MLP2014-00005 MLP2O14 -. 00005
CRISP DAVILA
PARTITION
NOTICE OF TYPE II DECISION
MINOR LAND PARTITION (MLP) 2014-00005 -05
CRISP-DAVILA PARTITION T I GARD
120 DAYS = 12/1/2015
SECTION I. APPLICATION SUMMARY
FILE NAME: CRISP-DAVILA PARTITION
CASE NO.: Minor Land Partition(MLP) MLP2014-00005
PROPOSAL: Minor Land Partition to create 3 new lots from an existing 40,174 square foot lot. The three
new lots would vary in size between 8,683 and 13,712 square feet. Associated with the project
is the construction of a new public street to service the new lots. The existing single family
dwelling and adjacent detached garage on the property will remain, but an existing accessory
structure recently constructed at the rear of the property will be demolished as part of the
project.
APPLICANT: Bayard Mentrum OWNER: Marlene A Crisp &Lisa Davila
Mentrum Architecture 9300 SW Edgewood Street
11860 SE Morrison Street Tigard, Oregon 97223
Portland, Oregon 97216
COMPREHENSIVE
PLAN
DESIGNATION: R-4.5: Low-Density Residential.
ZONE: R-4.5 Low Density Residential. The R-4.5 zoning district is designed to accommodate
detached single-family homes with or without accessory residential units at a minimum lot size
of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally.
Some civic and institutional uses are also permitted conditionally.
LOCATION: 9300 SW Edgewood Street;Washington County Tax Map 2S102DC,LOT 1900
APPLICABLE
REVIEW
CRITERIA: Community Development Code Chapters, 18.390, 18.420, 18.510, 18.705, 18.715, 18.745,
18.765, 18.790,and 18.810.
SECTION II. DECISION
Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the
above request subject to the following conditions. The findings and conclusions on which the decision is based are
discussed in Section V.
NOTICE OF DECISION MLP2014-00005/CRISP-DAVILA PARTITION PAGE 1 OF 20
CONDITIONS OF APPROVAL
THE FOLLOWING CONDITIONS SHALL BE SATISFIED
PRIOR TO SITE WORK
The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans
that address the following requirements to the PLANNING DIVISION, ATTl: JOHN FLOYD 503-718-
2429.
1. Prior to issuance of site permits, the applicant shall submit two copies of a revised tree preservation plan, tree
canopy site plan, and supplemental report. The revised urban forestry documents shall be consistent with
required changes to public improvements along SW 93`d, and include all applicable requirements of the Urban
Forestry Manual.
2. Prior to issuance of site permits, the applicant shall revise the urban forestry plan by either increasing the
number of proposed street trees to ten,or pay the most current fee-in-lieu for the difference.
3. Prior to issuance of site permits, the applicant shall provide a tree establishment bond as outlined in the Urban
Forestry Manual,Section 11,Part 2.
4. Prior to issuance of siteermits, the applicant shall submit to the City of Tigard the current Inventory Data
Collection fee for urban forestry plan implementation.
5. Prior to issuance of site permits, the applicant shall erect tree protection fencing, consistent with the revised
urban forestry plan.
6. Prior to issuance of site permits, the applicant shall submit public facility improvement plans that include the
extension of the sidewalk on SW 93rd to the southern boundary of the project site.
The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans
that address the following requirements to PUBLIC WORKS,GREG BERRY(503) 718-2468.
7. Prior to commencing site improvements,a Public Facility Improvement (PFI) permit is required for this project
to cover all infrastructure work and any other work in the public right-of-way. Six (6) sets of detailed public
improvement plans shall be submitted for review to the Engineering Department. NOTE: these plans are in
addition to any drawings required by the Building Division and should only include sheets relevant to public
improvements. Public Facility Improvement (PFI) permit plans shall conform to City of Tigard Public
Improvement Design Standards,which are available at City Hall and the City's web page (www.tigard-or.gov).
8. Prior to commencing site improvements, the Applicant shall submit 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.
9. Prior to commencing site improvements, 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. All construction vehicle parking shall be provided on-site. No
construction vehicles or equipment will be permitted to park on the adjoining residential public streets.
Construction vehicles include the vehicles of any contractor or subcontractor involved in the construction of
site improvements or buildings proposed by this application, and shall include the vehicles of all suppliers and
employees associated with the project.
NOTICE OF DECISION MLP2014-00005/CRISP-DAVJLA PARTITION PAGE 2 OF 20
10. Prior to commencing site improvements, the Applicant's City of Tigard Public Facility Improvement permit
and construction drawings shall indicate that full width street improvements, including traffic control devices,
mailbox clusters, concrete sidewalks, driveway aprons, curbs, asphaltic concrete pavement, sanitary sewers,
storm drainage, street trees, streetlights, and underground utilities shall be installed within the interior
subdivision streets.
Requirements prior to commencing site improvements for specific streets shall be as follows. Facilities in
excess of the dimensions listed below shall be allowed, subject to the approval of the City Engineer.
• SW 93rd,a proposed local skinny street, shall be shown to have:
- Right-of-way dedication of 25 feet as measured from the eastern property line, extending to the
southern property line
- Pavement width of 12 feet plus fire apparatus turn-around
- Pavement section to local street standards
- Concrete curb or curb and gutter as needed
- Storm drainage to connect to the existing ditch along SW Edgewood Street.
- Underground utilities
- 5-foot sidewalk with 5-foot planter strip
- Street trees,lighting,striping, signs
- Traffic control devices
- Paving to terminate at the south end of the turn-around at STA 7+17
- NOTE: confirm need for an additional hydrant with TVF&R
• SW Edgewood Street,a neighborhood route, shall be shown to have:
- Right-of-way dedication of 27 feet from centerline.
- Any required ditch maintenance
- Street trees and lights
- Sewer and water line connection
11. Prior to commencing site improvements, the Applicant shall obtain a (CWS) Stormwater Connection
Authorization. Plans shall be submitted to the City of Tigard for review. The city will forward plans to CWS
after preliminary review.
12. Prior to commencing site improvements,the Applicant shall provide an erosion control plan that includes all on
and off site work conforming to the "CWS Erosion Prevention and Sediment Control Design and Planning
Manual" (current edition) as part of the Public Facility Improvement (PFI) permit drawings.
13. Prior to commencing site improvements, the Applicant shall provide a final grading plan shall be submitted
showing the existing and proposed contours. The plan shall detail the provisions for surface drainage of all lots,
and show that they will be graded to insure that surface drainage is directed to the street or a public storm
drainage system approved by the Engineering Department.
14. Prior to commencing site improvements, the design engineer shall indicate on the grading plan which lots will
have natural slopes between 10% and 20%, as well as lots that will have natural slopes in excess of 20%. This
information will be necessary in determining if special grading inspections and/or permits will be necessary
when the lots develop.
15. Prior to commencing site improvements, any extension of public water line, hydrants and water services shall
be shown on the proposed Public Facility Improvement (PFI) permit and shall be reviewed and approved by
NOTICE OF DECISION MLP2014-00005/CRISP-DAVILA PARTITION PAGE 3 OF 20
the City as a part of the Engineering Division plan review. NOI'L: An estimated 12% of the water system
cost will be assessed prior to approval of the City of Tigard's PFI permit.
16. Prior to commencing site improvements, the Applicant will be required to provide written approval from
Tualatin Valley Fire&Rescue for fire flow,hydrant placement and access.
17. Prior to commencing site improvements, the applicant shall provide the private sanitary sewer and water laterals
with an easement behind the sidewalk.
18. Prior to issuance of a site permit,the applicant shall provide a preliminary access report which verifies design of
driveways and streets are safe by meeting adequate sight distance, stacking and other applicable standards as set
by the City and AASHTO.
THE FOLLOWING CONDITIONS SHALL BE SATISFIED
PRIOR TO APPROVAL OF THE FINAL PLAT:
The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans
that address the following requirements to the PLANNING DIVISION, ATTN: JOHN FLOYD 503-718-
2429.
19. Prior to final plat, the applicant shall obtain,implement, and receive final inspection for a demolition permit to
remove the 20'by 26' square foot detached garage near the southern property line.
The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans
that address the following requirements to PUBLIC WORKS, GREG BERRY(503) 718-2468.
20. Prior to final plat approval, the Applicant shall pay an addressing fee in the amount of $ 100. (STAFF
CONTACT:Jeremy Hanson 503-718-2467).
21. Prior to final plat approval, the Applicant shall pay any remaining reimbursement fee for Sewer
Reimbursement District No. 31.
22. Prior to final plat approval,the Applicant shall pay the fee in-lieu of placing overhead utilities underground.
23. A joint use and maintenance agreement shall be executed and recorded on City standard forms for the common
driveway/turnaround for lots 2 and 3. The agreement shall be referenced on and become part of all applicable
parcel Deeds. The agreement shall be approved by the Engineering Department prior to recording
24. The applicant's engineer shall submit a final access report to City engineering staff which verifies design of
driveways and streets are safe by meeting adequate stacking needs, sight distance and deceleration standards as
set by the City and AASHTO.
25. The applicant's final plat shall contain State Plane Coordinates on two monuments with a tie to the City's global
positioning system (GPS) geodetic control network (GC 22) as recorded in Washington County survey records.
These monuments shall be on the same line and shall be of the same precision as required for the subdivision
plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground
measurements to grid measurements and the angle from north to grid north. These coordinates can be
established by:
• GPS tie networked to the City's GPS survey.
• By random traverse using conventional surveying methods.
26. 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.
C. The final plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon
NOTICE OF DECISION MLP2014-00005/CRISP-DAVILA PARTITION PAGE 4 OF 20
Revised Statutes (ORS 92.05),Washington County,and by the City of Tigard.
D. Submit final plat to Washington County for review. NOTE: Washington County will not begin their
review of the final plat until they receive notice from the Public Works Department indicating that the
City has reviewed the final plat and submitted comments to the applicant's surveyor.
F. After the City and County have reviewed the final plat, submit one paper copy of the final plat for City
Engineer signature (for partitions), or City Engineer and Community Development Director signatures
(for subdivisions).
THE FOLLOWING CONDITIONS SHALL BE SATISFIED
PRIOR TO ISSUANCE OF BUILDING PERMITS:
The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans
that address the following requirements to PUBLIC WORKS, GREG BERRY(503) 718-2468.
27. Prior to issuance of building permits, the Applicant shall provide the Engineering Department with a paper
copy of the recorded final plat.
28. Prior to issuance of building permits, the Applicant shall submit and obtain approval of a construction access
and parking plan for the home building phase.
29. Prior to issuance of building permits within the subdivision, the City Engineer shall deem the public
improvements substantially complete. Substantial completion shall be when: 1) all utilities are installed and
inspected for compliance, including franchise utilities, 2) all local residential streets shall be fully paved, 3) all
pedestrian pathways are substantially complete, 4) any off-site utility improvements are substantially completed,
and 5) all public street lights are installed and ready to be energized. (NOTE: the City, apart from this
condition,and in accordance with the City's model home policy,may issue model home permits).
30. Prior to issuance of building permits, the Applicant shall submit as-built drawings 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). As-built submittal shall include an Acrobat
(***.pdf) file, one 11x17 paper copy and the electronic point file as state above and shown in the example
below.
Excel spreadsheet/point database file example:
"Feature";"Type";"XCOORD";"YCOORD";"ZCOORD":
"SSMH02";"MH";"7456892.234";"6298769.879";"192.45"
"WV03", "WV","7456956.654","6298723.587","214.05
THIS APPROVAL IS VALID IF EXERCISED WITHIN EIGHTEEN (18) MONTHS OF THE
EFFECTIVE DATE OF THIS DECISION NOTED UNDER THE PROCESS AND APPEAL SECTION
OF THIS DECISION.
SECTION III. BACKGROUND INFORMATION
Site and Vicinity Information
The 0.94 acre project site is located at 7300 Edgewood Street. The project site presently contains a single family home
on the north end of the property, which fronts Edgewood Street. According to the Washington County Assessor's
Office, the home was built in 1930. The structure was expanded by 483 square feet in 2002 according to city building
permit records. In 2008 a second detached garage measuring 20' by 26'was constructed on the opposite side of the
parcel, near the southern (rear) property line. A third structure, a detached garage adjacent to the existing single-family
dwelling,is of unknown age. The property owner was previously granted an approval to partition this site in a similar
manner as proposed (MLP2012-00002), but has chosen to resubmit to amend conditions of approval imposed as part
of that review.
Edgewood Street, which abuts the northern property line, is classified as a neighborhood route in the Tigard
Transportation System Plan (TSP). Undeveloped public right of way abuts the southeastern property line and is the
result of a future streets plan approved as part of the McDonald Woods Subdivision. The intent is to eventually
provide for a new through connection between Edgewood Street to the north, and McDonald Street to the south,via
Hillview Street which passes through the McDonald Woods Subdivision.
NOTICE OF DECISION MLP2014-00005/CRISP-DAVILA PARTITION PAGE 5 OF 20
The project site and surrounding properties are zoned for low density residential. Single-family homes are the
predominant land use in the neighborhood, save for an assisted living facility located to the southwest of the project
site.
Proposal Description
The applicant is requesting a Minor Land Partition to divide one existing 0.94 acre site into three parcels and new public
right of way. The proposed parcels range in size from 8,019 square feet to 12,662 square feet in size. The existing
single family home and associated detached garage will remain on Parcel 1. The newer detached garage near the rear of
the project site is proposed for demolition as it straddles a proposed property line. Associated public improvements
include dedication of street frontage along Edgewood Street,and a proposed dedication of a 32.5 foot wide public right
of way to create access for the newly created Parcels 2 and 3 and future connection between Edgewood Street and
McDonald Street by way of Hillview Street and 92"d Terrace. The public right of way would be dedicated along the full
length of the property,but improved only so far as necessary to provide access to Parcel 3.
SECTION IV. PUBLIC COMMENTS
The Tigard Community Development Code requires that property owners within 500 feet of the subject site be notified
of the proposal, and be given an opportunity for written comments and/or oral testimony prior to a decision being
made. The City of Tigard received two comment letters on the project.
The first was a letter sent by Gordon Vreugdenhil of 9224 SW Hillview Street and dated September 26, 2015. In his
letter he suggested a short-term gravel or paved path to connect the stub of the new access road on the project site,
through the undeveloped right of way in the McDonald Wood subdivision, and connect to Hillview to provide a bike-
pedestrian connection to McDonald Street. As discussed later in this decision, a condition of approval has been added
that requires the applicant to extend the sidewalk to the southern terminus of the property. This will provide the first
portion of a pedestrian connection between SW Edgewood Street and McDonald Street.
The second was an undated letter from Alex and Joanna Martson of 13886 SW Andrew Terrace, in the McDonald
Woods Subdivision. In this letter they expressed concern about increasing levels of traffic in the neighborhood due to
proximate development in recent years, and a concern that this three-lot partition and future street connection would
generate more car trips and an associated number of drivers using their private street to turn-around if they made a
wrong turn. None of these concerns directly or indirectly address an approval criterion or development standard. The
applicant is providing a future public street connection in order to comply with maximum block-length standards and
the future streets plan approved as part of the McDonald Woods Subdivision in 2005 (see Sheet D4 of the approval
plans for SUB2005-00005).
V. APPLICABLE REVIEW CRITERIA AND FINDINGS
Land Partitions (18.420):
Approval Criteria (18.420.050)
The proposed partition complies with all statutory and ordinance requirements and regulations;
The proposed partition complies or can be made to comply with all statutory and ordinance requirements and
regulations as demonstrated by the analysis contained within this administrative decision and through the imposition of
conditions of approval. All necessary conditions must be satisfied prior to final plat. Therefore,this criterion is met.
There are adequate public facilities available to serve the proposal;
The proposal is to create three residential lots for single-family homes where one exists now, and a new public street to
provide access to the new lots. Public facilities currently serving the development are adequate or will be made
adequate through conditions of approval as demonstrated in the analysis within this report. This criterion is met.
All proposed improvements meet City and applicable agency standards;and
The proposed public improvements meet City and agency standards or can be made to meet City and agency standards
through conditions of approval. This criterion will be met.
NOTICE OF DECISION MLP201400005/CRISP-DAVILA PARTITION PAGE 6 OF 20
All proposed lots conform to the specific requirements below:
The minimum width of the building envelope area shall meet the lot requirement of the applicable zoning
district.
The average minimum lot width required for the R-4.5 zoning district is 50 feet. Parcel 1 has a proposed lot width of
90.61 feet, Parcel 2 has a proposed lot width of 88.5 feet, and Parcel 3 has a proposed lot width of 139.51 feet. This
criterion is 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 minimum lot area requirement in the R-4.5 zoning district is 7,500 square feet for detached single-family units. The
applicant states the three proposed parcels are 8,900 square feet, 8,019 square feet, and 12,662 square feet respectively.
No flag lots are being created. This criterion is 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.
All proposed parcels have frontage well in excess of 15 feet. This criterion is met.
Setbacks shall be as required by the applicable zoning district.
The existing house and proximate detached garage will meet all setback requirements on Parcel 1 both as proposed. No
new structures are proposed on lots 2 and 3, and compliance with setback requirements will occur as part of normal
building permit review. The existing garage near the southern property line cannot meet front-yard setback
requirements and straddles a proposed property line. While the applicant has proposed to demolish the building, the
demolition must be completed prior to the recordation of the plat in order to meet front yard setback standards. A
condition of approval is being applied to ensure compliance with this standard. As conditioned, this criterion will be
met.
When the partitioned lot is a flag lot,the developer may determine the location of the front yard,provided that
no side yard is less than 10 feet. Structures shall generally be located so as to maximize separation from
existing structures.
There are no flag lots proposed with this application.This criterion does not apply.
A screen shall be provided along the property line of a lot of record where the paved drive in an accessway is
located within ten feet of an abutting lot in accordance with Sections 18.745.050. Screening may also be
required to maintain privacy for abutting lots and to provide usable outdoor recreation areas for proposed
development.
The proposal includes dedication of public right of way to provide access to lots 2 and 3, immediately adjacent to an
existing lot of record to the east. Fencing is not allowed in the public right of way. As required in table 18.745.2 neither
buffering nor screening is required between existing and proposed single-family homes, or between single-family homes
and local streets. This criterion does not apply.
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.
The nearest fire hydrant is approximately 130 feet to the west of the project site, on the southern side of Edgewood
Street. In comments submitted by Tualatin Valley Fire&Rescue,and discussed in further detail below,the fire marshal
specifies their standards for fire hydrant location. To ensure conformance with Chapter 18.810 and as discussed in
findings pertaining to that chapter, the Engineering Division is applying a condition of approval to ensure hydrant
locations are approved by TVF&R prior to the issuance of any Public Facility Improvement Permits. As conditioned,
this criterion will be 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 common drive is proposed with this application to make use of the fire truck turnaround located inside Parcel 3 and
NOTICE OF DECISION MLP2014-00005/CRISP-DAVILA PARTITION PAGE 7 OF 20
adjacent to Parcel 2. In order to ensure this standard is met, a condition is being added to ensure the easement is
created. As conditioned,this criterion will be met.
Any access way shall comply with the standards set forth in Chapter 18.705,Access,Egress and Circulation.
As discussed in findings pertaining to Chapter 18.705,this criterion will be met.
Where landfill 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 pedestrian/bicycle pathway
plan.
No portion of this site is within 100 year floodplain. The nearest mapped floodplain is approximately 0.30 miles to the
north. This criterion does not apply.
An application for a variance to the standards prescribed in this chapter shall be made in accordance with
Chapter 18.370,Variances and Adjustments. The applications for the partition and variance(s)/adjustment(s)
will be processed concurrently.
The applicant has not requested a variance or adjustment with this proposal. This criterion does not apply.
FINDING: The standards for land partitions are met, or can be met through conditions of approval set
forth in Section II of this decision.
Residential Zoning Districts (18.510):
Table 18.510.030.1 outlines uses permitted in residential zoning districts.
Single-family dwellings and household living are allowed within the R-4.5 zoning district. The existing single family
home to be located on Parcel 1 will not change use type or dwelling type as a result of the partition. Parcels 2 and 3 are
being developed for the purpose of construction a new single-family home on each lot. This standard is met.
Development standards in residential zoning districts are contained in Table 18.510.2 below:
TABLE 18.510.2
DEVELOPMENT STANDARDS IN RESIDENTIAL ZONES
STANDARD R-4.5 Parcell Parcel 2 Parcel 3
Minimum Lot Size
-Detached unit 7,500 sq. 8,900 8,019 sq.ft. 12,662 sq.ft.
-Duplexes ft.
-Attached unit
Average Minimum Lot Width
-Detached unit lots 50 ft. 90.61 ft. 88.5 ft. 139.51 ft.
-Duplex lots 90 ft.
-Attached unit lots
Maximum Lot Coverage - N/A N/A N/A
Minimum Setbacks
-Front yard 20 ft. 40 ft. N/A N/A
-Side facing street on corner&through lots 15 ft. 47 ft. N/A N/A
-Side yard 5 ft. 5 ft. N/A N/A
-Rear yard 15 ft. 18 ft. N/A N/A
-Distance between property line and front of garage 20 ft. 66 ft. N/A N/A
Maximum Height 30 ft. Existing/no change N/A N/A
Minimum Landscape Requirement - N/A N/A
As shown in the table above, the proposed Parcel 1 will satisfy the applicable development standards of the R-4.5
zone. Conformance for Parcels 2 and 3 will be enforced as part of normal building permit review. This criterion is
met.
FINDING: The standards for residential zoning districts are met.
NOTICE OF DECISION MLP2014-00005/CRISP-DAVJLA PARTITION PAGE 8 OF 20
Access,Egress and Circulation(18.705):
Section 18.705.030.H.1 states that an access report shall be submitted with all new development proposals
which verifies design of driveways and streets are safe by meeting adequate stacking needs, sight distance
and deceleration standards as set by ODOT,Washington County,the City and AASHTO.
The proposed site connects to Edgewood Street at a location that is straight and lacks any significant vertical curves,
and has buildings set back far enough to be out of a driver's line of sight. Adequate stacking distances are provided as
proposed driveways at least 30 feet south of the SW Edgewood right-of-way.
The application does not include a preliminary sight distance analysis showing that sight distance at the intersection is
adequate. A sight distance analysis following construction will also be required. It is reasonable to believe that the
applicant can provide these through a condition of approval. As conditioned,this standard will be met.
Section 18.705.030.H.2 states that driveways shall not be permitted to be placed in the influence area of
collector or arterial street intersections. Influence area of intersections is that area where queues of traffic
commonly form on approach to an intersection. The minimum driveway setback from a collector or arterial
street intersection shall be150 feet, measured from the right-of-way line of the intersecting street to the throat
of the proposed driveway. The setback may be greater depending upon the influence area, as determined
from City Engineer review of a traffic impact report submitted by the applicant's traffic engineer. In a case
where a project has less than 150 feet of street frontage, the applicant must explore any option for shared
access with the adjacent parcel. If shared access is not possible or practical, the driveway shall be placed as
far from the intersection as possible.
No driveways are proposed in or near the influence area of a Collector or Arterial. This standard is met.
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.
No new driveways or street connections to Arterials or Collectors are proposed or required. This standard does not
apply.
FINDING: The standards for Access,Egress, and Circulation are met, or can be met through conditions of
approval set forth in Section II of this decision.
Density Computations and Limitations (18.715):
Chapter 18.715 implements the Comprehensive Plan by establishing the criteria for determining the number
of dwelling units permitted. The number of allowable dwelling units is based on the net development area.
The net area is the remaining parcel area after exclusion of sensitive lands and land dedicated for public
roads or parks. The net area is then divided by the minimum lot size permitted by the zoning district to
determine the number of dwelling units that may be developed on a site.
Based on the formulas in Chapter 18.715 of the City of Tigard Community Development Code, the maximum and
minimum number of units permitted on the site is based on the net developable area, subtracting sensitive land areas,
land dedicated to public parks, land dedicated for public right-of-way, land for private streets or access drives, and lot
area for the existing home from the total site area. The density is calculated as follows:
Proposed
Gross Site Area 43,498 sq. ft.
Right-of-Way Dedication -13,917 sq. ft.
Lot for Existing Home - 8,900 sq. ft.
Net Site Area 20,681 sq. ft.
Maximum Density (Net Site Area
2.76 lots
divided by minimum lot size)
Minimum Density (80% of
2.21 lots
Maximum Density).
The applicant's proposal to create 2 additional lots for single-family detached homes meets the maximum and minimum
density requirements of the R-4.5 zone. This standard is met.
NOTICE OF DECISION MLP2014-00005/CRISP-DAVIL,A PARTITION PAGE 9 OF 20
FINDING: Based on the analysis above, the project will meet minimum and maximum density requirements.
Landscaping and Screening(18.745):
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).
The applicant has removed all tree cover from the property, and the two lots to be developed and associated right of
way are largely devoid of vegetation. A fence currently surrounds the boundary of the property. This criterion does not
apply.
Street trees: Section 18.745.040
A. Street trees shall be required as part of the approval process for conditional use (Type III), downtown
design review (Type II and III), minor landartition (Type II), planned development (Type III), site
development review(Type II) and subdivision(Type� II and III)permits.
This project is for a minor land partition, therefore street trees are required and have been proposed in the application.
This standard is met.
B.The minimum number of required street trees shall be determined by dividing the linear amount of
street frontage within or adjacent to the site (in feet) by 40 feet.When the result is a fraction,the
minimum number of required street trees shall be determined by rounding to the nearest whole
number.
With a combined street frontage of 417 linear feet, 10 street trees are required (417 / 40 = 10.43). The applicant
proposes the planting of 9 street trees (White Ash) in planter strips. Per the site plan there is one tree proposed on
Edgewood, and eight proposed along SW 93rd Avenue. This conflicts with the table at the top of Sheet 4,which only
counts eight street trees. Neither meets the standard as proposed. It is reasonable to assume that the applicant can
comply with a condition of approval requiring the planting of one additional tree, or pay the fee-in-lieu, in order to
comply with this standard. As conditioned,this standard can be met.
C. Street trees required by this section shall be planted according to the street tree planting standards in
the Urban Forestry Manual.
D. Street trees required by this section shall be provided adequate soil volumes according to the street
tree soil volume standards in the Urban Forestry Manual.
The nine street trees meet the street tree planting standards set forth in Section 12 of the Urban Forestry Manual,
including soil volumes,as detailed on Sheet 4 of the proposed plans. This standard is met.
E. Street trees required by this section shall be planted within the right-of-way whenever practicable
according to the street tree planting standards in the Urban Forestry Manual. Street trees may be
planted no more than six feet from the right-of-way according to the street tree planting standards in
the Urban Forestry Manual when planting within the right-of-way is not practicable.
All proposed street trees will be in dedicated public right of way. This standard is met.
Buffering and Screening Requirements: Section 18.745.050.5
The proposed land partition occurs on a parcel surrounded by the same land use designation (R-4.5) as the subject
parcel. Therefore, no buffering or screening pursuant to Section 18.745.050.A is required for the proposed land
partition.This standard does not apply.
FINDING: Based on the analysis above,the Landscaping standards have been met.
Off-street Parking and Loading Requirements (18.765):
This Chapter is applicable for development projects when there is new construction, expansion of existing
use, or change of use in accordance with Section 18.765.070 Minimum and Maximum Off-Street Parking
Requirements.
Finding: The proposed partition will create three lots for single-family residences. Table 18.765.2 requires that
NOTICE OF DECISION MLP2014-00005/CRISP-DAVILA PARTITION PAGE 10 OF 20
one (1) off-street parking space be provided per detached dwelling unit. There is no maximum limit on
parking allowed for detached single-family dwellings. There is also no bicycle parking requirement for
single-family dwellings. The existing residence to be located on Parcel 1 has two covered off-street
parking spaces. Compliance with minimum parking standards for Parcels 2 and 3 will be enforced as
part of normal building permit review. Based on this analysis, the standards for off-street parking are
met or will be met through normal building permit review.
Urban Forestry Plan(18.790):
Urban Forestry Plan Requirements (18.790.030)
A. Urban forestry plan requirements.An urban forestry plan shall:
1. Be coordinated and approved by a landscape architect (the project landscape architect) or a person that
is both a certified arborist and tree risk assessor (the project arborist), except for inor land partitions that
can demonstrate compliance with effective tree canopy cover and soil volume requirements by planting
street trees in open soil volumes only;
This application is for a minor land partition. The applicant has demonstrated effective canopy cover and soil
volume requirements are achievable by planting street trees in open soil volumes alone. The requirement for a
landscape architect or certified arborist and tree risk assessor does not apply.
2. Meet the tree preservation and removal site plan standards in the Urban Forestry Manual (UFM);
According to the plans submitted, the project side is devoid of trees, save for two small deciduous trees of unknown
species at the northwest corner of the project site on proposed Parcel 1, which are outside of the development
impact area. These trees are located in front of the existing house to be preserved, and front Edgewood Street
where no improvements are proposed or required. Based on these facts, this standard does not generally apply to
the project site, and the applicant has not provided such a plan.
However, Section 1.J of Section 10 of the Urban Forestry Manual does require all trees within 25 feet of the
development impact area to be inventoried, Section L requires the identification of the dripline for all stand grown
trees, and Section M requires the identification of locations for tree protection fencing. Based on aerial
photographs, stands of trees exist along the southwest and southeast boundaries of the project site, and open grown
trees along the eastern boundary of the project site with unknown ownership. It is reasonable to assume that the
applicant can produce a plan that identifies these trees, and proposes the location and type of tree protection
fencing for trees to be preserved, consistent with the requirements of the manual. As conditioned, this standard
will be met.
3. Meet the tree canopy site plan standards in the Urban Forestry Manual; and
A Tree Canopy Site Plan (Sheet 4 of 6) was provided that proposes the use of street trees to meet minimum canopy
standards. This plan satisfies most, but not all of the requirements of Part 2 of Section 10 of the Urban Forestry
Manual. Specifically, the plan excludes items H and I q(driplines of trees to be preserved), and L (depiction of
mature tree canopy for all trees to be preserved). It is reasonable to assume that the applicant can produce a plan
that includes these requirements, consistent with the requirements of the manual. As conditioned, this standard will
be met.
4. Meet the supplemental report standards in the Urban Forestry Manual.
The applicant is complying with minimum canopy standards through the use of street trees alone, and therefore a
supplemental report prepared by a landscape architect or certified arborist is not required per TDC 18.790.030.A.1.
The applicant has provided much, but not all, of the information required of a Supplemental Report on Sheet 4 of
6, but not provided as a separate report. The applicant has also submitted conflicting information regarding the
number of street trees proposed, as discussed in findings pertaining to 18.745 above. However, based on
information submitted on the site plan portion of Sheet 4, the applicant has demonstrated that the project complies
with minimum canopy standards through the planting of nine street trees (one on Edgewood Street and eight along
SW 93`d)
Because the site is zoned R-4.5, the required effective tree canopy is 40% for the entire site. Partitions in this zone
also require a minimum 15% effective canopy for each lot. According to information provided on Sheet 4, the
NOTICE OF DECISION MLP2014-00005/CRISP-DAVILA PARTITION PAGE 11 OF 20
1
applicant meets these standards through the planting of nine White Ash for a total of 14,310 square feet of mature
canopy cover (9 x 1,530 square feet). With a total site area of 29,581, the project would have an effective canopy
cover of 48%.
Parcel 1 Parcel 2 Parcel 3 Total Site
Proposed Canopy Cover 71% 40% 38% 48%
The remaining information, primarily inventory data, has not been provided. However, the applicant can be
reasonably expected to provide this information through a condition of approval. Moreover, as discussed in
findings pertaining to public street improvements below, the applicant has proposed street improvements in excess
of the minimum required by City Standards. Should the applicant choose to revise their public improvements to
match the city's minimum requirements, revised urban forestry documents would also need to be submitted, and a
condition has also been added to address this scenario. As conditioned,this standard can be met.
B. Tree canopy fee. If the supplemental report demonstrates that the applicable standard percent effective
tree canopy cover will not be provided through any combination of tree planting or preservation for the
overall development site (excluding streets) or that the 15% effective tree canopy cover will not be provided
through any combination of tree planting or preservation for any individual lot or tract in the R-1, R-2, R-
3.5, R-4.5 and R-7 districts (when the overall development site meets or exceeds the standard percent
effective tree canopy cover), then the applicant shall provide the city a tree canopy fee according to the
methodology outlined in the tree canopy fee calculation requirements in the Urban Forestry Manual.
The supplemental report demonstrates that the 40% and 15% effective tree canopy cover minimums will be
provided. This standard does not apply.
FINDING: Based upon the facts above, the Urban Forestry Plan requirements have been met or will be
met through conditions of approval.
Urban Forestry Plan Implementation (18.790.060)
C. Tree Establishment. The establishment of all trees shown to be planted in the tree canopy site plan
(per 18.790.030 A.3) and supplemental report (per 18.790.030.A.4) of the previously approved urban forestry
plan shall be guaranteed and required according to the tree establishment requirements in Section 11, part
2 of the Urban Forestry Manual.
FINDING: A condition of aproval has been added to require the submittal of a tree establishment
bond that meets tie requirements of the Urban Forestry Manual Section 11, Part 2. As
conditioned, this standard will be met.
D. Urban forest inventory. Spatial and species specific data shall be collected according to the urban
forestry inventory requirements in the Urban Forestry Manual for each open grown tree and area of stand
grown trees in the tree canopy site plan (per Section 18.790.030.A.3) and supplemental report (per Section
18.790.030.A.4) of a previously approved urban forestry plan.
Section 11, Part 3 of the Urban Forestry Manual states that prior to any ground disturbance work, the applicant shall
provide a fee to cover the city's cost of collecting and processing the inventory data for the entire urban forestry plan.
The total tree inventory fee is unknown at this time as the urban forestry plan must be revised or fee-in-lieu paid to
account for an inadequate number of street trees. In order to ensure compliance with this standard, a condition of
approval is being added requiring the payment of the fee prior to sitework. As conditioned,this standard will be met.
FINDING: Standards to implement the Urban Forestry Plan have not been satisfied but can be as
conditioned.
Street And Utility 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:
NOTICE OF DECISION N LP2014-00005/CRISP-DAVIL.A PARTITION PAGE 12 OF 20
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 18.810.030E requires a Neighborhood Route to have at
least a 54-foot right-of-way width and 32-foot paved section. Other improvements required may include on-
street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street
trees.
This site lies adjacent to Edgewood Street, which is classified as a Neighborhood Route in the Tigard Transportation
System Plan. At present, there is approximately 20 feet of right-of-way from the centerline, according to the most
recent tax assessor's map. The applicant proposes the dedication of additional right-of-way to provide 27 feet from
centerline on Edgewood Street on the final plat.
The applicant also proposes the dedication of 32.5 feet of right of way and associated improvements to extend SW 93rd
through the property. These improvements include 20 feet of pavement,a six foot planter strip,and five foot sidewalk.
In a comment letter dated November 4, 2015, the Development Engineering Division found the proposed
improvements to exceed City standards for a local street in this location, and specified a reduced cross-section within a
25 foot right of way: a 12-foot paved section,2-foot shoulder on the east side,0.5-foot curb, 5-foot wide sidewalk, and
0.5 feet between the sidewalk and the new property line. To comply with City standards, a condition of approval has
been added to require a reduced dedication associated improvements, unless otherwise approved by the City Engineer
during review of the Public Facility Improvement application review.
As discussed above, a letter was also submitted requesting the addition of a temporary pedestrian pathway to form a
temporary north-south connection until such time as full street connection is made. While full street improvements are
not being required along the entirety of the new right of way, and a reduced cross-section is also being required, the
extension of the sidewalk will enable the partial completion of a temporary pedestrian connection with the McDonald
Woods subdivision to the south, through undeveloped right of way. This will enable the near term construction and
use of public right of ways by pedestrians, until such time as the property to the south develops and forms a complete
street connection.
As conditioned,this standard will be met.
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.
NOTICE OF DECISION MLP2014-00005/CRISP-DAVILA PARTITION PAGE 13 OF 20
The proposed development includes right-of-way dedication that extends the full length of the property, connecting
Edgewood to the northern terminus of unimproved right of way for SW 93rd Avenue that was created as part of the
McDonald Woods subdivision to the South. Within this right of way is proposed the construction of a half-street of
sufficient length to serve the two newly created lots, and will become a full street when adjacent properties are
developed.
A temporary hammerhead is proposed on Lot 3 to provide a turnaround, and a condition of approval has been added
to ensure it meets Tualatin Valley and Fire requirements for emergency access.
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.
The proposed development includes right-of-way dedication and construction of a north-south half-street that would
eventually connect from Edgewood St to McDonald St. This half-street will serve as the access for the parcels of this
partition, and will become a full street when adjacent properties are developed. The alignment of the street was chosen
to both preserve the existing home, and extend SW 93rd consistent with a future streets plan approved as part of the
McDonald Woods Subdivision in 2004 (see Sheet D4 of the approved plans for SUB2005-00005). With this dedication
and construction,the applicant will be doing their part to meet this standard.
Section 18.810.030.H.2 states that all local, neighborhood routes and collector streets which abut a
development site shall be extended within the site to provide through circulation when not precluded by
environmental or topographical constraints, existing development patterns or strict adherence to other
standards in this code. A street connection or extension is precluded when it is not possible to redesign, or
reconfigure the street pattern to provide required extensions. Land is considered topographically constrained
if the slope is greater than 15% for a distance of 250 feet or more. In the case of environmental or
topographical constraints, the mere presence of a constraint is not sufficient to show that a street connection
is not possible. The applicant must show why the constraint precludes some reasonable street connection.
There is existing north-south right-of-way located to the south and east of this development, and is presently
unimproved and used as temporary tree buffer for the McDonald Woods subdivision. The project will extend right-of-
way and proportional public improvements to form a connection with the existing right of way,which will be extended
when adjacent properties develop.
As discussed above, a letter from a proximate property owner was submitted requesting the addition of a temporary
pedestrian pathway to form a temporary north-south connection until such time as full street connection is made.
While full street improvements are not being required along the entirety of the new right of way, and a reduced cross-
section is also being required, a condition of approval has been added requiring the extension of the sidewalk to enable
the partial completion of a temporary pedestrian connection with the McDonald Woods subdivision to the south,
through undeveloped right of way. This will enable the near term construction and through-circulation by pedestrians,
until such time as the property to the south develops and forms a complete street connection.
As conditioned,this standard is met.
Culs-de-sacs: Section 18.810.030L states that a cul-de-sac may be no more than 200 feet long, shall not provide
access to greater than 20 dwelling units, and shall be used only when environmental or topographical
NOTICE OF DECISION MLP2014-00005/CRISP-DAVILA PARTITION PAGE 14 OF 20
constraints, existing development pattern, or strict adherence to other standards in this code preclude street
extension and through circulation.
No cul-de-sacs are proposed with this development.This standard does not apply.
Grades and Curves: Section 18.810.030.N states that grades shall not exceed ten percent on arterials, 12% on
collector streets, or 12% on any other street (except that local or residential access streets may have segments
with grades up to 15% for distances of no greater than 250 feet). Centerline radii of curves shall be as
determined by the City Engineer.
The existing grades along Edgewood Street are less than 12%. No grade changes are proposed to Edgewood Street.
The proposed grades of the north-south street are less than 12%. This standard is met.
Access to Arterials and Major Collectors: Section 18.810.030.Q states that where a development abuts or is
traversed by an existing or proposed arterial or major collector street, the development design shall provide
adequate protection for 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:
• A parallel access street along the arterial or major collector;
• Lots of suitable depth abutting the arterial or major collector to provide adequate buffering with frontage
along another street;
• Screen planting at the rear or side property line to be contained in a non-access reservation along the
arterial or major collector;or
• Other treatment suitable to meet the objectives of this subsection;
• If a lot has access to two streets with different classifications,primary access should be from the lower
classification street.
The proposal does not include access to an Arterial or Major Collector. This standard does not apply.
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 north-south street will be in public right-of-way. No private streets are proposed with this development. This
standard does not apply.
Block Designs - Section 18.810.040.A states that the length,width and shape of blocks shall be designed with
due regard to providing adequate building sites for the use contemplated, consideration of needs for
convenient access, circulation, control and safety of street traffic and recognition of limitations and
opportunities of topography.
Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall not exceed 2,000
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.
NOTICE OF DECISION MLP2014-00005/CRISP-DAVILA PARTITION PAGE 15 OF 20
The proposed development includes right-of-way dedication and construction of a north-south street that would
eventually connect from Edgewood St to McDonald St. The proposed half-street will serve as the access for the parcels
of this partition, and will become a full street when adjacent properties are developed. With this dedication and
construction, as discussed and conditioned above, the applicant will be doing their part to meet this standard. This
standard is met.
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.
The project proposes the dedication of right of way to provide a future, full street connection to the south, and
sufficient roadway improvements to provide vehicular access for two new single-family lots. At the present time a full
street connection is not possible due to existing development to the south and insufficient right of way width to the
southeast, but a pedestrian connection is possible due to the presence of adjoining right-of-way of sufficient width to
accommodate a pedestrian connection to SW Hillview Street and McDonald Street beyond. A condition of approval
has been added that requires the extension of the sidewalk along the entirety of the public right of way, which would
provide a proportional and partial component of a pedestrian connection to between Edgewood Street and Hillview
Street to the south. As conditioned, this standard 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.
This proposed development includes construction of sidewalk along the development side of SW 93rd Avenue, not the
entire length of SW 93rd Avenue. As discussed above, a condition has been added requiring the extension of the
sidewalk along the entirety of SW 93rd Avenue. As conditioned,this standard is met.
Sanitary Sewers:
Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new
development and to connect developments to existing mains in accordance with the provisions set forth in
Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water
Services in 1996 and including any future revisions or amendments) and the adopted policies of the
comprehensive plan.
Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional
development within the area as projected by the Comprehensive Plan.
The existing sewer in SW Edgewood Street and lateral to the existing house was constructed through Sewer
Reimbursement District No. 31. Laterals will be extended from the main line to serve the two remaining lots. The
laterals shall be installed in a private easement behind the sidewalk. Payment of any remaining reimbursement fees will
be required. Further extension of the line is not required.
All aspects of the sanitary sewer system design shall be approved prior to obtaining a site permit,and shall be complete
and approved prior to plat approval. Conditions of approval are being applied to ensure compliance with these
requirements. As conditioned,this criterion will be met.
NOTICE OF DECISION MLP2014-00005/CRISP-DAVILA PARTITION PAGE 16 OF 20
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).
The runoff from SW 93rd Avenue will be collected along the curb and conveyed to the ditch along SW Edgewood
Street. There are no apparent significant upstream drainage ways that impact this development. All aspects of the
storm drainage system design shall be approved prior to obtaining a site permit, and shall be complete and approved
prior to plat approval. As conditioned,this standard will be met.
Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer
that the additional runoff resulting from the development will overload an existing drainage facility, the
Director and Engineer shall withhold approval of the development until provisions have been made for
improvement of the potential condition or until provisions have been made for storage of additional runoff
caused by the development in accordance with the Design and Construction Standards for Sanitary and
Surface Water Management(as adopted by Clean Water Services in 2007 and including any future revisions or
amendments).
In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno Creek
Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a
stormwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up
to the 25-year event. The City will require that all new developments resulting in an increase of impervious surfaces
provide onsite detention facilities,unless the development is located adjacent to Fanno Creek. For those developments
adjacent to Fanno Creek,the storm water runoff will be permitted to discharge without detention.
The applicant proposes stormwater infiltration swales between the street and sidewalk, in order to meet this standard.
A fee in-lieu of providing detention is allowable for minor land partitions, and a condition of approval has been added
to accommodate both scenarios. As conditioned,this standard will be met.
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.
NOTICE OF DECISION MLP2014-00005/CRISP-DAVILA PARTITION PAGE 17 OF 20
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 north side of Edgewood Street across from the proposed
development. A condition is being applied to require the applicant to pay a fee-in-lieu of undergrounding of$4,308.85
(123.11 feet times$35 per linear foot). As conditioned,this standard will be met.
Fire and Life Safety:
In order to ensure emergency access and hydrants are available to respond to calls for service by Tualatin Valley Fire
and Rescue, a condition of approval is being attached to require the applicant to obtain approval from Tualatin Valley
Fire&Rescue (TVF&R) for access and hydrant placement prior to issuance of the PFI permit.
Public Water System:
The City of Tigard Public Works provides service in this area. An existing 8-inch line in SW Edgewood Street will
provide service. The service to the existing house will remain and two additional services from the mainline will be
provided. The laterals shall be in an easement behind the proposed sidewalk. The applicant shall obtain approval from
the city of all aspects of the proposed development (as it relates to water service) prior to issuance of the PFI permit,
and all water-related facilities must be complete and approved prior to plat approval.
Storm Water Quality:
The City has agreed to enforce Surface Water Management (SWM) regulations established by Clean Water
Services (CWS) Design and Construction Standards (adopted by Resolution and Order No. 00-7) which
require the construction of on-site water quality facilities. The facilities shall be designed in accordance with
the CWS Design and Construction Standards for Sanitary Sewer and Surface Water Management and 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.
In order to comply with standards pertaining to surface water management,the applicant has proposed the construction
of water quality swales between the sidewalk and the street. The proposed development is not of sufficient size to
require construction of water quality treatment. This standard does not apply.
Grading and Erosion Control:
CWS Design and Construction Standards also regulate erosion control to reduce the amount of sediment and
other pollutants reaching the public storm and surface water system resulting from development,
construction, grading, 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.
The applicant shall meet the requirements of the Federal Clean Water Act regarding National Pollutant
Discharge Elimination System (NPDES) erosion control permits that may be needed for this project.
NOTICE OF DECISION MLP2014-00005/CRISP-DAVILA PARTITION PAGE 18 OF 20
The applicant shall follow all applicable requirements regarding grading and erosion control, particularly those of the
Federal Clean Water Act, State of Oregon, Clean Water Services,and City of Tigard including obtaining and abiding by
the conditions of NPDES 1200-C or 1200-C-N permits as applicable.
Site Permit Required:
The applicant is required to obtain a Site Permit from the Building Division to cover all on-site private utility
installations (water, sewer,storm, etc.) and driveway construction.
Address Assignments:
The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard. An addressing fee in the
amount of$50.00 per address shall be assessed. This fee shall be paid to the City prior to issuance of permits.
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.
Survey Requirements
The applicant's final plat shall contain State Plane Coordinates [NAD 83 (91)] on two monuments with a tie to the
City's global positioning system (GPS) geodetic control network (GC 22). These monuments shall be on the same line
and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat
shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid
north. These coordinates can be established by:
• GPS tie 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).
FINDING: As demonstrated above, the application meets city standards for streets and other public
facilities,or can meet them through conditions of approval.
SECTION VI. AGENCY COMMENTS
Clean Water Services (CWS) submitted a comment letter (October 5, 2015) outlining the requirements to obtain a
Storm Water Connection Permit Authorization. This authorization is required prior to any site work or partition plat
recording. The City of Tigard and CWS have an intergovernmental agreement stating that the City will ensure
implementation of CWS Design and Construction Standards (R&O 07-20);therefore this minor land partition approval
is conditioned to satisfy CWS requirements.
Tualatin Valley Fire and Rescue (TVF&R) reviewed the proposal and provided a comment letter dated October 6,
2015. In the letter, they requested conditions of approval and provided general requirements to comply with TVF&R
requirements for access and firefighting. To ensure compliance with this agency's requirements, a condition of
approval has been added that requires the applicant to provide written approval from TVF&R prior to commencing site
improvements.
SECTION VII. PROCEDURE AND APPEAL INFORMATION
Notice: Notice was mailed to:
X The applicant and owners
X Owner of record within the required distance
X Affected government agencies
NOTICE OF DECISION MLP2014-00005/CRISP-DAVILA PARTITION PAGE 19 OF 20
Final Decision:
THIS DECISION IS FINAL ON NOVEMBER 30,2015 AND BECOMES
EFFECTIVE ON DECEMBER 1,2015 UNLESS AN APPEAL IS FILED.
Appeal:
The Director's Decision is final on the date that it is mailed. All persons entitled to notice or who are otherwise
adversely affected or aggrieved by the decision as provided in Section 18.390.040.G.1. may appeal this decision in
accordance with Section 18.390.040.G.2. of the Tigard Community Development Code which provides that a written
appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the Notice
of Decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City
Hall, 13125 SW Hall Boulevard,Tigard, Oregon 97223.
Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the
specific issues identified in the written comments submitted by the parties during the comment period. Additional
evidence concerning issues properly raised in the Notice of Appeal may be submitted by any party during the appeal
hearing, subject to any additional rules of procedure that may be adopted from time to time by the appellate body.
THE DEADLINE FOR FILING AN APPEAL IS 4:00 PM ON NOVEMBER 30,2015.
Questions:
If you have any questions,please call the City of Tigard Planning Division,Ty • City Hall, 13125 SW Hall Boulevard,
Tigard, Oregon at(503) 639-4171.
November 12.2015
PRE j: V D BY: John Floyd DATE
Associate Pla /
, November 12.2015
APPROVED BY: Tom McGuire DATE
Assistant Community Development Director
Attachments: "A"—Zoning&Vicinity Map
"B"—Proposed Site Plan
"C"—November 4,2015 Letter from Development Engineering
"D"—October 6,2015 Letter from Tualatin Valley Fire&Rescue
"E"—October 5,2015 Letter from Clean Water Services
"F"—September 26,2015 Letter from Gordon Vreugdenhil
"G"—Undated letter from Alex and Joanna Mattson
NOTICE OF DECISION MLP2014-00005/CRISP-DAVILA PARTITION PAGE 20 OF 20
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003)819-6335 a<a[0 BY:
MEMORANDUM
CITY OF TIGARD, OREGON
DATE: 11-4-2015
TO: John Floyd, Associate Planner
FROM: Greg Berry, Development Review Engineer
RE: Crisp-Davila MLP 2014-00005
Access Management (Section 18.705.030.H)
Section 18.705.030.H.1 states that an access report shall be submitted with
all new development proposals which verifies design of driveways and
streets are safe by meeting adequate stacking needs, sight distance and
deceleration standards as set by ODOT, Washington County, the City and
AASHTO.
Access to the site is provided SW Edgewood Street, a neighborhood route. Adequate
stacking distances are provided by spacing driveways at least 30 feet south of the SW
Edgewood right-of-way.
The application does not include a preliminary sight distance analysis showing that
sight distance at the intersection is adequate. A sight distance analysis following
construction will also be required.
Section 18.705.030.H.2 states that driveways shall not be permitted to be
placed in the influence area of collector or arterial street intersections.
Influence area of intersections is that area where queues of traffic
commonly form on approach to an intersection. The minimum driveway
setback from a collector or arterial street intersection shall be150 feet,
measured from the right-of-way line of the intersecting street to the throat
of the proposed driveway. The setback may be greater depending upon the
influence area, as determined from City Engineer review of a traffic impact
report submitted by the applicant's traffic engineer. In a case where a
project has less than 150 feet of street frontage, the applicant must explore
any option for shared access with the adjacent parcel. If shared access is
not possible or practical, the driveway shall be placed as far from the
intersection as possible.
No driveways are proposed within the influence area of a collector or arterial
street. This requirement is met.
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
ENGINEERING COMMENTS
Crisp-Davila Partition PAGE 1
driveways and streets along an arterial shall be 600 feet. The minimum
spacing of local streets along a local street shall be 125 feet.
No driveways along a collector or arterial street. The proposed local street along SW
Edgewood Street meets the minimum 125-foot spacing standard.
Street And Utility 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 54-foot right-of-way width and 32-foot paved
section. Other improvements required may include on-street parking,
sidewalks and bikeways, underground utilities, street lighting, storm
drainage, and street trees.
Currently, there appears to be 20 feet of right-of-way from centerline of Edgewood
Street. Increasing the half right-of-way to 27 feet will be required.
The right-of-way for proposed SW 93rd shall extend 25 feet from the eastern
property line. Provide a 12-foot paved section, 2-foot shoulder on the east side,
0.5-foot curb, 5-foot wide sidewalk, and 0.5 feet between the sidewalk and the new
property line.
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
ENGINEERING COMMENTS
Crisp-Davila Partition PAGE 2
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 proposed turn-around will be required to meet TVF&R requirements.
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
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 right-of-way for the proposed street will be extended to the southern property
line of the development for further extension to SW Hillview Street. The applicant
shall construct half-street improvements from SW Edgewood Street to the southern
terminus of the proposed turn-around.
Cul-de-sacs: 18.810.030.L states that 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:
• All cul-de-sacs shall terminate with a turnaround. Use of turnaround
configurations other than circular, shall be approved by the City Engineer;
and
• 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, and
ENGINEERING COMMENTS
Crisp-Davila Partition PAGE 3
• If a cul-de-sac is more than 300 feet long, a lighted direct pathway to an
adjacent street may be required to be provided and dedicated to the
City.
No cul-de-sacs are proposed.
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.
There are no arterials or collector streets within the development. The grade of the
proposed local street does not exceed 15% and exceeds 12% for less than 250 feet. This
requirement is met.
Access to Arterials and Major Collectors: Section 18.810.030.Q states that
where a development abuts or is traversed by an existing or proposed
arterial or major collector street, the development design shall provide
adequate protection for 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:
• A parallel access street along the arterial or major collector;
• Lots of suitable depth abutting the arterial or major collector to provide
adequate buffering with frontage along another street;
• Screen planting at the rear or side property line to be contained in a
non-access reservation along the arterial or major collector; or
• Other treatment suitable to meet the objectives of this subsection;
• If a lot has access to two streets with different classifications, primary
access should be from the lower classification street.
There are no arterials or collector streets within the development.
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.
No private streets are proposed.
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
ENGINEERING COMMENTS
Crisp-Davila Partition PAGE 4
sites for the use contemplated, consideration of needs for convenient
access, circulation, control and safety of street traffic and recognition of
limitations and opportunities of topography.
Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks
formed by streets shall not exceed 1,800 feet measured along the right-of-
way line except:
• Where street location is precluded by natural topography, wetlands or
other bodies of water or, pre-existing development or;
• For blocks adjacent to arterial streets, limited access highways, major
collectors or railroads.
• For non-residential blocks in which internal public circulation provides
equivalent access.
PLANNING
Section 18.810.040.B.2 also states that bicycle and pedestrian connections
on public easements or right-of-ways shall be provided when full street
connection is not possible. Spacing between connections shall be no
more than 330 feet, except where precluded by environmental or
topographical constraints, existing development patterns, or strict
adherence to other standards in the code.
PLANNING
Lots - Size and Shape: Section 18.810.060(A) prohibits lot depth from being
more than 2.5 times the average lot width, unless the parcel is less than 1.5
times the minimum lot size of the applicable zoning district.
PLANNING
Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of
frontage on public or private streets, other than an alley. In the case of a land
partition, 18.420.050.A.4.c applies, which requires a parcel to either have a
minimum 15-foot frontage or a minimum 15-foot wide recorded access
easement. In cases where the lot is for an attached single-family dwelling
unit, the frontage shall be at least 15 feet.
PLANNING
Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to
meet City design standards and be located on both sides of arterial,
collector and local residential streets. Private streets and industrial streets
shall have sidewalks on at least one side.
A 5-foot wide sidewalk will be provided along the proposed street.
ENGINEERING COMMENTS
Crisp-Davila Partition PAGE 5
•
Sanitary Sewers:
Sewers Required: Section 18.810.090.A requires that sanitary sewer be
installed to serve each new development and to connect developments to
existing mains in accordance with the provisions set forth in Design and
Construction Standards for Sanitary and Surface Water Management (as
adopted by Clean Water Services in 1996 and including any future
revisions or amendments) and the adopted policies of the comprehensive
plan.
Over-sizing: Section 18.810.090.0 states that proposed sewer systems
shall include consideration of additional development within the area as
projected by the Comprehensive Plan.
The existing sewer in SW Edgewood Street and lateral to the existing house was constructed
through Sewer Reimbursement District No. 31. Laterals will be extended from the main line
to serve the two remaining lots. The laterals shall be installed in a private easement behind
the sidewalk. Payment of any remaining reimbursement fees will be required. Further
extension of the line is not required.
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).
The runoff from SW 93rd Avenue will be collected along the curb and conveyed to the ditch
along SW Edgewood Street.
ENGINEERING COMMENTS
Crisp-Davila Partition PAGE 6
Effect on Downstream Drainage: Section 18.810.100.D states that where it
is anticipated by the City Engineer that the additional runoff resulting from
the development will overload an existing drainage facility, the Director and
Engineer shall withhold approval of the development until provisions have
been made for improvement of the potential condition or until provisions
have been made for storage of additional runoff caused by the
development in accordance with the Design and Construction Standards
for Sanitary and Surface Water Management (as adopted by Clean Water
Services in 2000 and including any future revisions or amendments).
In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted
the Fanno Creek Watershed Management Plan. Section V of that plan includes a
recommendation that local governments institute a stormwater detention/effective
impervious area reduction program resulting in no net increase in storm peak flows up to the
25-year event. The City will require that all new developments resulting in an increase of
impervious surfaces provide onsite detention facilities, unless the development is located
adjacent to Fanno Creek. For those developments adjacent to Fanno Creek, the storm water
runoff will be permitted to discharge without detention.
A fee in-lieu of providing detention is allowable
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.
Minimum Width: Section 18.810.110.0 states that the minimum width for
bikeways within the roadway is five feet per bicycle travel lane. Minimum
width for two-way bikeways separated from the road is eight feet.
CHECK TSP
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:
ENGINEERING COMMENTS
Crisp-Davila Partition PAGE 7
• 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.
Payment of the fee in-lieu of undergrounding overhead utility lines along the site is
allowable. The fee is ($35/foot) (123.11 feet) = $4,308.85. New lines will be required to be
placed underground.
ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND
UTILITY IMPROVEMENT STANDARDS:
Traffic Study Findings:
Fire and Life Safety: An additional hydrant, meeting the requirements of
TVF&R, appears to be required.
Public Water System:
An existing 8-inch line in SW Edgewood Street will provide service. The service to the
existing house will remain and two additional services from the mainline will be provided.
The laterals shall be in an easement behind the proposed sidewalk.
ENGINEERING COMMENTS
Crisp-Davila Partition PAGE 8
Storm Water Quality:
The City has agreed to enforce Surface Water Management (SWM)
regulations established by Clean Water Services (CWS) Design and
Construction Standards (adopted by Resolution and Order No. 07-20)
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 proposed development is not of sufficient size to require construction of water quality
treatment.
Grading and Erosion Control:
CWS Design and Construction Standards also regulate erosion control to
reduce the amount of sediment and other pollutants reaching the public
storm and surface water system resulting from development, construction,
grading, 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.
The Federal Clean Water Act requires that a National Pollutant Discharge
Elimination System (NPDES) erosion control permit be issued for any
development that will disturb one or more acre of land. Since this site is
over five acres, the developer will be required to obtain an NPDES permit
from the City prior to construction. This permit will be issued along with
the site and/or building permit.
A final grading plan shall be submitted showing the existing and proposed contours. The plan
shall detail the provisions for surface drainage of all lots, and show that they will be graded to
insure that surface drainage is directed to the street or a public storm drainage system approved
by the Engineering Division.
The design engineer shall also indicate, on the grading plan, which lots will have natural slopes
between 10% and 20%, as well as lots that will have natural slopes in excess of 20%. This
information will be necessary in determining if special grading inspections and/or permits will
be necessary when the lots develop.
ENGINEERING COMMENTS
Crisp-Davila Partition PAGE 9
Address Assignments:
The City of Tigard is responsible for assigning addresses for parcels within the City of
Tigard. An addressing fee in the amount of$50.00 per address shall be assessed. This fee
shall be paid to the City prior to plat approval.
For this project, the addressing fee will be $100.00 (2 lots and/or tracts X$50/address =
$100.00).
Survey Requirements
The applicant's final plat shall contain State Plane Coordinates [NAD 83 (91)] on two
monuments with a tie to the City's global positioning system (GPS) geodetic control network
(GC 22). These monuments shall be on the same line and shall be of the same precision as
required for the subdivision plat boundary. Along with the coordinates, the plat shall contain
the scale factor to convert ground measurements to grid measurements and the angle from
north to grid north. These coordinates can be established by:
• GPS tie 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 (Greg Berry, 503-718-2468 or greg@tigard-
or.gov) for review and approval:
1. Prior to commencing site improvements, a Public Facility Improvement (PFI) permit
is required for this project to cover all infrastructure work and any other work in the
public right-of-way. Six (6) sets of detailed public improvement plans shall be
submitted for review to the Engineering Department. NOTE: these plans are in
addition to any drawings required by the Building Division and should only include
sheets relevant to public improvements. Public Facility Improvement (PFI) permit
plans shall conform to City of Tigard Public Improvement Design Standards, which
are available at City Hall and the City's web page (www.tigard-or.gov).
2. Prior to commencing site improvements, the Applicant shall submit 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
ENGINEERING COMMENTS
Crisp-Davila Partition PAGE 10
i
and provide the name of the corporate contact person. Failure to provide accurate
information to the Engineering Department will delay processing of project
documents.
k 3. Prior to commencing site improvements, 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. All construction vehicle parking shall be provided on-site. No
construction vehicles or equipment will be permitted to park on the adjoining
residential public streets. Construction vehicles include the vehicles of any
contractor or subcontractor involved in the construction of site improvements or
buildings proposed by this application, and shall include the vehicles of all suppliers
and employees associated with the project.
i
4. Prior to commencing site improvements, the Applicant's City of Tigard Public
Facility Improvement permit and construction drawings shall indicate that full width
street improvements, including traffic control devices, mailbox clusters, concrete
sidewalks, driveway aprons, curbs, asphaltic concrete pavement, sanitary sewers,
storm drainage, street trees, streetlights, and underground utilities shall be installed
within the interior subdivision streets.
Requirements prior to commencing site improvements for specific streets are as
follows:
1
• Proposed local skinny street, shall be shown to have:
- Right-of-way dedication of 25 feet from the eastern property line extending
to the southern property line
- Pavement width of 12 feet plus fire apparatus turn-around
- Pavement section to local street standards
- Concrete curb or curb and gutter as needed
- Storm drainage to connect to the existing ditch along SW Edgewood Street.
- Underground utilities
- 5-foot sidewalk with 5-foot planter strip
- Street trees,lighting,striping, signs
- Traffic control devices
- Paving to terminate at the south end of the turn-around at STA 7+17
- NOTE: confirm need for an additional hydrant with TVF&R
• SW Edgewood Street, a neighborhood route, shall be shown to have:
- Right-of-way dedication of 27 feet from centerline.
- Any required ditch maintenance
Street trees and lights
f - Sewer and water line connection
5. Prior to commencing site improvements, the Applicant's construction drawings shall
show that the pavement and rock section for the proposed private streets meet the
City's public street standard for a local residential street.
ENGINEERING COMMENTS
Crisp-Davila Partition PAGE 11
st
6. Prior to commencing site improvements, the Applicant shall obtain a (CWS)
Stormwater Connection Authorization. Plans shall be submitted to the City of Tigard
for review. The city will forward plans to CWS after preliminary review.
7. Prior to commencing site improvements, the Applicant shall provide an erosion
control plan that includes all on and off site work conforming to the "CWS Erosion
Prevention and Sediment Control Design and Planning Manual" (current edition) as
part of the Public Facility Improvement (PFI) permit drawings.
8. Prior to commencing site improvements, the Applicant shall provide a final grading
plan shall be submitted showing the existing and proposed contours. The plan shall
detail the provisions for surface drainage of all lots, and show that they will be
graded to insure that surface drainage is directed to the street or a public storm
drainage system approved by the Engineering Department.
9. Prior to commencing site improvements, the design engineer shall indicate on the
grading plan which lots will have natural slopes between 10% and 20%, as well as
lots that will have natural slopes in excess of 20%. This information will be necessary
in determining if special grading inspections and/or permits will be necessary when
the lots develop.
10. Prior to commencing site improvements, any extension of public water line,hydrants
and water services shall be shown on the proposed Public Facility Improvement
(PFI) permit and shall be reviewed and approved by the City as a part of the
Engineering Division plan review. NOTE: An estimated 12% of the water system
cost will be assessed prior to approval of the City of Tigard's PFI permit.
11. Prior to commencing site improvements, the Applicant will be required to provide
written approval from Tualatin Valley Fire &Rescue for fire flow, hydrant placement
and access.
12. Provide the private sanitary sewer and water laterals with an easement behind the
sidewalk.
THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO
APPROVAL OF THE FINAL PLAT:
Submit to the Engineering Department (Greg Berry, 503-718 2468) for review and
approval:
13. Prior to final plat approval, the Applicant shall pay an addressing fee in the amount
of$ 150. (STAFF CONTACT:Jeremy Hanson 503-718-2467).
ENGINEERING COMMENTS
Crisp-Davila Partition PAGE 12
4
9
A,
1 14. Prior to final plat approval, the Applicant shall pay any remaining reimbursement
fee for Sewer Reimbursement District No. 31.
15. Prior to final plat approval, the Applicant shall pay the fee in-lieu of placing
overhead utilities underground.
16. Prior to final plat approval, 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 (per ORS 92.050). 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.
i
Final plat application submission requirements are as follows:
A. Submit for City review four (4) paper copies of the final plat prepared by a land
surveyor licensed to practice in Oregon and the necessary data or narrative.
• Final plat and data/narrative shall be drawn to the minimum standards set forth
4 by the Oregon Revised Statutes (ORS 92.050), Washington County, and by the ',
City of Tigard.
• Final plat shall show the right-of-way dedication for all public streets.
• Subdivision plats will include signature lines for City Engineer and Community
Development Director.
• Partition plats will include a signature line City Engineer.
NOTE: Washington County will not begin their review of the final plat until
they receive notice from the City of Tigard Engineering Department indicating
that the City has reviewed the final plat and submitted comments to the
Applicant's surveyor.
B. Submit a check in the amount of the current final plat review fee (Contact
Planner on Duty,at 503-718-2421).
THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO
ISSUANCE OF BUILDING PERMITS:
Submit to the Engineering Department (Greg Berry, 503-718- 2468) for review and
approval:
17. Prior to issuance of building permits, the Applicant shall provide the Engineering
Department with a paper copy of the recorded final plat.
ENGINEERING COMMENTS
Crisp-Davila Partition PAGE 13
18. Prior to issuance of building permits, the Applicant shall submit and obtain approval
of a construction access and parking plan for the home building phase.
19. Prior to issuance of building permits within the subdivision, the City Engineer shall
deem the public improvements substantially complete. Substantial completion shall
be when: 1) all utilities are installed and inspected for compliance,including
franchise utilities, 2) all local residential streets shall be fully paved, 3) all pedestrian
pathways are substantially complete, 4) any off-site utility improvements are
{ substantially completed,and 5) all public street lights are installed and ready to be
energized. (NOTE: the City, apart from this condition, and in accordance with the
City's model home policy,may issue model home permits).
20. Prior to issuance of building permits, the Applicant shall submit as-built drawings
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).As-built submittal shall
include an Acrobat (***.pdf) file, one 11x17 paper copy and the electronic point file
as state above and shown in the example below.
Excel spreadsheet/point database file example:
"Feature"; "Type";"XCOORD"; "YCOORD"; "ZCOORD"•
"SSMH02"; "MH"; "7456892.234"; "6298769.879";"192.45"
"WV03", "WV", "7456956.654", "6298723.587", "214.05
I:\ENG\Development Engineering\_LANDUSE_PROJECTS\Edgewood\Comments Crisp-Davila Partition 10-15-15.doc
ENGINEERING COMMENTS
Crisp-Davila Partition PAGE 14
® www.tvfr.com
Tualatin Valley
Fire & Rescue
October 6th, 2015
John Floyd
City of Tigard
13125 SW Hall Blvd
Tigard, Oregon
97223
Re: Crisp— Davila Partition Tax Map 2S102DC, LOT 1900
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:
FIRE APPARATUS ACCESS:
1. 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. (OFC 503.1.1) Note: If
residential fire sprinklers are elected as an alternate means of protection and the system will be
supported by a municipal water supply, please contact the local water purveyor for information
surrounding water meter sizing.
2. AERIAL FIRE APPARATUS ROADS: Buildings with a vertical distance between the grade plane and the highest
roof surface that exceeds 30 feet in height shall be provided with a fire apparatus access road constructed for use by
aerial apparatus with an unobstructed driving surface width of not less than 26 feet. For the purposes of this section,
the highest roof surface shall be determined by measurement to the eave of a pitched roof, the intersection of the roof
to the exterior wall, or the top of the parapet walls, whichever is greater. Any portion of the building may be used for
this measurement, provided that it is accessible to firefighters and is capable of supporting ground ladder placement.
(OFC D105.1, D105.2) Building heights not shown on plans submitted. Access width of 20' will restrict
building heights not to exceed 30 feet.
3. MULTIPLE ACCESS ROADS SEPARATION: 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 area to be served (as
identified by the Fire Code Official), measured in a straight line between accesses. (OFC D104.3) Exception: Buildings
equipped throughout with an approved automatic fire sprinkler system (the approval of this alternate method of
construction shall be accomplished in accordance with the provisions of ORS 455.610(5).
North Operating Center Command&Business Operations Center South Operating Center Training Center
20665 SW Blanton Street and Central Operating Center 8445 SW Elligsen Road 12400 SW Tonquin Road
Aloha,Oregon 97078 11945 SW 70th Avenue Wilsonville,Oregon Sherwood,Oregon
503-649-8577 Tigard,Oregon 97223-9196 97070-9641
503-649-8577 97140-9734
503-649-8577 503-259-1600
4. 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. 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. (OFC D103.6)
5. NO PARKING: Parking on emergency access roads shall be as follows (OFC D103.6.1-2):
1. 20-26 feet road width—no parking on either side of roadway
2. 26-32 feet road width—parking is allowed on one side
3. Greater than 32 feet road width—parking is not restricted
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 75,000 pounds live load (gross vehicle weight). Documentation from a registered engineer that the final
construction is in accordance with approved plans or the requirements of the Fire Code may be requested. (OFC
503.2.3)
7. TURNING RADIUS: The inside turning radius and outside turning radius shall not be less than 28 feet and 48 feet
respectively, measured from the same center point. (OFC 503.2.4 & D103.3)Assure adequate turning radius from
Edgewood St to 93'd.
8. GATES: Gates securing fire apparatus roads shall comply with all of the following (OFC D103.5, and 503.6):
1. Minimum unobstructed width shall be not less than 20 feet (or the required roadway surface width), or two 10 foot
sections with a center post or island.
2. Gates serving three or less single-family dwellings shall be a minimum of 12 feet in width.
3. Gates shall be set back at minimum of 30 feet from the intersecting roadway or as approved.
4. Electric gates shall be equipped with a means for operation by fire department personnel
5. Electric automatic gates shall comply with ASTM F 2200 and UL 325.
No gates are shown on plans.
9. ACCESS DURING CONSTRUCTION: Approved fire apparatus access roadways shall be installed and operational
prior to any combustible construction or storage of combustible materials on the site. Temporary address signage
shall also be provided during construction. (OFC 3309 and 3310.1)
FIREFIGHTING WATER SUPPLIES:
10. MUNICIPAL FIREFIGHTING WATER SUPPLY EXCEPTIONS: The requirements for firefighting water supplies may
be modified as approved by the fire code official where any of the following apply: (OFC 507.5.1 Exceptions)
1. Buildings are equipped throughout with an approved automatic fire sprinkler system (the approval of this alternate
method of construction shall be accomplished in accordance with the provisions of ORS 455.610(5)).
2. There are not more than three Group R-3 or Group U occupancies.
11. SINGLE FAMILY DWELLINGS - REQUIRED FIRE FLOW: The minimum available fire flow for one and two-family
dwellings 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 OFC Appendix B. (OFC B105.2)
2
12. FIRE FLOW WATER AVAILABILITY: Applicants shall provide documentation of a fire hydrant flow test or flow test
modeling of water availability from the local water purveyor if the project includes a new structure or increase in the
floor area of an existing structure. Tests shall be conducted from a fire hydrant within 400 feet for commercial projects,
or 600 feet for residential development. Flow tests will be accepted if they were performed within 5 years as long as
no adverse modifications have been made to the supply system. Water availability information may not be required to
be submitted for every project. (OFC Appendix B)
13. WATER SUPPLY DURING CONSTRUCTION: Approved firefighting water supplies shall be installed and operational
prior to any combustible construction or storage of combustible materials on the site. (OFC 3312.1)
FIRE HYDRANTS:
14. 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. (OFC 507.5.1) Assure that
that an existing hydrant meets the 600 feet requirement.
15. FIRE HYDRANT(S) PLACEMENT: (OFC C104)
• 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. (OFC 507.5.1)
16. FIRE HYDRANT NUMBER AND DISTRIBUTION: The minimum number and distribution of fire hydrants available to a
building shall not be less than that listed in Table C 105.1. (OFC Appendix C)
17. PRIVATE FIRE HYDRANT IDENTIFICATION: Private fire hydrants shall be painted red in color. Exception: Private
fire hydrants within the City of Tualatin shall be yellow in color. (OFC 507)
18. FIRE HYDRANT DISTANCE FROM AN ACCESS ROAD: Fire hydrants shall be located not more than 15 feet from
an approved fire apparatus access roadway unless approved by the fire code official. (OFC C102.1)
19. REFLECTIVE HYDRANT MARKERS: Fire hydrant locations shall be identified by the installation of blue reflective
markers. They shall be located adjacent and to the side of the center line of the access roadway that the fire hydrant
is located on. In the case that there is no center line, then assume a center line and place the reflectors accordingly.
(OFC 507)
20. PHYSICAL PROTECTION: Where fire hydrants are subject to impact by a motor vehicle, guard posts, bollards or
other approved means of protection shall be provided. (OFC 507.5.6 & OFC 312)
21. CLEAR SPACE AROUND FIRE HYDRANTS: A 3 foot clear space shall be provided around the circumference of fire
hydrants. (OFC 507.5.5)
BUILDING ACCESS AND FIRE SERVICE FEATURES
22. PREMISE IDENTIFICATION: New and existing buildings shall have approved address numbers, building
numbers or approved building identification placed in a position that is plainly visible from the street or road
3
fronting the property. The numbers shall contrast with their background. Where required by the fire code
official, address numbers shall be required in additional approved locations to facilitate emergency
response. Numbers shall be a minimum of 4 inches high with a minimum stroke width of 0.5 inches.
If you have questions or need further clarification, please feel free to contact me at(503)259-1504.
Sincerely,
49041, Wo V
John Wolff
Deputy Fire Marshal II
Cc: TVF&R File
4
!rs
CleanWater Services
RECEIVED
OCT 072015
crrY
PLANN NG/ENGINEERING
MEMORANDUM
Date: October 5, 2015
To: John Floyd, Associate Planner, City of Tigard
From: Jackie Sue Humphrey lean Water Services (the District)
Subject: Crisp-Davila 3-Parcel Partition, MLP 2014-00005, 2S102DC01900
Please include the following comments when writing your conditions of approval:
PRIOR TO ANY WORK ON THE SITE AND PARTITION PLAT RECORDING
A Clean Water Services (the District) Storm Water Connection Permit Authorization must be
obtained prior to plat approval and recordation. Application for the District's Permit
Authorization must be in accordance with the requirements of the Design and Construction
Standards, Resolution and Order No. 07-20, (or current R&O in effect at time of Engineering
plan submittal), and is to include:
a. Detailed plans prepared in accordance with Chapter 2, Section 2.04.2.b-1.
b. Detailed grading and erosion control plan. An Erosion Control Permit will be required.
Area of Disturbance must be clearly identified on submitted construction plans.
c. Detailed plans showing each lot within the development having direct access by gravity to
public storm and sanitary sewer.
d. Provisions for water quality in accordance with the requirements of the above named
design standards. Water Quality is required for all new development and redevelopment
areas per R&O 07-20, Section 4.05.5, Table 4-1. Access shall be provided for
maintenance of facility per R&O 07-20, Section 4.02.4.
e. If use of an existing offsite or regional Water Quality Facility is proposed, it must be
clearly identified on plans, showing its location, condition, capacity to treat this site and,
any additional improvements and/or upgrades that may be needed to utilize that facility.
2550 SW Hillsboro Highway • Hillsboro,Oregon 97123
Phone: (503)681-3600 • Fax: (503)681-3603 • cleanwaterservices.org
f. If private lot LIDA systems proposed, must comply with the current CWS Design and
Construction Standards. A private maintenance agreement, for the proposed private lot
LIDA systems, needs to be provided to the City for review and acceptance.
g. Show all existing and proposed easements on plans. Any required storm sewer, sanitary
sewer, and water quality related easements must be granted to the City.
h. Any proposed offsite construction activities will require an update or amendment to the
current Service Provider Letter for this project.
CONCLUSION
This Land Use Review does not constitute the District's approval of storm or sanitary sewer
compliance to the NPDES permit held by the District. The District, prior to issuance of any
connection permits, must approve final construction plans and drainage calculations.
9224 SW Hill View St
Tigard, OR 97224
John Floyd Sept 26, 2015
City of Tigard
Development Division
Case ID: MLP2014-00005
Dear Mr. Floyd,
In planning for the partition for the above lot,there appears to be an opportunity to
improve both the immediate and long-term pedestrian safety for people living in the
McDonald Woods community that includes my property(9224 SW Hill View St).
Currently, in order to get to Hall Blvd and the Tigard library and community
resources,pedestrians must walk along McDonald street, sections of which have no
sidewalks. As you are undoubtedly aware, this is a very busy street with narrow
bike lanes. The combination makes such a pedestrian route very dangerous,
particularly at times when hedge overgrowth infringes on the bike lanes. The
zoning map with the proposed lot division indicates that a right of way or other
easement exists from the end of Hill View north to the new development plot. As
part of the road development,it would be very valuable to connect via a path or
similar, the end of Hill View and the new segment of 93rd. This would allow a direct
route to Edgewood and a much safer sequence of roads to get to Hall Blvd at the
library. Such a route would be much safer for pedestrians and younger cyclists.
In the longer term,when and if 93rd is fully connected, it would also be appreciated
if the city would consider not fully connecting Hill View with 93rd but instead having
a pedestrian and bike crossing only. This would allow continued access to
Edgewood for pedestrians and bikes and not create a vehicle path from McDonald to
93rd via Hill View. Such a vehicle path would only serve to provide a "short cut" to
93rd to bypass any traffic control at that intersection. Given that Hill View is a fairly
narrow road,that the distance from 93rd and McDonald to 93rd and Hill View would
be very short,and that drivers taking the short cut would be in a rush, it seems that
allowing such traffic through Hill View would add considerable danger with very
little compensating improvement to traffic flow.
Thank you for your consideration of these. Please feel free to contact me if you
would like further discussion at my home address or via email at nisc@gordonv.net.
or via my mobile number 971-506-8154.
Gordon Vreugdenhil
To:
Tigard Community Development
Attn: John Floyd
Case ID: MLP2014-00005
From:
Alex and Joanna Martson
13886 SW Andrew Terrace
Tigard, OR 97224
(503) 702-8338
Regarding the proposed division of land and access road,
My family lives on Andrew terrace adjacent to the proposed land partition. Andrew
terrace is a privately owned and maintained street. It is also a dead end street with
no cul-de-sac or turn around area at its end. Since we moved in 2009,the amount of
traffic that ends up on our street has increased. The first increase came with the
completion of the edgewood neighborhood. The next increase came with the new
Gertz development near Edgewood. The issue has become that people assume that
there is a through street connection to Edgewood,despite the signage to the
contrary. This increased traffic is not always at a reasonable speed. As we are a
private, dead end street,we often let the children play in that street. Our concern is
that with three new homes and another street reaching towards our street,that
traffic will increase. Further,we are concerned that with those homes'completion,
Tigard will be petitioned to create the remainder of the street connecting McDonald
street to Edgewood street along the"93rd" street designation. If that road were
built,our private drive would be used too often as a wrong turn or turn around area.
Without proper control of that traffic and with the assumptions of drivers of a
connecting road,we feel that allowing the proposed land division and development
would decrease the safety of our street. We also worry that the cost of maintaining
the street would increase with any increase in traffic.
Thank you for your time. If you have any questions,please feel free to
contact us.
Sincerely,
Alex and Joanna Martson
REQUEST
FOR
COMMENTS
.1114 ei
N City of Tigard
T I G A R D REQUEST FOR COMMENTS
DATE: September 23,2015
TO: Potentially Affected Government Agency or Utility
FROM: City of Tigard Planning Division
STAFF CONTACT: John Floyd,Associate Planner
Tigard Planning Division, 13125 SW Hall Blvd,Tigard,OR 97223
Phone: (503) 718-2429 Fax: (503) 718-2748 E-mail:JohnflQtigard-or.gov
MINOR LAND PARTITION(MLP2014-00005)
- CRISP-DAVILA PARTITION -
REQUEST: Minor Land Partition to create 3 new lots from an existing 32,036 square foot lot. The three new lots would
vary in size and measure approximately 8,900 square feet; 8,019 square feet; and 12,662 square feet respectively. Associated
with the project is the construction of a new public street to service the new lots.
LOCATION: 7300 Edgewood,Washington County Tax Map 2S102DC,LOT 1900
ZONE: R-4.5:Low Density Residential District.
APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.420, 18.510, 18.705, 18.715,
18.725, 18.745, 18.765, 18.790, 18.810.
The Site Plan, Vicinity Map and Applicant's Materials are attached for your review. From information supplied by
various departments and agencies and from other information available to our staff, a report and recommendation will be
prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application,
WE NEED YOUR COMMENTS BACK BY: Wednesday, October 7, 2015. You may use the space provided
below or attach a separate letter to return your comments. If you are unable to respond by the above date, please
phone the staff contact noted above with your comments and confirm your comments in writing as soon as
possible.
PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY:
We have reviewed the proposal and have no objections to it.
Please contact of our office.
_ Please refer to the enclosed letter or email.
Written comments provided below:
Name&Number of Person Commenting:
CITY OF TIGARD REQUEST FOR COMMENTS
NOTIFICATION LIST FOR LAND USE COMMUNITY DEVELOPMENT APPLICATIONS
FILE NOS: FILE NAME:
MLP2015-00005 Crisp
Mark the block to the left of the name of each person or organization that needs to he notified.
CITY OFFICES
CD Administration/Kenny Asher,CD Director
CD Administration/Tom McGuire,Asst CD Director
City Administration/Carol Krager,City Recorder
Development Services/Planning-Engineering Techs. (except annexati<,zzs)
1 Development Services/Development Eng.Greg Berry(Copy on all Notices of Decision)
1 Building Division/Mark VanDomelen,Building Official
1 Police Department/Jim Wolf,Crime Prevention Officer(Copy on all Notices of Decision)
Public Works/Michelle Wright
Public Works/Karleen Aichele,Engineer Tech 1
Hearings Officer(2 sets)
Planning Commission (12 sets)
City Attorney
1 File/Reference (2 sets)
LOCAL AND STATE JURISDICTIONS
City of Beaverton,Planning Manager,POB 4755,Beaverton OR 97076*
City of Beaverton,Steven Sparks,Dev Svcs Mgr,POB 4755,Beaverton OR 97076*
City of Durham City Manager, 17160 SW Upper Boones Ferry Rd,Durham OR 97224*
City of King City City Manager, 15300 SW 116th Ave,King City OR 97224*
City of Lake Oswego,Planning Director,PO Box 369,Lake Oswego OR 97034*
City of Portland,Planning Bureau Director, 1900 SW 4th Ave,Suite 4100,Portland OR 97201
City of Tualatin Planning Manager, 18880 SW Martinazzi Ave,Tualatin OR 97062*
Metro-Land Use and Planning,600 NE Grand Ave,Portland OR 97232-2736,Joanna Mensher,Data Resource Center
(ZCA-Adopted)*
Metro-Land Use and Planning,600 NE Grand Ave,Portland OR 97232-2736,Paulette Copperstone,(ZCA-RFC Only)*
Metro-Land Use and Planning,600 NE Grand Ave,Portland OR 97232-2736,Brian Harper,PhD,(CPA/DCA/ZON)*
ODOT,Rail Division,Dave Lanning,Sr.Crossing Safety Specialist,555 13th Street NE,Suite 3,Salem OR 97301-4179
(Notify if ODOT R/R-Hwy Crossing is only access to land).Email:Regionl_DEVREV_Applications@odot.state.or.us
ODOT,Region 1 -Development Review Coordinator Carl Torland,Right-of-Way Section, 123 NW Flanders,Portland
OR 97209-4037 (Vacations)* Email:Regionl_DEVREV_Applications@odot.state.or.us
ODOT Region 1 Development Review Program,123 NW Flanders St,Portland OR 97209
Email:Regionl_DEVR.EV_Applications@odot.state.or.us
OR Dept of Energy,Bonneville Power Administration,Routing 1'[RC-Attn: Renae Ferrera,POB 3621,Portland OR
97208-3621 (powerlines in area)
OR Dept of Aviation,Tom Highland,Planning,3040 25th Street,SE,Salem OR 97310 (monopole towers)
OR Dept of Environmental Quality(DEQ),Regional Administrator,2020 SW Fourth Ave,Suite 400,Portland OR 97201-
4987
OR Dept of Fish&Wildlife,Elizabeth Ruther,Habitat Biologist,North Willamette Watershed District,18330 NW Sauvie
Island Road,Portland OR 97231
OR Dept of Geo.&Mineral Ind.,800 NE Oregon Street,Suite 965,Portland OR 97232
OR Dept of Land Conservation&Dev.,Mara Ulloa,635 Capitol Street NE,Suite 150,Salem OR 97301-2540(Comp Plan
Amendments&Measure 37)-You have the option to send electronic copies. See DLCD website for online
submittal procedures
OR Division of State Lands,Melinda Wood(WLUN Form Required),775 Summer Street NE,Suite 100,Salem OR 97301-
1279 Documents should be emailed/do not send hard copies
I/CURPLN/MASTERS/REQ FOR COMMENTS NOTIFICATION LIST(UPDATED 03/30/15) Page 1 of 2
CITY OF TIGARD REQUEST FOR COMMENTS
NOTIFICATION LIST FOR LAND USE COMMUNITY DEVELOPMENT APPLICATIONS
OR Parks and Rec Dept State Historic Preservation Office,725 Sumner St NE,Suite C,Salem OR 97301 (Notify if
property has HD overlay)
OR Public Utilities Commission,PO Box 1088,Salem OR 97308-1088
US Army Corps of Engineers,Kathryn Harris,Routing CENWP-OP-G,POB 2946,Portland OR 97208-2946 (Maps and
CWS letter only)
Washington County Consolidated Communications Agency(WCCCA) "911",Dave Austin,POB 6375,Beaverton OR
97007-0375 (monopole towers)
Washington County,Dept of Land Use&Trans,Naomi Vogel-Beattie, 1400 SW Walnut St MS 51 Hillsboro OR 97123-
5625 (general apps)*
Washington County,Dept of Land Use&Trans,Brent Curtis, 155 N First Ave,Suite 350,MS 13,Hillsboro OR 97124
(CPA)*
Washington County,Assessment&Taxation,155 N First Ave,Suite 350,MS 9,Hillsboro OR 97124(ZCA)*
Washington County,Dept of Land Use&Trans,Doria Mateja,Cartography, 155 N First Ave,Suite 350,MS 14,Hillsboro
OR 97124(ZCA)*
UTILITY PROVIDERS, SPECIAL DISTRICTS&AGENCIES
Beaverton School District#48,Jennifer Garland,Demographics, 16550 SW Merlo Rd,Beaverton OR 97006-5152
1 Century Link,Right-of-Way Department,Qwest Corporation dba Century Link QC, 1208 NE 64th St,4th Floor,Seattle
WA 98115
Century Link,Attn: John Pfeifer,1600 7th Ave,4th Floor,Seattle,WA 98191-0000(proposed and approved Annexation
notices)
Century Link,Karen Stewart,Local Government Affairs Director,310 SW Park Ave,Portland OR 97205(proposed and
approved Annexation notices)
1 Clean Water Services,Development Services Department,David Schweitzer/SWM Program,2550 SW Hillsboro Hwy,
Hillsboro OR 97123*
1 Comcast Cable Corp.,Gerald Backhaus,14200 SW Brigadoon Court,Beaverton OR 97005(See map for area contact)
Metro Area Communications Commission(MACC),Fred Christ,15201 NW Greenbrier Parkway,C-1,Beaverton OR
97006-4886 (annexations only)
1 NW Natural Gas Company,Scott Palmer,Engineering Coord.,220 NW Second Ave,Portland OR 97209-3991
NW Natural Gas Company,Account Services,ATTN: Annexation Coordinator 220 NW Second Ave,Portland OR 97209-
3991 (Annexations only)
1 Portland General Electric,Lorraine Katz,2213 SW 153rd Drive,Beaverton OR 97006
Portland General Electric,Tod L. Shattuck,2213 SW 153rd Drive,Beaverton OR 97006
Portland Western R/R,Burlington Northern/Sante Fe R/R,Oregon Electric R/R,(Burlington,Northern/Sante Fe R/R
predecessor),Bruce Carswell,President and GM,200 Hawthorne Ave SE,Suite C320,Salem OR 97301-5294
Union Pacific Railroad,Director of Public Affairs,301 NE 2nd Ave,Portland OR 97232 (currently the PA Dir is Brock
Nelson,503-249-3079)
Tigard/Tualatin School District#23J,Teri Brady,Administrative Offices,6960 SW Sandburg St,Tigard OR 97223-8039
Tigard Water District,POB 230281,Tigard OR 97281-0281
Tualatin Hills Parks and Rec District,Planning Mgr,15707 SW Walker Rd,Beaverton OR 97006*
1 Tualatin Valley Fire&Rescue,John Wolff,DeputyFire Marshall,11945 SW 70th Ave,Tigard OR 97223-9196*
Tualatin Valley Water District,Administrative Office, 1850 SW 170th Ave,Beaverton OR 97006*
Tri-Met Transit Development,Ben Baldwin,Project Planner, 1800 SW 1st Ave#300,Portland,OR 97201 (If project is
within 1/4 mile of a transit route)
1 Verizon,John Cousineau,OSP Network,4155 SW Cedar Hills Blvd,Beaverton OR 97005
*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)
This document is password protected. Please see Joe or Doreen if you need updates to it.Thank you.
I/CURPLN/MASTERS/REQ FOR COMMENTS NOTIFICATION LIST(UPDATED 03130/15) Page 2 of 2
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Development Services/Development Building Division/Mark VanDomelen
Greg Berry Building Official
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13125 SW Hall Blvd. 13125 SW Hall Blvd.
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Century Link Clean Water Services Development Svcs Dept
Right-of-Way Department David Schweitzer/SWM Program
Qwest Corporation dba Century Link QC 2550 SWHillsboro Hwy
1208 NE 64th St, 4th Floor Hillsboro, OR 97123
Seattle,WA 98115
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Gerald Backhaus Scott Palmer
14200 SW Brigadoon Court Engineering Coord.
Beaverton, OR 97005 220 NW Second Ave
Portland, OR 97209-3991
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2213 SW 153rd Drive 11945 SW 70th Ave
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City of Tigard
T 1 G A R D REQUEST FOR COMMENTS
DATE: September 23,2015
TO: Potentially Affected Government Agency or Utility
FROM: City of Tigard Planning Division
STAFF CONTACT: John Floyd,Associate Planner
Tigard Planning Division, 13125 SW Hall Blvd,Tigard, OR 97223
Phone: (503) 718-2429 Fax: (503) 718-2748 E-mail:Johnflatigard-or.gov
MINOR LAND PARTITION (MLP2014-00005)
- CRISP-DAVILA PARTITION -
REQUEST: Minor Land Partition to create 3 new lots from an existing 32,036 square foot lot. The three new lots would
vary in size and measure approximately 8,900 square feet; 8,019 square feet; and 12,662 square feet respectively. Associated
with the project is the construction of a new public street to service the new lots.
LOCATION: 7300 Edgewood,Washington County Tax Map 2S102DC,LOT 1900
ZONE: R-4.5:Low Density Residential District.
APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.420, 18.510, 18.705, 18.715,
18.725, 18.745, 18.765, 18.790, 18.810.
The Site Plan, Vicinity Map and Applicant's Materials are attached for your review. From information supplied by
various departments and agencies and from other information available to our staff, a report and recommendation will be
prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application,
WE NEED YOUR COMMENTS BACK BY: Wednesday, October 7, 2015. You may use the space provided
below or attach a separate letter to return your comments. If you are unable to respond by the above date, please
phone the staff contact noted above with your comments and confirm your comments in writing as soon as
possible.
PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY:
/
We have reviewed the proposal and have no objections to it.
I _ Please contact of our office.
_ Please refer to the enclosed letter or email.
Written comments provided below:
Name&Number of Person Commenting: 1 v 0(v SO b • 1g • Imp(
,,
CleanWater` Services RECEIVED
OCT 07.2 015
CITYPLANNING/ENGINEERING
MEMORANDUM
Date: October 5, 2015
To: John Floyd,Associate Planner, City of Tigard
From: Jackie Sue Humphrey lean Water Services (the District)
Subject: Crisp-Davila 3-Parcel Partition,MLP 2014-00005, 2S102DC01900
Please include the following comments when writing your conditions of approval:
PRIOR TO ANY WORK ON THE SITE AND PARTITION PLAT RECORDING
A Clean Water Services(the District) Storm Water Connection Permit Authorization must be
obtained prior to plat approval and recordation. Application for the District's Permit
Authorization must be in accordance with the requirements of the Design and Construction
Standards, Resolution and Order No. 07-20, (or current R&O in effect at time of Engineering
plan submittal), and is to include:
a. Detailed plans prepared in accordance with Chapter 2, Section 2.04.2.b-1.
b. Detailed grading and erosion control plan. An Erosion Control Permit will be required.
Area of Disturbance must be clearly identified on submitted construction plans.
c. Detailed plans showing each lot within the development having direct access by gravity to
public storm and sanitary sewer.
d. Provisions for water quality in accordance with the requirements of the above named
design standards. Water Quality is required for all new development and redevelopment
areas per R&O 07-20, Section 4.05.5, Table 4-1. Access shall be provided for
maintenance of facility per R&O 07-20, Section 4.02.4.
e. If use of an existing offsite or regional Water Quality Facility is proposed, it must be
clearly identified on plans, showing its location, condition, capacity to treat this site and,
any additional improvements and/or upgrades that may be needed to utilize that facility.
2550 SW Hillsboro Highway • Hillsboro,Oregon 97123
Phone: (503)681-3600 • Fax: (503)681-3603 • cleanwaterservices.org
f. If private lot LIDA systems proposed, must comply with the current CWS Design and
Construction Standards. A private maintenance agreement, for the proposed private lot
LIDA systems, needs to be provided to the City for review and acceptance.
g. Show all existing and proposed easements on plans. Any required storm sewer, sanitary
sewer, and water quality related easements must be granted to the City.
h. Any proposed offsite construction activities will require an update or amendment to the
current Service Provider Letter for this project.
CONCLUSION
This Land Use Review does not constitute the District's approval of storm or sanitary sewer
compliance to the NPDES permit held by the District. The District, prior to issuance of any
connection permits, must approve final construction plans and drainage calculations.
l �
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Tualatin Valley
Fire & Rescue
October 6th, 2015
John Floyd
City of Tigard
13125 SW Hall Blvd
Tigard, Oregon
97223
Re: Crisp— Davila Partition Tax Map 2S102DC, LOT 1900
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:
FIRE APPARATUS ACCESS:
1. 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. (OFC 503.1.1) Note: If
residential fire sprinklers are elected as an alternate means of protection and the system will be
supported by a municipal water supply, please contact the local water purveyor for information
surrounding water meter sizing.
2. AERIAL FIRE APPARATUS ROADS: Buildings with a vertical distance between the grade plane and the highest
roof surface that exceeds 30 feet in height shall be provided with a fire apparatus access road constructed for use by
aerial apparatus with an unobstructed driving surface width of not less than 26 feet. For the purposes of this section,
the highest roof surface shall be determined by measurement to the eave of a pitched roof, the intersection of the roof
to the exterior wall, or the top of the parapet walls, whichever is greater. Any portion of the building may be used for
this measurement, provided that it is accessible to firefighters and is capable of supporting ground ladder placement.
(OFC D105.1, D105.2) Building heights not shown on plans submitted. Access width of 20' will restrict
building heights not to exceed 30 feet.
3. MULTIPLE ACCESS ROADS SEPARATION: 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 area to be served (as
identified by the Fire Code Official), measured in a straight line between accesses. (OFC D104.3) Exception: Buildings
equipped throughout with an approved automatic fire sprinkler system (the approval of this alternate method of
construction shall be accomplished in accordance with the provisions of ORS 455.610(5).
North Operating Center Command&Business Operations Center South Operating Center Training Center
20665 SW Blanton Street and Central Operating Center 8445 SW Elligsen Road 12400 SW Tonquin Road
Aloha,Oregon 97078 11945 SW 70th Avenue Wilsonville,Oregon Sherwood,Oregon
503-649-8577 Tigard,Oregon 97223-9196 97070-9641 97140-9734
503-649-8577
503-649-8577 503-259-1600
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4. 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. 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. (OFC D103.6)
5. NO PARKING: Parking on emergency access roads shall be as follows (OFC D103.6.1-2):
1. 20-26 feet road width—no parking on either side of roadway
2. 26-32 feet road width—parking is allowed on one side
3. Greater than 32 feet road width—parking is not restricted
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 75,000 pounds live load (gross vehicle weight). Documentation from a registered engineer that the final
construction is in accordance with approved plans or the requirements of the Fire Code may be requested. (OFC
503.2.3)
7. TURNING RADIUS: The inside turning radius and outside turning radius shall not be less than 28 feet and 48 feet
respectively, measured from the same center point. (OFC 503.2.4 & D103.3) Assure adequate turning radius from
Edgewood St to 93rd.
8. GATES: Gates securing fire apparatus roads shall comply with all of the following (OFC D103.5, and 503.6):
1. Minimum unobstructed width shall be not less than 20 feet (or the required roadway surface width), or two 10 foot
sections with a center post or island.
2. Gates serving three or less single-family dwellings shall be a minimum of 12 feet in width.
3. Gates shall be set back at minimum of 30 feet from the intersecting roadway or as approved.
4. Electric gates shall be equipped with a means for operation by fire department personnel
5. Electric automatic gates shall comply with ASTM F 2200 and UL 325.
No gates are shown on plans.
9. ACCESS DURING CONSTRUCTION: Approved fire apparatus access roadways shall be installed and operational
prior to any combustible construction or storage of combustible materials on the site. Temporary address signage
shall also be provided during construction. (OFC 3309 and 3310.1)
FIREFIGHTING WATER SUPPLIES:
10. MUNICIPAL FIREFIGHTING WATER SUPPLY EXCEPTIONS: The requirements for firefighting water supplies may
be modified as approved by the fire code official where any of the following apply: (OFC 507.5.1 Exceptions)
1. Buildings are equipped throughout with an approved automatic fire sprinkler system (the approval of this alternate
method of construction shall be accomplished in accordance with the provisions of ORS 455.610(5)).
2. There are not more than three Group R-3 or Group U occupancies.
11. SINGLE FAMILY DWELLINGS - REQUIRED FIRE FLOW: The minimum available fire flow for one and two-family
dwellings 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 OFC Appendix B. (OFC B105.2)
2
12. FIRE FLOW WATER AVAILABILITY: Applicants shall provide documentation of a fire hydrant flow test or flow test
modeling of water availability from the local water purveyor if the project includes a new structure or increase in the
floor area of an existing structure. Tests shall be conducted from a fire hydrant within 400 feet for commercial projects,
or 600 feet for residential development. Flow tests will be accepted if they were performed within 5 years as long as
no adverse modifications have been made to the supply system. Water availability information may not be required to
be submitted for every project. (OFC Appendix B)
13. WATER SUPPLY DURING CONSTRUCTION: Approved firefighting water supplies shall be installed and operational
prior to any combustible construction or storage of combustible materials on the site. (OFC 3312.1)
FIRE HYDRANTS:
14. 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. (OFC 507.5.1) Assure that
that an existing hydrant meets the 600 feet requirement.
15. FIRE HYDRANT(S) PLACEMENT: (OFC 0104)
• 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. (OFC 507.5.1)
16. FIRE HYDRANT NUMBER AND DISTRIBUTION: The minimum number and distribution of fire hydrants available to a
building shall not be less than that listed in Table C 105.1. (OFC Appendix C)
17. PRIVATE FIRE HYDRANT IDENTIFICATION: Private fire hydrants shall be painted red in color. Exception: Private
fire hydrants within the City of Tualatin shall be yellow in color. (OFC 507)
18. FIRE HYDRANT DISTANCE FROM AN ACCESS ROAD: Fire hydrants shall be located not more than 15 feet from
an approved fire apparatus access roadway unless approved by the fire code official. (OFC C102.1)
19. REFLECTIVE HYDRANT MARKERS: Fire hydrant locations shall be identified by the installation of blue reflective
markers. They shall be located adjacent and to the side of the center line of the access roadway that the fire hydrant
is located on. In the case that there is no center line, then assume a center line and place the reflectors accordingly.
(OFC 507)
20. PHYSICAL PROTECTION: Where fire hydrants are subject to impact by a motor vehicle, guard posts, bollards or
other approved means of protection shall be provided. (OFC 507.5.6 &OFC 312)
21. CLEAR SPACE AROUND FIRE HYDRANTS: A 3 foot clear space shall be provided around the circumference of fire
hydrants. (OFC 507.5.5)
BUILDING ACCESS AND FIRE SERVICE FEATURES
22. PREMISE IDENTIFICATION: New and existing buildings shall have approved address numbers, building
numbers or approved building identification placed in a position that is plainly visible from the street or road
3
fronting the property. The numbers shall contrast with their background. Where required by the fire code
official, address numbers shall be required in additional approved locations to facilitate emergency
response. Numbers shall be a minimum of 4 inches high with a minimum stroke width of 0.5 inches.
If you have questions or need further clarification, please feel free to contact me at(503)259-1504.
Sincerely,
204v WO
John Wolff
Deputy Fire Marshal II
Cc: TVF&R File
4
9224 SW Hill View St
Tigard, OR 97224
John Floyd Sept 26, 2015
City of Tigard
Development Division
Case ID: MLP2014-00005
Dear Mr. Floyd,
In planning for the partition for the above lot,there appears to be an opportunity to
improve both the immediate and long-term pedestrian safety for people living in the
McDonald Woods community that includes my property(9224 SW Hill View St).
Currently, in order to get to Hall Blvd and the Tigard library and community
resources, pedestrians must walk along McDonald street, sections of which have no
sidewalks. As you are undoubtedly aware,this is a very busy street with narrow
bike lanes. The combination makes such a pedestrian route very dangerous,
particularly at times when hedge overgrowth infringes on the bike lanes. The
zoning map with the proposed lot division indicates that a right of way or other
easement exists from the end of Hill View north to the new development plot. As
part of the road development, it would be very valuable to connect via a path or
similar, the end of Hill View and the new segment of 93rd. This would allow a direct
route to Edgewood and a much safer sequence of roads to get to Hall Blvd at the
library. Such a route would be much safer for pedestrians and younger cyclists.
In the longer term,when and if 93rd is fully connected, it would also be appreciated
if the city would consider not fully connecting Hill View with 93rd but instead having
a pedestrian and bike crossing only. This would allow continued access to
Edgewood for pedestrians and bikes and not create a vehicle path from McDonald to
93rd via Hill View. Such a vehicle path would only serve to provide a "short cut" to
93rd to bypass any traffic control at that intersection. Given that Hill View is a fairly
narrow road,that the distance from 93rd and McDonald to 93rd and Hill View would
be very short,and that drivers taking the short cut would be in a rush, it seems that
allowing such traffic through Hill View would add considerable danger with very
little compensating improvement to traffic flow.
Thank you for your consideration of these. Please feel free to contact me if you
would like further discussion at my home address or via email at rnisc( gordonv.n€at
or via my mobile number 971-506-8154.
Gordon Vreugdenhil
To:
Tigard Community Development
Attn: John Floyd
Case ID: MLP2014-00005
From:
Alex and Joanna Martson
13886 SW Andrew Terrace
Tigard,OR 97224
(503) 702-8338
Regarding the proposed division of land and access road,
My family lives on Andrew terrace adjacent to the proposed land partition. Andrew
terrace is a privately owned and maintained street. It is also a dead end street with
no cul-de-sac or turn around area at its end. Since we moved in 2009,the amount of
traffic that ends up on our street has increased. The first increase came with the
completion of the edgewood neighborhood. The next increase came with the new
Gertz development near Edgewood. The issue has become that people assume that
there is a through street connection to Edgewood,despite the signage to the
contrary. This increased traffic is not always at a reasonable speed. As we are a
private,dead end street,we often let the children play in that street. Our concern is
that with three new homes and another street reaching towards our street,that
traffic will increase. Further,we are concerned that with those homes' completion,
Tigard will be petitioned to create the remainder of the street connecting McDonald
street to Edgewood street along the"93rd" street designation. If that road were
built,our private drive would be used too often as a wrong turn or turn around area.
Without proper control of that traffic and with the assumptions of drivers of a
connecting road,we feel that allowing the proposed land division and development
would decrease the safety of our street. We also worry that the cost of maintaining
the street would increase with any increase in traffic.
Thank you for your time. If you have any questions,please feel free to
contact us.
Sincerely,
Alex and Joanna Martson
MAILING /
NOTIFICATION
RECORDS
111 Notice of a Type II Proposal
Land Partitions
Case ID: MLP2014-00005
Tigard Community Development Contact Information
Date of Notice: Wednesday,September 23,2015 120 days = Tuesday,December 01,2015
To: Interested Persons
Staff Contact: John Floyd 503-718-2429 Johnfl@tigard-or.gov
If you would like to comment on this proposal, we need to receive your written comments by 5 p.m. on
Wednesday, October 07, 2015 . Please mail or deliver your comments to 13125 SW Hall Blvd., Tigard,
Oregon 97223. Include the Case ID Number: MLP2014-00005. Please address your comments to the
appropriate staff person:John Floyd.
Information About the Proposal
Description of the Proposal:
Minor Land Partition to create 3 new lots from an existing 32,036 square foot lot. The three new lots
would vary in size and measure approximately 8,900 square feet; 8,019 square feet; and 12,662 square
feet respectively. Associated with the project is the construction of a new public street to service the
new lots.
Applicant: Bayard Mentrum
Mentrum Architecture
11860 SE Morrison Street
Portland,Oregon 97216
Owner 1: Marlene A Crisp&Lisa Davila
9300 SW Edgewood Street
Tigard,Oregon 97223
Proposal Address: 9300 SW Edgewood Street
Legal Washington County Tax Map 2S102DC,LOT 1900
Description:
Zoning: R-4.5: Low-Density Residential District
Approval Criteria: 18.390, 18.420, 18.705, 18.715, 18.725, 18.745, 18.765, 18.790, 18.810
What You Should Know About This Type II Proposal
The proposed development requires a land use review. The goal of this notice is to invite interested parties
to participate early in the decision-making process by submitting comments in writing during the open
comment period.
City of Tigard,Community Development Division•13125 SW Hall Blvd.,Tigard,Oregon 97223
Type II decisions are made by the Community Development Director after consideration of relevant
evidence and public comments received during the open comment period. The decision will be mailed to the
applicant and to owners of property located within 500 feet of the proposal site and anyone who
submitted written comments or is otherwise entitled to a decision notice. The decision maker may:
• Approve the proposal. • Approve the proposal with conditions. • Deny the proposal.
All evidence considered in the decision will be contained in the public record and available for public review.
If you would like to review this material, please schedule an appointment with Lora Garland, Records
Management Specialist, 503-718-2483. If you wish to receive copies of the materials, city records will prepare
them for you at a reasonable cost.
Appeal Information
Failure of any party to address the relevant approval criteria with sufficient specificity may preclude
subsequent appeals to the Land Use Board of Appeals or Circuit Court on that issue. Comments directed at
the relevant approval criteria (Tigard Development Code) are what constitute relevant evidence. Details
regarding the appeal process and requirements are contained within Tigard Development Code Chapter
18.390. There is a fee charged for appeals.
Attachments Included in this Notice
Zoning and Site Map
Notice to Mortgagee, Lienholder, Vendor, or Seller
Ilp
The Tigard Development Code requires that if you receive this notice it shall be promptly forwarded to the
purchaser.
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City of Tigard,Community Development Division•13125 SW Hall Blvd.,Tigard,Oregon 97223
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Comments: Proposed Partition
City of Tigard,Community Development Division•13125 SW Hall Blvd.,Tigard,Oregon 97223
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Notice of a Type II Decision
m Land Partitions
1 GARD Case ID: MLP2014-00004/VAR 2014-00016
EGLISH/HAYES MINOR LAND PARTITION
The Decision
Notice is hereby given that the City of Tigard Community Development Director's designee has
APPROVED the minor land partition and APPROVED the adjustment to the street improvement
standards for sidewalks adjacent to the subject site, subject to certain conditions of approval. The findings
and conclusions on which these decisions are based are noted in Section V of the decision.
Tigard Community Development Contact Information
Date of Notice: Thursday,November 12,2015 120 days = Tuesday,December 01,2015
Staff Contact: John Floyd 503-718-2429 Johnfl@tigard-or.gov
Appeal Information
All persons entitled to notice or who are otherwise adversely affected or aggrieved by the decision may
appeal the decision.Appeal forms are available on the city's website or by person at the Permits Center.
If you would like to appeal this land use decision,we need to receive your completed appeal form by 4
p.m. on Thursday, November 26, 2015. Please include the Case ID Number: MLP2014-00005.
Please hand-deliver your completed appeal form (which will be time-stamped) and pay the associated
appeal fees at the Permits Center, 13125 SW Hall Blvd.,Tigard,Oregon 97223. If you have any questions
regarding this decision please address them to the appropriate staff person noted on this form: Gary
Pagenstecher and note the Case ID Number:MLP2014-00004
This decision is final on Thursday,November 26,2015,unless an appeal is filed.The decision will go
into effect on Friday,November 27,2015,unless an appeal is filed.A copy of the Final Decision is available
upon request from the staff contact person noted above.
Information About the Decision
Applicant: Bayard Mentrum Owners: Marlene A Crisp&Lisa Davila
Mentrum Architecture 9300 SW Edgewood Street
11860 SE Morrison Street Tigard, Oregon 97223
Portland,Oregon 97216
Description of the Proposal:
Minor Land Partition to create 3 new lots from an existing 32,036 square foot lot. The three new lots would
vary in size and measure approximately 8,900 square feet; 8,019 square feet; and 12,662 square feet
respectively. Associated with the project is the construction of a new public street to service the new lots.
Address 9300 SW Edgewood Street,Tigard, OR
Legal
Description: Washington County Tax Map 2S102DC,LOT 1900
Zoning: R-4.5: Low-Density Residential District
City of Tigard,Community Development Division•13125 SW Hall Blvd.,Tigard,Oregon 97223 pg. 1
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illIlll City of Tigard �� City of Tigard
Community Development Community Development
13125 SW Hall Blvd. 13125 SW Hall Blvd.
TIGARD Tigard, OR 97223 TIGARD Tigard, OR 97223
Bayard Mentrum Marlene A Crisp & Lisa Davila
Mentrum Architecture 9300 SW Edgewood Street
11860 SE Morrison Street Tigard, OR 97223
Portland, OR 97216
III
City of Tigard iiiCity of Tigard
C Community Development C Community Development
• 13125 SW Hall Blvd. 13125 SW Hall Blvd.
TIGARD Tigard, OR 97223 TIGARD Tigard, OR 97223
Gordon Vreugdenhil Alex and Joanna Martson
9224 SW Hill View Street 13886 SW Andrew Terrace
Tigard, OR 97224 Tigard, OR 97224
�a City of Tigard �� City of Tigard
C IIICommunity Development Community Development
13125 SW Hall Blvd. 13125 SW Hall Blvd.
T I GARD Tigard, OR 97223 TIGARD Tigard, OR 97223
Tualatin Valley Fire & Rescue Clean Water Services
Attn:John Wolff Attn:Jackie Sue Hurriphreys
11945 SW 70th Ave 2550 SW Hillsboro Highway
Tigard, OR 97223 Hillsboro, OR 97123
APPLICANT
MATERIALS
RECEIVED
UhL: 22 2014
• City of Tigard PL4NNfl Y OF TIGARD
NG/ENGINEERING
Land Use Permit Application PRE-APP.HELD BY:
TIGARD
File# I ML_Paj i —WOOS I Other Case# I WI LI) i — o IA..
Date I I By I I Receipt# I I Fee IDate Date Complete
TYPE OF PERMIT YOU ARE APPLYING FOR
❑Adjustment/Variance(II) 0 Historic Overlayor III)(II ❑Site Development Review(H)
❑Comprehensive Plan Amendment(IV) 0 Home Occupation p (II) 0 Subdivision(II or IIl)
❑Conditional Use(III) `� Minor Land Partition
(II) El Zone Change(III)
❑Development Code Amendment(IV) 0 Planned ment Development(III) ❑Zone Change Annexation(IV)
❑Downtown Design Review(II,III) [1 Sensitive Lands Review(II or III)
NOTE: FOR REQUIRED SUBMITTAL ELEMENTS,PLEASE REFER TO YOUR PRE-APPLICATION CONFERENCE NOTES
LOCATION WHERE PROPOSED AC1'IVTIY WILL OCCUR(Address if available)
8300 5w EceactaorD 6.tiLut, 34 ,oR
TAX MAPS&TAX LOT NOS.
a5IoaIco1god
Tr SITE SIZE
ZONING CLASSIFICATION
app.4014 l CaaiLa. air 3 .1.01s _41.s chow d,2tirul,J2
APPLICANT*
-71") ( 'F �GQ!/�
c� C'
MAILING ADDRESS/CITY/STATE/ZIP
PHONECi
3W 5 w eeke 5.6 , . �,�;,,d), d IF 4 7.). 3
31)0— gig-4
7' q NO.
FAX NO.
NA
PRIMARY CONTACT PERSON PHONE NO.
E-MAILG44 C'44 sew- '71 g -4 71 ?
mute/ado e cernzaidat. 412.t
PROPERTY OWNER/DEED HOLDF.R(Attach list if more than one)
1 fl&te me A 4 Corte" ct 6A, at ctEdrt,
MAILING
ADDRESS/CM/STATE/ZIP �,��j
PHONE NO.
3o ) 6W e,(,(�l�J(.Y . �� i /g FAX
DK q 7as3
3( 0-' ! q .. (�7,-(+ 00�_ /�.v FAX NO.
*When
�G IV
the owner and the applicant are different people, the applicant must be the purchaser of record or a lessee in possession with written
authorization from the owner or an agent of the owner. The owners must sign this application in the space provided on the back of this form
or submit a written authorization with this application.
PROPOSAL SUMMARY(Please be specific)
: .4 , EI. • ! i.._. .: I /. 1_ ► �t� �' h ci/__ ._ its (t.zuttitan0
JAR, I6Xvn y Mont /a tt4a /Alma/10 ./,n1a..ri".
City nf'Turarr1 I 1217c C111 TT Il TSL 'r' . a«+ -X
THE APPLICANT SHALL CERTIFY THAT:
• If the application is granted, the applicant shall exercise the rights granted in accordance with the terms and
subject to all the conditions and limitations of the approval.
• All the above statements and the statements in the plot plan, attachments,and exhibits transmitted herewith,are
true;and the applicants so acknowledge that any permit issued,based on this application,map be revoked if it is
found that any such statements are false.
• The applicant has read the entire contents of the application,including the policies and criteria,and understands
the requirements for approving or denying the application(s).
SIGNATURES OF EACH OWNER OF THE SUBJECT PROPERTY ARE REQUIRED.
`n(.tkewe ('.ti[ i2 J i J J2/
Owner's Signature Date
Owner's Signature Date
Owner's Signature Date
Owner's Signature Date
Owner's Signature Date
Applicant/Agent/Representative's Signature Date
Applicant/Agent/Representative's Signature Date
War' -tton County,Oregon 2012-017796
03) -012 02:09:58 PM
D-DW Cnt=i Stn=7 K GRUNEWALD
0 $10.00$5,00$11,00$15.00$390,00-Total=$431.00
(
1111111111111111111111111111111111111111111
,0 RECORDING REQUESTED BY: 01682861201200177960020029
i,Richard Hobernlcht,Director of Assessment and ..,xae
Taxation and Ex-Officlo County Clerk for Washington ;? !'
County,Oregon,do hereby certify that the Within
instrument of writing was received a d re orded In the "" . P4i.'
book of records of said coin Y+ "
Richard Hobernicht,Director of Assessment end '',114—.3:0;
Taxation,Ex•Officto County Clerk
GRANTOR:
gSteven Craig Simmons and Joetie Louise
Simmons as tenants by the entirety
C 9300 SW Edgewood Street
0 Tigard, OR 97223
P
GRANTEE:
A Marlene Adell Crisp and Lisa Davila both as
single women
3 9300 SW Edgewood Street
Tigard, OR 97223
CC SEND TAX STATEMENTS TO:
Marlene Adell Crisp and Lisa Davila
9300 SW Edgewood Street
Tigard, OR 97223
AFTER RECORDING RETURN TO:
o
Marlene Adell Crisp and Lisa Davila
9300 SW Edgewood Street
Tigard, OR 97223
<> r WASHINGTON COUNTY
1 Escrow No: 3626045681 NT1-TTPOR45 , ''
1 � n� :.` REAL PROPERTY TRANSFER TAX
rc-�t r R . .
5310.00 .�`'`�3
D ..:
;,,. ,s:� FEE PAID DATE
y 9300 SW Edgewood Street
Tigard, OR 97223
ASPACE ABOVE THIS LINE FOR RECORDER'S USE
0
STATUTORY WARRANTY DEED
Steven Craig Simmons and Joelle Louise Simmons as tenants by the entirety, Grantor, conveys and
warrants to
Marlene Adell Crisp and Lisa Davila both as single women, Grantee, the following described real property,
free and clear of encumbrances except as specifically set forth below, situated in the County of
Washington, State of Oregon:
The North one acre of the East 123.11 feet of the West one-half of Lot 15, EDGEWOOD, in the
City of Tigard, County of Washington and State of Oregon.
THE TRUE AND ACTUAL CONSIDERATION FOR THIS CONVEYANCE IS $389,900.00. (See
ORS 93.030)
Subject to and excepting:
Covenants, Conditions, Restrictions, Reservations, set back lines, Power of Special Districts, and
easements of Record, if any.
p
• I% GRANTEE:
Marlene Adell Crisp and Lisa Li vita both as
single women
9300 SW Edgewood Street
Tigard, OR 97223
Q SEND TAX STATEMENTS TO:
Marlene Adell Crisp and Lisa Davila
9300 SW Edgewood Street
Tigard, OR 97223
0 AFTER RECORDING RETURN TO:
Marlene Adell Crisp and Lisa Davila
9300 SW Edgewood Street
Tigard, OR 97223 •--
WASHINGTON COUNTY
Escrow No: 3626045681 NT1-TTPOR45 '�
C` REAL PROPERTY TRANSFER TAX
$3qO
•,^,'�,:� ,>?f FEE PAID DATE
'•.,cis�.,iN'
9300 SW Edgewood Street
�j Tigard, OR 97223
/ SPACE ABOVE THIS LINE FOR RECORDER'S USE
STATUTORY WARRANTY DEED
Steven Craig Simmons and Joelle Louise Simmons as tenants by the entirety, Grantor, conveys and
warrants to
Marlene Adell Crisp and Lisa Davila both as single women, Grantee, the following described real property,
free and clear of encumbrances except as specifically set forth below, situated in the County of
Washington, State of Oregon:
The North one acre of the East 123.11 feet of the West one-half of Lot 15, EDGEWOOD, in the
City of Tigard, County of Washington and State of Oregon.
THE TRUE AND ACTUAL CONSIDERATION FOR THIS CONVEYANCE IS $389,900.00. (See
ORS 93.030)
Subject to and excepting:
Covenants, Conditions, Restrictions, Reservations, set back lines, Power of Special Districts, and
easements of Record, if any.
BEFORE SIGNING OR ACCEPTING THIS INSTRUMENT, THE PERSON TRANSFERRING FEE TITLE
SHOULD INQUIRE ABOUT THE PERSON'S RIGHTS, IF ANY, UNDER ORS 195.300, 195.301 AND
195.305 TO 195.336 AND SECTIONS 5 TO 11, CHAPTER 424, OREGON LAWS 2007, SECTIONS 2
TO 9 AND 17, CHAPTER 855, OREGON LAWS 2009, AND SECTIONS 2 TO 7, CHAPTER 8, OREGON
LAWS 2010.THIS INSTRUMENT DOES NOT ALLOW USE OF THE PROPERTY DESCRIBED IN THIS
INSTRUMENT IN VIOLATION OF APPLICABLE LAND USE LAWS AND REGULATIONS. BEFORE
3626045681 NT 1-TTPOR45
Deed(Warranty-Statutory)
SIGNING OR ACCEPTING THIS INSTRUMENT, THE PERSON ACQUIRING FEE TITLE TO THE
PROPERTY SHOULD CHECK WITH THE APPROPRIATE CITY OR COUNTY PLANNING
DEPARTMENT TO VERIFY THAT THE UNIT OF LAND BEING TRANSFERRED IS A LAWFULLY
ESTABLISHED LOT OR PARCEL,AS DEFINED IN ORS 92.010 OR 215.010, TO VERIFY THE
APPROVED USES OF THE LOT OR PARCEL,TO DETERMINE ANY LIMITS ON LAWSUITS
AGAINST FARMING OR FOREST PRACTICES, AS DEFINED IN ORS 30.930, AND TO INQUIRE
ABOUT THE RIGHTS OF NEIGHBORING PROPERTY OWNERS, IF ANY, UNDER ORS 195.300,
195.301 AND 195.305 TO 195.336 AND SECTIONS 5 TO 11, CHAPTER 424, OREGON LAWS 2007,
SECTIONS 2 TO 9 AND 17, CHAPTER 855, OREGON LAWS 2009,AND SECTIONS 2 TO 7,
CHAPTER 8, OREGON LAWS 2010.
JY'(
DATED: .
I
Steven Craig Simmons
14 01 ia,u1 „
Joelle suise Simmons
State of OREGON
f . t
COUNTY of `` 3 " ` ' , ;.
rr
This instrument was acknowledged before me on 20
by_Steven Craig Simmons and Joelle Louise Simmons
Notary Public-State of Oregon
My commission expires:
- . 1,
Dl�l�#CIl1t SEA1.
r` a � P41G&�LA�'7iWII�N
0 ` N °ra,�v i .oaeaaN
�;'�� COMMISSION f�0.433395
W COMMISSION WIRES JAN.21,2013._
9
RECEIVED
City of Tigard JUN 29 2015
•1111 COMMUNITY DEVELOPMENT DEPARTMENT CITY OF TIGARD
LANN G/ENGINEERING
l AKt:) Request for 500' Property Owner NPotitication
Property owner information is valid for three (3)months FOR STAFF l SE ONLI
from the date of your request. Contact staff member Joe
Patton: 503-718-2714 or joep@tigard-or.gov. Date Request Processed:
Project name: 64/p(9 d6) Pallt(,t(ot) NEIGHBORHOOD MEETING LABELS
Staff planner you are working with: J #of sheets cost each sets
(� Property owners
within 500 feet&
Name of contact person: .-Mt/AtCA.C.c,/) interestedparties: $2.00 $
Name of company: NA 'TT Generate list.: - - - $11.00
Phone: 3100-rig 8- 411 4 TOTAL: $
Email: ,(►fj,*..4 @cornMutt /rut LAND USE ENVELOPES
Please indicate all map and tax lot numbers that are included #of envelopes cost each sets
in your project(i.e. 1S134AB00100) or the addresses for all Proper&owners
project parcels below. If more than one (1)tax lot or if the within 500 feet&
parcel has no address,you must separately identify each interested parties: $0.13 $
tax lot associated with the project.
Generate list: - - - $11.00
q3 00 S 40 e ) 6T' SUBTOTAL: $
-r-49
cc/,d2,o R q 7 a d3 Postage: $0. $
TOTAL: $
REQUEST (only check one):
ElOne(1) set of labels for notification of neighborhood meeting.
After submitting your land use application to the city,the project planner will review your application for completeness and
you will be notified by means of a completeness review letter. Please indicate what the completeness letter indicates you need:
Land use case number. I4p1 02-011-1 - 00005
® Type II TWO sets of envelopes
EIType III or Type IV one set of envelopes (a second set may be required if the decision is appealed)
The contact person listed above will be notified of the amount to pay at the front counter in the Permit Center once the
request is processed.A printed list of all property owners within 500 feet and interested parties will be provided at time of
payment.Upon request,a PDF copy is available via email.
City of Tigard • 13125 SW Hall Blvd. • Tigard,Oregon 97223 • www.tigard-or.gov • 503-718-2421 • Page 1 of 1
.•....................u..m...1...,..,..««...,n...,«a++..ua+ ...u. au,...,.. .n.;w.ac u1.N“1.004,. .1. .i.iinta...l wu.al..141.4suuu1i4414..111.044.Au..u.utlit.44,414uu+4...xu,.
k !rte — ..� r7r. i F' 1
I i �/ Clean Water Services File Number
JUL 262012 ��'; C1eanWate� Services I 2--0-0 il-
_ �l
IBTI,,
( Sensitive Area Pre-Screening Site Assessment
1. Jurisdlctfon: ", ` " Tf /17'7
,
2. Property Information(example 1S234AB01400) 3. Owner Information
Tax lot ID(s):--7... /e,...2.1).e.-_,�fo `j Name: N C+ // -5
v Company: �1 ! �fl. --- -
Address: ? Ss�(/ (� GT
Site Address: qQO ?I y�ie j/tLA'� City,State,Zip:TW/41-N7/ #�� ,ail-71124,
City, State,Zip: �� 1z Phone/Fax: �/��'�� �! ?
Nearest Cross Street: - vo E-Mail:
4. Development Activity(check all that'apply) 5. Applicant Information
i-Y 4ddck nl„.t,,,
ition to Single Family ReQidence(roomg,de.de., . %,4 Vii1W iiI.,Av 4J
❑ Lot Line Adjustment Minor Land Partition Company:�',r'pl” /4 /�I~ -r y"j/71 i
❑ Residential Condominium Commercial Condominium 1����� .51��1 S`Z
Address: /
❑ Residential Subdivision ❑ Commercial Subdivision �� , /� ...II) �M I.i
❑ Single Lot Commercial ❑ Multi Lot Commercial Circ,data,Zlli:� � :,:/ r i r
Other `/JGL j-1-fi4i G Phone/Fax:_GI/) - 7—' O ���.j L
r/ 71 714&) L E-Maii'li ,, A, /A ' A-/ //.,: _-/J
6. Will the project involve any off-site work? 54 Yes ❑No ❑Unknown
Location and description of off-site work "Pt F-teetiPocdj
7. Additional comments or information that may be needed to understand your project
This application does NOT replace Grading and Erosion Control Permits,Connection Permits,Building Permits,Site Development Permits,DEQ •
1200•C Permit or other permits as issued by the Department of Environmental Quality,Department of State Lands and/or Department of the Army
COE. All required permits and approvals must be obtained and completed under applicable local,state,and federal law.
By signing this form,the Owner or Owner's authorized agent or representative,acknowledges and agrees that employees of Clean Water Services have authority
iu
tot i ,to pru eta tic 4`: .rau::a O 1i:�5°:.i u:..I,.Ui 1;:;:8 v -,:i '%.. :..0...::,,. t ,<.
..r.. y F..,i., ..�, ..a- .:b L .u.._:...... .............rs4:1.,.3i:b. i cu:aly
that I am familiar with the information contained in this document,and to the best of my knowledge and belief,this information is true, t�'complete,and accurate.
Print/Type Nam- 1 jar/ IL-4 1' Print/Type Titte � �� '!
5fc�ndlur8 � Date I 4 _
FOR DISTRICT USE ONLY 9 z
i U Sensitive areas po ere ady exist on s/ic o YYIUli17 L }UI the s1te. �Il %Y 1'LI�+/'�1 t IY1�lS 1?die
RI),'f M 1 g N`J.��V IYICI�F I I'ISr�J I V I jV/11Y1.0 C A
ERVICE PROVIDER LETTER, If Sensitive Areas exist on the site or within 200 feet on adjacent properties,a Natural Resources Assessment Report
may also be required.
Based on review of the submitted materials and best available information Sensitive areas do not appear to exist on site or within 200'of the site.This
Sensitive Area Pre-Screening Site Assessment does NOT eliminate the need to evaluate and protect water quality sensitive areas if they are subsequently
discovered.This document will serve as your Service Provider letter as required by Resolution and Order 07-20, Section 3.02.1. All required permits and
approvals must be obtained and completed under applicable local,State,and federal law.
IL 0 Raged on review of the submitted matenaLs and had avaitehle information the ahnve referaneRct prn!erf will riot sinru� f canity Impact the a beteg nr nntanlia!ly
sensitive area(s)found near the site.This Sensitive Area Pm-Screening Site Assessment does NOT eliminate the need to evaluate and protect additional water
quality sensitive areas if they are subsequently discovered.This document will serve as your Service Provider letter as requiredbyResolution and Order
07-20,Section 3.02,1. All required permits and approvals must be obtained and completed under applicable local,state and federal law.
I Mia saorsca rrcvica:Letter is notvaiic unless C is approvsa sits pians;are smashed'.
❑The proposed activity does not meet the definition of development or the lot was platted after 9/9/95 ORS 92.040(2), NO SITE ASSESSMENT OR
SERVICE PROV.ID�R LETTER IS REQ IRED. I /
Reviee wd lay 6'LL`v LtY ( A Sf ,-f— F`-'- I.
1 Jaea i
2550 SW Hillsboro Highway • Hillsboro,Oregon 97123-• Phone:(503)681-5100 • Fax:(503)681-4430 • :n4nv.cleanwatersentices.org
John Floyd
From: todd@toddprager.com on behalf of Todd Prager<todd@teragan.com>
Sent: Wednesday, January 21, 2015 8:29 PM
To: John Floyd
Subject: Re: Query- Black Alders
Hi John,
It will grow in Portland, but I don't have much experience with its performance as a street tree. I would
encourage them to pick something off the list if they are creating the plan themselves since the list includes
trees that are commonly used as street trees. It would be considered large stature and is not native.
Hope all is well with you too!
Todd Prager
ISA Board Certified Master Arborist
ISA Tree Risk Assessment Qualified
AICP, American Planning Association
Direct 971.295.4835
toddnteragan.com
teragan.com
rx-
<J .
On Wed, Jan 21, 2015 at 8:18 PM, John Floyd <Johnfla tigard-or.gov> wrote:
Hi Todd,
Just a quick question for you, if this falls under your contract with the City. Are "black alders" (alnus glutinosa)
suitable as a street tree? If so how would you categorize their stature? I did not see this species in the urban
forestry manual.
I ask because someone is trying to prepare their own tree plan as part of a minor land partition, and are trying to
comply using only street trees, and thus avoid hiring an arborist.
Thanks and I hope you're well!
John
crisp/Davila Summary and Narrative RECEIVED 1
JUN 292015
CITY OF TIGARD
Site and Vicinity Information PLANNING/ENGINEERING
The 0.94-acre project site is located at 9300 SW Edgewood Street. The project site presently contains a single family
home on the north end of the property, which fronts Edgewood Street. According to the Washington County
Assessors Office the home was built in 1930,and expanded by 483 square feet in 2002 per city building permit records.
In 2008 a second detached garage measuring 20' by 26' was constructed on the opposite side of the parcel, near the
southern (rear) property line. A third structure, a detached garage adjacent to the existing single-family dwelling,is of
unknown age.
Edgewood Street, which abuts the northern property line, is classified as a neighborhood route in the Tigard
Transportation System Plan (TSP). Undeveloped public right of wayabuts the southeastern property line and is the
result of a future street plan approved as part of the McDonald WoodSubdivision. The intent is to eventually provide
for a new through connection between Edgewood Street to the north, and McDonald Street to the south,via Hillview
Street,which passes through the McDonald Woods Subdivision.
The project site and surrounding properties are zoned for low density residential. Single-family homes are the
predominant land use in the neighborhood, save for an assisted living facility located to the southwest of the project
site.
Proposal Description
The applicant is requesting a Minor Land Partition to divide one existing 0.94-acre site into three parcels and new public
right of way. The proposed parcels range in size from 8,019 square feet to 12,662 square feet in size. The existing
single-family home and associated detached garage will remain on Parcel 1. The newer detached garage near the rear Of
the project site is proposed for demolition prior to completion of the future street approved as part of the McDonald
Woods Subdivision as it straddles a proposeod property line. Associated public improvements include the dedication of
a new 32.5-foot wide public right of way to create access for the newly created Parcels 2 and 3. The public right of way
would be dedicated along the full length of the property, but improved only so far as necessary to provide access to
Parcel 3.
SECTION IV. PUBLIC COMMENTS
The Tigard Community Development Code requires that property owners within 500 feet of the subject site be notified
of the proposal, and be given an opportunity for written comments and/or oral testimony prior to a decision being
made. The City of Tigard received two comment letters on the project.
The first was an email sent by Gordon Vreugdenhil of 9224 SW Hillview Street and dated August 15, 2013. In his
email he suggested short-term gravel or paved path to connect the stub of the new access road on the project site,
through the undeveloped right of way in the McDonald Wood subdivision,and connect to Hillview to provide a bike-
pedestrian connection to McDonald Street. Because the right of way is being stubbed and planned for future extension,
and a cul-de-sac is not being created,a new bike-pedestrian path is not required at this time by the Tigard Development
Code.
The second was an email from Kristina Vartanian,president of the McDonald Woods Homeowners Association Board,
and dated August 28,2013. In her email she identified 11 questions, concerns, and information requests regarding the
eventual connection of proposed right of way on the project site to Hillview Street, which passes through the middle
the McDonald Woods Subdivision. The requested information was passed on to Ms. Vartanian, and as discussed in
findings pertaining to 18.705 and 17.810 below,the road connection and right of way dedications are required by code.
SECTION V. APPLICABLE REVIEW CRITERIA AND FINDINGS
Land Partitions (18.420):
Approval Criteria(18.4 .050)
The proposed partition complies with all statutory and ordinance requirements and regulations;
The proposed partition complies or can be made to comply with all statutory and ordinance requirements and
regulations as demonstrated by the analysis contained within this document.
There are adequate public facilities available to serve the proposal;
The proposal is to create three residential lots for single-family homes where one exists now,and a new public street to
Crisp/Davila Summary and Narrative 2
provide access to the new lots. Public facilities currently serving the development are adequate.
All proposed improvements meet City and applicable agency standards;and
The proposed public improvements meet City and agency standards.
All proposed lots conform to the specific requirements below:
The minimum width of the building envelope area shall meet the lot requirement of the applicable zoning
district.
The average minimum lot width required for the R-4.5 zoning district is 50 feet. Parcel 1 has aro osed lot width of
97.59 feet,Parcel 2 has a proposed lot width of 88.5 feet,and Parcel 3 has a proposed lot width of 139.98 feet.
The lot area shall be as required by the applicable zoning district. In the case of a flag lot, the access way
may not be included in the lot area.
The minimum lot area requirement in the R-4.5 zoning district is 7,500 square feet for detached single-family units. The
applicant states the three proposed parcels are 8,900 square feet, 8,019 square feet, and 12,662 square feet respectively.
No flag lots are being created.
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.
Parcel 1 has over 220 feet of frontage,Parcel 2 has 88.5 feet of frontage,and Parcel 3 has 139.98 feet of frontage.
Setbacks shall be as required by the applicable zoning district.
The existing house and proximate detached garage will meet all setback requirements on Parcel 1. No new structures
are proposed on lots 2 and 3, and compliance with setback requirements will occur as part of normal building permit
review. The existing garage near the southern property line cannot meet setback requirements and straddles a proposed
property line. Demolition of thisragmust be completed prior to the completion of the future street plan approved
as part of the McDonald Woods Subdivision.g
When the partitioned lot is a flag lot,the developer may determine the location of the front yard,provided that
no side yard is less than 10 feet. Structures shall generally be located so as to maximize separation from
existing structures.
There are no flag lots proposed with this application.This criterion does not apply.
A screen shall be provided along the property line of a lot of record where the paved drive in an access way 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.
No screen is required with this application.This criterion does not apply.
The fire district may require the installation of a fire hydrant where the length of an access way would have a
detrimental effect on fire-fighting capabilities.
The nearest fire hydrant is approximately 130 feet to the west of the project site, on the southern side of Edgewood
Street.
Where a common drive is to be provided to serve more than one lot, a reciprocal easement that will ensure
access and maintenance rights shall be recorded with the approved partition map.
A common drive is proposed with this application to make use of the fire truck turnaround located inside Parcel 3 and
adjacent to Parcel 2.
Any access way shall comply with the standards set forth in Chapter 18.705,Access,Egress and Circulation.
Crisp/Davila Summary and Narrative 3
As discussed in findings pertaining to Chapter 18.705,this criterion will be met.
Where landfill 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 pedestrian/bicycle pathway
plan.
No portion of this site is within 100-year floodplain. The nearest mapped floodplain is approximately 0.30 miles to the
north. This criterion does not apply.
An application for a variance to the standards prescribed in this chapter shall be made in accordance with
Chapter 18.370,Variances and Adjustments. The applications for the partition and variance(s)/adjustment(s)
will be processed concurrently.
The applicant has not requested a variance or adjustment with this proposal. This criterion does not apply.
Residential Zoning Districts (18.510):
Table 18.510.030.1 outlines uses permitted in residential zoning districts.
Single-family dwellings and household living are allowed within the R-4.5 zoning district. The existing single family
home to be located on Parcel 1 will not change use type or dwelling type as a result of the partition. Parcels 2 and 3 are
being developed for the purpose of construction a new single-family home on each lot.
Development standards in residential zoning districts are contained in Table 18.510.2 below:
TABLE 18.510.2
DEVELOPMENT STANDARDS IN RESIDENTIAL ZONES
STANDARD R-4.5 Parcel 1 Parcell Parcel 3
Minimum Lot Size
-Detached unit 7,500 sq. 8,900 sq.ft. 8,019 sq.ft. 12,662 sq.ft.
-Duplexes ft.
-Attached unit
Average Minimum Lot Width
-Detached unit lots 50 ft. 97.59 ft. 88.5 ft. 139.98 ft.
-Duplex lots 90 ft.
-Attached unit lots
Maximum Lot Coverage - N/A N/A N/A
Minimum Setbacks
-Front yard 20 ft. 41 ft. N/A N/A
-Side facing street on corner&through lots 15 ft. 52 ft.(47 ft.as conditioned) N/A N/A
-Side yard 5 ft. 5 ft N/A N/A
-Rear yard 15 ft. 18 ft N/A N/A
-Distance between property line and front of garage 20 ft. 41 ft. N/A N/A
Maximum Height 30 ft. Existing/no change N/A N/A
Minimum Landscape Requirement - N/A N/A
As shown in the table above, the proposed Parcel 1 will satisfy the applicable development standards of the R-4.5
zone. Conformance for Parcels 2 and 3 will be enforced as part of normal building permit review.
Access.Egress and Circulation(18.705):
Section 18.705.030.H.1 states that an access report shall be submitted with all new development proposals
which verifies design of driveways and streets are safe by meeting adequate stacking needs, sight distance
and deceleration standards as set by ODOT,Washington County,the City and AASHTO.
The proposed site access connects to Edgewood St at a location that is straight and lacks any significant vertical curves,
and has buildings set back far enough to be out of a driver's line of sight.
Section 18.705.030.H.2 states that driveways shall not be permitted to be placed in the influence area of
Crisp/Davila Summary and Narrative 4
collector or arterial street intersections. Influence area of intersections is that area where queues of traffic
commonly form on approach to an intersection. The minimum driveway setback from a collector or arterial
street intersection shall be150 feet, measured from the right-of-way line of the intersecting street to the throat
of the proposed driveway. The setback may be greater depending upon the influence area, as determined
from City Engineer review of a traffic impact report submitted by the applicant's traffic engineer. In a case
where a project has less than 150 feet of street frontage, the applicant must explore any option for shared
access with the adjacent parcel. If shared access is not possible or practical, the driveway shall be placed as
far from the intersection as possible.
No accesses are proposed in or near the influence area of a Collector or Arterial.
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.
No new driveways or street connections to Arterials or Collectors are proposed or required. This criterion does not
apply.
The standards for Access,Egress,and Circulation are met.
Density Computations and Limitations (18.715):
Chapter 18.715 implements the Comprehensive Plan by establishing the criteria for determining the number
of dwelling units permitted. The number of allowable dwelling units is based on the net development area.
The net area is the remaining parcel area after exclusion of sensitive lands and land dedicated for public
roads or parks. The net area is then divided by the minimum lot size permitted by the zoning district to
determine the number of dwelling units that may be developed on a site.
Based on the formulas in Chapter 18.715 of the City of Tigard Community Development Code, the maximum and
minimum number of units permitted on the site is based on the net developable area, subtracting sensitive land areas,
land dedicated to public parks, land dedicated for public right-of-way, land for private streets or access drives, and lot
area for the existing home from the total site area. The applicant's proposal to create 2 additional lots for single-family
detached homes meets the maximum and minimum density requirements of the R-4.5 zone. The project will meet
minimum and maximum density requirements.
Landscaping and Screening(18.745):
Existing vegetation on a site shall be protected as much as possible: 1) The developer shall provide methods
for the protection of existingvegetation 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).
A fence currently surrounds the boundary of the property. This criterion does not apply.
Street trees: Section 18.745.040
A. Street trees shall be required as part of the approval process for conditional use (Type III), downtown
design review (Type II and III), minor land partition (Type II), planned development (Type III), site
development review(Type II) and subdivision(Type II and III)permits.
This project is for a minor land partition,therefore street trees are required and have been proposed in the application.
B. The minimum number of required street trees shall be determined by dividing the linear amount of street
frontage within or adjacent to the site (in feet) by 40 feet. When the result is a fraction, the minimum number
of required street trees shall be determined by rounding to the nearest whole number.
The applicant proposes the planting of Oregon Ash street trees in swale planter strip. With a combined street frontage
of 449 linear feet, 12 street trees are required(449 /40 = 11.23). This criterion will be met.
C. Street trees required by this section shall be planted according to the street tree planting standards in
The Urban Forestry Manual.
D. Street trees required by this section shall be provided adequate soil volumes according to the street tree
soil volume standards in the Urban Forestry Manual.
The 12 street trees proposed meet all of the street tree planting standards set forth in the Urban Forestry Manual,
Crisp/Davila Summary and Narrative 5
including soil volumes, as set forth in the application materials and discussed in findings pertaining to 18.790 below.
This criterion will be met.
E. Street trees required by this section shall be planted within the right-of-way whenever practicable
according to the street tree planting standards in the Urban Forestry Manual. Street trees may be planted no
more than six feet from the right-of-way according to the street tree planting standards in the Urban Forestry
Manual when planting within the right-of-way is not practicable.
All proposed street trees will be in dedicated public right of way. This standard is met.
Buffering and Screening Requirements: Section 18.745.050.5
The proposed land partition occurs on a parcel surrounded by the same land use designation (R4.5) as the subject
parcel. Therefore, no buffering or screening pursuant to Section 18.745.050,A is required for the proposed land
partition.This standard does not apply.
Based on the analysis above,the Landscaping standards have been met.
Off-street Parking and Loading Requirements (18.765):
This Chapter is applicable for development projects when there is new construction, expansion of existing
use, or change of use in accordance with Section 18.765.070 Minimum and Maximum Off-Street Parking
Requirements.
The proposed partition will create three lots for single-family residences. Table 18.765.2 requires that one (1) off-street
parkingspace be provided per detached dwelling unit. There is no maximum limit on parking allowed or detached
single-family dwellings. There is also no bicyde-parking requirement for single-family dwellings. The existing residence
to be located on Parcel 1 has two covered off-street parking spaces. Compliance with minimum parking standards for
Parcels 2 and 3 will be enforced as part of normal building permit review.
Urban Forestry Plan(18.790):
Urban Forestry Plan Requirements (18.790.030)
A. Urban forestry plan requirements.An urban forestry plan shall:
1. Be coordinated and approved by a landscape architect (the project landscape architect) or a person that
is both a certified arbonst and tree risk assessor (the project arborist),except for minor land partitions that
can demonstrate compliance with effective tree canopy cover and soil volume requirements by planting
street trees in open soil volumes only;
This application is for a minor land partition. The applicant has demonstrated effective canopy cover and soil
volume requirements by planting street trees in open soil volumes. The requirement for a landscape architect or
certified arborist and tree risk assessor does not apply.
2. Meet the tree preservation and removal site plan standards in the Urban Forestry Manual(UFM).
The combined site plan and tree plan meets the tree preservation and removal standards of the Urban Forestry
Manual.
3. Meet the tree canopy site plan standards in the Urban Forestry Manual; and
A Tree Canopy Site Plan was provided that proposes the use of street trees to meet minimum canopy standards.
The plan satisfies tree canopy site plan standards and street tree planting standards of the Urban Forestry Manual.
4. Meet the supplemental report standards in the Urban Forestry Manual.
The applicant is complying with minimum canopy standards through the use of street trees alone, and therefore a
landscape architect or certified arborist is not required.
Relevant information required in the supplemental report were included on the site plan and tree canopy site plan.
The plan includes a table that demonstrates the effective tree canopy in accordance with UFM Section 10, Part 3,
and Subsection M). Because the site is zoned R-4.5, the required effective tree canopy is 40% for the entire site.
Crisp/Davila Summary and Narrative 6
Partitions in this zone also require a minimum 15% effective canopy for each lot. According to the supplemental
report the effective canopy is as outlined below:
Parcel 1 Parcel 2 Parcel 3 Total Site
Existing canopy 0 0 0 0
With Planted Trees 66% 33% 31% 41.9%
As proposed, the requirements of the supplemental report standards and minimum canopy standards have been
met.
B. Tree canopy fee. If the supplemental report demonstrates that the applicable standard percent effective
tree canopy cover will not be provided through any combination of tree planting or preservation for the
overall development site (excluding streets) or that the 15%effective tree canopy cover will not be provided
through any combination of tree planting or preservation for any individual lot or tract in the R-1, R-2, R-
3.5, R-4.5 and R-7 districts (when the overall development site meets or exceeds the standard percent
effective tree canopy cover), then the applicant shall provide the city a tree canopy fee according to the
methodology outlined in the tree canopy fee calculation requirements in the Urban Forestry Manual.
The supplemental report demonstrates that the 40% and 15% effective tree canopy cover will be provided. The
applicant can be reasonably expected to continue to meet the minimums. This criterion does not apply.
Urban Forestry Plan Implementation(18.790.060)
C. Tree Establishment. The establishment of all trees shown to be planted in the tree canopy site plan
(per 18.790.030 A.3) and supplemental report (per 18.790.030.A.4) of the previously approved urban forestry
plan shall be guaranteed and required according to the tree establishment requirements in Section 11,part
2 of the Urban Forestry Manual.
The applicant will provide a tree establishment bond that meets the requirements of the Urban Forestry Manual
Section 11,Part 2.
D. Urban forest inventory. Spatial and species specific data shall be collected according to the urban
forestry inventory requirements in the Urban Forestry Manual for each open grown tree and area of stand
grown trees in the tree canopy site plan (per Section 18.790.030.A.3) and supplemental report (per Section
18.790.030.A.4) of a previously approved urban forestry plan.
Section 11, Part 3 of the Urban Forestry Manual states that prior to any ground disturbance work, the applicant shall
provide a fee to cover the city's cost of collecting and processing the inventory data for the entire urban forestry plan.
The total tree inventory fee of$422 is to be paid prior to recordation of final plat
Impact 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 application:'
Section 18.390.040 states that the applicant shall provide an impact study to quantify the effect of
development on public facilities and services. For each public facility system and type of impact, the
study shall propose improvements necessary to meet City standard, and to minimize the impact of the
development on the public at large,public facilities systems, and affected private property users.
In situations where the Community Development Code requires the dedication of real property interests, the
applicant shall either specifically concur with a requirement for public right-of-way dedication, or provide
evidence that supports that the real property dedication is not roughly proportional to the projected impacts
of the development. Section 18.390.040 states that when a condition of approval requires the transfer to the
public of an interest in real property, the approval authority shall adopt findings that 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 has submitted an impact study as required. As shown in the preliminary plat, the applicant concurs with
all dedication requirements proposed in the application.
Crisp/Davila Summary and Narrative 7
An internal private road within the partition is needed to allow the partition to develop and the need for a private street
is created by the partition. Because the need for a private street is created by the development, the impact of the
development is directly proportional to the cost of dedication and construction of the internal streets. However the
City is requiring a Public Street, thus a proportionality analysis is needed and the public street improvements are
factored into the mitigated costs for the City's transportation system.
Street And Utility 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 18.810.030E requires a Neighborhood Route to have at
least a 54-foot right-of-way width and 32-foot paved section. Other improvements required may include on-
street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street
trees.
This site lies adjacent to Edgewood Street, which is classified as a Neighborhood Route in the Tigard Transportation
System Plan. At present, there is approximately 20 feet of right-of-way from the centerline, according to the most
recent tax assessor's map. The applicant shall dedicate additional right-of-way to provide 27 feet from centerline on
Edgewood Street on the final plat but no improvements are required. With the dedication and improvements of the
new north-south street,the applicant will be doing their part to meet this standard.
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 that 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 proposed development includes right-of-way dedication and construction of a north south half-street that would
eventually connect from Edgewood St to McDonald St. This half-street will serve as the access for the parcels of this
partition, and will become a full street when adjacent properties are developed. The application proposes a cross
section for the half-street as having 20 feet of pavement,with a six inch rolled curb on the east side;and a curb&gutter
for water management, 6 foot infiltration swale to be used as a planter strip,five foot sidewalk,and 0.5 foot of yard area
on the western half making a 32.5 foot right-of-way.
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-
Crisp/Davila Summary and Narrative 8
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.
The proposed development includes right-of-way dedication and construction of a north south half-street that would
eventually connect from Edgewood St to McDonald St. This half-street will serve as the access for the parcels of this
partition, and will become a full street when adjacent properties are developed. With this dedication and construction,
the applicant will be doing their part to meet this standard.
Section 18.810.030.H.2 states that all local, neighborhood routes and collector streets which abut a
development site shall be extended within the site to provide through circulation when not precluded by
environmental or topographical constraints, existing development patterns or strict adherence to other
standards in this code. A street connection or extension is precluded when it is not possible to redesign, or
reconfigure the street pattern to provide required extensions. Land is considered topographically constrained
if the slope is greater than 15% for a distance of 250 feet or more. In the case of environmental or
topographical constraints, the mere presence of a constraint is not sufficient to show that a street connection
is not possible. The applicant must show why the constraint precludes some reasonable street connection.
The existing north-south right-of-way south and east of this development will connect to the north south street.
Culs-de-sacs: Section 18.810.030L states that a cul-de-sac may be no more than 200 feet long,shall not provide
access to greater than 20 dwelling units, and shall be used only when environmental or topographical
constraints, existing development pattern, or strict adherence to other standards in this code preclude street
extension and through circulation.
No cul-de-sacs are proposed with this development.This criterion does not apply.
Grades and Curves: Section 18.810.030.N states that grades shall not exceed ten percent on arterials, 12% on
collector streets, or 12% on any other street (except that local or residential access streets may have segments
with grades up to 15% for distances of no greater than 250 feet). Centerline radii of curves shall be as
determined by the City Engineer.
The existing grades along Edgewood Street are less than 12%. No grade changes are proposed to Edgewood Street.
The proposed grades of the north-south street are less than 12%.
Access to Arterials and Major Collectors: Section 18.810.030.Q states that where a development abuts or is
traversed by an existing or proposed arterial or major collector street, the development design shall provide
adequate protection for 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:
• A parallel access street along the arterial or major collector;
• Lots of suitable depth abutting the arterial or major collector to provide adequate buffering with frontage
along another street;
• Screen planting at the rear or side property line to be contained in a non-access reservation along the
arterial or major collector;or
• Other treatment suitable to meet the objectives of this subsection;
• If a lot has access to two streets with different classifications, primary access should be from the lower
classification street.
The proposal does not include access to an Arterial or Major Collector.This criterion does not apply.
Crisp/Davila Summary and Narrative 9
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 north-south street will be in public right-of-way. No private streets are proposed with this development. This
criterion does not apply.
Block Designs - Section 18.810.040.A states that the length,width and shape of blocks shall be designed with
due regard to providing adequate building sites for the use contemplated, consideration of needs for
convenient access, circulation, control and safety of street traffic and recognition of limitations and
opportunities of topography.
Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall not exceed 2,000
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.
The proposed development includes right-of-way dedication and construction of a north south half-street that would
eventually connect from Edgewood St to McDonald St. This half-street will serve as the access for the parcels of this
partition, and will become a full street when adjacent properties are developed. With this dedication and construction
the applicant will be doing their part to meet this standard.
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.
The proposed north south half-street,stubbed for a future connection,would satisfy this standard.
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.
This proposed development includes construction of sidewalk along the north-south half-street. The sidewalks shown
on the plans would meet this standard.
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.
•
Crisp/Davila Summary and Narrative 10
Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional
development within the area as projected by the Comprehensive Plan.
The applicant proposes to connect this property to the existing sanitary sewer line under Edgewood Street. There
appears to be adequate depth of service for each lot for gravity service. Connection fees shall be paid for each sanitary
sewer connection. All aspects of the sanitary sewer system design shall be approved prior to obtaining a site permit,and
shall be complete and approved prior to plat approval. Conditions of approval are being applied to ensure compliance
with these requirements.
Storm Drainage:
General Provisions: Section 18.810.100.A requires developers to make adequate provisions for storm water and
floodwater 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 apparent significant upstream drainage ways that impact this development. Public storm water disposal
from the street improvement will be conveyed to vegetated storm water facilities for water quality treatment and partial
disposal. Any overflow will be conveyed to existing drainage ditch along SW Edgewood Street. This criterion will be
met.
Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer
that the additional runoff resulting from the development will overload an existing drainage facility, the
Director and Engineer shall withhold approval of the development until provisions have been made for
improvement of the potential condition or until provisions have been made for storage of additional runoff
caused by the development in accordance with the Design and Construction Standards for Sanitary and
Surface Water Management(as adopted by Clean Water Services in 2007 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
storm water detention/effective impervious area reduction program resulting in no net increase in storm peak flows up
to the 20-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.
In order to ensure compliance with this standard, the plans indicate onsite private storm water disposal for roof
drainage is provided by on site flow through infiltration planters. Over flow is piped through a separate system to the
drainage ditch along SW Edgewood Street.
Applicant/Contractor is responsible for the operation and maintenance of the storm water facilities as presented in the
approved 0 &M plan for 2 years after its completion and acceptance by the city. On-site private storm water planters
will remain the responsibility of individual home owners.
Utilities:
Crisp/Davila Summary and Narrative 11
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 that 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 north side of Edgewood Street across from the proposed
development. A condition is being applied to require the applicant to pay a fee-in-lieu of undergrounding of$4,305
(123 feet times$35 per linear foot).
Fire and Life Safety:
In order to ensure emergency access and hydrants are available to respond to calls for service by Tualatin Valley Fire
and Rescue, a condition of approval is being attached to require the applicant to obtain approval from Tualatin Valley
Fire&Rescue (TVF&R) for access and hydrant placement prior to issuance of the PFI permit.
Public Water System:
The City of Tigard Public Works provides service in this area. The applicant shall obtain approval from the city of all
aspects of the proposed development (as it relates to water service) prior to issuance of the PFI permit, and all water-
related facilities must be complete and approved prior to plat approval.
Storm Water Quality:
The City has agreed to enforce Surface Water Management (SWM) regulations established by Clean Water
Services (CWS) Design and Construction Standards (adopted by Resolution and Order No. 00-7) which
require the construction of on-site water quality facilities. The facilities shall be designed in accordance with
the CWS Design and Construction Standards for Sanitary Sewer and Surface Water Management and 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.
In order to comply with standards pertaining to surface water management, a condition of approval is being applied to
require the applicant to submit plans and calculations for a water quality facility that will meet the intent of the CWS
Design Standards. In addition, the applicant shall submit a maintenance plan for the facility that must be reviewed and
Crisp/Davila Summary and Narrative 12
approved by the City prior to construction. Approval of these facilities and maintenance plans must be obtained prior
to issuance of the PFI permit Approval of all constructed facilities must be obtained prior to plat approval.
Grading and Erosion Control:
CWS Design and Construction Standards also regulate erosion control to reduce the amount of sediment and
other pollutants reaching the public storm and surface water system resulting from development,
construction, grading, 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.
The applicant shall meet the requirements of the Federal Clean Water Act regarding National Pollutant
Discharge Elimination System(NPDES)erosion control permits that may be needed for this project.
The applicant shall follow all applicable requirements regarding erosion control,particularly those of the Federal Clean
Water Act,State of Oregon,Clean Water Services,and City of Tigard including obtaining and abiding by the conditions
of NPDES 1200-C or 1200-C-N permits as applicable.
Site Permit Required:
The applicant is required to obtain a Site Permit from the Building Division to cover all on-site private utility
installations (water,sewer,storm,etc.)and driveway construction.
Address Assignments:
The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard. An addressing fee in the
amount of$50.00 per address shall be assessed. This fee shall be paid to the City prior to issuance of permits.
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.
Survey Requirements
The applicant's final plat shall contain State Plane Coordinates [NAD 83 (91)] on two monuments with a tie to the
City's global positioning system (GPS) geodetic control network(GC 22). These monuments shall be on the same line
and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat
shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid
north. These coordinates can be established by:
• GPS tie 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).
ADDITIONAL
DOCUMENTS
PUBLIC FACILITY PLAN Project: Crisp MLP 14-05.
COMPLETENESS CHECKLIST Date: 5/19/15
GRADING
® Existing and proposed contours shown.
® Are there grading impacts on adjacent parcels? No
® Adjacent parcel grades shown.
® Geotech study submitted? Not required
STREET ISSUES
® Right-of-way clearly shown.
® Centerline of street(s) clearly shown.
® Street name(s) shown.
® Existing/proposed curb or edge of pavement shown.
® Street profiles shown.
® Future Street Plan: Must show street profiles, topo
on adjacent parcel(s), etc.
❑ Traffic Impact and/or Access Report N/A
® Street grades compliant?
® Street/ROW widths dimensioned and appropriate?
® Private Streets? Less than 6 lots and width N/A
appropriate?
❑ Other:
SANITARY SEWER ISSUES
® Existing/proposed lines shown.
❑ Stubs to adjacent parcels required/shown? N/A
Sewer service is provided through Sewer Reimbursement District No. 31. Connection to the sewer will
require payment of a reimbursement fee. The fee is currently $38,880, increases $1,585 each June 27th
and expires March 8, 2020.
WATER ISSUES
® Existing/proposed lines w/sizes noted?
® Existing/proposed fire hydrants shown?
® Proposed meter location and size shown?
® Proposed fire protection system shown?
STORM DRAINAGE AND WATER QUALITY ISSUES
® Existing/proposed lines shown?
® Preliminary sizing calcs for water quality/detention Less than 1 acre so may use CWS R&O 07-20
provided? 4.07.4
® Water quality/detention facility shown on plans?
® Area for facility match requirements from calcs?
® Facility shown outside any wetland buffer?
❑ Storm stubs to adjacent parcels required/shown? N/A
The submittal is hereby deemed ® COMPLETE ❑ INCOMPLETE
By: "1. Date: 5/19/15
REVISED: 05/19/15
H
3
4
.
TIGARD
CityofTigard
January 21, 2015 g
Marty Crisp
9300 SW Edgewood Street
Tigard, OR 97223
RE: Notice of Incomplete Application Submittal—MLP2014-00005
Dear Ms. Crisp:
The City has reviewed your December 22, 2014 application for a minor land partition at 9300
SW Edgewood Street. Unfortunately staff has found that your application incomplete
pending the submittal of the following information:
1. Please submit two (2) revised plan sets that address the following issues listed below.
2. Please clarify if parcels 2 and 3 will be receiving primary driveway access from the fire
truck turnaround, as in the last application.
3. Sheet 4 is confusing as the proposed species of street tree is unclear. There are
references to black alders and two-types of maples on differing parts of the plan sheet.
Please clarify as it is difficult to determine compliance with standards without knowing
the species of the tree through which other measurements are determined.
4. Black alders are not included on the City's list of approved street trees. The City of
Portland does allow them, though the City of Tigard Arborist does not have much
experience with their performance in Tigard. We encourage you to consider a tree
from the listed species within the Urban Forestry Manual to ensure their viability and
provide you reliable data for canopy area.
5. Please include a calculation table that demonstrates 40% tree canopy for the entire site,
and 15% tree canopy per lot. If you have questions about how to prepare this,please
contact me or refer to the Urban Forestry Manual, Section 10, Part 3.M-O.
I
6. Please add a note regarding the installation of root barriers whenever trees are planted
within 5 feet of hard surfaces.
7. One street tree is required for every 40 feet of street frontage along both Edgewood
and the proposed new street. Please provide calculations based upon both street
frontages, as the number of street trees appears insufficient.
8. Sheet 4, parcel 3,includes references to three, 26" deciduous trees which no longer
exist according to aerial photographs and site visits by City staff. Please remove for
clarity.
13125 SW Hall Blvd. • Tigard, Oregon 97223 • 503.639.4171
TTY Relay: 503.684.2772 • www.tigard-or.gov
Q
9. Please see attached notes from Greg Berry of development engineering. While his
department has found the application complete, they wish to remind you of your
obligations to Sewer Reimbursement District No. 31.
These items are necessary to comply with the requirements of the Tigard Community
Development Code. If these requirements are not met, we cannot find your application
consistent with approval criteria for a minor modification, and will be required to deny your
proposal. While not necessary, we encourage you to meet with City staff to discuss these
requirements.
Sincerely,
_....,,, 01.Y.
�ohn Floyd
Associate Planner
PUBLIC FACILITY PLAN Project: Crisp MLP 14-05.
COMPLETENESS CHECKLIST Date: 1/21/15
GRADING
® Existing and proposed contours shown.
• Are there grading impacts on adjacent parcels? No
• Adjacent parcel grades shown.
® Geotech study submitted? Not required
STREET ISSUES
® Right-of-way clearly shown.
• Centerline of street(s) clearly shown.
• Street name(s) shown.
® Existing/proposed curb or edge of pavement shown.
® Street profiles shown.
• Future Street Plan: Must show street profiles, topo
on adjacent parcel(s), etc.
❑ Traffic Impact and/or Access Report N/A
® Street grades compliant?
[Si Street/ROW widths dimensioned and appropriate?
® Private Streets? Less than 6 lots and width N/A
appropriate?
❑ Other:
SANITARY SEWER ISSUES
® Existing/proposed lines shown.
I I Stubs to adjacent parcels required/shown? N/A
Sewer service is provided through Sewer Reimbursement District No. 31. Connection to the sewer will
require payment of a reimbursement fee. The fee is currently $38,880, increases $1,585 each June 27th
and expires March 8, 2020.
WATER ISSUES
® Existing/proposed lines w/ sizes noted?
® Existing/proposed fire hydrants shown?
® Proposed meter location and size shown?
® Proposed fire protection system shown?
STORM DRAINAGE AND WATER QUALITY ISSUES
® Existing/proposed lines shown?
® Preliminary sizing calcs for water quality/detention Less than 1 acre so may use CWS R&O 07-20
provided? 4.07.4
® Water quality/detention facility shown on plans?
® Area for facility match requirements from calcs?
® Facility shown outside any wetland buffer?
❑ Storm stubs to adjacent parcels required/shown? N/A
The submittal is hereby deemed ® COMPLETE ❑ INCOMPLETE
By: At ab flyvvy✓ Date: 0 . 2( (sem
REVISED: 01/21/15
114 N
TIGARD
City of Tigard
1 June 19,2015
Marty Crisp
9300 SW Edgewood Street
Tigard, OR 97223
RE: Application Submittal—MLP2014-00005
Dear Ms. Crisp:
The City has reviewed your May 13, 2015 application for a minor land partition at 9300 SW
Edgewood Street. Based upon the revisions made since the previous submittal, staff finds
your application substantially complete, pending the submittal of additional materials
necessary for public noticing. Please submit the following, with a transmittal letter to my
attention:
1. Twelve (12) full-size plan sets and one (1) plan set reduced to 8.5"x11" or 11"x17".
2. Two (2) copies of all materials submitted with your original application on December
22,2014.
3. A compact-disc or USB memory sticks with electronic copies of all application
materials in PDF or MS Word format.
4. Submittal of the form titled "Request for 500' Property Owner Notification Form"
with a request for two sets of envelopes. This form is necessary as the City no longer
requires applicants to submit pre-stamped envelopes, and now just requires sufficient
payment to cover mailing costs.This form is the tool used to determine the cost.
If you have any questions regarding these requirements,please do not hesitate to contact me.
Sincerely,
John Floyd
Associate Planner
,
E
13125 SW Hall Blvd. • Tigard, Oregon 97223 • 503.639.4171
TTY Relay: 503.684.2772 • www.tigard-or.gov
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Effective Tree Canopy Summary �Paur�®..�„�•
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1.25 x.Mature - Mature Canopy 1.25 x Mature
2x Canopy Area(sq,ft.)_of ' 2x,CanopyArea_(sq.ft.)of Canopy Area„ Area(sq.ft.)of Canopy Area Tree Canopy
Lot Area Preserved Trees(w/,condition. e.Preswd�Stands{.uv/;condition (sg.ft.)of Native, Won-Native (sq.ft.)of Planted Area(sq.ft.) ,Effective%Canopy
Parcel No. (sq.ft.) and preserving rating and:preserving.rating>2 Planted Trees Planted Stands per Lot (Canopy/Lot Area)
1 9,617 - - 5024 5024 52.24%
2 8,669 - - - 3768 - 3768 43.47%
3 13,654 - - 5024 - 5024 36.80%
Total 31,940 0 0 0 13816 0 13816 43.26%
Notes:Effective tree canopy cover is required to be calculated on a lot/tract by lot/tract basis only in the R1,R-2,R-3.5,R-4.5 and R-7 districts.
The standard percentage of effective tree canopy cover for each lot or tract in the R1,R-2,R-3.5,R-4.5 and R-7 districts shall be at least 15 percent.
The standard percentage of effective tree canopy cover for the overall development site shall be at least:
i.40%for R-1,R-2,R-3.5,R-4.5 and R-7 districts,except for schools(18.130.050(1));
ii.33%for R-12,R-25,R-40,C-N,C-C,C-G,C-P,MUE,MUE-1,MUE-2,MUC,MUR and I-P districts,except for schools(18.130.050(J));and
iii.25%for MU-CBD,MUC-1,Id and I-N districts,and for schools(18.130.050(1))in all districts.
Agnes Kowacz
From: Matt Newman <MattN@nw-eng.com>
Sent: Wednesday, August 3, 2016 5:46 AM
To: Al Dickman; Agnes Kowacz; 'nancy@summitlandsurveyors.com'
Subject: RE: Crisp-Davila plat q
Hi Al and Agnes—as you can see,the lots were increased in area since the row dedication was reduced. The swale
proposed in the preliminary plans was determined to be unnecessary. Robert explains:
Matthew Newman NW Engineers, LLC
Igi; III ENGINEERS Planning Manager 3409 NW John Olsen Place
Cell 503.913.9445 Hillsboro, Oregon 97124
L"mt�roe€t mattn@nw-eng,com T 503.601.4401,ii
l &Planning www.nw-eng.com F 503.601.4402
This message is intended for the sole use of the individual to whom it is addressed.It may contain information that is privileged,confidential or exempt
from disclosure under applicable laws.If you are not the intended addressee you are hereby notified that you may not use;copy,disclose,or distribute
to anyone this message or any information contained within this message.If you have received this message in error,please i,runed atety advise the
sender by replying to this email and delete this message.
Al Dickman,
Greetings. Just wanted to inform you of why the areas are increased from the approved planning plans. In the planning
set there was a swale between the sidewalk and the road which is no longer necessary. At that time it was a 32.50'
I dedication. Per the current roadway design, only a 25' dedication with a 5' sidewalk and a 5' planter strip is required, in
addition to the curb and pavement. Therefore the row is decreased by 7.5' along each lot. Hopefully this explains the
issue. Please feel free to contact me if you have any other questions or concerns.
I Remain Most Respectfully,
Robert E. Cowan
Robert E. Cowan NW Engineers, LLC
Planning Drafter 3409 NW John Olsen Place
[` r ENGINEERS Hillsboro, Oregon 97124
RobertC@nw-eng.com T 503.601.4401
www.nw-eng.coF 503.601.4402
Planning
rom:Al Dickman [mailto:AL@tigard-or.gov]
Sent:Tuesday, August 02, 2016 3:51 PM
To:Agnes Kowacz<AgnesK@tigard-or.gov>; Matt Newman<MattN@nw-eng.com>; 'nancy@summitlandsurveyors.com'
<nancy@summitlandsurveyors.com>
Subject: FW: Crisp-Davila plat q
1
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•
TIGARD
City of Tigard
September 20, 2018
Jesse Nemec
JT Smith
5285 Meadows Road, Suite 171
Lake Oswego, OR 97035
RE: Crisp Davila MLP2014-00005 Landscaping/Tree Bond #SAIFSU0699113
This letter serves as written acknowledgment that the City of Tigard has no further interest
in the Landscaping Performance and Establishment Bond in the sum of$5,610.00 Bond #
SAIFSU0699113 between NJSNJD,LLC and International Fidelity Insurance Company
and the City of Tigard, Oregon. All work under this assurance is satisfactorily complete.
If you have any questions regarding this matter, please contact Agnes Lindor, Associate
Planner at 503-718-2429.
Sincerely,
164Tta 4/Kg&
Agnes Lindor
Associate Planner
c. MLP2014-00005 Land use file
13125 SW Hall Blvd. • Tigard, Oregon 97223 • 503.639.4171
TTY Relay: 503.684.2772 • www.tigard-or.gov
NW ingineers,llC
1111 ENGINEERS 3409 NE John Olsen Avenue
Hillsboro,OR 97124
111 Eippaesderil tl Phone(503)601-4401
;; &Massieg Fax(503)601.4402
Website www.nw-eng.00m
September 19,2018
Agnes Lindor,Associate Planner
City of Tigard
Community Development
13125 SW Hall Boulevard
Tigard,Oregon 97223
Re: Crisp Davilla Partition
Dear Ms. Lindor:
NW Engineers represented J.T.Smith during the development of this 3-parcel Partition. The project
Is complete and the homes have been built and are occupied. I was asked by the developer to visit
the site and look at the street trees that were installed along the frontage of the new street to allow
release of the Landscape Establishment bond. Although we are not Arborists and cannot attest to
the actual health of the trees,the attached photos indicate that the trees appear to be established.
if you have any questions, please call me at 503-601-4401.
cerely,
Matt New an
Manager
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