MMD1998-00004 MMD98 00004
GREENBURG
TRIPLEX
April 16, 1998 1004101
CITY OF TIGARD
Warren Kitchen OREGON
18211 S. Treetop Drive
Oregon City, OR 97045
Dear Mr. Kitchen:
This letter is in response to your request for Minor Modification approval to remodel the
existing triplex at 11850, 11852 and 11854 SW Greenburg Road. The remodel is to
increase the number of rooms in one (1) unit and increase the overall size in all of the
units.
This property is zoned Medium Density Residential, 12 units per developable acre (R-12).
The present use of the site is listed as a permitted use for this zoning district. No
development approvals were found to have been filed with the City, however, the
Washington County property information on this site indicates that the building was
constructed in 1949. This construction _pre-dates the City of Tigard Community
Development Department. The use of the building conforms with existing standards,
however, there are site characteristics which may be considered non-conforming. As will
be discussed further in this letter, the non-conforming standards are not being altered or
expanded, therefore, action is not required at this time to bring the site up to full
compliance.
The Tigard Community Development Code, Site Development Review Section, states; "if
the requested modification meets any of the major modification criteria, the request shall
be reviewed as a new Site Development Review application."
Section 18.120.070(B) states that the Director shall determine that a major
modification(s) will result if one (1) or more of the following changes are proposed:
1. An increase in dwelling unit density, or lot coverage for residential
development. The proposal involves increasing the size of each unit, but will
not result in additional units being created. The lot coverage will be increased
slightly by the downstairs addition, however, the lot coverage standards for this
zone will not be exceeded, therefore this standard has been satisfied.
2. A change in the ratio or number of different types of dwelling units. This
criteria refers to types of dwelling units such as single family detached, duplex,
multi-family, etc. This standard is satisfied since the type of dwelling unit, a
triplex, has not changed.
13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503)684-2772
Page 1 of 3
3. A change that requires additional on-site parking in accordance with
Chapter 18.106. The required number of parking spaces for multi-family units
with more than one (1) bedroom is two (2) spaces per unit, therefore, a total of
six (6) spaces would be required. The applicant has indicated that there are
presently six (6) spaces. Upon review of the site, it appears that while these
spaces are being utilized, they do not meet current standards for several
reasons; the parking spaces are not paved and the location requires backing out
onto Greenburg Road, a major collector. While these spaces are non-
conforming, the modification does not require an increase in the non-conforming
parking spaces. Therefore, no action to bring them into conformance is
necessary at this time. The applicant should be aware, however, that the
parking is non-conforming and in the event of a major modification or a need to
reconstruct the building, the parking may not be able to be relocated as it is now.
4. A change in the type of commercial or industrial structures as defined by
the Uniform Building Code. This proposal does not involve a commercial or
industrial structure, therefore, this standard does not apply.
5. An increase in the height of the building(s) by more than 20 percent. The
applicant has indicated that the height of the existing building will not be
increased by more than 20%. The applicant has not, however, indicated what
the existing height or the proposed height is. In order to insure that the proposed
increase in height meets the existing height standards and does not increase the
height by more than 20%, the applicant must provide information on the existing
height and the proposed height of the structure. This must be complete prior to
issuance of building permits.
6. A change in the type and location of accessways and parking areas where
off-site traffic would be affected. This request will not require a change in
accessways or parking areas where off-site traffic would be affected.
7. An increase in vehicular traffic to, and from the site, and the increase can
be expected to exceed 20 vehicles per day. The proposed modification will
increase the number of bedrooms, which in turn, could increase the number of
vehicular trips to and from the site. Given the fact that there are only three (3)
units total, the possible increase is not expected to exceed 20 vehicle trips per
day.
8. An increase in the floor area proposed for a non-residential use by more
than 10 percent excluding expansions under 5,000 square feet. The
proposal involves a residential development, therefore, this standard does not
apply.
4/16/98 Warren Kitchen Approval Ltr. Page 2 of 3
RE: 11850, 11852, 11854 Minor Mod. Approval
I
9. A reduction in the area reserved for common open space and/or usable
open space which reduces the open space area below the minimum
required by this code or reduces the open space area by more than 10
percent. There is no area reserved for common open space. The proposal will
not result in landscaping less than that required by the Community Development
Code, therefore, this standard has been satisfied.
10. A reduction of project amenities (Recreational facilities, Screening; and/or,
Landscaping provisions) below the minimum established by this code or
by more than 10 percent where specified in the site plan. As stated above,
the proposal will not decrease the landscaping below that required by the Code.
No other project amenities will be altered.
11. A modification to the conditions imposed at the time of Site Development
Review approval which are not the subject of B. 1 through 10 above. The
proposal will not modify conditions previously imposed, therefore, this standard
has been satisfied.
This request is determined to be a minor modification to an existing site. The Directors
designee has determined that the proposed minor modification of this existing site will
promote the general welfare of the City and will not be significantly detrimental, nor
injurious to surrounding properties, provided that the conditions specified below are met
and that development which occurs after this decision complies with all applicable local,
state and federal laws.
THIS REQUEST HAS BEEN APPROVED SUBJECT TO THE FOLLOWING
CONDITIONS:
1 . In order to insure that the proposed increase in the height of the structure meets
the existing height standards and does not increase the height by more than
20%, the applicant must provide information on the existing and proposed height
of the structure.
2. A building permit must be obtained for the proposed expansion.
Please provide a copy of this letter when applying for permits. There is a fee for the
required permits. Please contact the Development Services Division for information on
the current fees for your permits.
If you need additional information or have any questions, please feel free to call me at
(503) 639-4171.
Sincerely,
Julia Powell Hajduk
Associate Planner
h:'curplan\Julia\minmod\triplex.doc
c: 1998 Planning correspondence file
4/16/98 Warren Kitchen Approval Ltr. Page 3 of 3
RE: 11850, 11852, 11854 Minor Mod. Approval
APPLICANT
MATERIALS
Minor Modifications
Greenburg Triplex Renovations
11850-52-54 SW Greenburg Rd., Tigard, Oregon
1. The proposal does not involve an increase in residential density, therefore, this standerd
does not apply.
2. This criterion is not applicable, as this request does not change it's zoning, number or
ratio of units.
3. The required parking for this use is 2 spaces per residential unit, 1 bedroom and above.
It presently has 6 parking spaces for 3 units. This is therefore in compliance with the
minimum standard.
4. No change in the structural occupancy type of the building is proposed. Therefore, this
criteria is not applicable.
5. No increase in the height of the existing building will exceed 20% in the proposal.
Therefore this criteria will be met and satisfied.
6. This request will not require a change in accessways or parking areas where off-site
traffic would be affected. In compliance with this criteria.
7. Since the minor modification submittal is still only 3 dwelling units, the applicant can
see no more than 1 or 2 more cars, thus the proposed expansion will not generate or
exceed 20 additional vehicle trips to the site each day.
8. Since this is a residential, not non-residential use, this standard has been satisfied. The
modification will increase the floor area from 400 sq. ft. to 1642 sq ft.
9. There is no area reserved for common open space, therefore, this standard does not
apply to this proposal.
10. The proposed building addition does not infringe on any landscaping that is to be done
in front of same building. The applicants building prints still shows the same amount of
area that can be landscaped and still meets the required 15%landscaping.
11. The applicant believes the modification will not preclude conformance to the original
site development.
Thank You for your time and attention to this matter
Sinc-rely,
arren Kitchen
18211 S. Treetop Drive
Oregon City, OR 97045
1-503-657-0781
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' THIS PLAN IS THE PROPERTY OF CHALASE I.KENNADAY AND IS L
LOANED SUBJECT TO THE CONDITION THAT IT IS NOT TO BE COPIED.
REPRODUCED OR DISTRIBUTED EITHER IN PART OR IN WHOLE
WITHOUT WRITTEN PERMISSION,AND IS NOT TO BE USED IN ANYWAY
DETRIMENTAL TO THE BEST INTEREST OF CHALASE I.KENNADAY.
THIS PLAN IS INTENDED TO BE USED ONLY ONCE FOR THE ADDRESS
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OF 11050,11854,11054 AT 3W GREENBURO RD.IN TIGARD,OREGON. LLL)1)
ANY REPRODUCTIONS ARE STRICTLY PROHIBITED. J
THIS PLAN MUST BE CHECKED(AND CORRECTED,IF NEEDED)BY AN asy
ENGINEER BEFORE CONSTRUCTION BEGINS.THE CONTRACTOR MUST n
FOLLOW ANY CORRECTIONS MADE BY THE ENGINEER.
ALL WRITTEN DIMENSIONS TAKE PRECEDENCE OVER SCALED
DIMENSIONS.
NEW SIDING,FLOORING,AND ROOFING IS UP TO THE CONTRACTOR.
ALL UNITS MUST HAVE AN ONE HOUR FIRE SEPARATION PER STATE �l
AND LOCAL CODES. I"I/OF '�L _
CHALASE I.KENNADAY ACCEPTS NO RESPONSIBILITY FOR THE WORK J
DONE BY THE CONTRACTOR AND WILL NOT BE LIABLE FOR ANY 4Y ,
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12/3/99 ` Tag(s) for Parcel #: 1 S135DD-04300
10:21:11 AM
Use Update
Code Value Value Hold Description Notes Updated
hy
N Warning Minor Modification Greenburg Triplex. Minor Modification to increase overall size of 12/3/99 ST
rooms in all units approved on April 16, 1998. See file in records.
Page 1 of 1 / I K I a/ u /�