Piease Recycle
• Comments:
Chuck,
Rlease review and fax back at your earliest convenience.
Thanks!
Liz
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PRE-APPLICATION DATE:
� Service Provider.•PLEASE RETURN TH1S FORM TO• �
WASHINGTON COUNTY � APPLICANT: I
� Dept. of Land Use &Transp. 1
Land Development Senrices I COMPANY: ��
�--�, � CONTACT: ���planningT�E����t,r����yirlc.
155 N. First Ave., Suite 350-13 `,�,�p�� e��p�
Hillsbo�o, OR 97124 I ADDRESS: 7160 SW Fir Loop,s�ite 20�
Portland,OR 97223
Ph.(503)846-8761 Fax(503)846-2908 �
http://www.co.washington.or.us I PHC]NE� `���'��—��-���
L- - - - - - - - - - - - �
REQUEST FOR STATEMENT OWNER(S):
OF SERVICE AVAILABILITY NAME: _� ������j �������
ADDRESS: ` '` "�' �� .
� C' .�
PHONE: '" �',� � �
❑ WATER DISTRICT: Property Desc.:T Ma (s : �ot N ber(s):
❑ FIRE DISTRICT: �
❑ TRI-MET
❑ TUALATIN HILLS PARK & REC. DISTRICT Site Size:��� G��� ,
❑ CITY OF Site Address:. ���3�.S{,U j�f,�,,fc�3� 5-�- . ,
Nearest .r.r c�strCet(or dire,.tions to sitc�: �
�..CLEAN WATER SERVICES S�.v�1'� 'r � -
PROPOSED PROJECT NAME: �
�T
PROPOSED DEVE PMENT ACTION:(DEVELOPMENT REVIEW,SUBDNISION,PARTITION,SPECIAL USE)
��� ��
EXISTING USE: . � PROPOSED USE: � �_
IF RESIDENTIAL: IF INDUSTRIAUCOMMERCIAL: IF INSTITUTIONAL:
NO.OF OWELLING UNITS: / TYPE OF USE: NO.SQ.FT.
SINGLE FAM.� MULTI-FAM. NO.OF SQ.FT.(GROSS FLOOR AREA) NO.STUDENTS/EMPLOYEES/MEMBERS:
�r *****ATTENTION SERVICE PROVIDER�** � �
** I
I� PLEASE INDICATE THE LEVEL OF SERVICE AVAILABLE TO THE SITE (ADEQUATE OR INADEQUATE).
;;
�i RETURN THIS COMPLETED FORM TO THE APPLICANT AS LISTED ABOVE. �I
�� (Do NOT return this form to Washington County. The applicant will submit the completed form with their Land '�
;� Development Application submittal). ��
`_:_:__:__::_::_::____:_---- --- -- -- — — -- — -- .'.
❑ SERVICE LEVEL IS ADEQUATE TO SERVE THE PROPOSED PROJECT .
Please indicate what improvements,or revisions to the proposal are needed for you to provide adequate service to this project.
SIGNATURE: POSRION: DATE:
❑ SERVICE LEVEL IS INADEQUATE TO SERVICE THE PROPOSED PROJECT.
Please indicate why the senrice level is inadequate.
SIGNATURE: POSITION: DATE:
Service1 12/11/03
�� planning�esourcesinc.
■�� land use planning•site design
7ibo SW F'ir Loop,Suite 2oi
Portland,Oregon g7223 4
Tel:503-684-io2o O
Fax:5o3-684-io28 O
�
�
0
To: Rich From: �(�
Fax: (503)639-1471 Pages: 2(Including Cover)
Atqency: City oF Tigard—Water Dist Date: December 18�- �
�0 C'rl�� LQ ��f C�,����/ Time: 1:36 PM
❑ Urgent x For Review ❑ Please Comment ❑Please Reply ❑ Please Recycle
• Comments:
Please review and fax back at your earliest convenience. Let me know if you have any questions.
Thanks,
V) `''
PRE-APPLICATION DATE:
APPLICANT:
WASHINGTON COUNTY COMPANY: Planning Resources, Inc.
� Dept. of Land Use & Transp. CoNrACT: Kenneth Sandblast
��� Land Development Services ADDRESS� 7160 SW Fir Loop, Suite 201
155 N. First Ave., Suite 350-13 Portland, OR 97223
Hillsboro, OR 97124 PHONE: (503)684-1020
Ph.(503)846-8761 Fax(503)846-2908
http://www.co.washington.or.us OWNER(S): ;nn � � � �
NAME: � �I �_ I�
REQUEST FOR STATEMENT - � �
ADDRESS. ��i� S��CI�.1�.'�y
OF SERVICE AVAILABILITY 1�x .� �7���. � "
PHONE: S�L1 �^7jp c� — j,�'��7
Property Desc.:Ta Ma (s): Lot Nu , r s):
❑ WATER DISTRICT: �
�
❑ FIRE DISTRICT: �,
❑ TRI-MET site Size:
Site Address: � r . � �.
❑ TUALATIN HILLS PARK & REC. DISTRICT Nearest cross street(or directions to ite):
�CITY OF "�" c ' cx�.�� O r�''� �
❑ CLEAN WAT R SERVICES
PROPOSED PROJECT NAME:
PROPOSED DEVELOPMENT ACTION:(�EVELOPMENT REVIEW,SUBDIVISION,PARTITION,SPECIAL USE)
�/^ ' ���71��
EXISTING USE:
PROPOSED USE: ��/i-'� �-� �'�,�.__
IF RESIDENTIAL: IF INDUSTRIAUCOMMERCIAL: IF INSTITUTIONAL:
NO.OF DWELLING UN S: TYPE OF USE: NO.SQ.FT.
SINGLE FAM.,�. MULTI-FAM. NO.OF SQ.FT.(GROSS FLOOR AREA) NO.STUDENTS/EMPLOYEES/MEMBERS:
SERVICE PROVIDER: PLEASE INDICATE THE LEVEL OF SERVICE AVAILABLE TO THE SITE
(ADEQUATE OR INADEQUATE)AND RETURN TO THE APPLICANT AS LISTED ABOVE.
❑ SERVICE LEVEL IS ADEQUATE TO SERVE THE PROPOSED PROJECT.
Please indicate what improvements,or revisions to the proposal are needed for you to provide adequate service to this project.
SIGNATURE: DATE:
POSITION�
❑ SERVICE LEVEL IS INADEQUATE TO SERVICE THE PROPOSED PROJECT.
Please indicate why the service level is inadequate.
SIGNATURE: DATE:
POSITION:
Servicel 4l29/02
5 44z214 �. 2
�ec. 19. 10�b 1:55PM PIA��ING RESQURCES :�C. ��• 0452 P. 2!T
PHE�iP.PUCATlQ�I DATE:
�ICBl�1T:
�aA1�Kt'i'i��('e�.��In CQMPANY: Flanning Resdutces,lnc. .
Dept,of Land IJS@ 8�Transp. CONTACT Kenneth Sendb{8St
LBOd QevPlnprileat SetviCes A90RES&• 7i&Q S1Ai Ftc�oop:Suits 20'F
� -' ,;;', 155 N.F'tt5t Ave,,Suite 350-13 Pvrlland,QR 97223
^', ... Hiilstmro,Oft.97t?A
-.<;• VNQNE (503}eB�-t022�
Ph.(503)848-8781 Fett(563}E48-2808 —
hl[p://www.co.vrashington.or.us. �� �.� � �
. #�E�l�ES't"F�?�d�Te�7EMENT w�ss f � �
� OF SERViC�AYAi�A�ILIT't� � �
P}if�NE -
Property Qesc„T�M�(s�1� Lv� j� sr y
Q , W4'�Fi"I�lStRIC'T; _,[,i 3��L
� F�.DIS'u31GT.'� .. '.`�...
(� TRt-M�l' Spe S�e�
� srtaa�ess:' ��'SCJ.. �� � .��~:.,:.
Q �TUAf.AI'IN 1�{ILLS PARK&REC.DIS7RICT nteerestaoss treet(orm .a�o�roto�to):
p. c�n�oF �. �c.�D�
❑ CLFJIN WATER SERViCES
PRORO'SELI�PR'OJE'�TIVAME. ��.
�RORQSED-�EEV�LOBaAE1�LT ACT10C�rewc�oarr,r,r nr�new.awonnsa�t n�amtioR.av��st�
_ ���1����0� .
' EXFST;�VG USE:__ �,�C,�_
Pfi6P4)SEBl,1S�:��. 1��i1'�'c- • . �'�r--
lF RESID�AiTIAL��• � !F•II�f3�1S�FR4AE/CE?�iIfNER�IRt: fF IN��lTltTfflNRt'
No.oF owEtl�►rG s; rvcE Or Use_ �o So.rr,
- SMGLEFAM.�. MUl1LfAM NO.OFSO tt(OROSS FtOORAREA) Np SYUl7fAfT5lEMPLOYE£SIMEhE8Ep5:
THIS IS NOT AN APPROVAL
_ The Fire District has personne! and equipment in the area that can respond to an
emergency incident and impfement such actions as may be necessary foc fire and/or
rescue operatians.
For planning purposes, access and fire fighting water supply compfying with fire code
requirements shall be incfuded on plans submitted to Washington County for their
approva).
See approved {starnped} pian for additional information.
�,� � �� _ �,. �-�
Date:
]erry Renfro
Deputy Fire Marshail iI �
Tualatin Valley Fire & Rescue
.�;`�
��.�.
i nu, IL� [UUf L,L�im i �nn���n� i«u��n��v a��v, ,•.• ��� � �. ,., ,,
QR�wPt�carok�aTe:
APPLICMII`
WASHINGTON COUNTY cOMPANY: planrdng RvRauces,Inc.
. ' 'Dept.of Land Use&1'r�nsp. CON7ACT. Ksnneth 5andblaat
L.�nd Dev�lopritent Servicas qpppi�gg; 7180 SW Fir I_oap,Sufte 2a1
� ;�,�„,..,; 155 N. Flrst Aw�.,Suite 350-13 PeNa�d,OR 97223
'���-�?` HIIIBb01'0, OR 87124 PHONE: t�)88�4-1020
PA.{503}849-8761 Feu(503)846-Z908 �
hfq�:lll+�+ww.co_washing�on.Or.us ��' ��' `
NAM�k' �
. REQUEST FOR STATEM�NT ADDRE6S: , '"� �
� �F SERVICE AVi41LAB1LiTY �'
• PHONE "
P►opart�r o�sc.�Ta}�N�p(s�� Lat N p s);
❑ WATER DISTRICT' '"''��
Q F[RE DiS'fRICT' S1bs 51�e: �
• ❑ 7Rl-MET� �,,((�� 5-�- .
� bite Addres�:_ Ur T V�.
❑ TtUA�1.�ATIN NIL.LS PARK&R�C, DiSTRICT Neer�s�t s a t or ect�or�a to�rrra�:
� � ����
��� �� ►�a-Ts�'�..,,1�3.�" .— ��:_
[j CLFAN�WA SERVICES
PROPOSE�l�ROJ�CT NAME: � _—
PROP�SED D�VEIO�M�MT ACTIOPt ro�Marrr a�v�w,�,anannoh,ave�,�u�sq
- � � ������ � �
� EXI3TING USE; '
PROPOSEQ USE: `� "` '
IF R�SIpeNTIAI- � IF INDUSTRI/WCOMMERClAL: IF 1NSTITUTIONAL:
No.oF owR�uNa uN • �oF use: No.sa.Fr.
, $NGLE FAbL�MU�T-FAM. NQ OF 9Q.FT.(GAQ99 FlOOR MEA) N0.STUDEN'f8/EMPLOYEE9�ME1�eERS
SERVI�E PROYIbER:PLEASE IND(�ATE THE LEVEL OF S�RVICE AVA{LABLE T4 7HE$ITB
(ADEQUAT�i�OR INADEQUATE�AND B�TURN TO THE APPLIGANT AS L_ 1�[i ABOVE.
� 9ERVICfi LE1/�L IS ADEOUATE Tq 6ERVE TI1E PROPOS�U F'ROJECT.
P�aase IrtcReate wf►�t 1mpn+wmenea ar revbions ro ihe pinpoesl are needed foryou ro pr»v�do adequate earvloe ta this projem.
a��1ua� �-"""I DATH: �fJ
voair�oa• GI�
[� SERVI!'.E LEVE�IS INAD6QUA7'e TQ SERVICE THE PROPOSEQ PROJEC?. �
Pla��s rnc�care.why lhe aervloe�eval Is�nedeq4ate.
81GNATUR� ��:
Rd8tTI0N:
9eMce'! 4J2WOZ • �
esovr
a. vra G�
� or
�� planningResourcesinc.
Tree Preservation Calculations
5urvey Common Tree Size CONDITION Tree Removed Trees
Point# Name Inches Condition Count Size
1 Bi Leaf Ma le 21 Fair Re ulated 1 21
2 Black Locust 10 Fair Re ulated 1 10
3 Black Locust 18 Fair Re ulated 1 18
4 Black Locust 12 Fair Re ulated 1 12
5 Ore on Ash 28 Fair Re ulated 28
6 Ore on Ash 20 Fair Re ulated 20
7 Ore on Ash 30 Fair Re ulated 30
8 Ore on Ash 15 Good Re ulated 15
9 English 13 Fair Regulated 13
Hawthorne
10 Ore on Ash 15 Good Re ulated 1 15
li Dou las Fir 16 Fair Re ulated 16
12 Dou las Fir 19 Fair Re ulated 19
13 European Mt. 16 Fair Regulated 16
Ash
14 Black Locust 35 Poor Exem t 1 35
Note Bold denotes preserved trees.
Total Number of Trees 14
Number of Regulated Trees 13
Number of Exempt Trees(per Section 18.790.020.A.3) 1
Number of Regulated Trees Retained 8
Percentage of Regulated Trees Retained 61.5%
Total Regulated Tree Diameter Inches 233
Number of Regulated Tree Inches Retained 157
Percentage of Regulated Tree Inces Retained 67.4%
Tree number 14 is a"hazard tree'as defined in Code Section 18.790.020.A.3;Therefore is exempt from tree
calculations according to Code Section 18.79o.050.D2.
t
01/19/2007 16:06 50363 �9 TREE CARE UNL1 � PAGE 02/03
c��� �'��
y�= ' �°ro
� ��
�i�m��c3 .
TRlE ASS�SSMENT
� Janumry 19, 20a7
Mihail Maxim � Phone; 503-764-9857 �
7812 SW Taylors Ferry Rd. C�il: 503-544-7878
Tig�rd, OR 97Z23
CC; Planning Resourc�s
RE: 1Q755 SW Narth Dakota St,
Tigard, OR
ID Gommon Name Specie DBH Condit�on Additional Comrnents
#
1 Sf Leaf Ma le Acer maCro h lum 21 Pair 70 �d for ower line cfearanCe
2 Black Locvst Robinia seudo�ccecia 10 Fair
3 81ack Locust Robinla 5eudoaccacia 18 Fair 3 stems: 12,10,9
� 4 Bl�ck Locust Robinla s2ud acqtia 12 Fefr
5 Ore on ash Fraxfnus ore ona 28 Fair 3 st�ms: 18,18 11
6 Ore on Ash • Fraxinus ore ona 20 Fair 7 stems: 11 9 12,12,12,7,13
7 Or� an Ash Fraxinus ore ona 3p Fair 8 stems: I2 11 6 17 9 8 9 12
8 Ore on Ash Fraxi�u5 Or on� 15 Gaod
9 En lish Hawthorner Cratae us laevf ata 13 Fair 2 sterns: 9 10
10 O�e on Ash Fraxinus ore ona 15 Good
11 Dou las Fir ' Pseudotsu a menzlesil X6 Fair
12 Dou la5 Fir Pseudotsu a menaiesli 19 F81r
13 Euro ean Mt. Sorbus aucu aria 16 Fair
14 Black Locust R�binia pseudoaccac�a 35 Poor 8"x84"�avity SW side frum ground level,
over mature
R£Sp Yr '
l � .
�
Raym�nd Myer, Generaf Manager
� Tr+ee Care & Landscapes Unlimtted, Inc. �
Certified Arborist by the Intem�tional
Sxiety of Arboriculture, # PN-0160
Oregon Landscape Contractars �iG, #11604 �
�regart Dept, of Agriculture, Commercial
Pesticide Applfcators License #77915
sidential o�nd C�mmerci�l Spr�yfng•F�riilfzing•Pr�ning• t�ndscap� InstaR�t�or,•l.andscape Maintenance•Cor?suftatlon
MEMBER: Nationai Arbarist Association �lnt�rnational 3ociety o�Arborfcul�r�• O�egon Aasoclatlor� ot Nur�erJrmen
. Oregon Ool1 Course Superintenden{s'Assoeiatlon•O�egon Landscape Goritr�ctors ASSOCiati0�1
StatQ Licansed Tr�e S�rvic�#6263� -L�ndsc&Qe Contractor#5659•Chemioai Applicadon �000231 • Insured
P_p. 6ox 1 A66• L.ake Oswego, OR 97d36•603-6.96-318b •Vanca�er 3C�q-737�2646• �AX 303-938-164J
Vis�t ourwebsite atwww.tr�ecarals�ndsc�p�a,COm
05/09/2007 16:23 5036351F49 TREE CARE UNLI�"TTED PAGE 03/04
G��8L Lo�j�,s�
��¢� �
Tree Protectio�n Plan
REVISEO 7/27/05
U�lirnited �
SITE ADDRESS S� 1 v O✓��k a� 1 ��� �,
Foliow the b�low listed instructionS in order to provide the proper protection before, during and after
constru ction for tree # _� (�r7��y�t�'� l�
I. Before Construction:
App, Non-ADD.
,�o a. Tdentify and number the trees to be protecfied, verify by mapping and/or tagging and note rheir
size in p,B.H, (Diameter at 8reast Height), variety, health and structural conditior�s, review
. plans.
�p b. Check with locaf government agenc(es for tree rotection ordinances,
p
�u c. Remove any low limbs that may be in the way of construction equipment, and prune as needed
to adhere NAA standards.
�o d. �eave a protective covering on the soil, i.e., existing roundcover or mulch.
9
� e. Notify all other contractors that these trees are to be saved and protected.
a' ❑ f. znstall a temporary 6' high r�etai-mv-eHmb Pence to protect the trees and their raot systems.
Install tree protection sign on fence. PostS located 10'on center as a general rule. For every
inch in diameter of the trunk (D.B.H,) a(low up to 1 foot of radius from the trunk as the
protected area.. (Example: z4" p.B.H. = 24' radius of protected root system,) Ideally, we
need to protect more than the drip Zone, The drip zone fnto the trunk is the support roots that
hold the tree up, The roots from that drip zone out provide nutrition, water and oxygen. Try to
avoid loss of more than 30% of root on any ane side. This allows some encroa�hment within
the drip line. ThiS should be.determined on a case by case site Conditions reviewed, (SEE
ENCLOSED SITE PLAN)
❑ � g. Identify any insect or disease problems that may require treatment,
�❑ h. Engineer and design proposed structures and construction to avoid root loss. Bridge type
foundations can save major roots.
❑ �" i. Design landscape islands and pl�nting areas large enough to accommodate trees at maturity.
o e�j. Plant the right tree in the right place. Avoid future conflicts with buildings and utilities.
❑ C�' k. Have an experienced Arborist revfew landscape pian to assure the right tree is planted in the
right place and proposed changes don't kill retained maCure trees.
''r D I. Consider tree remvvals a '
d�acent to trees to be saved for wind related stability concerns.
Residential and Commercial Spraying• Fertilizing•Pruning•Landscape Installation•Landscape Maintenance•Consultation
MEMB�R: Tree Care Industry Association • International Sociery of Arboriculture• Oregon Landscapo Contractors Associ�tion
Construction Contractor#62635 •Landscape Contractior#5659 •Chemicet Application�000231 • Insured
P.O. Box 1566 • Lake Oswsgo, OR 97035•503-635-3165 •Vancouver 360•737-2646 � Fax 503-635-1549
�i:......,�.�.._�_:._ _..._._... . _ .. . - -
05/09/2007 16:23 503635J549 TREE CARE UNLT"TTED PAGE 04/04
ADn, n-A .
7 m. Check for past and proposed grade and drainage changes, consider the effects.
g O n. Check trees for stability.
�o o. Remove all trees that would not survive the eftects of change. Remove all hazardous trees.
�O p. Minim;ze environmental changes.
II, Durina Co�structian:
� ❑ a, Keep equipment ofF of the root system to avoid compaction.
�O b. Keep equipment away fram structure to prevent darnage to trunk and limbs.
� 0 �. Don't allow �hemicals to be dumped on the ground near the tree, i.e., gasoline, diesei, paint,
herbicide, cleaner, thinners, etc.
�C1 d. Provide means of temporary irrigation (f the project runs through the summer.
� ❑ e. If raots or limbs are cut or damaged, have them inspected by an ISA Certified Arborist and
repaired or treated according to his/her recommendations.
2] ❑ f. �rotect the trees from excessive he�t, i.e., eq�;pment, paving and/or burning,
� ❑ g, Avoid trenching through the root systems, boring under them or hand digging can save rovts.
�0 h. Contact the ISA Certified Arborist familiar with the site prior to and during any activity within
the drip zone or tree protection fencing for consultation,
IIx. Afte� Const uction_
�o a. Carefully landscape the area under the tree, being careful of the roots and structure, Use
plantings that will live under the same conditions as.that of the tree.
� ,� b. Provide insect and disease control, fertilization and pruning as needed or adhere to long-term
pr.oteGtion plan if provided.
�O c. Avold direct irrigatfon spraying onto the trunk. The amount of irrigation needed to keep new
plantings alive can often be enough to kill mature trees,
�❑ d. Do not cover existing root systems wlth more than 2"of soil. The more soil you add, the
greater the chances of damaging the root system. �
�o e. Provide irrigation and/or drainage tv emulate pre-construction conditions.
N�TE: This tree protection plan identlfies construction protection measur�s ta prevent unwarranted tree loss.
'he identif7ed measures fimft the amount of earth disturbance surrounding the tr�es, and limit the removal of
� tree's root systems. Due to the variatfon of every project, it is unlikely all of the above identiFied
:asures can be practicably applied to each individual tree; nor is it likely each measure is necessary to
retain each tree. Prior to the beginning of construction a rneeting between a certified arborist and the
ne�essary contractors will be held to determi»e the appropriate level of protection for each tre�, in relation to
what work needs to be completed in [he tree's vicinity. On site supervision by a certified arbonst will be
determined and supplied.as necessary.
09/1d/2007 11:54 5036351549 TREE CARE UNLIMITED PAGE 02/02
:
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— ------ ----�--------- — •a�o m �
Thls tan has been rev�ewed end �pproved by:
T���5 � Raym nd E, Myer
7rK�'� � �
� ISA C rtified Arbo�lst, PN-0160
��y 4 Tree re 8� l.andscapes Unlimtted, inc.
� PARCEL 3 � PO B I566, Lake Oswego, oEt 97035
� � �*.���� � 503-6 5-3165 Date -
i � r���7 G3
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I
PARCELS 2�3- YLAG L01S � I
.�
lfAX. NE7CH1= 1.5 SR7RIES � 20'�awt m � � e
f�i(1NT=T0 F�l � �
REAR= 15 fE£T �
BOTH SIDES= 10 fEE7 ��
� rs'a�u�m � � �
� �n�n r�nN
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T/+x�� �� f0..TB7 SF, NI 82f�
! � � � Tnx`°7 3 L�T PARTlT14N
�! 1e f� ; ! 90765 SW North Dakota St
i ' � M.Ma�rim 1"�D'
i ; �
�
�„ zo'�'►� � i
���
� �, � , t TREE INVENTORY LEGEND
•a�a ro I � REWLATED 'TREE
� �y I o �j POOR WEAITN/UEND TREE
I � � X REMOYED TREE
°�, � PARCEL 1 i ° 4� 5TREE7 iREES
I � '� � RooT unPnCT AREA
9,i25 S,F. j �-
Y�XLO��� I T��,UT6�IN1
� �
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i
/�p V61N�R;-1A0.5� � � /�l1 C74iA'fl:n1�.�1�
IE INM1'h+100.19 � � C1fi�1AN� NC� IE MllWl�'181.NJ
ICnuT1°M�e�na , �r.Otrr��-in�.en
Arar ro o 0
,:+�r,y�vFrrr �6, � t2^q�rcf•ni.i..
r_�a;� ^--�..__ -_�. �_ino.as
-- - ^_------ — � �
0
SW RTH DAKO _ TREET --- - � ..`__- ----
.�,
�� �= yt M� �1T
„•_ �� �_�_�_-___J_----�__-� �` � �
�
,�'
, �
e.ngineering
July 10, 2007 �P
City of Tigard �►�
CD - Development Engineering � 74 p�
13125 SW Hall Boulevard, Tigard, OR 97223 T
(503) 639-417I Fax: (503) 624-0752
http://www.tigard-or.gov �Y4'�.�� �
�' 7��o�a�
Attn: Kim McMillan �M��s, �-j
RE: Maxim Partition-Sight Distance Measurement
10765 SW Narth Dakota Street
The access for this project is located ten feet east of the site's east property line, onto SW
North Dakota Street. The posted speed along SW North Dakota Stree[ is 35 mph. Based upon
the posted speed, a minimum sight distance of 390 feet is required in both directions, in accor-
dance with Tigard Development Code Section 18.705.030.H.1.
As required by Code Section 18,705.030.H.1, sight distance from the access to SW North Da-
kota Street was measured to be 400 feet to the west of the access and 355 feet to the east of the
access. The Code Section requires that measurements be based on a driver's eye height of 3.5
feet and an oncoming driver's eye height of 3.5 feet above the road; and assumed to be 10 feet
from the near edge of pavement to the front of a stopped vehicle, (actual measurement is taken
15 feet from pavement edge).
There is a bush and a tree that interfere with the sight distance to the east. Both the bush and
the tree are located on the adjacent property, The bush is adjacent to the access and the tree is
located at the terminus of the sidewalk. If the branches of the bush and the tree that are within
the right-of-way are trimmed, sight distance can be extended to 400 feet to the east.
It was noted that there is a tree on the property that, while it does not hide an entire vehicle
from view, does obstruct a Iarge portion of the sight distance. Removal of the tree would be
beneficial for the sight distance; however, this tree does not i•equire removal in order to
achieve adequate sight distance. Sight distance is still suffcient if the tree remains.
321 SW 4th Avenue,Suite 400■Portland,OR 972U4■Phone 503.248.0313■Fax 503.248.9251
��
�
Kim McMillan
July 10, 2007
Page 2
In conclusion, the intersection sight distance at the access for the Maxim Partition will conform
to the requirements for sight distance as set forth in the Tigard Development Code with the
trimming of the bush and the tree east of the site.
��. ` _
�-:=� _ _ ..
Catriona Sumrain
Engineering Analyst
68/08/2007 11:51 593-24E 94 DL DESIC�! GROIQ PAGE 02/24
DESIGN GROUP INC.
� Drain.age Re�ort � �
� � SW N�R'�'H D,A�.I�UTA STRE�T PARTIT'ION
Txgard, Or�gon 97223 .
f . ��a,r�a f�:
' . . Mihail Ma�i�pct .
7812 SW Taylors Ferry�toad �
T�ga�-d,O�t 97223 �
- I . . . P�re�paaed By: -
Khoi Le ' �
DL Aesx�u Group inc.
� 9045 S'W Barbux Blvd.,Saite�Ol.
. . Portland, Orego�97219
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Arrgria[14'�`, ,Z007 ' .
Pra,jectNo_�l.�7iC0A.0 .. ' ' ,
, 9045 SW 8arbur Boulevatd, Suite 101 ♦. Pot'tland, Oregon 97219 ♦ Phone: 503.225.1fi79 ♦ Fax: 503.246.2094. .
0B/08/2007 11:51 503-2�" �094 DL DESIC�d GROUP rNC PAGE 03/24
• FII�TDA�TGS AND PROJ�CT STORM DRA�iAG�YM��OVEJ.►�TENT SiJM11xARX....�.................:..,..3
. Y. Pit01F.C�'A�SC�PTIUN..............•---•....:::..................-••-•-............,......,:..,..,..--••---•..__..........:....:.....4 .
� Figt�rel: YicinityMup, .....----��-----........................._._............. . ....... :. .......:....:.............--�----..........4
II. �TiX[5TiNG COND�'1'lUNS..........:.......:.................... •----��-----�--.....,..... .,.., ....._...._.................. . .4
. ..... _..
FYgrae.2: �'ro-Aovoloped,8asin14,(ap.................................................:...........................•�---:...............:_...5
� son,nvi�a�tnzzoN................ ........... ..........�....�...................._...._...:...,,.....,.,..............:...6
Flgure 3: Waslrington County Soil Map......... ................................................. ...........:..................6
, IV. �tOPOBEDURA]N,AGE.......... .....................................•••---•:._........................•---•-•-............. ,6 •
� Fi�,►ure 4: Post Developed Basih M'ap.......-----�..........:........ . ..... ..... . ........:.............��----._.......:.......7 . .
. .... ..__. ..,.,
V. HYDROLUG�C ANAI.{YSIS ' 8
VL �tUN-O�F SUPY:k'OAT�NFORMATION.ANA ANALYSIS..........................................�---••-....,8 ,.
•' . 1. . Imperviarrsa�ad,perviousSurfacee�reas.._..-=---�-�-•-•............:...........:.......�•---.............,.......--•-•--•---...8
�'abl¢Y: Pervious a.ed.imp¢rvlous�Irea....'........................ ..........:.................................. . ........... . .S �
� Z. G}trve.Numbers'...................• . -•--•..,......,...,...--------••----•--................................._......................---•- -8 .
Z'able l: Curvc Namber..............................'................................:...:............,..,............. ........----........:...9
� ' 3. Time pf Concen�atrnn----_........... ....... .. ��
.......................................................9
' �abl¢3: Time of Concentration........................:.....:.................�...__...,.......,.,. . ........................ .... .9
� .Peak.Discharge and iralr�me...: ................... ... ...........................:...:............... ............ .9
._... . _..._ ..... ....
' T'ahla d: .l°eak F1ow,�ates .
Table S: ,�eak C�oluines.:...�... ...........:........................:...................:..................�.. , ........,......,....... ...--- -g
V�. WA'x'��t QUALYr"Y....... ..........................:................. ........... ........ .. ••••-•--.... , .......:.......9
Tuble67.- WaterQuali;pX''low..................................................,�,...�... -•............... . ...�..........---•-•--10
Table 7: CAS.2►�anl�o�e Siztng........ ...... ................_..,.......,.......... ...... ...... , ...........,......;, .1�
_..,. .,... ..... ..... ..... ..
Vm, WA��2 QUAN��7f,ANn DETEN'��ON----.....:..................:........:....:.....•...................-•--��----...__11
lable8: .Levela''vol...............:.........�-----..._.............,..,.... ., .......... , . ........:........ ..---.._.....---..............11
z'abls9: StagsStarag�--------------------� --.....:..,.........,. ._..._............,,..,.�,.........,....:...............................�.1�
Table,�0: S'tage Dischorge.................:....... ...� . ..........:....,....................----....---............,...........,........12
• ..
..... .
.A,kPENbIX A �
. SOIG�I�ORMATION.................�--..,.......,.,.........:.................. ,' ....................--�-�-�-�-.----.....................13
Table�i�: Sail Hvdrologic Group.......... , ....:............................................... . . . ............................16
.,.,. .._........
' Z'ablt Y2: Muxnrng,Numbers.:.........................�---....._....................._................:..............:.......--------------..17 .
.
. . . ..
Table,�3: Crrrve Numbers ' '
................�...........�.......�..........................1...•........"'..."""""".......................-.� ' .
• ,c�PP�'1�TDIX�............:..................... �................,..•••-... . --......... ................. _.....:............,.......19
,,.,. . ..._. ...... ..........
.
9iJPPORT INF'ORNx.A.�'ION � �
IN ' 19
AND CALCTJLA,�iONS...............................................................�.......::.......,,.......:..................:.....:......i9
..,.. ........ ..... ....
2'able 14: 2S-Year 5tonn EvenaPre Dcvalo,p�teat.Flow and Hydrogra,pk.--------------.............................20. .
Table,l5: ZS-YearStormEventPos�Deve�o,vma+it,Plowandll'y'drogrn�ph....................................:...:..2�
Table 16: 2-Xear Stor�re EyentPre,U�velopJxent ZYnre of Coneentration.................--:•:---•...................22
7'nble,�7: 10 Pea�'Stol7le Eve�at Pre Develo,pvuPnt,�"ines of Concenbatio.rs,...----••-••.........:....................22 .
' TabJa 18: ZS-Year Stnrm.EventPrebevelopment�"nue of Concentratlon............:..............................23�
' . �
08/98/2007 11:51 503-24f 94 DL DESIGN GROUP , PAGE 64/24
FIr1p�1VGS AND PRO.T�CT STORM DRAINAGE,IMP�tOVEMENT SLJMMARy • .
� Due to the site topographic of the site,�-off from the sxte flows towazd the lower pviuo�t �
in the back o�the property. Therefnre t�e developer proposes•to consttuct a pz�vaC�stozxa
� system alon$the pnvate driveway to detain and tzea.t the run-o�ba£oze diech�arging into
the public storm syste�on�S'V�Win�dsox�lacc. ' � � . �
In accoxdauc�o with our calcu�ataons per�Cxty o�Tigard Co�stniction Standards; 1251ineal
few�t of.30"decex�tion pi�e is neede�fio thc d�x.im zun,off voluuae generated by tb�e
development. , �
' In order to conlrol the flowxates of the post de�reloped conclilions,a flaw coi�lSrol �
manhole is z�quued. This flow eoz�trol manho�e w�ill have three oz�fices at 2.b5",2.80"
a�d 1.20"in dia�eter. The orifice wa�l be set at the£o�lowed elevabions: 174.50, 175.80, .
� aud 176.40 respect�vely. �
To treat#he run-off gene�ated by�the impexvious area frona the dc�elopzz�e�t, a water �
quality control ma�ole is required. This�watex quality max�kio�e will require l��cartridge.
. • . 3
66/98/2907 11:51 503-2�'" �094 DI.. DESZGN GROUP TNC PAGE 95/24
. ��: ��4JECT DESC'RiPT�ON � � � � � . , � . '
'�buis project,is a laad deve�op�dnt site partft�oz�pxoject Iocated on,aa.93 acze�roperty .
located�at .10755..SW Nortka X7�ota�treet in Tigaxdr Qxegon, The property can.atso bc
�ocated by t�ie Washington Cowuty lv�ap under the�ol�owiung informatioz�: T1S, Rl W, '
W.N�. Quarter Sectso�34D.A.;Tax Lot#180Q. k'or exact location, see v�icanity map
be�ow. � �
The project wili ci�iv�lde tk�e exisring pr4pe�ty ivato 3 smallex paxcels. The Iot ar�as vary �
� � . between I 1,000 to 16,000 square fcet eac;b�. � � .
For storm.dra�,the develo�ers p.ropose to construct a private stor,na systezzi that will � �
• cvz�sist of 3251inea.�£eet of 24"of deten�io;p pipe tq detain dae xwa-o£f vol�ume ge�ezated
>by t�.e development. 5ium�i,latly,the developexs pzopose to install a wate�r quality m�nhola ' �
to treat tb�e zun-offbefoxe d;iscb�arging to the pubZzc storm systena oz�SW Windsot��ace. � �
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�}S',�el: Vc:niiv� �' . ,,.�; tl"RS': . ::��;�l�alwi;,�,;
. �. EXLSTING CONDXTIONS�� � .�
G�rrent�y, the site is unocce�ied and undeveao�ed =in accordance witli the survey,t,�e
topographie of t,�e szte is slope Ero�the front towazd the back vt►�th a�a average s�ope of
. 4
08/08/2@67 11:51 503-24E 94 DL DESIGN GROI.P ' PAGE 06/24
3.44 percent. For more detail about tb�e existing cbnditions of the si,te,please ref�z to the . •
�re-derveloped bas�ua.znap belaw_ . '
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7
08/08/2607 11:51 503-24� �994 DL DESIGN �ROUP "�1C PAGE 09/24
V. HYA�tQLOGIC ANALYSIS � , �:� • ' .
� Hydrolo�ic analyses �'oir t�te s�ite have been coz�ap�eted followivag the SCS,Type I,A,�.
Hydrogaph nnethod,�vith naodeliu�g by the�Wate�rWor�com�uter program.'I'bi�s . .
program ez�ab�es the i�ser to�develop xunof�hydrogaphs and dctoz�ood�ae deten�Zon �
iequ�rements under a vaxiety of stag�storage o�tions. Analysis calculations;�su�poxt�mg �
� infor�.tatioxa,and com�ute�r output are.contai�ued iu�Appendi,��. � �. �
� Po�lowing are ow calculation pmcess: . . � � � . � � � ' ,
� Aetermine tLe soi�type and classi�Ic$t�on. , • •
� � • �Dctc�nine the Cwtwe N�mbers. � � .
� � • � , , • Ca�culate Inupe�rv�tous and Perv�ous�axeas of t4e basiun,aYea. � �
' � • ��terr�i�xe flaw Xe�ugth a�ad run-off slope: . ,
� • � �eterm�it�e:t�e '�'�ime of Co�aceutxa�i�n 9. �
� � � Caiculate�'eak Flow Rates end'Voium�s. � � �
� Desig�Wstex Qualihy Fac�iLity �. .
� • perfoxm Dvwnstreatn�.A,,ua�ys�s �
• DeteXm�uue w�ether ox�mot Detent3o�Fac�U�ty is reqwured. �
VI. �t'C.TN-OFI�`SU�'�'�'p�t'� INFOY�MATIUN AND,A�TA.I,YS�S ' ;
l. Impervious ascd Pervious Surfnce Areas . .
The i_t�pezviaus and pervious surface areas of the�re-development coz�dit�ons and.post
davelopme�t coztdirions az�e the achial areas tai�en from the site plan.
���`y t -�'_� ,,� f 1 ,b� iy���7� }��j� ;ry�yr f,�" —�';} y"� �.� � �,�I
GSC�I.�IYI_�� 7 1 �9 � ',M ����AN�'YG�V��i�a.�r�4�{'..,'� C��i.7'�l�i;l�. � ��,4 �I - .
1 A �j�{ li, yyl� �h y7�� r� � �' le � r19ti�� I 1 ���i '
I� i i �, 7.,. �'��i{ill �„Iw(�7il� ��.i' ti��..� � � j i a���� {� ���� �; . . •
, ':I ull`J' 4!.i �� �JIIIU �l n � � i � y I�!.�:� V� � . � �� ?� � IGif'1; I .1�,
-" Pervious Suz�ace Q_93 0.63� . .
Impetv.iotis Swrface" . 0_00 � 0.30 � ' ' ' .
Total Baszxx A.x'ea � 0.93 . Q.93
�T: Pervious and Inipervious Area • _ � .
Z Curve N�umbers � ' � � ' �
We assume tha.t tb�e pervious area ua both the pre-developed comdations and post �
cieve�vped conditio�.s so bo pastu�oz'�aoadow. '�e CN for pasiwce or meadow is 85 for
soil type C a�nd CN=98 frnr zrnpervious a�rea. "
I' . . � . , � ..1' . �. , ,
"i�ii�ill� t�vi, . �T�$�1 � '.�' "��4�Yi� � �Y�� ,':i A�(I���v�.+F�:�����!,�;��F��,l1��� ��I � '
�u i i I,iI�u1 i I�ti i �i4i9 ��� u� 1�E� .
��� 1 W f lu i N i�?t��'�w��Yt 'r�u��a I i n i��w ,�i i i �� 1 � � i f a"�.: �'h�,tr 'G y y�`1y '- r . ' .
r i 6 ql� ��� ��i Mi�y� .1:. ��1�,{ :� i � l�� d i' u I�(��I� 4 I N�jy��FY��f.H��
, ."� ��>�+�� �1.�1� tli�..���,lii�i.luwn�nf��i Fn�i'�'i'�1.�,� a�'l.��i�6n�i.�r,.,'�I i {,iiH ,�rs�)�1�i..,8wiy�� I .
�,..,Lli�.k� ..l . ��!i'�,
�exvioUS Suxface �ti S� ,
, , �
. � 8
08/88/2007 11:51 503-24 394 DL DESIGN GROIk � PAGE 10/2d
. Im ervious Sw�£ace . 98 . 98 � '. . � . .
Table 2: Curv��Vumber ' ' � � �
3. �'ime of Concentra�ton � � ' � �
T�cae v�comcezatratidn is tt�e�time for n�-off ta taavel from the hydraulically most dxsta�at � . ;
po�int of the watershed to the poiut wheire ktte�yd�rograph is to be calculated. � •
C.alculations�and calculated time of co�cemtxat�ons aze�esented in Appendix C. �
—;��,---..,���,J7 .r�1� � i r �' .� � 71��.1 . . .
� ��5���1�� ��14t����„s�!�i��!'l�i���'ao���i1��;G����,�i�'i� 4� � ; ��� ����3��Y`1Ct I��, �
inia i�ai i I�nn�m ti i 1S! � ( � � i t �"ei,mi � �li����l�l i' r �i�Mi �I�I ir.�i i�'��d 1 y
i I 1��1 i 4 r � �i n um�r u i ul
C j �yllim� i � ���m� �. �� '� �� ��� I� I ;I�I`�IF 1 II I� t�xi�i �II�'� t �'�, �� �
�N��'_ �+�ti� ..� S � �,7,t����1"�� � ���1'�'1�N�,d9 ' ��`� � � I� �'
. �� v:'�u
TOC 2 Stoz�a�vez�t mi� 22.�U 5.04 � .
TOC 10 Storm Event (zr�iu�) 19.60 . S.UO � �
� . TOC z5 Sta��vent (min) � 18.60 � 5.00 . � �
= Z'able 3: ��"'lme�rConcenrraaion � �
� � 4. Peak D�sc.barge.and �olunRe � . ' . . '
� Peak dischaxge rates �or tlae prescri.bed rainfall events for pre-dgve�oped aud po'st-
developed site coz�di�io�,s: �kie rainfall de�ths are 24-hour rainfall depths used for tb�e
Washington Cownty. Co�aa�utar model output za contaizzed in,A,ppezld;i�.C.
, �� 'iA i• k 4 ill il� I }�� � � f�j�� ,� 1 �n � i � p �� I i � E"r
,1�est T�e��al��r � pi 1�1�,�1,,s� r � ��� �n ��zr r��x�� � � ���'����'�I,� .
�,y: n.,�i � f:flf t � � 1 a i t �X I i(il 7) !� r.) r � t '� f n ��
�'���{� ����� � nuu�i il 7��+i1 � �� ��( f�� i��7� t�y, i } �j1�.F� �'I� �I a �..�� p . .
���'��I��'� . RY� �iii N 3��,;,'i!���I �ihr4Y, 7, �,��I �.A� �._..+ '� !. ;� .
� � � � � I ���'��"1 �� � €
- �- !�t. �� �.�
Q 2 Y'ear S�torm.�vent (cfs) U.l l � U,31 ' .
� 10 Yeu Stozm Event cfs � 0.40 � 0.51 � �
25 Year Storm Event(cfs) � ' . 0.50 � 0.61 � ,
" Z''uble 4: �F'enk,Flow Ra�tes
�lp✓.7�✓� � ��+ i ��l�a� ill i ��ir�iy� i i� �""�` � i t�' i9 riii i i:�� y ri.
` �4 ��',�i f� ��?� � ',1 � i i�'!i� �ei�y���I� �°C3� � -�'t��w,CJ���� I�1 !"l'���, �� ���. l�i��
i i ,�'� ��� ���� 0���(r�;f i�, �( i�, ! (�'� �I � ,y�^'�i f�7� � G�y adl�;i � � �1 qiti� �.,�,r i ,�t i 3 � ,l� . .
� 1) r�n vii�, � I f t °','� � �V � .iA � �{ �i'.ifYi) i t ��f r(! g 1.
i�. �
. ' ,aK�� ,,�n�S���S�l�i.".'� ��GI��I,�(�l,r"_a�� ' �t +�Li�.i� ��nv,, � ��LG..���r I� N�, I t�.i.i�q,��� ����'h�f ,��I� �, a. ��7� .���.`�L���I���� .
n,'•
Q 2 Year Storm E�vent eftj 3,837 .4,997 1,160
• 10 Year Sto:tx�a Eve�o,t cft . 6 435 � 7 758 . 1 323 � � �
Q 25 Xefu 5torm Event(cft) ' 7,733 9,109 1,376 . �
Table 5: ,Peak Volumes .
vII. w.�TE�i Qur�.�'�Y .
. � � . , � .
9
08/08/2007 11:51 503-2�" ?094 DL DESIGN GROU� 'WC PAC� 11/24
WATER QUALITY FLOW
Project No.: MP.�C001 • � �
Design 6y: TDM K4L .
SUMMARY: �
0.03 CWS WQ flow rate .
WQ .
392 Volume �
Effecti�e impervious area
A ac = 0.300 �nl �
where: .
WQ Vofume�=0.36(in)x Area (s�1[12(in/ft)] ' �
CWS WQ flow rate=WG�Volume(c�/[14,400 sec]
or �
CWS WQ flow rete = Q.36 in x Area / 12 inift 4hr 60min/fir 60seclmin
Table 6�: W��Oual�tv Flow .
STORMFILTER CAPACITI(- CDS MANHbLE .SlZING � � �
PROJECT: N�rth Dakota Partition . �
PROJECT NO. : MAXOp1
wQ(Qj = , cfs
� Use 1 . .
Number of Cartridges (N) _ : 0.9 cartridga
. Where N = Q (cfs)x 449 gprNcfs I 15 gpm/cart � . �
One cartridge can treat up #0 15 gpm.(per mancrFacture)
. . io
08/08/2007 11:51 503-24f 94 DL DESIGN GROUP . PAGE 12/24
�'' 7.� CDS � ' . . . ' ; •
V�X. WATER QUAIVI�'X t1�A�'�'ENTION • � ' , , �
� LEVEL POLL 3UMMARY • ' ' ,
MAi'CH IN STO- DlS; REAK OUT STO-
DESCRIPTIQN � FLOW RAGE CHARG� STAGE ' FLOW RAGE �
cfs cfs Id , id it id cfs cftj
2 YR STQRM EV�NT .0.21 0.32 PIPE QRIFICE� 176.72 1 0.21 259.75
,. . ,
10 YR STQRM EVENT 0.40 4.51 PIPE ORIFICE 176.2$ ' 2 0.40 429.21
_ 25YRSTORM �VENT 0.50 0,81 PIPE� pRIFICE 17fi_65 3 0.�0 531.81
; �'able_8;_Zevel,Poo! . ,� '
�� STAGE � �
STAGE S7QRAGE STAGE STORAGE SYAGE� STORAGE �� STAGE . STORAGE '
� ft c Ac-ft ft C � Ac-R � ft Ac ft � � ft . c Aaft
174.50 0 0 175.30 134.6$ � Q.0031 178.90 376.37 0.0086 176.90 583.37 4.0134
174.60 1.6465 0 175.40 162.82 O.QU37 176.20 406.68 �0.0093 177,00 597.63 0.01�37
1�4.70 9.1985 0.0002 175.50 192.Q1 0.004.4 176.30 438:3 � 0.01 177.10 609.08 0.414
174.80 22.318 0.0005 175.60 222 0.0051 , 176.40 464.99 0.0107_ 177.20 613.3 0.014�
174_90 39.2 0.0048 175,70 252.56 0_OQ58 176.5Q 4A2.8 0.0113 177.30. 613.59 0.0141
17b.00 59.648 0.0014 � 175.$0 283.49 0.0065 176_60 6?8,52 0.0119 '
175.10 82.726 0.0019 175.90 314.67 0,0072 .176_70 542,69 D_0125
175:20 107.87 O.00zS 176.00 345.6.. O.Da79 176.80 684.54 O,n13
�a�_Si��,�'tOP[�FC ' ' .
��
08/08/2807 11:51 503-24� �994 DL DE5IGN f�OUP '`� PA6E 15/24
�ie, au�,y tttte�.roors�.,�nany. •fin4 tubutar Sk ha�.a}srofi7e.�i�iilai��.'tho:oiic'�.criS�if sa ra��eeb��
poresr�ttaiiumn attid(p.Fl 7.6),cleu.sarooth; ofthe eeries . . .
boumdaiv.6 ta 1.O:iqehagThick 7ncluSe�yaitl�Q)i�apil 1n it�appu�g Qrex�sreas o�.A�,iny
. II I-1 a t p•13 %n�b.es 'u�erj! d a r k avi s h-l i r r owa(i0• Doyton�oi��V�%oo d b u rn�soi t r 5 vF�x i�e l�.m a ke up as•trnic h as 1�•
gr • y�
3/2) Aih io.d�f>, g�Aytsh li�q�vn �9YR 51'2') pbrCy�tpfth�,l.SpBF�Nit�g�utlt • •
drv:.mbderetp� raedival, subnngv nt blockS; Ronoff ir rqediam,ead the hosard'aF aoeiorx 9e moderata; � ,
stivcng�r,yl{ght�y her�,.friatil�•31ig6t1y stzcky �'apability u�ut.�1;wild�''o gronp s • �
aad stig{htly plastit:maqV�e[00�:,aiany �?-Nillamette�tff lo�m,11 to�0 per�ent slopwe. �
s�iedi Q�bula�,p.or8a; tqtd,giq ect(t. .(F;� Tbis rAO.dACatel�+ steeP spil �S�v� s�dz� slbpes uf �c7c
� S.oj u o'fear, wa,y�bounae:y. 7.to i r it+c?iee e,oa�ym.r►t+�:. � •
►hick. ' Innlydecl'with this soa iri map�ipg areiro�9iene of',Amity,
Bz�t-29 co 32 inahea,•darl:-broan lOYR 3/37 sJlty clsy Dayton,and Wa,od6un�•soils,ovtucb.m�ke•up as m,vch sa t6
loam,brown(]OYt��f�• dry moder'ac�fit» yezcent of tf�ia.me�fpEn$un{f_ .
end 4qry t�.atib � ' ar,b�ockr/tiucGtte: Rtmoff ia� m,and the bsztrd a�'erosioa{s moderatc.
� slight!y k�erd lfteble, lY Wck7' e�ad �epe4ility'�mlt�1.,.us+ildiife v�COOp 2. "
mi
sligbtry plast�r caanqoA me +dots; many, ' •
medi�m and_�iay tubutu�ores; fev�, dun� . �
, .,p patchy c�1ay..�lnt3;"�}iedidrei gc�d(pH 6r:0) ; Woodbura eu�ie�.�---- •
clea,�vaw Uoiu�i4u�.0 to'13 inohes thick:
s22c-�� r"a a3 t,�chc�. br�am.(�4Yx �) s�1ry .��, �r6s Wooa4�n.serie��ns�s�s:o�t maaac+�bl�wZu-ara�;ca
eoils rhat :�'oFaxed ;n o&i a:.utiz�:m oa luw hroad vau,�y
.. � _ ]uum,browt�{I YR 5�37 d[y, cosrsp,. y�.��. Slo�e is 0 to 20•�tatoeiit. filovatib�i is 1�0.'tb 2d0
� sub.apgujar. blak7 6¢qcWre; �ligkity' hu'd,. •
flie6le,slightly si�cky pnd plod�o;rosu�ftne- ��` f(s:tkese cojk�ars•noc.ctill;ivalcd,.tha vegek�,ion is
, • C�tS: ri'►�Y med�wv„ tubulxr 'posee; �uan IJoag�-�>bte}F4r'r whita oak1 XQxassss.:ana abr�bs-ayerae�,
u Y 8fl3'fUa)rMC,j�lftAllqlx i5,'�0 TO J.V �ncbCS, �VKAge�oornle��,plt
. rnodc�rptsIy�'t�iok olaY�'ilms iu poror,.an,d few u+ esawrd Fc 50°to Sa'F.aad tEie fidZt-fteo:period;is }¢.5� �
tlifa�lay films on peds;sl�c}�tiy actd(pH�.�� ��0 days: " . .
� gcadiial, i7i'vy tio:�ndary;.'o co 1G irrc�es � �T��ytalix+e pcnfie the aurfiCe.�er ia very dark
�t�11Ck �tayuh-bCOtvic e'tk ld�4rhi b5out�1 inchei thit .The iubSPil.is
U'49 to 60 iincfus,bro�vr�t(IA�CR a�J ailty iTsy 1ea,ft, aYlc-brown Attd d2Yk ' q
pole Isrwvn�TOI�t 5/3)�v;massi�e;slightt'y 3r"Yls6•brutivn a�lt lb�een and silt�cta • .
• haid, �d�l, O.lig�ttv gtiok}.6�id.ptas�io; fett lostp, al�aut 34' isscht� th;c?c, .7Z�e si�began�u is dack .
fine rooa: mam�, rna�iyu; tubular poras; ar?YulMbtoxro sils]oam about 1.9 utc4►ee thick..I`b�pcofile ir
.rvany:modensely wk ola �i�hw ia pt�r0r; ",td•iuui+4c4d t�r.. o!�
Y �!� � Y �a�m.eabill �w�,�vailablcwatescapaci is 1]to 1?:
efighcI acid 6.ir' �"• � .
1'�se ;�, hofizort raoyas 5com vazY �4 6r, � iriab�p;, Wst«�, p(y�� G4Pae� i�.,75 6�.20 io.tl+e's..
°�' � � m[ooCng.de t'h is more��m 50 mcha..
b�uwn.snd very Aarkyrq i�b bmwn,whaa;m � �.s.oih arens�ad for u7r�g�Yed Yqge�pble�topd.inispted
hc�rizon ratt�es m texnu�e'£rp�ailt�+cl. toane to 4�ry silt besrie� orchardg. smeU�granx, he�l iniSated' gtsl�te,
!oaa�gt�d.ac�s 25 to.35 pezcexif c1aY•:IP�¢cas the i�eactuqe of recxep4lan,�bmauto�sn�da!ikdl►fo h¢birat� �
t'6e B l�oriztta is modeiRte M�wea14 3xtet»atic breakircg to . �
�modetate, snya�u fsr b�bctry. 'L11e C hci�zori %��tediu,lm ,�r�encadve profila of Vc+ood�,�mm sift ]opuy 0 to. 3
i�ed tio modatsfel,y flne twdar�sd;�,nd co�pptoul,Y( hqa' p�•cetlt sl6p'CSy ICc9ted 1's the$W�l4,NF*114secxlloII 20,'f,. �
coatrastiin,g skata beieai a depth of 4�ina�es. '•N..R 3 W..
4 d A W i paAn e f l 6 e�il�t loaaa;p t o 3•pe�ca►�a 14pb�. ,qp�.eo 3 inoqes,eo. dbrk:�ra�.ah-brown{I�Y.$.3�'2) �
T1tis t�.eaily 1�vcZ evtl zs on.bmad vslley�te�aoee. It.hes Q►e sjat' 1.0�t;�ro�ro. (10 51,3 a d ry: utAf;;
'�Y C��e d e�s c r i b e d e S T�. e a t�ti y e v�('t h e s�t t e s, mediuca,gube�fgttl.er b loo s,tntFnuo;s li g hdy
• mctudedor�th•ttiis;ao�ia mappuig wa�e.aceas oEAtn� h a t i i: :fnable, s l f g�,tl y:�p and noo pl�s.d 4;
b a v t o n,a n d 1 k�o o c i b u i n a ro i Z s;w,f u o h II►a]:e:.u v a s ro u c h a s]�� manv flne lwAUl 4olnmoA,meeiwiq;lrregula�
pe:ceat of chis maPP'�'8"n?�t� ' � p�r�,�nadium a'oid.(��5,8),'abrup�ardowh
Rvno�` u sloan, and cha hazard of etoeian u 1ISgt�t. boua,�hiry.4.u31Qlno5easttick,
Cspebl[ityunu•I�;wildlifag�dup•2,. .' �h . .
44�-�4'1119me1te,silt:lo�ro►, 3 t9�7 per�enf 9�opes. Thia � A17-3 to 11 ic�o�ee,vtry dark.grey)sh-bro 1PYR.
gon�ly�lbping,soil Is nu ttroad`vallcy tet�►ca�. . 't'�R �. .
inctuded wi�h ihis so�l in mapp►ng ne�e areas.of Ami 312):silt 1oam,L�mwz�laOYR 51�)dn+t q!d�t,
n ty
Dayw�,bna�}�l+iNxlbum•aoJ�e,whiod;nnko•up 3aYrivaq'gd id � mr.cilum;, subaagulat biock+y s�rucwr � .
sli t hetd„
�aantofthm mappin unit. . S�1Y .� friable, siightly siiclg� d�a
Runoff' in slow �id the hazar of wrpsion Js sllght, noupiasuc;rriany fine roo�i'�aam;v�xg fine,. •
CepabI2ity uidtIIe=•�;�vildli�'e�grouR� . tu�ul4*j�orq�• naeditua ae�(yH'S,�S�;o�3s,Y,
aAC Wi,Uaioette sfl!Jowip.7 to 72 p�pceqCalope�: 5+uootll bount�YCy.0�0 8 fncheg,t�e�(, '
p $�'Ul1'�o0 lb ivai�ee, .da'rk-brvwn(LO�IR�/3. silt'So
•' 11sis a�oderdtmly eloping'eoil�s'uu bmsd Ve�lay tAr[aoas: ) �,
. .ym�llowish bA'ow�(�qYi�5/4j d�y.tt►oderatr.,
� fine �ad very. ,�iaq qnhu�ufat h]qcky
ga.iioLUC�G dighll�! }lArd plasac; .�m $ne . .
root1b� maqy,.�'lne, tubv�ar yoies;rh'xi�',oja•} .
;fiG7pd in poia; • '
, ' . . ' , . .
�4
08/08/2007 11:51 503-24f �94 DL DESIGN C�201.P PAG£ 16/24
�nedium. ucid .(��}I..3.6") :_gradval, sru0oth l�iloha,:eEmilg,DUiUs�et}e,Hihet�,.�. •
• ' boundacy.4 to'7iacC�tbick: �'Wr►aoita;wfiich ,
, b2lUi6to 16 inches;.darl�bi�n OYR. 4c�p'yas much��15 peteeat ojtt�s.map .u,6uq,��
.loeRf. sllnwl. � '�1� sil e(ay RtiRoff'is s(opc. aud ttie tiazar(t o�ero�(o�i is••slight
b#uwn l�614�dty: Capeb�.:ty wut ITe-2;iv3Wlif'a 'ou 2.
rnad��q an� va�+c �us, aubangnlar 45C':R�aurlb�rin.eilt fo �to 1x rcolot elo �
�o�1�. s�uctUro; haid, fittn; �sl�gt�t}Y'8tc�19'' This;.sqi!i�.;rno 8te1y'alv �bp g, � � �� • .
' and p],ist�o:mah�fuia to q'ta mu►y,vaxy flaa„ in�Htdod wi��hlg cofl.in mapp r�g wore erea4+ of Aloha,
tubulerpoi�ae;•tlnol¢•o3ay i3hna on pede ond in ;Arai�y,llilllam�m;.He}vet{a,aod�Ds .
porea medivat acid(pI3�.8) c��>sm0�}i �' bttr �t¢tfSOiln,.w�oJ�'p'C.F.Npy
�tGh s 15 Deften{of this.rtu�p�ii�g unit.
younc�!.7ru j0 uicFies.ehicl::' �!�iq�#�mediu�,a,r�l:tpe hazard nf.'eCOl,ion is ritoderatb.
• }322t.Z5 ta31 ;r�a�tictc�.�dark�c {;QYR�1f3)vilty clay Cape63l�lyamitll?�;wildlifeproujp 2'. .
Inam,�aie brown lOYR 6r3j dcy;�omtr�bn 4�_WDOdb�rn silt M • .
.fula.•dI,�CNMO det�c gfd � �-�r4Y'� lOYR 4fl "!ni IZ to�20�erc�tt sAopes. ,
� Y}1t81riodCCEtely 6tcqp 60�} n a'�nn t�p'aGtr elo�TptileG�.
+�1 �a�s��1�lz¢�wn (2 9 YR S/2S moWe.s: Iriciudgd.wldi tb�s soil�ti hsa�u�g a'qf4�a:ess.oE'Aklia,.
a'�4kF n►tdiucn, and�"ine;subangul�hlocl�J Hnniiyt, Willameae. �IeJ;velia• ..and I7e' n s " , •wluci►
. �'°C°�' �d;,'fuiny stigh�iy: sdoky and ` Yk' Ptls
_ . �lastic; ;�cw ftete rouf�;.�y�fifk s4d ��oupy�gp musH 15 p�t.cent b�'t�y3 arup�u�;
. xwe,.��ular res;cca �'�' �u�off it ma�um�8nd 2bo kw.ard of eme�tm•.f s m�deorate. ,
_ • ii� .pores �id on� �1 thick�1�'films �epabiUry unit e-5;�vildli#'s BravR 3r .
p.eds; few; if"me; blac,k,
•mangariasv, ecsius: midiurr� praS1 (pII B.p),; '
' �8'f�Uflt si2100Lb bOlRlaBiyc 4 t0 10 yyct'y66 • . � .
c
1
. 83-31 w 91, mches, .dark:�i�h-�rotvn (1UYIi,�l3j .
°._ � Sil(y r.la�+loAnb.p�Ze• rown(IOY1Z Q,'3 j dr�; '
' cbmmott, fine, djscinc( dark 7'�erncbYopte;snd.kL�pl;os{�roi1�'ver :sbw .
1QYR 4 Sx sh-br.owm � y P
( . �'1j.:arsd_�ayis�-broto� (�S, .
m o t l l e sr w e a�m,d d ium e n��;gup�.Sk3) �XerocR�e pb nnd ;i�plo i c e r o U e; v e r Y p t g s P: 1'h J s
bloo atEuo �S�tlnr unc�i;t�'�rreaeiafed.goup i�a�out 4$p�ceat XtcQcHrepty end
ky uue; h�td. fum, vll�}ltly attcltY dhm7E 4i pe��t Ha pl�;e{o�s..It eccur� ao stcep tu very.
. � an d s li g h f[y�plascic; few fine and:mediym stee�.escaipmsrits al�g.the small skeem:s that.hatie. cut
r.bgts; co f�na.artd.ve�y bae, Uihul'�r �ie�.j�,v iato'the vwllay te'iraoes and wharo the s�races�naet.
poi8s� IeW io .olpy }'flme w er poces;: tha tintto�.(@n�§ prid��lpod.plaln�alb a( rrr g�eet�s.�
mcdi�im acid. {pH o,0} gradu�g, sinooth iiv�cs,Th'e4a qnUs as�well drainad.l•'he�y fo�ed in e mi,�wra
bduinciary.b Eo 1Z inchoa tkijok: b�'�ili,:�n�,at�d aa a�cr�tnu#btioA o�"n�ata'��c}iat{�os�hnoi�gd
C-f1•to 60 i�fches,.derk��,{sh-bro�v�m�14XIt M2') i}E .downa�op�, T�fe ohnrt�lopeR nn�e€rorq�ra 6b'p��emi.
, • 1Qatr4:li8hi E7 �xU3h gray {19YR'6/2)�i�y �te�,,atiori 'is �d co d�¢ fe�t. tTeaetaEidn is Douglss-fir,
maay distinst, �Yish-irown SYR'S/�l, Oragoir wbite oek, shcvbs,for8s. 'a�d gassex: '�ze.e�vwage
. darkgr a h� rm��ri(1S� It d/3 . an� dat�l: annUal pre�.i�itacion i� 46 to 60 ic,c�ea,.o�'aregx:a�ual air
� yeUo�'�r�o�a �1OY� 4(y ���; ti�jperdhirs�s�0°to.;.S4'F,aua'�he`itp�-free per(nil'�a I ri5 to
�. � �, g�k oltgFltly sticky ai11d 21�7:days.
sl�gbtlj'plaetic:few��mo roo[r v few,flne, al�i�led�ia,ma zveQn.sraaec 6�'Hikl�oa!�r..Quat�.
tnbularPo,!'ca;,n,ds,�eo�a�,�r�.�1 w�aa�ette,add'�•rbila,whioh�ake up•as much es
�A•horizon bas mo�st valuo af�or�Chromwaf?or 3.� 1�.5 peza.ejat of thi� .znappiiisiol,ad� `�mall sr.�P �� yod.
� amd uo af�lOYR,Dry yalu�'is 1 ur 5;aac�o�oma le 3�i,�� tvot-�eASGA'�rm g8 aT4�lio�n '
Br�een 212�itlis.of l 0:an�20.iuohc8�tnodi44t�(u'a sgd c21f.Paia Pe�'►aali�iW i� �odexai'e td'�no'deruel�.slnw, Avriil��e
, ran,�e co a.Disti�ict:noct1ex ar��ithin e depth o£.30�ehes. w9Cer•:capaaicy is ro'to ix�raches.Rlatea. ty
�e II$ hoFiizon r3t�es.&tilua hea ailt.�9am to �s�� ;�23 uf Z.6aackoa. Effqctive r4o d �P1Yu�8�P�i
loam.Horizaam below p.dapt�0£'3�•�i:iek�es ore fu7n�ve�s;� ;nc6ca� . � ,�'u nixot�:thaq.60
' t':mi and�a,�Ye b'rit�tQ. Tlie'soltiriS is ;a]'' t edi�srim Rialo�'ia#apid,and tAe hexard`oferosioo i�3cv�re,
- �o�� 3gh ly abitl to m
I'A¢,toboils,ar4 uecd.,(�.Bastti�r,g�zec�tton;ho�qieAites,and.
`1oArR'QOdbarn eilf�o�hx..0!0 3 cenc xiopes.�— Wilc$life habitac�C.y�,abili,ry-un�'�VIe;vr�tdllfag�oap:2;
T�is nt�a h I�vel �oiJ. ha�r�,n p�o ila•dqeoxibgd es rcprrn.
�atet(ve o�ehe s�ne�. � �X+I�shirept�-Rock que�rop��o�P�ex,
Iqoluded wiih this vnit in PiAg:wete xre�g u{'Alohc, �
Ami�y.,Wil�am.ctte,�jg]ve;ie.�j��;�soils>w,}iit[�nceu �
88�YNd�f7 aa 1$�OIC6ifi O�tf,1A81'JS8 ing unin., �Y 47]'k XcrochrepLc-Rock�outo-�p �com�j�G� �}L13. COm-, • ,
Runvff,'.is s OW; ��id th�• bd�rd, mf � Afex;�i eboqt 5'0 perooiaN Xcruckir�p�.arid�0.percent Rock
Capabilityu�pjtFlw-l;wild3i.#'e �, ��� $i�sion ia.Sl�ht, otiCtro� Zf 4cCU:s�ki i�ularly•efiep�ed�eroas southeast q#' .
�U '`• Sh�drsvood rtYJd.iS oc�pbsod�o£`sFtalluw,��d verg,ghallow•spils
�-Waodbura�ilt'(oup,:3 to��CMLL"sluQe9- �-- aad.beusen'a��tp'vaurea of basalt bedtock. SloPe is:'�,5. to 30
TTas• oil is bn l' �s
� $ �`�b'AIDS• yRroonC,.Ti�e.7Cbrootuepta,termed iN d'uaiactdro o'Lsilt e,[1�i a8nd
Jnolual�d witt►this soil�ira meFpir�B yvverc ar�eps'OP . !dA ver�q6ld to�rdap. Vage►adon ia lA�v ohrub�,Or�n�yhYte
, aek;.'Dnv�at-fu, erao'ses, and forbs: Ttie.s�e,�4g� annual
pf.eCiPitat�qi3� .
15
08/08/2007 11:51 503-2d` ?094 DL DESIGN GROLP TNC PAGE 17/24
kydrolQ.gic.�oil.Groyp , � . � . -
� -.- , � �, ��
i r I fY ��1, I fl��{, �r �r �.. '���� �y, I ��� �,�,1i'- r� � y� � i i r
:�r.lt� hki �ii�s y����l.'�5 � ''�Yr��'�I'l�U�"—'�IJI�'�'HI�2� £'r M,�".��,���1+'P��yu?{�d��i7(��,�IM1 �+� I'� ir ��,.�'j� I����� . •
� �.��:���a�jtt�i`��t �� ! {�In'��nft 4'�!�'�i�}(� �'.�`'y j��9`p c'_{,��.,ti`'i i,M�c'C$#4+C��'1P�i i�4{ r97j`;r#`,�{AtSd tS�"� �~ •
. . { .�LL`_...._ ,
45A � WOOdtiur y;L I�,a,m .i rp ;� � � 0.8� -4.Z'/o�� •
�parcont glapas
�H. W�odbum sllt IQAm 3 to� �' 0;/ 33.894� � .
. . , 7'P..��nt.�ppee �. • ' °
70f�s for Aree at tntereat�AO!}� �. 1..2 1 Q0:4% .
$'able,1.�: Soil Bvdrolo�ic Groub � �. .
. �6
88/08/2007. 11:51 593-24� �94 DL DESIGN GRa� ; PAGE 18/24
i
;.��';°� ` "` �` �f����������3�t � � ������;q�'1�.�r�st��s�h� :<`s � �, r.�r ���, .
. .... ,
� � � x �" �' .., r �_' _ �.�
`� .-. ,`�C3��',�����F3�`�Ititltt`�ii`��`�r I�S��?t'�F'��#��,��(�z�s�'��t�"3 � �'r'�`��� `>`
� k � ( � ,2��-:��
Smo�th surfax:es (cun�rete, a�plia.t, glavci, ui bat�c hand pa:.ried sofl). . � � � O.G1 ' .
�'aliow fields or loose soii svrface(na resiciut) . . p o5
�Cultivated snii w�th residue.cover(a#4.20 i�!$) , 0.06
� C�ttivated soil with residue cove�r(s>0.20 RI:R) . � . 0_17
Short prairie grsss and lawns. ,� � ' � 0.1 S �
. � Deuse grasse,s . ' . 0.24
$ermuda grass . � . . 0.41
� Rar�ge(z�atural) , . . � � � 0.,13 .
, Woods or;forest with light underbtush � � 0.40
� � �'� " Waods or fa�-est with densE r�rt�lerhn�Qh � � 30
��� �-M.,_ � �T., .
r '� ��r! 'I��'y�'��7����� . 4� al1 y.CAf���s,�����:E�����4��.1j�� M1����� p�:.� #..'s rt .aNF '
�� ti � r liL+�}�'. v�, � tti s3nr �n � �y}� . { ,��.y.. z x� ?va M# .. ? Xss3
r�ul�cis_�,}��� y� ���}� ���`�a ��:2� ��r�4�+���k�t�G���s�Z'y� , � � '�'��,b��� � � . u� .
. u. � t 3.Q ��q���� ����{'�7��'��`�.� � �,�. t� �"� � � �.�`i
,�F � . ��"� �a> �;; � �a3 � '����ti �9�:��. �
C �-=. �t�t{a,£'<.�� � it 7.�rk.h,da�.v� r �" ��c.yt � � �
�'-.i ��,��� �.,ruiav,��.ts.. s..;fy�'��� �l_x°,�.''`�'WZ'�K.o.�����iJ�� s P�'H_'�.`�4a3At� aarR;G` s ��.,�f ��j,.
, » .�..��....��, '?�°;�" a ?t.,,.v��;�:,z _
l.,- Fo��st with�ea ound�i��Eer and mea,i��ti:; ii �.1�} - '
� 2• Br�s6 ound with some tXees n=0,060 ��� �
3, Fallow or tn��n.i.tnum till e cultivatiorl n-0;040 $
4• Hi ass n�.035 8
s. S�iort ass. aslure, a�td lawns r►a0.030 � 9
6. Near1 hsx'e oap�d ,t�-`-�0_Q25 , 11
7. Paved atad vel axeas, n�a.Q12 � ��
. . Z�
' 1- Z'orestad�vale with hes outtd litte,� ��,ip S
2. Forested draina o course/ravine witF��deEined charuiel bed n�Q.OSO �0
�. Rock-lir�ed waterwa n=0.035 �. �5
4. Grassed waterwa n�.U30 I7
5. �arti�-lined waterwa ,n�o.ozs . . �� . . 2a
s- .c.� x �.o2a � � . � � � 2�. .
�- ConcTEte i 0.412 . . � � 42
� 8- �ther waterwa and i e 0.508/n � '. �
9- Meand ' stream with some ols ��.04a 2p
10. �tock lined stream n60.035 � • ' 23
1�. Crrass-lmed stream n=0.030 . ��
�X2 4 Other streams man-mad� ch�►nn ls ard i e Q R07/n ** ..
�''��,a aa.��� Lf- �.n��..r� .. ; _. ^ .
�.� &LF 324
.� t ����Fce.'�J,t.-',k� �y rr3 .�dR`° r�a:.--_-��.. y
a;�'&`d �n ., �sh*�r N� .. 'T"..
�,4 s �� � ��s.'� ��Fs isYAA . � � '(Fre �3:w � � b,
�� �� �������� ��������� � � �� !.�'��;3Zc,.� �'3`�� 'D �. a' .
�,^•, . ��.i. �..._�`�.`� ...,�°�..."
�•ui,�IIt:..: n,;:y'- �����'N'���Yy�'�: s2���ry� s4�'n ���)
. .�V�'. .�:.'YYlfl�"��lY.�..
� � Ti�hle 12: /11a aing Ntcrnb¢rs " . �
• � 17
88/08/2007 1I:51 503-2a� ?094 DL DESTGN (�OLQ TNC PAC-� 19/24
. • � . . .
St_'S 'WeSte�'Wsshingf��tunof�'Curve Numbers �
. � �unaff carve num,bers fux scl,octed agricuituxai,�r�burban,�nd s�xban 1'gnd use�'ar
T ��.A.ryia�fall d�str�butroay 24-hYou�•stoxm dur�ti��. ��uaeblas�ed b SGS �n 1�98�)
. .", x� 1Y'v'� F`h � �y���t�4 h�4 tyRR'�}�j .� d5 >L`� .`!! 114� ���`�� �£�'. ' '4 S"� �
• � F�� ���Sa �±�,�'r�y�`�,.c�f�,nS1 � V of�t{t�, �a '#�,-r. +'r��'� � 3��'��f m�S.ti�'�,tase, 7L N,, t t a� �p���2
r�,t�?9 x'� �lfi�'nx i�g,'°'}+5�.Ai�1is�`���'�,s�1�,�1r=�*�'�a�t�r`,����� `���2�.�,W'� ';��'�����jF i�q y �',+ 374�.'�i j
�� �y� �.k:{,��F ���; �E w fi�te$� "'S sR:.^i°{ �� ��L�"x " ;,C+`'S , N ,. y< < } { �:°ti+r4�5��1.'�, i '1�������t„f
. ,� A � ?�R' a . ; x - ��, 3�,� > �n :tv�3�z t x 'i.'% 'b -t � '4 M..,
e �� �'�-k_.�M ;�� r . ....��� ,� �Z..�{ ���+•.'� ���� '
'... �. , ' r . �.. -i
x.. . , .. • F�., .. ., „ .
..�:�_. . .�: .. . .,r..:��, ._. .... . ...,:.., . -
- ' Culti�a�tcxiland' Wu�eci.bn�iznoAi � �0 � �� � ti� �» �
' Mo¢qta9a• n A,reas: . Low ain btvah and ssiar►d. 74 82 89 . 92
Meadow or esttu[e; °"""�' 65 7& 85 89 ' �
• Wood.or foresi Eand: I1ndiEh�tbed . ' ' � 42 64� 76 � 8�
' Establishcd sc:QOlui emvrtb� . 48 6E' ?8 83
Yonng secnnd rowih Or brush • SS �2� 81 8b
� "Qrchat�d: � � With o� 81_. S6 92 94
. ppe�,sgacrs,lav„ns,D+uka,gol�causes,cem�trxies,landscaping .
Good CRUdition; Grass cover p�s>='75°/s o�area' G8 SQ 66 9d
�ai,r Cnndiaon: • Grnss rnver on 30-75%af are`a 77• SS 90 92
�Yel,Roads 3od Parki �ts: ' 76 83 89 �.41
� . Dyrc�touds ard parkin I,ols: . 72. 82 � 87 89
Lt1 lnus svs�Faces mcn m stc. . . • 98' - 9$ 98 9 .
0 n watet bodie9: Iakes w�tlands n etc. � �00 100 1,00 100
Single�amiiy Itesidez�rial 3: ' � .
� Dwel1�C 5�,4�it(�ross acx� %q Imsae�viou�• . . .
1.0 bU/GA ' 15 ' ,
1.3 DU/QA 20 .
2A DYJ/GA � . .'
2.1 �7C1lGA ' . 30
' 3.0 DU/GA 34. S�lect a separaCe auve .
3.5 DII/(�A '. 38 � number,iar pw-vlaua aad
� 4.0 l7UlCiA. � h2 imparvious pozti.mo�o�f the
4.5 AU/pA 46 site or basit�.
. 5.0 DVJGA 48 •
S.S 1)U/GA , 54
b.0 DUlGA 52
6.5 DUlGA ' 5d ,. •
7_0 DU/(�A. • S6
, Pla�twed C.Tnii De�eiopmm�nts,. °!o impexviwis , ' 5eleec a soparate c,�w
co�damiu.io+on�,apartmez�� nusubei fox pex'vtous and
' commerdal bnsinuosses� Mlibt be ctlmputed impervious portions of tt►e
i trialareag' ' . slreorba�' .
Ta�ile 13: Curve Num_�Zer� �
. . 18
08/08/2007 11:51 503-24E 94 DL AESIGN GROUP PAGE 20/24
,� � . . � . . � � ' � . � APPENDIX B
' . � SUPPORT INFORMAT'ZQN �
� �� . � �. � . � , . � . .� AN�. CA�CU�,A,'I'�ONS
. . 19
08/08/2007 11:51 503-24� �094 DL DESIGN GROUP '�C PAC£ 21/24
HASIN IU: , PRE-2YR NAi�: P1iE D�V 2 YR STORM EVENT .
• . .SCS METHODOLC,1(�`Y� � �. �
• TOT'AL ,F�,REA, , ; . . _ . ; � 0.93 Acres . BASEFLOWS: ' O.OQ cfs
RAINFALL TXPL. . �. . :� TYPY:lA . • PERV • IMP . . .
PRECIPIT?�TIpN- • , . ; 2.50 inches ARF.1�. , : � 0.93 Acres 0.00 Acres
TZME YNTERV.AI,.., , , , 10.00 min . CN. . . . . .85.00 98.00 • .
• .TC. . . . : 22.80 min ' 22.8•0 •min �
ARSTRACTION COEFF: 0.20 • , . �
PEAK RATE: Q_21 cfs VOL: . 0.09 Ac-ft TIME: � 570 min �
_,�,. .. • � . ,
� . BA.9ZN ID: PR'�.-lOYR NAA�": PRE. DL�v 10 YR BTORM LVE3NT .
• • SCS I�`TH�D�LOGY .' ; •
TOTAL AREA. . _ _ _ _ _ ; 0_93 Acr'es B7ISEFLOWS: 0.00 cfs
.: ` RA,INFALL TXPE. . . . :'. TYPElA • . PFRV � IMP ' .
PRECIPTTATTON. . . . : �3.45 inches AREA. . : 0.93 A,cres 0.00 Acres �
TIME INTERVAL- . . . . 10.00 zairi • CN. . '.,. . . 85.00 � 96.Oa '
' ' TC. .•. . : � 19.6Q zZin 19.60 miri ,
A'65TRACTION COEFF: , 0•.2� '• � �
, PE11K RATE� . O:qp cfs VGL: 0.15 Ac-ft TIME:� 510, min . ;
BASit� ID: PfaE-25YR NAME: PRE b�V 25 XR STORM EVENT .
. ' 3C$ I�TF,tODOLOGY . .
TOTAI; AREA. ,., , , , , ; D,g3 Acres BASEFLOWS: 0.00 Cfs ' •
, • RAIN�"ALI, TYPE. . _ . : TYPElA � PERV Ih]p
ARECIPITATION. . . . : 3. 90 inches � AREA. . : 0.93 Acres 0.00 Acres ' �
' TIME INT�RVAI,. , , . . 10.00 min CN. . 85..00 98..00
' . '1'�. . . . : 16.60 min . Z8.fi0 min
A$STRACTION CO�FF: 0.2p
PE.AI{ RATE_ 0.5� cfs VOL: 0.19 Ac-�t TIME: 510 min �
• 2 - Q torrn Eveset Pse bevelo ment FI w 4ltd dro ht ., �
' � 20
08/08/2007 11:51 503-24� 94 DL DESIGN C�OUP . PAGE 22/24
� $ASIN ID: PST-2YR NAME�: PST D�17'2 YR $TORM EVENT ' � • :
� 3C8,L�7.'liODOLOGY • . � .
TOTAi. �A. . . :. . . : 0•.93 Aczes BASEFT.OWS:, 0.00 cfs� ' '
RAINFAL�,' TYPE. . . . : TYPEIA . �. pERV IMP ••
PRECIPITATIOIJ. . . . : 2.54 �iricliCfl .AItEA. . : 0.53 Acres � 0.30 Acr�g
TIME INTERVP,L. . . . : ].p,00 min CN- . . , : 85.00. 98.00 �
� � TC. . . . : 5.00 min 5.00 'mir�
ABSTRACTTON co�rF: o.zo . , .
PEF1K RATE: 0.�2 cfs VOL: 0.11 Ac,ft TIME_ 990 min .
. HA91N ID: PST-lOXR NAt�: D5T bLV iQ Ylt STORM �VENT
SCS M��HODOLOGY •
. TOTP� AREA. . . . . . . : 0.93 Acres BASEF'TOWS: 0.00 c�s •
� . ' RAINFAI,L TYPE. . . _: TYPEIA , • PERV • IMP . �
PRECIPITIq,xxON. . . : : 3.45 inches AREA. _ : . 0_63� Acres �_3U'P.cxas �
' ' TTM� INTERVAL� . . . : 10.00 �min (:N. . . . : ' R5_OQ' � 98.00 .
' � TG. . . _ . 5.00 mxn� . • 5.00 min '
ABSTRRCTION COk;k k': 0.20 ,
PF,.AK RATE: 0,51. efs Vp�,: 0.18 AC-ft 'CINIE: 500 min �
BA3IN ID: 'PST-25YR NAt�: PST AEV 25 YR STORM EVENT . �
SGS METHODOLOGY
TOTAL AREp,_ . . _ _ . . : 0,93 Aczes • BASEFLOWS: 0_00 cf� � �
I�AINFALL TXPE.,.. . :,. TYp��A • PETtV, IMP
PRECIPITA�r1UN. . . . : '3.90• inches AREA. : : 0•63 Acres 0�.30 •Acres
'".IME INTERVAL_ _ _ _ : � 10.00 min ' CN. . . . : 85.00 • . 96.0�0,
TC. . . . . 5.00 min 5.00 min �
ABSTRFIGTION COEFF: 0.20 . '
P�AK �tA,TE; 0.61 cfs VOL� 0.2I 'AC-£t TIME: 490 cciin
Z'able 15: 2�-Year Storm L�'ventPostDevelop�ent Flow an�l.�`vdroQrar�h. � '
. 21
08/08/2007 11:51 503-2�- 2094 DL DESIGN GROUr 'NC PAGE 23/24
'F�me of�mtcentratiop Calcl,dations .
� �,ro3�c�: SW i�iarth�'/ikoda StrettPart�a ' .
ran rr��,bew �,xoax �. . .
t ;
mo�► � . � -
�k"�ow � L,e�i�tt, Slua� �► �� v�h' Se�a�a<Tc�,ccowu.�'c
Se em �lo�r•�pe Mann nr Eet � ttlPt ea) s? � (mi�anohet) (iouinutcs}
d SheaFlow• '• 0.13 300 0_0344 2:5 2�;aQ 21.9
2 5Ga114���. 16,5 • • ,2.0� L3 2Z.8 �
. , .�Egcuaflon�'or 5hsat Flow: Tt=Q.42{n`L)o e!((P�6�r(9-0,;)]
whera:
n ltitannu�gs coughi►ess cor.�ecicnt
L �irnL t.�(�) . . . . .
I 2�f�bt t2lixlf�l�(la�) . • • .
S s�i�pn u,f lba i.�vdrrnudxc�ado liAa(N8a . . , ,
r� ua��el ame(,a►in) � �
E'nuation forSha!IQw�Conc.Flow: � • � �
tieloc�tt5'(�s�= 2.U'4 �r-k�s^S �
where: � , ' ' . � .
�a � . '
B t���� .'�[ rc � ' . . ' ' .
. 1r"�s�z ' . • . • . , .
�able X 6: .2-�'ear S�q�rn E'vent Pre DevedQpment Zi►ne of Concent�ratiot�
" T.i�ne of Concentrntion�culation�e�
Yrolect: sw Nbrth Aedcoaui�St,�oct p�,rtat�►n .
,�ob NumDer: 11IAX001 . . . .
:
. F7on ,
k�' ' �ngt� Slope P velochy 9e�aaerat'�c �ccum.Tc
S� merot �+�o��Cvye N1lwnd' n .(1�et� (WPt (i�Qa} i�IPs) . (minuteo oai�tates) � ' .
1 Sheet Fiow. 0.15 300 0.0344 3.45 18.29 1'83 . •
2 Sb�lUOw Cprlo.. � 163 2,04 �� 1.3, I9.6
' Table i7: 10-Year Storm Event Pre beyelopmestt T�rne of�osecentra�on
' 22
08/08/2eJ7 11:51 503-24�94 DL DESIGN GROUP , , PAGE 24/24
' . � �1tme of Caaeeritration Cslca�atto�¢s. . �. . �
Pe'ojecE: SVV.Nort�pakodx S6�eet�ar'ditio�l . �
dob�amlx:r� MA�.X0671 ' •
. . .
« y +tr M. Y
� • .. � � �Q� . ' . .
• , FloN' I.Cit�l! $[O�1C � . YQIOtIfEy SC�IE�ut xC�CCnIII.TC. ' .
$ �. Flo�*Ty e Martn,ie a (ftEt) ft�t) {i��cl�cs) {fps} {u�nqit3) taoUlttllhes)
1 3heef F'lon� 0.15 '300 �0�034:4 . .. 3.9 37.21 Iz.2
Z SbALton•Camc, � •]63 2.04 � 1.3 �8.6
. . �ile 18: 25-Ye'ar SYor�n Eveitt Pre Drvelvpm�ytt Z'ime uf Cunre�t#I�at6oi�
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MIMA/L MAXIM GENERAL NOTES
7EIp Sw TAKQR FfNRY ROAO � � w �
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PRE-APPLICATI�N � ��-�
CONF�RENCE REQUEST
CITY OF 71GARD 13125 SW HaU Blvd., Tigard, OR 97223(503) 639-4171 FAX: (503J 684-7297
GENERAL INFORMATION
FOR STAFF USE ONLY
Applicant: Planning Resources
Address: 7160 Fir�oop, Ste 201 Phone: 503-684-1020 Case No.: N!1 E= a�}�� 1-' �bU! �
City: Portland, OR Zip: s�223 Receipt No.: 2-�� �3U �
Contact Person: Kenneth Sandblast phone: 503-684-1020 Application Accepted By: �- "f7Z��1�
oate: �l�`f �U�
Property OwnerlDeed Holder(s�: Mihail Maxim
DATE OF PRE-APP.: �7 CO/D�
TIME OF PRE-APP.: /I (�
Address: �812 sw Taylors Ferry Road PhOrte: SD3-764-9857
PRE-APP.HELD WITH:
City; Tigard,OR Zip: 97223 Rev.���ros t:�+nu„as�arsUev�semc�.e-
AppRequest.doc
Property Address/Location(s):
10765 SW North Dakota Street,Tigard REQUIRED SUSMITTAL ELEMENTS
(Note: applications will not be accepted
withoat the required submittal elements)
Tax Map&Tax Lot#(s): 1 S134DA 1800 �
Zoning: LDR-R4.5 �Pre-Application Conf. Request Form
Site Size: •93 acres �COPIES EACH OF THE FOLLOWING:
[�Brief Description of the Proposal and
PRE-APPLICATION CONFERENCE INFORMATION any site-specific questions/issues that
you would like to have staff research
prior to the meeting.
All of the +nforrnation identified on this form are required to be
submitted by the applicant and received by the Planning Division a �Site Plan. The site plan must show the
minimum of one 1) week prior to officiallv sched_u_linq a proposed lots and/or building layouts
pre-application conference date/time to allow staff ample time to drawn to scale. Also, show the location
prepare for the meeting. of the subjeci property in relation to the
nearest streets; and the locations of
A pre-application conference can usually be scheduled within 1-2 driveways on the subject property and
weeks of the Planning. Division's receipt of the request for either across the street.
Tuesday or Thursdav mornin4s. Pre-application conferences are �The Proposed Uses.
one i1? hour {onq and are typically held between the hours of
9:00-11:00 AM. �Topographic Information. Include
Contour Lines if Possible.
PRE-APPLICATION CONFERENCES MUST BE SCHEDULED IN L7 �f the Pre-Application Conference is for
PERSON AT THE COMMUNITY DEVELOPMENT COUNTER FROM a MONOPOLE project, the applicant
8:00-4:OO/MONDAY-FRIDAY. must attach a copy of the letter and
proof in the form of an affidavit of
IF MORE THAN 4 PEOPLE ARE EXPECTED TO ATTEND THE mai�ing, that the collocation protocol
PRE-APPLICATION CONFERENCE IN YOUR GROUP, PLEASE was completed (see Section 18.798.080
INFORM THE CITY IN ADVANCE SO THAT ALTERNATE ROOM of the Tigard Community Development
ARRANGEMENTS CAN BE MADE TO ACCOMMODATE THE Code).
GROUP. �Filing Fee$3b�-�0.3�Z`�
1..���1�l (T�( �(�( 14�'
� Tualatin Valley Fire & Rescue
Fire Marshal's Office
o P�� ?�7 - �o� /
ate Project No.
Project Name I 07(g 5 ,��,) �/D�f ��ICOG"� � L��'1i1�
Assigued Plauner �(i�/Y�f(�� �i/`G�
Tualatin Valley Fire & Rescue can endorse this proposal provided the following
checked items are included in the ultimate design of the project.
�FIRE APPARATUS ACCESS ROAD DISTANCE FROM BUILDING AND TURNAROUNDS: Access roads
s all be within 150 feet of all portions of the exterior wall of the first story of the building as measured by an
approved route around the exterior of the building. An approved turnaround is required if the remaining distance
to an approved intersecting roadway, as measured along the fire apparatus access road, is greater than 150
feet. (IFC 503.1.1)
�'DEAD END ROADS: Dead end fire apparatus access roads in excess of 150 feet in length shall be provided
with an approved turnaround. (IFC 503.2.5)
�IRE APPARATUS ACCESS ROAD EXCEPTION FOR AUTOMATIC SPRINKLER PROTECTION: When
uildings are completely protected with an approved automatic fire sprinkler system, the requirements for fire
apparatus access may be modified as approved by the fire code official. (IFC 503.1.1)
❑ ADDITIONAL ACCESS ROADS—COMMERCIAL: Where buildings exceed 30 feet in height or three
stories in height shall have at least three separate means of fire apparatus access. Buildings or facilities having
a gross area of more than 62,000 square feet shall be provided with at least two separate means of fire
apparatus access. Buildings up to 124,000 square feet provided with fire sprinklers may have a single access.
(IFC D104)
� ADDITIONAL ACCESS ROADS—ONE-OR TWO-FAMILY RESIDENTIAL: Where there are more than 30
one- or two-family dwelling units, not less than two separate approved means of access shall be provided.
Where there are more than 30 dwelling units and all are protected by approved residential sprinkler systems, a
single access will be allowed. (IFC D107)
❑ ADDITIONAL ACCESS ROADS—MULTIPLE-FAMILY RESIDENTIAL: Where there are more than 100
multiple-family dwelling units, not less than two separate approved means of access shall be provided. Projects
up to 200 dwelling units that are protected by approved residential sprinkler systems may have a single access.
Projects having more than 200 dwelling units shall have two separate approved means of access regardless of
whether they are equipped with fire sprinkler systems. (IFC D106)
❑ AERIAL FIRE APPARATUS ACCESS: Buildings or portions of buildings or facilities exceeding 30 feet in height
above the lowest level of fire department vehicle access shall be provided with approved fire apparatus access roads
capable of accommodating fire department aerial apparatus. Overhead utility and power lines shall not be located
within the aerial fire apparatus access roadway. Fire apparatus access roads shall have a minimum unobstructed width
of 26 feet in the immediate vicinity of any building or portion of building more than 30 feet in height. At least one of the
required access routes meeting this condition shall be located within a minimum of 15 feet and a maximum of 30 feet
from the building,and shall be positioned parallel to one entire side of the building. (IFC D105)
❑ REMOTENESS: Where two access roads are required, they shall be placed a distance apart equal to not
less than one half of the length of the maximum overall diagonal dimension of the property or area to be served,
measured in a straight line between accesses. (IFC D104.3)
�FIRE APPARATUS ACCESS ROAD WIDTH AND VERTICAL CLEAR�,..�E: Fire apparatus access roads �
shall have an unobstructed width of not less than 20 feet (12 feet for up to two dwelling units and accessory
buildings), and an unobstructed vertical clearance of not less than 13 feet 6 inches. Where fire apparatus
roadways are less than 26 feet wide, "NO PARKING"signs shall be installed on both sides of the roadway and
in turnarounds as needed. Where fire apparatus roadways are more than 28 feet wide but less than 32 feet
wide, "NO PARKING" signs shall be installed on one side of the roadway and in turnarounds as needed. Where
fire apparatus roadways are 32 feet wide or more, parking is not restricted. {IFC 503.2.1)
❑ FIRE APPARATUS ACCESS ROADS WITH FIRE HYDRANTS: Where a fire hydrant is located on a fire
apparatus access road, the minimum road width shall be 26 feet. (IFC D103.1)
❑TURNOUTS: When any fire apparatus access road exceeds 400 feet in length, turnouts 10 feet wide and 30
feet long shall be provided in addition to the required road width and shall be placed no more than 400 feet
apart, unless otherwise approved by the fire code official. These distances may be adjusted based on visibility
and light distances. (IFC 503.2.2)
❑ NO PARKING SIGNS: Where fire apparatus roadways are not of sufficient width to accommodate parked
vehicles and 20 feet of unobstructed driving surface, "No Parking" signs shall be installed on one or both sides
of the roadway and in turnarounds as needed. Roads 26 feet wide or less shall be posted on both sides as a
fire lane. Roads more than 26 feet wide to 32 feet wide shall be posted on one side as a fire lane. Signs shall
read "NO PARKING - FIRE LANE" and shall be installed with a clear space above grade level of 7 feet. Signs
shall be 12 inches wide by 18 inches high and shall have red letters on a white reflective background. (IFC
D103.6)
�SURFACE AND LOAD CAPACITIES: Fire apparatus access roads shall be of an all-weather surface that is
easily distinguishable from the surrounding area and is capable of supporting not less than 12,500 pounds point
load (wheel load)and��000 pounds live load (gross vehicle weight). You may need to provide documentation
from a registered engineer that the design will be capable of supporting such loading. (IFC D102.1)
❑ BRIDGES: Where a bridge or an elevated surface is part of a fire apparatus access road,the bridge shall be
constructed and maintained in accordance with AASHTO Standard Specificatron for Highway Bridges. Bridges and
elevated surfaces shall be designed for a live load sufficient to carry the imposed loads of fire apparatus.Vehicle load limits
shall be posted at both entrances to bridges when required by the fire code official. Where elevated surfaces designed
for emergency vehicle use are adjacent to surfaces which are not designed for such use, approved barriers,
approved signs or both shall be installed and maintained when required by the fire code official. (IFC 503.2.6)
❑TURNING RADIUS: The inside turning radius antl outside turning radius shall be not less than 28 feet and
48 feet respectively, measured from the same center point. (IFC 503.2.4 & D103.3)
❑ PAINTED CURBS: Where required, fire apparatus access roadway curbs shall be painted red and marked
"NO PARKING FIRE LANE" at approved intervals. Lettering shall have a stroke of not less than one inch wide
by six inches high. Lettering shall be white on red background. (IFC 503.3)
❑ GRADE: Fire apparatus access roadway grades shali not exceed 10 percent. Intersections and turnarounds
shall be level (maximum 5%)with the exception of crowning for water run-off. When fire sprinklers are installed,
a maximum grade of 15% may be allowed. The approval of fire sprinklers as an alternate shall be accomplished
in accordance with the provisions of ORS 455.610(5). (IFC 503.2.7 & D103.2)
❑ GATES: Gates securing fire apparatus roads shall comply with all of the following: (IFC D103.5)
• Minimum unobstructed width shall be 16 feet, or two 10 foot sections with a center post or
island.
• Gates serving one-or two-family dwellings shall be a minimum of 12 feet in width.
• Gates shall be set back at minimum of 30 feet from the intersecting roadway.
• Gates shall be of the swinging or sliding type
• Manual operation shall be capable by one person
• Electric gates shall be equipped with a means for operation by fire department personnel
• Locking devices shall be approved.
❑ COMMERCIAL BUILDINGS - REQUIRED FIRE FLOW: The required fire flow for the building shall not
exceed 3,000 gallons per minute {GPM) or the available GPM in the water delivery system at 20 psi, whichever
is less as calculated using IFC, Appendix B. A worksheet for calculating the required fire flow is available from
the Fire Marshal's Office. (IFC B105.2)
� �TNGLE FAMILY DWELLINC» - REQUIRED FIRE FLOW: The minimum available fire flow for single family
tjwellings and duplexes served by a municipal water supply shall be 1,000 galions per minute. If the structure(s)
is (are) 3,600 square feet or larger, the required fire flow shall be determined according to IFC Appendix B. (IFC
6105.1)
❑ RURAL BUILDINGS - REQUIRED FIRE FLOW: Required fire flow for rural and suburban areas in which
adequate and reliable water supply systems do not exist may be calculated in accordance with National Fire
Protection Association Standard 1142, 2001 Edition, when approved by the fire code official. Please contact the
Fire Marshal's Office for special assistance and other requirements that may apply. (IFC 6105.1.1)
❑ FIRE HYDRANTS— COMMERCIAL BUILDINGS: Where a portion of the building is more than 400 feet from
a hydrant on a fire apparatus access road, as measured in an approved route around the exterior of the
building, on-site fire hydrants and mains shall be provided. This distance may be increased to 600 feet for
buildings equipped throughout with an approved automatic sprinkler system. (IFC 508.5.1)
❑ FIRE HYDRANTS—ONE-AND TWO-FAMILY DWELLINGS &ACCESSORY STRUCTURES: Where a
portion of a structure is more than 600 feet from a hydrant on a fire apparatus access road, as measured in an
approved route around the exterior of the structure(s), on-site fire hydrants and mains shall be provided. (IFC
508.5.1)
❑ FIRE HYDRANT NUMBER AND DISTRIBUTION: The minimum numberand distribution offire hydrants available
to a building shall not be less than that listed in Appendix C,Table C 105.1.
Considerations for placinq fire hydrants may be as follows:
• Existing hydrants in the area may be used to meet the required number of hydrants as approved.
Hydrants that are up to 600 feet away from the nearest point of a subject building that is protected
with fire sprinklers may contribute to the required number of hydrants.
• Hydrants that are separated from the subject building by railroad tracks shall not contribute to the
required number of hydrants unless approved by the fire code official.
• Hydrants that are separated from the subject building by divided highways or freeways shall not
contribute to the required number of hydrants. Heavily traveled collector streets only as approved
by the fire code official.
. Hydrants that are accessible only by a bridge shall be acceptable to contribute to the required
number of hydrants only if approved by the fire code official.
❑ FIRE HYDRANT DISTANCE FROM AN ACCESS ROAD: Fire hydrants shall be located not more than 15
feet from an approved fire apparatus access roadway. (IFC C102.1)
❑ REFLECTIVE HYDRANT MARKERS: Fire hydrant locations shall be identified by the installation of
reflective markers. The markers shall be blue. They shall be located adjacent and to the side of the centerline
of the access road way that the fire hydrant is located on. In case that there is no center line, then assume a
centerline, and place the reflectors accordingly. (IFC 508.5.4)
❑ FIRE HYDRANTIFIRE DEPARTMENT CONNECTION: A fire hydrant shall be located within 100 feet of a
fire department connection (FDC). Fire hydrants and FDC's shall be located on the same side of the fire
apparatus access roadway. FDCs shall normally be remote except when approved by the fire code official. (IFC
912.2)
❑ ACCESS AND FIRE FIGHTING WATER SUPPLY DURING CONSTRUCTION: Approved fire apparatus
access roadways and fire fighting water supplies shall be installed and operational prior to any combustible
construction or storage of combustible materials on the site. (IFC 1410.1 & 1412.1)
❑ KNOX BOX: A Knox Box for building access is required for this building. Please contact the Fire Marshal's
Office for an order form and instructions regarding installation and placement. (IFC 506)
��,. ,� ��.�.
John K. Dalby, Deputy Fire Marshal II
Tualatin Valley Fire & Rescue, North Division
14480 SW Jenkins Road
Beaverton, OR 97005-1152
503-356-4700
• . .
_
, � � �� � �'� i��►���`�� �..J'��C��Cc� �t�c��
Tigard, Oregon
3-Lot Partition
Pre-app Narrative
OWNER:
Mihail Maxim
7812 SW Taylors Ferry Road
Tigard, OR 97223
503-764-9857
APPLICANT:
Mihail Maxim
7812 SW Taylors Ferry Road
Tigard, OR 97223
503-764-9857
APPLICANT'S REPRESENTATIVE:
Kenneth L. Sandblast, AICP
Planning Resources, Inc.
7160 SW Fir Loop, Suite 201
Portland, OR 97223
Tel: 503-684-1020
Fax: 503-684-1028
January 24, 2007
�� Planning!' inc.
10765 SW North Dakota Road planning inc.
City of Tigard Pre-App Narrative Page 0
� �UBJECT SITE DESCRIPTION
Planning Information
Census Tract 319.03
Neighborhood CPO 4M METZGER
Urban Growth Boundary Inside
Zip Code 97223
Zoning
Local Designation R-4.5
Low Density Residential. This district is designed "to
accommodate single-family homes with or without
accessory residential units at a minimum lot size of 7,500
sq. ft. Duplexes and attached single-family units are
permitted conditionally. Some civic and institutional uses are
Local Definition also permitted conditionally."
Minimum Lot Size Minimum lot- 7,500 sq. ft.
Maximum Height 30 ft.
Generalized Classification SFR
Generalized Class Description Single Family- lot sizes of 5500 to 6500 sq. ft.
Environmental Findings
Flood Plain (FEMA 100 yr.) Outside
Watershed Basin Willamette
Watershed Subbasin Lower Tualatin River
Service Providers
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
Tax Assessment Details
Tax Lot Number 1S134DA01800
Mult. Co. Account No. R269186
Tax Lot Size 0.93 acres
Site Address
10765 SW NORTH DAKOTA
Land Use
SFR
10765 SW North Dakota Road planning!:t�;���,,��.anc.
City of Tigard Prie-App Narrative Page 1
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10765 SW North Dakota Road planning , ... . : anc.
City of Tigard Pre-App Narrative Page 2
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10765 SW North Dakota Road planning::� � ::., -. inc.
Cify of Tigard Pre-App Nanative Page 3
Proposal:
This application requests approval for a 3-lot land division. Exhibit A is a preliminary plat of the
subject site.
Existing Conditions:
One existing single-family residence occupies the site. The site and immediate area to the
south are zoned R4.5 — Low Density Residential. Single-family residences on a variety of lot
sizes occupy surrounding properties.
Existing vegetation on the property consists of a mixture of lawn and landscaping typical of an
established single-family residence.
Site Plan:
The applicant proposes to partition the property into 3 single-family detached lots, R4.5 zoning
requirements.
The new lots will take access from either North Dakota Street via flag poles. Public water and
sanitary sewer will be looped through the site and individual access will be provided to each
unit. Stormwater will likely be collected and treated on site prior to discharge into a public
system.
10765 SW North Dakota Road planningl.r���card i•�inc.
City of Tigard Pre-App Narrative Page 4
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�a � PREL/M/NARY PLA T
■■ planningResourcesinc. SCALE 1�� = 80� 3 LOTPART/T/ON
■� Partnerships 8 Perlortnence DA TE.' 1-17-07 10765 SW Nath Dakofa Sl.
�,eo sw Fr i.ma.a.�.m, so3 ee4,om
�•«+� �+���FQ M.Maxim
PROJECT 06-MAX-162
,
PRE-APPLICATION CONFERENCE NOTES � �
➢ ENGINEERIHG SECTION Q ��,„n�e�,Or�gan
�'ommunity�17ec�eCopment
Sfia � A BetterCommuni
PUBLIC FACILITIES Tex Mep[sl: 1S134DA
Tax LOt[Sl: 1800
Use i�lpe: MLP
The extent of necessary public improvements and dedications which shall be required of the applicant
will be recommended by City staff and subject to approval by the appropriate authority. There will be
no final recommendation to the decision making authority on behalf of the City staff until all concerned
commenting agencies, City staff and the public have had an opportunity to review and comment on
the application. The following comments are a proiection 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 North Dakota to 29 feet from centerline (Neighborhood Route with bike lanes)
❑ SW to feet
❑ SW to feet
❑ SW to feet
Street improvements:
� Half street improvements will be necessary along SW North Dakota, to include:
� 18 feet of pavement from centerline
� concrete curb
� storm sewers and other underground utilities
� 5-foot concrete sidewalk with 5 foot planter strip
� street trees sized and spaced per TDC
� street signs, traffic control devices, streetlights and a two-year streetlight fee.
❑ Other:
CIiY OF T16ARD Pre-Applicadon Conference Notes Page 1 of 6
Englne�ring D�patltq�M S�cU�a
❑ street improvements will be necessary along SW , to include:
❑ feet of pavement
❑ concrete curb
❑ storm sewers and other underground utilities
❑ -foot concrete sidewalk
❑ street trees
❑ street signs, traffic control devices, streetlights and a two-year streetlight fee.
❑ Other:
❑ street improvements will be necessary along SW , to include:
❑ feet of pavement
❑ concrete curb
❑ storm sewers and other underground utilities
❑ -foot concrete sidewalk
❑ street trees
❑ street signs, traffic control devices, streetlights and a two-year streetlight fee.
❑ Other:
❑ street improvements will be necessary along SW , to include:
❑ feet of pavement
❑ concrete curb
❑ storm sewers and other underground utilities
❑ -foot concrete sidewalk
❑ street trees
❑ street signs, traffic control devices, streetlights and a two-year streetlight fee.
❑ Other:
❑ street improvements will be necessary along SW , to include:
❑ feet of pavement
❑ concrete curb
❑ storm sewers and other underground utilities
❑ -foot concrete sidewalk
❑ street trees
❑ street signs, traffic control devices, streetlights and a two-year streetlight fee.
CITY OF TI6AR� Pre-Applicatlon Conference Notea Page 2 of 6
EnglneeHng Oepartme�SacUon
❑ Other:
Agreement 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.) North Dakota - Staff will look at rouqh proportionalify to determine if some or all of the fronfage
improvements wil!be required.
�2•)
Overhead Utilitv Lines:
� Section 18.810.120 of the Tigard Municipal Code (TMC) requires all overhead utility lines
adjacent to a development to be placed underground or, at the election of the developer, a
fee in-lieu of undergrounding can be paid. This requirement is valid even if the utility lines
are on the opposite side of the street from the site. If the fee in-lieu is proposed, it is equal to
$ 35.00 per lineal foot of street frontage that contains the overhead lines.
There are existing overhead utility lines which run adjacent to this site along SW North
Dakota (north side). Prior to issuance of buildinq 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 North Dakota
Street. The proposed development must be connected to a public sanitary sewer. It is the
developer's responsibility to connect each parcel to the public sewer with a separate lateral.
Water Supplv:
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.
CITY OF TI6ARD Pre-Applicetlon Cor�erenCe Notes Page 3 of 6
Engln�sring O�partmsM S�ctlon
Storm Sewer Improvements:
All proposed development witr���� 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
drainage plan for the site, and may be required to prepare a sub-basin drainage analysis to ensure
that the proposed system will accommodate runoff from upstream properties when fully developed.
The stormwater runoff must be collected and discharged to an approved public system. There is a
system in 108th Avenue which would require an easemenf to reach it. There is also a system in North
Dakota Street, but the fall across the site is more than 10 feet in elevation and may require pumping.
Storm Water Qualitv:
The City has agreed to enforce Surface Water Management (SWM) regulations established by the
Unified Sewerage Agency (USA) (Resolution and Order No. 00-7) which requires the construction of
on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus
contained in 100 percent of the storm water runoff generated from impervious surFaces. The
resolution contains a provision that would allow an applicant to pay a fee in-lieu of constructing an on-
site facility provided specific criteria are met. The City will use discretion in determining whether or not
the fee in-lieu will be offered. If the fee is allowed, it will be based upon the amount of impervious
surfaces created; for every 2,640 square feet, or portion thereof, the fee shall be $210. Preliminary
sizing calculations for any proposed water quality facility shall be submitted with the development
application. It is anticipated that this project will require:
❑ Construction of an on-site water quality facility.
� Payment of the fee in-lieu.
Other Comments:
All proposed sanitary sewer and storm drainage systems shall be designed such that City
maintenance vehicles will have unobstructed access to critical manholes in the systems. Maintenance
access roadways may be required if existing or proposed facilities are not otherwise readily
accessible.
1) Must provide preliminary sight distance certification for the shared driveway with the land use
application for completeness.
2) Must show how stormwater will be collected and discharged on the plans for land use submittal.
3) Driveways must be separated by 6 feet on each side of the property line (12 feet total) including
separation from driveway to partition to the easst.
4) Show frontage improvements on plans with land use application for completeness. Sfaff will
prepare rough proportionality calculation to determine extent of required improvements.
5) Show exisfing public utilities and proposed laterals, meters, etc.
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 developmenYs projected
CITII OF T16ARD Pre-Application Comerence Notes Page 4 of 6
Englnnring D�partment SecUon
impact upon the City's transp� " �+ion system. The applicant shall b� �uired to pay a fee based upon
the number of trips which arE �jected to result from the propose�. .;velopment. 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
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.
CITY OF TI6ARD Pre-Applicatlon CoMerence Notes Page 5 of 6
EnglmeHng O�partment S�ctlon
Building Permit (BUP) This permit covers only the constr�� ���n of the building and is issued
after, or concurrently v� , the SIT permit.
Master Permit (MST). This permit is issued for all single and multi-family buildings. It covers all
work necessary for building construction, including sub-trades (excludes grading, etc.). This
permit can not be issued in a subdivision until the public improvements are substantially
complete and a mylar copy of the recorded plat has been returned by the applicant to the City.
For a land partition, the applicant must obtain an Engineering Permit, if required, and return a
mylar copy of the recorded plat to the City prior to issuance of this permit.
Other Permits. There are other special permits, such as mechanical, electrical and plumbing
that may also be required. Contact the Development Services Counter for more information.
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- 7—d
ENGINEE I DEPARTMENT STAFF DATE
Phone: [5031639-4111
Fax: [5031624-0752
document3
Revised: September 2,2003
CITY OF TI6ARD Pre-Applicatlon Conference Notes Page 6 of 6
Englnaerfng Department Saction
February 2007 March 2007
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CITY OF TIGARD �
„
PRE-APPLICATION CONFERENCE NOTES °
,�
(Pre-Application Meeting Notes are Valid ior Six (6) Months) �'� r,
PRE-APP.MTG.DATE: �
STAFF AT PRE-APP.: ������ ��� �
- -- _ - _ __- � � _. RESIDENTIAL
APPLICANT: �Nl� ha i � i�lax� r►.� AGENT: ILe vti,.e E-t� Sc��d�la S t
Phone: (So3) ��y - �=t K5� Phone: (�u� (-;�5�4 - �c�`1c�
PROPERTY LOCATION:
ADDRESS/GENERAI LOCATION: 1 C��7(, � Si�.: f�; . ►��-�k�:�tu St.
TAX MAP(S)/LOT #(S): I S 1 34 D R . T L� l 8 C��
NECESSARY APPLICATIONS: �`'l l_� - Y�-i, �,,� L.tn.�.�� 1'Jc.� t, w�
PROPOSAL DESCRIPTION: �„ U,'��� 1 I<;t + �� �
�
COMPREHENSIVE PLAN
MAP DESIGNATION: L�w �t s � Ey Re s�c�e w�-rc� �
ZONING MAP DESIGNATION: � �t- 5
tONING DISTRICT OIMENSIONAL REQUIREMENTS [Refer to Code Section 18. h I� l
MINIMUM LOT SIZE: 1�� sq. ft. Average Min. lot width: SG ft. Max. building height: _� ft.
Set6acks: Front �O ft. Side 5 ft. Rear��ft. Corner �o ft. from street.
MAXIMUM SITE COVERAGE:N�% Minimum landscaped or natural vegetation area:�1't %.
GARAGES: �v ft. ��IS�; .�-c� �luJ I�T ��;iy,s���
❑ NEIGHBORHOOD MEETING [Refer to the Neighborhood Meetlng HandouU
THE APPLICANT SHALL NOTIFY ALL PROPERTY OWNERS WfTHIN 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
submittinq your application or the application will not be accepted.
' NOTE: In order to also preliminarily address building code standards, a meeting with a Plans
Examiner is encouraged prior to submittal of a land use application.
CITY OF TIGARD Pre-Applica6on Conference Notes Page 1 of 9
Residential ApplicafionlPlanning Division Section
�NARRATIVE [Refer to Code Chapter 18.3901
The APPLICANT SHALL SUBMIT A NARRATIVE which provides findings based on the applicable
approval standards. Failure to provide a narrative or adequately address criteria would be reason to
consider an application incomplete and delay review of the proposal. The applicant should review
the code for applicable criteria.
� IMPACT STU�Y [Refer to Code Sectlons 18.390.040 and 18.390.0501
As a part of the APPLICATION SUBMITTAL REQUIREMENTS, applicants are required to INCLUDE
AN IMPACT STUDY with their submittal package. The impact study shall quantify the effect of the
development on public facilities and services. The study shall address, at a minimum, the
transportation system, including bikeways, the drainage system, the parks system, the water system,
the sewer system and the noise impacts of the development. For each public facility system and type
of impact, the study shall propose improvements necessary to meet City standards, and to minimize
the impact of the development on the public at larg e, public facilities systems, and affected private
property users. In situations where the Community Development Code requires the dedication of real
property interests, the applicant shall either specifically concur with the dedication requirement, or
provide evidence which supports the conclusion that the real property dedication requirement is not
roughly proportional to the projected impacts of the development.
� ACCESS [Refer to Chapters 18.705 and 18.]65) `� �°� � �s�
Minimum number of accesses: I Minimum access width: 3 I�K ' .�D �f
Minimum pavement width: v? 1��� - I v �r 3/6r1 _ �b �� .
❑ WALKWAY REQUIREMENTS [Refer to Code Chapter 18.7051
Within all ATTACHED HOUSING (except two-family dwellings) and multi-family developments, each
residential dwelling SHALL BE CONNECTED BY WALKWAY TO THE VEHICULAR PARKING
AREA, COMMON OPEN SPACE AND RECREATION FACILITIES.
�. RESIDENTIAL DENSITY CALCULATION [Refer to Code Chapter 18.7151-SEE El1AMPlE BELOW.
The NET RESIDENTIAL UNITS ALLOWED on a particular site may be calculated by dividing the net
area of the developable land by the minimum number of square feet required per dwelling unit as
specified by the applicable zoning designation. Net development area is calculated by subtracting
the following land area(s)from the gross site area:
All sensitive lands areas includinQ:
➢ Land within the 100-year floodplain;
➢ Slopes exceeding 25°/a;
➢ Drainageways; and
➢ Wetlands for the R-1, R-2, R-3.5, R-4.5 and R-7 zoning districts.
Public right-of-wav dedication:
➢ Single-family allocate 20% of gross acres for public facilities; or
➢ Multi-family allocate 15% of gross acres for public facilities; or
➢ If available, the actual public facility square footage can be used for deduction. �
F.�AMPLE Of RESIDENTIAL DENSITY CALCULATIONS:
EXAMPLE: USING A ONE ACRE SITE IN THE R-12 ZONE(3,050 MINIMUM LOT SIZE)WITH NO DEDUCTION FOR SENSITIVE LANDS
Single-Family Multi-Family
43,560 sq.ft. of gross site area 43,560 sq.ft. of gross site area
8,712 sq.ft. (20%)for public riqht-of-wav 6,534 sq.ft. (15%)for public riqht-of-wav
NET: 34,848 square feet NET: 37,026 square feet
- 3.050 (minimum lot areal - 3.050 (minimum lot area)
= 11A Units Per Acre = 12.1 Units Per Acre
�fie Oerelopment Code reouires that the net srte area exlst tor the next whole dwelling uott NO ROUNUING UP IS PERMITTEO.
�Mlnlmum Prolect Oenslry is 80X of We maxlmum allowed density.TO DETERMINE THIS STAdDAR0.MULTIPIY iNE MAIUMUM NUMBER OF UNRS BY.8.
CITY OF TIGARD Pre-Application Conference Notes Page 2 of 9
Residen6al ApplicatioNPlanning Division Section
,� SPECIAL SETBACKS [Refer to C�. _aection 18.7301
➢ STREETS: feet from the centerline of
➢ FLAG LOT: A TEN (10)-FOOT SIDE YARD SETBACK applies to all primary structures.
➢ ZERO LOT LINE LOTS: A minimum of a ten (10)-foot separation shall be maintained
between each dwelling unit or garage.
➢ MULTI-FAMILY RESIDENTIAL building separation standards apply within multiple-family
residential developments.
ACCESSORY STRUCTURES UP TO 528 SQUARE FEET in size may be permitted on lots less
than 2.5 acres in size. Five (5)-foot minimum setback from side and rear lot lines.
ACCESSORY STRUCTURE UP TO 1,000 SQUARE FEET on parcels of at least 2.5 acres in size.
[See applicable zoning disirict for the primary structures'setback repuiremenis.l
_� FLAG LOT BUILDING NEIGNT PROYISIONS [Refer to Code Chapter 18.1301
MAXIMUM HEIGHT OF 1'/2 STORIES or 25 feet, whichever is less in most zones; 2'/2 stories, or 35
feet in R-7, R-12, R-25 or R-40 zones provided that the standards of Section 18.730.010.C.2 are
satisfied.
,,�' BUFFERING AND SCREENING [Refer to Code Chapier 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.
The ESTIMATED REQUIRED BUFFERS applicable to vour proposal area is:
Buffer Level along north boundary. Buffer Level along east boundary.
Buffer Level along north boundary. Buffer Level along east boundary.
�N ADDITI�N, SIGHT OBSCURING SCREENING IS REQUIRED ALONG: �f �'�w�--> �`
j�'C.tL'�' -�t--�[y� Gl �<<.l���kj� (2.-i.. `P_/.�(i7n� �Ot-- c� r��G/�
,� LANDSCAPING [Refer to Code Chapters 18.745,18765 and 18.1051
STREET TREES ARE REQUIRED FOR ALL DEVELOPMENTS FRONTING ON A PUBLIC OR
PRIVATE STREET as well as driveways which are more than 100 feet in length. Street trees must
be placed either within the public right-of-way or on private property within six (6) feet of the right-of-
way boundary. Street trees must have a minimum caliper of at least two (2) inches when measured
four (4) feet above grade. Street trees should be spaced 20 to 40 feet apart depending on the
branching width of the proposed tree species at maturity. Further information on regulations
affecting street trees may be obtained from the Planning Division.
A MINIMUM OF ONE (1) TREE FOR EVERY SEVEN (7) PARKING SPACES MUST BE PLANTED
in and around all parking areas in order to provide a vegetative canopy effect. Landscaped parking
areas shall include special design features which effectively screen the parking lot areas from view.
,� RECYCLING [Refer to Code Chapter 18.7551
Applicant should CONTACT FRANCHISE HAULER FOR REVIEW AND APPROVAL OF SITE
SERVICING COMPATIBILITY. Locating a trash/recycling enclosure within a clear vision area such
as at the intersection of two (2) driveways within a parking lot is prohibited. Much of Tigard is within
Pride Disposal's Service area. is the contact person and can be reached at (503)
625-6177. t=er.c-P � �-�c u-t[� ��z,., ��. /c�
CITY OF TIGARD Pre-Application Conference Notes Page 3 of 9
ResidenGal ApplicatioNPlanning Oivision Secfion
� PARKING [Referto Code Chapt�._ _ 18.165 a18.]05l
ALL PARKING AREAS AND DRIVEWAYS MUST BE PAVED.
➢ Single-family............ Requires: One 1 off-street parking space per dwelling unit; and
One 1 space per unit less than 500 square feet.
➢ Multiple-family.........Requires: 1.25 spaces per unit for 1 bedroom;
1.5 spaces per unit for 2 bedrooms; and
1.75 spaces per unit for 3 bedrooms.
Multi-family dwelling units with more than ten (10) required spaces shall provide parking for the use of
guests and shall consist of 15% of the total required parking.
NO MORE THAN 50% OF REQUIRED SPACES MAY BE DESIGNATED AND/OR DIMENSIONED
AS COMPACT SPACES. Parking stalls shall be dimensioned as follows:
➢ Standard parking space dimensions: 8 feet. 6 inches X 18 feet, 6 inches.
➢ Compact parking space dimensions: 7 feet. 6 inches X 16 feet, 6 inches.
➢ Handicapped parking: Afl parking areas shall provide appropriately located and dimensioned
disabled person parking spaces. The minimum number of disabled person parking spaces to
be provided, as well as the parkin� stall dimensions, are mandated by the Americans with
Disabilities Act (ADA). A handout is available upon request. A handicapped parking space
symbol shall be painted on the parking space surface and an appropriate sign shall be
posted.
❑ BICYCLE RACKS [Refer to Code Secdon 18.7651
BICYCLE RACKS are required FOR MULTI-FAMILY, COMMERCIAL AND INDUSTRIAL
DEVELOPMENTS. Bicycle racks shall be located in areas protected from automobile traffic and in
convenient locations.
❑ SENSITIVE LANDS [Refer to Code Chapter 18.T151
The Code provides REGULATIONS FOR LANDS WHICH ARE POTENTIALLY UNSUITABLE FOR
DEVELOPMENT DUE TO AREAS WITHIN THE 100-YEAR FLOODPLAIN, NATURAL
DRAINAGEWAYS, WETLAND AREAS, ON SLOPES IN EXCESS OF 25 PERCENT, OR ON
UNSTABLE GROUND. StafF will attempt to preliminary identify sensitive lands areas at the pre-
application conference based on available information. HOWEVER, the responsibility to preciselv
identifv sensitive land areas, and their boundaries, is the responsibility of the applicant. Areas
meetinq the definitions of sensitive lands must be clearlv indicated on plans submitted with the
development application.
Chapter 18.775 also provides regulations for the use, protection, or modification of sensitive lands
areas. RESIDENTIAL DEVELOPMENT IS PROHIBITED WITHIN FLOODPLAINS.
❑ STEEP SLOPES [Refer to Code Section 18.715.0]O.CI
When STEEP SLOPES exist, prior to issuance of a final order, a geotechnical report must be
submitted which addresses the approval standards of the Tigard Community Development Code
Section 18.775.080.C. The report shall be based upon field exploration and investigation and shall
include specific recommendations for achieving the requirements of Section 18.775.080.C.
� CLEANWATER SERVICES[CWSI BUFfER STANDARDS [Refer to R a 0 96-44/USA Regulations-Chapter 3l
LAND DEVELOPMENT ADJACENT TO SENSITIVE AREAS shall preserve and maintain or create a
vegetated corridor for a buffer wide enough to protect the water quality functioning of the sensitive
area.
Design Criteria:
The VEGETATED CORRIDOR WIDTH is dependent on the sensitive area. The following table
identifies the required widths:
CITY OF TIGARD Pre-Application Conference Notes Page 4 of 9
Residential ApplicatloNPlanning Division Section
.�LE 3.1 YEGETATED CORRIDOR WIDTNS
SOURCE: CWS DESIGN AND CONSTRUCTION STANOAROS MANUAURESOLUTION�ORDER 96-44
SENSITIVE AREA DEFINITION SLOPE ADJACENT� WIDTH OF VEGETATED
TO�ENSITIVE AREA CORRIDOR PER SIDE
• Streams with intermittent flow draining: <25% 15 feet
� 10 to <50 acres
� >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
�1 >50 to <100 acres 50 feet
• Existing or created wetlands >25% Variable from 50-200 feet. Measure
♦ Rivers, streams, and springs with year-round flow in 25-foot increments from the starting
♦ Streams with intermittent flow draining >100 acres point to the top of ravine (break in
♦ Natural lakes and ponds <25%slope), add 35 feet past the top
of ravine'
5tarting 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 riverlstream or wetland vegetated corridor,shall not serve as a starting point for measurement.
2Vegetated corridor averaging or reduction is allowed only when the vegetated corridor is certified to be in a marginal or degraded condition.
3The vegetated corridor extends 35 feet from the top of the ravine and sets the outer boundary of the vegetated corridor. The 35 feet may be reduced to
15 feet,if a stamped geotechnical report confirms slope stability shall be maintained with the reduced setback from the top of ravine.
Restrictions in the Veqetate Corridor:
NO structures, development, construction activities, gardens, lawns, application of chemicals,
dumping of any materials of any kind, or other activities shall be permitted which otherwise detract
from the water quality protection provided by the vegetated corridor, except as provided for in the
USA Design and Construction Standards.
Location of Vegetated Corridor:
IN ANY RESIDENTIAL DEVELOPMENT WHICH CREATES MULTIPLE PARCELS or lots intended
for separate ownership, such as a subdivision, the vegetated corridor shall be contained in a
separate tract, and shall not be a part of any parcel to be used for the construction of a dwelling unit.
.(��CWS Service Provider Letter:
vPRIOR TO SUBMITTAL of any land use applications, the applicant must obtain a CWS Service
Provider Letter which will outline the conditions necessary to comply with the R&O 96-44 sensitive
area requirements. If there are no sensitive areas, CWS must still issue a letter stating a CWS
Service Provider Letter is not required.
❑ SIGNS [Refer to Code Chapter 18.7801
SIGN PERMITS MUST BE OBTAINED PRIOR TO INSTALLATION OF ANY SIGN in the City of
Tigard. A "Guidelines for Sign Permits" handout is available upon request. Additional sign area or
height beyond Code standards may be permitted if the sign proposal is reviewed as part of a
development review application. Alternatively, a Sign Code Exception application may be filed for
Director's review.
,� TREE REMOYAL PLAN REQUIREMENTS [Refer to Code Section 18.790.030.CJ
A TREE PLAN FOR THE PLANTING, REMOVAL AND PROTECTION OF TREES prepared by a
certified arborist shall be provided for any lot, parcel or combination of lots or parcels for which a
development application for a subdivision, partition, site development review, planned development,
or conditional use is filed. Protection is preferred over removal where possible.
CITY OF TIGARD Pre-Applica6on Conference Notes Page 5 of 9
Residential ApplicationlPlanning INvision Sec6on
THE TREE PLAN SHALL i. _UDE the following:
➢ Identification of the location, size, species, and condition of all existing trees greater than 6-
inch caliper.
➢ Identification of a program to save existing trees or mitigate tree removal over 12 inches in
caliper. Mitigation must follow the replacement guidelines of Section 18.790.060.D according
to the following standards and shall be exclusive of trees required by other development code
provisions for 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 Seetion 18.790.060.E1
REPLACEMENT OF A TREE shall take place according to the following guidelines:
➢ A replacement tree shall be a substantially similar species considering site characteristics.
➢ If a replacement tree of the species of the tree removed or damages is not reasonably
available, the Director may allow replacement with a different species of equivalent natural
resource value.
➢ If a replacement tree of the size cut is not reasonably available on the local market or would
not be viable, the Director shall require replacement with more than one tree in accordance
with the following formula:
. The number of replacement trees required shall be determined by dividing the
estimated caliper size of the tree removed or damaged, by the caliper size of the
largest reasonably available replacement trees. If this number of trees cannot be
viably located on the subject property, the Director may require one (1) or more
replacement trees to be planted on other property within the city, either public property
or, with the consent of the owner, private property.
➢ The planting of a replacement tree shall take place in a manner reasonably calculated to
allow growth to maturity.
IN LIEU OF TREE REPLACEMENT under Subsection D of this section, a party may, with the
consent of the Director, elect to compensate the City for its costs in performing such tree
replacement.
� CLEAR YISION AREA [Refer to Code Chapter 18.795]
The City requires that CLEAR VISION AREAS BE MAINTAINED BETWEEN THREE (3) AND
EIGHT (8) FEET IN HEIGHT at road/driveway, road/railroad, and road/road intersections. The size
of the required clear vision area depends upon the abutting streeYs functional classification and any
existing obstructions within the clear vision area. The applicant shall show the clear vision areas on
the site plan, and identify any obstructions in these areas.
CIN OF TIGARD Pre-Application Conference Notes Page 6 of 9
Residenfial ApplicatioNPlanning Division Sec6on
� FUTURE STREET PLAN AND EIfTEN.. _�OF STREETS [Refer to Code Section 1b._.�.030.FJ
A FUTURE STREET PLAN shall:
➢ Be filed by the applicant in conjunction with an application for a subdivision or partition. The
plan shall show the pattern of existing and proposed future streets from the boundaries of the
proposed land division and shall include boundaries of the proposed land division and shall
include other parcels within 200 feet surrounding and adjacent to the proposed land division.
➢ Identify existing or proposed bus routes, pullouts or other transit facilities, bicycle routes and
pedestrian facilities on or within 500 feet of the site.
Where necessary to give access or permit a satisfactory future division of adjoining land, streets shall
be extended to the boundary lines of the tract to be developed.
� ADDITIONAL LOT DIMENSIONAL REQUIREMENTS [Refer to Code Section 18.810.0601
MINIMUM LOT FRONTAGE: 25 feet unless lot is created through the minor land partition process.
Lots created as part of a partition must have a minimum of 15 feet of frontaqe or have a minimum
15-foot wide access easement.
The DEPTH OF ALL LOTS SHALL NOT EXCEED 2%2 TIMES THE AVERAGE WIDTH, unless the
parcel is less than 1'/2 times the minimum lot size of the applicable zoning district.
� BLOCKS [Refer to Code Section 18.810.0901
The perimeter of BLOCKS FORMED BY STREETS SHALL NOT EXCEED 1,800 FEET measured
along the right-of-way center line except where street location is precluded by natural topography,
wetlands or other bodies of water or, pre-existing development.
When block lengths greater than 330 feet are permitted, pedestrian/bikeways shall be provided
through the block.
CODECHAPTERS
_ 18.330(Conditional Use) �S.F>ZO{Tigard Triangle Design Standards) X 18.765(Off-Street Parkingt�oading Requirements)
_ 18.340(Directors Interpretation) 18.G3O(Washington Square Regional Center) _ 18.775(Sensitive�ands Review)
_ 18.350(Planned Devebpment) _� 18.705(Access/EgresslCirculatlon) _ 1 H.780(Signs)
_ 1 H.36O(Sice Devebpment Review) 18.71 O(Accessory Residential Units) _ 1 H.785(Temporary Use Permits)
_ �B.37O(VarianceslAdjustrnents) � 1 H.715(Density Computations} .� �8.790(free Removaq
_ �H.3HO(Zoning Mapffext Amendments) �H.7ZO(Design Compatibility 5tandards) � �8.795(Visual Clearance Areas)
_ 18.385(Misce�laneous Permits) �S.7Z5(Environmental Performance Standards) _ �H.79S(Wireless Communication Facilities)
� 'I 8.390(Decision Making Proceduresllmpact Study) � �$.730(Exceptions To Devebpment Standards) � �$.$1 O(Street 8 Utiliry Improvement Standards)
_ �S.4'I O(Lot Line Adjustrnents) 1 S.74O(Historic Overlay) _
� 'I S.4ZO(Land Partifions) �8.742(Home OccupaGon Permi4s)
_ 18.430(Suhdivisans) � �H.�45(Landscaping&Screening 5tandards)
,� �H.5�O(Residential Zoning Districts) �H.75O(ManufacturedlMobil Home Regulations)
_ 18.520(Commercial Zoning Districts) �$.755(Mixed Solid WastelRecycling Storage)
_ 1 H.530(Industrial Zoning Districts) �S.7CO(Nonconfortning Situations)
CITY OF TIGARD Pre-Application Conference Notes Page 7 of 9
Residential ApplicatioNPlanning Division Section
ADDITIONAL CONCERNS OR COMMENT;._
� � � �"1 1�i'u��'Y+ � � Ot �T�LLt �1 ,J- . I� S'IZ�f' ���'1/�-t I��
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1 -/�
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,� !'�'lC� f(� �\Y Si� S2 i�YjCt,c�- �fY.(.�Jci..��f
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*� Gv� C �1.��C/(�a,- .� � d�v �.r � s_ . �'/-'LC.tt 4r f ttt-t�_�r���---�LL��t'h �UI"�
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PROCEDURE
� Administrative Staff Review.
Public hearing before the Land Use Hearings Officer.
Public hearing before the Planning Commission.
Public hearing before the Planning Commission with the Commission making a
recommendation on the proposal to the City Council. An additional public hearing shall be
held by the City Council.
APPLICATION SUBMITTAL PROCESS
All APPLICATIONS MUST BE ACCEPTED BY A PLANNING DIVISION STAFF MEMBER of the
Community Development Department at Tigard City Hall offices. PLEASE NOTE: Applications
submittec! b mail or dro ed off at the counter without Plannin ivision acce tance ma be
returned. The Planninq counter c oses at 5: P .
Ma s submitted with an a lication shall be folded IN ADVANCE to 8'/2" x 11". One 8'/2' x 11"
ma o a ro ose ro'ect s a a so e submitte or attac ment to t e sta re ort or
a ministrative ecision. pp ications wit un o e maps s all not e accepte .
The Planning Division and Engineering Department will perform a preliminary review of the
application and will determine whether an application is complete within 30 days of the counter
submittal. Staff will notify the applicant if additional information or additional copies of the submitted
materials are required.
CITY OF TIGARD Pre-Application Conference Notes Page 8 of 9
Residential ApplicatioNPlanning Division Sec6on
The administrative decisior public hearing willtypically occur aF, ximately 45 to 60 days after an
application is accepted as being complete by the f�lanning 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 pe i d follows all land use decisions. An appeal on this matter
would be heard by the Tigard ectr� ��r �ft�scr�r . A basic flow chart
which illustrates the review process is available om the Planning Division upon request.
Land use applications requiring a public hearing must have notice posted on-site by the
applicant no less than 10 days prior to the public hearing.
This PRE-APPLICATION CONFERENCE AND THE NOTES OF THE CONFERENCE ARE
INTENDED TO INFORM the prospective applicant of the primary Community Development Code
requirements applicable to the potential development of a particular site and to allow the City staff
and prospective applicant to discuss the opportunities and constraints affecting development of the
site.
SUBDIVISION PLAT NAME RESERYATION [County Surueyor�s Office: 503-648-88841
PRIOR TO SUBMITTING A SUBDIVISION LAND USE APPLICATION with the City of Tigard,
applicants are required to complete and file a subdivision plat naming request with the Washington
County Surveyor's Office in order to obtain approval/reservation for any subdivision name.
Applications will not be accepted as complete until the City receives the faxed confirmation of
approval from the County of the Subdivision Name Reservation.
BUILDING PERMITS
PLANS FOR BUILDING AND OTHER RELATED PERMITS WILL NOT BE ACCEPTED FOR
REVIEW UNTIL A LAND USE APPROVAL HAS BEEN ISSUED. Final inspection approvals by
the Building Division will not be granted until there is compliance with all conditions of
development approval. These pre-application notes do not include comments from the
Building Division. For proposed buildings or modifications to existing buildings, it is
recommended to contact a Building Division Plans Examiner to determine if there are
building code issues that would prevent the structure from being constructed, as proposed.
Additionally, with regard to Subdivisions and Minor Land Partitions where any structure to be
demolished has system development charge (SDC) credits and the underlying parcel for that
structure will be eliminated when the new plat is recorded, the Citv's policv is to applv those system
development credits to the first buildinq permit issued in the development (UNLESS OTHERWISE
DIRECTED BY THE DEVELOPER AT THE TIME THE DEMOLITION PERMIT IS OBTAINED).
e con erence an no es canno cover a o e requiremen s an aspec s re a e , o
site planning that should ap ply to the develo p,ment of your site plan. Failure of the staff to provide
information required by the Gode shall not constitute a waiver of the applicable standards or requirements.
It is recommended that a prospectiye applicant either obtain and read the Community Development Code or
ask an questions of Ci staff relative to Code re uirements prior to submittin an a lication.
AN ADDITIONAL PRE-APPLICATION FEE AND CONFERENCE WILL BE REQUIRED IF AN
APPLICATION PERTAINING TO THIS PRE-APPLICATION CONFERENCE IS SUBMITTED AFTER A
PERIOD OF MORE THAN SIX (6) MONTHS FOLLOWING THIS CONFERENCE (unless deemed as
unnecessary by the Planning Division).
PREPARED BY: �v►�i I� F;�r
CITY OF TI ARD PLA NG DIVISION - STAFF PERSON HOLDING PRE-APP. MEETING
PHONE: 503- '1��-��I:�-FAX: 503-684-7297
EMAIL• �ily�� hc�ct�'�L ' u�.�,>,,,
TITLE 18(CITY Of TIGARD'S COMMUNITY DEVELOPMENT CODE)INTERNET ADDRESS: f,.�t�� ���r� —�,- . I� �
�)
H:lpattylmasterslPre-App Notes Residential.doc Updated: 15-Dec-04
(Engineering section:preapp.eng)
CITY OF TIGARD Pre-Application Conference Notes Page 9 of 9
Residenbal ApplicaGoNPlanning Division Section
Al�ert Shields
From: Albert Shields
Sent: Friday, May 29, 2009 3:25 PM
To: Kim McMillan; Dick Bewersdorff; Gary Pagenstecher; AI Dickman; Bethany Stewart
Subject: RE: Maxim partition, MLP2007-00012
For the file:
1. We have plat mylars and an approved reciprocal access and maintenance easement (7/2/08 to be
recorded with plat) but no other indication of activity and no response to Engineering inquiries.
2. Land Use Approval expiration date of S/21/09 passed with no request for extension received.
Accordingly, MLP2007-00012 has expired.
From: AI Dickman
Sent: Friday, May 29, 2009 2:11 PM
To: Albert Shields
Subject: RE: Maxim partition, MLP2007-00012
No work has been done on this project site.
I forwarded the permit documents to the developer in September 08 and have recently asked the project engineer for
an update but haven't received any notification of intent.
And the offsite easements required have not, to my knowledge, been gained.
From: Albert Shields
Sent: Friday, May 29, 2009 1:15 PM
To: Bethany Stewart; AI Dickman
Cc: Kim McMillan; Dick Bewersdorff; Gary Pagenstecher
Subject: RE: Maxim partition, MLP2007-00012
Do we know whether enough work has been done on this project to prevent its expiration and keep it alive?
The correct expiration date for Land Use Approval was 5/21/09, not the 5/21/10 shown in the status report.
(Probably my typo, sorry, and we did not send an expiration warning.)
But we show ENG2006-00026 as Pending and that we received plat mylars. Does anyone know whether they
began any work?
Thanks, Albert.
From: Gary Pagenstecher
Sent: Friday, May 29, 2009 10:03 AM
To: Albert Shields
Subject: FW: Maxim partition
Albert,
Please coordinate the City's response to this inquiry.
Thank you,
Gary
1
From: Agualo, Jasmine [mailto:Jasmi��C.Agualo@TicorTitle.com]
Sent: Friday, May 29, 2009 9:06 AM
To: Gary Pagenstecher
Subject: RE: Maxim partition
May 29, 2009
Gary,
Has a one year extension already been granted for the project?
Thank you,
]asmine Agualo
Project Manager, Land Development& Builder Services
TICOR TITLE INSURANCE
10220 SW Greenburg Road, Suite 150, Bldg z
Portland, OR 97223
Department: (503) 219-1111
Direct: (503) 219-1134
Fax: (503) 228-7821
Email: Portland.Developer.Services@TicorTitle.com
From: Gary Pagenstecher [mailto:Garyp@tigard-or.gov]
Sent: Thursday, May 28, 2009 4:54 PM
To: Agualo, Jasmine
Subject: Maxim partition
Jasmine,
Only one one-year extension is allowed.
Gary
Gary Pagenstecher,AICP
Associate Planner
City of Tigard
Community Development
13125 SW Hall Bivd.
Tigard OR 97223
503-718-2434
�aryp@ti�ard-or.�ov
z
Albert Shields
From: Albert Shields
Sent: Friday, May 29, 2009 3:31 PM
To: 'Portland.Developer.Services@TicorTitle.com'
Cc: Dick Bewersdorff; Gary Pagenstecher
Subject: RE: Maxim partition
Attachments: Albert Shields.vcf; image001 .jpg
Ms. Agualo, although plat mylars and an approved reciprocal access and maintenance easement were
submitted we have received no other indication of activity and have had no response to inquiries by our
Engineering Department.
The Land Use Approval expiration date of 5/21/09 passed with no request for extension received.
Accordingly, MLP2007-00012 has expired. Please let me know if you have any questions.
Albert Sliields
.,
City of Tigard
Permits/Proje�ts
Coordinatar
�51�Et i��-LIGo�'d-GY.OG'v'
;5n3;� '13-�-+25 - .
E5i�?;024-?031 '_ .
131Z5 S'�'f Hsll 61•�;d,
T�gard, OR 9?Z23
From: Gary Pagenstecher
Sent: Friday, May 29, 2009 10:03 AM
To: Albert Shields
Subject: FW: Maxim partition
Albert,
Please coordinate the City's response to this inquiry.
Thank you,
Gary
From: Agualo, Jasmine [mailto:Jasmine.Agualo@TicorTitle.com]
Sent: Friday, May 29, 2009 9:06 AM
To: Gary Pagenstecher
Subject: RE: Maxim partition
May 29, 2009
Ga ry,
Has a one year extension already been granted for the project?
Thank you,
i
J'�smine Agualo
Project Manager, Land Development& Builder Services
TICOR TITLE INSURANCE
10220 SW Greenburg Road, Suite 150, Bldg 2
Portland, OR 972z3
Department: (503) 219-1111
Direct: (503) 219-1134
Fax: (503) 228-7821
Email: Portland.Developer.Services@TicorTitle.com
From: Gary Pagenstecher [mailto:Garyp@tigard-or.gov]
Sent: Thursday, May 28, 2009 4:54 PM
To: Agualo, Jasmine
Subject: Maxim partition
Jasmine,
Only one one-year extension is allowed.
Gary
Gary Pagenstecher,AICP
Associate Planner
City of Tigard
Community Development
13125 SW Hall Blvd.
Tigard OR 97223
503-718-2434
�aryp@ti�ard-or.�ov
z
• r
Albert Shields � V " j� 1� ' • ��� �OV� — � O� 1 �
From: Dick Bewersdorff
Sent: Friday, May 29, 2009 4:08 PM
To: Gary Pagenstecher; Albert Shields
Subject: FW: Maxim partition
Attachments: image001 .jpg
18A20.030.C. says the partition or approval shall lapse if the partition has not bF�en rec�rded with Washington County.
The language is clear that it lapsed. Even though she was apparently told 2010 yesterday, the approval had already
lapsed. That is why a request for extension must be made before the time is up.
From: Agualo, Jasmine [mailto:Jasmine.Agualo@TicorTitle.com]
Sent: Friday, May 29, 2009 3:35 PM
To: Albert Shields; OR-TfC-Portland Dev Svc
Cc: Dick Bewersdorff; Gary Pagenstecher
Subject: RE: Maxim partition
May 29, 2009
Albert,
Yesterday I was told it expired in 2010. Nevertheless, since the Land Use approval expired last week, is there
any way the owner can request an extension until 2010? He is working on getting financing to complete the
project.
Thanks for your help with this matter.
Thank you,
Jasmine Agualo
Project Manager, Land Development& Builder Services
TICOR TITLE INSURANCE
10220 SW Greenburg Road, Suite 150, Bldg 2
Portland, OR 97223
Department: (503) 219-1111
Direct: (503) 219-1134
Fax: (503) 228-7821
Email: Portland.Developer.Services@TicorTitle.com
From: Albert Shields [mailto:albert@tigard-or.gov]
Sent: Friday, May 29, 2009 3:31 PM
To: OR-TTC-Portland Dev Svc
Cc: Dick Bewersdorff; Gary Pagenstecher
Subject: RE: Maxim partition
Ms. Agualo, although plat mylars and an approved reciprocal access and maintenance easement were
submitted we have received no other indication of activity and have had no response to inquiries by our
Engineering Department.
The Land Use Approval expiration date of 5/21/09 passed with no request for extension received.
i
• Accordingly, MLP2007-00012 has ,�ired. Please let me know iT you hav� ,y questions.
Albert Sliields
.,
City of Tigard
Permits/Projects
Caordinatar
ylber;`cUCard-C�r.yC�'.'
�5i��'� �13-ZiZ�
�5ii�;o2i-:oS:'
?31�5 S��i Hall EI';d.
Tipord, OR 9.'•22?
From: Gary Pagenstecher
Sent: Friday, May 29, 2009 10:03 AM
To: Albert Shields
Subject: FW: Maxim partition
Albert,
Please coordinate the City's response to this inquiry.
Thank you,
Gary
From: Agualo, Jasmine [mailto:Jasmine.Agualo@TicorTitle.com]
Sent: Friday, May 29, 2009 9:06 AM
To: Gary Pagenstecher
Subject: RE: Maxim partition
May 29, 2009
Gary,
Has a one year extension already been granted for the project?
Thank you,
]asmine Agualo
Project Manager, Land Development& Builder Services
TICOR TITLE INSURANCE
10220 SW Greenburg Road, Suite 150, Bldg 2
Portland, OR 97223
Department: (503) 219-1111
Direct: (503) 219-1134
Fax: (503) 228-7821
Email: Portland.Developer.Services@TicorTitle.com
From: Gary Pagenstecher [mailto:Garyp@tigard-or.gov]
Sent: Thursday, May 28, 2009 4:54 PM
To: Agualo, Jasmine
Subject: Maxim partition
Jasmine,
Only one one-year extension is allowed.
z
• Gary
Gary Pagenstecher,AICP
Associate Planner
City of Tigard
Community Development
13125 SW Hall Blvd.
Tigard OR 97223
503-718-2434
�aryp@ti�ard-or.�ov
3
City of Tigard, Oregon 13125 SV�HaIl Blvd. • Tig� OR 97223 �����_
�,��.;��
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June 28, 2010
Mx. Mahail MaXjtTl
7812 SW Taylor's Ferry Rd.
Tigard, OR 97223
RE: Subdivision case number: MLP2007-00012
MY. Ma�m:
On April 27, 2010 the Tigard City Council passed an orclinance to amend the Tigard Community
Development Code (TDC) chapters 18.360 Site Development Review, 18.420 Land Partitions, and
18.430 Subdivisions. The approved amendments weYe in response to the economic downturn.
Automaric extensions were granted to these three types of land use cases that would expire during a
certain time frame. Our records indicate that you received approval for a Minor Land Parrition
(MLP) that may have been affected by this code amendment (see case number above).
If your appYOVed NILP has a lapsing date between July 1, 2008 and December 31, 2011, then the
approval is automatically extended through December 31, 2012. The new appxoval period will lapse
after this date if: 1) the partition has not been recorded or has been impropeYly recorde.d with
Washington County without the satisfactory completion of all condirions attached to the approval;
or 2) the final recording is a departure from the approved plan.
No action is required on your part for the extension because it is automaric. A copy of this letter
will be placed in the land use file. A copy of the ordinance with adopted language for Land
Partitions is enclosed. If you have any questions or concerns regarding the extension or code
amendment, please contact me at (503) 718-2437 oY cherylc(u))ti�au�rd=or.�ov.
Sincerely,
�.�``x'`'`�"' �'a�t"'�
Cheryl Caines
Associate Planner
Phone: 503.639.4171 . Fax: 503.684.7297 . www.tigard-or.gov e TTY Reldy: 503.684.2772
r •
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DESIGN GROUP INC. ¢ � ,`
\ 132'`° TRANSMITTAL
10700 SW Bvtn Hillsdale Hwy ste 655
Beaverton, Oregon 97219
(503) 644-4628
Fax:(503) 644-8965
To:_ City of Tigard Date: July 28, 2008
Attn: Gary Pagenstecher Project: Maxim Partition—��,�;��.,1-���C^C.�/�
13125 SW Hall Blvd.
Tigard, OR DLENG#: MAX001
From Gary Darling � Case/File#:
Transmitting: Via: For Your:
❑x Attached ❑ Mail OReview&Comment
❑ Separate Cover ❑x Rose City Messenger Service O As Requested
O Number of Pages Including Cover ❑ Delivered by: 0 Information/File
Co ies Descri tion
1 Set of Drawin s
1 Res onse Letter
1 Arborist Re ort
COMMENTS:
i, ,
Signed: � �-
July 28,2008
DESIGN GROUP INC.
To: Mr.Gary Pagenstecher
City of Tigard Planning Department
13125 SW Hall Blvd.
Tigard,OR 97223
From: Gary Darling
DL Design Group,Inc.
Rc: MaximPartition�Iv1[j Lad7'QQa/2-
�
Dear Gary:
The following is the written response to the City of Tigard Comments:
d
�{�Pt;�,� ,� Condition 2 Unfortunately, The trees are shown at 20' min. spacing per the code. However,
• r•� once the house footprints are known, adjustments may need to be made.
"� � Condition 3 Due to the need for a retaining wall,a hedgegrove could not be planted on the narth side
1�`f���'�� of the property. Therefore,a fence will be constructed along the property]ine as a buffer
s between tl�e two private driveways. The plans have been updated accordingly
�� � .,� ..: ' Condition 4 Sheet C3.1 has been updated to remove the tree protection fencing to the outside of the
;+,�Ar'' '�. '
� ' � drainage easement. The revised arborist report is attached.
Condition 5 The cash assurance fee for$4,875.00 is forthcoming.
�,,-q� �w�� �'-'� Condition 6 Sheet C3.1 now includes a prohibition note and a construction sequence note.
r
Condition 24 We will provide you��ith a letter from TVFR.
Condition 2� C3iwcekly arborist reporis will be submitted during cunstniction.
Sincerely,
Gary Uarling,P1?
DL Dcsign Group, Inc.
� L
10700 SW Bvtn Hillsdale Hwy Ste 655 ♦ Beaverton,OR 97005 ♦ Phone 503.644.4628 ♦ Fax 503.644.8965 ���GN GROUP INC.
c • �,��a�,s3I� "n
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ARBORIST REPORT
Subject: Tree Protection Pian Amendment
Address of the Report: 10765 SW NorthDakota St.
Tigard, Oregon
Date of the Report: July 25, 2008
Report Submitted To: Jason Murphy
DL Design Group, Inc.
9045 SW Barbur Blvd.
Portland, OR 97219
CC: Mihail Maxim
Phone: 503-764-9857
7812 SW Taylors Ferry Rd. Cell: 503-544-7878
Tigard, OR 97223
Summary
Tree Protection for Trees #5, #6 & #7 includes installation of a tree protection fence as
shown in the drawings and I.S.A. Certified Arborist supervision of work done on site within
the tree protection zones for the trees.
The fence placement has been modified to provide basic protection for the trees while
allowing access necessary to install the required sewer line. The fence will be a minimum 5
foot high "No Climb" type or chain link type supported by full height steel posts driven
approximately 2 feet into the ground. Placement of posts shall not exceed 8 feet on center.
Work within the Tree Protection Zones supervised by the Project Arborist will require a great
deal of hand excavation. The contractor installing the sewer line will be required to provide
hand labor to first gently probe for roots within the excavation trench before soil is
removed. Soil removed from the trench near root will be removed with great care taken not
injure the roots. All roots 2 inches in diameter and larger will be preserved. The contractor
will be required to tunnel under these roots and leave them in tact.
As an alternative to hand probing and tunneling under larger roots as described in the
above paragraph, the sewer line may be installed by boring if the grade of the sewer line
will allow a minimum of 3 feet of undisturbed cover above the top of the installed pipe. This
option will be acceptable only if the boring head has a minimum of 3 feet of undisturbed
cover as it enters and exits the Tree Protection Zone.
I have reviewed the ]uly 21, 2008 tree protection plan adjustment that shows it relocated
just outside the easement and i find that arrangement to provide satisfactory tree
protection.
• , , .
Y I
Sincerely,
�
Kay Kinyon �
Tree Care & Landscapes Unlimited, Inc. '
Certified Arborist by the International ;
Society of Arboriculture, Lic #PN-0409
Residential and Commercial Spraying•Fertilizing•Pruning•Landscape Installation•Lardscape �laintenance•Consultatior
MEMBER: Tree Care Industry Association•International Society of Arboric:lture•Oregon�'C taon @0 0231 Insuredsoc.
State Licensed Tree Service #62635•Landscape Contractor #5659 Chemical App
p.0, Box 1566•Lake Ov s?tour�websOeSat www tclu com••E-ma IVenfo@tclu com46•Fax 503-635-1549
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Albert Shields
To: Agualo,�asmine �1�� 7��D � ' OQD�� �
Subject: RE: Maxim partition
Jasmine, the 2010 date you were given yesterday appears to have been a typo in a running summary of cases
that we maintain. I apologize for any confusion it caused.
When we received your note and referred to the actual Land Use Decision, which became final on 11/21/07, it
became apparent that the actual expiration date was 5/21/09, a week before your call. Since that date passed
without our Engineering Department receiving a response to their recent call requesting an update and since
we've received no other inquiries or communications and no request for extension, we have closed the file as
"Expired."
From: Agualo, Jasmine [mailto:Jasmine.Agualo@TicorTitle.com]
Sent: Friday, May 29, 2009 3:35 PM
To: Albert Shields; OR-TTC-Portland Dev Svc
Cc: Dick Bewersdorff; Gary Pagenstecher
Subject: RE: Maxim partition
May 29, 2009
Albert,
Yesterday I was told it expired in 2010. Nevertheless, since the Land Use approval expired last week, is there
any way the owner can request an extension until 2010? He is working on getting financing to complete the
project.
Thanks for your help with this matter.
Thank you,
Jasmine Agualo
Project Manager, Land Development& Builder Services
TICOR TITLE INSURANCE
10220 SW Greenburg Road, Suite 150, Bldg 2
Portland, OR 97223
Department: (503) 219-1111
Direct: (503) 219-1134
Fax: (503) 228-7821
Email: Portland.Developer.Services@TicorTitle.com
From: Albert Shields [mailto:albert@tigard-or.gov]
Sent: Friday, May 29, 2009 3:31 PM
To: OR-TTC-Portland Dev Svc
Cc: Dick Bewersdorff; Gary Pagenstecher
Subject: RE: Maxim partition
i
.Ms. Agualo, although plat mylars and an approved reciprocal access and maintenance easement were
submitted we have received no other indication of activity and have had no response to inquiries by our
Engineering Department.
The Land Use Approval expiration date of S/21/09 passed with no request for extension received.
Accordingly, MLP2007-00012 has expired. Please let me know if you have any questions.
Albert Sliields
City of Tigard
�� PermitsJProjects
Coordinator
tilhEft�:i0�rd-Qf.CG`:'
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From: Gary Pagenstecher
Sent: Friday, May 29, 2009 10:03 AM
To: Albert Shields
Subject: FW: Maxim partition
Albert,
Please coordinate the City's response to this inquiry.
Thank you,
Gary
From: Agualo, Jasmine [mailto:Jasmine.Agualo@TicorTitle.com]
Sent: Friday, May 29, 2009 9:06 AM
To: Gary Pagenstecher
Subject: RE: Maxim partition
May 29, 2009
Ga ry,
Has a one year extension already been granted for the project?
Thank you,
]asmine Agualo
Project Manager, Land Development& Builder Services
TICOR TITLE INSURANCE
10220 SW Greenburg Road, Suite 150, Bldg 2
Portland, OR 97223
Department: (503) 219-1111
Direct: (503) 219-1134
Fax: (503) 228-7821
Email: Portland.Developer.Services@TicorTitle.com
z
From: Gary Pagenstecher [mailto:GaryN@tigard-or.gov]
�Sent: Thursday, May 28, 2009 4:54 PM
To: Agualo, Jasmine
Subject: Maxim partition
Jasmine,
Only one one-year extension is allowed.
Gary
Gary Pagenstecher, AICP
Associate Planner
City of Tigard
Community Development
13125 SW Hall Blvd.
Tigard OR 97223
503-718-2434
�aryp@ti�ard-or.�ov
3
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-
, �
City of Tigard
Thursda��, Octobcr 1 H, 2012
I�lihail ��ia�im
7812 S��U'I'a�lors I�'errv Road
'I'igard, OR 97223
RF: NOZ'ICI�.C)1� I?\1'llt:1'1'1ON Of�L��ND USI�: :�PPKn\':1I,.
Project Type: liinor Land Parurion
Project Name: �1aXim Partition
Project Number: 1��1L1'2007-00012
Tax Lot Number: 1S134D1�-018U0
Expiration Date: December 31, 2012
Dear ��Ir. llatim:
"1 he purpose of this letter is to ser�-c as a courtcsy reminder that the Land Use .1j��ro�-al
listed above ���ill etpire at closc of business, 1��londa��, December 31, 2012.
In recognirion of the effects of the economic downturn, the Tigard Cin� Council passed
Developmcnt Code ��mendment (DC��) 2010-00001 on 11pri127, 2010 to eatend until
December 31, 2012 the Land Use I�pprovals for Site Dcvelopment Re��iews and ��iinor Land
Partitions that other�vise would ha�Te eapirec� �erive�n Jul�� 1, ?008 and llecember 31, 2011.
This is incorporated in 'I'igard 1��lunicipal Code 18.420.030.D.2 which states that: ".lppro�-al
periods for land partitions lapsing bettveen Jul�� 1, 2008 and December 31, 2011 shall be
automatically e�tended through December 31, 2012. No further eatensions �uill be granted."
1�ccording to our rec<�rds, your original ap�roval f�>r the above project would ha��c e�pired
during that Jul�� 1, 2UU8 — Dccember 31, 2011 peri�>d and that approval �vas, therefore,
extended by DC1�2O10-00001 until I�ecembcr 31, 2012. No fuYther extension is available.
You can secure your Land Use �'�ppro��al a�;�iinst es�irati<�n if�-ou submit a recordcd final
plat to this office pric�r to close of business, �iondat�, December 31, 2012. Please let us
kno�v if��ou anticipate submitting a recorded �lat.
Sincerel �
:1lbert Shields
Program De�-elopment ti�ccialist
13125 SW Hall Blvd. • Tigard, Oregon 97223 • 503.639.4171
TTY Relay: 503.684.2772 • www.tigard-or.gov