HomeMy WebLinkAboutMLP2006-00002 .
NOTICE OF TYPE II DECISION
.,
MINOR LAND PARTITION (MLP) 2006-00002 =
PAC RIM PARTITION ' ' '
120 DAYS = 11/18/2006
SECTION I. APPLICATI�N SLTMMARY
FILE NAME: PAC RIM PARTITION
CASE NOS: Minor Land Partition(MLP) MLP2006-00002
Variance (VAR) VAR2006-00064
PROPOSAL: The applicant is re questing a three (3) lot Minor Land Partition on 0.64 acres. The applicant
also requests an adjusunent to the access spacing standard for the proposed private street
intersecung SW Bomta Road,a collector.
APPLICANT/ APPLICANT'S
OWNER Pac Rim Properties,LLC REP: Hale Design Services
Attn: Bill Bader Attn: Ste�hen Hale
5700 NW El RayDrive 204 E 45 Street
Camas,WA 98607 Vancouver,WA 98663
ZONING
DESIGNATION: R 4.5: Low Density Residential District. The R 4.5 zoning district is designed to
accommodate detached single-familyhomes with or without accessory residential uruts at
a m;r,�rr,um lot size of 7,500 square feet. Duplexes and attached single-family uruts are
perinitted conditionally. Some civic and institutional uses are also pern�itted conclitionally.
LOCATION: 8200 SW Bonita Road;Washington County Tax Map 2S112BC,Tax Lot1300.
PROPOSED PARCEL 1: 7,972 Square Feet
PROPOSED PARCEL 2: 8,101 Square Feet
PROPOSED PARCEL 3: 8,104 Square Feet
APPLICABLE
REVIEW
CRITERIA: CommunityDevelopment Code Cha�ters 18.390 (Decision-Making Procedures); 18.420 (Land
Partitions}; 18.510 (Residential Zonuig Districts�; 18.705 (Access Egress and Circulation�;
18.715 (Density Computations); 18.745 (Landscaping and Screenin�; 18.765 (Off-Street
parking and L,oad�ng Re�uirements); 18.790 (Tree Remova�; 18J95 (V�sual Clearance Areas);
and 18.810 (Street and Ut�ty Improvement Standards�.
SECTION II. DECISION
Notice is hereby given that the City of 'I�igard Community Development Director's designee has APPROVED the
above request subject to certain conditions. The findings and conclusions on which the decision is based are noted in
Section V.
NC7II�OF DEQSION MLI'200600002/PACRIMPARTTTION PAGE 1 OF 24
CONDITIONS OF APPROVAL
THE FOLLOWING CONDITIONS SHALL BE SATISFIED
PRIOR TO SITE PERMIT:
e app icant s pre.pare a cover etter an su nut it, a ong wi any supporting ocuments an orp ans
that address the followin� requirements to the CURRENT PLANNING I�IVISION ATTN: EMILY ENG,
503-718-2712. The cover letter shall cleady identify where in the submittal the requirec�information is found:
1. Prior to any site work, the applicant shall submit a final tree removal, protection and mitigation plan, prepared
by a certified arborist. The f-inal tree plan shall indicate all trees to be removed and potent�ally removed. Th�s
�lan shall be included with the construcuon docuinents and shall indicate the location of tree protection
encing: The plans shall also include a construction sequence including installation and removal of tree
protection devices, clearing, grading, and paving. Considerauon for utility trench alignments and grading shall
also be a part of the protecuon pian. Failure to follow the plan, or mau�taui tree protection fencuig ui the
des�gnated locations shall be grounds for u7unediate suspension of work on the site until remediation measures
andlor civil citations can be processed.
2. Final tree plan shall show a diversity of street trees according to the following guidelines (18.745.040B) and the
City of T'igard Street Tree List:
A. No more than 30% of one familybe planted onsite;
B. No more than 20% of any one genus be planted onsite;and
G No more than 10% of any one species be planted onsite.
Street trees shall be chosen from the City of�gard's Street Tree List or otherwise shall be approved by the City
Forester. The Ciry F�o�rester recommends planting natrve species for street trees, such as Big Leaf Maple,
Cascara or Oregon White Oak. Properly sized oaks can be found at River Qak Farm and Nursery(Attn:Diane,
503-357-2745).
3. Final tree plan shall show street tree size and spacing in accordance with standards for public and private streeu
(Section 18.745.040.C�.
4. Prior to commencing site work, the applicant shall submit security in the form of cash or other means
acceptable to.the City for the equivalent value of tree rrutigation reqwred at $125.00 per caliper inch. If
additional mitigation trees are preserved through the partition unprovements and construct�on of houses, and
are properlyprotected through these stages by the same measures afforded to other protected trees on site,the
amount of the cash assurance may be corresp ondingly reduced. Any trees planted on the site or off site in
accordance with 18.790.060.D will be creditedagau�st the assurance for two y�ars following final plat approval.
After such time, the applicant shall pay the remam�ng value of the assurance as a fee ui-lieu of planting. Any
planting by the applicant must be approved by the Ciry Arbonst.
The applicant shall pre,pare a cover letter and submit it, alon with any s�upportin documents and/or plans
that address the following requirements to the CITY FORES�ER(MATTrSTIN�, 503-718-2589). The cover
letter shall cleariy identify where in the submittaI the required information is found:
5. Prior to any site work, the applicant shall install all proposed tree protection fencing. The fencing shall be
ins_ pected and approved by the City Forester�rior to commencing any srte work. The tree_protection fenc�ng
5hall remaul in place through the duration o all of the building construction phases, until the Cenificate ot
Occupancy has 6een approved.
If the Builder is different from the Developer or initial applicant: Prior to issuance of building pernuts, the
applicant shall submit site plan drawings indicatuig the location of the trees that were preserved on the lot
dunng site development, location of tree protection fencuig, and a signature of ap roval from the project
arbonst regarding the placement and construction techniques to be employed in b�ding the structures. All
p�rop osed protecuon fencuig shall be installed and inspected pnor to coi7unencuig construction. The fencing
sha[1 remaui m place through the durarion of all of the buildu'� construction phases, until the Certificate o}
Occupancy has been approved. After approval from the City Forester, the tree protection measures may be
removed.
NOrITCE OF DEQSION MLP2006-00002/PAC RIM PARTITION PAGE 2 OF 24
6. From initial tree protection zone ('IT'Z) fencing installation through the building construction phases, the
applicant shall have an on-going responsibiliry to ensure that the Pro ect Arborist has submitted wntten reports
to the City Forester, at least once every two weeksj as the Project�orist monitors the construction acuvities.
The reports shall evaluate the condition and locauon of the vee protection fencin , determine if any changes
occutred to the TPZ,and if an� ypart of the Tree Pmtection Plan has been violated.�f the amount of TPZ was
reduced, then the Pro�ect Arbonst shall justify why the fencing was moved and shall certify that the
constniction activities did not adversely impact the overall, long-term health and stability of the tree(s). If the
reports are not submitted to the City Forester at the scheduled mtervals,and if it appears the TPZ's or the Tree
Protecuon Plan are not being followed by the contractor or a sub-contractor, the City can stop work on the
project until an inspection can be done by the Ciry Forester and the Project Arborist.
The applicant shall prepare a cover letter and submit it, along with any su�pp otti�ng documents and/o�r plans
that address the following requirements to the ENGINEERING DIVISION,ATTN:HIM MCMILLAN 503-
639-4171, EXT 2642. The cover letter shall cleady identify where in the submittal the required infotmation is
found:
7. A Public Facility Improvement (P FI� pe rnzit is re uired for this project to cover installation of public utilities
and any other work in the public nght-of-way. �ix (6) sets ot detailed public improvement plans shall be
submitted for review to the Engineenng Deparrment. NOTE: these plans are ui addition to any drawings
required by the Buildin Div�sion and should only include sheets relevant to public unprovements. Pub�ic
Fac�ty Improvement �'FI) pernut�pl�a�ns shall conform to City of 'Tigard I'ublic Improvement Design
Standards,which are available at Ciry Hall and the�t�s web page (www.tigard-or.gov).
8. The PFI permit plan submittal shall include the exact legal name, address and tele�Phone number of the
individual or corporate entity who will be designated as the "Perniittee", and who wiIl provide the financial
assurance for the public improvements. For example,specify if the entity�s a co�orauon, luruted partnership,
LLC,etc. Also spec�fy the state v�ntlun which the entiry is uicorporated and provi e the name of the corporate
contact person. Failure to provide accurate information to the Engineering Department will delay processuig
of project documents.
9. An erosion control plan shall be �rovided as part of the Public Facility Improvement (PFI)_pemzit drawings.
The plan shall conform to the Erosion Prevenuon and Sediment Control Design and 131aiuung Manual,
February 2003 edition."
10. A final grading plan shall be submitted showing the e�sting and�proposed contours. The plan shaIl detail the
provisions for surface drainage of all lots, and show that they wiIl be graded to insure that surface draina e is
directed to the street or a pubhc storm drainage system approved by the Engineering Department. �or
situations where the back portions of lots drain awayfrom a street and toward ad�acent lots, appropriate private
storm drainage lines shall be provided to sufficientlycontaui and conveyrunoff from each lot.
11. The applicant shall submit constniction plans to the Eng ineering De artment as a part of the I'ublic Facility
Improvement pernut, indicating that they will constnict the following�rontage improvements along SW Boruta
Road as a part of this project:
A Street trees in the plamer strip spaced per TDC requirements;and
B. Concrete apron for the private street approach.
12. The applicant's construction drawings shall show that the pavement and rock section for the proposed private
street shall meet the C�it�s public street standard for a local residential street.
THE FOLLOWING CONDITIONS SHALL BE SATISFIED
PRIOR TO APPROVAL OF THE FINAL PLAT:
e app cant s prepare a cover etter an su mit it, a ong wi any suppomng ocuments an orp ans
that address the followin� requirements to the CURRENT PLANNING I7IVISION ATTN: EMILY ENG,
503-718-2712. The cover retter shall cleaxiy identify where in the submittal the require�information is found:
13. Prior to final plat approval, the applicant shall revise the site plan to show a 2afoot setback from the front
pmperry line tor Parcels 2 and 3.
NC7II�OF DEQSION MLP200fr00002/PAC RIM PARTI7ION PAGE 3 OF 24
' � a
14. The applicantlowner shall record a deed restriction to the effect that any existing tree gr_eater than 12" diameter
may be removed only if the tree dies or is hazardous according to a cexufied arbonst. The deed restriction may
be removed or will be considered invalid if a tree preserved in accordance with this decision should either die or
be removed as a hazarcious tree.
The applicant shall prepare a cover letter and submit it, along with any supportin documents and/or plans
that address the following requirements to the ENGINEERING DIVISION,AT�: HIM MCIVIILLAN 503-
639-4171, EXT 2642. The cover letter shall cleady identify where in the submittal the required information is
found:
15. Prior to approval of the final plat, the applicant shall obtain a Site Pem�it from the Building Department to
cover all grading�for the lot(s), all on-srte pnvate utility installation (water, sewer, storm, etc.) and all driveway
construcuon. NOTE: this permit is separate from a Pubhc Facility Improvement permit �ssued by the
Engineering Department for work in the public right-of-way.
16. The applicant's plat shall provide a minunum 15 foot wide public sewer easement for the proposed sewer
e�rtension.
17. Prior to final plat approval,the applicant shall pay the addressing fee. (STAFF CONTACI': Bethany Stewart,
Engineering�.
18. The applicant shall execute a Restrictive Covenant whereby they agree to comp lete or��participate in the future
improvements of SW Bonita Road adjacent to the subject property,when any o}the folrowing events occur:
A. When the improvements are part of a larger project to be financed or paid for by the fom�ation of a
Local Improvement D�strict;
B. When the unprovements are part of a larger project to be financed or paid for in whole or in part by the
Caty or other public agency;
C. When the improvements are part of a latger project to be constructed by a third party and involves the
sharing of design and/or construction expenses by the thu-d party owner(s) of property in addition to
the subject propeny;or
D. When construction of the improvements is deemed to be appropriate by the City Engineer in
conjunction with construction o}improvements by othexs adjacent to the sub�ect site.
19. Lotl and Tax Lot 1400 shall not be permitted to access directly onto Bonita Road. A non-access reserve
easement shall be recorded for the Boruta Road frontage.
20. The applicant shall cause a statement to be placed on the final plat to indicate that the proposed private street
will be�ointly owned and mainta.ined by the pnvate property owners who abut and take access f rom it.
21. Prior to approval of the final plat,the applicant shall prepare Conditions, Covenants and Restrictions (oC&R's)
for this pro�ect,to be recorded with the final plat,that clearlylays out a maintenance plan and agreement for the
proposed pnvate street. The CC8zR's shall o6ligate the private property owners withm the subdivision to crcate
a homeowner's association to ensure re�ulation of rnauitenance tor the street. The applicant shall submit a
copy of the OC&R's to the Engineering Department(Kim McMillan)prior to approval o}the final plat.
22. The applicant's final plat shall contain State Plane Coordinates on two monuments with a tie to the Cit�s global
positiorung system(C�PS) g�eodetic control network(GC� 22). These monuments shall be on the same line and
shall be of the same prec�sion as required for the subdiv�sion plat boundary. Along with the coordinates the
plat shall contain the scale factor to convert ground measurements to grid measurements and the angle �rom
north to grid norch. These coordinates can be established by.
A GPS tie networked to the Cit�s GPS survey,and
B. By random traverse using conventional surveying methods.
23. Final Plat Application Submission Requirements:
A. Submit for Gty review four (4) pap er copies of the final plat prepared by a land surveynr licensed to
practice in Oregor�and necessarydata or narrauve;
B. Attach a check in the amount of the current final plat review fee (Contact Plannuzg/Engineering Pernut
Technicians,at (503) 639-4171,ext.2421);
NOTICE OF DEQSION MLP200600002/PAC RIM PARTITION PAGE 4 OF 24
G The final plat and data or narrative shall be drawn to the minunum standards set forth by the Oregon
Revised Statutes (ORS 92.05� Washington Counry,and bythe Caty of Tigard;
D. The ri ht-of-way dedication �or Bonita Road, providing 46 feet from centerluie, shall be made on the
final�p�t;
E. NOTE: Washington County will not begin their review of the final plat until they receive notice from
the Engineenrig Department indicating that the C�ity has reviewed the final plat and submitted
comments to the a�pplicant's surveyor,and
F. After the C�i t y and C:oun have reviewed the final plat, submit two mylar copies of the final plat for
�ity Engineer s�gn�a�ture�for partitions), or C ity Engineer an d C ommuruty Deve lopment I?irector
signatures (for subdivisions).
THE FOLLOWING CONDITIONS SHALL BE SATISFIED
PRIOR TO ISSUANCE OF BUILDING PERMITS:
e app icant s prepare a cover etter an su trut it, a ong wi any suppom�ng ocuments an orp ans
that address the following requirements to the ENGINEERING DIVISION,ATTN:HIM MCMILLAN 503-
639-4171, EXT 2642. The cover letter shall cleariy identify where in the submittal the required inforniation is
found:
24. Prior to issuance of building perniits, the applicant shall provide the Engineering Deparunent with a
"photomylac" copyof the recorded final plat.
25. Prior to issuance of buil � permits, the applicant shall provide the CitY with as-built drawings of the public
u'n�rovements as follows�.�l 3 mil mylar 2� a diskette of the as-builts in`DWG" fom�at,if available;otherwise
"I�XF" will be acceptable,and 3) the as-�wlt drawing s shall be tied to the Cit�s GPS network The applicant's
engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins,
water valves hydrants and other water system features) in the development, and their respective X and Y State
Plane Coorc�inates,referenced to NAD $3 (91).
26. The applicant shall provide s nage at the entrance of each shared flag lot driveway or private street that lists the
addresses that are served by t�e grven dnveway or street.
27. During issuance of the building pernut for Parcels 1 - 3, the applicant shall pay the standard water quality and
water quantity f ees per lot(f ee amounts will be the latest approved by CWS).
28. Prior to issuance of building permitst the applicant's engineer shall submit the final sight distance certification
for the private street access onto Boruta Road.
THE FOLLOWING CONDITIONS SHALL BE SATISFIED
PRIOR TO FINAL BLJILDING INSPE CTION:
e app icant s pre_pare a cover etter an su mrt it, a on wi any supporan ocuments an orp ns
that address the followmg requirements to the CURIZENT P�ANNING I3IVISI�, ATTN: EMILY ENG,
503-71&2712.The cover letter shall clearly identify where in the submittal the required information is found:
29. Prior to issuance of any Certificates of Occupancy, the Project Arborist will submit a final certification
indicating the elements of the Tree Protection Plan were followed and that all remaining trees on the site are
healthy,stable, and viable in their modified growing environment. No Cettificates of Occupancywill be issued
if this condition is not satisfied.
THIS APPROVAL IS VALID IF EXERQSED WITHIN EIGHTEEN (18) MONTHS OF THE
EFFECTIVE DATE OF THIS DEQSION NOTED UNDER THE PROCESS AND APPEAL SECTION
OF THIS DECISION.
NC7IIC�OF DEQSION MLP20060000LPAC RIM PARTITION PAGE 5 OF 24
SECTION III. BACKGROLJND INFORMATION
Pro e I�'isto .
The su ject parcel is located on the south side of SW Bonita Road, between SW 83'�Avenue and SW 815t Avenue. The
property�s zoned R 4.5 and designated Low Density Residential on the Tigard Comprehensive Plan and Zoning Map
No pnor land use approvals were found affecting th�s parcel.The City approved a lot line adjustment (MIS2006-OOOOb)
to reduce the neighboring Tax Lot 1400 from 18,687 square feet to $,4Z0 square feet and increase the subject lot, T�
Lot 1300,from 17,779 square feet to 28,046 square feet.
Vicinity Information
The swrounding area is made up of properries zoned R 4.5, R 7 and R 12. Sites are developed prirnarily with single-
family homes with multi-familyhomes nearby.
Site Inforn�ation and Pro osal Descri tions
e su ject property is approximate y 0.64 acres and has 95.79 feet of frontage on SW Bonita Road. No steep slopes
exist1 however,fill from the ad�acent subdivisions to the east and west has created a depression in the middle of the site,
causuig the site to slope up 17% toward the south to a maxunum slope of 23% approachuig the south border. A 760-
s uare foot dwelling was recently demolished (BUP2006-00097) and there are no e�st�structures on the site. Parcel
#� will be 7,972 square feet,parcel#2 will be 8,101 square feet and parcel#3 will be 8,1 4. The applicant proposes to
construct a suigle tamily house on each new lot. Upon full bwldout,the proposed pro�ect will add approxunately 9,100
square feet of unpervious surface to the site.
SECTION IV. PUBLIC COMMENTS
The C"iry mailed notice to property owners within 500 feet of the subject site providing them an oppomaniry to
comment. One comment was received from Fran and Alan Liebman,whose home�s ad�acent to the subject site. They
are concerned that the proposed development will detract from their privacy and neighborhood livability. At the time
they purchased their home,their realtor told them the subject srte was a greenway and that the trees behuzd their home
could not be removed for the purp ose of building homes. To preserve vees, wildlife livability arzd safety for children
and pets,the Liebinans urge that the site not be rewned. The full comment is includec�in the f�le.
RESPONSE: The subject site has never been designated a greenwxy bythe Caty. It is unfortiu�ate the Liebman's were
given th�s information. Until 2006, a 760-square t�ot dwelling existed on the site, which has been
zoned R 4.5 for multiple decades. The applicant does not request a zone change and no zone change
will occur as a result of this proposal. As indicated ul the tree removal and protection plan,fort�ei ht
of sixt�four trees over 12 inches in diameter are being saved (75%), including those trees closest to�e
Liebman's property. To develop the orig inal lot, the applicant must comply with all development code
requirements, which is the subject of this dec�sion. If the applicant's proposal meets the code
requu-ements,the property can be developed.. Because the above comment does not address any code
cnteria,it has not been addressed in staff's review of the proposal.
SECTION V. APPLICABLE REVIEW CRITERIA AND FINDINGS
Land Partitions (18.420�
The proposed partition complies with all statutory and o�iinance requirements and regulations;
As shown by the analysis contained within this administrative decision, the proposed �partition complies with all
statutor� and orc�inance requirements and reg�ilations or can be made to comply with them through conditions of
approvaL All necessary conditions must be sausfied as part of the development and building process. Therefore, this
cnterion is met.
There are adequate public facilities available to serve the proposal;
Public facilities are discussed in the Impact Studysection and detailed under the Chapter 18.810 section of rhis decision.
Based on the analysis provided herein, Staff fmds that adequate public facilities are ava�lable to serve the proposal.
Therefore,this cnterion is met.
NC7I'ICE OF DEQSION MLP200600002/PAC RIM PARTITION PAGE 6 OF 24
All proposed improvements meet City and applicable agency standards;and
Public facilities and pro osed improvements are discussed in this decision under Chapter 18.810 (Street & Utility
Improvement Standards� Improvements will be reviewed as part of the pernut process and dunng constnution, at
which time the appropriate review authority will ensure that City and applicable agency standards are met. Based on the
analysis in this dec�sion,staff fuids that this cnterion�s met.
All proposed lots conform to the specific requirements below:
The minimum width of the building envelope area shall meet the lot requirement of the applicable zoning
district
The min;mum lot width required for the R 4.5 zoning district is 50 feet. The average nununum width of parcel#1 is 75
feet,of parcel#2 is 78.4 feet,and of parcel#3 is also 78.4 feet. Therefore,this standard has been met.
The lot area shall be as required by the applicable zoning distric� In the case of a flag lot,the accessway may
not be included in the lot area.
The minimum lot area requirement in the R 4.5 zoning district is 7,500 s quare feet for detached
single-farnilyunits. The proposed partition creates three (3�) lots that are 7,972,8,104 and 8,I01 square feet respectively.
None of the proposed lots are flaglots. This critenon has been met.
Each lot created through the partition process shall front a public right-of-way by at least 15 feet or have a
legally recorded minimum 15-toot wide access easement
The proposed partition plat shows that the frontage lot (parcel l) is 72.73 feet wide. The rear lots (parcels 2 and 3) will
have a ininunum 17.18-foot-wide frontage on the proposed private su-eet. Therefore,all lots meet this criterion.
Setbacks shall be as required by the applicable zoning district
Setbacks for the R 4.5 zone are as follows:
Front - 20 ft
Side - 5 ft
Side Corner - 15 ft
Rear - 15 ft
As shown on the proposed plat,the required ininimum setbacks can be met. Therefore,this criterion is met.
When the partitioned lot is a flag lot,the developer may deternune the location of the front yard,provided that
no side ya� is less than 10 feet Structures shall generally be located so as to maximize separation from
existing structures.
None of the proposed parcels will be flag lots.
A screen shall be provided along the property line of a lot of record where the paved drive in an accessway is
located within ten feet of an abutting lot in accordance with Sections 18.745.040. Screening may also be
required to maintain privacy for abumng lots and to provide usable outdoor recreation areas for proposed
development
Tl�vs criterion is not applicable to private streets.
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.
T1�ere is an e�sting hydrant near the norrheast corner of parcel 1 on SW Bonita Road. A second hydrant exisu on SW
Bonita Road, about 160 feet from the fust hydrant. The proposed rivate road is 118 feet from right-of-way to the end
of the road. Because the len of the access road is less than 15�feet, it would not have a detnmental ettect on fire
fighting capabilities. Per ema�from the Fire Marshall (see file),the location of the e�sting hydrants are acceptable and
an additional hydrant is not required.
NOTI�OF DEQSION MLI'200600002/PAC RIM PARTTTTON PAGE 7 OF 24
Where a common drive is to be provided to serve more than one lot, a reciprocal easement which will ensure
access and maintenance rights shall be recorded with the approved partition map.
The applicant has pro��posed a private road to serve parcels 1 2 and 3. Therefore, a reciprocal access easement is not
required. The plat willhave to ensure that the lots created w�l�have access.
Any access way shall comply with the standards set forth in Chapter 18.705,Access,Egress and Cir�culation.
The proposed private road complies with standards set forth in C�apter 18.705, as shown where Chapter 18.705 is
addressed in th�s decision.
Where landfill and/or develo ment is allowed within or adjacent to the one-hundred year floodplain, the city
shall require consideration o�the dedication of sufficient open land area for greenway adjoining and within
the floodplain. This area shall include portions at a suitable elevation for tlie construction of a
pedestrian/bicycle pathway with the floodplain in acco�ance with the adopted pedestrian/bicycle pathway
plan.
The proposed partition is not located in or ad'acent to the one-hundred year floodplain. The closest area within the
one-hundredyear floodplain is approxur�ately�350 feet away from the sub�ect property The elevation of the nearest
floodplain is 140 feet above sea level and the e�evation of the subject propeny u 190 feet above sea level. Therefore,
this cntenon does not apply.
An application for a variance to the standards prescribed in this chapter shall be made in accondance with
Chapter 18.370,Variances and Adjustrnents. The applications for the partition and variance(s)/adjustment(s)
will be processed concurrendy.
The applicant requests a variance to the access spacing standard for the proposed private road that will intersect with
SW Boruta Road,a collector. The application has been made in accordance with Chapter 18.370 and is bein processed
concturentlywith this decision. Finduigs are d�scussed under the Variances and Adjustments section of this�ecision.
Residential Zoning Districts (18.510�
The proposed partition is in the R-4.5 zoning district,which is designed to accommodate detached single-
famiiy homes with or without accessory residential units at a minimum lot size of 7,500 square tee�
Duplexes and attached single-family uruts are permitted conditionally. Some civic and institut�onal uses are
also pernutted conditionally.
Development standards for the R-4.5 zoning district and dimensions of the proposed partition are contained
in the table below:
Table 1: R 4.5 Zoning District Development Standards Comparison
tan a Re uirement arce 1 arce 2 arce 3
Muumum ot size etac e urut 7 S00 s 7 972 s 8 101 s 8 104 s
vera e muiunum ot w1 t etac e urut 50 t 75.0 t 78.4 t 78.4 t
Muumum ot covera e none na na na
Muiunum set ac :
Front 20 t 20 t 5 t 5 t
ie 5t na St 5t
i e corner 15 t 15 t na na
Rear 15t 15t 15t 15c
ara e 2 t 20 t 20 t 20 t
Ma�mum ei t 30 20 t 20 t 20 t
Muumum an ca e re wrement none na na na
The applicant proposes to a build single-farrvlydetached dwelling on each parcel,a permitted use in the R 4.5 zone. As
shown in the table above, the proposed artiuon meets most of the requu-ements of the R 4.5 zoning district. The
applicant states that the future homes �meet the minimum setback reqwrements or exceed them; however, the site
plan uidicates Parcels 2 and 3 will have front setbacks of 5 feet from the front property line, wnh a 20 foot gara�e
setback Therefore,the zonin district requirements for Parcels Z and 3 have not been met. Parcels 2 and 3 shaIl each
have a front setback of 20 feet�rom the front propertyline.
NC7ITC�OF DEQSION MLI'200600002/PACRIM PARTITTON PAGE 8 OF 24
QONDITION: Prior to final plat approval, the applicant shall revise the site plan to show a 20 foot setback
from the front property lule for Parcels 2 and 3.
Access,Egress and Ci�ulation(18.705)
Section 18.705.030.D: Public street access. All vehicular access and egress as required in Sections
18.705.030H and 18.705.030I shall connect direcdy with a public or private street approved by the City for
public use and shall be maintained at the required standards on a conhnuous basis.
All proposed parcels will have access to SW Boruta Road a public street,from the proposed private street. No lot will
be perniitted to have direct access to Bonita. Therefore,t�is crnenon is met.
Section 18.705.030.E: Curb cuts. Curb cuts shall be in accordance with Section 18.810.030.N.
Curb cuts shall be in accordance with 18.810.030.N and will be reviewed prior to PFI pernzit issuance.
Section 18.705.030.C� Inadequate or hazardous access. Direct individual access to arterial or collector streets
from single-family dwellin s and duplex lots shall be discouraged. Direct access to collector or arterial streets
shall be considered only i�there is no practical alternative way to access the site. If direct access is permitted
by_ _the City, the applicant will be required to mitigate for any safety or neighborhood traffic management
(NTM) impacts deemed applicable by the City Engineer. Tlus may include, but will not be limited to, the
construcdon of a vehicle turnaround on the site to eliminate the need for a vehicle to back out onto the
roadway.
The applicant does not propose direct access onto SW Bonita Road, a collector, and has been conditioned to prohibit
ciirect access to Bonita. The partitioned lots will have access to SW Bonita Road through a private street. Therefore,
this criterion is met.
Section 18.705.030.H.1: Access Mana�ement An access report shall be submitted with all new development
proposals which verifies design of dnveways and streets are safe by meeting adequate stackin� gneeds, sight
distance and deceleration standards as set by ODOT,Washington C:ounty,the City and AASHTO.
Si�ht distance verification is required for the proposed partition. The applicant's engineer has submitted preliminary
sight distance certification for the proposed shared access. The speed lirrut on SW Bomta Road is 35 mph, requiring a
rruriunum of 350 feet of sight distance. The engineer states that the available sight distance froin the pnvate street �s
400 feet to the west and 400 feet to the east.
The applicant's engineer shall submit a final sight distance certification up�on completion of the public u' npro� vements
and construction of the pnvate street. The engineer shall address tfiis certification to the City ot Tigard, not
Washington Counry. The certification must be reviewed and approved prior to issuance of building pernuts.
Section 18.705.030.H.2: Access Managemen� Driveways shall not be pernutted to be placed in the influence
area of collector or arterial street inteisections. Influence area of intersections is that area where qu� eues of
traffic commonly form on app�roach to an intersection. The minimum driveway setback from a collector or
arterial street intersection sha11 be 150 feet, measured from the right-of-way line of the intersecting street to
the throat of the proposed driveway. The setback may be greater depending upon the influence area, as
determined from Caty Engineer review of a traffic impact report submitted by the applicant's traffic engineer.
In a case where a pro�ect has less than L50 feet of street frontage, the ap plicant must explore any opeon for
shared access with the adjacent pa�el. If shared access is not possibie or practical, the driveway shall be
placed as far from the intetsecbon as possible.
The applicant's pla�ns indicate the constnu�tion of a private street that will intersect Bonita Road. Bonita Road is
classified by tlie"tity of Tigard's T5P as a Collector Street. Therefore the driveways for the four par•cels that will use
this private street must meet this standar�d. The a plicant did not adc�-ess this code section appropriately,in that the
narrative discusses the spacin of the private street�rom other Bonita Road intersections. Rather,the code intends that
the driveways be placed 150�eet soutfi of Bonita Road. If the pro�ect has less than 150 feet street frontage,in this case
along the pnvate street, then the driveways shall be placed as far�rom the inteisection aspo ssible. The driveways for
Lots 2 &3 are at the very end of the private street, thereby meeting this condition. The dnveways for I.ot 1 and Ta�c
Lot 1400 shall be placed as far to the south as possible in order to meet this standard. As shown these driveways are
only about 70 feet from the new ROW of Bonita Road to the throat of the cirivewa�s The driveways could be moved
another 10 feet south which would come somew4iat closer to meeting the intent o} this standard. However, the rear
yard setback for these two lots is 15 feet and the house footprint, mcluding garage, has been proposed with that
minirnum setback The driveways can theref ore be placed in aligninent with the garage,with the garage no further than
15 feet from the rear lot line.
NC7II�OF DEQSION MII'200(r00002/PAC RIM PARTITION PAGE 9 OF 24
__ ___ _ __ . �
Section 18.705.030.H.3 and 4: Access Management The minimum spacing of driveways and streets along a
collector shall be 200 feet The minimum spacing of driveways and streets along an artenal shall be 600 feet
The minimum spacing of local streets along a local street shaIl be 125 feet
The proposed private street accessing SW Bonita Road does not meet the access spacing standard for a collector. The
apphcant has requested and adjustment,which is addressed under Variances and Adjustments m th�s decision.
Section 18.705.030.I.1: Minimum access requirements for residential use. Table 18.705.1 states that the
minimum vehicular access and e�ress for single-family dwelling units on individual lots shall be one, 10-foot
paved driveway within a 15-foot-v�nde accessway. The irunimum access width for 3-6 dwelling units is 20 feet
with 20 feet of pavement
The proposed private street will serve four dwelling units,including the fourth lot which is a result of a previous lot line
adjustment and not part of thi.s review. The pro osed access apron�s 24 feet wide and provides access to the proposed
pnvate street,which is 21-feet wide with at least�0 feet of pavement. Therefore,this cntenon is met.
Section 18.705.030.I.3: Private residential access drives shall be provided and maintained in accordance with
the provisions of the Uniform Fire Code.
Per email from the fire marshall (see file), the fire apparatus access is adequate and a fire apparatus turnaround is not
required. Therefore,this critenon�s met.
Density Computations (18.715�
Section 18.715.020: Density CalcuIations.
A. Definition of net development area. Net development area, in acres, shall be detemuned by
subtracting the following land area(s} from the gross acres, which is all of the land included in the
legal descnption of the property to be developed:
1. All sensitive land areas
2. All land dedicated to the public for pa�purposes;
3. All land dedicated for public rights-of-way.
4. All land proposed for pnvate streets;and
5. A lot of at least the size required by the applicable base zoning district, if an existing dwelling
is to remain on the site.
B. Calculating maximum number of residential units. To calculate the maxirnum number of residential
units per net acre,divide the number of square feet in the net acres by the nunimum number of square
feet required for each lot in the applicable zoning district
G Calculating minimum number of residential units. As requ� ired by Section 18.510.040, the minimum
number of residential units per net acre shall be calculated by mWtiplying the maximum number of
units deterniined in Subsect�on B above by 80%(0.8).
The standards for density computation address the intensity of residential land uses, typ ically e�ressed as the
number of housing uruts per acre: In this case the applicant �s proposing to create three lots, two more than what
currently e�sts. Density calculations are below:
Gross square footage 28,046
Slopes over 25% 0
R O-W dedication 1,531
Private Tract 2 603
Net eve opa e area 23,912
Net developable area =minirnum lot size =Maximum density
23,912 =7,500 =3.19 dwelling units,or 3 units
Maximum allowed uruts ��0.8 =Minimum density
3 '�0.8 =2.4 dwelling units,or Z units
NC7IICE OF DEQSION MLP2006�00002/PAC RIM PAftTITTON PAGE 10 OF 24
Based on the analysis above,densitycomputation standards have been met. The proposed partition of I lot into tluee
single-f amily lots meets the inaxiinum and muiunum density standards.
Landscapin�and Screening(18.745�
Section 18.745.030.E: Protection of existing vegetation. E�usting vegetation on a site shall be protected as
much as possible: 1. The developer shall�provide methods for the�protection of existin vegetat�on to remain
during the constcuction process; and 2. The plants to be saved sFiall be noted on the�andscape plans (e.g.,
areas not to be distur�ed can be fenced,as in snow fencing which can be placed around individual trees).
The applicant has provided a preliminary tree removal and protection plan. The preluYUnary plan provides tree
protection measures that will be u�np lemented and maintained by the developer. The plan indicates which trees are to
be saved and removed and shows that protection fencing will be installed around cntical root zones. The ap licant will
be conditioned to submit a final tree removal,protection and rrutigation plan(see ne�section,Tree Removal�
Section 18.745.Q40.A: All development projects fronting on a pu� blic street, private street or a private driveway
more than 100 feet in length approved after the ado�don of this tide shall be required to plant street trees in
accordance with the standards in Section 18.745.040.
This proposed project has 92.57 feet of frontage on SW Bonita Road.The proposed��private street is 118 feet in length.
Therefore, street trees are required. The applicant shows that 13 new street trees wili be planted. The tree plan shows
su�new street trees along SW Bonita Road, uicluding Lot 1400. The plan shows 7 new street trees along both sides of
the proposed private street. Therefore,this criterion�s met.
Section 18.745.040.B: Street tree planting list Certain trees can severely damage utilities, streets and
sidewalks or can cause personal injury.Approval of any planting list shall be subject to review by the Director.
The tree species Callery Pear,is an ap proved species by the City of Tigard. However,the City Forester notes that only
one species has �een chosen. The City Forester recommends that the applicant revise the tree plan to show a diversity
of street trees according to the followuig guidelines (18.745.040B) and the City of Tigard Street Tree List. The Gty of
Tigar�i Tree manual provides guidelines for developmg tree species diversity onsite.
CONDITTON: The applicant shall revise the tree plan to show a diversity of street trees according to the
followuig guidelu-ies (18745.040B) and the Cityof Tigard Street Tree L�st:
A. No more than 30% of one f ainily be planted onsite;
B. No more than 20%of any one genus be planted onsite;and
G No more than 10% of any one species be planted onsite.
Street trees shall be chosen from the City of Tigard's Street Tree List or otherwise shall be
approved by the City Forester. The City Forester recommends�planting native species f or street
trees,such as Big Leaf Maple, Cascara or Oregon White Oak Ijroperlysized oa�s can be found
at River Oak Farm and Nursery(Attn:Diane,503-357-2745).
Section 18.745.040.G Size and spacing of street trees.
The preliminary tree plan indicates there will be 13 new Callery Pear trees along the front and e�erior side yards. The
tree plan shows that these medium stature trees, along with the existing cherrytrees to be saved,will be spaced 30 feet
apart, which meets the standard for medium stature trees. However, the tree plan shows there are two trees that are
within 20 feet of the intersection of the private street and SW Bonita Road. Section 18.745.040.G2.d states that street
tree shall not be within 20 feet of a street uitersection.In addition,it's not clear whether the street trees complywith all
spacing requirements (i.e. from utility poles,light standards,water meters,etc...). Therefore,the standards of this code
section have not been fully met. Street trees shall meet size and spacing standards for public streets and private streets
as stated in Section 18.745.040.G
CONDITTON: Final tree plan shall show street tree size and spacing in accor�dance with standards for public
streets and private streets (Section 18.745.040.G�.
N071�OF DEQSION MLI'200(i00002/PAC RIM PARTI'IION PAGE 11 OF 24
Tree Removal(18.790�
Section 18.790.030.A: Tree �lan required. A tree plan for the planting, removal and protection of trees
prepared by a certified arbonst shali be provided for anx lot, parcel or combination of lots or pamels for
wluch a development app lication for a subdivision, partihon, site development review, planned development
or conditional use is filed Protection is preferred over removal wherever possible.
The applicant has provided a preluninary tree Plan pre�ared by Daniel G. George, an ISA Certified Arborist,PN 1155.
The p�an proposes to retaui 75% of trees with over 2 dbh, the ir�axunum allowed where no mitigauon is required.
Therefore,this cntenon is met. Compliance with the vee plan requirements is addressed the responses below.
Section 18.790.030.B: Plan requirements.The tree plan shall include the following:
1. Identification of the location, size and species o}all existing trees including trees designated as significant
by the city, 2. Identification of a program to save e�sbng trees or mitigate tree removal over 12 inches in
caLper. Mitigation must follow the replacement guidelines of Section 18.790.O60D, in accordance with the
following� standards and shall be exclusive of trees required by other development code provisions for
landscaping, streets and parking lot ...Retention of 75% or greater of existing trees over 12 inches in caliper
requires no nutigation; 3. Identification of all trees which are proposed to be removed; and 4. A protect�on
program defining standards and methods that will be used by the applicant to protect trees during and after
construction.
The tree plan complies wit�i subsectioi�s 1, 2 and 3 above. The tree plan shows that there are 137 trees over 6 inches
dbh. Fortgeight of the 64 trees over 12 inches dbh are being saved and protected. Because 75% of trees over 12
inches dbh are being saved, no rruugation �s required. Trees to be removed and saved are identified by syinbol and
nu.mber on the plan.. Concem u'��subsection 4, the tree plan states, "As a result of further review, some ex�sting trees
marked for preservat�on may need to be removed to accommodate final grading plans and stormwater facilities. In the
event that it becomes necessary to remove a tree that is proposed to be retained, an equivalent number of tree units
shall be planted to offset the removed trees." Therefore, the prelunuiary tree plan does protect all trees to be saved.
The app&cant shall satisfythe conditions below:
CONDITIONS:
♦ Prior to any site work,the ap plicant shall submit a final tree removal,protection and initigation
plan, prepared by a certif ied arborist. The f inal tree plan shall indicate all trees to be removed
and potentsally removed. This plan shall be included with the construcuon documents and
shall indicate the locauon of u-ee protection fencing. The plans shall also include a construction
sequence including installation and removal of tree protection devices, clearing, grading, and
paving. Consideration for utility trench ali nments and graduig shall also be a part of the
protection plan. Failure to follow the p�an, or tnaintaui tree protecuon fencmg in the
designated Iocations shall be grounds for unmediate suspension of work on the site until
remediauon measures and/or crvil citat�ons can be processed.
♦ Prior to coinrnencing site work,the applicant shall submit security in the form of cash or other
means acceptable to the City for the equivalent value of tree mitigation required at $125.00 per
calip er inch. If additional mitigation trees are preserved through the partition unprovements
and conswction of houses, and are properly protected through these stages by the same
measures afforded to other protected trees on site, the amount of the cash assurance may be
correspondingly reduced. Any trees planted on the site or off site in accordance with
18.79Q.060.D will be credited ag __au�st the assurance for two years following final plat approval.
After such time, the applicant shall pay the rema�rnng value of the assurance as a fee inlieu of
planting. Any planting by the applicant must be approved by the City Arborist.
Section 18.790.030.G Subsequ� ent tree removal. Trees removed within thepe riod of one year prior to a
develop ment application listed above will be inventoried as part of the tree pran above and will be replaced
according to Secbon 18.790.060D.
No trees have been removed one year prior to this application and all trees have been indicated on the tree plan.
Therefore,this criterion is met.
Section 18.790.040 states that any tree preserved or retained in accordance with this section may thereafter be
removed only for the reasons set out in a tree plan, in accordance with Section 18.790.030, or as a condition of
approval for a conditional use, and shall not be subject to removal under any other section of this chapter.
NO'ITCE OF DEQSION MLI'200600002/PAC RIM PAftTIT10N PAGE 12 OF 24
The property owner shall record a deed restriction as a condition of approval of any development pemut
affected l�y tlus section to the effect that such tree may be removed only if the tree dies or is hazar�dous
according to a certified a�oris� The deed restriction may be removed or will be considered invalid if a tree
preserved in accordance with this section should either die or be removed as a hazardous tree. The form of
tlus deed nestriction shall be subject to approval by the Director.
The applicant will be required as a condition of ap�proval to record a deed restriction prohibiting the removal of trees
that are retained on the project site following compretion of the site improvements,in accordance with t�us standarci.
CONDITTON: Prior to issuance of building pernuts, the applicant/owner shall record a deed restriction to
the effect that any e�stin tree greater than 12" diameter may be removed only if the tree
dies or is hazardous acco�in-g to a certified arborist. The deed restnction may be removed
or will be considered invalid i� a tree preserved in accordance with this decision should either
die or be removed as a hazardous tree.
FINDING: Based on the anal�s is above,the app licable Tree Removal Standards have not been fully met.
In orcier to meet all the standards,the applicant shall satisfy the following conditions discussed
above. In addition,the �ity Forester has recominended the following condiaons to ensure tree
protection:
CONDI'ITONS:
♦ Prior to any site work, the applicant shall install all proposed tree protection fencing.
The fencing shall be u�.cpected and approved b�y the CityForester pnor to commencmg
anysite work The tree protection fencing shall remain in place through the duration o}
all of the building construcnon phases, until the Cenificate of Occupancy has been
approved.
If the Builder is different from the Developer or initial applicant: Prior to issuance of
building pernuts,the applicant shall submit srte plan drawuigs indicatmg the location of
the trees that were preserved on the lot dunng site development, location of uee
pmtection fencing, and a signature of approval from the project arbonst regarding the
placement and construction techniques to be employed in building the structures. All
proposed protection fencing shall be installed and inspected pnor to commencing
construcnon. The fencing shall remun in place through the durauon of all of the
building construction phases, until the Certi�icate of Qccupancy has been approved.
After approval from the �ty Forester,the tree protection measures may be removed.
♦ Prior to any Certificates of Occupancy the applicant shall have an on-going
responsibility to ensure that the Project Ar�orist has submitted wntten reports to the
City Forester, at least once every two weeks, as the Project Arborist morutors the
construction activities from initial tree protection zone ('I'PZ) fencing installation
through the building construction phases. The reports shall evaluate the condition and
locauon of the tree protection fencuig,deterrnine �f any c es occurred to the TPZ,
and if any part of the Tree Protecuon Plan has been violate . If the amount of TPZ
was reduced, then the Project Arborist shall I�ustify why the fencing was moved and
shall cert� that the construcuon activities did not adversely impact the overall, lor�-
term heal� and stability of the tree(s). . If the reports are not submitted to the Gty
Forester at the scheduled intervals, and �f it appears the TPZ's or the Tree Protection
Plan are not being followed by the contractor or a sul�contractor, the C�ity can stop
work on the pro�ect until an u�spection can be done by the City Forester and the
Project�rUonst.
♦ Prior to issuance of any Certificates of Occupancy, the Project Arborist will submit a
final certification indicating the elements of the Tree Protecuon Plan were followed and
that all remairung vees on the site are healthy, stable, and viable in their modified
growing environrnent.
NC7II�OF DEQSION MLPZWG00002/PAC RIM PARTITION PAGE 13 OF 24
Off-street Parking and Loading Rec�uirements �18.765)
Section 18.765.030.B: Location of vehicle parkin .The location of off-street arking will be as follows:
Off-street parking spaces for single-famil and�uplex dwellings and single-�amily attached dwellings shall be
located on the same lot with the dwelling�s).
The applicant proposes to provide parkin� gon the same lot as each dwelling unit. In addition, this criterion will be
reviewed at the tune of builduig pernvu. Therefore,this criterion is met.
Table 18J65.2: Minimum and Maxirrium Off-Street Parking Requirements. The minimum required ntunber
of off-street parking spaces for a single-family dwelling is one. There is no maximum number of spaces
allowed.
The applicant proposes to provide two off-street parking spaces per da�ellin� a�ith a two-car garage. A third Parking
sp�ace may be provided ad�acent to the driveway or in the additional space aIong the driveway approach. In addition,
tfiis critenon will be reviewed at the tune of building pemuts. Therefore,this cnterion�s met.
Sensitive Lands (18.775�
Section 18.775.070.G Steep slopes. The appropriate approval authority shall approve,approve with conditions
or deny an ap plication requ� est for a sensit�ve lands pernut on slopes of 25°Io or greater or unstable ground
based upon findings that all of the following criteria have been satis�ied:
In the pre-application conference,there was concern about slopes of 25% or greater on site, based on the topographic
map submitted with the proposal. However,the applicant states that the topogra�hic map,which was used for the tree
survey, did not adequately represent the actual slopes on site. The applicant s survey perfornzed a more detailed
topographical survey and determined that the existing slopes do not exceed 25%. The greatest slopes are approximately
23%toward the end(south side) of the site. Therefore,sensitrve lands review and a geotechrucal report is not required.
Visual Clearance Areas (18J95�
This C,hapter requires that a clear vision area shall be maintained on the comers of all property adjacent to
inteisecdng nght of-ways or the inteisection of a public street and a private driveway.
The proposed parcels have access to SW Bonita Road through a private street that intersects SW Bonita Road.
Therefore,the pnvate street shall complywith this chapter.
Section 18.795.030.B: Obstn.ictions prohibited. A clear vision area shall contain no vehicle, hedge, planting,
fence, wall stYUCture, or temporary or permanent obstruction exceeding three (3) feet in height The code
�rovides that obstiuctions that may belocated in this area shall be visuall�y clear between three (3) and eight
8) feet in height Trees may be placed within this area provided that all branches below eight (8) feet are
removed.
The prelirrunary tree plan shows two trees in the clear vision area. Trees in the clear vision area will have to be pruned
appropnately or a citation will be issued to property owners if vision is obstructed.
Section 18.795.040.B.2: Non-arterial streets less than 24 feet in width. At all intersections of two non-arterial
streets, a non-arterial street and a driveway, and a non-arterial street or driveway and railroad where both
streets and/or driveways are less than 24 feet in width a visual clearance area shall be a triangle whose base
extends 30 feet along tIie street ri�ht-of-way line in bot�directions from the centedine of the accessway at the
front setback line of a single family and two family residence, and 30 feet back from the property line on all
other types of uses.
The site plan shows a vision clearance triangle whose base e�ctends 37 feet along the street right-of-waay line in both
directions from the centerline of the proposed private street at the front setback line of the proposed single-family
residences. Therefore,visual clearance standards have been met.
NC7IICE OF DEQSION MLI'ZOOG00002/PAC RIM PARTTTION PAGE 14 OF 24
Variances and Adjustments (18.370�
Section 18.370.020.G5: Adjustrnent to access and egress standa�is. In all zoning districts where access and
egress drives cannot be readily desi�ned to conform to Code standards within a particular pancel,access with
an adjoining property shall be considered. If access in conjunction with another pa�el cannot reasonably be
achieved the�irector max grant an adjustrnent to the access rec�uirements of Chapter 18.705 through a Type
II procec�ure,as governed in Section 18.390.030,using approval cnteria below:
It is not possible to share access.
The access requested is a private street,which would be the only access available to.the proposed lots. It is notpossible
to share an access with neighbonng properties because of the location of the site and positi�n of the neighboring
homes.
There are no other alternative access points on the street in question or from another street
As shown on the preliminary site plan, there are no alternative access points on the sueet in question or from another
street.
The access separation requirements cannot be met
The centerline of the existing driveway on the north side of SW Bonita Road is 42 feet from the centerline of the
proposed private street. Therefore,the access separation requirement of 200 feet can not be met.
The request is the minimum adjustment required to provide adequate access.
The request is the m�nimum adjustment required to provide adequate access. There is no other option for an access
that would serve all three lots.
The approved access or access approved with conditions will result in a safe access.
Although the roposed private street does not meet the access spacing requirement from the existin�driveway on the
north side of�W Boruta Road the proposed pnvate street exceeds the separation re�uirement relative to SW 83rd
Avenue and SW 81st Avenue. �I'he proposed pnvate street is 235 feet from the SW 83 Avenue intersection and 242
feet from the SW 815i Avenue intersection and not within anyareas of influence. In addition,the proposal exceeds the
vision clearance and s' ht distance standar�ls. Therefore, the approved access will result in a safe access, according to
the standarcis and nee�for access.
The visual clearance requirements of Chapter 18.795 will be met
The site plan shows a vision clearance triangle whose base extends 37 feet along the street right-of-way line in both
directions from the centerline of the proposed pnvate street at the front setback line of the proposed single-family
residences. Therefore,visual clearancehas been met.
Decision Making Procedures/Impact Study�18.390
Section 18.390.040.B.2.e: Impact Study. 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 sha�ll propose improvements necessary to meet City standard, and to minimize the impact of the
development on the public at lar�e, public facilities systems and affected private property users. In
situations where the Community Iseveiopment Code reyuires t�ie dedication of real properiy interests, the
applicant shall either specifically concur with a requirement for public right-of-way dedicahon, or provide
evidence that supports that the real roperty dedicabon is not roughly proportYOnal to the projected unpacts
of the develo ment Section 18.390.�40 states that when a condition of ap rov�l requires tlie transfer to the
public of an interest in real property,the approval authority shall adopt findings whicFi support the conclusion
that the interest in real property to be transferred is roughly propo�onal to the unpact the proposed
development will have on tlie public.
The applicant has submitted an impact study, which shows that there are adequate facilities to serve the proposed
partiuon,as uidicated below:
NOTICE OF DEQSION MLI'200(r00002/PAC RIM PARTITION PAGE 15 OF 24
Sewer. A sanitary sewer line is located along the site's frontage on SW Bonita Road and in an easement adjacent to the
eastern boundary of the site. As shown in the prel'unuiary improvement plan,the proposed lots can be served with new
lateraLs from the proposed 8-inch sanitary extension uito the site.
Water. An 8-inch water line is located along SW Bonita Road, with an e�risting water meter that served the existing
house on Qroposed Parcel 1. As indicated in the ap pLcant's namative,three additional water meters can be installed to
serve the site. The e�sung water meter will serve 1'arcel l. Two of the additional water meters will serve Parcels 2 and
3. The third additional water meter will serve the fourth lot,which was a result of a previous lot line adjustment.
Storm Draina e: A public storm drauiage system is located at the northwest corner of the site. The prel'uninary
improvement p an shows the site will have a pnvate storm drain conveyance system to collect nu�off from the pnvate
road with storm draui laterals to collect roof nu�off. There are no upstream drainage ways that impact th�s
deveiopment. As for water quality,the applicant shall pay a fee-in-lieu of providing onsite detention.
Parks:Parks system development charges will be collected for each new home at building pernut issuance.
Trans�ortation: The proposed lots will have access to SW Bonita Road through a private stree u�np roved to rivate
street standards by the app hcant. SW Bonita Road is already improved to the thre�lane stand�. To mitigate�or the
impact of the proposed development, the applicant shall install street trees and enter into a future sueet unprovement
guai-antee for the future 5-lane standard.
The applicant will also paya Washin�t on CountyTraffic Impact Fee ('ITF� at the time of building pemzits. The`ITF is a
riutigauon measure that �s required }or new development. Based on a transportation unpact study prepared by Mr.
David Larson for the A Boy Expansion/Dolan II/Resolution 95-61, TIF's are expe�cted to recapture 32 percent of the
traffic impact of new development on the Collector and Arterial Street system. The ap plicant will be regu�ired to pay
TTF's of approxunately$3,OZ0 (Effective July 1, 2004) per new dwelling urut. Therefore, the TIF for this proposed
development is $6,040 ($3,020 '�2 new dwelling units).
Based on the estimate that total TIF fees cover 32 percent of the u�np act on major street �'mp r�ovements citywide, a fee
that would cover 100 percent of t.�vs projects traffic unpact is $18,875 ($6,040 =0.32). The ditference between the TIF
paid, and the full impact,.is considered the wuniu�atedu�npact on the street system. The urunitigated impact of this
project on the tr�ans�ortauon system is $12,835 ($18,875- $b,040). The applicant will be required to dedicate additional
nght-of:way along W 103`� Avenue of approximately 1,531 square feet. The approaumate value of utumproved
residenually zoned property is $3.00per square foot for a total value of $4,593. Based on the analysis.below, the
required dedication dces not exceed the estunated va�ue of the unrrutigated impacts and is roughly proporuonal to the
type of development proposed.
Estimated Value of Im�acts
Full I�mp act... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ...$18,875
Less TIF Assessment... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... . 6,040
L.ess Mi ' ated Cflsts...... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... 4 593
Estimate V ue o Unmitigated Impacts 8,242
PUBLIC FAQLITY CONCERNS
Street And Utility Improvements Standards (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:
Section 18.810.030.A.2-4: Street Improvements. Streets within a development and streets adjacent shall be
improved in accordance with the TDC standards. 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.
Section 18.810.030.E: Minimtun Rights-of-Way and Street Widths: Unless otherwise indicated on an
approved street plan, or as needed to continue an existing improved street, street right-of-way and roadway
widths shall not be less than the minimum width described below. Where a range is indicated,the width shall
be deternuned by the decision-making authority based upon antici�ated average daily traffic (ADT) on the
new street segmen� (The City CounciI may adopt by resolution, design standards for street construchon and
other public improvements. The design standards will provide guidance for detemuning improvement
NC7II�OF DEQSION MI.P2001r00002/PACRIIvi PARTITION PAGE 16 OF 24
requirements within the specified ranges. These are presented in Tab1e18.810.1,which states that a collector
is reqtured to have a 70 nght-of-way wi�th, 11 foot reseive ROW on each side and 46-foot paved section.
Other improvements req.uired may include on-street parking, sidewallcs and bikeways, underground utilities,
street lighting,stonn drainage,and street trees.
This site lies adjacent to SW Bonita Road, which is classified as a 5-lane Collector on the Cityof Tigard Transportation
Plan Map. At pr_esent, there is approximately 30 feet of ROW fmm centerline, according to the most recent tax
assessor's map. The applicant has proposed a I6 foot dedication,which encompasses the 5 foot required dedicated and
11 foot reserve ROW.
SW Bonita Road is currently unproved to the three lane_standard. In order to mitigate the impact from this
development, the applicant shall u�stall street trees and enter mto a future street improvement guaxantee for the future
5-lane section.
Section 18.810.030.F: Future Street Plan and E}rtension of Streets. 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 seceon also states that where it is necessary to give access or pernut 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 streeL These street stubs to adjoinin propezties are not considered to
be cul-de-sacs since they are intended to continue as throug h streets at suc�hme as the adjoining pro�perty is
developed. A barricade shall be constructcd at the end of the street by the property owners which shalI not be
removed until authorized by the City Engineer, the cost of which shall be mcluded in the st�eet construction
cosL Temporary hammerhead turnouts or temporary cul-de-sac bulbs shall be constructed for stub streets in
excess of 150 feet in length.
The applicant did not respond to this section of the code. However, due to e�sting development surrounding this
property there are no oppomuuties for a futiu�e street or street extension.
Section 18.810.030.H.1• Street Alignment and Connections. Full street connections with spacing of no
more than 530 feet between connections is req�uired except where prevented by barners such as
topography, railroads, freeways, pre-existin developments, Iease provisions, easements, covenants or
other restnct�ons existing prior to 1VIay 1 199� which preclude street connections. A full street connection
may also be exempted due to a regulatec�water feature if regulations would not permit construction.
Section 18.810.030.H.2: 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 e�rtens�on is precluded when it is not possible to redesign, or reconfigure the
street pattern to provide required extensions. Land is considered topographically constrained if tFie slope
is greater than 13% 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 connect�on is not
possibte. The applicant must show why the constraint precludes some reasonable street connection.
The applicant did not respond to this code section. However,due to the pattern of existing development there are no
opporturunes to provide street connections that will form an appropriate size block
Section 18.810.030.Q: Access to Arterials and Major Collectors. Where a development abuts or is traversed
by an e�usting or proposed arterial or major collector street, the development design shall _provide
adequate protection for residential properties and shall separate residential access and through tra�fic, 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 ob'ectives of this subsection;
. If a lot has access to two streets with �ifferent classifications, primary access should be from the
lower ctassification street.
NC711�OF DEQSION MLP200600002/PAC RIIvi PARTITION PAGE 17 OF 24
Lot 1 and Tax Lot 1400 both have frontage along Bonita Road,a collector street, and the pro�posed private street. The
proposed access points for the lots are located on the private street,which is the lower class�tication street. There shall
be no d�rect access to Bonita Road from Lot 1 or Tax Lot 1400. A non-access reserve shall be recorded along the
frontage of Bonita Road.
Secdon 18.810.030.T: Private Streets. 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 agreemen� Private streets serving more than six dwelling uruts are pennitted
only witlun planned developments, mobile home parks, and multi-family residential developments.
The applicant has proposed a private street to serve this 3 lot partition and Tax L.ot 1400. The applicant's plans also
provide for the u�stallation of street trees along the pnvate street.
The applicant shall place a statement on the face of the final plat indicating the private street(s will be owned and
mauitained by the properties that will be served by itlthem. In addiuon, the applicant s record Conditions,
Covenants and Restncuons (CC,&R's)�a-long with the fu�al plat that will c�how the pnvate property owners are to
maintain the private street(s). These C�C.:SzR's shall be reviewed and approved by the City prior to approval of the final
plat. The Gt}�s publicunp rovement design standards require pnvate su-eets to have a pavement section equal to a
pubhc local street. The applicant will need to provide this rype of pavement section.
Section 18.810.040.A: Block Desi ns. The len�th, width and shape of blocks shall be desi�ned with due
regard to providing adequate buil�ing sites for e use contemplated, consideration of needs or convenient
access, circulat�on, control and safety of street traffic and recognition of limitations and opportunities of
topography.
Section 18.810.040.B.1: Block Sizes. The perimeter of blocks formed by streets shall not exceed 1,800 feet
measured along the right-of-way line excep�
. Where street location is precluded by natural topography, wedands or other bodies of water or, pre-
existing development or,
. For blocks adjacent to arterial streets,limited access highways,major collectors or railroads.
. For non-residential blocks in which internal public cirCUlation provides equivalent access.
The applicant proposes to create a private street (118 feet) to serve as a common access, but it will not cause a new
block to form. In addiuon, there are no oPpomuuues for futtue street connections that would cause a new block to
form Therefore,this critenon does not apply.
Section 18.810.040.B.2: Sicycle and pedestrian connections on public easements or right-of-ways shall be
�rovided when full street connection is not possible. Spacing between connections shall be no more than 330
eet, except where precluded by environmental or topograpIucal constraints, existing development patterns,
or strict adherence to other standards in the code.
Since no future street connections are required,this criterion dces not apply.
Section 18.810.060.A Lots - Size and Shape. Lot depth shall not be 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
The two new parcels are not greater than 1S times the miniinum lot size, but neither are the proposed depths more
than 2.5 times the average lot width.
Parcel#� 1 is 7,972 square feet, 106.51 feet deep,while having an average width of 75 feet. (7,500 sf x 1.5 = 11,250; 75
ft x 2.5 =187.5).
Parcel#2 is 8,101 square feet, 103.13 feet deep,while being 78.4 feet wide. (7,500 sf x 1.5 = 11,250 sf; 78.4 ft x 2.5 =
196)
Section 18.810.060.B: Lot Fronta e. Lots shall hav+e at least 25 feet of frontage� on public or private streets,
other than an alley. In the case o�a land partition, 18.420.050.A.4.c app lies,which requires a parcel to either
have a minimum 15-foot fronta e or a minunum 15-foot wide recorded access easement In cases where the
lot is for an attached single-farru�y dwelling unit,the frontage shall be at least l5 feet
NC7I7�OF DEQSION MLI'200(r00007JPAC RIM PARTITfON PAGE 18 OF 24
Parcel 1 has 92.57 feet of frontage on SW Bonita Road. Parcels 2 and 3 each have 17.18 feet of frontage on the
proposed private street. Therefore,this cntenon is met.
Section 18.810.070.A Sidewalks• requ� ires that sidewalks be constructed to meet City design standards and be
located on both sides of arterial, collector and local residential streets. Private streets and industrial streets
shall have sidewalks on at least one side.
There is an e�risting public sidewalk along the Bonita Road frontage. The applicant has proposed to construct a 5 foot
sidewalk along one side of the pnvate street,thereby meeting this critenon. The sidewalk is in an easement on Parcel l.
Section 18.810.090.A: Sewers Rec�uired. Sanitary sewer shall be installed to setve each new development and
to connect developments to e�usting mains in accordance with the provisions set forth in I�esign and
Construction Standards for Sanitary and Surface Water Management(as adopted by C1ean Water Services in
1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan.
Section 18.810.090.G Over-sizing. Proposed sewer systems shall include consideration of additional
development within the area as pro�ected by the Comprehensive Plan.
The.applicant's plans indicate the e�ension of the public sewer line in the private street to serve the four lots. A
minunum 15 foot public sewer easement will be requu-ed on the final plat.
Section 18.810.100.A: Storrn Drainage. Developers shall make adequate provisions for storm water and flood
water iunoff.
Section 18.810.100.C: Accommodation of Upstream Dtainage. A culveit or other drainage facility shall be
large enough to accommodate po�tential runoff from its enare upstream draina e area, whether inside or
outside the development The �ity Engineer shall approve the necessary size o�the facility, based on the
pro� visions of Design and Construct�on Standards for�anitary and Surface Water Management(as adopted by
�:lean Water Services in 2000 and including any�future revisions or amendments).
There are no upstream drainage ways that impact this development.
Section 18.810.100.D: Effect on Downstream Drainage. Where it is anticipated by the City Engineer that the
additional runoff resulting from the development wiIl overload an existing drainage facihty, the Ihrector and
Engineer shall withhold ap�roval of the development until provisions have been made for imp rovement of the
potential condition or unbl provisions have been made for storage of additional tunof� caused by the
development in acco�iance with the Design and Construction Standards for Sanitaiy and Surface Water
Management (as adopted by C1ean Water Services in 2000 and including any future revisions or
amendments).
In 1997, C1ean Water Services (CWS) completed a basin study of Fanno Geek and adopted the Fanno Creek
Watershed Management Plan. Section V of that plan includes a recommendation that local govemments institute a
stormwater detention/effective u' npervious area reduction pro�ram resultu'�m no net increase in storm peak flows up
to the 25-year event. The City w�l require that all new developments resultu'� in an ulcrease of imperviovs surfaces
provide onsrte detention facilit�es,unless the develo�pment is located adjacent toFanno Creek For those developments
ad�acent to Fanno Creek,the storm water runoff wiIl be perniitted to discharge without detenuon.
The applicant has indicated that they will be connecting to an approved public storm sewer systenl The existing sump
shown on the plans may not be an allowable connection point. The applicant shall work with engineenng staff to
detemzine if the proposed connecuon point or an alternative will be approved.
The applicant shall pay a fee-in-lieu of on-site detention.
Section 18.810.120: Utilities. All utility lines, but not limited to those required for electric, communication,
lighting and cable television services and related facilities shall be placed under�ro� und, except for surface
mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above
ground, temporary utility service facilities during constiuction, high capacity electric lines operahng at 50,000
volts or above,and:
. The develope r shall make all necessary arrangements with the serving utility to provide the
under�round services;
. The (;ity reserves the right to approve location of all sutface mounted facilities;
NC�TT�OF DEQSION MLi'200(r00002/PAC RIM PARTITTON PAGE 19 OF 24
�
. All underground utilities, including sanitary sewers and storm drains installed in streets by the
developer,shall be constructed pnorto 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 Requiremen� Section 18.810.120.0 states that a developer shall pay a fee in-
lieu of under-grounding costs when the development is proposed to take place on a stneet where e�cisting
utilities which are not undetground will serve the development and the approval authority detemunes that the
cost and technical difficulty of under-groundin� the ut�lities outweighs the benefit of under-grounding in
conjunction with the development The deternunat�on shall be on a case-by-case basis. The most common,
but not the only such situat�on is a short frontage development for which under-grounding would result in
the placement ot�additional poles, rather than the removal of above-ground udlities }acilities. An applicant for
a development which is served by utilities which are not underground and which are located across a public
right-of-way from the applicant's property shall pay a fee in-lieu of under-grounding.
The major power lines along Bonita Road have been placed underground.
ADDITIONAL QTY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY
IMPROVEMENT STANDARDS:
Public Water S tem:
e City o Tigard provides seroice in this area. The applicant's plans indicate all water meters shall be installed at the
ROW luie.
Storm Water ali .
The City has agree 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 desi ned to remove 65
pe�ent of the phosphonxs contained in 100 per�ent of the storm water runoff�enerated�rom newly created
unpervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and
method to be used in keeping the facility maintained through the year.
The G�5 stanc{ards include a provision that would exclucie small projects such as residential land partitions. It would
be impractical to require on-site water quality facility to accommodate u-eatment of the storm water from Parcel 2.
Rather, the G� standar�s provide that applicants should pay a fee in-lieu of constructing a faciliry if deemed
appropriate. Staff recommends payment of the fee m-lieu on tivs application.
Grading and Erosion Control:
CWS Desi n and Construction Standarris also regulate erosion control to reduce the amount of sediment and
other po�utants reaching the public storm and surface water system resulting from development,
construction, gradin�, excavahng, clearing, and any other activity which accelerates erosion. Per CWS
regulations the apphcant is required to submit an erosion control plan for City review and approval prior to
issuance of City pernuts.
The FederaI Clean Water Act requires that a National Pollutant Discharge Elimination S�s tem (NPDES)
erosion control permit be issued for any development that will distu� one or more acre of land. Since this
site is over five acres, the develo.per will be required to obtain an NPDES pemut from the City prior to
construction. This pemiit will be issued along with the site and/or building pemut
The applicant is required to obtain a Site Pem�it from the Building Division to cover all on-site private utility
installauons (water,sewer,storni,etc.). This pernut shall be obtained prior to approval of the final plat.
Address Assi nments•
e C�ity o ig is responsible for assigning addresses for parcels within the City of Tigard and within the Urban
Service Boundary(USB). An addressing tee in the amount of$50.00 per address shall be assessed. `This fee shall be
paid to the City prior to f mal plat approval.
The developer will aLso be required to provide signage� at the entrance of each shared flag lot driveway or private street
that lists the addresses that are served 6y the given driveway or street. This will assist emergency services personnel to
more easily f ind a particulai-home.
NOTICE OF DEQSION MLPZOOG00002/PAC RIM PARTITION PAGE ZO OF 24
Surve Re uirements•
e app �cant's ina p at shall contain State Plane Coordinates AD 83�(9� 1)] on two monuments with a ue to the
Cit�s global positiorung system(GPS) geodetic control network�GC 22). These monuments shall be on the same line
and shall be of t�ie same prec�sion as required for the subdivision plat boundary. Along with the coor�d'uiates the plat
shall contain the scale factor to convert ground measurements to gnd measurements and the angle from nort�to gnd
north. These coordinates can be established by.
. GPS tie networked to the Cit�s GPS survey.
. By random traverse using conventional surveying methods.
In addition, the applicant's as-buih drawin�s shall be tied to the GI'S network The applicant's en�meer shall provide
the City with an electronic file with points or each stnicture (manholes, catch basins,water valves, ydrants 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 the approval of the final plat
. A Public Facili Im rovement (P FI perrnit is re uired for tivs pro'ect to cover installation of ublic utilities
and any other workPin the public �ght-of-way. �� (6} sets o}-de�tailed public improvement plans shall be
subrrutted for review to the Engineerui Department. NOTE: these plans are in addition to any drawings
required by the Build' Div�sion and s�ould only include sheets relevant to ublic improvements. Pub�ic
Facility Improvement�'FI) pern�it pla��ns shall conform to Ciry of Tigard PI'ublic Improvement Design
Standards,which are available at City Hall and the C"it�s web page (www.ugard-or.gov).
. The PFI pernut plan submittal shall include the exact legal naine, address and telep hone number of the
individual or corporate entity who will be designated as the "Permittee", and who wiIl provide the financial
assurance for the public improvements. For e�nple,specify if the entiry is a co�orauon,luruted partnership,
LLC, etc. Also s ecify the state withui which the enuty is incorporated and provi e the name of the corporate
contact person. �ailure to provide accurate information to the Engineering Department will delay processing
of project documents.
. Prior to approval of the final plat, the.applicant shall obtain a Site Perniit from the Building Department to
cover all grad�ng�for the lot(s), all on-site pnvate utility installation (ovater, sewer, storn�, etc.} and all drivewray
construction. NOTE: this permit is separate from a Public Facility Improvement pernut �ssued by the
Engineering Department for work in the public right-of-way.
. The applicant's plat shall provide a rnuiuzium 15 foot wide public sewer easement for the proposed sewer
extension.
. Prior to final plat approval,the applicant shall pay the addressing fee. (STAFF GONTACT: Bethany Stewart,
Engineerin�.
. The applicant shall submit construction plans to the En�ineering Deparunent as a part of the Public Facility
Improvement pernut,indicating that theywill constnict the following frontage improvements along SW Bonita
Road as a part of this pro�ect:
A. street trees in the planter strip spaced per TDC requirerr�ents;and
B. concrete apron for the private street approach.
. The applicant shall execute a Restrictive Covenant whereby they agree to complete or��participate in the fuuue
improvements of SW Bonita Road adjacent to the subject property,when any o�the folrowing events occur:
A. when the improvements are part of a larger project to be financed or paid for by the formation of a Local
Improvement D�strict,
B. when the improvements are part of a larger project to be financed or paid for in whole or in part by the
City or other public agency,
� when the improvements are part of a larger project to be constn�cted b a third party.and involves the
sharing of design andlor construction expenses by the third party owne�) of property in addition to the
subject propetty,or
NC7TI�OF DEQSION MLP200600002/PACRIM PARTITION PAGE 2]OF 24
D. when construction of the improvements is deemed to be approp riate by the City Engineer in conjunction
with construction of improvements by others adjacent to the su6ject srte.
. L,ot1 and Tax Lot 1400 shall not be pemutted to access directly onto Bonita Road. A non-access reserve
easement shall be recorded for the Boncta Road frontage.
. The applicant shall cause a statement to be placed on the final plat to indicate that the proposed private street
will be�ointly owned and inaintained by the private property owners who abut and take access fmm it.
. Prior to ap�roval of the final plat,the applicant shall prepare Conditions,CAVenants and Restrictions (oC'�&R's)
for this pro�ect,to be recorded wnh the final plat,that clearlylays out a maintenance plan and�ag�reement for the
proposed pnvate street. The CC',&R's shall obligate the private property owners withui the subdrvision to create
a homeowner's association to ensureregulation of mauitenance for the street. The applicant shall submit a
copy of the OC'�&R's to the Engineering llepartment(Kim McMillan) prior to approval ot the final plat.
. The applicant's construction drawings shall show that the pavement and rock section for the proposed private
street shall meet the C''it}�s public street standard for a local residential street.
. An erosion control plan shall be �rovided as pa.rt of the Public Facility Improvement (PFI) pern�it drawings.
The plan shall conform to the Erosion Prevention and Sediment �ontrol Design and Plannuig Manual,
Febn�ary 2003 edition."
. A final grading plan shall be submitted shovving the existing and�proposed contours. The plan shall detail the
prov�sions for surface drauiage of all lou, and show that they will be graded to insure that surface draina e �s
du-ected to the street or a pubhc storm drainage system approved by the Engineering Department. �or
situations where the back poruons of lots drain away from a street and toward adjacent lots,appropriate private
storm drainage lines shall be provided to sufficientlycontaul and conveyrunoff from each lot.
. The applicant's final plat shall contain State Plane Coorciinates on two monuments with a tie to the C'it�s global
positiorung system (CGPS).�eodetic control network(G� C 22). These monuments shall be on the same line and
shall be of the same prec�sion as required for the subdivision plat boundary Along with the coordinates the
plat shall contain the scale factor to convert ground measurements to gnd measurements and the angle from
north to grid north. These coordinates can be established by.
A GPS tie networked to the�t�s GPS survey.
B. By random traverse using conventional sutveyuig methods.
. Final Plat Application Submission Requirements:
A. Submit for C'ity review four (4) paper copies of the final plat prepared by a land surveyor licensed to
practice in Oregon,and necessary data or narraave.
B. Attach a check in the amount ot the current final plat review fee (Contact Plannuig/Engineering Pernut
Technicians,at (503) 639-4171,ext.2421 .
G The final plat and data or riairative s be drawn to the m;n;,,,um standards set forth by the Oregon
Revised Statutes (ORS 92.05} Washington County,and by the City of Tiga�i.
D. ��right-of-waydedication�or Bonita Road,providing 46 feet from centerline,shall be made on the final
E. NOTE: Washington County will not begin their review of the finalplat until they receive notice from the
Engineering Department indicating that the City has reviewed the t-inal plat and submitted comments to
the applicant's survey�r.
F. Af ter the City and C:,ounty have reviewed the f inal plat, submit two mylar copies of the f inal plat f or City
Engineer signature (for partitions), or City Engineer and Community Development Director signatures
(for subdiv�sions).
The following conditions shall be sadsfied priorto the issuance of building petYnits:
. Prior to issuance of building pern�its, the applicant shall provide the Engineering Department with a
"photomylar" copy of the recorcied final plat.
NC7I1�OF DEQSION MIP200600002/PAC RIM PARTITION PAGE 22 OF 24
. Prior to issuance of buildin perniits, the applicant shall provide the CitY with as-built drawings of the public
improvements as follows: 1�3 mil mylar 2� a diskette of the as-builts in`DWG" format,if avalable;otherwise
"DXF" will be acceptable, and 3) the as-�uilt dra ' s shall be tied to the C".at�s GPS network. The applicant's
er�ineer shall provide the Gty anth an electroni�e with points for each suucture (manholes, catc�h basins,
water valves hy�rants and other water system features) in the development, and their respective X and Y State
Plane Coorc�inates,referenced to NAD 83 (91).
. The applicant shall provide s��gnage at the entrance of each shared flag lot drivevv�ay or private street that lists the
addresses that are served by the grven dnveway or street.
. Dtu-ing issuance of the building peimit for Parcels 1 - 3, the applicant shall pay the standard water quality and
water quant�ty fees per lot (fee amounts will be the latest approved by CW5).
. Prior ta issuance of building perniits; the applicant's engineer shall submit the final sight distance certification
for the private street access onto Bomta Road.
SECTION VI. OTHER STAFF COMMENTS
The City of Ti ard Forester has reviewed the proposal. The City Forester's findings have been incorporated into the
Landscapuig an� Screening (18.745) section and Tree Removal (1$.790) of this repon. Recommended conditions have
been included in the condrtions of approval for this decision. Full comments from the CityForester are included in the
case file.
The City of Tigard Engineering Depa�rtment has reviewed the proposal. Engineering findings have been
incorporated into the Access, Egress and �'arculation (18J05� section, the variances and Ad�ustments (18.370) section
and the Street and Utiliry Imp rovements (18.810) section of ths report. Recommended con tions have been ulcluded
in the conditions of approval for this decision. Full comments from the Engineering Department are included in the
case file.
The City of Tigard Police Depamnent has reviewed the proposal and has requested a monument marker at the foot
of the pnvate dnve identifying house numbers for the proposed parcels.
RESPONSE: The City of T�gard Engineering Department has already recomxnended a condition of approval for a
monument marker identified house numbers for the proposed parcels.
The City of Tigard Building Division reviewed the proposal and had no objections to it.
SECTION VII. AGENCY COMMENTS
Clean Water Services reviewed the proposal and confirmed that the proposed project has a valid service provider
letter.
Tualatin Valley Fire and Rescue reviewed the proposal and recommended the following conditions of approval:
. SURFAC� AND LOAD CAPAQTIES: Fire apparatus access roads shall be of an all weather surface that is
easily disT��n���c hable from the surrounding area and u capahle of supp ortin�gnot less than 12,500 pounds point
load (wheer load) and 75,000 pounds lrve load ross velucle weight). The applicant may need to provide
documentauon from a reg�stered engineer that �e design will be capable of support�ng such loading. (IFC
D102.1).
. SINGLE FAMILY DWELLINGS - REQLJIRED FIRE FLOW: The minimum available fire flow for single
fam�ly dwellings and duplexes served by a municipal water supply shall be 1,000 gallons per minute. If the
suucture s are 3,600 s uare feet or er, the required fire flow shall be determined according to IFC
Appendix . (IFC B 105�).
RESPONSE: Recomcnendations have been noted in this report. and will be verified at the time of building plans
review for this minor land partition and dwelling wuts.
NC7II�OF DEQSION MLI'200(r00002/PAC RIM PAItTITION PAGE 23 OF 24
SECTION VIII. PROC�DURE AND APPEAL INFORMATION
Notice: Notice was mailed to:
X The applicant and owners
X Owner of record within the required distance
X Affected govenunent agencies
Final Decision:
THIS DEQSION IS FINAL ON SEPTEMBER 15,2006 AND BECOMES
EFFEGTIVE ON SEPTEMBER 30,2006 UNLESS AN APPEAL IS FILED.
�eal:
The Director's Decision is final on the date that it is mailed. All persons entided to notice or who are othercvise
adversely affected or aggrieved by the decision as provided in Secuon 18.390.040.G.1. may appeal this decision in
accordance with Section 18.390.040.G.2. of the Tigard Community Development Code which provides that a written
ap eal together with the re�quu'-e d fee shall be filed with the Director wrthui ten(10) business days of the date the Notice
o}�ec�sion was mailed. The appeal fee schedule and forn�s are available from the P�annina Div�sion of Tigar�d City
Hall, 13125 SW Hall Boulevard,�I`igar�i,Oregon 97223.
Unless the applicant is the appellant,the hearing on an appeal from the Director's Decision shall be confined to the
specific issues ident�fied in the wntten comments subrrutted by the parties during the comment period. Additional
evidence concerning issues properly raised in the Notice of Appeal may be subrrutted by any party durui_g the appeal
hearing,subject to any addrtional rules of procedure that may be adopted f rom tune to tune by the appellate body.
THE DEADLINE F�R FILING AN APPEAL IS 5:00 PM ON SEPTEMBER 29,2006.
I�esuons:
e any questions,please call the City of Tigard Planning Division,Tigard City Hall, 13125 SW Hall Boulevard,
'I'�igard,Oregon at (503) 639-4171.
Se tember 15 2006
P D E ' ATE
Assistant lanner
� Se tember 15 2006
APPR VED BY: Ric ar Bewers o ATE
Plannuig Manager
NOTI�OF DEQSION MLP200600002/PACRIMPARTITION PAGE 24 OF 24
� � ��� � . - �
1 .�I I T � � � � GEOGRAPHIC INFORMATION SvSlEM
�1.�11 = 1 ._ �—�.L–.L G -- "IJ"`tJ LY"'Lh-'
�, � � - DRIVE T,_�0 � VIQI�ITY MAP I
r ��� � � I n �` � � ��
! �Z�—_'� �� _ �_%_ F� ;� �[�--�7 =_________ ��
-� -
` -�o � _ ; N o � ; '��� MLP2006-00002
" a ' c� � ' VAR2006-00064
� �� � � � �
� � � - �- ----------
�, � ���.- � � � ----------
tiNo_� ,�— ,� , � ' ���,.i PAC RIM �
T� ���� �������� �t wEA�E _ �T; i ' PROPERTIES '�
w�- ,�-� ,, - � �� � - _ �
�
Q ' � SE LP �
I�+ �w�
� I � �
- - --� _ �
NEZ �- �
� — IS'�!,_ BONITA RD
--� — �
�``�P!�S�a�FE
1 �,v
���/
"
, y R�_�/ y. '_'-!.
� - R
._,� MA fE�. 4 ---
�'=
> - � ��/',�//'� ,' _-�
� % l':.��.��_.'`y+� w
�
. � .,� ��._ �
� � ��-� �� ��,
G� - ' �g uLLARAp. 3�
J�_ R% _'_. �r i D'
'��__.__.-�
RD .'� I�
/ / I w gEEFBE� _9UHr+AM_��l?.; F �
� 1
' � � ��
I \ �—T—I �I � Tqard Araa M�p ' ' �
I \ SW � Q - -- ----
� � I � 11 ���CA CT � N �I
rn
L1 B�2 �' �
� 0 100 200 300 400 Feat 'i
I 1"=311 fael
ii SYV V�OLI`�S '
' LA MANCHA I " ��
, i :
�
r
� i �� � , ,
I THEW p,q Information on tnls map is for generel IocaGon only ana ,
I ahould be verified with t�e Development Senices Dfvislon. �
13125 5W Hall Blvd
I_, Tlgard,OR 97223
m / (50J)639-4171
�—, ,—� Attp:/Iwww.ci.tlgaM.or.us
Cqmrnunitv Develoament Plot date:Aua 1.2006:C:ImaaiclMAGIC03.APR
r,�,,.
����'Y OF �'iGARf�
.............�--�---........--�-�---...............
BON/TA HE/GH TS PAR l/T/ON `'na'�y APP�°�ea._....
.............. � �
�� •�,��, '` : work as described in:
PR0.ECT NlIORMA710N
�uaiswcna: arr or oo�RO AN R-4.5, 3-LOT PREL/M/NARY PARTITION LOCATED lN TNE r�P�`�� � O.
u�v�ux�or: asnzec-,wo NW l/4 OF SECTION/2, T. 7 S., R. l W., W.M., CITY OF TIGAh'D, "<> - ♦ ���-�
'PROPERTYI.D.: RSII]Ei ' � '��+E �C7L1ti lO. FOIIOW..........
4iE LEG�4 WFN�UT ACFES,lOT PT)0 WASNINGTON COUNTY, OREGON e♦♦ /� """"'---"••••••�• � i
,
GROJEC7�FEA: O.la�CRES ^llBV�................«............
. ...............t �
LOCAnqI� C700 SW BONITA ROAO �'•�~ �r���SSS�
TCAAO,011 97t11
I CUftREN1 20NINC: R-{.S ��yMypw o a�rrexxf M1 i)'
i SVFYEYOR: NPLE OES�CN SERNCES ��„ L . .� D�•� ' �' '�
Q
S7EPHEN C.MAIL GE/GLS
�w'rrcAfttmw.nucnaurtr. �aeo'�� �p'.t�� �
I iee wrt�tenw wnw�ci urc.
viV
t)! — xfY
-f__�__ __'_ �____�- _� _�______�__� ____yi�"'a-
-_—__ ��__Yt+^ �������� ��� iwwnvrwr��'���������������� �
_ ^ � �� _ __ �1L�-�_�T'YJ _�SW. BCW/TA RpAO
�� �,r��� _�_._— ' _� � _ *—�— ------�—.----
SW a __�-- .�.....� �,..
__—- �.,�,: �_�,� ��,t,o.. � s
�' _.�
�
_ ..t,.�^r �� T ��...�� — .r� .� �r..��.�
�rT.T�� �-�'�� .....w � \ �/�� rox. . r ^� r� -- ---�' �� I �-
� � —\ .e.n'� W� .i! �..b....b...�
� /...�-- eoa. ��\ x.oe y rt.�a ��v , h,
�'..: o'o".".w�ew.�ow: `1 _1_ n.m.a..u�.
��n•.•• n.lwe.,er..� ' __ \��^•" _________= I-- —�m.wtix. n imn xa
;I {•� r_""-na� '7 I �o' i f.' � ___ 1 W J
`�� x� ' � ; Q
� 'aaive mprc-�.ao'oe' N� $ LL�-'' �' i.s�v.�.
��xv�e11�1/t AwISMrr� ~�� W 1� I I
� ! YSM1I-LW)I I �8� 'n � LOT � '"�� I �I Y
'W�'r � ����r�I �I]1•. ��� I I • � . . .
Iw+1
1 o � 3' I � i �� �i i w
7'1r � y� �� ..-- � �' I I � 1 O�R NMKHO'CVR[1EU JwwsY�.]OM
�a �gn.�=�,w� 1 �� � , , � � , ��
� �
�� ,
� � � �.��.,�..
6/.,, � � i � xi.ao' ���. ; I n uor I 3 I I PAC R/N MO/EAnES.LLC
b' F �_______'__' \ ,._ J I N I � 1100 NW R REY OM�E
'`. ___'_'__' 1 I CM1A9.MA ilE07
'@� xotro�'i�t I I Pnonc JEO-!J}y)2
� 9t Zsl14i°L_ `f�•���.�e• i�.�e. ir , , �.an —I I ia.: So�-lV6-5�90
� E-man:eAlOpoerlmhpn�t.eam
A •
- ea:e� e..:e' �`
� r---------� . r.ve� '----
•I ' i ��+� �R r.._'. , �krox'xr w , �
�a , �o� � �
' i i �_____� ___� I I �,� NALE DES/GN SfRV/CES
�.�ux,i�Hr m�i � I I I I .i�
n ua.� rre�H c�.cr,reins
, i i W zo.e.sn�sr.
vnwcw�n,w�oeees
� i i I I � . r Pnm��. �8o-p21-t60]
� ' i I$ � 1 HCN G.� fa�: ]BO-3Y7-OYl9
Fi 1 I E-moll: �cnal.lOmw�.can
�� __�a� LOT 3 �� °�°� I ;� � _ I o.......� _.....
� � n �
� ; a�� ��2� j la �� � ��BONI IA NEIGHTS
I �, e� � � .!-LOT M/NOR/ARIY7YON
� 1.. � � I I I EI00 4W lOIMTA RU.
i i '
�
� � ' i ' n�w� i ncum.aa o�xt�
� � � ' i I � I RCf.PARCEI/7511RBC 1J00
Il______ '_____' .'__ ____"J
' --- -� ------ 1 i i I �...�:
vs.u� rs.vr
e earora••u�.v-— —-- �� mo�o5 M �
_—_ __ mct�r+Ner pNennorr
i%a/oe PLAN
R�/M
�•r•�20' M¢T f ai]
NOTICE OF TYPE II DECISION
,,
MINOR LAND PARTITI4N (MLP) 2006-00002 = �
PAC RIM PARTITION ' ' '
120 DAYS = 11/18/2006
SECTION I. APPLICATION SUMMARY
FILE NAME: PAC RIM PARTITION
CASE NOS: Minor Land Partition (MLP) MLP2006-00002
Variance (VAR) VAR2006-00064
PROPOSAL: The applicant is re questing a three (3) lot Minor Land Partition on 0.64 acres. The applicant
also requests an adjustment to the access spacing standard for the proposed private street
intersecung SW Boruta Road, a collector.
APPLIC'.ANT/ APPLICANT'S
OWNER Pac Rim Properties, LLC REP: Hale Design Services
Attn: Bill Bader Attn: Ste�hen Hale
5700 NW El RayDrive 204 E 45 Street
Camas, WA 98607 Vancouver,WA 98663
ZONING
DESIGNATION: R 4.5: Low Densitv Residential District. The R 4.5 zoning district is designed to
accommodate detached single-family homes with or without accessory residential uruts at a
minim� lot size of 7,500 square feet. Duplexes and attached single-farruly units are
perniitted conditionally. Some civic and institutional uses are also permitted condiuonally.
LOC'.ATION: 8200 SW Bonita Road;Washington CountyTax Map 2S112BC,Tax Lot1300.
PROPOSED PARCEL 1: 7,972 Square Feet
PROPOSED PARCEL 2: 8,101 Square Feet
PROPOSED PARCEL 3: 8,104 Square Feet
APPLICABLE
RE VIE W
CRITERIA: CommunityDevelopment Code Cha�ters 18.390 (Decision-Making Procedures); 18.420 (Land
Partitions); 18.510 (Residential Zonuig Districts); 18.705 (Access Egress and Carculation);
18.715 (Density Computations); 18.745 (Landscaping and Screenin�; 18.765 (Off-Street
parking and Loacl�ng Rec�uirements); 18.790 (Tree Removal); 18J95 (V�sual Clearance Areas);
and 18.810 (Street and LJtilityImprovement Standards).
SECTION II. DECISION
Notice is hereby given that the City of T'igard Community Development Director's designee has APPROVED the
above request. The findings and conclusions on which the decision is based are noted in the full decision, available at
City Hall.
THIS APPROVAL SHALL BE VALID FOR 18 MONTHS
FROM THE EFFECTIVE DATE OF THIS DECISION.
All documents and applicable criteria in the above-noted file are available for inspection.at no cost or copies can be
obtained for twent}�five cents (25�) per page, or the ctu-�-ent rate charged for copies at the tune of the request.
SECTION III. PROCEDURE AND APPEAL INFORMATION
Notice:
Notice mailed to:
X The applicant and owners
X Owner of record within the required distance
X Affected government agencies
Final Decision: �
THIS DECISION IS FINAL ON SEPTEMBER 15, 2006 AND BECOMES
EFFECTIVE �N SEPTEMBER 30, 2006 UNLESS AN APPEAL IS FILED.
A�—�eal-:
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 wluch 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 avalable from the Planning
Division of T"igard 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 bythe panies during the comment period. Additional
evidence concerning issues,properly raised in the Notice of Appeal may be subrrutted by any party during the appeal
hearing, subject to any additional niles of procedure that maybe adopted from time to tune bythe appellate body.
THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON SEPTEMBER 29, 2006.
Fo�esuons:
er inforn�ation lease contact the Planning Division Staff Planner, EmilvEng at (503) 639-4171, Tigard
City Hall, 13125 SW Hall�oulevard,Tigard, Oregon 97223.
T � -ww i ..•.....�.�......��..�.��..
� � � �Q�����
,� RIVE
o � �w� � MLP2006-00002
� � VAR2006-00064
� _ffia
PAC RIM
�� � �E PROPERTIES
_ > FnSE LP
'�0�
m
Srre °��
TA
:� .
1
<
<
r w..w.�.
C A
� ��
��:.a�m
�.,a..,,,
�......,,..._
CITY OF TIOARD
_.._.........__._....._._—
BON/TA HE/GHTS PART/T/ON r,.� i ^,°"Y��ro��a_._ _.....�
— ^1 �,wOrh u tls�c�MW In:
......,. _ �nn-a.s.l�oFMrtwmnu.n�wnrvavcx.rcn�Nmt PERM•'� O.
•"—y".'-�,.'�`.•r '�NwIi�CYSfCJiRYIl.t1t.A./W..W.N.[ITYN(/LMO. .�iJBL�1�e 10:F0��OW......
��.a�. wISNIMO)[W[dHtY�L1KGCW _...� �
�mcn____....�_..__I 1
.l�r,an�s�� _
�r:: saa�rsar� s,,
�—•-,��� — _� �.���. J Det.�._
� � � I
'__ "'_'.r
"'_�� _"_ "'_'_�""""'
-------....�;.— — -�"_`"_r — �� r_�.��--
--•_- "�`: -. — �� T---
. - - _
.r.. - . aa-.,-r,h:���-...;-..��c.;r'-.
�� ^� T� .o��^ �u�q\ - �..�`+..�.�`� I ,4��
1�i _— �` i�. """"' �"{.�..�� � �
,�, �_�� �`� r�.� ,� I I '�I I -
. ,
,
� • ; � ..�_..__,_
</• � \...._.,��"'���� r�-:!-.- -�--'I ! •_ I !I � ._...
,
:. �. ,;
�- -� ; , � .- ...� ' �
..,:.�,,—�.
' I r ` 'mu�, ;p i��' '- I � � � �==���
w-� _�� :°.�.: +°=� � —I I �._'� �
� � ,
� � ;�.
' ' Q.
� . �
• ,a�• , . � I -�-- �
� , . . I
,
� , � �
.
. . : ._ ....
,�....--.. • � � ...._ �
..�.r.--•'--- � I �. ,�
- -�--- _ l - � �
�
RE QUE ST F4R COMME NTS ��
=
DATE: August 1,2006
� ' �
TO: Mark Vandomelen,Residential Plans Examiner
FROM: City of Tigard Plarming Division
STAFF CONTACT: EmilyEng,Assistant Planner(�712)
Phone: (503) 639-4171 Fax: (503) 684-7297 Email: Emily�tigand-or.gov
MINOR LAND PARTITION (MLP) 2006-00002/VARIANC:�E (VAR) 2006-00064
➢ PAC RIM PARTITIONQ
RE QLJE ST: The applicant is requesting Minor Land Partition approval to partition a 28,046 square foot lot into three
(3) lots of 7,972, 8,101 and 8,104 square feet respectively. The applicant is also requesting approval for an Adjustment
to the access spacing standard for the propo� sed private street, because it does not meet the 200-foot spacing
requirement for streets on a collector. LOCATION: 8200 SW Bonita Road;Washington County Tax Map 2S112BC,
Tax Lot 1300. ZONE: R 4.5: The R 4.5 zoning district is designed to accommodate detached single-family homes
with or without accessory residential units at a miniinum lot size of 7,500 square feet. Duplexes and attached single-
family units are pernzitted conditionally. Some civic and institutional uses are also perniitted conditionally.
APPLICABLE REVIEW CRITERIA: Commucuty Development Code Chapters: 18.390, 18.420, 18.510, 18.705,
18.715, 18.725, 18.745, 18.765, 18.790, 18.795 and 18.810.
Attached are the Site Plan, Vicinity Map and Ap licant's Materials for your review. From information supplied by
various departments and ag�encies and from other�orn�ation available to our staff, a report and recommendation will be
prepared and a decision wi71 be rendered on the proposal in the near future. If yau w�sh to comment on this application,
WE NEED YOUR COMMENTS BACK BY: AUGUST 15 2006. You may use the space provided below or attach
a separate etter to return your comments. I u are una e to res ond b the above date please phone the staff contact
noted above with your comments and co irmyr.�ur comments in writin as soon as possi�Ie. If yau have any questions,
contact the Tigard Plarming Division, 13125 SW Hall Boulevard,Tigard,�R 97223.
PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY:
�� We have reviewed the proposal and have no objections to it.
Please contact of our office.
Please refer to the enclosed letter or email.
_ Written comments provided below:
Name&Number of Person Cominenting: � X �,�� S
. _ '
:��CEI VED
MEMORANDUM
CITY OF TIGARD, OREGON ' � 6 2006
DATE: 6/5/06 ��F T`�o!��
TO: Emily Eng, Assistant Planner
FROM: Kim McMillan, Development Review Engine��
RE: MLP2006-00002 Pac Rim Partition
Access Manaqement (Section 18.705.030.H)
Section 18.705.030.H.1 states that an access report shall be submitted with
all new development proposals which verifies design of driveways and
streets are safe by meeting adequate stacking needs, sight distance and
deceleration standards as set by ODOT, Washington County, the City and
AASHTO.
The applicant's engineer has submitted a preliminary sight distance certification
for the proposed private street access onto Bonita Road. The posted speed on
Bonita Road is 35 mph, requiring a minimum sight distance of 350 feet. The
engineer states that there is 400 feet of sight distance in each direction at the
access location.
The applicant's engineer shall submit a final sight distance certification upon
completion of the public improvements and construction of the private street.
The engineer shall address this certification to the City of Tigard, not Washington
County. The certification must be reviewed and approved prior to issuance of
building permits.
Section 18.705.030.H.2 states that driveways shall not be permitted to be
placed in the influence area of collector or arterial street intersections.
Influence area of intersections is that area where queues of traffic
commonly form on approach to an intersection. The minimum driveway
setback from a collector or arterial street intersection shall be150 feet,
measured from the right-of-way line of the intersecting street to the throat
of the proposed driveway. The setback may be greater depending upon the
influence area, as determined from City Engineer review of a traffic impact
report submitted by the applicant's traffic engineer. In a case where a
project has less than 150 feet of street frontage, the applicant must explore
any option for shared access with the adjacent parcel. If shared access is
not possible or practical, the driveway shall be placed as far from the
intersection as possible.
ENGINEERING COMMENTS MLP2006-00002 PAC RIM PAGE 1
The applicanYs plans indicate the construction of a private street that will
intersect Bonita Road. Bonita Road is classified by the City of Tigard's TSP as a
Collector Street. Therefore, the driveways for the four parcels that will use this
private street must meet this standard. The applicant did not address this code
section appropriately, in that the narrative discusses the spacing of the private
street from other Bonita Road intersections. Rather, the code intends that the
driveways be placed 150 feet south of Bonita Road. If the project has less than
150 feet street frontage, in this case along the private street, then the driveways
shall be placed as far from the intersection as possible. The driveways for Lots 2
& 3 are at the very end of the private street, thereby meeting this condition. The
driveways for Lot 1 and Tax Lot 1400 shall be placed as far to the south as
possible in order to meet this standard. As shown these driveways are only
about 70 feet from the new ROW of Bonita Road to the throat of the driveways.
The driveways could be moved another 10 feet south which would come
somewhat closer to meeting the intent of this standard. However, the rear yard
setback for these two lots is 15 feet and the house footprint, including garage,
has been proposed with that minimum setback. The driveways can therefore be
placed in alignment with the garage, with the garage no further than 15 feet from
the rear lot line.
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.
There is an existing driveway on the north side of Bonita Road that is only about
40 feet from the proposed private street. The proposed street is also located
closer than 200 feet from 83�d Court. The proposed location of the private street
does not meet this standard; therefore the applicant has applied for an
adjustment to this spacing standard per Chapter 18.370.
Street And Utilitv Improvements Standards (Section 18.8101:
Chapter 18.810 provides construction standards for the implementation of
public and private facilities and utilities such as streets, sewers, and
drainage. The applicable standards are addressed below:
Streets:
Improvements:
Section 18.810.030.A.1 states that streets within a development and streets
adjacent shall be improved in accordance with the TDC standards.
ENGINEERING COMMENTS MLP2006-00002 PAC RIM PAGE 2
- , . . ,
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
Collector street to have a 70 right-of-way width, 11 foot reserve ROW on each
side and 46-foot paved section. Other improvements required may include
on-street parking, sidewalks and bikeways, underground utilities, street
lighting, storm drainage, and street trees.
This site lies adjacent to SW Bonita Road, which is classified as a 5-lane
Collector on the City of Tigard Transportation Plan Map. At present, there is
approximately 30 feet of ROW from centerline, according to the most recent tax
assessor's map. The applicant has proposed a 16 foot dedication, which
encompasses the 5 foot required dedicated and 11 foot reserve ROW.
SW Bonita Road is currently improved to the three lane standard. In order to
mitigate the impact from this development, the applicant shall install street trees
and enter into a future street improvement guarantee for the future 5-lane
section.
Future Street Plan and Extension of Streets: Section 18.810.030.F states
that a future street plan shall be filed which shows the pattern of existing and
proposed future streets from the boundaries of the proposed land division.
This section also states that where it is necessary to give access or permit a
satisfactory future division of adjoining land, streets shall be extended to the
boundary lines of the tract to be developed and a barricade shall be
constructed at the end of the street. These street stubs to adjoining
properties are not considered to be cul-de-sacs since they are intended to
continue as through streets at such time as the adjoining property is
developed. A barricade shall be constructed at the end of the street by the
property owners which shall not be removed until authorized by the City
Engineer, the cost of which shall be included in the street construction cost.
Temporary hammerhead turnouts or temporary cul-de-sac bulbs shall be
constructed for stub streets in excess of 150 feet in length.
The applicant did not respond to this section of the code. However, due to existing
development surrounding this property there are no opportunities for a future street
or street extension.
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
ENGINEERING COMMENTS MLP2006-00002 PAC RIM PAGE 3
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 applicant did not respond to this code section. However, due to the pattern
of existing development there are no opportunities to provide street connections
that will form an appropriate size block.
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.
Lot 1 and Tax Lot 1400 both have frontage along Bonita Road, a collector street,
and the proposed private street. The proposed access points for the lots are
located on the private street, which is the lower classification street. There shall
be no direct access to Bonita Road from Lot 1 or Tax Lot 1400. A non-access
reserve shall be recorded along the frontage of Bonita Road.
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
ENGINEERING COMMENTS MLP2006-00002 PAC RIM PAGE 4
than six dwelling units are permitted only within planned developments,
mobile home parks, and mutti-family residential developments.
The applicant has proposed a private street to serve this 3 lot partition and Tax
Lot 1400. The applicant's plans also provide for the installation of street trees
along the private street.
The applicant shall place a statement on the face of the final plat indicating the
private street(s) will be owned and maintained by the properties that will be
served by it/them. In addition, the applicant shall record Conditions, Covenants
and Restrictions (CC&R's) along with the final plat that will clarify how the private
property owners are to maintain the private street(s). These CC&R's shall be
reviewed and approved by the City prior to approval of the final plat. The City's
public improvement design standards require private streets to have a pavement
section equal to a public local street. The applicant will need to provide this type
of pavement section.
Block Designs - Section 18.810.040.A states that the length, width and shape
of blocks shall be designed with due regard to providing adequate building
sites for the use contemplated, consideration of needs for convenient
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
ENGINEERING COMMENTS MLP2006-00002 PAC RIM PAGE 5
Lots -Size and Shape: Section 18.810.060(A) prohibits lot depth from being
more than 2.5 times the average lot width, unless the parcel is less than 1.5
times the minimum lot size of the applicable zoning district.
PLANNING
Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of
frontage on public or private streets, other than an alley. In the case of a land
partition, 18.420.050.A.4.c applies, which requires a parcel to either have a
minimum 15-foot frontage or a minimum 15-foot wide recorded access
easement. In cases where the lot is for an attached single-family dwelling
unit, the frontage shall be at least 15 feet.
PLANNING
Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to
meet City design standards and be located on both sides of arterial,
collector and local residential streets. Private streets and industrial streets
shall have sidewalks on at least one side.
There is an existing public sidewalk along the Bonita Road frontage. The
applicant has proposed to construct a 5 foot sidewalk along one side of the
private street, thereby meeting this criterion.
Sanitary Sewers:
Sewers Required: Section 18.810.090.A requires that sanitary sewer be
installed to serve each new development and to connect developments to
existing mains in accordance with the provisions set forth in Design and
Construction Standards for Sanitary and Surface Water Management (as
adopted by Clean Water Services in 1996 and including any future
revisions or amendments) and the adopted policies of the comprehensive
plan.
Over-sizing: Section 18.810.090.0 states that proposed sewer systems
shall include consideration of additional development within the area as
projected by the Comprehensive Plan.
The applicant's plans indicate the extension of the public sewer line in the private
street to serve the four lots. A minimum 15 foot public sewer easement will be
required on the final plat.
Storm Drainage:
General Provisions: Section 18.810.100.A requires developers to make
adequate provisions for storm water and flood water runoff.
ENGINEERING COMMENTS MLP2006-00002 PAC RIM PAGE 6
Accommodation of Upstream Drainage: Section 18.810.100.0 states that a
culvert or other drainage facility shall be large enough to accommodate
potential runoff from its entire upstream drainage area, whether inside or
outside the development. The City Engineer shall approve the necessary
size of the facility, based on the provisions of Design and Construction
Standards for Sanitary and Surface Water Management (as adopted by
Clean Water Services in 2000 and including any future revisions or
amendments).
There are no upstream drainage ways that impact this development.
Effect on Downstream Drainage: Section 18.810.100.D states that where it
is anticipated by the City Engineer that the additional runoff resulting from
the development will overload an existing drainage facility, the Director and
Engineer shall withhold approval of the development until provisions have
been made for improvement of the potential condition or until provisions
have been made for storage of additional runoff caused by the
development in accordance with the Design and Construction Standards
for Sanitary and Surface Water Management (as adopted by Clean Water
Services in 2000 and including any future revisions or amendments).
In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek
and adopted the Fanno Creek Watershed Management Plan. Section V of that
plan includes a recommendation that local governments institute a stormwater
detention/effective impervious area reduction program resulting in no net
increase in storm peak flows up to the 25-year event. The City will require that
all new developments resulting in an increase of impervious surfaces provide
onsite detention facilities, unless the development is located adjacent to Fanno
Creek. For those developments adjacent to Fanno Creek, the storm water runoff
will be permitted to discharge without detention.
The applicant has indicated that they will be connecting to an approved public
storm sewer system. The existing sump shown on the plans may not be an
allowable connection point. The applicant shall work with engineering staff to
determine if the proposed connection point or an alternative will be approved.
The applicant shall pay a fee-in-lieu of on-site detention.
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
ENGINEERING COMMENTS MLP2006-00002 PAC RIM PAGE 7
facilities during construction, high capacity electric lines operating at
50,000 volts or above, and:
• The developer shall make all necessary arrangements with the serving
utility to provide the underground services;
• The City reserves the right to approve location of all surface mounted
facilities;
• All underground utilities, including sanitary sewers and storm drains
installed in streets by the developer, shall be constructed prior to the
surfacing of the streets; and
• Stubs for service connections shall be long enough to avoid disturbing
the street improvements when service connections are made.
Exception to Under-Grounding Requirement: Section 18.810.120.0 states
that a developer shall pay a fee in-lieu of under-grounding costs when the
development is proposed to take place on a street where existing utilities
which are not underground will serve the development and the approval
authority determines that the cost and technical difficulty of under-
grounding the utilities outweighs the benefit of under-grounding in
conjunction with the development. The determination shall be on a case-
by-case basis. The most common, but not the only, such situation is a
short frontage development for which under-grounding would result in the
placement of additional poles, rather than the removal of above-ground
utilities facilities. An applicant for a development which is served by
utilities which are not underground and which are located across a public
right-of-way from the applicant's property shall pay a fee in-lieu of under-
grounding.
The major power lines along Bonita Road have been placed underground.
ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND
UTILITY IMPROVEMENT STANDARDS:
Public Water Svstem:
The City of Tigard provides service in this area. The applicant's plans indicate all
water meters shall be installed at the ROW line.
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 to remove 65 percent of the phosphorus contained in 100
percent of the storm water runoff generated from newly created impervious
ENGINEERING COMMENTS MLP2006-00002 PAC RIM PAGE 8
surfaces. In addition, a maintenance plan shall be submitted indicating the
frequency and method to be used in keeping the facility maintained
through the year.
The CWS standards include a provision that would exclude small projects such
as residential land partitions. It would be impractical to require on-site water
quality facility to accommodate treatment of the storm water from Parcel 2.
Rather, the CWS standards provide that applicants should pay a fee in-lieu of
constructing a facility if deemed appropriate. Staff recommends payment of the
fee in-lieu on this application.
Gradinq and Erosion Control:
CWS Design and Construction Standards also regulate erosion control to
reduce the amount of sediment and other pollutants reaching the public
storm and surface water system resulting from development, construction,
grading, excavating, clearing, and any other activity which accelerates
erosion. Per CWS regulations, the applicant is required to submit an
erosion control plan for City review and approval prior to issuance of City
permits.
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.). This permit
shall be obtained prior to approval of the final plat.
Address Assiqnments:
The City of Tigard is responsible for assigning addresses for parcels within the
City of Tigard and within the Urban Service Boundary (USB). An addressing fee
in the amount of $ 50.00 per address shall be assessed. This fee shall be paid to
the City prior to final plat approval.
The developer will also be required to provide signage at the entrance of each
shared flag lot driveway or private street that lists the addresses that are served
by the given driveway or street. This will assist emergency services personnel to
more easily find a particular home.
Survev Requirements
The applicant's final plat shall contain State Plane Coordinates [NAD 83 (91)] on
two monuments with a tie to the City's global positioning system (GPS) geodetic
control network (GC 22). These monuments shall be on the same line and shall be
of the same precision as required for the subdivision plat boundary. Along with the
ENGINEERING COMMENTS MLP2006-00002 PAC RIM PAGE 9
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
APPROVAL OF THE FINAL PLAT:
Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642)
for review and approval:
. A Public Facility Improvement (PFI) permit is required for this project to
cover installation of public utilities 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.t i g a rd-o r.g ov).
. The PFI permit plan submittal shall include the exact legal name, address
and telephone number of the individual or corporate entity who will be
designated as the "Permittee", and who will provide the financial assurance
for the public improvements. For example, specify if the entity is a
corporation, limited partnership, LLC, etc. Also specify the state within which
the entity is incorporated and provide the name of the corporate contact
person. Failure to provide accurate information to the Engineering
Department will delay processing of project documents.
. Prior to approval of the final plat, the applicant shall obtain a Site Permit from
the Building Department to cover all grading for the lot(s), all on-site private
utility installation (water, sewer, storm, etc.) and all driveway construction.
ENGINEERING COMMENTS MLP2006-00002 PAC RIM PAGE 10
NOTE: this permit is separate from a Public Facility Improvement permit
issued by the Engineering Department for work in the public right-of-way.
. The applicant's plat shall provide a minimum 15 foot wide public sewer
easement for the proposed sewer extension.
. Prior to final plat approval, the applicant shall pay the addressing fee.
(STAFF CONTACT: Bethany Stewart, Engineering).
. The applicant shall submit construction plans to the Engineering Department
as a part of the Public Facility Improvement permit, indicating that they will
construct the following frontage improvements along SW Bonita Road as a
part of this project:
A. street trees in the planter strip spaced per TDC requirements; and
B. concrete apron for the private street approach.
. The applicant shall execute a Restrictive Covenant whereby they agree to
complete or participate in the future improvements of SW Bonita Road
adjacent to the subject property, when any of the following events occur:
A. when the improvements are part of a larger project to be financed or
paid for by the formation of a Local Improvement District,
B. when the improvements are part of a larger project to be financed or
paid for in whole or in part by the City or other public agency,
C. when the improvements are part of a larger project to be constructed
by a third party and involves the sharing of design and/or construction
expenses by the third party owner(s) of property in addition to the
subject property, or
D. when construction of the improvements is deemed to be appropriate
by the City Engineer in conjunction with construction of improvements
by others adjacent to the subject site.
. Lot1 and Tax Lot 1400 shall not be permitted to access directly onto Bonita
Road. A non-access reserve easement shall be recorded for the Bonita
Road frontage.
. The applicant shall cause a statement to be placed on the final plat to
indicate that the proposed private street will be jointly owned and maintained
by the private property owners who abut and take access from it.
. Prior to approval of the final plat, the applicant shall prepare Conditions,
Covenants and Restrictions (CC&R's) for this project, to be recorded with
the final plat, that clearly lays out a maintenance plan and agreement for the
proposed private street. The CC&R's shall obligate the private property
owners within the subdivision to create a homeowner's association to ensure
regulation of maintenance for the street. The applicant shall submit a copy
ENGINEERING COMMENTS MLP2006-00002 PAC RIM PAGE 11
of the CC&R's to the Engineering Department (Kim McMillan) prior to
approval of the final plat.
. The applicant's construction drawings shall show that the pavement and
rock section for the proposed private street shall meet the City's public street
standard for a local residential street.
. An erosion control plan shall be provided as part of the Public Facility
Improvement (PFI) permit drawings. The plan shall conform to the "Erosion
Prevention and Sediment Control Design and Planning Manual, February
2003 edition."
. 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. For situations where the back portions of lots drain away from
a street and toward adjacent lots, appropriate private storm drainage lines
shall be provided to sufficiently contain and convey runoff from each lot.
. 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). These monuments shall be on the same line and
shall be of the same precision as required for the subdivision plat boundary.
Along with the coordinates, the plat shall contain the scale factor to convert
ground measurements to grid measurements and the angle from north to
grid north. These coordinates can be established by:
• GPS tie nefinrorked to the City's GPS survey.
• By random traverse using conventional surveying methods.
. Final Plat Application Submission Requirements:
A. Submit for City review four (4) paper copies of the final plat prepared
by a land surveyor licensed to practice in Oregon, and necessary data or
narrative.
B. Attach a check in the amount of the current final plat review fee
(Contact Planning/Engineering Permit Technicians, at (503) 639�171, ext.
2421).
C. The final plat and data or narrative shall be drawn to the minimum
standards set forth by the Oregon Revised Statutes (ORS 92.05),
Washington County, and by the City of Tigard.
D. The right-of-way dedication for Bonita Road, providing 46 feet from
centerline, shall be made on the final plat.
ENGINEERING COMMENTS MLP2006-00002 PAC RIM PAGE 12
E. NOTE: Washington County will not begin their review of the final plat
until they receive notice from the Engineering Department indicating that the
City has reviewed the final plat and submitted comments to the applicanYs
surveyor.
F. After the City and County have reviewed the final plat, submit finro
mylar copies of the final plat for City Engineer signature (for partitions), or
City Engineer and Community Development Director signatures (for
subdivisions).
THE FOLLOWING CONDITIONS SHALL BE S.ATISFIED PRIOR TO
ISSUANCE OF BUILDING PERMITS:
Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642)
for review and approval:
. Prior to issuance of building permits, the applicant shall provide the
Engineering Department with a "photomylar" copy of the recorded final plat.
. Prior to issuance of building permits, the applicant shall provide the City with
as-built drawings of the public improvements as follows: 1) 3 mil mylar, 2) a
diskette of the as-builts in "DWG" format, if available; otherwise "DXF"will be
acceptable, and 3) the as-built drawings shall be tied to the City's GPS
network. The applicant's engineer shall provide the City with an electronic
file with points for each structure (manholes, catch basins, water valves,
hydrants and other water system features) in the development, and their
respective X and Y State Plane Coordinates, referenced to NAD 83 (91).
. The applicant shall provide signage at the entrance of each shared flag lot
driveway or private street that lists the addresses that are served by the
given driveway or street.
. During issuance of the building permit for Parcels 1 - 3, the applicant shall
pay the standard water quality and water quantity fees per lot (fee amounts
will be the latest approved by CWS).
. Prior to issuance of building permits, the applicant's engineer shall submit
the final sight distance certification for the private street access onto Bonita
Road.
ENGINEERING COMMENTS MLP2006-00002 PAC RIM PAGE 13
ENGINEERING COMMENTS MLP2006-00002 PAC RIM PAGE 14
,
T`ualatin Valley
Fire & Rescue ;�� �r��°,,�
�.�,.�.a�'.�� . ���
_ : . . . _.!�
August21, 2006
';�TY OF TIGARD
Emily Eng, Assistant Planner :�I_�,;;':' ;�;: .-"�GINEERING
City of Tigard Planning Division
13125 SW Hall Boulevard
Tigard, OR 97223
Re: Pac Rim Partition MLP 2006-00002/VAR 2006-00064
Dear Emily,
Thank you for the opportunity to review the proposed site plan surrounding the above named development
project. Tualatin Valley Fire & Rescue endorses this proposal predicated on the following criteria and conditions
of approval:
1) 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). You may need to provide
documentation from a registered engineer that the design will be capable of supporting such loading. (IFC
D102.1)
SW 82"d Avenue must meet these standards.
2) SINGLE FAMILY DWELLINGS - REQUIRED FIRE FLOW: The minimum available fire flow for single family
dwellings and duplexes served by a municipal water supply shall be 1,000 gallons per minute. If the
structure(s) is (are) 3,600 square feet or larger, the required fire flow shall be determined according to IFC
Appendix B. (IFC 6105.1)
The existing fire hydrant on the southeast corner of SW 83`� Avenue and SW Bonita Road must meet
this standard. A flow test is required if the hydrant has not been tested within the last five years.
We trust this letter will be helpful with the final design of this proposal insofar as fire apparatus access and
firefighting water supplies are concerned. If there is anything about this letter you do not understand, disagree
with, or wish to discuss further, please call me.
Sincerely,
�o�� � �a���
John K. Dalby, Deputy Fire Marshal II
Tualatin Valley Fire & Rescue, North Division
14480 SW Jenkins Road
Beaverton, OR 97005-1152
(503) 356-4723
North Division Office
14480 SW Jenkins Road, Beaverton,OR 97005 Phone: 503-356-4700 Fax: 503-644-2214 www.tvfr.com
MEMORANDUM
_ f� ,
T�: Emily Eng
FROM: Matt Stine, City Forester
RE: Pac Rim Partiton
DATE: August 15, 2006
As you requested I have provided some comments on the "Pac Rim Partition" project. If
you have any questions or concerns regarding my comments please contact me
anytime.
1. LANDSCAPING AND SCREENING
98.745.030.C, Installation Requirements The installation of al!landscaping shall
be as follows:
1. All landscaping shall be installed according to accepted planting
procedures.
The accepted planting procedures are the guidelines described in the Tigard Tree
Manual. These guidelines follow those set forth by the International Society of
Arboriculture (ISA) tree planting guidelines as well as the standards set forth in the
American Institute of Architects' Architectural Graphic Standards, 10th edition. In the
Architectural Graphic Standards there are guidelines for selecting and planting trees
based on the soil volume and size at maturity. Additionally, there are directions for soil
amendments and modifications.
In order to develop tree species diversity onsite the following guidelines shall be
followed:
o No more than 30% of any one family be planted onsite.
o No more than 20% of any one genus be planted onsite.
o No more than 10% of any one species be planted onsite.
2. The plant material shall be of high grade, and shall meet the size and
grading standards of the American Standards for Nurberg Stock
(ANS/Z-60, 1-1986, and any other future revisions); and
3. Landscaping shall be installed in accordance with the provisions of
this iitle.
.1 , �
D. Certificate of Occupancv. Certificates of occupancy shall not be issued unless
the landscaping requirements have been met or other arrangements have
been made and approved by the City such as the posting of a bond.
Pursuant to findings in 18.790.030.6 below, tree mitigation will be required, and security
in the form of a cash assurance or other means acceptable in the amount of the
required mitigation must be posted.
E. Protection of Existinq Landscapin_q. Existing vegetation on a site shall be
protected as much as possible:
1. The developer shall provide methods for the protection of existing
vegetation to remain during the consfruction process; and
2. The plants to be saved shall be noted on the landscape p/ans (e.g.,
areas not to be disturbed can be fenced, as in snow fencing which
can be placed around the individual trees).
Any tree that is located on property adjacent to the construction project that will have
more than 15% of its root system disturbed by construction activities shall also be
protected.
The applicant shall establish fencing as directed by the project arborist to protect the
trees to be retained. The applicant shall allow access by the City Forester for the
purpose of monitoring and inspection of the tree protection to verify that the tree
protection measures are performing adequately. Failure to follow the plan, or maintain
tree protection fencing in the designated locations shall be grounds for immediate
suspension of work on the site until remediation measures and/or civil citations can be
processed.
18.745.040, Street Trees
B. Street tree plantinq list. Certain trees can severely damage utilities, streets and
sidewalks or can cause personal injury. Approval of any planting list shall be
subject to review by the Director.
The applicant has not chosen a variety of species of street trees. Therefore, this
requirement has not been met.
The accepted planting procedures are the guidelines described in the Tigard Tree
Manual. These guidelines follow those set forth by the International Society of
Arboriculture (ISA) tree planting guidelines as well as the standards set forth in the
American Institute of Architects' Architectural Graphic Standards, 10tn edition. In the
Architectural Graphic Standards there are guidelines for selecting and planting trees
based on the soil volume and size at maturity. Additionally, there are directions for soil
amendments and modifications.
, . , . .
In order to develop tree species diversity onsite the following guidelines shall be
followed:
o No more than 30% of any one family be planted onsite.
o No more than 20% of any one genus be planted onsite.
o No more than 10% of any one species be planted onsite.
Street trees shall be chosen from the City of Tigard's Street Tree List unless otherwise
approved by the City Forester.
I suggest planting native species of trees as street trees such as bigleaf maple, cascara
or Oregon white oak. Properly sized oaks can be found at River Oak Farm & Nursery.
Call Diane at 503-357-2745.
2. TREE REMOVAL
18.790.030. Tree Plan Requirement
A. Tree plan required. A tree p/an for the planting, removal and protection of
trees prepared by a certified arborist shall be provided for any lot, parce/or
combination of lots or parcels for which a development application for a
subdivision, partition, site developmenf review, planned development or
conditiona! use is filed. Protection is preferred over removal wherever
possible.
As required for subdivisions, the applicant submitted a tree plan conducted by David
Dan George, a certified arborist. The report contains the four required components and
is therefore acceptable.
B. Plan requirements. The tree p/an shall include the following:
1. Identification of the location, size and species of all existing trees
including trees designated as significant by the city;
The Arborist Report identified the location, size and species of all existing trees,
consistent with this standard.
2. Identification of a program to save existing trees or mitigate tree
removal over 12 inches in caliper. Mitigation must follow the
replacement guidelines of Section 18.790.060D, in accordance with the
following standards and shall be exclusive of trees required by other
development code provisions for landscaping, streets and parking /ots:
a. Retention of/ess than 25% of existing trees over 12 inches in caliper
requires a mitigation program in accordance with Section
18.790.060D of no net loss of trees;
b. Retention of from 25% to 50% of existing tree,s over 12 inches in
caliper requires that two-thirds of the trees to be removed be
mitigated in accordance with Section 18.790.060D;
c. Retention of from 50% to 75% of existing trees over 92 inches in
caliper requires that 50 percent of the trees to be removed be
mitigated in accordance with Section 18.790.060D;
d. Retention of 75% or greater of existing trees over 12 inches in caliper
requires no mitigation.
The applicant's tree removal plan indicates the trees on the property that are to remain
and those proposed for removal.
There are a total of 64 trees on site greater than 12 inches which are subject to
mitigation. Sixteen (16) of the trees are slated for removal. Therefore, according to the
mitigation schedule above, none of the inches to be removed shall be mitigated.
3. Identification of all trees which are proposed to be removed;
All of the trees proposed to be removed are identified in the applicant's survey.
4. A protection program defining standards and methods that will be used
by the applicant to protect trees during and after construction.
The guidelines for tree protection are outlined in the arborist report.
18.790.040 Incentives for Tree Retention
B. Subsequent removal of a tree. Any tree preserved or retained in accordance
with this section may thereafter be removed only for the reasons set out in a tree
plan, in accordance with Section 18.790.030, or as a condition of approval for a
conditional use, and shall not be subject to removal under any other section of
this chapter. The property owner shall record a deed restriction as a condition of
approval of any development permit affected by this section to the effect that
such tree may be removed only if the tree dies or is hazardous according to a
certified arborist. The deed restriction may be removed or will be considered
invalid if a tree preserved in accordance with this section should either die or be
removed as a hazardous tree. The form of this deed restriction shall be subject to
approval by the Director.
A condition of appro�al will ensure that this standard is met.
, � � ' .
CONDITIONS OF APPROVAL
Street Trees
The plans show one species of street tree, but the guidelines for species diversity listed
above under 18.745.040B need to be followed.
Tree Protection
Prior to any site work the applicant shall install all proposed tree protection fencing. The
fencing shall be inspected and approved by the City Forester prior to commencing any
site work. The tree protection fencing shall remain in place through the duration of all of
the building construction phases, until the Certificate of Occupancy has been approved.
• If the Builder is difierent from the Developer or initial applicant:
Prior to issuance of building permits, the applicant shall submit site plan
drawings indicating the location of the trees that were preserved on the lot during
site development, location of tree protection fencing, and a signature of approval
from the project arborist regarding the placement and construction techniques to
be employed in building the structures. All proposed protection fencing shall be
installed and inspected prior to commencing construction. The fencing shall
remain in place through the duration of all of the building construction phases,
until the Certificate of Occupancy has been approved. After approval from the
City Forester, the tree protection measures may be removed.
The applicant shall have an on-going responsibility to ensure that the Project Arborist
has submitted written reports to the City Forester, at least once every two weeks, as the
Project Arborist monitors the construction activities from initial tree protection zone
(TPZ) fencing installation through the building construction phases. The reports shall
evaluate the condition and location of the tree protection fencing, determine if any
changes occurred to the TPZ, and if any part of the Tree Protection Plan has been
violated. If the amount of TPZ was reduced, then the Project Arborist shall justify why
the fencing was moved and shall certify that the construction activities did not adversely
impact the overall, long-term health and stability of the tree(s). If the reports are not
submitted to the City Forester at the scheduled intervals, and if it appears the TPZ's or
the Tree Protection Plan are not being followed by the contractor or a sub-contractor,
the City can stop work on the project until an inspection can be done by the City
Forester and the Project Arborist. Prior to issuance of any Certificates of Occupancy,
the Project Arborist will submit a final certification indicating the elements of the Tree
Protection Plan were followed and that all remaining trees on the site are healthy,
stable, and viable in their modified growing environment.
, , . , � .
Deed Restriction
Prior to issuance of any Certificates of Occupancy, the applicanUowner shall record a
deed restriction to the effect that any existing tree greater than 12" diameter may be
removed only if the tree dies or is hazardous according to a certified arborist. The deed
restriction may be removed or will be considered invalid if a tree preserved in
accordance with this decision should either die or be removed as a hazardous tree.
a
RE QUE ST FOR COMME NTS ��
=
DATE: Augusc l,2006
� ' �
TO: Rob 1V�umhison,Public Works Project Engineer
FROM: City of T'igard Planning Division
STAFF GONTACT: EmilvEng,Assistant Planner(�712�
Phone: (503) 639-4171 FaY: (503) 684-7297 Email: Emily[c�gard-or.gov
MINOR LAND PARTITION (MLP) 2006-00002/VARIANC,E (VAR) 2006-00064
➢ PAC RIM PARTITIONQ
REQUEST: The applicant is requesting Minor Land Panition approval to partition a 28,046 square foot lot into three
(3) lots of 7,972, 8,101 and 8,104 square feet respectively. The applicant is also requesting approval for an Adjustment
to the access spacuig standard for the propo� sed pnvate street, because it does not meet the 200-foot spacing
requirement for streets on a collector. LOCATION: 8200 SW Bonita Road;Washington County T�Map 2S112BC,
Tax L,ot 1300. ZONE: R 4.5: The R 4.5 zoning district is designed to accommodate detached single-farnily homes
with or without accessory residential units at a m;n;,,-,um lot size of 7,500 square feet. Duplexes and attached singl�e-
family units are pernutted conditionally. Some civic and institutional uses are also perniitted conditionally.
APPLIC.ABLE RE VIE W CRITERIA: Community Development Code Chapters: 18.390, 18.420, 18.510, 18.705,
18.715, 18.725, 18.745, 18.765, 18.790, 18.795 and 18.810.
Attached are the Site Plan, Vicinity Map and Ap licant's Materials for your review. From information supplied by
various departments and ag�encies and from other�orn�ation available to our staff, a report and recommendation will be
prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application,
WE NEED YOUR COMMENTS BACK BY: AUGUST 15 2006. You may use the space provided below or attach
a separate etter to return your comments. I u are una e to res ond b the above date please phone the staff contact
noted above with your comments and co irmyour comments in writin as soon as possi�Ie. If you have any questions,
contact the Tigard Planning Division, 13125 SW Hall Boulevard,Tigard,�R 97223.
PLEASE CHECKTHE 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.
_,l Written cominents provided below:
��,, /l�� ��S l.��� --� ��5 C���� S��s �.,��, e/ .� �
rs�'�J,.L'l � w {L'�-_ ��c��c !�i '"� �/��I Q 4`�
S tj(_.1,l., � (I r.} ��,�1 ---d l�' , .,���� o . �•..�f j (�.I����°fb�l
�CC �VGt.4�L���Jllci�� /VfJ tfiy5/.,� D ^Z�
� o o�Y'�c --�7 — �jQv/C t� O�l � e O <
Name&Number of Pe�on Commenting: �i � /�,;
� � �; '� .
. . � ,
. ,
RE QUE ST FOR COMME NTS ��
=
DATE: August 1,2006
� ' �
TO: Jim Wolf,Tigard Police Departrnent Crime Pre��ention Officer
FROM: Caty of T'igard Plaruvng Division
STAFF CONTACT: ErrulyEng,Assistant Planner(x27121
Phone: (503) 639-4171 F�: (503) 684-7297 Email: Emily�tigard-or.gov
MINOR LAND PARTITION (MLP) 2006-00002/VARIANCE (VAR) 2006-00064
➢ PAC RIM PARTITIONQ
REQUEST: The applicant is requesting Minor Land Partition approval to partition a 28,046 square foot lot into three
(3) lots of 7,972, 8,101 and 8,104 square feet respectively. The applicant is also requesting approval for an Adjustment
to the access spacing standard for the proposed private street, because it does not meet the 200-foot spacing
requirement for streets on a collector. LOCATION: 8200 SW Bonita Road;Washington County Tax Map 2S112BC,
T� Lot 1300. ZONE: R 4.5: The R 4.5 zoning district is designed to accommodate detached single-family homes
with or without accessory residential units at a minunum lot size of 7,500 square feet. Duplexes and attached single-
family units are perniitted conditionally. Some civic and institutional uses are also permitted conditionally.
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, 18.795 and 18.810.
Attached are the Site Plan, Vicinity Map and Ap licant's Materials for your review. From inforn�auon supplied by
various departments and ag�encies and from other�ormation available to our staff, a repo�t and recommendation wi]1 be
prepared and a decision w�11 be rendered on the proposal in the near future. If you w�sh to comment on this application,
WE NEED YOUR COMMENTS BACK BY: AUGUST 15 2006. You may use the space provided below or attach
a separate etter to return your comments. I u are una e to res ond b the above date please phone the staff contact
noted above with your comments and co irmyour comments in writin as soon as possi�Ie. If you have any questions,
contact the Tigard Plaruung Division, 13125 SW Hall Boulevard,T"igard,�R 97223.
PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY:
_ We have reviewed the proposal and have no objections to it.
Please contact of our office.
Please refer to the enclosed letter or email.
� Written comments provided below:
�(Q.q�ist mnrw�cYwN►� vrc,� @ � o�f 4t,Jaf�- dr�V e. �d�anktiF�►nc► 1�c�•ti
hvmkwcs -E�! ,Yr�- 3 pco�d �xc�g.
Name&Number of Person Coininenting: �,�01� °�.2�`
�
NO�TIC�TO MORTGAC�E,LIENHOLDER,VENDOR OR SELLER
'I� TIGARD DEVELOPMENT O�DE REQUIRES 7HAT IF YOU RECEIVE T�IIS NOTTC�, IT SHALL BE PROMI'TLY
FORWARDED TO 1�PURC�--iASER
NOTICE OF PENDING „
LAND USE APPLICATION :
MINOR LAND PARTITION . , �
DATE OF NOTICE: August 1,2406
FiLE �BExs: MINOR LAND PARTITION (MLP) 2006-00002
ADJUSTMENT (VAR) 2006-00064
FILE NAME: PAC RIM PARTITION
REQUEST: The applicant is requesting Minor Land Partition approval to partition a 28,046 sc�uare foot lot into
three (3) lots of 7,972, 8,101 and 8,104 square feet respectively. The applicant �s also requestin�
ap proval for an Adjustcnent to the access spacin standard for the proposed private street,because it
does not meet the 200-foot spacing requirement�or streets on a collector.
LOCATION: 8200 SW Bonita Road;Washington County Tax Map 2S112BC,Tax Lot 1300.
ZONE: R 4.5: The R 4.5 zoning district is desi�ned to accommodate detached single-family homes with or
without accessory residential units at a muiiinum lot size of 7,500 square feet. Duplexes and attached
single-fami�ly units are permitted conditionally. Some civic and institutional uses are also permitted
conditionally.
APPLICABLE
REVIEW
C�ITERIA Community Development Code C�apters: 18.390, 18.420, 18.510, 18.705, 18.715, 18.725, 18.745,
18.765, 18.790, 18.795 and 18.810.
YOUR RIGHT TO PROVIDE WRITTEN COMMENTS:
Prior to the Ciry making any decision on the Application, you are hereby provided a fourteen (14) day period to submit written
commenu on the application to the City. THE FOURTEEN (14) DAY PERIOD ENDS AT
5:00 PM ON AUGUST 15. 2006. All coriunents should be directed to Emily Eng, Assistant Planner ��c2712) in the Plaruiing
Division at the City of Tigard, 13125 SW Hall Boulevard,Tigard,Oregon 97223. You may reach the City of Tigard bytelephone at
503-639-4171 or bye-mail to Emily@tigard-or.gov
ALL COMMENTS MUST BE RECEIVED BY THE CITY OF TIGARD IN WRITING PRIOR TO 5:00 PM ON THE
DATE SPECIFIED ABOVE IN ORDER FOR YOUR COMMENTS TO BE CONSIDERED IN THE DECISION-
MAKING PROCESS
T'HE QTY OF 'ITGARD APPREQATES RECEIVING CONIMENTS AND VALUES YOUR INPUT. COMNIENTS WILL
BE CONSIDERED AND ADDRESSED WITHIN THE NOTIC� OF DEQSION. A DEQSION ON THIS ISSUE IS
TENTATTVELY SQ�EDULED FOR SEPTEMBER 1, 2006. IF YOU PROVIDE COMIVIENTS, YOU WILL BE SENT A
COPY OF 1'HE FULL DEQSION ONCE IT HAS BEEN RENDERED. WRITTEN COMIvIENTS WILL BECOME A
PART OF THE PERMANENf PUBLIC RECORD AND SHALL CONTAIN THE FOLLOWING INFORMATTON:
• Address the specific "Applicable Review Criteria" described in the section above or any other criteria believed to be
applicable to this proposal;
• Raise any issues and/or concems believed to be important with sufficient evidence to allow the City to provide a response;
♦ Comments that provide the basis for an appeal to the Tigard Hearings Officer must address the relevant approval criteria with
sufficient specificityon that issue.
�
FAILURE OF ANY PARTY TO ADDRESS 1� RELEVANT APPROVAL QZITEiu�, dt1ITH SUFFIQENT SPEQFIQTY
MAY PREQ.UDE SUBSEQUENT APPEALS TO Tf-IE LAND USE BOARD OF APPEALS OR QRCCTIT COURT ON
THAT ISSLIE. SPEQFIC FINDII�TGS DIRECTED AT Tf-�, RELEVANI' APPROVAL CRITERIA ARE WHAT
CONSTTTUT'E RELEVANTEVIDENC�.
AFTER TF-IE 14-DAY CONIMENT PERIOD Q.OSES, 'IHE DIRECTOR SHALL ISSUE A TYPE II ADMINISTRATTVE DEQSION. T�IE
DIRECTOR'S DEQSION SHALL BE MAILED TO'Tf�APPLICANI'AND TO OWNERS OF REOORD OF PROPERTY LOCATED WITHIN 500
FEET OF TT�SUBJECT SITE,AND TO ANYONE EISE WHO SUBMITTED WRITTEN COMI��NTS OR WHO IS O'Tf�RWISE ENTITLED TO
NOTIC�. TrIE DIREGTOR'S DEQSION SHALL ADDRESS ALL OF THE RELEVANT APPROVAL QtITERIA. BASED UPON TI-IE QtITERIA
AND Tf-�E FACI'S CONTAINED WITHIN TF-IE RECORD,Tf-3E DIREGTOR SHALL APPROVE,APPROVE WITH QONDITTONS OR DENY'IT�
REQUESTED PERMIT OR ACIION.
SUMMARY OF THE DECISION-MAHING PROCESS:
• The application is accepted by the City
• Notice is sent to property owners of record within 500 feet of the proposed development area allowing a 14-day written
cocnment period.
• The application is reviewed byCityStaff and affected agencies.
• City Staff issues a written decision.
• Notice of the decision is sent to the Applicant and all owners or contract purchasers of record of the site; all owne� of record
of property located within 500 feet of the site, as shown on the most recent property tax assessment roll; any City-recognized
neighborhood group whose boundaries include the site; and any governmental agency which is entitled to notice under an
intergovernmental agreement entered into with the City which includes provision for such notice or anyone who is otherwise
entitled to such notice.
INFORMATION/EVIDENCE AVAILABLE FORREVIEW:
The application, written commenu and supporting documents relied upon by the Director to make this decision are contained
within the record and are available for public review at the City of Tigard Community Development Department. If you want to
inspect the file,please call and malse an appoinunent with either the project planner or the planning technicians. Copies of these items may
be obtained at a cost of $.25 per page or the current rate charged for this service. Questions regarding this application should be
directed to the Planning Staff indicated on the fust page of this Notice under the section tided "Your Right to Provide Written
Commenu."
T � lY"`.' � ....�...�.�.......�,.,.,...
� � or�ivE z �sm rv� Z'ICINITI-\I_-1P
o ° N� � \ILP2006-0000?
A � `'_-�R?006-0006�
� � __________
'�, 8 P_�C F�I\I
�� ave PROPERTIES
W
� E LP
ti
�
m
ST S� CIb�
ONITA
MA A �,���`'�.
.� `�'K_='^{.%:,'��
9 ��:�''��� '�.. .
� � _���+.
F
�A CT �
N
� ...
W VI S
LA ANCHA
�
C
O
T Wp
1�Y.n�o��r�1
m w�,.»..�„
�,�_........
munlry ebpment at Cete.Aug t. �.imagic .
,
,r �
RE QUE ST F OR COMME NT S ��
=
DATE: August 1,2006
• ' �
TO: PER ATTACHED
FROM: City of Tigard Planning Division
STAFF CONTACT: EmilyEng,Assistant Planner(x2712�
Phone: (503) 639-4171 F�: (503) 684-7297 Email: Emily��arci-or.gov
MINOR LAND PARTITION (MLP) 2006-00002/VARIANCE (VAR) 2006-00064
➢ PAC RIM PARTITIONQ
REQLJEST: The applicant is requesting Minor Land I'artition approval to partition a 28,046 square foot lot into three
(3) lots of 7,972, 8,101 and 8,104 square feet respectively. The applicant is also requesting approval for an Adjustment
to the access spacing standard for the proposed pnvate street, because it does not meet the 200-foot spacing
requirement for streets on a collector. LOCATION: 8200 SW Bonita Road;Washington County Tax Map 2S112BC,
Tax Lot 1300. ZONE: R 4.5: The R 4.5 zoning district is designed to accommodate detached single-family homes
with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached sin le-
family units are penrutted conditionally. Some civic and institutional uses are also pernutted condition�y.
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, 18.795 and 18.810.
Attached are the Site Plan, Vicinity Map and Ap licant's Materials for y�ur review. From information supplied by
various departments and ag�encies and from other�ormation available to our staff, a report and recommendation will be
prepared and a decision vv�11 be rendered on the proposal in the near future. If you w�sh to comment on this application,
WE NEED YOUR COMMENTS BACK BY: AUGUST 15 2006. Y�u may use the space provided below or attach
a separate etter to return your commPnrs. I vou are una e to res�ond bv the above date please phone the staff contact
noted above with your comments and confirmyour comments in wntin as soon as possi�Ie. If you have any questions,
contact the Tigard Planning Division, 13125 SW Hall Boulevard,Tigard,�R 97223.
PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY:
_ We have reviewed the proposal and have no objections to it.
_ Please contact of our office.
_ Please refer to the enclosed letter or email.
_ Written comments provided below:
Name&Number of Person Cominenting:
� �
5 • �•. ':ITY OF TIGARD REQUEST F COMMENTS
NOTIFICATION LIST FOR LAND USE & COMMUNITY DEVELOPMENT APPLICATIONS
FILE NOS.: M�-P Z'��� " o-Q°°Z FILE NAME: �G�L K--�� �,�..o �
vk2�� e - CITIlENINYOIYEMENTTEAMS �
14DAY PENDING APPLICATION NOTICE TO INTERESTED PARTIES OF AREA: ❑Central ❑East �South ❑West
CITY OffICES �
LONG RANGE PLANNING/Barbara Shields,Planning Mgr. COMMUNITY DVLPMNT.DEPT./Planning-Engineering Techs. �POLICE DEPT.IJim Wolf,Crime PreveMion C�cer
�BUILDING DIVISION/Gary lampella,Building Official �ENGINEERING DEPT./Kim McMillan,Dvipmnt.Review Engineer�PUBLIC WORKS/Matt Stine,Urban Fo2ster
CITY ADMINISTRATION/Cathy Wheatley,City Recorder �PUBLIC WORKS/Rob Murchison,Projed Engineer
�/PLANNER—POST PROJECT SITE IF A PUBLIC HEARING ITEM-10 BUSINESS DAYS PRIOR TO THE PUBLIC HEARING!
SPECIAL DISTRICTS j
TUAL.HILLS PARK 8 REC.DIST.#� TUALATIN VALLEY FIRE 8 RESCUE♦ _ TUALATIN VALLEY WATER DISTRICT• �CLEANWATER SERVICES a
Planning Manager NoRh Division Administrative Office Lee Walker/SWM Program
15707 SW Walker Road John K.Dalby,Deputy Fire Marshall PO Box 745 155 N.First Avenue
Beaverton,OR 97006 14480 SW Jenkins Road Beaverton,OR 97075 Hillsboro,OR 97124
BeaveRon,OR 97005-1152
LOCAL AND STATE IURISDICTIONS
CIN OF BEAVERTON �F _ CI7Y OF TUALATIN � OR.DEPT.OF FISH&WILDLIFE OR.DIV.OF STATE LANDS
Planning Manager Planning Manager Devin Simmons,Habitat Biologist Melinda Wood�muN Fo�R.q��na�
Steven Sparks,oa,,s�a n+a��ya� 18880 SW Martinaai Avenue North Willamette Watershed District 775 Summer Street NE,Suite 100
PO Box 4755 Tualatin,OR 97062 18330 NW Sauvie Island Road Salem,OR 97301-1279
Beaverton,OR 97076 Portland,OR 97231
_ OR.PUB.UTILITIES COMM.
METR�-LAND USE&PLANNING � _OR.DEPT.OF GEO.&MINERAL IND. 550 Capitol 5treet NE
_ CITY OF DURHAM � 600 NE Grand Avenue 800 NE Oregon Street,Suite 5 Salem,OR 97310-1380
City Manager Portland.OR 97232-2736 Portland,OR 97232
17160 SW Upper Boones Fry.Rd._ Bab Knight,DafaReaourceCerMer(2CA) US ARMY CORPS.OF ENG.
Durham,OR 97224 _ Paulette Allen,Growt�ManepemeM Coordinator OR.DEPT.OF LAND CONSERV.B DVLP Kathryn Harris�M,P.a cws�.n..o�iy>
_ Mel Huie,GreenspacesCoordinetor(CPA/ZOA) Larry French�comP.Pia�,n,�,a,�am�,�So�iY� Routing CENWP-OP-G
CITY OF KING CITY� _ Je�nifer Budhabhatti,Regional Planner(Watlands) 635 Capitol Street NE,Suite 150 PO Box 2946
City Manager _ C.D.Manager,GrowthManagemerrtServices Salem,OR 97301-2540 Portland,OR 9720&2946
15300 SW 116th Avenue
King City,OR 97224 WASHINGTON COUNTY�
_ OR.DEPT.OF ENERGY�Powe�ines�nnrea� _OR.DEPT OF AVIATION�MonoPwsTowars) Dept.of Land Use 8 Transp.
Bonneville Power Administration Tom Highland,aia���� 155 N.First Avenue
_CITY OF LAKE OSWEGO� Routing TfRC—Attn: Renae Ferrera 3040 25th Street,SE Suite 350,MS 13
Planning Director PO Box 3621 Salem,OR 97310 Hilisboro.OR 97124
PO Box 369 Portiand,OR 97208-3621 Steve Conway�c�a�n��
Lake Oswego,OR 97034 Gregg Leion�cPa�
_ OR.DEPT.OF ENVIRON.QUALITY(DEQ) ODOT,REGION 1 � Brent Curtis�cPn�
CITY OF PORTLAND (Notify for Wenands arb Potemial Environmental�mpacts) _Gfef11 RObIf1SOf1,Devebpment Review CooMinabr poria Mateja�zcn�Ms,a
Planning Bureau Director Regional Administrator Carl Torland, Right-of-Way Section�v��o�> _Sr.Cartographer���„�,.
1900 SW 4"'Avenue,Suite 4100 2020 SW Fourth Avenue,Suite 400 123 NW Flanders _Jim Nims,s�rva,��,zc�,�,5
Portland,OR 97201 PoRland,OR 97201-4987 Portland,OR 97209-4037
WA.CO.CONSOL.COMM.AGNCY ODOT,REGION 1 -DISTRICT 2A� _ODOT,RAIL DIVISION STATE HISTORIC
Dave Austin�wccca�°e��°���.a..,i Sam Hunaidi,AssistaM Distnd Manager (Notiry if ODOT RIR•Hwy.Croasing�5 o�w�«..�o�,�a� PRESERVATION OFFICE
PO Box 6375 6000 SW Raab Road Dave Lanning,s�c���saracy s��ai�� (Notfty if Prop�rty Haa HD Owtlay)
Beaverton,OR 97007-0375 Portland,OR 97221 555-13`"Street,NE,Suite 3 1115 Commercial Street,NE
Salem,OR 97301-4179 Salem,OR 97301-1012
U�ILITY PROVIDERS AND SPECIAL A6ENCIES
PORTLAND WESTERN R/R,BURLINGTON NORTHERN/SANTA FE R/R,OREGON ELECTRIC R/R(Buriington Northern/santa Fe R/R Predecessor)
Bruce Carswell,President&General Manager
1200 Howard Drive SE
Albany,OR 97322-3336
_SOUTHERN PACIFIC i RANS.CO.R/R METRO AR�A COMMUNICATIONS �COMCAST CABLE CORP. TRI-MET TRANSIT DVLPMT. •
Clifford C.Cabe,Constructio�Engineer D2bfe P21R1@f(nnnezationson�y) Gerald Backhaus,5„M.,�oA...�,�n QfProjeaisWithin'/.MileofaTransitRoute) ,�
5424 SE McLoughlin Boulevard Twin Oaks Technology Center 142D0 SW Brigadoon Court Ben Baldwin,Project Planner
Portland,OR 97232 1815 NW 169th Place,S-6020 Beaverton,OR 97005 710 NE Holladay Street '��'�
Beaverton,OR 97006-4886 Portland,OR 972321 'h(�
�P�RTLAND GENERAL ELECTRIC �CNW NATURAL GAS COMPANY �/ERIZON �QQWEST COMMUNIC74�ONS
Ken Gutierrez,Svc.Design Consultant Scott Palmer,Engineering Coord. David Bryant,Engineering nce Mott,Eng. ROW Mgr.
9480 SW Boeckman Road 220 NW Second Avenue OR 030533/PO Box 1100 8021 SW Capitol Hill Rd,Rm 110
Wilsonville,OR 97070 Portland,OR 97209-3991 Beaverton,OR 97075-1100 Portland,OR 97219
�IGARD/TUALATIN SCHOOL DIST.#23J_BEAVERTON SCHOOL DIST.#48 �COMCAST CABLE CORP. _COMCAST CABLE COMMUNIC.
eri Brady,Administrative O�ces Jan Youngquist,Demographics Alex Silantiev,s..M.,�.,.,.c��, Diana Carpenter,a„=e��..�Na�w,
6960 SW Sandburg Street 16550 SW Merlo Road 9605 SW Nimbus Avenue,Bldg. 12 10831 SW Cascade Avenue
Tigard,OR 97223-8039 Beaverton,OR 97006-5152 Beaverton,OR 97008 Tigard,OR 97223-4203
� INDICATES AUTOMATIC NOTIFICATION IN COMPLIANCE WITH INTERGOVERNMENTAL AGREEMENT IF WITHIN 500'OF THE SUBJECT PROPERTY FOR ANYlALL
CITY PROJECTS (Project Planner Is Responsible For Indicating Parties To Notl(y�. h\patry4masters\Request For Comments Notifcation List doc (UPDATED: 24-Apr-O6)
Emily Eng - Land Use Comments Page 1 ;
From: "America Leavenworth" <LeavenworthA@CleanWaterServices.org>
To: <emily@tigard-or.gov>
Date: 8/8/2006 4:41:37 PM
Subject: Land Use Comments
VAR 2006-00064 has a valid Service Provider Letter(06-000263).
Have a nice day! :)
America L. Leavenworth
Environmental Engineering Intern
LeavenworthA@CleanWaterServices.org
Clean Water Services
2550 SW Hillsboro Hwy
Hilisboro, OR 97123
503-681-4474
Emily En� - Pac Rim Partition �- Page 1
�. -
From: "Fran Liebman" <fliebman@msn.com>
To: <Emily@tigard-or.gov>
Date: 8/10/2006 8:42:42 AM
Subject: Pac Rim Partition
MLP 2006-00002 Var 2006-00064
I am a home owner that backs this property. When we purchased this home we were told by the realtor
that the land behind us was a Greenway. That the wonderful old trees could not be removed to put a home
up against our fence. This land use application seems to indicate differently. Besides my own personal
desire to have some privacy and feeling that it will detract from my property, I don't see how rezoning will
preserve the neighborhood livibility. There is not a shortage of homes or building of new in Tigard. These
homes would have to access Bonita Rd. (a very busy street already) by coming across the sidewalk. Not a
safe situation. The wildlife in the area is displaced as it is. We have less and less green spaces that are
forcing them into our backyards. Not safe for our pets or children. We need the large grove of trees for air
quality, sound barriers and a beaury that is disappearing in this area. The only one to gain from the
partition will be the greedy developer. If we had wanted to live on top of each other, we would have moved
to downtown Portland. Please keep Tigard green and livable. Don't rezone this property.
Thank you,
Fran &Alan Liebman
14576 SW 83rd CT.
Tigard, OR 97224
i
O � � r I , �' •O `\l" • � ' �
� ^ ` GEOGRAPNIG INfORMPTION SYSitM
�
__ n � �� AREA NUTIFIED
-,i
T �
^. 2S1 YtiB 00 - -
-- __ "l/n'
' Y O \ Yi�O
� I 000 �_ .-�� 2 12iM1 0 t 2Y
2S1 {!1 20/ 2S11�B81 0 2Si iit 00
Y311 �61 900 2S1 2lR1 500 YSi BY1 00 % 1Y{�04
___________
zs�� ee� �oo zs�� mosoo � � �� FOR: Steve Hale
---- - - -- - L_�s� �H eo u�osa
- ---1 -
YSl 2�041
2S112BB1120D 2 lYYA051 � KR ES E L P
---- ' RE: 2S112BC01300
_ __- 2_12BA05Y 0 12W10090 -----------
_; - -----------
2S112B�04000 25112��04100 , _' � 25112�IIB5301 -
-- 2 12BB044 0
YSl 2��0�40Y � S112i�0080
2E112�/04200 _ P�1120A054 - �
2�511Y��� YS112i�95509 5112�A�019 I 4���`�'" srvalid for 3 mo t s hom �
----- �` — the date printed on this map.
BONITA RD
- - - ,- - - --
s� �r� oo--� �z�ce�a ssnz�co�:oo 2 reo3 00 �
x��arn zs��z�e�e�oo
--��� �c� eee --i �z�eoss� zs��z�«un Ysnieeoono zs�z�w oo -, _
an2�eon� _ z•0ot oo MARA
$ - m:�eam -
'� is��z�ce�na �eao o - s �z�N
: ztea oo �z�eona � zsnzeco�2az snz�c�sio z �2ec�a��i
2sjiiec�2 0o z �nea o �, - zs��z soo -
� 2S1 21C1 100 ��2oC0 00 12tC0120� 2S YaC13 00 2S 26C13 0
— ,
2 12�C13 0/ S 12EC14 00
112BCO22 � � �� , 2312BD04 00
S112YCO230 Y 12iC0330 � _ - -
�3112�Cp3 90 25112{CO1100
Y �� ;-� 12YC032UQy _. RS`112iC035 B -
2�4112tCO2 ( �12�Ci3 00 2 12lC1 00 �
� 2 12�C13 OB 2 2�C13 00 N
�-�lS112�CO25Y 25112�C0310i 2�C0369 ---- I�I-- - -
2�CYBY I
- _,-- _� - - I 5112�C0316 2�ilY�C�18 Y � � Y 11�COBY 0 0 �oo zoo 30o Feel
� -- I 2S112�CO3iYl I 1 tt i C l B 2 l Y i�� 2 S 11 P i C�6�0 0 - - -
,__� �S�.__ _ "= 1 fe
� --- �izoeoaee �
2 �z�cezsoIo z �z�coe eeCAROL� CT-2�t2iC08�,
, .
I --- - - --- -J 8111iCi39i � 11�COW 0 _
' - ,mu�eoea� z t2�e�ts o - �
;- � s�iz�eea�o��—
- I Informauon on ihis map is for general Icealion only and
•i _ should be venfied with�the Development Services Division.
73125 SW Hall Blvd
Ti9ard,OR 97223
-- ---- -� ---
- _ ..__ _ .._ -_--. _..__� _ -- .___—.V Y Y.. V I O.�/'1. �� ._. ._ _ (503)639-4171
-- - - -- upJ .ci.tigar .or.us
_—_ -- ______ _ ._ . ___.___ _— - _ . _ - _ __—_ - -_ _ _ __ - _
Community Development Plot date:May 8,2006;C:lmagiclMAGIC03.APR
2S1126B-1D500 25112BB-10800
2003 BUNN FAMILY REV TRUST CRAFT JAMES ROBERT&
BUNN TERRYL L&PHILIP C JR TRS KELLEY ANN
1625 LINDA VISTA DR 14290 SW FANNO CREEK LP
SANTA YNEZ, CA 93460 TIGARD,OR 97224
2S1126C-o29o0 2S1126C-otloo
ALLEN WILLIE&ANNA A CRISMAN JAMES W/REBECCA
8325 SW MURDOCK ST 14635 SW 81ST AVE
TIGARD, OR 97224 TIGARD,OR 97224
2S1126C-07300 2S112BC-12100
ARES DON D& LORI L DALY E NOEL
14616 SW 83RD CT 14662 SW 83RD CT
PORTLAND, OR 97224 TIGARD,OR 97224
2S1126C-08700 2S112B6-10700
BAIOCCO DEOLINDO F&PAOLA DECKER KAREN KAADY
14774 SW 81ST 938 9TH ST
TIGARD, OR 97224 LAKE OSWEGO,OR 97034
2S11266-04400 2S112BB-09000
BARNETT PAMELA M DOHERTY DENNIS&DIMPLE&
8115 SW BONITA RD CHUA LILIA
TIGARD, OR 97224 14275 SW FANNO CREEK LP
TIGARD,OR 97224
2S1128A-05500 2S112BB-04000
BASTIN JOHN C D'ORAZIO INVESTMENTS LLC&
PO BOX 231086 HFR INVESTMENTS I LLC
TIGARD,OR 97281 26901 AGOURA RD
CALABASAS,CA 91301
2S112BA-00900 2S112BB-04100
BAXTER BART D D'ORAZIO JOANETTE 8
7980 SW KRUSE LP RABANO HELEN F
TIGARD,OR 97224 421 WHITEGATE RD
NEWBURY PARK,CA 9132D
2S1128B-04402 251128C-08900
CESSNA JAMES W JR&TAMMIE J DUFORT PATRICIA M
8133 SW BONITA RD 14733 SW 80TH AVE
TIGARD, OR 97223 TIGARD,OR 97224
2sii2sg-iaioo 2S112B8-14200
CHRISTMAN JOHN R&ELIZABETH G ELLEDGE ANNE E
14363 5W FANNO CREEK CT 14371 SW FANNO CREEK CT
TIGARD,OR 97224 TIGARD,OR 97224
2S172BC-03700 2S112B8-10900
CLEMMONS JAMES GREGORY ENGLAND MARLETTA
14720 SW 83RD AVE 14280 SW FANNO CREEK LOOP
TIGARD, OR 97224 TIGARD,OR 97224
2S112BC-07400 2S112BC-08000
FABER ROSE M HANNA BRIAN L F
14638 SW 83RD CT 8145 SW CAROLE CT
TIGARD,OR 97224 TIGARD,OR 97224
2S11286-13900 2S112BC-O8500
FANNO CREEK REAL ESTATE LLC HANSEN PATRICK L
BEN-BERG REAL ESTATE LLC 14785 SW 81ST AVE
BY RUSSELL& SUZANNE BERGERON TIGARD,OR 97224
17841 WESTVIEW RD
LAKE OSWEGO, OR 97034
2S1128D-04800 2S1126C-02300
FERRERO ROBERT L& HARGIS DAVID A&
FERRERO ADRIANA MAGDALENA
7993 SW LEISER LN 14670 SW 84TH CT
TIGARD,OR 97223 TIGARD,OR 97224
2S112BC-13500 2S1126C-04000
GALLANT C SCOTT R& HAWKINS DANIELLE
GALLANT PATRICIA K 14093 SW NORTHVIEW DR
8036 SW LEISER LN TIGARD,OR 97223
TIGARD, OR 97224
2S112B6-10600 2S1126A-00800
GARRETT CLIFFORD HAYS JAMES E&
14320 SW FANNO CREEK LOOP SHELLEY P
TIGARD,OR 97224 14460 SW 80TH PL
TIGARD,OR 97224
2S11266-04200 2S7126A-04800
GIAMPIETRO JAMES&VICTORIA A& HENNICK MATTHEW J&
GIAMPIETRO W�LLIAM&ANASTASIA BLOCK BARBARA A
8205 SW BONITA RD 14325 SW 80TH PL
PORTLAND, OR 97224 TIGARD,OR 97224
2S1126C-03600 2S1126C-02400
GOERES MARK W&SUZANNE R HOGENKAMP KENNETH DEAN SR
14700 SW 83RD AVE AND RUTH ANN
TIGARD,OR 97224 14690 SW 84TH COURT
TIGARD,OR 97223
2S112BC-07000 2S112BC-01202
GOLD JACK C&WENDY M HOLMES BRIAN M
4778 CALAROGA DR 14597 SW 81 ST AVE
WEST LINN,OR 97068 TIGARD,OR 97224
2S1128C-14200 2S112BB-11100
GOLOVIN DMITRIY& HOOKIE JIMMY L AND ANN M
GOLOVINA VALENTINA 14258 SW FANNO CREEK LOOP
8015 SW LEISER LN TIGARD,OR 97224
TIGARD,OR 97224
2S112BC-14100 251128C-03000
GUTTMAN ARIC D&LORI A HOUSE EDWARD BRILEY JR
14596 SW DEKORTE TER 14725 SW 83RD
TIGARD,OR 97223 TIGARD,OR 97224
2S112BA-05400 251128C-01203
INGRAM LEROY S&ANNA RD KNOLIN RICHARD EUGENE AND
14465 SW 80 TH PL LYNDA LOUISE
TIGARD, OR 97224 14575 SW 81 ST AVE
TIGARD,OR 97224
2S112BC-o12o0 2S112BC-laoao
JENNINGS DONALD J AND MARY J KUEST JEFFREY S&JODI L
14533 SW 81ST AVE 14597 SW DEKORTE TER
TIGARD,OR 97224 TIGARD,OR 97224
2511266-14000 2S112BC-129o0
KAEDING MARI LYNN LAU CHRISTINE YIN YEE&
14357 SW FANNO CREEK CT LAM CYNTHIA Y C/MILTON M
TIGARD,OR 97224 66 PARTRIDGE LN
DALY CITY,CA 94014
2S112BC-08100 2S112BC-08300
KAPPES SCOTT LEE DAVID H&LINA P
H167 SW CAROLE CT 8156 SW CAROLE CT
TIGARD, OR 97224 TIGARD,OR 97224
2S1126B-04403 2S112BC-14300
KATZ DAVID A 8 SHANNON Z LEISER PARK OWNERS OF
8161 SW BONITA RD LOTS 8-11
TIGARD, OR 97224 , 0
2S1126C-06800 251126C-07100
KEFFER ERNEST W/NANCY F LIEBMAN ALAN&FRANCINE
14518 SW 83RD CT 14576 SW 83RD CT
TIGARD, OR 97224 TIGARD,OR 97224
2S11288-11000 2S712BC-07800
KEICHER CHERYL K LORD H DWAYNE&LAURA J
22320 BEAVERCREEK RD 8101 SW CAROLE CT
OREGON CITY,OR 97045 TIGARD,OR 97224
2S1126C-130D0 2S112BC-13700
KEKUA PATRICK N&JANET S LOWE BROOKE
14559 SW 83RD CT 14592 SW 81 ST AVE
TIGARD, OR 97224 TIGARD,OR 97224
2S1128C-03800 2S112BC-13800
KING MICHAEL A&CATHARINE E LUJAN PATRICK L 8 CHRISTINE C
14740 SW 83RD AVE 8071 SW LEISER LN
TIGARD, OR 97224 TIGARD,OR 97224
2S1126C-13600 251128C-08800
KIRBY JACK L JR&/JESUSALYN T MACKINNON DANIEL W MABLE
8089 SW LEISER LN 14750 SW 81 ST AVE
TIGARD,OR 97224 TIGARD,OR 97224
2S1126C-08400 2S112BC-039D0
MARTIN JEFFREY D&AMY 0'KEEFE EDWARD G AND
8134 SW CAROLE CT RITAMARIE P
TIGARD,OR 97224 14760 SW 83RD
TIGARD,OR 97224
2S1126D-03200 251128C-06900
MARUTA TOMOAKI OLLISON LIVING TRUST THE
7965 SW MARA CT 23737 SW NEWLAND RD
TIGARD,OR 97223 WILSONVILLE,OR 97070
2S1126D-03300 2S112BC-01300
MCGREEVY ROBERT PAC RIM HOMES LLC
7983 SW MARA CT 8200 SW BONITA RD
TIGARD, OR 97224 TIGARD,OR 97224
2S112BA-05100 2S112BC-01400
MICHAEL RANDOLPH&PHYLLIS J PAC RIM HOMES LLC
14385 SW 80TH PL 8200 SW BONITA RD
TIGARD,OR 97224 TIGARD,OR 97224
2S112BC-03100 2S112BC-02500
MILES DENISE S PARTH UWE M 8 CHARLENE M
14705 SW 83RD AVE 14710 SW 84TH CT
TIGARD, OR 97224 TIGARD,OR 97224
2S112BC-07600 2S1126C-13900
MONCAYO RAUL PENCIK HENRY D&MARY JO
14547 SW 83RD CT 8053 SW LEISER LN
TIGARD, OR 97224 TIGARD,OR 97224
2S112BA-05301 251126C-12800
MORROW JEFFREY C ROBINSON CARROLL MIEKO
SWEENEY-MORROW ERIN 14575 SW 83RD CT
14435 SW 80TH PLACE TIGARD,OR 97224
TIGARD,OR 97224
2S112BC-13300 2S112BC-07900
MULLALY DAVID R&ANN M ROBSON SCOTT D&WINDY
8084 SW LEISER LN 8123 SW CAROLE CT
TIGARD, OR 97224 TIGARD,OR 97224
2S1126C-07200 25112BC-07500
MUNDT DAVID E&SHERRY L SANDS JOSEPH D&SHARON L
14598 SW 83RD CT 14652 SW 83RD CT
PORTLAND,OR 97224 TIGARD,OR 97224
2S1128C-00100 2S112BD-03400
MUSCHIATTI JEFFREY L SAVEREIDE KAREN B&
14537 SW DEKORTE TER GABBERT JAMIE E
TIGARD,OR 97224 7992 SW MARA CT
TIGARD,OR 97224
2S112BC-01201 2S112BC-03500
SCHIEBOLD DELLA B WALKER RICHARD G/MARY J
14551 SW 81ST AVE 14680 SW 83RD AVE
TIGARD, OR 97224 TIGARD,OR 97224
2S112BA-O5000 2S1128C-13400
SKORPEN NEAL J & WALLER JEFFREY W/JENNIFER L
MORAVEC MARCIE L 8062 SW LEISER LN
14365 SW 80TH PL TIGARD,OR 97224
TIGARD,OR 97224
2S1126C-03200 251126C-00200
STAEGER RALPHA WANG ZHAOHONG
14685 SW 83RD AVE 3450 NW 178TH AVE
TIGARD, OR 97224 PORTLAND,OR 97229
2S1128B-04401 2S7126A-04700
SULLIVAN JESSE D WAVERLY MEADOWS HOMEOWNERS'ASSO
14252 SW FANNO CREEK LOOP BY MARSH STERLING E
TIGARD,OR 97224 14090 SW 80TH CT
TIGARD,OR 97223
2S1128C-12200 2S1128A-12400
THORESEN TOMAS WAVERLY MEADOWS HOMEOWNERS'ASSO
14676 SW 83RD CT BY MARSH STERLING E
TIGARD,OR 97224 14090 SW 80TH CT
TIGARD,OR 97223
2S1'1288-'11200 2S11286-11300
TIGARD CITY OF WINKLER ANITA M A
13125 SW HALL BLVD 14256 SW FANNO CREEK LP
TIGARD, OR 97223 TIGARD,OR 97224
2S112BC-08200 2S1126C-12000
TYLER DAVID W&LISA M WINSTON MARK&ZSUZSANNA
8178 SW CAROLE CT 14925 SW 100TH AVE
TIGARD, OR 97224 TIGARD,OR 97224
251126A-00700 2S1'12BA-04900
VALITSKI MARY J WIPPER DOUGLAS A
14490 SW 80TH PL 14345 SW 80TH PL
TIGARD,OR 97224 TIGARD,OR 97223
2S112BC-13200 2S112BC-07700
VOLLSTEDT BRUCE T& WONG KOON NING 8 VIRGINIA W
VOLLSTEDT DEBORAH J 8749 5W BRAEBURN AVE
8092 SW LEISER LN TIGARD,OR 97224
TIGARD,OR 97224
251126C-03400 251126C-D3300
WALDO KENNETH E AND YOKOY MIKE H&YUMIKO
JANICE E 14665 SW 83RD AVE
14660 SW 83RD TIGARD,OR 97224
PORTLAND,OR 97223
251126A-052DD
YORK GREGORY S &DEBORAH J
14405 SW 80TH PL
TIGARD, OR 97224
2S112BC-o22o0
ZENGER STEVEN D/JAYNELEN R
14655 SW 84TH CT
TIGARD, OR 97224
Josh Thomas Gretchen Buehner
10395 SW Bonanza 13249 SW 136'" Place
Tigard, OR 97224 Tigard, OR 97224
Kristen Miller
8940 SW Edgewood Street
Tigard, OR 97223
Paul Owen
10335 SW Highland Drive
Tigard, OR 97224
Tim Esau
PO Box 230695
Tigard, OR 97281
CPO 4B
16200 SW Pacific Highway, Suite H242
Tigard, OR 97224
Ross Sundberg
16382 SW 104th Avenue
Tigard, OR 97224
Brian Wegener
9830 SW Kimberly Drive
Tigard, OR 97224
Joseph Dyar
10285 SW Highland Drive
Tigard, OR 97224-4668
Rex Caffall
13205 SW Village Glenn
Tigard, OR 97223
John Frewing
7110 SW Lola Lane
Tigard, OR 97223
CITI� OF TIGARD -SOUTH INTERESTED PARTIES fov. I of 11 (i:lcuroln\setu�llabelslClT South.docl UPDATED: 12-Mav-05
CITY 0 f TI GARD
C0�1MUNITY DEVELOPMENT DEPARTMENT
PLANNING DIVISION
i3125 SW HALL BOULEYARD C�i1fOFTIGARD
TIGARD, OREGON 972Z3 Community�eveCopment
PHONE: 503-639-4171 fAX: SD3•598•1960 (Attn: Patty/Planning� SfutpingABetter�ommunity
G�C�J� �� ° O 0 O Q ° ° O °� O�1C� ��� �
Property owner information is valid for 3 months from the date of your request
INDICATE ALL PROJECT MAP & TAX L4T NUMBERS (i.e. 1S134AB, Tax Lot 00100) OR THE
ADDRESSES FOR ALL PROJECT PARCELS BELOW:
— � � � d �� t3 G �- I '� a
PLEASE BE AWARE TFlAT ONLY 1 SET 4F LABELS WILL BE PROVIDED AT THIS TIME FOR
HOLDING YOUR NEIGHBORHOOD MEETING. After submitting your land use application to the City, and
the pro'ect planner has reviewed your, application for compieteness, you w�li be notified by means o� an
incomp�eteness letter to obtain your 2 f�na{ sets of labels.
The 2 final sets of labels need to be placed on envelopes with first class letter-rate postage on the
envelopes in the form of postage stamps (no metered envelopes and no return address) and
resubmitted to the City,for the pur ose of praviding notice to roperty owners of fhe proposed land use
application and the decision, The �sets of envelopes must be �Cept separate. The person listed below wili
be called to pick up and pay for the labels when they are ready,
NAME OF CONTACT PERSON: S�P_��P I-�� 1*_ PHONE;�3G �) �' Z �- z � a,3
FAX: ;�� Gn � 39 �- ar � >
This request may be mailed, faxed or hand delivered to the City o Tigard. Please allow a
2-day min�mum for processing reques�s. Upon completion of your request, the contact person will be
called to pick up their request that will be placed in "Will Calf' by t�eir last name, at the Community
Development Reception Desk.
The cost of processing your request must be paid at the time of pick up, as exact cost can not be
pre-determined.
PLEASE NOTE: FOR REASONS �F ACCURACY, ONLY ORIGINAL MAILING LABELS PROVIDED
BY THE CITY VS. RE-TYPED MAILING LABELS WILL BE ACCEPTED,
Cost Description:
$11 to generate the mailing list, plus$2 per sheet for printing the list onto labels(20 addresses per sheet).
Then, multipl the cost to print one set of labels b the number of sets requested.
EXAMPLE COST FOR THIS REQUEST
4 sheets of labels x$2lsheet= 8.D0 x 2 sets= $16.00 �sheet(s)of labels x$2/sheet=�_x ( sets= i'z.o a
2 sheets of labels x$2lsheet for interested parties x 2 sets= $ 4.00 �sheet(s)of labels x$2/sheet for interested parties=$ 4. x ; sets= 2,vo
GENERATE LIST = 11 GENERATE LIST = $11.OQ
TOTAL = $31.00 TOTAL = $�s,��
�
. 6r
�
Patty Lunsford -�REQUEST FOR 500-FOOT PROPERTY OWNER MAILING LIST Page 1
From: "STEPHEN C HALE" <schale1@msn.com>
To: <patty@tigard-or.gov>
Date: Sunday, May 07, 2006 1:50:46 PM
Subject: REQUEST FOR 500-FOOT PROPERTY OWNER MAILING LIST
Patty
Have attached my request form for Mailing list. To be included in Land Use Application for a 3-Lot Minor
Partition.
Site Map &TL: 2S112BC01300
Site Address: 8200 SW Bonita Road
Account: R511761
Please contact me at Number below when ready for pick up.
Thanks
Professionally
Stephen C. Hale, PE/PLS
President
Hale Design Services
360-921-2603
schale1 @msn.com<mailto:schale1 @msn.com>
www.haledesignservices.com<http://www.haledesignservices.com/>
- �
• , w
,, AFFIDAVIT OF POSTING NOTICE
° OF A LAND USE PROPOSAL
IMPORTANT NOTICE: THIS AFFIDAVIT MUST BE ACCOMPANIED BY
A COPY OF THE NOTICE THAT WAS POSTED ON THE SITE.
In the Matter of the Proposed Land Use Applications for:
Land Use File Nos.: MLP2006-00002/VAR2006-00064
Land Use File Name: PAC RIM PARTITION
I, Emily Eng,Assistant Planner for the City of Tigard,do affirm that I posted notice of the land use proposal affecting
the land located at (state the approximate location(s) IF no address(s) and/or tax lot(s) currendy registered)
t5 �o c� S�;,� i J<_.v�� -tz-. P� -�l Tw� �-S 1 I � �c' Tl.. � 3 �c.
and did personally post notice of the proposed land use application(s) by means of weatherproof posting in the general
vicinity of the affected territory, a copy of said notice being hereto attached and by reference made a part hereof,
on the �t " `� day of l��,; f�' ,2006.
�� --,�-
��ignature of P�on Wh - ormed Posting
h:\login\patty\muters\affidavit of pos[ing for appGcan[to post public hearing.doc
,
PA RI M PAR I I 0 �
N
MINOR LAND PARTITI4N (MLP) 2006-00002/
ADJUSTMENT (VAR) 2006-00064
REQUEST: The applicant is requesting Minor Land Partition approval to partition a
28,046 square foot lot into three (3) lots of 7,972, 8,101 and 8,104 square feet
respectively. The applicant is also requesting approval for an Adjustment to t��,:
� access spacing standard for the proposed private street, because it does not meet the
200-foot spacing requirement for streets on a collector. LOCATION: 8200 SW
Bonita Road; Washington County Tax Map 2S112BC, Tax Lot 1300. ZONE: R-4.5:
The R-4.5 zoning district is designed to accommodate detached single-family homes
with or without accessory residential units at a minimum lot size of 7,500 square feet.
Duplexes and attached single-family units are permitted conditionally. Some civic and
institutional uses are also permitted conditionally. APPLICABLE REVIEW
CRITERIA: Community Development Code Chapters: 18.390, 18.420, 18.51�,
18.705, 18.715, 18.725, 18.745, 18.765, 18.790, 18.795 and 18.810.
Further information may be obtained from the Planning Division �staff contact: Emilv Eng,
Assistant Planner) at 13125 SW Hall Blvd., Tigard, Oregon 97223, or by calling 503-639-4171
or by email to Emil,�(a�tigard-or.gov. A �opy of the application and all documents and
evidence submitted by or on behalf of the applicant and the applicable criteria are available for
inspection at no cost and copies for all items can also be provided at a reasonable cost.
251128C-01300
PAC RIM HOMES LLC
8200 SW BONITA RD
TIGARD,OR 97224
�1
AFFIDAVIT OF MAILING -
�.:.._._..
I, Patricia L. Lunsford, being first du�ly sworn/affirnl, on oath depose and saythat I am a Senior Administrative Specialist
for the City of Tigard,Waslungton County,Oregon and that I served the following:
�Chck Appeopoaie Box(s)licM,w�
❑x NOTIC� OF PENDING LAND LJ�E DEQSION FOR
MLP2006-00002/VAR2006-00064- PAC RIM PARTTTTON
� AMENDEDNOTICE
(File NoJName Reference)
� City of T"igard Plaiuung Director
A copy of the said notice being hereto attached,marked E�ibit"A",and by reference made a part hereof,was mailed to each
named person(s) at the address(s) shown on the attached list(s),marked Exhibit"B",and byreference made a part hereof,on
August 1,2006,and deposited in the United States Mail on August 1,2006,postage prepaid.
,
r�
i �
(Person that Pre are otice)
STATE OF OREGON
County of Washington ss.
City of Tigard
Subscribed and sworn/affirmed before me on the�dayof ��� �'�-� ,2006.
� � , � KFifSl"IE.i P��F��.'�-.-
�'�s � NOTARY P�JBLIC QRE�.
, ���'gti'`5!�'i;��1G0.. �-�M�
N ARY PUB OF OREGON
My Comrrrission Expires: Z-o�
� � EXHIBIT A
N07TC�TO MORTGAC�E,LIENHOLDER,VENDOR OR SELLER
TI� TTGARD DEVELOPMENT QODE REQLJIRES 'IHAT IF YOU REC�,IVE 'IT�IS NO'ITC�., I1' SHALL BE PROMI'TLY
FORWARDED TO THE PURCHASER
NOTICE OF PENDING „
LAND USE APPLICATION :
MINOR LAND PARTITI�N . , �
DATE OF NOTICE: August 1,2006
FILE NUMBERS: MINOR LAND PARTITION (MLP) 2006-00002
ADJUSTMENT (VAR) 2006-00064
FILE NAME: PAC RIM PARTITION
REQLIEST: The applicant is requesting Minor Land Partition approval to partition a 28,046 sc�uare foot lot into
three (3) lots of 7,972, 8,101 and 8,104 square feet respectively. The applicant �s also requestin�
approval for an Adjustment to the access spacin�standard for the proposed private street,because it
does not meet the 200-foot spacing requu-ement or streets on a coIlector.
LOCATION: 8200 SW Bonita Road;Washington CountyTax Map 2S112BC,Tax Lot 1300.
ZONE: R 4.5: The R 4.5 zoning district is desi�ned to accommodate detached single-family homes with or
without accessory residential units at a rruniinum lot s�ze of 7,500 square feet. Duplexes and attached
single-fami�ly tuuts are permitted conditionally. Some civic and institutional uses are also permitted
conditionally.
APPLICABLE
RE VIE W
CRITERIA Community Development Code Chapters: 18.390, 18.420, 18.510, 18.705, 18.715, 18.725, 18.745,
18.765, 18.790, 18.795 and 18.810.
YOUR RIGHT TO PROVIDE WRITTEN COMMENTS:
Prior to the Ciry making any decision on the Application, you are hereby provided a fourteen (14) day period to submit written
comments on the application to the City. THE FOURTEEN (14) DAY PERIOD ENDS AT
5:00 PM ON AUGUST 15. 2006. All comments should be directed to Emily Eng, Assistant Planner (x2712� in the Planning
Division at the City of Tigard, 13125 SW Hall Boulevard,Tigard,Oregon 97223. You may reach the City of Tigard bytelephone at
503-639-4171 or bye-mail to Emil tigard-or.gov
ALL COMMENTS MUST BE RECEIVED BY THE CITY OF TIGARD IN WRITING PRIOR TO 5:00 PM ON THE
DATE SPECIFIED ABOVE IN ORDER FOR YOUR COMMENTS TO BE CONSIDERED IN THE DECISION-
MAKING PROCESS
'THE QTY OF T'IGARD APPREQATES REC�IVING COA�IIv1ENTS AND VALUES YOUR INPUT. COMNIENTS WILL
BE CONSIDERED AND ADDRESSED WIT�-IIN THE NOTTC� OF DEQSION. A DEQSION ON T�IIS ISSUE IS
T'ENTATIVELY SC�-IEDLJLED FOR SEPTEMBER 1, 2006. IF YOU PROVIDE COMIvIENTS, YOU WILL BE SENT A
COPY OF THE FULL DEQSION ONCE IT HAS BEEN RENDERED. WRITTEN CONIIvIENTS WILL BECOME A
PART OF T'HE PERMANENT PUBLIC RECORD AND SHALL GONTAIN THE FOLLOWING INFORMATTON:
• Address the specific "Applicable Review Criteria" described in the section above or any other criteria believed to be
applicable to this proposal;
• Raise any issues and/or concerns believed to be important with sufficient evidence to allow the Ciry to provide a response;
• Commenu that provide the basis for an appeal to the Tigard Hearings Officer must address the relevant approval criteria with
sufficient specificity on that issue.
FAILURE OF ANY PARTY TO ADDR�. THE RELEVANT APPROVAL CRITE_ WITH SLTFFIQENT SPEQFIQTY
MAY PREQ,UDE SUBSEQUENT APPEALS TO THE LAND U5E BOARD OF APPEALS OR QRCUIT COURT ON
THAT ISSLTE. SPEQFIC FINDII�TGS DIRECTED AT 'IT� RELEVANT APPROVAL CRI7'ERIA ARE WHAT
CONSTTTUI'E RELEVANI'EVIDENCE.
AFT'ER TF-IE 14-DAY COIvIMENf PERIOD Q,OSES, TNE DIRECTOR SHALL ISSUE A TrPE II ADMIMSTRATIVE DEQSION. T�IE
DIRECTOR'S DEQSION SHALL BE MAILED TO'1�-IE APPLICANT AND TO OWNERS OF RECORD OF PROPERTY LOCA'TED WITHIN 500
FEET OF'THE SUBJECT SITE,AND TO ANYONE ELSE WHO SUBMITTED WRITTEN COMNIENTS OR WHO IS OTI-�RWISE ENTITLED TO
NOTIC�. T�DIREGTOR'S DEQSION SHALL ADDRESS ALL OF'THE RELEVANT APPROVAL CRITERIA. BASED UPON'THE CTtITERIA
AND Tf-IE FACTS CONTAINED WITHIN THE RECORD,THE DIRECTOR SHALL APPROVE,APPROVE WITH CONDITTONS OR DENY THE
REQUESTED PERMIT OR ACTION.
SLJMMARY OF THE DECISION-MAKING PROCESS:
• The application is accepted by the City
♦ Notice is sent to property owners of record within 500 feet of the proposed development area allowing a 14-day written
comment period.
• The application is reviewed by CityStaff and affected agencies.
♦ City Staff issues a written decision.
• Notice of the decision is sent to the Applicant and all owners or contract purchasers of record of the site; all owners of record
of property located within 500 feet of the site, as shown on the most recent property ta�c assessment roll; any Ciry-recognized
neighborhood group whose boundaries include the site; and any governmental agency which is entitled to notice under an
intergovernmental agreement entered into with the City which includes provision for such notice or any�ne who is otherwise
entitled to such notice.
INFORMATION/EVIDENCE AVAILABLE FORREVIEW:
The application, written comments and supporting documents relied upon by the Director to make this decision are contained
within the record and are available for public review at the City of Tigard Community Development Department. If you want to
inspect the file,please call and make an appoinunent with either the project planner or the planning technicians. Copies of these items may
be obtained at a cost of $.25 per page or the current rate charged for this service. Questions regarding this application should be
directed to the Planning Staff indicated on the fust page of this Notice under the section titled "Your Right to Provide Written
Cotnments."
T � l4r"„ � e..e�.��� �., ..�..�,.-......
� tl�.�l�l� i�,�_�P
y DFiIVE O �� � �
ry n ----------
2 7f1 (� ----------
7
o < ANNp �ILP�'OOG-U(u10�
� � �"_�h''�l�lb-�)�l�lb�
yT __________
'�v � P_��: F:III
�� A�E PR<:�PERTIES
Q � E LP �
ti
�
m
NE T S� C��
ONITA ft
�..
T � � ' v�
qF ` '". ,/ , � �
w I �` ��.
r- a W
F-
_ `� >
CT �
N
W VIOLA
LA RIANCHA �
�
0
T�E W P
r�Y.N`o
Commumry ebpment ot tle[e.iWg 1. �.�lmagicUAA A
� � EXHIBIT �
Stephen Hale
Hale Design Services MLP2006-00002/VAR2006-00064
204 East 45`1'Street PAC RIM PARTITION
Vancouver, WA 98663
Pac Rim Properties,LLC
Attn: Bill Bader
5700 NW E1 RayDrive
Camas,WA 98G07
Pac Rim Homes, LLC
8200 SW Bonita Rd.
Tigard, OR 97224
. • , ,
251128B-10500 2S1128B-10800
2003 BUNN FAMILY REV TRUST CRAFT JAMES ROBERT&
BUNN TERRYL L&PHILIP C JR TR5 KELLEY ANN
1625 LINDA VISTA DR 14290 SW FANNO CREEK LP
SANTA YNEZ, CA 93460 TIGARD,OR 97224
2S712BC-02900 2S112BC-01100
ALLEN WILLIE&ANNA A CRISMAN JAMES W/REBECCA
8325 SW MURDOCK ST 14635 SW 81ST AVE
TIGARD,OR 97224 TIGARD,OR 97224
2S1126C-07300 2S7728C-12100
ARES DON D&LORI L DALY E NOEL
14616 SW 83RD CT 14662 SW 83RD CT
PORTLAND,OR 97224 TIGARD,OR 97224
257128G08700 2S112B8-10700
BAIOCCO DEOLINDO F 8�PAOLA DECKER KAREN KAADY
14774 SW 81ST 938 9TH ST
TIGARD,OR 97224 LAKE OSWEGO,OR 97034
2S112B8-04400 251128B-09000
BARNETT PAMELA M DOHERTY DENNIS&DIMPLE 8
8115 SW BONITA RD CHUA LILIA
TIGARD,OR 97224 14275 SW FANNO CREEK LP
TIGARD,OR 97224
2S1126A-05500 2S112B6-04000
BASTIN JOHN C D'ORAZIO INVESTMENTS LLC 8
PO BOX 231086 HFR INVESTMENTS I LLC
TIGARD,OR 97281 26901 AGOURA RD
CALABASAS,CA 91301
2S112BA=00900 2S112B6-04100
BAXTER BART D D'ORAZIO JOANETTE&
7980 SW KRUSE LP RABANO HELEN F
TIGARD,OR 97224 421 WHITEGATE RD
NEWBURY PARK,CA 91320
2S112B6-D4402 2S1128C-08900
CESSNA JAMES W JR 8�TAMMIE J DUFORT PATRICIA M
8133 SW BONITA RD 14733 SW 80TH AVE
TIGARD,OR 97223 TIGARD,OR 97224
2511266-14100 2S112B8-14200
CHRISTMAN JOHN R&ELIZABETH G ELLEDGE ANNE E
14363 SW FANNO CREEK CT 14371 SW FANNO CREEK CT
TIGARD,OR 97224 TIGARD,OR 97224
251128C-03700 2S112B6-10900
CLEMMONS JAMES GREGORY ENGLAND MARLETTA
14720 SW 83RD AVE 14280 SW FANNO CREEK LOOP
TIGARD,OR 97224 TIGARD,OR 97224
251126C-07400 2S1128C-08000
FABER ROSE M HANNA BRIAN L F
14638 SW 83RD CT 8145 SW CAROLE CT
TIGARD,OR 97224 TIGARD,OR 97224
2S11288-13900 2S1128C-08500
FANNO CREEK REAL ESTATE LLC HANSEN PATRICK L
BEN-BERG REAL ESTATE LLC 14785 5W 81 ST AVE
BY RUSSELL&SUZANNE BERGERON TIGARD,OR 97224
17841 WESNIEW RD �
LAKE OSWEGO,OR 97034
2S1128D-04800 2S112BC-02300
FERRERO ROBERT L& HARGIS DAVID A&
FERRERO ADRIANA MAGDALENA
7993 SW LEISER LN 14670 SW 84TH CT
TIGARD,OR 97223 TIGARD,OR 97224
2S112BC-13500 251128C-04000
GALLANT C SCOTT R& HAWKINS DANIELLE
GALLANT PATRICIA K 14093 SW NORTHVIEW DR
8036 SW LEISER LN TIGARD,OR 97223
TIGARD,OR 97224
2S112B6-10600 25112BA-00800
GARRETT CLIFFORD HAYS JAMES E 8�
14320 SW FANNO CREEK LOOP SHELLEY P
TIGARD,OR 97224 14460 SW 80TH PL
TIGARD,OR 97224
2S712B8-04200 2S1126A-04800
GIAMPIETRO JAMES&VICTORIA A& HENNICK MATTHEW J 8�
GIAMPIETRO WILLIAM&ANASTASIA BLOCK BARBARA A
8205 SW BONITA RD 14325 SW 80TH PL
PORTLAND,OR 97224 TIGARD,OR 97224
2S1128C-03600 2S1128C-02400
GOERES MARK W&SUZANNE R HOGENKAMP KENNETH DEAN SR
14700 SW 83RD AVE AND RUTH ANN
TIGARD,OR 97224 14690 SW 84TH COURT
TIGARD,OR 97223
251126C-D7000 2S1128C-01202
GOLD JACK C&WENDY M HOLMES BRIAN M
4778 CALAROGA DR 14597 SW 81 ST AVE
WEST LINN,OR 97068 TIGARD,OR 97224
2S1126C-14200 2S112B8-11100
GOLOVIN DMITRIY& HOOKIE JIMMY L AND ANN M
GOLOVINA VALENTINA 14258 SW FANNO CREEK LOOP
8015 SW LEISER LN TIGARD,OR 97224
TIGARD,OR 97224
2S1128C-14100 2S112BC-03000
GUTTMAN ARIC D&LORI A HOUSE EDWARD BRILEY JR
14596 SW DEKORTE TER 14725 SW 83RD
TIGARD,OR 97223 TIGARD,OR 97224
2S112BA-05400 2S1126C-01203
INGRAM LEROY S&ANNA RD KNOLIN RICHARD EUGENE AND
14465 SW 80 TH PL LYNDA LOUISE
TIGARD,OR 97224 14575 SW 81 ST AVE
TIGARD,OR 97224
zsiizac-o�zoo 2sii2sc-�a000
JENNINGS DONALD J AND MARY J KUEST JEFFREY S 8 JODI L
14533 SW 81ST AVE 14597 SW DEKORTE TER
TIGARD,OR 97224 TIGARD,OR 97224
2S112B6-14000 2S1728C-12900
KAEDING MARI LYNN LAU CHRISTINE YIN YEE&
14357 SW FANNO CREEK CT LAM CYNTHIA Y C/MILTON M
TIGARD,OR 97224 66 PARTRIDGE LN
DALY CITY,CA 94014
2S112BC-08100 2S112BC-08300
KAPPES SCOTT LEE DAVID H&LINA P
8167 SW CAROLE CT 8156 SW CAROLE CT
TIGARD,OR 97224 TIGARD,OR 97224
2S11288-04403 2S112BC-14300
KATZ DAVID A&SHANNON Z LEISER PARK OWNERS OF
8161 SW BONITA RD LOTS&11
TIGARD,OR 97224 , 0
2siizac-osaoo zs>>zec-o�ioa
KEFFER ERNEST W/NANCY F LIEBMAN ALAN 8 FRANCINE
14518 SW 83RD CT 14576 SW 83RD CT
TIGARD,OR 97224 TIGARD,OR 97224
2S112B6-11000 2S1128C-07800
KEICHER CHERYL K LORD H DWAYNE&LAURA J
22320 BEAVERCREEK RD 8101 SW CAROLE CT
OREGON CITY,OR 97045 TIGARD,OR 97224
2S1128C-13000 251126C-13700
KEKUA PATRICK N&JANET S LOWE BROOKE
14559 SW 83RD CT 14592 SW 81ST AVE
TIGARD,OR 97224 TIGARD,OR 97224
2S172BC-038�0 2S112BC-13800
KING MICHAEL A&CATHARINE E LUJAN PATRICK�&CHRISTINE C
14740 SW 83RD AVE 8071 SW LEISER LN
TIGARD,OR 97224 TIGARD,OR 97224
251128C-13600 2S112BC-08800
KIRBY JACK L JR&lJESUSALYN T MACKINNON DANIEL W MABLE
8089 SW LEISER LN 14750 SW 81ST AVE
TIGARD,OR 97224 TIGARD,OR 97224
2S1128C-08400 2S112BC-03900
MARTIN JEFFREY D&AMY 0'KEEFE EDWARD G AND
8134 SW CAROLE CT RITAMARIE P
TIGARD,OR 97224 14760 SW 83RD
TIGARD,OR 97224
2S112BD-03200 2S112BC-06900
MARUTA TOMOAKI OLLISON LIVING TRUST THE
7965 SW MARA CT 23737 SW NEWLAND RD
TIGARD,OR 97223 WILSONVILLE,OR 97070
2S1126D-03300 2S1126C-01300
MCGREEVY ROBERT PAC RIM HOMES LLC
7983 SW MARA CT 8200 SW BONITA RD
TIGARD,OR 97224 TIGARD,OR 97224
251126A-051Q0 2S1126C-01400
MICHAEL RANDOLPH&PHYLLIS J PAC RIM HOMES LLC
14385 SW 80TH PL 8200 SW BONITA RD
TIGARD,OR 97224 TIGARD,OR 97224
251126C-03100 2S7126C-02500
MILES DENISE S PARTH UWE M&CHARLENE M
14705 SW 83RD AVE 14710 SW 84TH CT
TIGARD,OR 97224 TIGARD,OR 97224
25112BC-07600 2S172BC-13900
MONCAYO RAUL PENCIK HENRY D&MARY JO
14547 SW 83RD CT 8053 SW LEISER LN
TIGARD, OR 97224 TIGARD,OR 97224
2S112BA-05301 2S1126C-12800
MORROW JEFFREY C ROBINSON CARROLL MIEKO
SWEENEY-MORROW ERIN 14575 SW 83RD CT
14435 SW 80TH PLACE TIGARD,OR 97224
TIGARD,OR 97224
2S112BC-13300 251126C-07900
MULLALY DAVID R&ANN M ROBSON SCOTT D&WINDY
8084 SW LEISER LN 8123 SW CAROLE CT
TIGARD,OR 97224 TIGARD,OR 97224
2S112BC-07200 2S112BC-07500
MUNDT DAVID E&SHERRY L SANDS JOSEPH D 8�SHARON L
14598 SW 83RD CT 14652 SW 83RD CT
PORTLAND,OR 97224 TIGARD,OR 97224
2S112BC-00100 2S112BD-03400
MUSCHIATTI JEFFREY L SAVEREIOE KAREN B&
14537 SW DEKORTE TER GABBERT JAMIE E
TIGARD,OR 97224 7992 SW MARA CT
TIGARD,OR 97224
2S1128C-01201 2S1126C-03500
SCHIEBOLD DELLA B WALKER RICHARD G/MARY J
14551 SW 81 ST AVE 14680 SW 83RD AVE
TIGARD, OR 97224 TIGARD,OR 97224
251126A-OSODO 251126C-13400
SKORPEN NEAL J& WALLER JEFFREY W/JENNIFER L
MORAVEC MARCIE L 8062 SW LEISER LN
14365 5W 80TH PL TIGARD,OR 97224
TIGARD,OR 97224
2S1728C-03200 2S112BC-00200
STAEGER RALPHA WANG ZHAOHONG
14685 SW 83RD AVE 3450 NW 178TH AVE
TIGARD,OR 97224 PORTLAND,OR 97229
2S1126B-04401 2S112BA-04700
SULLIVAN JESSE D WAVERLY MEADOWS HOMEOWNERS'ASSO
14252 SW FANNO CREEK LOOP BY MARSH STERLING E
TIGARD, OR 97224 14090 SW 80TH CT
TIGARD,OR 97223
2S7126C-t2200 2S1126A-12400
THORESEN TOMAS WAVERLY MEADOWS HOMEOWNERS'ASSO
14676 SW 83RD CT BY MARSH STERLING E
TIGARD,OR 97224 14090 SW 80TH CT
TIGARD,OR 97223
2S1128B-11200 2S11286-11300
TIGARD CITY OF WINKLER ANITA M A
13125 SW HALL BLVD 14256 SW FANNO CREEK LP
TIGARD, OR 97223 TIGARD,OR 97224
2St126C-o82o0 2S1128C-12oo0
TYLER DAVID W&LISA M WINSTON MARK&ZSUZSANNA
8178 SW CAROLE CT 14925 SW 100TH AVE
TIGARD, OR 97224 TIGARD,OR 97224
2S1126A-00700 2S1126A-04900
VALITSKI MARY J WIPPER DOUGLAS A
14490 SW 80TH PL 14345 SW 80TH PL
TIGARD,OR 97224 TIGARD,OR 97223
2S112BC-13200 251126C-07700
VOLLSTEDT BRUCE T& WONG KOON NING&VIRGINIA W
VOLLSTEDT DEBORAH J 8749 SW BRAEBURN AVE
8092 SW LEISER LN TIGARD,OR 97224
TIGARD,OR 97224
251126C-03400 2S112BC-03300
WALDO KENNETH E AND YOKOY MIKE H&YUMIKO
JANICE E 14665 SW 83RD AVE
14660 SW 83RD TIGARD,OR 97224
PORTLAND, OR 97223
2S1126A-05200
YORK GREGORY S &DEBORAH J
14405 SW BOTH PL
TIGARD,OR 97224
2S172BC-02200
ZENGER STEVEN D/JAYNELEN R
14655 SW 84TH CT
TIGARD,OR 97224
Josh Thomas Gretchen Buehner
10395 SW Bonanza 13249 SW 136th Place
Tigard, OR 97224 Tigard, OR 97224
Kristen Miller
8940 SW Edgewood Street
Tigard, OR 97223
Paul Owen
10335 SW Highlantl Drive
Tigard, OR 97224
Tim Esau
PO Box 230695
Tigard, OR 97281
CPO 46
16200 SW Pacific Highway, Suite H242
Tigard, OR 97224
Ross Sundberg
16382 SW 104th Avenue
Tigard, OR 97224
Brian Wegener
9830 SW Kimberly Drive
Tigard, OR 97224
Joseph Dyar
10285 SW Highland Drive
Tigard, OR 97224-4668
Rex Caffall
13205 SW Village Glenn
Tigard, OR 97223
John Frewing
7110 SW Lola Lane
Tigard, OR 97223
CITI OF TIGARD - SOUTH INiERESiE� PARTIES foa. I of Il Ii:lcurolnlsetuellabelslClT South.docl UPDATED: 12-Mav-05
�1
AFFIDAVIT OF MAILING -
I, Patricia L. Lunsford, being first duyl sworn/affirni,on oath depose and saythat I am a Senior Administrative Specialist
for the City of Tigarcl, Waslungton C:ounty,Oregon and that I served the following:
,��,..I,�4t,�y,r�«R�.6)�k�ti,..,
❑x NOTTC� OF DEQSION Fox:
MLI'2006-00002/VAR2006-00064- PAC RIM PARTTTTON
(File No./Nazm Re{erence�
� AMENDED NOTI(�
� City of T'igard Plannulg Director
A copyof the said notice being hereto attached,marked Exhibit"A",and byreference made a part hereof,was mailed to each
named person(s) at the address(s) shown on the attached list(s),marked Exhibit"B", and by reference made a part hereof,on
Se�tember 15,2006,and deposited in the United States Mail on Se�tember 15,2006,postage prepaid.
� , �
,
` ,, �
(Pe�on p d
STATE OF ORE GON
County of Washington ss.
City of Tigard
Subscribed and sworn/affirmed before me on the � Z� dayof Q�--'�-� ��- ,2006.
, , �UFrICIALSEAL
� KRI�Tl��d�'EERf4�lAN
� �W �
NOTF.P'�Ft.l�;l_�C-C7REGt)N
,� COI':i��iiSS'.1;;�1 :;Q :L':;�^
" ���'1.1MISSIO��!�XP!G��S.!1!�Y^R.7C NOT YPUBL FOREGON
_�______ My Commission E�ires: Z�, 2 Uv
� � EXHIBIT.�
NOTICE OF TYPE II DECISION
_ .�
MINOR LAND PARTITION (MLP) 2006-00002 -
PAC RIM PARTITION
120 DAYS = 11/18/2006
SECI'ION I. APPLICATION SLJMMARY
FILE NAME: PAC RIM PARTITION
CASE NOS: Minor Land Partition (MLP) MLP2006-00002
Variance (VAR) VAR2006-00064
PROPOSAL: The applicant is requesting a three (3) lot Minor Land Partition on 0.64 acres. The applicant
also requests an adjustment to the access spacing standard for the proposed pnvate street
intersectu�g SW Boruta Road, a collector.
APPLICANT/ APPLICANT'S
OWNER Pac Rim Properties, LLC REP: Hale Design Services
Attn: Bill Bader Attn: Ste�hen Hale
5700 NW E1 RayDrive 204 E 45 Street
Camas, WA 98607 Vancouver, WA 98663
ZONING
DESIGNATION: R 4.5: Low Density Residential District. The R 4.5 zoning di�trict is designed to
accommodate detached single-familyhomes with or without accessory residential uruts at a
inuiunum lot size of 7,500 square feet. Duplexes and attached single-family uruts are
pernzitted conditionally. Some crvic and institutional uses are also pernzitted conditionally.
LOC.ATION: 8200 SW Bonita Road; Washington CountyTax Map 2S112BC, T�Lot1300.
PROPOSED PARCEL 1: 7,972 Square Feet
PROPOSED PARCEL 2: 8,101 Square Feet
PROPOSED PARCEL 3: 8,104 Square Feet
APPLICABLE
RE VIE W
CRITERIA: CommunityDevelopment Code Cha�ters 18.390 (Decision-Making Procedures); 18.420 (Land
Partitions); 18.510 (Residential Zorung Districts); 18.705 (Access Egress and Circulation);
18.715 (Density Computations); 18.745 (Landscaping and Screenin�; 18.765 (Off-Street
parking and Loadulg RecJuirements); 18J90 (Tree Removal); 18J95 (V�sual Clearance Areas);
and 18.810 (Street and UtilityImprovement Standards).
SECTION II. DECISION
Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the
above request. The findings and conclusions on which the decision is based are noted in the full decision, available at
City Hall.
THIS APPROVAL SHALL BE VALID FOR 18 MONTHS
FROM THE EFFECTIVE DATE OF THIS DECISION.
All documents and applicable criteria in the above-noted file are available for inspection at no cost or copies can be
obtained for twenty-five cents (25�) per page,or the current rate charged for copies at the ume of the request.
SECTION III. PROCEDURE AND APPEAL INFORMATION
Notice:
Notice mailed to:
X The applicant and owners
X Owner of record within the required distance
X Affected government agencies
Final Decision:
THIS DECISION IS FINAL ON SEPTEMBER 15, 2006 AND BECOMES
EFFECTIVE ON SEPTEMBER 30, 2006 UNLESS AN APPEAL IS FILED.
�A� �e-al-:
The D-irector's Decision is final on the date that it is mailed. All persons entitled to notice or who are otherwise
adversely affected or aggrieved by the decision as� provided in Section 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) busuzess day_s of the
date the Notice of Dec�sion was mailed. The appeal fee schedule and foxms are ava able from the I'laruiing
Division of�gard 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 wntten comments subirutted by the parties during the comment period. Additional
evidence concerning issues properly raised in the Notice of Appeal may be subrrutted by any party dunng the appeal
hearing,subject to any additional rules of procedure that maybe adopted from tune to time by the appellate body.
THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON SEPTEMBER 29, 2006.
Fo�estions:
er information lease contact the Plaruzing Division Staff Planner, Emil,yEng at (503) 639-4171, Tigard
City Hall, 13125 SW Hall�oulevard,Tigard,Oregon 97223.
„ anm m� ..e.....,�..,...,.,.......
4tsm �v ' vICII�II'cY MAI'
T �'�
r O - q F�wHO � MI.PZOO6-0��02
�— � VAR2006-00064
� PAC RIM s
��
� vE PROPERTTES
_ > E LP
ti
m
m
SrrE_ ��
TA
;5�
����/'�.
' W �,�;
< � �,
y �"" _ --
CA CT N
LA HA �
m
r..rr
1Ma�
I����t�
�Yw�s+��a
CITY OF TIOARD
--_......_....._..._.__.._
BON/TA HE/GHTS PARTIT/ON F� ���,�`�:,.�o",�";;a;�,�y.a�,,.---� �
— OI/FE/////YRYP,4VilnGVLO[A(EO/NME YERM'� O.
.��._-. .a e<e'x �se Ldnd to:FOlbw.
w iu ov secncw iz,r z s,x r w.w.n,arr ar naaw.
" wes�mw�ra+ca�wtvas�cav ...... _..__l 1
..,.,..,. N
��,• M��� Attsch_._._.
J�C 4��ree� .�. .__._I 1
�s�s��+ - oA,o._q�..
- _��N�=:— —,_ _.�_...._—�
-- —= ----
---------�_ - -----------
------- _ r--------- -
- --------�p,,,.--- �`�. —.��_•--�-�..,.,....---
-- — -- ..�• T--
"r�_,.. __1—
- _ �s -- ...�; - i .. �;��`, �
_�,-
ti. ,T -�..,� _ ---
t�`n .��� � -- -- _..�� r
� -- � � `
� �
� �
;�_ -� �r� h --�- „ � � � I
f� � \Y �1 g, ��C"� �. i •- j �� I _=—•-
.
�� � ._ ..._
, --° �
� °'�� �- � - -
.,, , , , u
,. _
�. ,.....� ..-• � ._ .
��,�. i p �� � i i � �
,
�, ;
,
w.-- . , , ._. — ----
„
�o*: I
�, , . p
'
•
I, , , 'R: __'_ m
. � �
, ,
�
�
. • . . . . ..� � I �
I ..o.�.�.,,p.
..�.°'�n.•
, I , � ��.
y.
,._......___"'. ...__' _'r_"' ' I
__N_:iw.��—H__' �..��1—_ � � �
_��
I`
I
��: .� . . ' � : � � _ . .._ .._--_
� � � � ' � M EXHIBII�____
2S11288-10500 2511268-10800
2003 BUNN FAMILY REV TRUST CRAFT JAMES ROBERT&
BUNN TERRYL L&PHILIP C JR TRS KELLEY ANN
1625 LINDA VISTA DR 14290 SW FANNO CREEK LP
SANTA YNEZ,CA 93460 TIGARD,OR 97224
2siizsc-o2sao 2S1128C-01100
ALLEN WILLIE&ANNA A CRISMAN JAMES W/REBECCA
8325 SW MURDOCK ST 14635 SW 81ST AVE
TIGARD,OR 97224 TIGARD,OR 97224
2S112BC-07300 2S1126C-121D0
ARES DON D 8�LORI L DALY E NOEL
14616 SW 83RD CT 14662 SW 83RD CT
PORTLAND, OR 97224 TIGARD,OR 97224
2S112BC-08700 2S11268-10700
BAIOCCO DEOLINDO F&PAOLA DECKER KAREN KAADY
14774 SW 81ST 938 9TH ST
TIGARD,OR 97224 LAKE 05WEG0,OR 97034
2S112B6-oa400 251126B-os000
BARNETT PAMELA M DOHERTY DENNIS�DIMPLE&
8115 SW BONITA RD CHUA LILIA
TIGARD,OR 97224 14275 SW FANNO CREEK LP
TIGARD,OR 97224
2S1128A-O5500 2S112BB-04000
BASTIN JOHN C D'ORAZIO INVESTMENTS LLC&
PO BOX 231086 HFR INVESTMENTS I LLC
TIGARD,OR 97281 26901 AGOURA RD
CALABASAS,CA 91301
2S112BA-00900 2S11266-04100
BAXTER BART D D'ORAZIO JOANETTE�
7980 SW KRUSE LP RABANO HELEN F
TIGARD,OR 97224 421 WHITEGATE RD
NEWBURY PARK,CA 91320
2S11266-04402 2S1128C-08900
CESSNA JAMES W JR&TAMMIE J DUFORT PATRICIA M
8133 SW BONITA RD 14733 SW 80TH AVE
TIGARD,OR 97223 TIGARD,OR 97224
2S11288-14100 2511266-14200
CHRISTMAN JOHN R&ELIZABETH G ELLEDGE ANNE E
14363 SW FANNO CREEK CT 14371 SW FANNO CREEK CT
TIGARD,OR 97224 TIGAR�,OR 97224
251126C-03700 2S11266-10900
CLEMMONS JAMES GREGORY ENGLAND MARLETTA
14720 SW 83RD AVE 14280 SW FANNO CREEK LOOP
TIGARD,OR 97224 TIGARD,OR 97224
N
2S1726C-07400 ' � 2S1126C-08000
FABER ROSE M HANNA BRIAN L F
14638 SW 83RD CT 8145 SW CAROLE CT
TIGARD, OR 97224 , TIGARD,OR 97224
2S112B6-13900 2S1126C-08500
FANNO CREEK REAL ESTATE LLC HANSEN PATRICK L
BEN-BERG REAL ESTATE LLC 14785 SW 81ST AVE
BY RUSSELL&SUZANNE BERGERON TIGARD,OR 97224
17841 WESNIEW RD
LAKE OSWEGO,OR 97034
2S112BD-04800 2S1128C-02300
FERRERO ROBERT L& HARGIS DAVID A&
FERRERO ADRIANA MAGDALENA
7993 SW LEISER LN 14670 SW 84TH CT
TIGARD,OR 97223 TIGARD,OR 97224
2S112BC-13500 2S112BC-04000
GALLANT C SCOTT R 8 HAWKINS DANIELLE
GALLANT PATRICIA K 14093 SW NORTHVIEW DR
8036 SW LEISER LN TIGARD,OR 97223
TIGARD,OR 97224
2S11288-10600 2S112BA-00800
GARRETT CLIFFORD HAYS JAMES E�
14320 SW FANNO CREEK LOOP SHELLEY P
TIGARD,OR 97224 14460 SW 8�TH PL
TIGARD,OR 97224
2S11266-04200 2S1128A-04800
GIAMPIETRO JAMES&VICTORIA A& HENNICK MATTHEW J&
GIAMPIETRO WILLIAM&ANASTASIA BLOCK BARBARA A
8205 SW BONITA RD 14325 SW SOTH PL
PORTLAND, OR 97224 TIGARD,OR 97224
257126C-03600 251126C-02400
GOERES MARK W&SUZANNE R HOGENKAMP KENNETH DEAN SR
14700 SW 83RD AVE AND RUTH ANN
TIGARD,OR 97224 14690 SW 84TH COURT
TIGARD,OR 97223
2s�i2sc-o�ooa 2s��2sc-o�2az
GOLD JACK C&WENDY M HOLMES BRIAN M
4778 CALAROGA DR 14597 SW 81ST AVE
WEST LINN,OR 97068 TIGARD,OR 97224
251126C-1a2o0 2S11288-1t1oo
GOLOVIN DMITRIY& HOOKIE JIMMY L AND ANN M
GOLOVINA VALENTINA 14258 SW FANNO CREEK LOOP
8015 SW LEISER LN TIGARD,OR 97224
TIGARD,OR 97224
251128C-14100 2S1128C-03000
GUTTMAN ARIC D&LORI A HOUSE EDWARD BRILEY JR
14596 SW DEKORTE TER 14725 SW 83RD
TIGARD,OR 97223 TIGARD,OR 97224
N
2S112BA-05400 ' � 2S1128C-01203
INGRAM LEROY S&ANNA RD KNOLIN RICHARD EUGENE AND
14465 SW 80 TH PL LYNDA LOUISE
TIGARD,OR 97224 14575 SW 81ST AVE
TIGARD,OR 97224
2S1128C-01200 251126C-14000
JENNINGS DONALD J AND MARY J KUEST JEFFREY S&JODI L
14533 SW 81 ST AVE 14597 SW DEKORTE TER
TIGARD,OR 97224 TIGARD,OR 97224
2S11266-14000 2S112BC-12900
KAEDING MARI LYNN LAU CHRISTINE YIN YEE&
14357 SW FANNO CREEK CT LAM CYNTHIA Y C/MILTON M
TIGARD,OR 97224 66 PARTRIDGE LN
DALY CITY,CA 94014
2S112BG08100 251728C-08300
KAPPES SCOTT LEE DAVID H&LINA P
8167 SW CAROLE CT 8156 5W CAROLE CT
TIGARD,OR 97224 TIGARD,OR 97224
2S11266-04403 2S112BC-14300
KATZ DAVID A 8�SHANNON Z LEISER PARK OWNERS OF
8161 SW BONITA RD LOTS&11
TIGARD,OR 97224 , 0
2S1126C-06800 2S1126C-07700
KEFFER ERNEST W/NANCY F LIEBMAN ALAN&FRANCINE
14518 SW 83RD CT 14576 SW 83RD CT
TIGARD,OR 97224 TIGARD,OR 97224
zst�zas-��oo0 2S1126C-07800
KEICHER CHERYL K LORD H DWAYNE&LAURA J
22320 BEAVERCREEK RD 8101 SW CAROLE CT
OREGON CITY,OR 97045 TIGARD,OR 97224
2S112BC-13000 2S112BC-13700
KEKUA PATRICK N&JANET S LOWE BROOKE
14559 SW 83RD CT 14592 SW 81ST AVE
TIGARD,OR 97224 TIGARD,OR 97224
2S1126C-03800 2S1128C-13800
KING MICHAEL A&CATHARINE E LUJAN PATRICK L 8 CHRISTINE C
14740 SW 83RD AVE 8071 SW LEISER LN
TIGARD,OR 97224 TIGARD,OR 97224
2S112BC-13600 2S112BC-�8800
KIRBY JACK L JR&/JESUSALYN T MACKINNON DANIEL W MABLE
8089 SW LEISER LN 14750 SW 81ST AVE
TIGARD,OR 97224 TIGARD,OR 97224
N
2S112BC-08400 , � 2S1128C-03900
MARTIN JEFFREY D&AMY O'KEEFE EDWARD G AND
8134 SW CAROLE CT RITAMARIE P
TIGARD,OR 97224 14760 SW 83RD
TIGARD,OR 97224
2S1126D-03200 2S1128C-06900
MARUTA TOMOAKI OLLISON LIVING TRUST THE
7965 SW MARA CT 23737 SW NEWLAND RD
TIGARD,OR 97223 WILSONVILLE,OR 97070
2S1126D-03300 2S1126C-01300
MCGREEVY ROBERT PAC RIM HOMES LLC
7983 SW MARA CT 8200 SW BONITA RD
TIGARD, OR 97224 TIGARD,OR 97224
25t12BA-05100 2S112BC-07400
MICHAEL RANDOLPH 8 PHYLLIS J PAC RIM HOMES LLC
14385 SW 80TH PL 8200 SW BONITA RD
TIGARD,OR 97224 TIGARD,OR 97224
2S112BC-03100 2S112BC-42500
MILES DENISE S PARTH UWE M&CHARLENE M
14705 SW 83RD AVE 14710 SW 84TH CT
TIGARD,OR 97224 TIGARD,OR 97224
2S112BC-07600 2S112BC-13900
MONCAYO RAUL PENCIK HENRY D 8 MARY JO
14547 SW 83RD CT 8053 SW LEISER LN
TIGARD,OR 97224 TIGARD,OR 97224
2S112BA-05301 2S112BC-12800
MORROW JEFFREY C ROBINSON CARROLL MIEKO
SWEENEY-MORROW ERIN 14575 SW 83RD CT
14435 SW 80TH PLACE TIGARD,OR 97224
TIGARD,OR 97224
2S1126C-13300 2S112BC-07900
MULLALY DAVID R&ANN M ROBSON SCOTT D&WINDY
8084 SW LEISER LN 8123 SW CAROLE CT
TIGARD, OR 97224 TIGARD,OR 97224
2S112BC-07200 2S1126C-07500
MUNDT DAVID E&SHERRY L SANDS JOSEPH D 8 SHARON L
14598 SW 83RD CT 14652 SW 83RD CT
PORTLAND,OR 97224 TIGARD,OR 97224
2S1126C-00100 251126D-03400
MUSCHIATTI JEFFREY L SAVEREIDE KAREN B&
14537 SW DEKORTE TER GABBERT JAMIE E
TiGARD,OR 97224 7992 SW MARA CT
TIGARD,OR 97224
� � . �
251126C-01201 , � 2S112BC-03500
SCHIEBOLD DELLA B WALKER RICHARD G/MARY J
14551 SW 81ST AVE 14680 SW 83RD AVE
TIGARD, OR 97224 TIGARD,OR 97224
2S112BA-05000 2S1126C-73400
SKORPEN NEAL J& WALLER JEFFREY W/JENNIFER L
MORAVEC MARCIE L 8062 SW LEISER LN
14365 SW 80TH PL TIGARD,OR 97224
TIGARD,OR 97224
2S1126C-03200 2S112BC-00200
STAEGER RALPHA WANG ZHAOHONG
14685 SW 83RD AVE 3450 NW 178TH AVE
TIGARD,OR 97224 PORTLAND,OR 97229
2S11286-04401 2S1126A-04700
SULLIVAN JESSE D WAVERLY MEADOWS HOMEOWNERS'ASSO
14252 SW FANNO CREEK LOOP BY MARSH STERLING E
TIGARD,OR 97224 14090 SW 80TH CT
TIGARD,OR 97223
2S112BC-12200 2S1128A-12400
THORESEN TOMAS WAVERLY MEADOWS HOMEOWNERS'ASSO
14676 SW 83RD CT BY MARSH STERLING E
TIGARD,OR 97224 14090 SW 80TH CT
T�GARD,OR 97223
2S112BB-17200 2S11266-11300
TIGARD CITY OF WINKLER ANITA M A
13125 SW HALL BLVD 14256 SW FANNO CREEK LP
TIGARD,OR 97223 TIGARD,OR 97224
zs��zsc-oazoo 2s�i2sc-�z000
TYLER DAVID W&LISA M WINSTON MARK&ZSUZSANNA
8178 SW CAROLE CT 14925 SW 100TH AVE
TIGARD,OR 97224 TIGARD,OR 97224
2S1126A-00700 2S112BA-04900
VALITSKI MARY J WIPPER DOUGLAS A
14490 SW 80TH PL 14345 SW 80TH PL
TIGARD,OR 97224 TIGARD,OR 97223
251128C-13200 2S1126C-07700
VOLLSTEDT BRUCE T& WONG KOON NING&VIRGINIA W
VOLLSTEDT DEBORAH J 8749 SW BRAEBURN AVE
8092 SW LEISER LN TIGARD,OR 97224
TIGARD,OR 97224
2S7128C-03400 2S112BC-03300
WALDO KENNETH E AND YOKOY MIKE H&YUMIKO
JANICE E 14665 5W 83RD AVE
14660 SW 83RD TIGARD,OR 97224
PORTLAND,OR 97223
' � � �
2S1128A-05200
YORK GREGORY S&DEBORAH J
14405 SW 80TH PL
TIGARD,OR 97224
2S1728C-02200
ZENGER STEVEN D/JAYNELEN R
14655 SW 84TH CT
TIGARD,OR 97224
. � � ' • ' � �
Josh Thomas Gretchen Buehner
10395 SW Bonanza 13249 SW 136� Place
Tigard, OR 97224 Tigard, OR 97224
Kristen Miller
8940 SW Edgewood Street
Tigard, OR 97223
Paul Owen
10335 SW Highland Dnve
Tigard, OR 97224
Tim Esau
PO Box 230695
Tigard, OR 97281
CPO 4B
16200 SW Pacific Highway, Suite H242
Tigard, OR 97224
Ross Sundberg
16382 SW 104th Avenue
Tigard, OR 97224
Brian Wegener
9830 SW Kimberiy Drive
Tigard, OR 97224
Joseph Dyar
10285 SW Highland Drive
Tigard, OR 97224-4668
Rex Caffall
13205 SW Village Gienn
Tigard, OR 97223
John Frewing
7110 SW Lola Lane
Tigard, OR 97223
CITI' OF TIGARD - SOUTH INTERESTED PARTIES loo. I af I1 (i:\curolnlsetu�\labels\CIT South.docl UPDATED: 12-Mav-05
. �, .
��
AFFIDAVIT OF MAILING -
I, Patricia L. Lunsford, being fust dul�y sworn/affiriri, on oath depose and saythat I am a Senior Administrative Specialist
for the City of Tigard, Waslungton C�ounty, Oregon and that I served the following:
;�}x.k.�m�s�is1 a�k>w 7
❑x NOTTCE OF DEQSION FOR
MLP2006-00002/VAR2006-00064-PAC RIM PARTTTTON
(File NolName Reference)
� AMENDEDNOTIC�
� City of Tigard Planning Director
A copyof the said notice being hereto attached,marked Exhibit"A",and byreference made a part hereof,w�as mailed to each
named person(s) at the address(s) shown on the attached list(s),marked Exhibit"B",and byreference made a part hereof,on
Se�tember 15,2006,and deposited in the United States Mail on Se�tember 15,2006,postage prepaid.
. � �
� ��
(Person that Nou
STATE OF OREGON
County of Washington ss.
City of Tigar�d
�
Subscribed and sworn/affirmed before me on the � Z� dayof ��- �'�-� ,2006.
ti� 9 �r r-icsA�s��
KRlSTIE J PEERMAN
NOTARY PUBLIGOREGON ,
COMMISSION N0.3?0962
MY Cl��4Ml$���!��EY��RF�,�`��Y^a 2c� NOT Y PUBLIC OREGON
My CoiYUnission Expires: 2 d' �w
EXHIBIT�
NOTICE OF TYPE II DECISION
_ .�
MINOR LAND PARTITION (MLP) 2006-00002 -
PAC RIM PARTITION
120 DAYS = 11/18/2006
SECTION I. APPLICATION SUMMARY
FILE NAME: PAC RIM PARTITION
CASE NOS: Minor Land Partition(MLP) MLP2006-00002
Variance (VAR) VAR2006-00064
PROPOSAL: The applicant is re questing a three (3) lot Minor Land Partition on 0.64 acres. The applicant
also requests an adjustment to the access spacing standard for the proposed pnvate street
intersectulg SW Boruta Road, a collector.
APPLICANT/ APPLIC�NT'S
OWNER Pac Rim Properties,LLC REP: Hale Design Services
Attn: Bill Bader Attn: Ste�hen Hale
5700 NW E1 RayDrive 204 E 45 Street
Camas,WA 98607 Vancouver,WA 98663
ZONING
DESIGNATION: R 4.5: Low Densitv Residential District. The R 4.5 zoning district is designed to
accommodate detached single-fanulyhomes with or without accessory residential units at
a miniinum lot size of 7,500 square feet. Duplexes and attached sulgle-farruly units are
pernutted conditionally. Some civic and institutional iues are also pernzitted conditionally.
LOCATION: 8200 SW Bonita Road;Washington CountyTax�Vlap 2S112BC,Tax L.ot1300.
PROPOSED PARCEL 1: 7,972 Square Feet
PROPOSED PARCEL 2: 8,101 Square Feet
PROPOSED PARCEL 3: 8,104 Square Feet
APPLICABLE
RE VIE W
CRITERIA: CommunityDevelopment Code Cha�ters 18.390 (Decision-Making Procedures); 18.420 (Land
Partitions); 18.510 (Residential Zorung Districts); 18.705 (Access Egress and Circulation);
18J15 (Density Computations); 18J45 (Landscaping and Screenin�); 18J65 (C?ff-Street
parking and Loading Rec�uiYements); 18J90 (Tree Removal); 18J95 (V�sual Clearance Areas);
and 18.810 (Street and Ut�ry Improvement Standards).
SECTION II. DECISION
Notice is hereby given that the City of T'igard Community Development Director's designee has APPROVED the
above request subject to certa.in conditions. The findings and conclusions on which the decision is based are noted in
Section V.
NOTIC�OF DEQSION MLI'200Er00002/PAC RIM PARITTTON PAGE 1 OF 24
CONDITIONS OF APPROVAL
THE FOLLOWING CONDITIONS SHALL BE SATISFIED
PRIOR TO SITE PERMIT:
e app icant s a prepare a cover etter an su mit it, a on wi any supportin ocuments an orp ans
that address the followin� requirements to the CURRENT P�ANNING I7IVISI� ATTN: EMILY ENG,
503-718-2712. The cover letter shall clearly identify where in the submittal the requirec�information is found:
1. Prior to any site work, the applicant shall submit a final tree removal, protection and mitigation plan, prepared
by a certified arborist. The final tree plan shall indicate all trees to be removed and potentially removed. This
�lan shall be included with the construction documents and shall indicate the location of tree protection
encing: The plans shall also include a construction sequence ir�cluding installation and removal of tree
protection devices, clearing, grading, and paving. Consideration for utility trench alignments and grading shall
also be a part of the protection plan. Fa�lure to follow the plan, or mauitaul tree protect�on fencuig uz the
designated locations shall be grounds for uninediate suspension of work on the site until remediation measures
andlor civil citations can be processed.
2. Final tree plan shall show a diversity of street trees according to the following guidelines (18J45.040B) and the
City of Tigard Street Tree List:
A. No more than 30% of one familybe planted onsite;
B. No more than 20% of any one genus be planted onsite;and
G No more than 10% of any one species be planted onsite.
Street trees shall be chosen from the City of Tigard's Street Tree List or otherwise shall be approved by the Ciry
Forester. The City Forester reconunends planting native species for street trees, such as Big Leaf Maple,
Cascara or Oregon White Oak. Properly sized oaks can be found at River Oak Farm and Nursery(Attn:Diane,
503-357-2745).
3. Final tree plan shall show street tree size and spacing in accordance with standarcls for public and private streets
(Section 18.745.040.C�.
4. Prior to commencing site work, the applicant shall submit security in the form of cash or other means
acceptable to the City for the equivalent value of tree mitigation reqwred at $125.00 per caliper inch. If
additional mitigation trees are preserved through the partition unprovements and construction of houses, and
are properlyprotected through these stages bythe same measures afforded to other protected trees on site,the
amount of the cash assurance may be corresp ondingly reduced. Any trees planted on the site or off site in
accordance with 18.790.060.D will be credited against the assurance for two years following final plat approval.
After such tune, the applicant shall pay the rema�n�ng value of the assurance as a fee in-lieu of p-lanting. Any
planting by the applicant must be approved by the City Arbonst.
The applicant shall prepare a cover letter and submit it, alon with any suppottin documents and/or plans
that address the following requirements to the CITY FORES�ER(MAT'IrSTIN�, 503-718-2589). The cover
letter shall clearly ident�fy where in the submittal the required information is found:
5. Prior to any site work, the applicant shall install all proposed tree protection fencing. The fencing shall be
ins pected and approved by the City Forester rior to commencuig any site work. The tree protection fencu7
shall reinaul in place through the duration o�all of the building construction phases, until the Certificate o�
Occupancy has 6een approved.
If the Builder is different from the Developer or initial applicant: Prior to issuance of building pernzits, the
applicant shall submit site plan drawuigs uidicating the location of the trees that were preserved on the lot
dunng site development, location of tree protection fencuig, and a signature of ap roval from the pro�ect
arbonst regarding the placement and construction techniques to be employed ui b�ding the structures. All
prop osed protection fencuzg shall be ir�stalled and inspected pnor to commencu�g construction. The fencin
shaIl reinaui in place through the dl�r�ation of all of the building construction phases, until the Certificate o�
Occupancy has been approved. After approval from the City Forester, the tree protection measures may be
removed.
NOTICE OF DEQSION MLI'200G00002/PAC RIM PARTITION PAGE 2 OF 24
6. From initial tree protection zone ('TPZ�) fencing installation through the building construction phases, the
applicant shall have an on-going responsbilityto ensure that the Pro ect Arborist has submitted wntten reports
to the City Forester, at least once every two weeksj as the Project�orist monitors the construction activiues.
The reports shall evaluate the condition and location of the tree protection fencing, detern�ine if any changes
occurred to the TPZ, and if any part of the Tree Protecuon Plan has been violated. If the amount of TPZ was
reduced, then the Project Arbonst shall justify why the fencing was moved and shall certify that the
construction activities did not adversely impact the overall, long-term health and stability of the tree(s). If the
reports are not submitted to the City Forester at the scheduled mteroals, and if it appears the TPZ's or the Tree
Protecuon Plan are not being followed by the contractor or a sub-contractor, the City can stop work on the
project until an inspection can be done bythe CiryForester and the Project Arborist.
The applicant shall prepare a cover letter and submit it, along with any supportin documents and/or plans
that address the following requirements to the ENGINEERING DIVISION,AT�: HIM MCMILLAN 503-
639-4171, EXT 2642. The cover letter shall cleady identify where in the submittal the required information is
found:
7. A Public Facility Improvement (P FI) pernzit is rec�uired for this project to cover installation of public utilities
and any other work in the public nght-of-way. Six (6) sets ot detailed public improvement plans shall be
subrrutted for review to the Engineenng Department. NOTE: these plans are u1 addition to any drawings
required by the Buildin Div�sion and should only include sheets relevant to public improvements. Public
Facil�ty Improvement �'FI) pernut pl_a_ns shall conform to City of Tigard I'ublic Improvement Design
Standards,which are available at CityHall and the Cit�s web page (www.tigard-or.gov).
8. The PFI permit plan submittal shall include the exact legal name, address and tele�phone number of the
individual or corporate entity who will be designated as the "Pern�ittee", and who wiIl provide the financial
assurance for the public improvements. For example, specify if the entity is a co oration, lirruted partnership,
LLC, etc. Also spec�fy the state within which the entity is incorporated and prov�e the name of the corporate
contact person. Failure to provide accurate information to the Engineering Department will delay processulg
of project documents.
9. An erosion control plan shall be �rovided as part of the Public Facility Improvement (PFI)�pernzit drawings.
The plan shall conform to the Erosion Prevenuon and Sediment �ontrol Design and 1'laruung Manual,
February 2003 edition."
10. 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. For
situations where the back poruons of lots drain away trom a street and toward adjacent lots, appropriate private
storm drainage lines shall be provided to sufficientlycontaui and conveynuzoff from each lot.
11. The applicant shall submit construction plans to the Eng ineering De artment as a part of the Public Facility
Improvement perrrut,indicating that theywill construct the followuig�rontage improvements along SW Boruta
Road as a part of this project:
A, Street trees in the planter strip spaced per TDC requiremenu;and
B. C�ncrete apron for the private street approach.
12. The applicant's construction drawings shall show that the pavement and rock section for the proposed private
street shall meet the C�t�s public street standard for a local residential street.
THE FOLLOWING CONDITIONS SHALL BE SATISFIED
PRIOR TO APPROVAL OF THE FINAL PLAT:
e app icant s prepare a cover etter an su mit it, a on wi any supportin ocuments an orp ans
that address the followin� requirements to the CURRENT P�ANNING DIVISI� ATTN: EMILY ENG,
503-718-2712. The cover retter shall clearly identify where in the subinittal the requirec�inforniation is found:
13. Prior to final�plat approval, the applicant shall revise the site plan to show a 20-foot setback from the front
property line tor Parcels 2 and 3.
NOTICE OF DEQSION MLI'200(r00002/PAC RIM PARTTTION PAGE 3 OF 24
14. The applicant/owner shall record a deed restriction to the effect that anyexisting tree gre�ater than 12" diameter
may be removed only if the tree dies or is hazardous according to a cert�fied arbonst. TThe deed restricuon may
be removed or will be considered invalid if a tree preserved in accordance with this decision should either die or
be removed as a hazardous tree.
The applicant shall prepare a cover letter and submit it, along with any supporti�ng documents and/or plans
that address the following requirements to the ENGINEERING DIVISION,ATTN: HIM MCMILLAN 503-
639-4171, EXT 2642. The cover letter shall clearly identify where in the submittal the required information is
found:
15. Prior to approval of the final plat, the.applicant shall obtain a Site Pernzit from the Building Department to
cover all grading for the lot(s), all on-site pnvate utility installation (water, sewer, storni, etc.) and all driveway
construcuon. NOTE: this permit is separate from a Public Facility Improvement pemut issued by the
Engineering Department for work in the pubhc nght-of-way.
16. The applicant's plat shall provide a minunum 15 foot wide public sewer easement for the proposed sewer
extension.
17. Prior to final plat approval, the applicant shall pay the addressing fee. (STAFF CONTAGT: Bethany Stewart,
Engineering�.
18. The applicant shall execute a Restrictive Covenant whereby they agree to complete or participate in the future
improvements of SW Bonita Road adjacent to the subject property,when any o}the followuig events occux:
A. When the improvements are part of a larger project to be financed or paid for by the forniation of a
L,ocal Improvement D�stnct;
B. When the unprovements are part of a larger project to be financed or paid for in whole or in part bythe
City or other public agency;
G When the improvements are part of a larger project to be constructed by a third party and involves the
sharin of design and/or construction e�enses by the third party owner(s) of property in addition to
the su�ject property;or
D. When construction of the im rovements is deemed to be appropriate by the City Engineer in
conjunction with construction o�improvements byothers adjacent to the sub�ect site.
19. Lot1 and T� L.ot 1400 shall not be pernlitted to access directly onto Bonita Road. A non-access reserve
easement shall be recorded for the Boruta Road frontage.
20. The applicant shall cause a statement to be placed on the final plat to indicate that the proposed private street
will be�ointly owned and rr�auitained by the private property owners who abut and take access f rom it.
21. Prior to approval of the final plat,the app licant shall prepare Conditions,Covenants and Restrictions (CC'.&R's)
for this pro�ect,to be recorded with the final plat,that clearly lays out a maintenance plan and agreement for the
proposed pnvate street. The CC'.&R's shall obligate the private property owners withui the subdivision to create
a homeowner's association to ensure regu1auon of inauitenance for the street. The applicant shall submit a
copy of the CCBrR's to the Engineering Department (Kim McMillan) prior to approval of the final plat.
22. The applicant's final plat shall contain State Plane Coordinates on two monuments with a tie to the Cit�s global
posiuorvng system (CGPS) g,eodetic control network(GC 22). These monuments shall be on the same lule and
shall be of the same prec�sion as requi.red 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 �rom
north to grid north. These coordinates can be established by:
A. GPS tie networked to the Cit�s GPS survey;and
B. By random traverse using conventional sutveyuig methods.
23. Final Plat Application Submission Requirements:
A. Submit for Cary review four (4) pap er copies of the final plat prepared by a land surveyor licensed to
practice in Oregon and necessary data or narrative;
B. Attach a check in t�e amount of the current final plat review fee (Contact Planning/Engineering Pernut
Technicians,at (503) 639-4171,e�. 2421);
NOTICE OF DEQSION MLI'200600002/PAC RIM PARTITION PAGE 4 OF 24
G The final plat and data or nairative shall be drawn to the m;r,;mum standards set forth by the Oregon
Revised Statutes (ORS 92.05) Washington County,and bythe Ciry of Tigard;
D. The right-of-way dedication �or Bonita Road, providing 46 feet from centerlule, shall be made on the
final�pIat;
E. NOTE: Washington Countywill not begin their review of the final plat until they receive notice from
the Engineenng Department uldicatuzg that the Caty has reviewed the fuial plat and submitted
conunents to the a�ppIicant's surveyor,and
F. After the City and C:oun have reviewed the final plat, submit two mylar copies of the final plat for
City Engineer signature ry(for partitions), or City Engineer and Community Development Director
signatures (for subdivisions).
THE FOLLOWING CONDITIONS SHALL BE SATISFIED
PRIOR TO ISSUANCE OF BUILDING PERMITS:
e app icant s prepare a cover etter an su mit rt, a ong wi any supporti�ng ocuments an orp ans
that address the following requirements to the ENGINEERING DIVISION,ATTN: HIM MCMILLAN 503-
639-4171, EXT 2642. The cover letter shall clearly identify where in the submittal the required information is
found:
24. Prior to issuance of building pernzits, the applicant shall provide the Engineering Department with a
"photomylar" copy of the recorded f inal plat.
25. Prior to issuance of buildin perniits, the applicant shall provide the Cit�with as-built drawings of the public
im�provements as follows: 1�3 mil mylar 2� a diskette of the as-builts in`DWG" forrnat, if available;otherwise
"DXF" will be acceptable, and 3) the as-�wlt drawing s shall be tied to the Cit�s GPS network The applicant's
engineer shall provide the Gty with an electronic file with points for each structure (inanholes, catch basins,
water valves hyt�rants and other water system features) in the development, and their respective X and Y State
Plane Coorc�inates,referenced to NAD 83 (91).
26. The applicant shall provide s� nage at the entrance of each shared flag lot driveway or private street that lists the
addresses that are served by t�e given dnveway or street.
27. During issuance of the building pernut for ParceLs 1 - 3, the applicant shall pay the standard water quality and
water quantityfees per lot (fee amounts will be the latest approved byCWS).
28. Prior to issuance of building pernuts, the applicant's engineer shall submit the final sight distance certification
for the private street access onto Bonita Road.
THE FOLLOWING CONDITIONS SHALL BE SATISFIED
PRIOR TO FINAL BLJILDING INSPECI'ION:
e a picant s a prepare a cover etter an su mit it, a on wi any supporting ocuments an orp ans
that a�dress the following requirements to the CURRENT P�ANNING I3IVISI�N, ATTN: EMILY ENG,
503-718-2712.The cover letter shall cleady identify where in the submittal the required information is found:
29. Prior to issuance of any Certificates of Occu�pancy, the Project Arborist will submit a final certification
indicating the elements of the Tree Protection I31an were followed and that all remaining trees on the site are
healthy, stable, and viable in their modified growuig environment. No Certificates of Ckcupancywill be issued
if this condition is not satisfied.
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.
NOTTCE OF DEQSION MLI'200fr00002/PAC RIM PARTT'ITON PAGE 5 OF 24
SECTION III. BACKGROLJND INFORMATION
Pro e F-�isto .
e su ject parcel is located on the south side of SW Bonita Road,between SW 83'�Avenue and SW 81"Avenue. The
property�s zoned R 4.5 and designated Low Density Residential on the Tigard Comprehensive Plan and Zonin�Map.
No pnor land use approvals were found affectin this parcel.The City a proved a lot line adjustment (1VIIS2006- OOOb)
to reduce the neighboring Tax Lot 1400 from 1�,687 square feet to $,4�D square feet and increase the subject lot, Tax
Lot 1300,from 17,779 square feet to 28,046 square feet.
Vicinity Inf om�ation
The surrounding area is made up of properties zoned R 4.5, R 7 and R 12. Sites are developed prunaiily with single-
fatnilyhomes with mulu-familyhomes nearby.
Site Infomlation and Pro osal Descri tions
The su ject property is approximate y 0.64 acres and has 95.79 feet of frontage on SW Bonita Road. No steep slopes
exist; however,fill from the ad�acent subdiv�sions to the east and west has created a depression in the middle of the site,
causu-ig the site to slope up 17% toward the south to a m:�X;rr,um slope of 23% approaching the south border. A 760-
square foot dwelling was recentlydemolished (BUP2006-00097) and there are no ex�stin structures on the site. Parcel
# 1 will be 7,972 s quare feet,parcel#2 will be 8,101 square feet and parcel#3 will be 8,1�4. The applicant proposes to
construct a su-i�gle tamily house on each new lot. Upon full buildout,the proposed project will add approxunately 9,100
square feet of unpervious surface to the site.
SECTION IV. PUBLIC COMMENTS
The City mailed notice to property owners within 500 feet of the subject site providing them an opportunity to
comment. One comment was received from Fran and Alan Liebman,whose home�s adjacent to the subject site. They
are concerned that the proposed development will detract from their privacy and ne hborhood livability. At the tune
they purchased their home,their realtor told them the subject site was a greenway an�that the trees behuzd their home
could not be removed for the pur�ose of building homes. To preserve trees, w�ldlife livabiliry and safety for children
and pets,the Liebn�ls urge that the site not be rezoned. The full comment is includec�in the f�le.
RESP�NSE: The subject site has never been designated a greenway bythe Ciry. It is unfortunate the Liebman's were
given this inforn�ation. Until 2006, a 760-square toot dwelling existed on the site, which has been
zoned R 4.5 for multiple decades. The applicant does not request a zone change and no zone change
will occur as a result of this proposal. As indicated in the tree removal and protection plan, forty-eight
of sixt�four trees over 12 inches in diameter are being saved (75%), including those trees closest to the
Liebman's property. To develop the on inal lot, the applicant must comply wYth all development code
requirements, which �s the subject o�this decision. If the applicant's proposal meets the code
reqwrements,the�property can be developed. Because the above comment does not address any code
cntena,it has not been addressed in staff's review of the proposal.
SECTION V. APPLICABLE REVIEW CRITERIAAND FINDINGS
Land Partitions (18.420�
The proposed partition complies with all statutory and ordinance requirements and regulations;
As shown by the analysis contained within this adinulistrative decision, the proposed partition complies with all
statutory and ordinance requirements and regulations or can be made to comply vcnth them through conditions of
approval. All necessary conditions must be sat�sfied as part of the development and building process. Therefore, this
cntenon LS met.
There are adequate public facilities available to serve the proposal;
Public facilities are discussed in the Impact Studysection and detailed under the Chapter 18.810 section of this decision.
Based on the analysis provided herein, Staff finds that adequate public facilities are ava�lable to serve the proposal.
Therefore,this criterion�s met.
NOTTC�OF DEQSION MLI'200(r00002/PAC RIM PARTITTON PAGE 6 OF 24
All proposed improvements meet City and applicable agency standards;and
Public facilities and pro osed improvements are discussed in this decision under Chapter 18.810 (Street & LTtiliry
Improvement Standards}� Improvements will be reviewed as part of the pernzit process and dunng construction, at
which time the appropriate review authority will ensure that Caty and apphcable agency standards are met. Based on the
analysis in this dec�sion,staff finds that th�s cntenon�s met.
All proposed lots conform to the specific require�nents below:
The minimum width of the building envelope area shall meet the lot requirement of the applicable zoning
district
The minimum lot width required for the R 4.5 zoning district is 50 feet. The average minimum width of parcel# 1 is 75
feet,of parcel#2 is 78.4 feet,and of parcel#3 is also 78.4 feet. Therefore,this standard has been met.
The lot area shall be as required by the applicable zoning distric� In the case of a flag lot,the accessway may
not be included in the lot area.
The minimum lot area requirement in the R 4.5 zoning district is 7,500 square feet for detached
single-familyunits. The proposed partition creates three (3) lots that are 7,972, 8,104 and 8,T01 square feet respectively.
None of the proposed lots are flaglots. This critenon has been met.
Each lot created through the partition process shall front a public right-of-way by at least 15 feet or have a
legally recorded minimum 15-foot wide access easemen�
Thc proposed partition plat shows that thc frontage lot (parcel 1) is 72.73 feet wide. The rear lots (parcels 2 and 3) will
have a xrururnum 17.18-foot-wide frontage on the proposed pnvate street. Therefore,all lots meet tfvs cntenon.
Setbacks shall be as required by the applicable zoning district
Setbacks for the R 4.5 zone are as follows:
Front - 20 ft
Side - 5 ft
Side Corner - 15 ft
Rear - 15 ft
As shown on the proposed plat,the required muiunum setbacks can be met. Therefore,this criterion is 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 fee� Structures shall generally be located so as to ma}umize separation fmm
existing structures.
None of the proposed parcels will be flag lots.
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 accondance 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
This criterion is not applicable to private streets.
The fire district may require the installation of a fire hydrant where the length of an accessway would have a
detrimental effect on fire-fighting capabilities.
There is an existing hydrant near the northeast corner of parcel l on SW Bonita Road. A second hydrant exists on SW
Bonita Road, about 160 feet from the first hydrant. The proposed private road is 118 feet from right-of-way to the end
of the road. Because the len�th of the access road is less than 15Q feet, it would not have a detnmental effect on fire
fighting capabilities. Per ema�1 from the Fire Marshall (see file),the location of the existing hydrants axe acceptable and
an addiuonal hydrant is not requu-ed.
NOTTCE OF DEQSION MLI'200600002/PAC RIM PARTTT'ION PAGE 7 OF 24
Where a common drive is to be provided to serve more than one lot, a reciprocal easement which will ensure
access and maintenance rights shall be recorded with the approved partition map.
The applicant has pr�o�posed a private road to serve parcels 1 2 and 3. Therefore, a reciprocal access easement is not
required. The plat willhave to ensure that the lots created wil�have access.
Any access way shall comply with the standards set forth in Chapter 18.705,Access,Egress and Circulation.
The proposed private road complies with standards set forth in Chapter 18.705, as shown where Chapter 18.705 is
addressed in th�s decision.
Where landfill and/or develo ment is allowed within or adjacent to the one-hundred year floodplain, the city
shall require consideration o�the dedication of sufficient open land area for greenway adjoining and within
the floodplain. This area shall include portions at a suitable elevation for the construction of a
pedestrian/bicycle pathway with the floodplain in accordance with the adopted pedestrian/bicycle pathway
plan.
The proposed partition is not located in or adJ'acent to the one-hundred year floodplain. The closest area within the
one-hundredyear floodplain is approxu�ately 1350 feet away from the sub�ect properry The elevation of the nearest
floodplain is 140 feet above sea level and the e�evation of the subject property�s 190 teet above sea level. Therefore,
this cntenon does not apply
An application for a variance to the standards prescribed in this chapter shall be made in accordance with
Chapter 18.370,Variances and Adjustrnents. The applications forthe partition and variance(s)/adjustment(s)
will be processed concurrendy.
The applicant requests a variance to the access spacing standard for the proposed private road that will intersect with
SW Boruta Road,a collector. The application has been made u1 accordance wrth Chapter 18.370 and is bein processed
concurrently with this decision. Finduigs are d�scussed under the Variances and Adjustments section of this�ecision.
Residential Zoning Districts (18.510�
The proposed paitition is in the R-4.5 zoning district, which is designed to accommodate detached sin�le-
famiiy homes with or without accessory residential units at a minimum lot size of 7,500 square tee�
Duplexes and attached single-family units are petmitted conditionally. Some civic and institutional uses are
also pernutted conditionally.
Development standards for the R-4.5 zoning district and dimensions of the proposed partition are contained
in the table below:
Table 1: R-4.5 Zoning District Development Standards Comparison
tan a Re uirement Parce 1 Parce 2 arce 3
Muiunum ot size etac e urut 7 S00 s 7 972 s 8 101 s 8 104 s
Avera e muiunum ot wi t etac e urut 50 t 75.0 t 78.4 t 78.4 t
Muiunum ot covera e none na na na
Muumum set ac
ront 20 t 20 t 5 t 5 t
ie 5t na 5t 5t
i e corner 15 t 15 t na na
Rear 15 t 15 t 15 t 15 t
ara e 20 t 20 t 20 t 20 t
um ei t 30 t 20 t 20 t 20 t
um an sca e re u�rement none na na na
The applicant prop oses to a build single-familydetached dwelling on each parcel,a pernzitted use in the R 4.5 zone. As
shown m the table above, the propose�artition meets most of the requirements of the R 4.5 zorung district. The
applicant states that the future homes meet the ininimum setback requirements or exceed them; however, the site
plan indicates ParceLs 2 and 3 will have f ront setbacks of 5 f eet f rom the f ront property line, with a 20 f oot gara�e
setback Therefore,the zoning district requirements for Parcels 2 and 3 have not 6een met. Parcels 2 and 3 shaIl each
have a front setback of 20 feet trom the front propertyline.
NOTICE OF DEQSION MLI'200(r00002/PAC RIM PARTITION PAGE 8 OF 24
CONDITTON: Prior to final plat approval, the applicant shall revise the site plan to show a 20 foot setback
f rom the f ront properry Lne f or ParceLs 2 and 3.
Access,Egress and Circulation�18.705)
Section 18.705.030.D: Public street access. All vehicular access and egress as required in Sections
18.705.030H and 18.705.030I shall connect direcdy with a public or private street approved by the City for
public use and shall be maintained at the required standards on a cont�nuous basis.
All proposed parcels will have access to SW Boruta Road a public street, from the proposed private street. No lot will
be permitted to have direct access to Bonita. Therefore,t�is cntenon�s met.
Section 18.705.030.E: Cut� cuts. Cu�cuts shall be in accordance with Section 18.810.030.N.
Ciu-b cuts shall be in accordance with 18.810.030N and will be reviewed prior to PFI pernzit issuance.
Section 18.705.030.G: Inadequate or hazardous access. Direct individual access to arterial or collector streets
from single-family dwellin s and duplex lots shall be discouraged. Direct access to collector or arterial streets
shall be considered only i�there is no practical alternative way to access the site. If direct access is pennitted
by_the City, the applicant will be required to mitigate for any safety or neighborhood traffic manageinent
(NTM) impacts deemed applicable by the City Engineer. Tlus may include, but will not be limited to, the
construct�on of a vehicle turnaround on the site to eliminate the need for a vehicle to back out onto the
roadway.
The applicant does not propose direct access onto SW Bonita Road, a collector, and has been conditioned to prohibit
direct access to Bonita. The partitioned lots will have access to SW Bonita Road through a private street. Therefore,
this criterion is met.
Section 18.705.030.H.1: Access Mana�emen� An access report shall be submitted with all new development
proposals which verifies design of dnveways and streets are safe by meeting adequate stackin� gneeds, sight
distance and deceleration standards as set by ODOT,Washington County,the City and AASHTO.
S�� ht distance verification is required for the proposed partition. The applicant's engineer has submitted prelunulary
sight distance certification for the proposed shared access. The speed lirrut on SW Boruta Road is 35 mph, requu-�ng a
m�n,mlun of 350 feet of s' ht distance. The engineer states that the available sight distance from the pnvate street �s
400 feet to the west and 40�feet to the east.
The applicant's engineer shall submit a final sight distance certification up�on completion of the public impr_ovements
and construction of the private street. The engineer shall address this certification to the Ciry of Tigarci, not
Washington Counry. The certification must be reviewed and approved prior to issuance of building perrruts.
Section 18.705.030.H.2: Access Managemen� Driveways shall not be pernutted to be placed in the influence
area of collector or arterial street intersections. Influence area of intersections is that area where qu� eues of
traffic commonly form on approach to an intersection. The minimum driveway setback from a collector or
arterial street intersection sha11 be 150 feet, measured froin 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 iinpact report submitted by the applicant's traffic en�ineer.
In a case where a pro�ect has less than 150 feet of street frontage, the applicant must explore any opt�on for
shared access with the adjacent parcel. If shared access is not possibre or practical, the driveway shall be
placed as far from the intersection as possible.
The applicant's pla�ns indicate the construction of a private street that will intersect Bonita Road. Bonita Road is
classified by the L'ity of Tigard's TSP as a Collector Street. Therefore the drivewaays for the four parceLs that will use
this private street must meet this standard. The applicant did not adc�ress this code section appropriately�in that the
narrative discusses the spacin of the private street}rom other Bonita Road intersections. Rather,the code intends that
the dnveways be placed 150 �eet south of Bonita Road. If the pro'ect has less than 150 feet street frontage,in this case
along the pnvate street, then the driveways shall be placed as far�rom the intersection as possible. The driveways for
Lots 2 &3 are at the very end of the private street, thereby meeting this condition. The driveways for L.ot 1 and T�
Lot 1400 shall be placed as far to the south as possible in order to meet this standard. As shown these driveways are
only about 70 feet from the new ROW of Bonita Road to the throat of the drivewa�s. The driveways could be moved
another 10 feet south which would come somewhat closer to meeting the intent ot this standard. However, the rear
yard setback for these two lots is 15 feet and the house footprint, mcluding garage, has been proposed with that
m�n�r„um setback. The driveways can therefore be placed in alignment with the garage,with the garage no further than
15 f eet f rom the rear lot line.
NOTIC�OF DEQSION MLI'200(r00002/PAC RIM PARTITION PAGE 9 OF 24
Section 18.705.030.H.3 and 4: Access Management The minimum spacing of driveways and streets along a
collector shall be 200 feet The minimum spacing of driveway s and streets along an artenal shall be 600 fee�
The minimum spacing of local streets along a local street shaIl be 125 feet
Theproposed private street accessing SW Bonita Road does not meet the access spacing standard for a collector. The
applicant has requested and adjustment,which is addressed under Variances and Adjustments uz th�s decision.
Section 18.705.030.I.1: Minimum access requirements for residential use. Table 18.705.1 states that the
minimum vehicular access and eg�ress for single-family dwelling units on individual lots shall be one, 10-foot
paved driveway within a 15-foot-wide accessway. The rrunimum access width for 3-6 dwelling units is 20 feet
with 20 feet of pavement
The proposed private street will serve four dwelling units,including the fourth lot which is a result of a previous lot line
adjustment and not part of this review. The pro osed access apron�s 24 feet wide and provides access to the proposed
pnvate street,which is 21-feet wide with at least�0 feet of pavement. Therefore,this cnterion�s met.
Section 18.705.030.I.3: Private residential access drives shall be provided and maintained in accordance with
the provisions of the Uniform Fire Code.
Per email from the fire marshall (see file), the fire apparatus access is adequate and a fire apparatus turnaround is not
required. Therefore,this critenon is met.
Density Computations (18J1�
Secdon 18.715.020: Density Calculations.
A. Definition of net development area. Net development area, in acres, shall be deternuned by
subtractin� the following land area(s) from the gross acres, which is all of the land included in the
legal descnphon of the property to be developed:
1. All sensitive land areas
2. All land dedicated to die public for park purposes;
3. All land dedicated for public rights-of-way.
4. All land proposed for pnvate streets;and
5. A lot of at least the size required by the applicable base zoning district, if an existing dwelling
is to remain on the site.
B. Calculating maximum number of residential units. To calculate the maximum number of residential
units per net acre, divide the number of square feet in the net acres by the minimum number of square
feet required for each lot in the applicable zoning district
G Calci�lating minimiun ntunber of residential units. As re quired by Section 18.510.040, the minimum
number ot residential units per net acre shall be calculated by multiplying the maxirnum number of
units deteimined in Subsect�on B above by 80% (0.8).
The standards for density computation address the intensity of residential land uses, typically expressed as the
number of housing uruts per acre: In th�s case the applicant �s proposing to create three lots, two more than what
currently e�sts. Density calculations are below:
Gross square footage 28,046
Slopes over 25% 0
R a W dedication 1,531
Private Tract 2 603
Net eve opa e area 23,912
Net developable area =inulunum lot size = Maximum density
23,912 =7,500 = 3.19 dwelling units,or 3 units
Maximum allowed uruts '�0.8 =Miniinum density
3 '"0.8 = 2.4 dwelling units,or 2 units
NOTIC�OF DEQSION MLI'200(r00002/PAC ItIM PAKTITION PAGE 10 OF 24
Based on the analysis above, density computation standards have been met. The proposed partition of 1 lot into three
single-familylots meets the maxiinum and rninunum densitystandards.
Landscaping and Screening�18.745�
Section 18.745.030.E: Protection of existing vegetation. E�usting vegetation on a site shall be protected as
much as possible: 1. The developer shall�provide methods for the�protection of existin ve getat�on to reinain
during the construction process; and 2. The plants to be saved shall be noted on the�andscape plans (e.g.,
areas not to be disturbed can be fenced,as in snow fencing which can be placed around individual trees).
The applicant has provided a preliminary tree removal and protection plan. The preliminary plan provides tree
protection measures that will be imp lemented and i��auitained by the developer. The plan indicates which trees are to
be saved and removed and shows that protection fencing will be u�stalled around cntical root zones. The ap licant will
be conditioned to submit a final tree removal,protection and irutigation plan (see next section,Tree Removal�
Section 18.745.040.A: All development projects frontin� on a pu� blic street, private street or a private driveway
more than 100 feet in length approved after the adopt�on of tlus tide shall be required to plant street trees in
accordance with the standards in Section 18.745.040.G
This proposed project has 92.57 feet of frontage on SW Bonita Road.The proposed��private street is 118 feet in length.
Theref ore, street trees are required. The applicant shows that 13 new street trees will be planted. The tree plan shows
six new street trees along SW Bonita Road, including L.ot 1400. The plan shows 7 new street trees along both sides of
the proposed private street. Therefore,this criterion�s met.
Section 18.745.040.B: Street tree planting lis� Certain trees can severely damage utilities, streets and
sidewalks or can cause personal injury.Approval of any planting list shall be subject to review by the Director.
The tree species Callery Pear,is an a proved species by the Caty of T"�gard. However,the Caty Forester notes that only
one species has �een chosen. The �ty Forester recommends that the applicant revise the tree plan to show a diversiry
of street trees according to the followuig guidelines (18.745.040B) and the City of Tigard Street Tree L�st. The City of
T"igard Tree manual provides guidelines tor developing tree species diversity onsite.
CONDITION: The applicant shall revise the tree plan to show a diversiry of street trees according to the
follow�ng guidel�nes (18J45.040B) and the Caryof Tigard Street Tree L�st:
A, No more than 30% of one familybe planted onsite;
B. No more than 20% of any one genus be planted onsite;and
G No more than 10% of any one species be planted onsite.
Street trees shall be chosen from the City of Tigard's Street Tree List or otherwise shall be
approved by the City Forester. The City Forester recommends�planting native species for street
trees,such as Big Leaf Maple,Cascara or Oregon White 4ak ISroperlysized oaks can be found
at River Oak Farm and Nursery(Attn:Diane,503-357-2745).
Section 18.745.040.C: Size and spacing of street trees.
The prel'uninary tree plan indicates there will be 13 new Callery Pear trees along the front and exterior side yards. The
tree plan shows that these medium stature trees, along with the existing cherry trees to be saved,will be spaced 30 feet
apart, which meets the standard for medium stature trees. However, the tree plan shows there are two trees that are
within 20 feet of the intersection of the private street and SW Bonita Road. Section 18.745.040.G2.d states that street
tree shall not be within 20 feet of a street uitersection. In addition, it's not clear whether the street trees comply with all
spacing requirements (i.e. from utilitypoles,li�ht standards,water meters,etc...) Therefore,the standards of this code
secuon have not been fully met. Street trees shall meet size and spacing standards for public streets and private streets
as stated in Section 18.745.040.0
CONDITTON: Final tree plan shall show street tree size and spacing in accordance with standa.rds for public
streets and private streets (Section 18.745.040.C�.
NOTTC�OF DEQSION MLI'200(r00002/PAC RIM PARTITION PAGE 11 OF 24
Tree Removal(18.790�
Section 18.790.030.A: Tree �lan reguired. A tree plan for the planting, removal and protection of tmes
prepared by a certified arbonst shali be provided for anx lot, parCel or combination ot lots or pa�els for
wluch a development app lication for a subdivision, partit�on, site development review, plaimed development
or conditional use is filed Protection is preferred over removal wherever possible.
The a�plicant has provided a preliminary tree plan pre�ared by Daniel G. George, an ISA Certified Arborist,PN 1155.
The p an proposes to retaui 75% of trees with over 2 dbh, the rr�axunum allowed where no rrutigauon is required.
Therefore,th�s cntenon is met. Compliance with the tree plan requirements is addressed the responses below.
Section 18.790.030.B: Plan requirements.The tree lan shall include the following:
1. Identification of the location, size and species o�all existing trees including trees designated as significant
by the city�, 2. Identification of a program to save existing trees or mitigate tree removal over 12 inches in
caliper. Mit�gation must follow the replacement guidelines of Section 18.790.O60D, in accordance with the
following� standards and shall be exclusive of trees required by other development code provisions for
landscaping, streets and parking lot ...Retention of 75% or greater of existing trees over 12 inches in caliper
requires no mitigation; 3. Identification of all trees which are proposed to be removed; and 4. A protect�on
program defining standards and methods that will be used by tlie applicant to protect trees during and after
construction.
The tree plan complies cvith subsections 1, 2 and 3 above. The tree plan shows that there are 137 trees over 6 inches
dbh. Fort�eight of the 64 trees over 12 inches dbh are being saved and protected. Because 75% of trees over 12
inches dbh are being saved, no mit�ation is required. Trees to be removed and saved are identified by syinbol and
number on the plan. Concernin subsection 4, the tree plan states, "As a result of further review, some e�stin�trees
marked for preservation may nee�to be removed to accommodate final grading plans and stormwater facilities. n the
event that it becomes necessary to remove a tree that is proposed to be retamed, an eqluvalent number of tree units
shall be planted to offset the removed trees." Therefore, the preliminary tree plan does protect all trees to be saved.
The app�icant shall satisfythe conditions below:
CONDITTONS:
♦ Prior to any site work,the ap plicant shall submit a final tree removal,protection and mitigation
plan, prepared by a certified arborist. The final tree plan shall indicate all trees to be removed
and potentially removed. This plan shall be included with the construcuon documents and
shall indicate the locauon of tree protecuon fencing. The plans shall aLso include a construction
sequence including installation and removal of tree protection devices, clearing, grading, and
paving.. Consideration for utility trench alignments and gradulg shall also be a part of the
protection plan. Failure to follow the pian, or rr�aintaui tree protection fencuig in the
designated locations shall be grounds, for irrimed�ate suspension of work on the site unt�l
remediation measures and/or civil citations can be processed.
♦ Prior to commencing site work,the applicant shall submit security in the form of cash or other
means acceptable to the Csty for the eqtuvalent value of tree mitigation required at $125.00 per
calip er inch. If additional mitigation trees are preserved through the partition unprovements
and construction of houses, and are properly protected through these stages by the same
measures afforded to other protected trees on site, the amount of the cash assurance may be
corres ondingly reduced. Any.trees planted on the site or off site in accordance with
18.79�060.D will be credited agau�st the assurance for two years following final plat app_roval.
After such time, the applicant shall pay the remaining value of the assurance as a fee inlieu of
planting. Any planting 6y the applicant must be approved by the City Arborist.
Section 18.790.030.G Subseq�uent tree removal. Trees removed within the �period of one year prior to a
develop ment application listed above will be inventoried as part of the tree pran above and will be replaced
according to Section 18.790.060D.
No trees have been removed one y�ar prior to this application and all trees have been indicated on the tree plan.
Theref ore,this criterion is met.
Section 18.790.040 states that any tree preserved or retained in accordance with this section may thereafter be
removed only for the reasons set out in a tree plan, in accorclance with Section 18J90.030, or as a condition of
approval for a conditional use, and shall notbe subject to removal under any other section of this chapter.
NOTTC�OF DEQSION MLI'2D0�00002/PAC RIM PARTTTION PAGE 12 OF 24
The property owner shall record a deed restriction as a condition of approval of any development pernut
affected by this section to the effect that such tree may be removed only if the tree dies or is hazardous
accorciing to a certified arboris� The deed restriction may be reinoved or will be considered invalid if a tree
preserved in accordance with this section should either die or be removed as a haza�ious tree. The fonn of
this deed restriction shall be subject to approval by the Director.
The applicant will be required as a condition of approval to record a deed restriction prohibiting the removal of trees
that are retained on the project site following completion of the site improvements,ui accordance with th�s standard.
CONDITTON: Prior to issuance of building pernuts, the applicant/owner shall record a deed restriction to
the effect that any existin tree greater than 12" diameter may be removed only if the tree
dies or is hazardous accor�in�g to a cert�fied arborist. The deed restnction may be removed
or will be considered invalid if a tree preserved in accordance with this decision should either
die or be removed as a hazardous tree.
FINDING: Based on the analysis above,the app licable Tree Removal Standards have not been fully met.
In order to meet all the standards, the applicant shall satisfy the followrng conditions discussed
above. In addition,the City Forester has recommended the following conditions to ensure tree
protection:
CONDITIONS:
♦ Prior to any site work, the aPplicant shall install all proposed tree protection fencing.
The fencing shall be uispected and approved b�y the CityForester pnor to commencing
anysite work The tree protection fencing shall remaul in place through the duration o}
all of the building construction phases, until the Certificate of Occupancy has been
approved.
If the Builder is different from the Developer or initial applicant: Prior to issuance of
building pernuts,the applicant shall submit site plan drawuigs uidicating the location of
the trees that were preserved on the lot dunng site development, location of tree
protection fencing, and a signature of approval from the project arborist regarding the
placement and construcuon techiuques to be employed in buildin� the structures. All
proposed protection fencuig shall be installed and inspected pnor to commencing
construction. The fencing shall remain in lace through the duration of all of the
building construction phases, until the Cert�icate of Occupancy has been approved.
After approval from the CityForester,the tree protection measures maybe removed.
♦ Prior to any Certificates of Occupancy the applicant shall have an on-going
responsibility to ensure that the Project Ar�orist has submitted written reports to the
City Forester, at, least once every two weeks, as the Project Arborist monitors the
construcuon activities from inival tree protection zone (TPZ) fencing installation
through the building construction phases. The reports shall evaluate the condition and
location of the tree protection f encing, detemiine if any changes occurred to the TPZ,
and if any pan of the Tree Protecnon Plan has been violated. If the amount of TPZ
was reduced, then the Project Arborist shall 'ustify why the fencing was moved and
shall certify that the construcnon activities di� not adversely impact the overall, long-
term health and stability of the tree(s). If the reports are not subrrutted to the Ciry
Forester at the scheduled interoals, and if it appears the TPZ's or the Tree Protection
Plan are not being followed by the contractor or a su�contractor, the Caty can stop
work on the proJect until an u�specuon can be done by the Caty Forester and the
Project Arbonst.
♦ Prior to issuance of any Certificates of Occupancy, the Project Arborist will submit a
final certification indicatuig the elements of the Tree Protection Plan were followed and
that all remaining trees on the srte are healthy, stable, and viable in their modified
growing environment.
NOTICE OF DEQSION MLI'200fr00002/PAC RIM PARTITION PAGE 13 OF 24
Off street Parking and Loading Re�uirements (18.765)
Section 18.765.030.B: Location of vehicle parkin . The location of off-street arking will be as follows:
Off-street parking spaces for sin le-famil and �uplex dwellings and single-�amily attached dwellings shall be
located on the same lot with the�welling�s).
The applicant proposes to provide parkin� gon the same lot as each dwelling unit. In addition, this criterion will be
reviewed at the tune of build-ing perrruts. Therefore,this critenon�s met.
Table 18.765.2: Minimum and Ma�umum Off-Street Parking Requirements. The minimum required number
of off-street parking spaces for a single-family dwelling is one. There is no maximum number of spaces
allowed.
The applicant proposes to provide two off-street parking spaces per dwelling with a two-car garage. A third parking
sp-ace may be provided ad�acent to the driveway or u1 the additional space along the driveway approach. In addition,
this cntenon w�ll be reviewed at the time of building periruts. Therefore,this crnerion�s met.
Sensitive Lands (18.775�
Section 18.775.070.C: Steep slopes.The appropriate approval authority shall approve,approve with conditions
or deny an ap plication request for a sensit�ve lands permit on slopes of 25°Io or greater or unstable ground
based upon tindings that all of the following criteria have been satis�ied:
In the pre-application conference,there was concern about slopes of 25% or greater on site, based on the topo�raphic
map submitted with the proposal. However,the applicant states that the topogra�luc map,which was used for t e tree
survey, did not adequately represent the actual slopes on site. The applicant s survey performed a more detailed
topographical survey and detern�ined that the e�sting slopes do not exceed 25%. The greatest slopes are approximately
23% toward the end (south side) of the site. Therefore,sensit�ve lands review and a geotechrucal report is not required.
Visual Clearance Areas (18.795�
This Chapter requires that a clear vision area shall be maintained on the corners of all property adjacent to
intetsect�ng nght-of-ways or the intersection of a public street and a private driveway.
The proposed parcels have access to SW Bonita Road through a private street that intersects SW Bonita Road.
Therefore,the pnvate street shall complywith this chapter.
Section 18.795.030.B: Obstructions prohibited. A clear vision area shall contain no vehicle, hedge,�planting,
fence, wall structure, or temporary or permanent obstruction exceeding three (3) feet in heigh� The code
�rovides that obstructions that inay be located in this area shall be visuall�y clear between three (3) and eight
8) feet in height Trees may be placed within this area provided that all branches below eight (S) feet are
removed.
The preluiunary tree plan shows two trees in the clear vision area. Trees in the clear vision area will have to be pruned
appropnately or a citation will be issued to property owners if vision is obstructed.
Section 18.795.040.B.2: Non-aiterial streets less than 24 feet in width. At all intersections of two non-arterial
streets, a non-arterial street and a driveway, and a non-arterial street or driveway and railroad where both
streets and/or driveway s are less than 24 feet in width a visual clearance area shall be a triangle whose base
extends 30 feet along the street ri�ht-of-way line in bot�directions from the centerline of the accessway at the
front setback line of a single family and two fanuly residence, and 30 feet back from the property line on all
other types of uses.
The site plan shows a vision clearance triangle whose base extends 37 feet along the street right-of-waay line in both
directions from the centerline of the proposed pnvate street at the front setback line of the proposed single-family
residences. Therefore,visual clearance standards have been met.
NOTIC�OF DEQSION MLI'200fr00002/PAC RIM PARTITION PAGE 14 OF 24
Variances and Adjustrnents (18.370)
Section 18.370.020.G5: Adjustrnent to access and egress standards. In all zoning districts where access and
egress drives cannot be readily designed to conform to Code standards within a particular pa�el,access with
an adjoirung pro�perty shall be considered. If access in conjunction with another parcel cannot reasonab�ly be
achieved the�irector maX grant an adjustment to the access requirements of Chapter 18.705 through a Type
II procec�ure,as governed in Section 18.390.030, using approval criteria below:
It is not possible to share access.
The access requested is a private street,which would be the only access available to the proposed lots. It is not possible
to share an access with neighboring properties because of the location of the site and position of the neighboring
homes.
There are no other alternative access points on the street in question or from another stree�
As shown on the prelinvnary site plan, there are no alternative access points on the street in question or from another
street.
The access separation requirements cannot be met
The centerline of the e�sting driveway on the north side of SW Bonita Road is 42 feet from the centerline of the
proposed private street. Therefore,the access separation requirement of 200 feet can not be met.
The request is the minimtun adjustrnent required to provide adequate access.
The request is the minimum adjustment required to provide adequate access. There is no other option for an access
that would serve all three lots.
The approved access or access approved with conditions will result in a safe access.
Although the roposed private street does not meet the access spacing requirement from the e�stin driveway on the
north side of�W Bonita Road the proposed private street exceeds the separation rec�uirement re�ative to SW 83rd
Avenue and SW 81st Avenue. �I'he proposed pnvate street is 235 feet from the SW 83 Avenue intersection and 242
feet from the SW 8151 Avenue intersection and not witlun any areas of influence. In addition,the proposal exceeds the
vision clearance and sig ht distance standards. Therefore, the approved access will result in a safe access, according to
the standards and need for access.
The visual clearance requirements of Chapter 18.795 will be me�
The site plan shows a vision clearance triangle whose base e�ends 37 feet along the street right-of-way line in both
directions from the centerline of the proposed pnvate street at the front setback line of the proposed single-family
residences. Therefore,visual clearancehas been met.
Decision Making Procedures/Im�act Study_(18.390�
Section 18.390.040.B.2.e: Iinpact Study. The applicant shall provide an impact study to quantify the effect
of development on public facilities and services. For each public facility system andtype of impact the
study shall propose miprovements necessary to meet City standard, and to minimize-the impact o� the
development on the public at lar�e, public facilities systems, and affected private property users. In
situations where the Conununity ISeveIopment Code requires the dedication of real pro�perty mterests, the
applicant shall either specifically concur with a requirement for public right-of-way dedcat�on, or provide
evidence that supports that the real property dedicadon is not roughly proportional to the projected impacts
of the develo ment, Section 18.390.040 states that when a condition of ap roval re9uires tlie transfer to the
public of an interest in real propeity,the approval authority shall adopt findings which support the conclusion
that the interest in real property to be transferned is roughly propo�tional to the impact the proposed
development will have on the public.
The.applicant has submitted an impact study, which shows that there are adequate facilities to serve the proposed
partition,as indicated below:
NOTTCE OF DEQSION MLI'200fr00002/PAC RIM PARTITION PAGE 15 OF 24
Sewer: A sanitarysewer line is located along the site's frontage on SW Bonita Road and in an easement adjacent to the
eastern boundary of the site. As shown in the prelunulary unprovement plan,the proposed lots can be served with new
laterals from the proposed 8-inch sanitary extension into the site.
Water. An 8-inch water line is located along SW Bonita Road, with an existing water meter that served the existing
house on proposed Parcel 1. As indicated in the ap phcant's narrative,three additional water meters can be installed to
serve the site. The e�stu-ig water meter will serve Parcell. Two of the additional water meters will serve Parcels 2 and
3. The third additional water meter will serve the fourth lot,which was a result of a previous lot line adjustment.
Storm Draina e: A public storm drainage system is located at the northwest corner of the site. The preliminary
improvement p an shows the site will have a private storm drain conveyance system to collect runoff from the private
road with storm drain laterals to collect roof runoff. There are no upstream drainage ways that impact this
deve�opment. As for water quality,the applicant shall pay a fee-in-lieu of providing onsite detention.
Parks:Parks system development charges will be collected for each new home at building perniit issuance.
Txansportation: The proposed lots will have access to SW Bonita Road through a private street im� proved to rivate
street standards by the ap�phcant. SW Bonita Road is already improved to the three-lane standarc�. To mitigate �or the
impact of the proposed development, the applicant shall install street trees and enter into a future street improvement
guarantee for the future 5-lane standard.
The applicant will also paya Washin on CountyTraffic Impact Fee (TTF) at the time of building perniits. The TTF is a
mitigation measure that �s required�or new development. Based on a transportation impact study prepared by Mr.
David Larson for the A Boy Expansion/Dolan II/Resolution 95-61,TIF's are exp_ected to recapture 32 percent of the
traffic impact of new development on the Collector and Arterial Street system, The ap plicant will be regu�u-ed to pay
TIF's of approxunately$3,020 (Effective J�1y i, 2004) per new dwelling urut. Therefore, the TIF for this proposed
development�s $6,040 ($3,020 '�2 new dwelling units).
Based on the estimate that total TIF fees cover 32 percent of the impact on major street imp r�ovements citywide, a fee
that would cover 100 percent of this projects traffic unpact is $18,875 ($6,040 =0.32). The ditference between the TIF
paid, and the full impact,.is considered the iuuniugated imp act on the street system The unnutigated impact of this
project on the transportation system is $12,835 ($1$,875 - $b,040). The applicant will be required to dedicate additional
nght-of:way along SW 103'� Avenue of approximately 1,531 square feet. The approximate value of uiumproved
residennally zoned property is $3.00 per square foot for a total value of $4,593. Based on the analysis.below, the
required dedication dces not exceed the estur�ated vajue of the tuunitigated impacts and is roughly proporuonal to the
type of development proposed.
Estimated Value of Im�acts
Full I�mpact... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... $18,875
Less TIF Assessment... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... . 6,040
Less Miti ated Costs...... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... 4 593
Estimate Value o Urunitigate Impacts 8,242
PUBLIC FACILITY CONCERNS
Street And Utility Improvements Standards (18.8101
Chapter 18.810 provides construction standards for the implementation of public and private facilities and
utilities such as streets,sewers,and drainage. The applicable standards are addressed below:
Section 18.810.030.A.2-4: Street Im�provements. Streets within a development and streets adjacent shall be
improved in accordance with the TDC standards. 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.
Section 18.810.030.E: Miniinum Rights-of-Way and Street Widths: Unless otherwise indicated on an
approved street plan, or as needed to continue an e}cisting improved street, street right-of-way and roadway
widths shall not be less than the minimum width described below. Where a range is indicated,the width shall
be determined by the decision-inaking authority based upon anticipated avera e daily traftic (ADT) on the
new street segment (The City CounciI may adopt by resolution,design standa�s for street construct�on and
other public improvements. The design standards will provide guidance for determining improvement
NOTIC�OF DEQSION MLI'200G00002/PAC RIM PARTITION PAGE 16 OF 24
requirements within the specified ranges� These are presented in Tab1e18.810.1, which states that a collector
is required to have a 70 nght-of-way wi th, 11 foot reserve ROW on each side and 46-foot paved section.
Other improvements req.uired may include on-street parking, sidewalks and bikeways, underground utilities,
street lighting,storm drainage,and street trees.
This site lies adjacent to SW Bonita Road,which is classified as a 5-lane Collector on the City of Tigard Transportation
Plan Map. At pr_esent, there is approximately 30 feet of ROW from centerline, according to the most recent t�
assessor's map. The applicant has proposed a 16 foot dedication,which encompasses the 5 foot required dedicated and
11 foot reserve ROW.
SW Bonita Road is currendy improved to the three lane standard. In order to mitigate the impact from this
development, the applicant shall install street trees and enter into a future street improvement guarantee for the future
5-lane section.
Section 18.810.030.F: Future Street Plan and Extension of Streets. 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 sect�on 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 throug h streets at such t�me as the adjoining pro�perty is
developed. A barricade shall be constructed at the end of the street by the property owners which shalI not be
removed until authorized by the City Engineer, the cost of which shall be included in the street construction
cost Temporary hammerhead turnouts or temporary cul-de-sac bulbs shall be constructed for stub streets in
excess of 150 feet in length.
The applicant did not respond to this section of the code. However, due to existing development surrounding this
propertythere are no opporturuties for a future street or street extension.
Section 18.810.030.H.1: Street Alignment and Connections. Full street connections with spacing of no
more than 530 feet between connections is rey�uired except where prevented by barners such as
topographY, railroads, freeways, pre-existin� developments, Iease provisions, easements, covenants or
other restnctions e�usting prior to 1VIay 1 199 which preclude street connections. A full street connection
may also be exempted due to a regulatec�water feature if regulations would not permit construction.
Section 18.810.030.H.2: 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 reconfi ure the
street pattern to provide required extensions. Land is considered topographically constrained if�e slope
is greater than T5% for a distance of 250 feet or more. In the case of environmental or topographical
constraints, the mere presence of a constraint is not sufficient to show that a street connection is not
possible. The applicant must show why the constraint precludes some reasonable street connection.
The applicant did not respond to this code section. However, due to the pattern of existing development there are no
oppomuuties to provide street connections that will form an appropriate size block
Section 18.810.030.Q: Access to Arterials and Major Collectors. 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 throu�h traff'ic, 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 artenal or major collector, or
. Other treatment suitable to meet the ob'ectives of this subsection;
. If a lot has access to two streets with �ifferent classifications, primary access should be from the
lower classification street.
NOT'ICE OF DEQSION MLI'200GOOD02/PAC RIM PARTITION I'AGE 17 OF 24
L,ot 1 and Tax Lot 1400 both have frontage along Bonita Road, a collector street,and the pro�posed private street. The
proposed access points for the lots are located on the� private street,which is the lower classitication street. There shall
be no du-ect access to Bonita Road from Lot 1 or Tax Lot 1400. A non-access reserve shall be recorded along the
frontage of Bonita Road.
Section 18.810.030.T: Private Streets. 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 plamled developments, mobile home parks, and multi-family residential developments.
The applicant has proposed a private street to serve this 3 lot partition and Tax Lot 1400. The applicant's plans also
provide for the u�stallation of street trees along the pnvate street.
The applicant shall place a statement on the face of the final plat indicating the private street(s will be owned and
maintauled by the properties that will be seroed by it/them. In addition, the applicant sh� record Conditions,
Covenants and Restncuons (CC&R's) alon with the fuial plat that will clarify how the pnvate property owners are to
maintain the private street(s). These �'s shall be reviewed and approved by the City prior to approval of the final
plat. The Cat�s public u�np rovement design standards require private streets to have a pavement section equal to a
pubLc local street. The applicant will need to provide this type of pavement section.
Section 18.810.040.A: Block Desi ns. The len�th, width and shape of blocks shall be desi�ned with due
regard to providing adequate buil�ing sites for e use contemplated, consideration of needs or convenient
access, circulat�on, control and safety of street traffic and recognition of limitations and opportunities of
topography.
Section 18.810.040.B.1: Block Sizes. The perimeter of blocks formed by streets shall not exceed 1,800 feet
measured along the right-of-way line except
. Where street location is precluded by natural topography, wedands or other bodies of water or, pre-
existing development or,
. For blocks adjacent to arterial streets, limited access highways,major collectors or railroads.
. For non-residential blocks in which internal public circulation provides equivalent access.
The applicant proposes to create a private street (118 feet) to serve as a common access, but it will not cause a new
block to form, In addiuon, there are no oppomuuties for future street connections that would cause a new block to
forn�. Therefore,this critenon does not apply.
Section 18.810.040.B.2: Bicycle and pedestrian connections on public easements or right-of-ways shall be
�rovided when full street connection is not possible. Spacing between connections shall be no more than 330
eet, except where precluded by environmental or topograplucal constraints, e�cisting development patterns,
or strict adherence to other standards in the code.
Since no future street connections are required,this criterion does not apply.
Section 18.810.060.A: Lots - Size and Shape. Lot depth shall not be more than 2.5 times the average lot width,
unless the pax�cel is less than 1.5 times the minimum lot size of the applicable zoning district
The two new parcels are not greater than 1.5 times the minimum lot size, but neither are the proposed depths more
than 2.5 times the average lot width.
Parcel# 1 is 7,972 square feet, 106.51 feet deep, while having an average width of 75 feet. (7,500 sf x 1.5 = 11,250; 75
ft x 2.5 =187.5).
Parcel#2 is 8,101 square feet, 103.13 feet deep,while being 78.4 feet wide. (7,500 sf x 1.5 = 11,250 sf; 78.4 ft x 2.5 =
196)
Section 18.810.060.B: Lot Fronta e. Lots shall have at least 25 feet of frontage� on public or private streets,
other than an alley. In the case o�a land partition, 18.420.050.A.4.c applies, which requires a par�cel to either
have a minimum 15-foot fronta�e or a mirumum 15-foot wide recorded access easemen� In cases where the
lot is for an attached single-family dwelling unit,the frontage shall be at least 15 feet
NOTI�OF DEQSION MLI'200(r00002/PAC RIM PARTI'ITON PAGE 18 OF 24
Parcel 1 has 92.57 feet of frontage on SW Bonita Road. Parcels 2 and 3 each have 17.18 feet of frontage on the
proposed private street. Therefore,this cntenon is met.
Section 18.810.070.A. Sidewalks: requ� ires that sidewalks be constnicted to meet City design standards and be
located on both sides of atterial, collector and local residential streets. Private streets and industrial streets
shall have sidewalks on at least one side.
There is an e�sting public sidewalk along the Bonita Road frontage. The applicant has proposed to construct a 5 foot
sidewalk along one side of the pnvate street,thereby meeting this cntenon. The sidewalk is ui an easement on Parcel l.
Section 18.810.090.A: Sewers Req,uired. Sanitary sewer shall be installed to seive each new development and
to connect developments to existing mains in accordance with the provisions set forth in LSesign and
Construction Standards for Sanitary and Surface Water Management(as adopted by Clean Water Sennces in
1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan.
Section 18.810.090.C: Over-sizing. Proposed sewer systems shall include consideration of additional
development within the area as pro�ected by the Comprehensive Plan.
The,applicant's plans indicate the extension of the public sewer line in the private street to serve the four lots. A
minunum 15 foot public sewer easement will be required on the final plat.
Section 18.810.100.A: Storm Drainage. Developers shall make adequate provisions for storm water and flood
water runoff.
Section 18.810.100.C: Accommodation of Upstream Drainage. A culvert or other drainage facility shall be
large enough to accommodate po�tential runoff from its ent�re upstream draina e area, whether inside or
outside the development The C;ity Engineer shall approve the necessary size o�the facility, based on the
pro� visions of Design and Construct�ou Standards for�anitary and Surface Water Management(as adopted by
�;lean Water Services in 2000 and including any�future revisions or amendments).
There are no upstream drainage ways that impact this development.
Section 18.810.100.D: Effect on Downstream Draina e. Where it is anticipated by the City Engineer that the
additional runoff resulting from the development wi� overioad an e�sting drainage facility, the Director and
Engineer shall withhold ap�roval of the development until provisions have been made for imp rovement of the
potential condition or unt�l 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, C7ean 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 iristitute a
stormwater detention/effective unp ervious area reduction prog ram resultim m�o net increase in storm peak flows up
to the 25-year event.. The Caty will require that all new developments res�tin in an increase of impervious surfaces
provide onsite detention facilities, unless the develo�pment is located adjacent to�anno Creek For those developments
adjacent to Fanno Creek,the storm water nuioff wi[1 be pernlitted to d�scharge without detention.
The applicant has indicated that they will be connecting to an approved public storm sewer system. The existing sump
shown on the plans may not be an allowable connection point. The applicant shall work with engineering staff to
deternune if the proposed connection point or an alternative will be approved.
The applicant shall paya fee-in-lieu of on-site detention.
Section 18.810.120: Utilities. All utility lines, but not limited to those required for electric, communication,
lighting and cable television services and related facilities shall be placed under�ro� und, except for surface
mounted transformers, surface mounted connection boxes and meter cabinets wIuch may be placed above
ground,tempora�y utility seivice facilities during construction, high capacity electric lines operat�ng at 50,000
volts or above,and:
. The developer shall make all necessary arrangements with the serving utility to provide the
underg round services;
. The C"ity reserves the right to approve location of all surface mounted facilities;
NOTI�OF DEQSION MLI'200G00002/PAC RIM PARTTTION PAGE 19 OF 24
. All underground utilities, including sanitary sewers and storm drains installed in streets by the
developer,shall be consttucted pnorto the surfacmg of the streets;and
. Stubs for service connections shall be long enough to avoid distu�ing the street improvements when
service connections are made.
Exception to Under-Grounding Requiremen� Section 18.810.120.0 states that a developer shall pay a fee in-
lieu of under-grounding costs when the development is proposed to take place on a street where existing
utilities which are not underground will serve the development and the approval authority detennines that the
cost and technical difficulty of under-groundin� the ut�lities outweighs the benefit of under-grounding in
conjunction with the developmen� The determ�nat�on shall be on a case-by-case basis. The most common,
but not the only such situat�on is a shott frontage development for which under-grounding would result in
the placement ot�additional poles, rather than the removal of above-ground utilities }acilities. An applicant for
a development which is served by utilities which are not underground and which are located across a public
right-of-way from the applicant's property shall pay a fee in-lieu of under-grounding.
The major power lines along Sonita Road have been placed underground.
ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY
IMPROVEMENT STANDARDS:
Public Water S stem:
The City o Tigar provides service in this area. The applicant's plans indicate all water meters shall be installed at the
ROW line.
Storm Water alit
The City s agreed to enforce Surface Water Management (SWM) regulations established by Clean Water
Services (CWS) Desi�n and Construction Standards (adopted by Resolution and Order No. 00-7) which
require the construct�on of on-site water quality facihties. The facilities shall be desi ned to remove 65
percent of the phosphonis contained in 100 percent of the storrn water ninoff�enerated�rom newly created
unpervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and
method to be used in keeping the facility maintained through the year.
The CWS standards include a provision that would exclude small projects such as residential land partitions. It would
be impractical to require on-srte water quality facility to accommodate treatment of the storm water from Parcel 2.
Rather, the C�US standards provide that applicants should Qay a fee in-lieu of constructing a facility if deemed
appropnate. Staff recommends payment of the fee m-heu on th�s application.
Grading and Erosion Control:
CWS Des�ign 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,
construct�on, grading, excavat�n�, clearing, and any other activity wluch accelerates erosion. Per CWS
regulations the applicant is required to submit an erosion control plan for City review and approval prior to
issuance o�'City permits.
The Federal Clean Water Act requires that a National Pollutant Discharge Elimination System (NPDES)
erosion control permit be issued for any developinent that will disturb one or more acre of land. Since this
site is over five acres, the develo.per will be required to obtain an NPDES peimit from the City prior to
constn.iction. This permit will be issued along with the site and/or building pernut
The applicant is required to obtain a Site Pernzit from the Building Division to cover all on-site private utility
ir�stallations (water,sewer,stornz,etc.). This pern�it shall be obta.ined prior to approval of the final plat.
Address Assi nments•
e Gty o igard is responsible for assigning addresses for parcels within the City of T"igard and within the Urban
Service Boundary(USB). An addressing fee in the amount of$50.00 per address shall be assessed. This fee shall be
pai d to t he C ityprior to f u i a l p lat approv a l.
The developer will also be required to provide signage at the entrance of each shared flag lot driveway or private street
that lists the addresses that are served 6y the given driveway or street. This will assist emergency services personnel to
more easily find a particular home.
NOTICE OF DEQSION MLI'200600002/PAC RIM PARTITTON PAGE 20 OF 24
Surve Re uirements•
e app �cant's in p at shall contain State Plane Coordinates AD 83 (9� 1)] on two monuments with a tie to the
Cit�s global posiuorung system (GPS) geodetic control network(�GC 22). These monuments shall be on the same line
and shall be of the same prec�sion as requu-ed for the subdivision plat boundary. Along with the coordinates, the plat
shall conta.in the scale factor to convert round measurements to grid measurements and the angle from north to gnd
north. These coordinates can be establis�ed by:
. GPS tie networked to the Cit�s GPS survey.
. By random traverse using conventional surve}nng methods.
In addition, the aPplicant's as-built drawin�s shall be tied to the GPS network The applicant's eng�ineer shall provide
the City with an electronic f�le with points or each structure (ir�ai�lioles, 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 priorto the approval of the final plat
. A Public Facili Im rovement (I'FI pernut is re uired for this pro'ect to cover installation of ublic utilities
and any other workpin the public �ght-of-way. �ix (6) sets ot deiailed public improvement plans shall be
submitted for review to the Enguzeenn Department. NOTE: these plans are in addiuon to any drawings
required by the Buildin Div�sion and s�ould only include sheets relevant to public improvements. Public
Facility Improvement �'FI) perniit pla-_ns shall conform to Caty of 7"igard 1'ublic Improvement Design
Standards,which are available at CityHall and the Cit�s web page (www.tigard-or.gov).
. The PFI pernut plan submittal shall include the e�ct legal name, address and tele�phone number of the
individual or corporate entity who will be designated as the "Perniittee", and who wiIl provide the financial
assurance for the public improvements. For example, specify if the entity is a co oration, ]uruted partnership,
LLC, etc. Also spec�fy the state wrthul which the entity is uicorporated and prov�e the name of the corporate
contact person. Failure to provide accurate inforn�ation to the Engineenng Department will delay processing
of project documents.
. Prior to approval of the final plat, the applicant shall obtain a Site Pernzit from the Building Department to
cover all grading_for the lot(s), all on-srte pnvate utility installation (water, sewer, storni, etc.) and all driveway
construction. NOTE: this pernut is separate from a Public Facility Improvement perrrut �ssued by the
Engineering Department for work in the public right-of-way.
. The applicant's plat shall provide a iriiniinum 15 foot wide public sewer easement for the proposed sewer
e�ension.
. Prior to final plat approval, the applicant shall pay the addressing fee. (STAFF CONTAGT: Bethany Stewart,
Engineering�.
. The applicant shall submit construction plans to the Eng ineering Department as a part of the Public Facility
Improvement pernut,indicating that theywill construct the following frontage improvements along SW Boruta
Road as a part of this project:
A. street trees in the planter strip spaced per TDC requirements;and
B. concrete apron for the pnvate street approach.
. The applicant shall execute a Restrictive Covenant whereby they agree to complete or participate in the future
improvements of SW Bonita Road adjacent to the subject property,when any o}the following events occur:
A. when the improvements are part of a larger project to be financed or paid for by the formation of a Local
Improvement D�strict,
B. when the improvements are part of a larger project to be financed or paid for in whole or in part by the
City or other public agency,
G when the improvements are part of a larger project to be constructed b a third party.and involves the
sharing of design and/or construction expenses by the third pany owner�s) of property in addition to the
subject property,or
NCYIZC�OF DEQSION MLI'200(r00002/PAC RIM PARTTTION PAGE 21 OF 24
D. when constniction of the improvements is deemed to be approp riate by the Caty Engineer in conjunction
with construction of unprovements by others adjacent to the su6ject site.
. Lotl and TaY Lot 1400 shall not be pernutted to access directly onto Bonita Road. A non-access reserve
easement shall be recorded for the Boruta Road frontage.
. The applicant shall cause a statement to be placed on the final plat to indicate that the proposed private street
will be�ointly owned and mauztained by the private property owners who abut and take access f rom it.
. Prior to approval of the final plat,the applicant shall prepare Conditions, Covenants and Restrictions (CC8�R's)
for this pro�ect,to be recorded with the final plat,that clearly lays out a maintenance plan and agreement for the
proposed private street. The CC&R's shall obligate the private property owners withtn the subdivision to create
a homeowner's association to ensure regu1auon of maultenance for the street. The applicant shall submit a
copy of the CC&R's to the Engineering llepartment (Kim McMillan) prior to approval o}the final plat.
. The applicant's construction drawings shall show that the pavement and rock section for the proposed private
street shall meet the Cat�s public street standard for a local residential street.
. An erosion control plan shall be �rovided as part of the Public Facility Improvement (I'FI) pernzit drawings.
The plan shall conform to the Erosion Prevention and Sed'unent C:ontrol Design and Planning Manual,
Febn�ary 2003 edition."
. A final grading plan shall be submitted showing the e�sting 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
du-ected to the street or a public storm drainage system approved by the Engineering Department. For
situations where the back portions of lots drain away trom a street and toward adjacent lots, appropriate private
storm drainage lines shall 6e provided to sufficientlycontaui and conveynuloff from each lot.
. The applicant's final plat shall contain State Plane Coordinates on two monuments with a tie to the Cit�s global
positiorung system (GPS) geodetic control ne�work(G� C 22). These monuments shall be on the sacne luie and
shall be ot the same prec�sion as required for the subdiv�sion plat boundary. Along with the coordinates the
plat shall contain the scale factor to convert ground measurements to gnd measurements and the angle from
north to grid north. These coordinates can be established by:
A. GPS tie networked to the Cit�s GPS survey.
B. By random traverse using conventional surveyu�g methods.
. Final Plat Application Submission Requiremen�s:
A. Submit for Ciry review four (4) paper copies of the final plat prepared by a land surve�r licensed to
practice in Oregon,and necessary data or narrative.
B. Attach a check in the amount ot the current final plat review fee (Contact Plannuig/Engineering Permit
Technicians,at (503) 639-4171,ext.2421 .
C. The final plat and data or narrative sh be drawn to the inini.mum standards set fonh by the Oregon
Revised Statutes (ORS 92.05) Washington County,and bythe Ciryof 7"igard.
D. The right-of-way dedication for Bonita Road,providing 46 feet from centerline,shall be made on the final
pl�at.
E. NOTE: Washington County will not begin their review of the final plat until they receive nouce from the
Engineering Department indicating that the City has reviewed the t-uial plat and submitted comments to
the applicant's survey�r.
F. After the City and County have reviewed the final plat, submit two mylar copies of the final plat for City
Engineer signature (for parutions), or Caty Engineer and Communiry Development Director signatures
(for subdiv�sions).
The following conditions shall be satisfied prior to the issuance of building permits:
. Prior to issuance of building pernzics, the applicant shall provide the Engineering Department with a
"photomylar" copy of the recorded f inal plat.
NOTTC�OF DEQSION MLI'200G00002/PAC RIM PARTITION PAGE 22 OF 24
Prior to issuance of buildin perniits the applicant shall provide the Cit�with as-built drawings of the public
� im�provements as follows: 1�3 mil mylar 2� a d�skette of the as-builts in`DWG" forn�at, if available;otherwise
"I7XF" will be acceptable,and 3) the as-�LUIt drawing s shall be tied to the Cit�s GPS network The applicant's
engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins,
water valves hydrants and other water system features) in the development, and their respective X and Y State
Plane Coorc�inates,referenced to NAD 83 (91).
. The applicant shall provide si nage at the entrance of each shared flag lot driveway or private street that lists the
addresses that are served byt�e given dnveway or street.
. During issuance of the building pernut for Parcels 1 - 3, the applicant shall pay the standard water quality and
water quant�ty fees per lot (fee amounts will be the latest approved by CWS).
. Prior to issuance of building perniits, the applicant's engineer shall submit the final sight distance certification
for the private street access onto Bonita Road.
SECTION VI. OTHER STAFF COMMENTS
The City of Ti ard Forester has reviewed the�proposal. The Ciry Forester's findings have been incorporated into the
Landscaping an�Screening (18J45) section andTree Removal (1$.790) of this report. Reconunended conditions have
been included in the conditions of approval for this decision. Full comments from the CityForester are included in the
case file.
The City of Tigard Engineering Depa�rtment has reviewed the pro osal. Engineering findings have been
incorporated uito the Access, Egress and C;irculation (18.705� section,the �ariances and Adjustments (18.370) section
and the Street and Utility Imp rovements (18.810) section of this report. Recommended conditions have been uicluded
in the conditions of approval for this decision. Full comments from the Engineering Department are included in the
case file.
The City of Tiga�l Police Department has reviewed the proposal and has requested a monument marker at the foot
of the pnvate dnve identifying house numbers for the proposed parcels.
RESPONSE: The City of T' arci Engineering Department has already recominended a condition of approval for a
monument mar�r identified house numbers for the proposed parcels.
The City of Tigard Building Division reviewed the proposal and had no objections to it.
SECTION VII. AGENCY COMMENTS
Clean Water Services reviewed the proposal and confirined that the proposed project has a valid service provider
letter.
Tualatin Valley Fire and Rescue reviewed the proposal and recommended the following conditions of approval:
. SURFACE AND LOAD CAPAQTTES: Fire apparatus access roads shall be of an all-weather surface that is
easily distin�u�'shable from the surrounding area and�s capable of supp ortin� gnot less than 12,500 pounds point
load (wheel load) and 75,000 pounds live load gross ve�ucle weight). The applicant may need to provide
documentation from a reg�stered engineer that �e design will be capable of supporting such loadulg. (IFC
D 102.1).
. SINGLE FAMILY DWELLINGS - REQUIRED FIRE FLOW: The m;n;mlun available fire flow for single
family dwellings and duplexes served by a municipal water supply shall be 1,000 gallons per minute. If the
structure(s) are 3,600 s quare feet or larger, the required fu-e flow shall be deternzined according to IFC
Appendix B. (IFC B 105.1).
RESPONSE: Recominendations have been noted in this report. and will be verified at the time of building plans
review f or this minor land partition and dwelling uruu.
NOTIC�OF DEQSION MLI'200(r000D2/PAC RIM PARTITION PAGE 23 OF 24
SECTION VIII. PROCEDURE AND APPEAL INFORMATION
Notice: Notice was mailed to:
X The applicant and owners
X Oanier of record within the required distance
X Affected government agencies
Final Decision:
THIS DECISION IS FINAL ON SEPTEMBER 15,2006 AND BECOMES
EFFECTIVE ON SEPTEMBER 30,2006 UNLESS AN APPEAL IS FILED.
��e��l:
The Director's Decision is final on the date that it is mailed. All persons entitled to notice or who are otherwise
adversely affected or aggrieved by the decision as provided in Section 18.390.040.G.1. may appeal this decision in
accordance with Section 18.390.040.G.2. of the Tigard Community Development Code which provides that a written
appeal together with the re�quired fee shall be filed with the Director within ten(10) business days of the date the Notice
o}-Decision was mailed. The appeal fee schedule and forn�s are available from the Planning Div�sion of Tigard City
Hall, 13125 SW Hall Boulevard,TI'�igard,Oregon 97223.
Unless the applicant is the appellant,the hearing on an appeal from the Director's Decision shall be confined to the
specific issues ident�fied in the written comments submitted by the parties during the comment period. Additional
evidence concerning issues properly raised in the Notice of Appeal may be subrrutted by any party durin�the appeal
hearing,subject to any addrtional rules of procedure that maybe adopted from time to tune by the appe ate body.
THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON SEPTEMBER 29,2006.
estions:
I you ave any questions, please call the City of Tigard Planning Division,Tigard Ciry Hall, 13125 SW Hall Boulevard,
T"igard,Oregon at(503) 639-4171.
, - Se tember 15 2006
P D E ' ATE
Assistant lanner
c Se tember 15 2006
APPR VED BY: Ric ar Bewers o ATE
Plaruiing Manager
NOTICE OF DEQSION MI.P200600002/PAC RIM PARTITTON PAGE 24 OF 24
I— --� 1 � - - - i �, _ . , - .
'- � I ��.� - T ' � �� `^ � ,_�l(,HA4't� t: INVIIRMNi�t)N SvSiFM
m i D - V
m Z.
� -L T DRIVE O - �o� �� � VIQl�TITY MAP
r _� D � __________
Z '
--- , ; o , _ � -�' < FANNO `� MLP2OO6-00002
r � \ ,� a - c� _ VAR2006-00064
� .� ��m � - i =_________
-- -�titio �R�� -t- � : PAC RIM
, � -,� ,, �o,, � WEA�ER � PROPERTIES
w - y
WY �
Q - � KROESELP
� � - IU
�� �'�� __ r--�
NEZ ST _ SITE L ��
BONITA RD , ,
. . _ . . . � �.._._._ � _� . - . — /f°�Ly,RS FERfl
/ � ___�
MARA CT � ��- `�� `'
4EA � �-
� � 83RD C� �� ./'�` < -- _ -�;r
�,� � � � �'� � -
'9� ST � - �. � �����*�� Q�� �, ;..
� / . . � __l I G::c.BF 4D� 1 I DuRHqM ' ..I
L' , L . . � � � f/��'
I . r� - . . . _ � ; i, ' V v �.
� V . . �~ . � -.._''I Tigard Area MaP ' '
� j . _ _-__._. .
�
I � I _ SW � Q � �
_ CAROLE CT = N
�
w � - .�u � �
MURDOGK ST Q Q '
� � _ � 0 100 200 300 400 Feet �
i . . . . . . . � . O � r� �I 1"=311 feet
� � � � -; SW VIOLA S� I �
.,
LA MANCHA I�
� W � ��' � - I
� � < � � � � � I � I
� � - I � ,
� -- ----_
1
� - - _ . . � I�ATHEW p,q � � Information on this map is for general Ixation only and ,
, i �_�fC_Si, — should be verified with Ne Development Services Division. ,
� � � � 13725 SW Hall Blvd i
J l�._ . .. � . . "� , . i I ' Tigard,OR 97223 !
, m � ._ .. _— -- , . -. . , (503)639-4171
. . __ _ _ _ � - http:!/ww�v.ci.ti ard.or.us
9
Community Development Plot date:Aug 1,2006;C:\magiclMAGIC03.APR
��
' work a J�`; ' ,
__ __ BON/TA HE/GH TS PAR Tl TION � �--�� i
- s described in:
- aao,�cr iNVOaw�nor�
���Risoicrio�. arr«ncr,r+o AN R-4.5, 3-LOT PRELIM/NARY PARTITION LOCATED/N THE '-''r"�. O• _ _
MA�s v,x�or: ssnzec-�wo NW//4 OF SECT/ON/2, T. 2 S., R. l W., W.M., C/TY OF TIGARD, ; 1 - +
CROVERTYI.D.: R511J61 ' � '� �'l�G •O. FOIIOW�_....._. r �
-iie�cc��:ouan�u ewes,wt Pr�o WASH/NGTON COUNTY, ORE60N """"' �
Attach � �
�RO,kCi AREA: 0.6��CRES � � � ��
.�....."""'". . ,
i.00A�ON' 8200 SW BONIIR RO�D I ��^ �,."�;�:.��S.
IICARD,OR 9]]]� ^ }I/�,
•.CURRENi ZON�NC: R-1.5 �icawoan •v��rm+cx� ��n '-"-----=l��c - ..�/I� �
[SURVEY011: HAIF DESMN SEF`ACES t I �
STEPNEN C.HALE,�E/PLS
� tS0'N1ER2cr�W xxluENCE MEA ea � ]] �� ._---__ tm IwRnsEtnd+�rHtuEN¢�xE� �
��� — R1}'
]]>
— t�Y �
—__�__ ____ __—______� _ __�_____—.� _ _ "__ �_
_— ___=��rr—����.���� ��� s��rs�c��rw ����������������� �
__�T� �r� �� CI�� SW gpy/TA/tOAO
I � Bp�11TA R�AD _�'—�_J.r�� 6—_� �—-�_�_—_--_ _. l _.—__. _-_
I — 5� �_{J N o.,�...,nw n� I
e:ear n_xe r �ee.zxo•w �° — I
-I�_..�ms � T.w�.1�y..^ .1 � Tv� rr� ��� ����
" _:,..�,:_ _ --- -�`- -;,�,;,,,,�-. � � ' r- -—- ='-_����� ,-_
� ___ '�.,,��.°o�,o ' °�:'- W, ,�
_
_ .-, . .: — _
_ . _
_
, �—r�..... . _- � ��,���,�..,
. =— .���„� �
�„_ !".�_ �,��,�-��� � :,� ----- ,�» �'°.�o...,�.�, l X
/.�. �w,o`»:',"' `�� o' ----- -1- I
�, 4 r.��„a»,. - -, I �/ r--- -,,;,.----- ' —�o,.,..... z„� --1 :o
31 --"-�:a� � �^ I � w �s
h�— >5 ' � as I
I rnsn<rnraec-��auvw' g I I� �.es�.n.
rwoawm ut.ausr�wr, ��� �
� ,rsra,_000rx gIS<<z o a� LOT 1 ��• .I � i I i .� ..
� �����I � .un... 'g� ' V-��---L� 1
-- ",`� i �.w.� -
3'�Y i �I I �i i .
��� �g�.�,«�"��1 �� � �"� � � , y� o��s�A,f���,P�E�o•���,a z
� , � , , ; , q �°
�� �
�.�..t.,�.,.
'�5 s $ i \����.�' ��m m� ' I I 2��r I �� � P A C F/H PROPERT/ES.L[C
F �__________' �t � `__________J I � I � CAMAS.WA`yRE�DRIK
� $ raxVa'raT I I PFOne: 360-8J3-15)2
W h` � I
o i �.e ,� � 3.7T I Fa��. 503-898-51]0
.____ __ _ 7F2.S.i32°E_ �.1e' �.� I —� 1 E-mon:eAlOpacrlm�omae.com
ti � � e• •�• ,y
.n __"____ !!.1!' n,.-oiw �__ I
� .._ . ].]3'
:: - r________� Mbenx•arw �
' ' , �p.�"R �� ; � � i ...,�.��...,.�.�,�,..,o,
i � �_____ � I I `1�� HALE DES/GN SERVICES
,�____
�~�5 �T 10 roi t I I I � � SICPNFN f HILE.PEiRS
I n rN.' � W 2C�E�ST1 ST.
I ; VANCWKN.W�9BB6J
i � . � PFme: 360-B11-]BOJ
I � i I$ � I 'YEN C.� faa: 360-3V)-0988
I I E-moll�uAWalpnsn.<«n
�� . _��� e0T 3 ;t^ ;�o� i: ;`� I I �...,..n.n ....�..._ I
_� � ?a; � I
� � ��M� BONITA HE/GHTS
I ; ' IP r� rt �' � � I ^J-007 M/NOR PApT/TION
� i
� �„� f-ph I I 8100 SW BOMTA RD. I
� � � � I i1G�ND.ON 91Z]I
• i �i I REF.PARLEL 25112BC IJ00
1 L_ _ �
______-'_'___ ..' _______"'_ ._I ' I I
� I � C�w
, ie.�c' I ,,,,,
. �^_—__—N eanroa'w mr.vr — —__ ��.,,,..�+.�.___— .. _— ____--___`...-..,s o:was
I n�ron � PRFLYMMY PMIIPON
�/�/oa PUN
1 �20 91FE1]6 S
� EXHIBIT.�
Stephen Hale
Hale Design Services MLP2006-00002/VAR2006-00064
204 East 45`''Street PAC RIM PARTITION
Vancouver,WA 98663
Pac Rim Properties, LLC
Attn: Bill Bader
5700 NW E1 RayDrive
Camas,WA 98607
Pac Rim Homes, LLC
8200 SW Bonita Rd.
Tigard, OR 97224
Fran&Alan Liebman
14576 SW 83`� Cx.
Tigard, OR 97224
♦ �
� �a � a �
I
PRE,APP.HELD BY:
CITY OF TIGARD PLANNING DIVISION
13125 SW HALL BOULEVARD TIGARD, OR 97223-8189
503.639.4171/503.684.7297
CITY OF TIGARD
OREGON LAND USE PERMIT APPLICATION
File# Other Case #
Date By�� Receipt# �� City ❑ Urb ❑ Date Complete�
TYPE OF PERMIT YOU ARE APPLYING FOR
(�Adjustment/Variance (I or II) �Minor Land Partition (II) ❑ Zone Change (III)
❑ Comprehensive Plan Amendment (1V) ❑ Planned Development (III) ❑ Zone Change Annexation (IV)
❑ Conditional Use (III) ❑ Sensitive Lands Review(I, II or III) ❑ Zone Ordinance Amendment (IV)
❑ Historic Overlay (II or III) ❑ Site Development Review (II)
❑ Home Occupation (II) ❑ Subdi�ision (II or II►)
ress i avai a e
g 20 c� S l.c� o r� � T� o a �
i L.�- 300
o =T - , � - ¢.S
�Ci ��/Y� o e r �`� 1'
S a .��Y �
Go 3 - S 7 Sa3 - s so
S � e o Z - � o
ac is i more an one
C< e /�o crT- �es �L C.
.S �� Gv � �� ,��i �(�
�0 3- 7 2 03 � - S�So
`Wh n th owner and the applicant are different people, the ppli nt must be �purchaser of record or a lessee in
possession with written authorization from the owner or an agent of the owner. The ners must sign this application in the
space provided on the back of this form or submit a written authorization with this application.
ease e spea ic
—L O , O s^ Q Gi 9/" O h l /'`G' 2 v' o
rr� er,f e � � o — Da0 � s
c� r, c Z� r �cv
!
APPLICATIONS WILL NOT BE ACCEPTED WITHOUT ALL OF THE REQUIRED SUBMITTAL ELEMENTS AS
DESCRIBED IN TNE "BASIC SUBMITTAL REQUIREMENTS" INFORMATION SHEET.
�
�
THE APPLICANT SHALL CERTIFY THAT:
♦ If the application is granted, the applicant shall exercise the rights granted in accordance with the
terms and subject to all the conditions and limitations of the approval.
♦ All the above statements and the statements in the plot plan, attachments, and exhibits
transmitted herewith, are true; and the applicants so acknowledge that any 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 conterits 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.
.�
'� ,�!� '' - �
� /�"�
O er's Sig ture Date
Owner's Signature Date
Owner's Signature Date
Owner's Signature Date
Owner's Signature . Date
ApplicanUAgent/Representative's 5ignature Date
Applicant/Agent/Representative's Signature Date
� �
�
LAND USE PROP�SAL DE SCRIPTI�N
120 DAYS = 11/20/2006
FILE NOS.: MINOR LAND PARTITION (MLP) 2006-00002
ADJUSTMENT (VAR) 2006-00064
FILE TITLE: PAC RIM PARTITION
APPLIC.ANT: Stephen Hale OWNER: Pac Rim Properties, LLC
HaIe Design Services Attn: Bill Bader
204 East 45`h Street 5700 NW El Ray Drive
Vancouver,WA 98663 Camas,WA 98607
REQUEST: The applicant is requesting Minor Land Partition approval to partition a 28,046 sc�uare foot lot into
three (3) lots of 7,972, 8,101 and 8,104 square feet respectively. The applicant �s also requesting
approval for an Adjustment to the access spacing standard for the proposed private street,because it
does not meet the 200-foot spacing requirement for streets on a collector.
LOCATION: 8200 SW Bonita Road;Washington County T�Map 2S 112BC,Tax Lot 1300.
ZONE: R 4.5: The R 4.5 zoning district is designed to accommodate detached single-family homes with or
without accessory residential units at a m;n,mum lot size.of 7,500 square feet. Duplexes and attached
single-fami�ly uruts are perniitted conditionally. Some civic and iristitutional uses are also pernzitted
conditionally.
APPLICABLE
RE VIE W
CRITERIA: Community Development Code Chapters: 18390, 18.420, 18.510, 18.705, 18.715, 18.725, 18.745,
18.765, 18.790, 18.795 and 18.810.
DECISION MAHING BODY BELOW: ❑ TYPE I � TYPE II ❑ TYPE III ❑ TYI'E IV
DATE COMMENTS WERE SENT: AUGUST 1,2006
DATE COMMENTS ARE DLTE: AUGUST 15,2006
[HEARINGS OFFICER (MON.) DATE OF HEARING: TTME: 7:00 PM
[PLANI�IING CONIMISSION (MON.) DATE OF HEARING: TTME: 7:00 PM
[QTY COUNQL (TLJES.) DATE OF HEARING: TTME: 7:30 PM
Q STAFF DEQSION (TENTATIVE) DATE OF DEQSION: SEPTEMBER 1,2006
COMPONENTS RELATED TO THE PROJECT AVAILABLE FOR VIEWING IN THE PLANNING
DIVISION
�VIQIVI'lY MAP � UITLI'TY PLANS � EXISTTNG CONDITTONS
�SITE PLAN � TREE PLAN � IMI'AGT ST'UDY
�NARRATTVE � SIGHT DISTANC� C�R'TIF. ❑ STORM H20 ANALYSIS
STAFF CONTACT: Emily Eng,Assistant Planner (503) 718-2712
_ �
� `� , ' . 25 � I 2$C, I�06
� Pro'ect: �nita Partition
PUBLIC FACILITY PLAN �
COMPLETENESS CHECKLIST Date: 5/17/06
GRADING
� Existin and ro osed contours shown.
❑ Are there radin im acts on ad�acent arcels?
❑ Ad�acent arcel rades shown.
❑ Geotech stud submitted?
STREETISSUES
� Ri ht-of-wa clearl shown.
� Centerline of street s clearl shown.
� Street name s shown.
� Existin / ro osed curb or ed e of avement shown.
❑ Street profiles shown. NA
❑ Future Street Plan: Must show street profiles, topo
on ad�acent arcel s , etc.
� Traffic Im act and/or Access Re ort
❑ Street rades com liant?
Street/ROW widths dimensioned and appropriate? 5 feet plus 11 feef ROW to be dedicafed on
bofh parce/s along Bonita Road(nof just
reserved) and across Private street tract,
followin horizontal curve of Bonita Road
Private Streets? Less than 6 lots and width Privafe street section (rock/asphalf) must
a ropriate? meef the ublic street standards
Other: 1) 18.705.030.H.2 1) Must address how proposed driveways
for the 4 lots will meet this standard for fhe
influence area of the Private Street/Bonita
Road intersection.
SANITARY SEWER ISSUES
� Existin / ro osed lines shown. Cit of Ti ard rovides service- not CWS
❑ Stubs to ad�acent arcels re uired/shown?
WATER ISSUES
� Existin / ro osed lines w/ sizes noted?
❑ Existin / roposed fire h drants shown?
Pro osed meter location and size shown? Show t ical meter size
Pro osed fire rotection s stem shown?
STORM DRAINAGE AND WATER QUALITY ISSUES
� Existin / ro osed lines shown?
Preliminary sizing calcs for water quality/detention Must provide defention and water qualify if
rovided? not providing dedication of RO W along
Bonita Road frontage of both parce/s (5 feef
lus 11 feet
❑ Water ualit /detention facilit shown on lans?
❑ Area for facilit match re uirements from calcs?
❑ Facilit shown outside an wetland buffer?
REVISED: 05/17/06
, A .
,
�rStorm stubs to adjacent rarcE equired/shown? �
�-�q-o�
The submittal is her y deemed �COMPLETE � INCOMPLETE
gy: Date: 5-17-06
�
. � �PUBLIC FACILlTY PLAN Project: �nita Partition
COMPLETENESS CHECKUST Date: 5/17/06
GRADING
� Existin and ro osed contours shown.
❑ Are there radin im acts on ad�acent arcels?
❑ Ad'acent arcel rades shown.
❑ Geotech stud submitted?
STREETISSUES
� Ri ht-of-wa clearl shown.
� Centerline of street s clearl shown.
� Street name s shown.
� Existin / ro osed curb or ed e of avement shown.
❑ Street rofiles shown. NA
❑ Future Street Plan: Must show street profiles, topo
on ad�acent arcel s , etc.
� Traffic Im act and/or Access Re ort
❑ Street rades com liant?
❑ StreeUROW widths dimensioned and appropriate? 5 feet p/us 19 feet ROW fo be dedicated on
bofh parcels along Bonita Road(not just
reserved) and across Private street tracf,
followin horizontal curve of Bonita Road
❑ Private Streets? Less than 6 lots and width Private sfreef secfion (rock/asphalt) must
a ro riate? meet the ublic street standards
❑ Other: 1) 18.705.030.H.2 1) Must address how proposed driveways
for the 4/ofs will meet this standard for the
influence area of the Private Street/Bonita
Road intersection.
SANITARY SEWER ISSUES
� Existin / ro osed lines shown. Cit of Ti ard rovides service- not CWS
❑ Stubs to ad�acent arcels re uired/shown?
WATER ISSUES
� Existin / ro osed lines w/sizes noted?
❑ Existin / ro osed fire h drants shown?
❑ Pro osed meter location and size shown? Show t ical meter size
❑ Pro osed fire rotection s stem shown?
STORM DRAINAGE AND WATER QUALITY ISSUES
� Existin / ro osed lines shown?
❑ Preliminary sizing calcs for water quality/detention Must provide detenfion and water quality if
provided? not providing dedication of ROW along
Bonita Road fronfage of both parcels (5 feet
lus 91 feef
❑ Water ualit /detention facilit shown on lans?
❑ Area for facilit match re uirements from calcs?
❑ Facilit shown outside an wetland buffer?
REVISED: 05/17/O6
'r
❑ Storm stubs to ad'acent parc�� required/shown?
The submittal is hereby d med ❑ COMPLETE � INCOMPLETE
By: Date: 5-17-06
. .
c Cr n �n�c�r Q r c c�l �a a l�ow Gt e -�n _
Th �
� �
g . .
I i�.c� a� w��kr ua..l d d�-�enf� on � �
�
�
-t�c a 1 �c.a n�f dcd ��a-I�. S Ro w a�o� �3on i�
p� 9
I�� ar� e.�5 ra �d� n �Co �
rav� � c o� v
I° 9
°� P .
.
,�o,�n C e v��C r I �n e • �!, i s i5 dcd� c.a,,ho n , n
o� Y'�S�er V � eGt 5tw�� h � •
� � an f n-� -�-�
� a I c c�de s ho� wQ
� -�Ine P
P
.
��.fc., ro� �d�c. 5�vh wac c� �s �.
ol�d , �
S4�o�J 6� IP
I�r�5 -�ar C.o w�p I��ene ss ,
REVISED: 05/17/06
,•
BON/l,4 HE/GH TS P,4 R T/T/ON 5W°°°°°°'°S` � � �.�
A
AN R-4.5, 3-LOT PRELIMINARY PARTITION LOCATED lN THE eaa �+
PROJECT INFORNAl10N NW l/4 OF SECTION l2, T. 2 S., R. l W., W.M., C/TY OF TIGARD, � �
a1Ri5DICTiON: C�Tr 0�TIGAF�
uAP 8 ie:iot asuzec-iwo WASHINGTON COUNTY, ORECiON sw ao�no a �s�'B°^'� Ra.
NAO�EiTr I.�.: R051t761 y �
Si`E IEGAL�.DURH�M ACRES,lOT iT]0 � SI� y �
,vROJEQ MEA: Ob��CRES � I �; I ��'" , � _ ¢ g
wcnnan�ezoo sw eoni��po�o f� � � 3
TICARD.OR 97]31 � � �' �
C�RRENT 20NINC: R-�.S � ; � �
SURKIOR: HAIE DESGN SERNCES y ; µ ' S �
SiEPHEN C.H�LE,FE/VLS
�N�� {
S.OJ IJ
�MIe�O!'t3'i9' J
icn�JO.b � �
-�_� __—___ n �^ —'�^-ex� /
_—_ — -_�___.__.___�.__�__ —_.... I T
- _- _____—_— ��: ___.——�v..����._._ —���� �_��'�=�=�:__�r._ _ __— �•�,� VICINITY MAP �i
� _ (��_����� _ K�K......a . .
_ - =^'� I 5 ae'�ois'[ro � SW BON/TA � 5 BBh 20"E E9B.50' � �.�.s
RO
_—T� � r_° _.__ oi AO �� —f-�_e.s�s n a[�rcn wos�a.u. I
A -�- �n eGV]']o"w e�9.T_
1'SS��' .n__�T �� �y.2` /. ' I —_--__' . ___— __ - —' _____�/���—u
, � �— '-t' F�� �1 'f _ _��.���� f µ�\uT1 � V
� �Y 9]5 IO rI -
_— _—-_ _- I
��
, \ D e—s �
I _�— : L ___J _'___ _ �� _____'_'�J �
� � ��_-a==a ru[ t.eu� � � [.rs�.lcrn..ron..i
a �n � , � � ,_ �..�_�,�., �� � ,s��
�:�-...,,
� � �,.�, �..�I � ;M o o_� J\I ,,�,,�...„ � .r
I r .� -i�a.e
� v�' �� ��--i�l L� tiC- �- a a rar.
n uao i �
�j � 1�� �-�-a 1 `'<�Y I � I 71' 6
"' __'�A.�" '',��___J � _ '-•� � I
1511�BR IIQD �
�. U61.sa.�t /f � i� ,-✓' � y
___.-_ ,,.�.f����o.uk.,,. .-'� �I I
�� i � i
� �wrm�.•
� � �
e`� '/ � ' I I e'
� �' _ �� y � I ^ o.,E s�a�,�o��P,�.�o.�a� � .:o
` ' ,_ / R� �I I �a
i
6;py , +�k•"" 2si�zeo-uoo; �� � n��, � ....,.�....,,.�._.
� I I � i PAC R/M HOMES,LLC
�' ]8.058.59.fl.� ��aoc���a„I �i
� � ad •• w O.6a Acre�I� _,��i 1 i. � � 5]00 NW EL RnY�P!vC
CAMAS,WA 9960�
o � � �' '�� �Yy��-'+ �� L I 8 � I P�ons: ]6C-A�5-0]16
Fo�: ]6o-A35-(1)�1
_- - __ I i"'i�a^ �^;- ' ,,�-`�; r u» � [-mau�. bmq�a�dmnome:
q 1 � ,��„�- anp�:.E �
�-� �' �� ix _ I i ' ...,<..�«..�,......,�,�,.,...
�.� ,�-� ' �,_,. ��a-,.• / I o � I I �,\��� HALE OESIGN SERViCES
/�_, �- STf%IENC NdtE.PE.�v[5
� �� �� J
' ��� �,;./ -.�f_� . - I n�m� I i � zo�E�sm sT.
� � .T-'-��j' �� ,--� . � � W VMICW�LR.WA 9866]
/�i�.uni.�i��ni.iu vcw is[�[v=in,so __-_, -, `M''' _--�"�_�� r [M tt � I f�«�r Phane: 380-921-2603
��.' � .,� 'µ/ _ � �EN G. �oR 360-39]-0969
� l• � I E-mall: acholel0m�n.com.com
�• . __- .__. �-___- '/ V��'y��_ ' „ __--��'"
�6� l/�-''-'��Y�e �__ g �>,�.,. i I �BON/TA HEIGHTS
� �iE,7rr^ -J'�µv� :,�y„�_,� I I I •...7-L07M/NORPARTl7/ON
�'�J.��'�-. �� R�mt I I I BTILARD,OR 97i31D.
�^' _�'� �y�"// � f� w,�.�"n
J ilr- .'
ai v[ " /� ���(-• ' N' - � I REf.FMGEL I 3511IBC 1JW
)� �S� I
- -,��� -�_.-�'�.-- '�"=� ►
. - �,�,.
---- _':°�wc'cr - ��„ 0;0.05 ExlsnNc
i/./os CONDITIONS
MAP
-zo'
��ay 24, 2°°� CITY OF TIGARD
OREGON
Steve Hale
Hale Design Services
204 East 45`� Street
Vancouver,WA 98663
RE: Completeness Review- Pac Rim Properties Minor Land Partirion and
Variance/Adjustment
Case File Nos. MLP2006-00002,VAR2006-00064
Dear Mr. Hale:
The City has received your application submittals for Minor Land Partition (IVfLP2006-
00002) to divide 1 lot into 3 lots at 8200 SW Bonita Road;WCT1�12S112BC,Tax L,ot 1300.
Staff has determined your submittal to be incomplete. The following is necessary before the
application can be deemed substantively complete:
• Items specified on the Public Facility Plan checklist (see enclosure).
In addition, the following is necessary to deem your concurrent application for an
adjustment to access/egress standards (VAR2006-00064) complete:
• Adjustment application fee (at 50%reduction) $292.
The review process begins upon completion of your applicarion and is expected to take
approximately 5 to 6 weeks. It should also be noted that staff has not reviewed the
applicauon submittals far compliance with the relevant code criteria,and that the need for
additional items may arise during the review process.
If you have any questions, please contact me at (503) 718-2712.
Sincerely,
Emily ng
Assistant Planner
13125 SW Hall Blvd., Tigard, OR 97223 (503)639-4171 TDD(503)684-2772
J
LAND USE APPLII�ION D teect: � Z ��-��Z � �;���°-�
�
COMPLETENESS REVIEW � COMPLETE ❑ INCOMPLETE
�r �IL �.i��n�S C ei�•��/`eµ�r'J
�ST DIOARD INFORMATION:
❑ vi s, inu es, i es� Impact Study(18.390)
[�USA Service Provider LetterGwS ❑ [� 3 #Sets Of Application MaterialslPlans
�Pre-Application Conference Notes [� Envelopes With Postage(Veri Count). f ..� �J ,�Y ���,�J
PROJECT STATISTICS:
❑ Buildiag-�oat�ia�-Si�e-Nd� ❑ °/a Of Landsca � n Site ❑ %Of Buildin ervious Surface On Site
� Lot Square Footage
PLANS DIMENSIONED: �Sh
❑ B�t � wk ❑ P�Fktfi�--�.�BC@ DIf112f1Si0f1S(Include Aocessible&Bike Parking)❑ � � ble
❑ B�+I�+�Hei�ht [� Access Approach And Aisle � Visual Clearance Triangle Shown
ADDIT ONAL PLANS:
Vicinity Map ❑ Au.�iteehtr�al-Wem ►�� � Tree Inventory
[�Existing Conditions Plan ❑ L nds Plan
� Site Plan ❑ 1��i���Nk
T PLAN 1 MITIGATION PLAN:
�.J.�...;,«a.�,� fi.a� �b�...�� ❑
❑ ❑
ADDITIONAL REPORTS: (list any special reports)
❑ ❑
o ❑
❑ ❑
RESPONSE TO APPLICABLE CODE SECTIONS:
❑ 18.330(CondiGonal Use) ❑ 18.620(Tgard Triangle Design Standards) ❑ 18.765(Off-Street ParkinglLoading Requirements)
❑ 18.340(Directors Interpretation) ❑ 18.630(washington Square Regana�Center) � 18.775(Sensimie Lands Review)
❑ 18.350(Planned Development) �18.705(AccesslEgresslCircula6on) ❑ 18.780(Signs)
❑ 18.360(Site Devebpment Review) ❑ 18.710(Accessory ResidenUal Un�s) ❑ 18.785(Temporary Use Permics)
❑ 18.370(VananceslAdjustments) � 18.715(Densiry Computations) � 18.790(�ree Removaq ��� V ��r��"'�
❑ 18.380(Zoning Maplrext Amendments) ❑ 8.720(Design Compatibility Standards) � 18.795(Visua�C�earance Areas)
❑ 18.385(Misce��aneous Permits) � �8.725(Environmental Performance Starxlards) ❑ 18.797(Water Resources(WR)Overlay District)
� 18.390(Dedsan Making Proceduresl ct Stu �,.;L�❑ 18.730(ExcepOOns To Devebpment Shandards) ❑ 18.798(wireless Communication Fad�i6es)
❑ 18.410(Lot Line Adjustrnents) ❑ 18.740(Histonc Overlay) �18.810(Street&U61ity Improvement Srandards)
�18.420(l.and Paroroons) ❑ 18.742(Home Oocupation Perm�s)
❑ 18.430(Subdivisans) ❑ 18.745(landscaping 8 Screening Standards)
� 18.510(Residential Zoning Distncts) ❑ 18.750(ManufacturedlMobil Home Regulatans)
❑ 18.520(Commercial Zoning Districts) [� 18.755(Mixed Solid Waste�Recycling Storage)� r�t .�o�-i•t d , �`�
❑ 18.530(Industrial Zoning Distrids) ❑ 18.760(Nonconformirg Situaqons) � Y'�'Oi1 1e ��
ADDITIONAL ITEMS:
✓ S��c�-i r���c C��"C�'C�1-�'.,_
-� LQ 1 rP SP�v1.� vP.0���v-h'u►-_
-�
1:\curpinlmasterslrevised\land use application completeness review.dot REVISED: 17-Jan-oi
. __ �
Project: tooco-��Z `� ��"`�
LAND USE APPLI�ION Date: � o �
COMPLETENESS REVIEW ❑ COMPLETE INCOMPLETE
�- � �,��,. '.� c ��-�r
ST �DARD INFORMATION:
❑ vi s, inu s, i es� Impact Study(18.390)
[�SA Service Provider LetterGwS ❑ [� 3 #Sets Of Application MaterialslPlans
�Pre-Application Conference Notes [� Envelopes With Postage(Veri Count).� � � �� �,y
�y
PROJECT STATISTICS:
❑ � � � � N4, ❑ % Of Landsca � n Site ❑ %Of Buildin ervious Surface On Site
� Lot Square Footage
PLANS DIMENSIONED: �S�
❑ B ��Tfit � wk ❑ Pal�ittg-S(ieCe DimenSi011s(Include Accessible&Bike Parking)❑ � � ble
❑ B�+�gHeight [� Access Approach And Aisle � Visual Clearance Triangle Shown
ADDIT ONAL PLANS:
Vicinity Map ❑ A�sN+te�ettt��l-Wan �� � Tree Inventory
[�Existing Conditions Plan ❑ Landsc Plan
[[� Site Plan ❑ 1��3u g-�Wau.N�
T PLAN!MITIGATION PLAN: \_ �
��r4n►0.J� �Q. ��K� �
❑ ❑
ADDITIONAL REPORTS: (list any special reports)
❑ ❑
❑ ❑
❑ ❑
RESPONSE TO APPLICABLE CODE SECTIONS:
❑ 18.330(Condilional Use) ❑ 18.620(Tigard Triangle Desgn Standards) ❑ 18.765(Off-Street ParkinglLoading Requirements)
❑ 18.340(Directors Interpretation) ❑ 18.630(Washington Square Reganal Center) �18.775(Sensitive Lands Review)
❑ 18.350(Planned Devebpment) �18.705(AccesslEgresslCirculation) ❑ 18.780(Signs)
❑ 18.360(Site Development Review) ❑ 18.710(Aocessory Residential Units) ❑ 18.785(Temporary Use Permits)
❑ 18.370(VarianceslAdjusUnents} � 18.715(Density Computations) � 18.790(Tree Removal) ��� V ��w�,�J
❑ 18.380(Zoning Map(text AmendmenLs) ❑ 8.720(Desgn Compatibility Standards) � 18.795(Visual Clearance Areas)
❑ 18.385(Miscellaneous Permits) � �8.725(Environmental Performance Standards) ❑ 18.797(Water Resources(WR)Overlay District)
� 18.390(Decision Making Procedures/ act Stu �,a.�L�❑ 18.730(Excep6ons To Development Standards) ❑ 18.798(Wireless Communication Facilities)
❑ 18.41 O(Lot Line AdjustmenLs) ❑ 18.740(Historic Overlay) [�18.810(Street&Utility Improvement Standards)
[�18.420(�and Partitions) ❑ 18.742(Home Oxupation Permits)
❑ 18.430(Subdivisans� ❑ 18.745(Landscaping&Screening SfandarcJs)
� 18.510(Residential Zoning Districts) ❑ 18.750(ManufacturedlMobil Home Regulations)
❑ 18.520(Commeraal Zoning Districts) [� 18.755(Mixed Solid WastelRecycling Storage)� np�t .�0�.�+�d � �`�`�
❑ 18.530(Industrial2oning Districis) ❑ 18.760(Nonconforming Situa6ons) r'�'°"' �'` ��
ADDITIONAL ITEMS:
✓ s�tl6td.�F�k c�+-h�',�c�:._
�
�,,,�.�rP s�e.��-,.� �,e,�.,'(n•�,...h•u►�
I:\curpin\masterslrevisedlland use application completeness review.dot REVISED: 17-Jan-o�
- �
Page 1 of 1
STEPHEN C HALE
� �
From: "Emily Eng" <Emily@tigard-or.gov>
To: <schale1 @msn.com>; "Kim Mcmillan" <Kim@tigard-or.gov>; "Mike White"
<MIKEW@tigard-or.gov> RECEIVEa
Cc: <bill@pacrimhomes.com>
Sent: Monday, June 19, 2006 3:32 PM �;,�i `L 6 2006
Subject: Re: Bonita Partition Completeness Review
CITY OF TIGARD
Hi Stephen,
PLANNING/ENGINEERIN�x
Thank you for sending this. My only comment is a reminder to revise the reponse to
stormwater drainage requirements on pg 16 where necessary. I've only taken a preliminary
look at the emailed materials and will be able to review everything in detail once the official
review process begins. Please submit 3 complete hard copies of the revised application and
I'll do another completeness review.
-Emily
-------------------------------------------------------------
Emily Eng
Assistant Planner
City of Tigard Community Development
13125 SW Hall Blvd.
Tigard, OR 97223
www.ci.tiga_rd.or.us
T: (503) 718-2712
F: (501) 598-1960
6/20/2006
July 19, 2006 C11Y OF TIGARD
Steve Ha1e
OREGON
Hale Design Services
204 East 45`� StYeet
Vancouver,WA 98663
RE: Completeness Review-Pac Rim Properries Minor Land Parrition and
Variance/Adjustment
Case File Nos. MLP2006-00002,VAR2006-00064
Dear Mr. Hale:
The City has received youx application submittals for Minor Land Partirion (MLP2006-
00002) to divide 1 lot into 31ots and Adjustment to the access spacing standard (VAR2006-
00064) at 8200 SW Bonita Road;WCTM 2S112BC,Tax Lot 1300. Staff has determuied your
submittal to be substantively complete. Please submit the following so that your application
can be deemed complete:
• 7 complete copies of the application materials.
The review process is expected to take appro�rimately 5 to 6 weeks. Please be aware that
staff has not reviewed the applicarion submittals for compliance with the relevant code
criteria, and that the need for additional items may arise during the review process.
If you have any questions, please contact me at (503) 718-2712.
Sincerely,
G%�
Emily Eng
Assistant Planner
13125 SW Hall Blvd., Tigard, OR 97223 (503)639-4171 TDD (503)684-2772
. �
�
.r�y
Ju1y 21, Zoo� CITY OF TIGARD
Steve Hale
OREGON
Hale Design Services
204 East 45�' Street
Vancouver,WA 98663
RE: Completeness Review-Pac Rim Pxoperties Minor Land Partirion and
Variance/Adjustment
Case File Nos. MLP2006-00002,VAR2006-00064
Dear Mr. Hale:
The City has received your applicarion submittals for Minor Land Partition (MLP2006-
00002) to divide 1 lot into 31ots and Adjustment to the access spacing standard (VAR2006-
00064) at 8200 SW Bonita Road;WCTM 2S112BC,Tax Lot 1300. Staff has determined your
submittal to be complete.
Staff will now begin the review process,which is expected to take approxixnately 5 to 6
weeks. Please be aware that staff has not reviewed the application submittals for compliance
with the relevant code criteria, and that the need foY additional items may arise during the
review process.
If you have any questions, please contact me at (503) 718-2712.
Sincerely,
�
C%�`"� ��....
E .. �� �
Assistant Planner
13125 SW Hall Bivd., Tigard, OR 97223 (503) 639-4171 TDD (503) 684-2772
Page 1 of 2
� � �
STEPHEN C HALE
From: "Bill Bader" <bill@pacrimhomes.com>
To: "'STEPHEN C HALE"' <schale1 @msn.com> ��t��_ � 1 �����
Sent: Thursday, July 20, 2006 6:51 PM ci�Y o� T��t�
Subject: RE: Bonita Partition Completeness Review �LANNINGIE����
I asked about this on Tuesday and they said it wasn't due `til Friday - They did actually go to
work on it then - Bill
From: STEPHEN C HALE [mailto:schalel@msn.com] ,
S�nt: Thursday, July 20, Z006 1Z:44 PM � i/�
T�: Emily Eng � � r ' I � �
Cc: Bill Bader
Subject: Re: Bonita Partition Completeness Review _�
�
Thanks Emily
I'll get the remaining copies to you ASAP.
Professionally
Stephen C. Hale, PE/PLS
President
Hale Design Services
360-921-2603
schalei@msn.com
www.ha ledesig nservices.com
----- Original Message -----
From: Emily_Eng
To: schale1 a�ms__n.com
Sent: Thursday, July 20, 2006 11 :08 AM
Subject: Bonita Partition Completeness Review
,
teve, � ----�_T
Your application for the Bonita Partitio MLP2006-00002 was deemed
substantively complete as of yesterday (7/19), ut the letter probably won't go out in the
mail until this afternoon. For the application to be complete and the official review process
to begin, we need 7 complete copies of the application. Just wanted to let you know.
r -
7/20/2006
Page 2 of 2
� v �
� Thanks,
Emily
-------------------------------------------------------------
Emily Eng
Assistant Planner
City of Tigard Community Development
13125 SW Hall Blvd.
Tigard, OR 97223
www.ci.tigard.or.us
T: (503) 718-2712
F: (501) 598-1960
7/20/2006
- �
RECEIVED
1 U N 2 6 2006
CITY OF TIGARD
PLANNING/ENGINEERING
BONITA PARTITION
3-lot Minor Partition and Variance/Adjustment Review
May 8, 2006
Submitted To
City of Tigard
Community Development Department
Applicant
Pac Rim Properties, LLC
5700 NW El Ray Drive
Camas, WA 98607
Applicant's Representative
Hale Design Services
204 E 45th Street
Vancouver, WA 98663
Phone: 360-921-260�
Fax: 360-397-0969
Email: schalel�c�insn.com
Table of Contents
Project Information
A. Application Form
B. Project Information Summary
C. Pre-Application Notes
D. Tax Map
Narrative
A. Project Description
B. Development Code Standards
C. Impact Study
Appendix
A. CWS Sensitive Area Pre-Screening Site Assessment & Service Provider Letter
B. Preliminary Title Report
C. Private Road Access Sight Distance Certification
D. Email Comment from TVFR& Pride Disposal Company
E. Preliminary Plan Set
• E�cisting Conditions Map
• Preliminary Partition Plan
• Prelinunary Improvement Plan
• Tree Protection& Street Tree Plan
• Lot Line Adjustment Survey
�
PROJECT INFORMATION
PROJECT INFORMATION
Jurisdiction: City of Tigard
Community Development Department
Planning Division
13125 SW Hall Blvd.
Tigard, OR 97223
Applicant: Pac Rim Properties, LLC
5700 NW El Ray Drive
Camas, WA 98607
Applicant's Representative: Hale Design Services
204 E 45'h Street
Vancouver, WA 98663
(360) 921-2603
(360) 397-0969 F�
Email: schale 1(�a�nsn.com
Contact: Steve Hale
Property Information: Property ID: R511761
Map 2S112BC01300
Site Legal: Durham Acres, Lot Pt 70
Location: Generally located along the south side of
SW Bonita Rd, between the intersections of
S W 83`d Avenue and S W 81 St Avenue
Current Zoning: R-4.5
Project Area: 0.64 ac
Surveyor: Hale Design Services
204 E 45�' Street
Vancouver, WA 98663
(360) 921-2603
(360) 397-0969 F�
Email: schale 1 @msn.com
Contact: Steve Hale
Request: Type II Minor Partition and Variance/
Adjustment Review
I
NARRATIVE
Minor Land Partition
Narrative
I. PROJECT DESCRIPT[ON
The applicant requests review for a Minor Partition and Variance/Adjustment review.
The property is located along the south side of SW Bonita Road, halfway between SW
83`d Avenue and SW 81S'Avenue. It is currently zoned R-4.5. The property totals 0.63
acres. The existing house and all out buildings have been removed. The applicant
proposes to divide the property into three lots: lot 1 being 7,972 sq. ft., lot 2 being 8,101
sq. ft., and lot 3 is 8,104 sq. ft. The average proposed lot size is 8,059 sq. ft. There is
presently an existing concrete driveway providing access offof Bonita for the e�cisting
two tax lots 1400 and 1300. A Lot line Adjustment was approved by the city under file
No. MIS2006-00006. The lot line adjustment reduced tax lot 1400 to 8,420 sq. 8., with
the geometry to allow the further partition of t� lot 1300, while maintaining access from
the same location off of Bonita. There is a driveway that is within 200 feet of the access,
therefore per 18.705.030.H.3 the applicant is applying for an adjustment to the spacing
standards for this existing driveway as shown on preliminary plans to be 42 feet east and
on the north side of SW Bonita Road. The 3-lot partition and the existing t� lot 1400 is
proposed to be accessed from Bonita by way of a private road located within tract `A'.
The private road will meet city standards, and is 131 feet from face of curb to the end of
the road. The private road provides direct access to all four of the lots, and meets all of
the city's access requirements.
Public water is provided by the City of Tigard, and has indicated adequate service is
available. Sewer service will be provided by the City of Tigard, which has also indicated
adequate service is available. No e�ctension of the water system is required for this
partition. Sewer will need to be e�ended into the site to services all the lots. There are
no proposed improvements that will increase the impervious area within the existing
right-of-way of Bonita. It is estimated that this proposal will add 9,100 sq. ft. of new
impervious area upon full build out. This minimal amount of additional impervious area
will have a negligible impact on the existing public storm system. This project is
proposing to pay a fee in-lieu of for storm water quantity and quality as agreed to in the
Pre-Application Conference, and as allowed by CWS Standards. The fill placed on
adjoining subdivisions to the ease and west of the site has produced a depression located
in the middle of the site, and then slopes up to the south at 17% to a ma�num slope of
23% approaching the southerly boundary of the site. Slopes within the site do not exceed
25%, and therefore do not trigger the Sensitive Lands or Steep Slopes section of the code.
The adjacent properties are also zoned R-4.5. The southerly portion of the site is heavily
treed, and will require a tree removal plan that is being submitted with this application.
This project proposes 75% retention of significant trees over 12inches dbh, therefore this
proposal does not require mitigation.
II. DEVELOPMENT CODE STANDARDS(SECTION 1H.00�
18.370 Variance/Adjustments
Hale Design Services 2
r
Applicant is requesting an adjustment to the access spacing standard 18.705.030.H3.
Specifically, an ea�isting driveway access across from the proposed private road access
does not meet the 200 feet minimum spacing requirement for a collector.
18.370.020 C.5 Adjustments to access and egress standards (Chapter 18.705)
b. The Director may approve, approve with conditions, or deny a request for an
adjustment from the access requirements contained in Chapter 18.705, based
on the following criteria:
(1) It is not possible to share access;
Response: The access requesting the adjustment is a shared private road
access to the 3 lots of the partition, and tax lot 1400. The e�sting access
is the only access available, and it is not possible to share any other access.
The proposal meets this criterion
(2) There are no other alternative access points on the street in question
or from another street.
Response: As shown on the prelimina.ry plans, there are no other
alternative access points on Bonita or from any other street. The proposal
meets this criterion.
(3) The access separation requirement cannot be met
Response: Because of the e�cisting intersection and driveway access
location, the access separation requirement cannot be met. The proposal
meets this criterion.
(4) The request is the minimum adjustment required to provide adequate
access
Resaonse. The proposed access point is the best option available for
adequate access and spacing, and meets this criterion.
(S) The approved access or access approved with conditions will result in
a safe access; and
(6) The visual clearance requirements of Chapter 18.745 will be met.
Resaonse. The proposed private road access from Bonita is more than 200
feet from the intersections of SW 81S` Avenue, and SW 83�d Avenue, and
will not influence the queues of these intersections. The existing and
proposed access points will result in a safe access, and will meet the visual
clearance requirements of Chapter 18.747 as shown on sheet 3 of the plan
set, and meets these criterion.
Hale Design Services 3
The eacisting access location is a common access to tax lots 1300 and
1400. This proposal does not change the location oJthe access, but is
increasing the use from 2 lots to a total of 4 lots. The proposed private
road access for this partition meets the requirements of this section and
is requesting an adjustment to the 200 foot spacing standard per
18.705.030.H.3.
18.390 Decision-Making Procedures/Impact Study
18.390 Description of Decision-Making Procedures/Impact Study
Response. The proposed Land Partition and access adjustment review will be
processed through a Type II review process. A pre-application meeting was held
with the City on April 1 l, 2006, to review the proposal and city application
requirements. All required submittal information as identified in Section
18.390.040.B as it relates to the minor partition has been included in this
application.
An impact study is provided with this submittal to quantify the effect of the
development on public facilities and services. There are already adequate existing
public facilities to service this 3-lot partition, so the impact study has identified
those facilities, the availability to the partitioned property, and current capacities
in reference with their ability to service this proposal.
18.420 Land Partitions
18.420.050 Approval Criteria
1. The proposed partition complies with all statutory and ordinance requirements and
regulations;
Resnonse. As provided in this application and narrative, all statutory and
ordinance requirements have been addressed.
2. There are adequate public facilities available to serve the proposal.
Response. The property has adequate public facilities to serve the property as is
summarized further in this narrative and in Section III, "Impact Study."
3. All proposed improvements meet City and applicable agency standards.
Response. Sheet 3 of the preliminary plan set- Preliminary Improvement Plan-
demonstrates how the existing public facilities can adequately serve the 3-lot partition,
and also the existing tax lot 1400. All improvements as proposed shall meet the City and
applicable agency standards.
4. All proposed lots conform to the specific requirements below:
Hale Design Services 4
a. The minimum width of the building envelope area shall meet the lot
requirement of the applicable zoning district.
Response. The partitioned property lot widths meet the R-4.5 zoning requirement
of 50 feet minimum. Proposed average lot widths are as follows: Lot 1-75.0 ft;
Lot 2-78.4 ft; Lot 3-78.4 ft.
b. The lot area shall be as required by the applicable zoning district. In the case
of a flag lot, the accessway may not be included in the lot area calculation.
Response. The partitioned property lot size meets the R-4.5 zoning requirements
of a minimum 7,500 sf lot size. Proposed Lot sizes are as follows: Lot 1-7,972 sf
Lot 2–8,104 sf, Lot 3 8,101 sf. No flag lots are proposed with this application.
c. Each lot created through the partition process shall front a public right-of-
way by at least 1 S feet or have a legally recorded minimum 15 foot wide
access easement.
Response. The partitioned lots have adequate frontage along the private road,
lots 2 and 3 both have 17 feet of frontage at the end of the private road. All lots
meet this requirement.
d. Setbacks shall be as required by the applicable zoning district.
Response. All Setback requirements can easily be met with this partition.
e. When the partitioned lot is u flug 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.
Response. The proposed partition contains no flag lots.
f. A screen shall be provided along the properry 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. Land Partitions 18.420-3 SE Update:04/Ol
Response. The adjacent lot of record 1400 is a vacant lot of the same land use as
the parcel being partitioned. The lot lines have just recently been adjusted under
a lot line adjustment per city file MIS2006-00006. The intent of the lot line
adjustment was so that existing tax lot would fit within the geometry of this
proposed partition plat, or as an existing parcel so that all required utilities and
services could be installed for tax lot 1400 with the development of the adjoining
partition. Since the existing lot is vacant, the present owner is the same as
partition owner, and of the same land use, it appears that this particular situation
does not rise to the intent of the General Provision as stated in 18.745.050(A)(1
& 2), and a privacy screen can be provided along the private road frontage with
the future building permit. Applicant submits that this situation dces not warrant
any requirement for screening.
Hale Design Services 5
g. 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.
Response. Existing fire hydrants are located along SW Bonita road. and are
within adequate intervals to serve this 3-lot partition(see preliminary plan set).
The proposed private road that provides access to all the lots does not exceed 118
feet from right-of-way to end of the private road(refer to preliminary plan set},
are within easy access of existing hydrants along S W Bonita. The length of the
access is less than 150 feet and would not have a detrimental effect on fire-
fighting capabilities. John Dalby, Deputy Fire Marshal II of Tualatin Valley Fire
& Rescue has reviewed the preliminary plan set, and has indicated that the
existing hydrants are acceptable, and a fire apparatus turnaround is NOT
required. See email confirmation from TVF&R attached to application.
h. Where a common drive is to be provided to serve more than one lot, a
reciprocal easement which will ensure access and maintenance rights shall
be recorded with the approved partition map.
Resaonse. A private road is provided to serve all lots of this short plat, and the
existing tax lot 1400. The private road will ensure access and maintenance rights
as noted and recorded on the face of the partition plat.
S. Any accessway shall comply with the standards set forth in Chapter 18.705, Access,
Egress, and Circulation.
Response. See section 18.705, Access, Egress, and Circulation. The existing access
connecting the private road to NW Bonita Road dces not meet the access spacing
requirement, and requires an adjustment as allowed in Chapter 18.370 (refer to
preliminary plan set for existing access spacing). The application for Adjustments
to access and egress standards is included for review with this package.
6. Where land�l!and/or development is allowed within or adjacent to the one-hundred-
year floodplain, the City shall require consideration of the dedication of su�cient
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 floodpluln in accordunce wi[h !he udopled pedestrian/bicycle
pathway plan.
Resaonse. This partition is not within or adjacent to a 100-year floodplain and does
not apply
7. An application for a variance to the standards prescribed in this chapter shall be
made in accordance with Chapter 18.370, Variances and Adjustments. The
applications for the partition and variance(s)/adjustment(s) will be processed
concurrently.
Hale Design Services 6
1
Resaonse. The application for Adjustments to access and egress standards is
included with this application package in accordance with Chapter 18.370, Variances
and Adjustments.
18.510 Residential Zoning Districts
18.510.020 List of Zoning Districts
D. R-4.5 Low Density Residential District
Resaonse. The property is zoned as R-4.5, Low Density Residential District. The
partition will allow enough land for three buildable lots with an average size
8,321 sq. ft. The existing house and all out building are to be removed
18.510.050 Development Standards
Standard R-4.5 Res onse
Minimum Lot Size The lot sizes meet or exceed
-Detached Unit 7,500 sq. ft. the minimum requirement
-Duplexes 10,000 sq. ft. for detached units.
-Attached Unit[1
Average Minimum Lot Width The average minimum lot
-Detached unit lots 50 ft. width meets or exceeds the
-Duplex lots 90 ft. minimum requirement for
-Attached unit lots detached units.
Maximum Lot Covera e None None
Minimum Setbacks
-Front yard 20 ft. 20 ft.meet or exceed
-Side facing street on corner&
through lots 15 ft. 15 ft. meet or exceed
-Side yard 5 ft. 5 ft. meet or exceed
-Rear yard 15 ft. 15 ft. meet or exceed
-Side or rear yard abutting more
restrictive zoning district
-Distance between property line
and front of garage. 20 ft. 20 ft. meet or exceed
Maximum Height 30 ft. 30 ft. meet or exceed.
Minimum Landsca e Requirement None None
18.705 Access, Egress, and Circulation
Chapter I8.705 establishes standards and regulations for safe and
efficient vehicular access and egress on a site and for general circulation within
the site. Table 18.705.1 states that the minimum vehicular access and egress forl
single family dwelling units on individual lots shall be one, 10 foot paved
driveway within a 1 S foot-wide accessway. The minimum access width for 3-6
dwelling units is 20 feet with 20 feet of pavement_
Response. A 20-foot wide paved private road is proposed to provide
access to all the lots of this partition, and also e�cisting tax lot 1400. A
Hale Design Services 7
typical section for the private road is provided on sheet 3 of the plan set.
The proposed private road will be less than 120 feet long, from dedicated
right of way to terminus, and meets the standards and regulations for safe
and ef�icient vehicular access and egress for the proposed partition and for
general circulation for all 41ots of the site.
B. Access p[an reauirements. No huilding or other permit shall be issued
until scaled plans are presented and approved as provided by this chapter that
show how access, egress and circulation requirements are to be fulfilled. The
applicant shall submit a site plan. The Director shall provide the applicant
with detailed information about this submission requirement.
Response. A scaled site plan has been submitted with this application that
indicates how access, egress and circulation are met and/or require
adjustment to the standards. An adjustment to the spacing standards is
being applied for with this application.
C. Joint access. Owners of two or more uses structures, or parcels of land
may agt-ee to utilize jointly the same access and egress when the combined
access and egress of both uses, structures or parcels of land satisfies the
cambined requirements as designated in this title, provided.•
Resnonse. The project has a joint access provided from NE Bonita Road
that is to provide common access for both the existing ta�c lot 1400, and
the proposed 3 lots of this partition. The existing tax lots 1400 and 1300
has a joint access agreement as shown on the lot line adjustment survey
No. 30,297, and satisfies the combined requirements as designated in this
title.
D. Public street access. All vehicular access and egress as required in
Sections 18.705.03H and 18.705.03I shall connect with a public or
private street approved by the City for public use and shall be
maintained at the required standards on a continuous basis.
Resaonse. All vehicular access and egress to the lots of this partition
connect with a public road (SW Bonita Road) by way of a private road
constructed to public street standards, and shall be maintained at the
required standards on a continuous basis.
E. Curb Cuts shall be in accordance with Section 18.810.030N.
Response. No curb cuts are required with this proposal
F. ReQuired walkwav location
Hale Design Services $
Response. This proposal is for a detached single-family development,
this standard does not apply.
G. Inadequate or hazardous access
18.705.030.G.1. Response. This proposal is using the same e�cisting
access point onto Bonita Road. The exi.sting access was installed to
provide access for the two existing tax lots 1300 and 1400. This
proposal will increase the existing access to four lots. This increase
would not cause or increase hazardous traffic conditions, and would
still provide adequate access for emergency vehicles, nor will in any
other way cause hazardous conditions to exist.
18.705.030.G.2. Response. This existing access point offSW Bonita
Road is located midway between the intersections of SW 81 Avenue,
and SW 83`d Avenue, and has no other practical alternative that would
be further from either intersection. The 20-foot wide private road is to
be approxirriately 120 feet long, and combined with individual
driveways will easily provide adequate room for vehicular turnaround,
and will eliminate the need for a vehicle to back out onto S W Bonita
road.
18.705.030.G.3. Resaonse. This criterion does not apply to the
proposed single-family dwellings.
H. Access Management.
1. An access report shall be submitted with all new development
proposals which verifies design of driveways and streets are safe by
meeting adequate stacking needs, sight distance and deceleration
standards as set by ODOT, Washington County, the City and AASHTO
(depending on jurisdiction of facility.)
Resnonse. No frontage improvements are proposed with partition. The
existing access was installed to provide access for the two existing t�lots
1300 and 1400. This proposal will increase the use of the existing access
to four lots. Therefore the issue is whether the increase from two lots to
four lots will still meet the requirements of this section. The e�cisting
entrance is not within the 150-foot influence area of either intersections to
east and west of the site; SW 81S` Avenue to the east, and SW 83`d Avenue
to the west. The proposed driveways for both the existing tax lot 1400,
and proposed lot 1 are to be located as far away from the private road
entrance as possible. The centerline driveway locations are to be at least
90 feet south of the Bonita right-of-way, as shown on sheet 2 of the
prelinvnary plan set. A preliminary sight distance certification has been
performed and is submitted with this applicant, and shows that adequate
site distance exists at the existing access to SW Bonita Road. The project
meets the requirements of this section.
Hale Design Services 9
2. Driveways shall not be permitted to be placed in the influence area of
collector or arterial stj-eet intersections. Influence area of
intersections is that area where queues of traffic commonly form on
approach to an intersection. The minimum driveway setback from a
collector or arterial street intersection shall be I50 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 Ciry Engineer review of a traffic
impact report submitted by the applicant's traffic engineer. In a case
where a project has less than I50 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.
Resnonse. The intersection influence areas are shown on sheet 2 of the
preliminary plan set demonstrates that adequate spacing and queue exists
to meet the requirements of this section. The existing driveway access
provided for this 4-lot proposal has a setback from the right-of-way of the
intersecting streets of Bonita and SW 83rd Avenue east to the throat of the
existing driveway of 210 feet, which exceeds the 150 feet required, and
has 60 feet of queue distance available on approach from the east on
entering the site. The 60 feet of queue distance available on approach
from the east is more than adequate for this entrance to 4 lots. The
available queue distance from the west on approach to the project entrance
is 73 feet, providing ample distance for at least a 3-vehicle queue, which
again is more than enough for this 4-lot driveway approach(as shown on
sht. 3 of plans). The e�sting access from SW Bonita to the 4 lots
proposed is shown to meet the requirements of this section.
3. The minimum spacing of driveways and streets along a collector shall
be 200 feet. The minimum spacing of driveways and streets along an
arterial shall be 600 feet.
Response. There is an e�cisting driveway entrance to a single-family lot
located across the street, and 42 feet east of the existing approach to be
used for this proposal. This driveway separation does not meet the
requirements of this section. Therefore, this application is requesting an
adjustment to this standard as allowed per 18.370 for the e�sting access as
located on SW Bonita Road. As described above,the existing access to be
used with this proposal, meets the requirements for an adjustment to this
standard.
4. The minimum spacing of local streets along a local street shall be 125
feet.
Hale Design Services 10
Resuonse. The criteria does not apply
I. Minimum access requirements for residential use. ( subsections 2,
4, & 5 do not apply)
1. Yehicular access and egress for single family, duplex or attached
single family dwelling units on individual lots and multi family
residential uses shall not be less than as provided in Table 18.705.1
and Table 18.705.2; Access, Egress, and Circulation 18.705-3 Code
Update:l0/02.
Response (1 &31. The proposed driveways from the private road to shall
have 15 to 20 foot wide driveways, meeting this requirement. The
existing access apron from SW Bonita road is 24-foot wide, and provides
access to a 20-foot wide private road which shall be designed to meet the
standards for access as stated in Table 18.705.1 and 18.705.2, and shall be
maintained in accordance with the provisions for the Uniform Fire Code.
6. Where permitted, minimum width for driveway approaches to arterials
or collectors streets shall be no less than 20 feet so as to avoid traffic
turning from the street having to wait for traffic exiting the site.
Respoose The proposed private road is to be 20 feet wide as required.
J Minimum access requirements for commercial and industrial use.
No commercial, industrial, or multi-family structures are proposed
with this application. Therefore, this standard does not apply.
K. One-wav vchicular access noints. No one-way vehicular access
points are proposed with this application. Therefore, this standard
does not apply.
18.715 Density Computations
A. Definition of net development area. Net development area, in acres,
shall be determined by subtracting the following land area(s)from the
gross acres, which is all of the land included in the legal description of
the property to be developed:
1. All sensitive land areas:
2. All land dedicated to the public for park purposes;
3. All land dedicated for public rights-of-way. When actual
information is not available, the
4. All land proposed for private streets; and
S. A lot of at least the size required by the applicable base-zoning
district, if an existing dwelling is to remain on the site.
Hale Design Services 11
B. Calculating maximum number of residential units. To calculate the
ma�rimum number of residential units per net acre, divide the number
of square feet in the net acres by the minimum number of square feet
required for each lot in the applicable zaning�listrict.
C Calculating minimum number of residential units. As required by
Section 18.510.040, the minimum number of residential units per net
acre shall be calculated by multiplying the maximum number of units
determined in Subsection B above by 80% (0.8).
Response. The gross square footage of the subject property is 28,046 sq.
ft. To deternune the net developable area,the 16-foot wide dedication
along Bonita(1,531 sq. ft.), and the private street tract (2,603 sq. ft.) is
subtracted; resulting in a net developable area of 23,912 sq. ft. The
minimum lot size for the R-4.5 zone is 7,500 sq. ft., the m�ximum number
of additional units is three (3) [23,912/7,500 = 3.18 units]. The 80°/a rule
calculates to a muvmum number of residential units of two (2) [3.3*0.8 =
2.5 units]. The proposal is for 3 additional units, therefore this criterion
has been met.
18.725 Environmental Performance Standards
Response: As this small 3-lot partition is a typical detached single-family project, which
is a pernutted use in the R-4.5 zone, none of the environmental conditions listed in this
section will be compromised beyond allowable levels. The listed performance standards
are met. These standards would be subject to code enforcement investigation if for some
reason the above standards were in question.
18.745 Landscaping and Screening Standards
Section 18.745.040.A.: All development projects fronting on a public street, private street
or a private driveway more than 100 feet in length approved after the adoption of this
title shall be required to plant street trees in accordance with the standards in Section
18.745.040C.
Response: The applicant proposes to fulfill this requirement for street trees by proposing
that staff condition the applicant with providing a plan for street trees to be planted along
the required public street frontage of SW Bonita Road, and along both sides of the private
road, species and spacing to be indicated on the plans. Sheet 3 of the plans set indicates
typical tree locations that would meet this requirement.
See response to 18.420.050 (4.fl above, related to the screening be provided along the
property line of a lot of record (tax lot 1400) along the frontage of the private road.
Applicant submits that since tax lot 1400 is vacant, screening can be provided at the time
of future building permit.
Hale Design Services 12
18.765 Off-Street Parking/Loading Requirements: This Chapter is applicable for
development projects when there is new construction, ezpansion of existing use, or
change of use in accordance with Sectian 18.7b5.0701LIinimum and Maximum
Off-Street Parking Requirements.
Resnonse: The proposed project will create 3 separate lots for detached single-family
residential construction. Submittals of detailed plans for the construction of home within
the development are not available at this time. Table 18.765.2 requires that one (1) off-
street parking space be provided per detached dwelling unit. There is no ma�cimum limit
on pazking allowed for detached single-family dwellings. There is also no bicycle
parking requirement for single-family dwellings.
No parking is to be allowed on the 20-foot wide private road, and shall be required to be
posted`�i0 PAR.KING" at the entrance. All parking areas and driveways are be paved,
and is required with building permits for each lot: Each lot can provide 2 parking spaces
with a 2-car garage, and 1 off street parking space adjacent to the driveway or room
provided along the driveway approach. To ensure that homes constructed in this
development comply with the parking standards, the following condition can be added:
At the time of submittal for building permits for individual homes on lots 2 and 3, the
builder shall submit materials demonstrating that one(1) off-street parking space, which
meets minimum dimensional requirements and setback requirements as specified in Title
18, will be provided on-site for each new home.
It should also be noted that it may need to be required to demonstrate that adequate
maneuvering space has been provided for vehicular turnaround for both of the lots with
each building permit for lots 2 and 3.
18.775 Sensitive Land Review
Resuonse.
The topography submitted at the pre-application conference had been generated from the
sites tree survey, and did not adequately represent the site topography and slopes. The
applicant's surveyor as since performed a more detailed topography survey as shown on
sheet one of the plan set. An analysis performed of this topography shows that the
existing slopes on site do NOT exceed 25%. The project is not within a 100-year
floodplain, natural drainage way, wetland area, or on unstable ground. Applicant submits
that there are no sensitive lands within the boundaries of this site, therefore a sensitive
land review is NOT required.
18.775.070.0 Steep Slopes
Response The topography submitted at the pre-application conference had been
generated from the sites tree survey, and did not adequately represent the site topography
and slopes. The applicant's surveyor has since performed a more detailed topography
survey as shown on sheet one of the plan set. An analysis performed of this topography
shows that the existing slopes on site do NOT exceed 25%. Sheet lof the preluninary
Hale Design Services 13
plan set indicate the results of the slope analysis for the steepest portions of the site. The
slope analysis indicates that there aze no slopes on the site that exceed 25%, and therefore
a sensitive land review is NOT required, and this section of the code does not apply.
18.790 Tree Removal
Response. This project is subject to the City of Tualatin Tree Removal Ordinance
18.709, which requires preparation of a Tree Protection Plan. The site contains 137
jurisdictional trees as noted on the attached Tree Preservation Plan prepared by Daniel G.
George an ISA Certified Arborist PN 1155. This project presents an excellent
opportunity for tree retention. Some trees are required for removal to accommodate new
construction of infrastructure and clear building pads. At the discretion of the future lot
owners, additional trees may be requested for removal as part of the building permit
review.
This plan identifies the Iocation, size and species of all trees 6 inches dbh and larger. The
tree plan includes tree preservation measures designed to protect onsite tree intended for
retention during construction activates. The plan proposes to remove trees where
conflicts exist with proposed grading, utility extension, and building placement.
Additional trees are proposed to be removed as the resutt of their physical condition. The
project presents an excellent opportunity to retain 48 of the 64 significant trees (75%
retention of trees over 12 inches dbh). According to 18.790.030.2.d no mitigation is
required for retention of 75% of existing trees over 12 inches in caliper.
18.795 Visual Clearance Areas
Response. See sheet 2 of plan set. There are no Visual obstructions between 3 and 8 feet
within the visual clearance triangle of the existing private road access on to Bonita. Lots
2 and 3 front on the terminus of the private road, therefore a vision clearance triangle area
is not applicable to these lots. The vision clearance triangles are shown for the required
locations of the driveways for lot 1 and existing tax lot 1400. The visual clearance
criteria can be met with this proposal.
18.810 Street & Utility Improvement Standards
18.810.030 Streets
18.810.030.A.1, 2 & 18.030.E Resaonse: The site lies along the frontage of SW
Bonita Road, and has available access to this public street. The classification of
SW Bonita Road was not indicated in the Pre-Application Conference, and is
assumed to be classified as a Collector. At present there is 30 feet of ROW from
centerline, according to the most recent tax assessor's map and Record of Survey
No. 24,462, completed for the City of Tigard on this portion of SW Bonita Road.
The Pre-Application Conference notes indicate that an additional5 feet of
dedication along the frontage is required (total of 35' from centerline), with an
additional 11 feet of Reserve ROW(total of 46' from centerline). The applicant
Hale Design Services 14
��t
.+r
Y:
has agreed to dedicate the full 16 feet (5' plus the additional 11' reserve) for the
city's approval to pay the fee in lieu of for water quality and quantity. This has
been indicated on the preliminary plans set.
A 20-foot wide private road is proposed to provide access from the public streets
to all lots of this partition, and also the e�sting tax lot 1400. As required, the
private road is to have 20 feet of pavement between curbs, and a 5-foot sidewalk
on one side to located in a sidewalk easement. Adequate drainage facilities are
also to be provided. Sheet 3 of the plan set demonstrates the private street in
profile, with storm sewer and sanitary sewer shown to demonstrate adequate
access of these services to all lots of this proposal. A typical private road section
is provided on sheet 3 of the plan set to demonstrate that it is to be constructed to
public street section standards.
18.810.030.A.5 5. If the City could and would otherwise require the applicant to
provide street improvements, the City Engineer may accept a future improvements
guarantee in lieu of street improvements if one or more of the following
conditions exist:
c. Due to the nature of existing development on adjacent properties it is
unlikely that street improvements would be extended in the foreseeable
future and the improvement associated with the project under review does
not, by itself, provide a significant improvement to street safery or
capaciry,-
Resuonse SW Bonita road has been fully improved to a 44-foot paved roadway
width(22-foot half width), with curb and 6-foot sidewalk. The pre-application
conference notes indicate that the required paved roadway width needs to be
improved to 23-feet of pavement from centerline, with curb, 5-foot planter strip,
and 6-foot sidewalk. Since it would be impractical, and would not, by itself,
provide a significant improvement to street safety or capacity,to improve this
small 95 feet of frontage, along an already fully improved roadway, the applicant
is requesting that these improvement be deferred, and applicant agrees to a
condition requiring a future improvement guarantee.
18.810.040 Blocks
No blocks will be formed with the proposed partition.
18.810.060 Lots
Res onse: The ro osed lots have average lot dimensions as follows: �
p P P
Lot 1 is 75.1' x 106.5'
Lot 2 is 78.4' x 103.1'
Lot 3 is 78.4" x 103.1'
None of the proposed lots have a depth that is greater than 2.5 times the average
width.
Hale Design Services 15
Lot 1 as more than 25 feet of frontage on both Bonita, and the private road. Lots
3 and 4 have 17.18 feet of frontage at the end of the private road, which exceed
the miniinum requirement of 15 feet of frontage as allowed for lots created as part
of a partition.
18.810.070.A Sidewalks:
Resaonse: There is an existing 6-foot sidewalk, located at the curb, along the SW
Bonita Frontage. A 5-foot sidewalk is proposed along one side of the 120 feet of
private road. Adequate connectivity of pedestrian sidewalks is provided.
18.810.090 Sanitary Sewers
Response: There is an e�sting 8" sanitary sewer main along the frontage of
Bonita road. An e�ctension of the 8" public sewer is proposed within the private
road tract. The 8" e�ctension will provide sewer lateral connection for each lot of
this partition. Sheet 3 of the plan set provides a preliminary plan and profile of
the proposed sewer extension to demonstrate how adequate public sewer services
can be provided for this proposal.
18.810.100 Storm Drainage
Resnonse: There are no upstream drainage ways that impact this partition. Sheet
3 of the preliminary plan set shows a design of a private storm drain conveyance
system for collection of runoff from the private road, with storm drain laterals
provided for collection of roof runoff. The private storm drain system connects to
an approved public storm system provided at the northwest corner of the site. The
preliminary private storm drain system shown on sheet 3 of the preliminary plan
set demonstrates how the stormwater runoff from the new impervious area can be
collected and conveyed as required to an approved public storm system.
Developments of this small size, especially residential land partitions, are not
required to provide on-site detention. The city has agreed to allow the applicant
to pay the water quantity SDC upon application for building permit for the three
new homes. For this agreement, applicant has agreed to dedicate, rather than
place in a reserve easement, an additional 11 feet of roadway dedication as shown
on the plans.
18.810.110 Bikeways and Pedestrian Pathways
Resnonse: SW Bonita road is not a designated bicycle facility
18.810120 Utilities
�
�
Response: Underground utilities have already been installed with the SW Bonita
road improvement along the project frontage of this project, therefore this does
not apply.
Hale Design Services 16
Stormwater Qualitv: The CWS standards include a provision that would exclude
small projects such as residential land partitions. Because of the topography of the
site, and the restriction that a facility would not be allowed within the 11' row
easement, it would pose an undue burden to the applicant if an on-site water
quality facility was required to accommodate treatment of the storm water from
the 3 parcels. Rather, the CWS standards provide that applicants shall pay a fee
in-lieu of constructing a facility, if deemed appropriate. The city has agreed to
allow the applicant to pay the fee in-lieu of for water quality. For this agreement,
applicant has agreed to dedicate the full 16 feet (includes the 11' reserve) along
the Bonita frontage of this proposal, being tax lot 13U0 as shown in preliminary
plans.
III. Impact Study (18.390)
The applicant proposes a partition of R-4.5 zoned property into three parcels for the
future development of low-density residential use of all lots of the 3-lot minor partition.
The existing house and out building have been removed. A private road extension is
required to provide a common access for all the lots off of SW Bonita Road. A concrete
driveway apron is already provided, and is to remain as the projects point of access to
SW Bonita Road. Bonita Road has e�cisting frontage improvements, and the applicant is
requesting a future improvements guarantee in lieu of additional street improvements
along this frontage, therefore, no major road improvements are proposed. The only
required work within the existing right-of-way is the connection for sanitary sewer, and
water services as shown on sheet 3 of the preliminary plan set. The effect of this
proposed partition on the public facilities and services is negligible, and has been
rrLnimi�e as much as practical.
This project proposes to dedicate approximately 1,531 sq. ft. along the frontage of the site
abutting SW Bonita Road. The applicant agrees, to this requirement for public right-of-
way dedication as shown on the preliminary plan set.
Traffic Impact Fees—The estimated total TIF for a single-family dwelling is $2,690 per
unit. Based on the estimate that total TIF fees cover 32 percent of the impact on major
street improvements citywide, the TIF fee is $5,380 ($2,690 times two new units). Based
on the estimate that total TIF fees cover 32 percent of the impact on major street
improvements citywide, a fee that would cover 100 percent of this projects traffic impact
is $16,813 ($5,380 divided by .32). The dif�erence between the TIF paid and the full
impact, is considered as unmitigated impact. Since the TIF paid is $5,380, the
unmitigated impact can be valued at $11,432. Given that the estimated cost of the
dedication of property along SW Bonita Road is $ , the value of the dedication is
less than the value of the unmitigated impacts, the exactions aze proportionate.
Sewer: A sanitary sewer line is located along the property's SW Bonita Road Frontage,
and in an adjacent easement running along the easterly property line. The lines are 8"
Hale Design Services 17
mains with adequate capacity for the addition of the two new lots. The city as built plans
did not show laterals had been installed for the two original lots 1300 and 1400. The
existing house on tax lot 1300 is on septic, and is proposed to be removed with the
e�sting house. The lots of this partition, and existing Parcel 1 (tax lot 1400) can be
serviced with new laterals from the proposed 8" sanitary extension into the site as shown
on sheet 3 of the preliminary plans set. The low area of the site will require 1.5 to 2 feet
of fill as shown, in order for the sanitary to have adequate cover. Sheet 3 of the plan set
provides a preliminary plan and profile of the proposed sewer extension to demonstrate
how adequate public sewer services can be provided for this proposal.
Water: An 8 inch water line is located along SW Bonita Road, with an existing water
service meter installed that serves the e�cisting house on tax lot 1300. Three additional
water service meters can be installed as shown on the plans to service the two additional
lots and the existing Parcel 1 (tax lot 1400).
Draina�e: Because the grading performed for adjoining developments around the site,
there is virtually no contributing runoff from offsite that can flow onto the site. There are
no upstream drainage ways that impact this partition. This project is requesting to pay
the fee in-lieu for water quality and quantity, as has been agreed to at the pre-application
conference with staff. Sheet 3 of the preliminary plan set shows a design of a private
storm drain conveyance system for collection of runofffrom the private road, with storm
drain laterals provided for collection of roof runoff. The private storm drain system
connects to an approved public storm system provided at the northwest corner of the site.
The preliminary private storm drain system shown on sheet 3 of the preliminary plan set
demonstrates how adequate access to the public storm system can be provided with this
proposal.
Parks: The proposed partition will not have impacts to the City's park system.
Other Dry Utilities: Gas, electric, and cable services are all present, and available along
the projects frontage of SW Bonita Road.
Hale Design Services 18
Feb � 2� 2006 10�42AM CLEAN WATER SERVICES 503 6814439 No�0965 P� 1
� �� (� � � UL� �r� .
JAN 2 7 2006
�.--
� By de Number
C1canWatcr \ �ez�aces '��'
�uC Commitmcni is c1naY, Sensitive Area Pre-Screening Site Assessment
Jurlsdictton �ity of Tigard Date 1/2�/zoo6
Map&7ax Lot 2S112SC - 1.3oq � Owner �PAC RIM HOM�S, LLC
�sllzs� - 140o y Appllcant sTL� HnvE
51te Address 8200 SW BONITII RD Company HALE� s��BIGN S�RVIC�S
,_,�Tf;ART1� C7R ���a.4 Address 20a F 45TH 5T.
Pro.pos�d Act�vity �4T L7rr� nn�TUS�rt��13T Clty 5tate 2ip vArrt'ouv�:u, wA 98663
ANn 3� lot MINOR P11RT.TTION Phone 360-921-?,b03
OF TL 1300 Fax 360-397-0969 _
By submltting this form the Owner,or Owner's authorized agent or rapresentative,acknowledges
and 8gr09S that employees o�G�ean Water Servlces have authority to enter the project site at all
reasonable ttmes for the purpo�e qf inspectlrlg proJect site conditians�nd gathering information
related t�the project site,
Offlalal usa only balow U119 Ilne
On�c�el use o�fy 6alow this Une Official Lraa oaly�e�ow Q��s Ilne
Y N NA Y N NA
S9rtsltiV�: re Gomp+��It��ap Sto�mw ter I� rastt'ucture maps
�❑ ❑ Map# C�` ❑ ❑ Q5#��i��
❑ ❑ �Locally adnpted studies ar maps Other �
Speclfy — �❑ ❑ Specify�����1
Bas�d on a review of the above information and the requirements of Clean Water Services
Design and Ganstruction Standard$ Resalution and Order Na.04-9:
� 5ensitivs areas potentially�Xl9t on site or within 200'of the site. THE APPLICANT MUST
PERFl7RM A SITE CER7IFICATIQN PRIbFt Td lSSiJANG�a�A SERVICE PRDVIDER. If
5ensitive,Ar�as axlst on the sike or wlthln 200 feet on adj�cent properties,a Natural
Resouroes Assessment Report may also be required.
� Sensitive areas do not appear to exist on slte or within 200'of the slte, This pre-screening
site assessment does NOT eliminate the need to evaluate and pratect water qualiry
sensitive areas lf they are subs�quently discovered. Thfs document will serve as yaur
Service Providor letter as required by Resolution and Order n4-9,Section 3.02.1, All
required permits and appravals must be obtained and completed under applfcabl�local,
state, and federfll 18w.
❑ The proposed activlty does not meet the definition of development. NO SITE ASSESSM�NT
OR SERVI��pF�OVId�R LET7El2 IS REQUIR�D.
Reviewer Comments: _ �
�l
r '
Jc-�r C
�`
Fievi� ��d By: J_ Qate: � +E.�'-� e
Offici�� us� onl�
Past-It�'brand fax transmittal memo 7671 �br pagas► 1�et�urned to dpnli�anl
T° • Fro Mai( F z `� Counder
co .�1� co. ��� Date _ By�
Dapt, eS.l1i1;
�� Fe
� or
�
�
. ��,.
-���
. - .i
Appendix `B'
Preliminary Title Report
Transnation Title Agency of Oregon
■ Portland Production Center
Transnation 541 NE 20th Avenue, Suite 207
„ , ,,,,,,,,�„ Portland, OR 97232
503-262-4600 FAX 503-254-3865
Revision 4th
PUBLIC RECORDS REPORT
THIS REPORT IS FOR THE EXCLUSIVE USE OF:
Attn: Jerry Bales
Transnation Title Insurance Agency
12360 E Burnside
Portland, OR 97233
Date Prepared: June 23, 2006
Order No.: 50y0045077
Customer Ref:
File Reference: PAC RIM HOMES LLC
CONDITIONS, STIPULATIONS AND DEFINITIONS
(I) Definitions:
(a) "Customer": The person or persons named or shown on this cover sheet.
(b) "Effective date": The title plant date of June 14, 2006.
(c) "Land": The land described, speci�caily as by reference, in this public record report and
improvements affixed thereto which by law constitute real property,
(d) "Liens and encumbrances": Include taxes, mortgages, and deeds of trust, contracts,
assignments, rights of way, easements, covenants, and other restrictions on title.
(e) "Public records": Those records which by the laws of the State of Oregon impart constructive
notice of matters relating to said land.
(II) Liability of Transnation Title Agency of Oregon:
(a) THIS IS NOT A COMMITMENT TO ISSUE TITLE INSURANCE AND DOES NOT CONSTITUTE A
POLICY OF TITLE INSURANCE.
(b) The liability of Transnation Title Agency of Oregon for errors or omissions in this public record
report is limited to the amount of the fee paid by the customer, provided, however, that
Transnation Title Agency of Oregon has no liability in the event of no actual loss to the
customer.
(c) No costs of defense, or prosecution of any action, is afforded to the customer.
(d) In any event, Transnation Title Agency of Oregon assumes no liability for loss or damage by
reason of the following:
1. Taxes or assessments which are not shown as existing liens by the records of any taxing
authority that levies taxes or assessments on real property or by the public records.
2. Any facts, rights, interests or claims which are not shown by the public records but which
could be ascertained by an inspection of the land or by making inquiry of persons in
possession thereof.
3. Easements, liens or encumbrances, or claims thereof, which are not shown by the public
records.
4. Discrepancies, encroachments, shortage in area,conflicts in boundary lines or any other
facts which a survey would disclose.
5. (i)Unpatented mining claims; (ii) reservations or exceptions in patents or in Acts
authorizing the issuance thereof; (iii) water rights or claims or title to water.
6. Any right, title, interest, estate or easement in land beyond the lines of the area
specifically described or referred to in this report, or in abutting streets, roads, avenues,
• alleys, lanes, ways or waterways.
Public Records Report
ORRQ 6/2005
Page 1 of 5
7. Any law, ordinance or governmental regulation (including but not limited to building and
zoning laws, ordinances or regulations) restricting, regulating, prohibiting or relating to (i)
the occupancy, use or enjoyment of the land; (ii) the character, dimensions or location of
an improvement now or hereafter erected on the land; (iii) a separation in ownership or a
change in the dimensions or area of the land or any parcel of which the land is or was a
part; or(iv) environmental protection, or the effect of any violation of these laws,
ordinances or governmental regulations, except to the extent that a notice of the
enforcement thereof or a notice of a defect, lien or encumbrance resulting from a violation
or alieged violation affecting the land has been recorded in the public records at the
effective date hereof.
8. Any governmental police power not excluded by(II)(d)(7) above, except to the extent
that notice of the exercise thereof or a notice of a defect, lien or encumbrance resulting
from a violation or alleged violation affecting the land has been recorded in the public
records at the effective date hereof.
9. Defects, liens, encumbrances, adverse claims or other matters created, suffered,
assumed, agreed to or actually known by the customer.
(III) Report Entire Contract:
Any rights or actions or rights of action that the customer may have or may bring against Transnation
Title Agency of Oregon arising out of the subject matter of this report must be based on the provisions
of this report. No provision or condition of this report can be waived or changed except by a writing
signed by an authorized officer of Transnation Title Agency of Oregon. By accepting this form report,
the customer acknowledges and agrees that the customer has been afforded the opportunity to
purchase a title insurance policy but has elected to utilize this form of public record report and accepts
the limitation of liability of Transnation Title Agency of Oregon as set forth herein.
(IV) Fee:
The fee charged for this Report does not include supplemental reports, updates or other additional
servicesof Transnation Title Agency of Oregon.
Public Records Report
ORRQ 6/2005
Page 2 of 5
REPORT
Order No. : 50y0045077
Effective Date : 5:00 P.M. on June 14, 2006
Customer Ref. :
A. The land referred to in this public record report is located in the County of
Washington, State of Oregon, and is described as follows:
SEE ATTACHED EXHIBIT"A"
B. As of the effective date and according to the public records,we�nd title to the land
apparently vested in:
PAC RIM HOMES LLC
C. And as of the effective date and according to the public records. The land is subject
to the following liens and encumbrances, which are not necessarily shown in the
order of priority:
1. NOTE: 2005-06 TAXES ARE PAID IN FULL and are being shown for informational
purposes only. This exception will not be shown on a title insurance policy.
Original Amount : $1,123.71
Account No. R0511761; Levy Code 023.74; Map 2S1W12 BC 01300
2. Deleted
3. Municipal Liens, if any imposed by the City of Tigard.
4. An easement created by instrument, including the terms and provisions thereof,
Recorded : August 31, 1987
As : 87044634
In favor of : The City of Tigard
For : Sanitary sewer
5. Terms and provisions of Agreement for Perpetual Storm Drain Easement
Recorded : April 26, 1991
As : 91021011
By and between : The City of Tigard
6. An easement created by instrument, including the terms and provisions thereof,
Recorded : April 26, 1991
As : 91021012
In favor of : The City of Tigard
For : Public utilities
Public Records Report
ORRQ 6/2005
Page 3 of 5
7. An easement created by instrument, including the terms and provisions thereof,
Recorded : April 26, 1991
As : 91021013
In favor of : The City of Tigard
For : Public utilities
8. Line of Credit Trust Deed, to secure an indebtedness in the amount shown below, and
any other obligations secured thereby,
Dated : December 1, 2005
Recorded : December 15, 2005
As : 2005-157969
Grantor : Pac Rim Homes LLC
Trustee : Chicago Title Insurance Company of Oregon
Beneficiary : Bank of Salem
Amount : $281,250.00
9. An easement created by instrument, including the terms and provisions thereof,
Recorded : May 5, 2006
As : 2006-053199
In favor of : Pac Rim Properties LLC, their successors and assigns
For : Access and utilities
END OF REPORT
MJR/tlb
Public Records Report
ORRQ 6/2005
Page 4 of 5
Order No. 50y0045077
Exhibit"A"
That portion of Lot 70, Durham Acres, in the County of Washington and State of Oregon, described as
follows:
Beginning at the Southwest corner of said Lot 70; thence North 02° 27' 03" East along the West line of
said Lot 70, 103.13 feet; thence South 89° 02' 24" East, 63.09 feet; thence North 31° 51' 04" East,
14.12 feet; thence North 02° 27' 03" East, 110.96 feet to a point on the Southerly right of way of SW
Bonita Road; thence along said right of way, and along a 385.00 foot radius curve, concave to the South,
an arc length of 3.11 feet to a point of tangency; thence S 88°42' 20" East, 92.57 feet; thence South
02° 04' 14" West, 125.73 feet, thence North 88° 58' S7" West, 10.00 feet; thence South 02° 04' 14"
West, 99.91 feet; thence North 89° 02' 09" West, 157.22 feet more or less ot the true point of
beginning.
Pub�ic Records Report
ORRQ 6/2005
Page 5 of 5
�f� N
.•�--r
Bonita Heights Partition
PRIVATE ROAD SIGHT DISTANCE CERTIFICATION
May 6, 2006
Washington County, Oregon
Department of Land Use and Transportation, Land Development Services
155 North First Avenue,suite 350—MS 13, Hillsboro, OR 97124
(503)846-8761 FAX: (503)846-2908
http:l/www.co.washington or us
Attn:
RE: Bonita Heights Partition—Sight Distance Certification
CaseFile No.
The access for this proposal is located 84 feet east of the site's west property line, onto
SW Bonita Road The speed limit along SW Bonita Road is 35 M.P.H., based upon the
posted speed limit, requiring 350 feet of sight distance in both directions, in accord with
Code Section 501-8.5.F.
As required by Code Sections 501-8.5.F(2), sight distance from the access to SW
Bonita Road was measured to be 400 feet to the west of the access in one direction and
400 feet to the east of the access in the other direction. These Code Sections
respectively require that measurements be based on an eye height of 3.5 feet and an
object height of 4.25 feet above the road; and be assumed to 10 feet from the near
edge of pavement to the front of a stopped vehicle. (Actual measurement is taken15
feet from pavement edge}.
In conclusion, I hereby certify that the intersection sight distance at the proposed access
from Bonita Heights Partition conforms to the requirements for sight distance as set
forth in the Washington County Community Development Code.
Stephen C. Hale, P.E., PLS
�����,GPROF�ssi
��-J �N £n, ��
� 17,970 9
� �
OREGON [�
�` `�G 9h �/
F\A � Y 25. �9 �P
'�'EN G
EXPIRES 6-30-0%
'' p " Page 1 of
STEPHEN C HALE _ �
From: "Dalby, John K." <John.Dalby@tvfr.com>
To: "STEPHEN C HALE" <schale1@msn.com>
Sen#: Thursday, Aprii 27, 2006 2:17 PM
Subject: RE: City of Tigard 3-lot Partition
Mr. Hale,
I have reviewed this proposal and I don't find any problems insofar as fire apparatus access or
fire fighting water supplies are concerned.
A fire apparatus turnaround is NOT required and the locations of the existing fire hydrants (as
indicated on the attached drawing) are acceptable.
The existing fire hydrants must be capable of supplying adequate fire flow to any building
hereinafter constructed.
John K_ Dalby, Deputy Fire Marshal II
Tualatin Valley Fire & Rescue, North Division
14480 SW Jenkins Road
Beaverton, OR 97005-1152
503-356-4723
. �
�
� � � � � � � � �
DISPOSAL COMPANY
P.O. Box 820 Sherwood, OR 97140
Phone: (503) 625-6177 Fax: (503) 625-6179
May 8, 2006
Hale Design Services
Attn: Stephen Hale
204 E. 45th St.
Vancouver, WA 98663
RE: Bonita Heights Partition; 3-Lot Minor Partition 8200 SW Bonita Rd. Tigard, OR
97224
I have reviewed the preliminary partition plan for the above-mentioned location at
8200 SW Bonita Rd. The map shows 3 lots will be Iocated along a Private Drive off of
SW Bonita Rd.
All trash, recycling and yard debris will need to be placed on SW Bonita Road for
Pride Disposal to empty, with ample room for automated trucks to pick up each tote,
on the designated collection day.
Pride Disposal does not drive on Private Drives for the following reasons:
1) They are not maintained by the city or county,
2) May not be up to city/county code,
3) Possibility of damage done by our trucks over an extended period of time,
4) Access and turn around areas might be limited.
If you have any additional questions, please feel free to contact me at (503) 625-
6177 ext 133.
Sincerely,
Linda Lopeman
Pride Disposal Company.
lindal@pridedisposal.com
�
� J
• r
PRE-APPLICATION
� CONFERENCE REQUEST
CITY O�TIGARD 13125 SW Hall Blvd., Trgard, OR 97223(503) 639-4171 FAX: (503) 684-7297
GENERAL INFORMATION
FOR STAFF USE ONLY
Applicant: Pac Rim Properties
Address: 5700 NW EI Rev Drive Phone: 360-833-4572 Case No.: ���b�, — �,r, ;'�
City: Camas, WA Zip: 98607 Receipt No.: �b��S -S/l�4�
Application Accepted By: �, ('�t,��
Contact Person: Bill Bader Phone: 503-970-8038
Date: // '� -D 5
Property Owner/Deed Holder(s): Richard Fimmel
DATE OF PRE-APP.: /I'l S � U�
TIME OF PRE-APP.: �V '�v�
Address:_8901 NE Halsev St. Phone: PRE-APP. HELD WITH: s
City: Portland, OR Zip:97220 Rev.7/1/OS i:lcurpinlmasterslrevised\Pre-AppRequest.doc
Property Address/Location(s): 8200 SW Bonita Road
REqUIRED SUBMITTAL ELEMENTS
(Note: applications will not be accepted
without the required submittal elements)
Tax Map &Tax Lot#(s): 2S1126C 01300 & 01400
Zoning: R-4.5 � Pre-Application Conf. Request Form
Site Size: 0.83 Acres
4 COPIES EACH OF THE FOLLOWING:
� Brief Description of the Proposal and
any site-specific questions/issues that
PRE-APPLICATION CONFERENCE INFORMATION you would like to have staff research
prior to the meeting.
All of the information identified on this form are required to be
submitted by the applicant and received by the Planning Division a � Site Plan. The site plan must show the
minimum of one (1) week prior to officially schedulinq a proposed lots and/or building layouts
pre-application conference date/time to allow staff ample time to drawn to scale. Also, show the location
prepare for the meeting. of the subject property in relation to the
nearest streets; and the locations of
A pre-application conference can usually be scheduled within 1-2 driveways on the subject property and
weeks of the Planning Division's receipt of the request for either across the street.
Tuesday or Thursdav mornings. Pre-application conferences are .� The Proposed Uses.
one (1) hour long and are typically held between the hours of � Topographic Information. Include
9:00-11:00 AM. Contour Lines if Possible.
PRE-APPLICATION CONFERENCES MUST BE SCHEDULED IN ❑ If the Pre-Application Conference is for
PERSON AT THE COMMUNITY DEVELOPMENT COUNTER FROM a MONOPOLE project, the applicant
8:00-4:OO/MONDAY-FRIDAY. must attach a copy of the letter and
proof in the form of an affidavit of
IF MORE THAN 4 PEOPLE ARE EXPECTED TO ATTEND THE mailing, that the collocation protocol was
PRE-APPLICATION CONFERENCE IN YOUR GROUP, PLEASE completed (see Section 18.798.080 of
INFORM THE CITY IN ADVANCE SO THAT ALTERNATE ROOM the Tigard Community Development
ARRANGEMENTS CAN BE MADE TO ACCOMMODATE THE Code).
GROUP. � Filing Fee $351.00
,
, � =T 9LE DESIGN SER VICES
� � Engineerinb • Surveying • Planning
Serving Washington& Oregon
Local: 360-921-2603 • Email: schalel@msn.com • Fax: 360-397-0969
November 3, 2005
: '� �..d�.�
City of Tigard
Department of Community Development �
Planning Division. ���If;�'�! A��
13125 SW Hall Blvd. ,,, ;_. ;� �
Tigard, OR 97223
RE: Pre-Application Narrative and Questions
�
Planning Staff _ . :.:.;.,.,..:+.:
Proiect Narrative
Applicant is proposing to subdivide two(2)existing tax lots into four(4)detached single family residential lots.
All existing buildings and/or structures are to be removed to make way for four(4) new homes. The zoning is
R-4.5 with a minimum lot size of 7,500 square feet. The proposed average lot size is+/- 8,486 square feet. A
private street tract will access from SW Bonita Road at the same location as the existing 24' wide residential
driveway apron provided. The proposed 20' wide paved private access driveway would be less than 150' in
length, and would provide the required access to the proposed four lots. The existing frontage along SW Bonita
Road has already been improved with curb, sidewalk, and an approved 24' wide concrete residential driveway
apron provided at the center of the proposed project. As mentioned the proposed use is for detached single
family residential lots.
Question/Issues:
1. This project is creating 2 new additional lots from 2 existing tax lots. Since this proposal is creating less than
3 new lots, would it be reviewed as a Minor Partition? If not, could applicant perform a boundary line
adjustment to create lot 1 as shown on site plan, and then Subdivide the remainder parcel into 3 new lots as a
Minor Partition. Would this process be to applicant's advantage(Time&fees)? v�
2. The project proposes to use the existing access point reviewed, approved, and installed for these 2 existing tax
lots with the City of Tigard's road improvement project along the projects frontage of SW Bonita Road. Could
it be assumed that this access point meets the City's Access Management Requirements, and that no
improvements along the frontage would be required? It appears that all utilities have been installed underground
along the frontage, precluding any fees required for power utility. Does staff agree? K S M
3. The proposed private access driveway is 136' from face of curb to end, being less than 150' precluding the
need for a fire turn around. Does staff concur? + ��M
4. The access to the 4 lots is by a 20' wide paved private driveway,without curb and sidewalk. Is this allowed?
Can the private driveway be located within an easement rather than a private tract? kl��
5. Will a fire hydrant be required for this project, and can service meters be banked along front rather than an
extension of water main into project. ?
6. Would this small infill project qualify for paying the fee in lieu of for water quality and quantity? �
usM -
204 E 45`�St., Vancouver, WA 98663
www.haledes ignservices.com
.
� • . BONITA RC � SITE PLAN � � �e Design Services
SITE ADDRESS: 8200 SW BONITA R�. Ste hen C. Hale, PE/PLS
TIGARD, OR 97224 p
Land Development Consultant
APPLICANT: PAC RIM PROPERTIES
5700 NW EL REY DRIVE Engineering Surveying Pianning
CAMAS, WA. 98607
bill@pacrimhomes.com Tel. (360) 921-2603 204 E. 45th St.
360-833-4572 Email: schalelC�msn.com Vancouver, WA 98663
www.haledesiqnservices.com
SITE MAP TAX LOT: 2S112BC 01300 & 01400
R511761 & R511752
OWNER: RICHARD FIMMEL
8901 NE HALSEY ST.
PORTLAND, OR 97220
SITE AREA: 36,568 SF. = 0.83 Acres
ZON�NG: R-4.5
— � — — — — — — — —
EXISTING SIDE`r�ALK EXIS7ING SIDEWALK
EXISTING CURB EXISTING 2O' WIDE
RESIDENTIAL �RIVEWAY APRON
EXISTING 24' WIDE —� }
SW BONITA ROAD RESIDENTIAL DRIVEWAY APRON �
EXISTING CURB 30.00' 22.00'
EXISTING SIDEWALK _ EXISTING SIDEWALK
_ _ _ L=53.62' 17.08' 24.00� 71.21 —
R=385.00
_ 20.06' 20.14'
� — — — — 1 r — — — — — — �
� � � � I
I I I � �
� � � � I , �
°' 2 � w � 1 �
co -
"� 8,471. sf. I - �� � I c� �
� ACCESS LOT 2 FRO�I ao w v N N � ACCE8SS �LOT 1 f FROM � N
i TRACT A ONLY � o Q Q co a� � TRACT A ONLY I
� I � � > �N � � I �
� I SNE (TYP) I � I SETBACK ��I
LINE (TYP) I
� '- — — — — — — � 20� L - - — - - — J
�
N
N 72.44' o � 74.06' g.39'
.- 20.00 �- �
� � �
r - - - - - - �0.00' � 10.00' - - - - � 10.00'
I I ^�
i L � � - � i � � �
�- 3 � � 4 �
� �
0 8,460. sf. � _� 8,515. sf. o �
� I I � 0 40 o zo ao
I � SETBACK �� oD -�I
I LINE (TYP) � ( SETBACK I I
L _ _ _ _ _ J L uNE (TYP) i � ( INFEET )
— — — — _ _ � 1 inch = 40 ft.
_ 78.69� 78 69' DATE:OCTOBER 31, 2005
157.37' — —
� � /// '� �^ /��/
�/� �
, �' - '� � � '
/� /
/ �
�
/ �
/ . � /-.�.�
.�.
.� ��� /
� ��
_
.. „i / �7C
��r°� � C � t �
� � ��
� oj� d�rG �
���
' '// � x �
i
- �. � � �
i � �
c.� �..._� f�
5�1J �o» i r-a 12 . �Mk IMOMrT� RD.
-.�R,R����3� �x i S�'�r,S
E L TX f-�o��� ._ -�-o
►
♦ k'iG �e t»oV�
��� ��0
6�
�
til�S �
�qo
�...!.r—
O 4 p
r �
� f3 O
�
�
�� x �
�
�c�
�i�="0 1 � �7a.S
�
�-�V' � � �.�
• _�
�- � .�
• .. �
w 4 .. �
�
. �� �
•
3,,4 �
K
N �
_ _--_-- _�....
November2005 December2005
+ S M T W T F S 5 M T W T F S
� 1 2 3 4 5 I 1 2 3
� 6 7 8 9 10 71 12 4 5 6 7 8 9 10I
13 14 15 t6 17 18 79� � 11 12 13 14 15 16 17 !
20 21 22 23 24 25 26I '. 18 19 20 21 22 23 24I
2' 28 29 3° ' Tuesday, November 1 5, 2005 i_25 zs 2' 28 29 3� 3, ',
I -Pre-Apps CD Meetings �
Early '
8:00 AM '
� 9:00 AM I (9:00 AM - 10:00 AM) Pre-App
i �
10:00 AM (10:00 AM- 11:00 AM) Pre-App Bill Bader 970-8038 8200 SW Bonita SUB !
�
i
( 11:00 AM � (11:00 AM - 12:00 PM) Pre-App �
(
12:00 PM
1:00 PM
2:00 PM
3:00 PM
4:00 PM
Late
Tasks
INotes
�
i
�
�
� I
Cheryl Caines 7 11/3/2005-'10:50 AM
PRE-APPLICQTION CONFERENCE NOTES �,T,
➢ ENGINEERING SECTI4N Q ���°ttng�,°�,'°
S�pingA BetterCommunity
PUBLIC FACILITIES Tex Mep[Sl: 2s�t2gc
Tax lot[sl: 1300 a 1400
Use iyme: SUB
The extent of necessary public improvements and dedications which shall be required of the applicant
will be recommended by City staff and subject to approval by the appropriate authority. There will be
no final recommendation to the decision making authority on behalf of the City staff until all concerned
commenting agencies, City staff and the public have had an opportunity to review and comment on
the application. The following comments are a projection of public improvement related requirements
that may be required as a condition of development approval for your proposed project.
Right-of-wav dedication:
The City of Tigard requires that land area be dedicated to the public:
(1.) To increase abutting public rights-of-way to the ultimate functional street classification
right-of-way width as specified by the Community Development Code; or
(2.) For the creation of new streets.
Approval of a development application for this site will require right-of-way dedication for:
� SW Bonita Road to 35 feet from centerline with an additional 11 foot of Reserve ROW
� SW Private Street to 20 feet in a private Tract
❑ SW to feet
❑ SW to feet
Street improvements:
� Half street improvements will be necessary along SW Bonita Road, to include:
� 23 feet of pavement from centerline
� concrete curb
� storm sewers and other underground utilities
� 6-foot concrete sidewalk with 5 foot planter strip
� street trees sized and spaced per TDC
� street signs, traffic control devices, streetlights and a two-year streetlight fee.
❑ Other:
CIT11 Of n6ARD Pre-Applicadon Comeronce Notes Page 1 of 6
fngln�ertng Deaartmeat SecUoa
� Private street improvements will be necessary along SW Intenor private street, to include:
� 20 feet of pavement from curb to curb
� concrete curb
� storm sewers and other underground utilities
� 5-foot concrete sidewalk on one side
� street trees sized and spaced per TDC
❑ street signs, traffic control devices, streetlights and a two-year streetlight fee.
� Other: Signage for private street name or post all addresses at public ROW
❑ street improvements will be necessary along SW , to include:
❑ feet of pavement
❑ concrete curb
❑ storm sewers and other underground utilities
❑ -foot concrete sidewalk
❑ street trees
❑ street signs, traffic control devices, streetlights and a finro-year streetlight fee.
❑ Other:
❑ street improvements will be necessary along SW , to include:
❑ feet of pavement
❑ concrete curb
❑ storm sewers and other underground utilities
❑ -foot concrete sidewalk
❑ street trees
❑ street signs, traffic control devices, streetlights and a two-year streetlight fee.
❑ Other:
❑ street improvements will be necessary along SW , to include:
❑ feet of pavement
❑ concrete curb
❑ storm sewers and other underground utilities
❑ -foot concrete sidewalk
❑ street trees
❑ street signs, traffic control devices, streetlights and a two-year streetlight fee.
CITY OF TIGARD Pre-Applicadon Comerenco Notes Page 2 of 6
Englneering Ueparcmem SecUon
, _ ❑ Other:
Aqreement for Future Street Improvements:
In some cases, where street improvements or other necessary public improvements are not currently
practical, the improvements may be deferred. In such cases, a condition of development approval
may be specified which requires the property owner(s) to provide a future improvement guarantee.
The City Engineer will determine the form of this guarantee. The following street improvements may
be eligible for such a future improvement guarantee:
(1.) Bonita Road future improvements jexcludinq street trees, which will be required with this
application)
�2-)
Overhead Utility Lines:
❑ Section 18.810.120 of the Tigard Municipal Code (TMC) requires all overhead utility lines
adjacent to a development to be placed underground or, at the election of the developer, a
fee in-lieu of undergrounding can be paid. This requirement is valid even if the utility lines
are on the opposite side of the street from the site. If the fee in-lieu is proposed, it is equal to
$ 35.00 per lineal foot of street frontage that contains the overhead lines.
There are existing overhead utility lines which run adjacent to this site along SW
Prior to , the applicant shall either place these utilities underground, or pay the fee in-
lieu described above.
Sanitary Sewers:
The nearest sanitary sewer line to this property is a(n) 8 inch line which is located in Bonita Road.
The proposed development must be connected to a public sanitary sewer. It is the developer's
responsibility to connect each parcel separatelv to the public sewer.
Water Supply:
The City of Tigard (Phone:(503) 639-4171) provides public water service in the area of this site. This
service provider should be contacted for information regarding water supply for your proposed
development.
Fire Protection:
Tualatin Valley Fire and Rescue District (South Division) [Contact: Eric McMullen, (503) 612-7010]
provides fire protection services within the City of Tigard. The District should be contacted for
information regarding the adequacy of circulation systems, the need for fire hydrants, or other
questions related to fire protection.
Clfl OF n6ARD Pre-Appllcatlon Co�eronce Notes Page 3 of 6
fngln�erl�Departme�n S�ctl�n
,. Storm Sewer Improvements:
All proposed development within the City shall be designed such that storm water runoff is conveyed
to an approved public drainage system. The applicant will be required to submit a proposed storm
drainage plan for the site, and may be required to prepare a sub-basin drainage analysis to ensure
that the proposed system will accommodate runoff from upstream properties when fully developed.
On-site detention is required.
Storm Water Qualitv:
The City has agreed to enforce SurFace Water Management (SWM) regulations established by the
Unified Sewerage Agency (USA) (Resolution and Order No. 00-7) which requires the construction of
on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus
contained in 100 percent of the storm water runoff generated from impervious surfaces. The
resolution contains a provision that would allow an applicant to pay a fee in-lieu of constructing an on-
site facility provided specific criteria are met. The City will use discretion in determining whether or not
the fee in-lieu will be offered. If the fee is allowed, it will be based upon the amount of impervious
surfaces created; for every 2,640 square feet, or po�tion thereof, the fee shall be $210. Preliminary
sizing calculations for any proposed water quality facility shall be submitted with the development
application. It is anticipated that this project will require:
� Construction of an on-site water quality facility.
❑ Payment of the fee in-lieu.
Water quality facility must be sized for al!impervious surface area, existing and new.
Other Comments:
All proposed sanitary sewer and storm drainage systems shall be designed such that City
maintenance vehicles will have unobstructed access to critical manholes in the systems. Maintenance
access roadways may be required if existing or proposed facilities are not otherwise readily
accessible.
1) Water meters shall be p/aced at the Bonita Road RO W.
2) 18.705.030.H.1 The applicant's engineer shall provide preliminary sight distance certi�cation with
the Land Use application.
3)18.705.030.H.3 The applicant must app/y for an adjustment to the spacing standard for driveways
and streets along a Collector, minimum spacing of 200 feet. Must look at driveways and streefs on
both sides of Bonita Road.
4) Lots 3 & 4 must have 25 feet of frontage.
5) Applicant shall contact TVFR for fire hydrant placemenbrequirements.
TRAFFIC IMPACT FEES
In 1990, Washington County adopted a county-wide Traffic Impact Fee (TIF) ordinance. The Traffic
Impact Fee program collects fees from new development based on the development's projected
impact upon the City's transportation system. The applicant shatl be required to pay a fee based upon
the number of trips which are projected to result from the proposed development. The calculation of
CITII OF T16ARD Pre-Applicatlon CoMerence Netes Page 4 of 6
Englonring Uspar[meM SecUen
„ the TIF is based on the propc ' use of the land, the size of the pr�� �t, and a general use based fee
� category. The TIF shall 1, calculated at the time of buildi, , permit issuance. In limited
circumstances, payment of the TIF inay be allowed to be deferred until the issuance of an occupancy
permit. Deferral of the payment until occupancy is permissible o� when the TIF is greater than
$5,000.00.
Pay the TIF.
PERMITS
Public Facility Improvement (PFI) Permit:
Any work within a public right-of-way in the City of Tigard requires a PFI permit from the Engineering
Department. A PFI permit application is available at the Planning/Engineering counter in City Hall.
For more extensive work such as street widening improvements, main utility line extensions or
subdivision infrastructure, plans prepared by a registered professional engineer must be submitted for
review and approval.
The Engineering Department fee structure for this permit is considered a cost recovery system. A
deposit is collected with the application, and the City will track its costs throughout the life of the
permit, and will either refund any remaining portion of the deposit, or invoice the Permittee in cases
where City costs exceeds the deposit amount. NOTE: Engineering Staff time will also be tracked for
any final design-related assistance provided to a Permittee or their engineer prior to submittal of a PFI
permit application. This time will be considered part of the administration of the eventual PFI permit.
The Permittee will also be required to post a performance bond, or other such suitable security.
Where professional engineered plans are required, the Permittee must execute a Developer/Engineer
Agreement, which will obligate the design engineer to perform the primary inspection of the public
improvement construction work. The PFI permit fee structure is as follows:
NOTE: If an PFI Permit is required,the applicant must obtain that
permit prior to release of any permits from the Building Diuision.
Buildinq Division Permits:
The following is a brief overview of the type of permits issued by the Building Division. For a more
detailed explanation of these permits, please contact the Development Services Counter at
503-639-4171, ext. 304.
Site Improvement Permit (SIT). This permit is generally issued for all new commercial,
industrial and multi-family projects. This permit will also be required for land partitions where lot
grading and private utility work is required. This permit covers all on-site preparation, grading
and utility work. Home builders will also be required to obtain a SIT permit for grading work in
cases where the lot they are working on has slopes in excess of 20% and foundation
excavation material is not to be hauled from the site.
Building Permit (BUP). This permit covers only the construction of the building and is issued
after, or concurrently with, the SIT permit.
CRY OF nGARD Pre-Applicadon CoMerence Notes Page 5 of 6
Englm�hng D�aaron�m E�ctlm
� ' Master Permit (MST). , .,�s permit is issued for all single and ....�Iti-family buildings. It covers all
work necessary for building construction, including sub-trades (excludes grading, etc.). This
permit can not be issued in a subdivision until the public improvements are substantially
complete and a mylar copy of the recorded plat has been returned by the applicant to the City.
For a land partition, the applicant must obtain an Engineering Permit, if required, and return a
mylar copy of the recorded plat to the City prior to issuance of this permit.
Other Permits. There are other special permits, such as mechanical, electrical and plumbing
that may also be required. Contact the Development Services Counter for more information.
GRADING PLAN REQUIREMENTS FOR SUBDIVISIONS
All subdivision projects shall require a proposed grading plan prepared by the design engineer. The
engineer will also be required to indicate which lots have natural slopes between 10% and 20%, as
well as lots that have natural slopes in excess of 20%. This information will be necessary in
determining if special grading inspections will be required when the lots develop. The design engineer
will also be required to shade all structural fill areas on the construction plans. In addition, each
homebuilder will be required to submit a specific site and floor plan for each lot. The site plan shall
include topographical contours and indicate the elevations of the corners of the lot. The builder shall
also indicate the proposed elevations at the four corners of the building.
� .�
PREPARED BY: ; ,�'Y`1l�,�.,L —. ; i - i � —C�S
ENGINEERING DEPARTMENT STAFF DATE
Phone: [5031639-4171
Fax: [5031624-0752
document2
Revised: September 2,2003
CRY OF i16ARD Pre-Applicatlon Co�erence Notes Page 6 ef 6
Englm�ring Dspartm�tn Sectlon
i ,
� � �ITY OF TIGARD
�
h ��-: �w PRE-APPLICATION CONFERENCE NOTES �ommunityDeceCopment
SFuzpingA BettesCommunity
(Pre-Application Meeting Notes are Valid for Six (6� Months}
PRE-APP.MTG.DATE: f�� fS—'OS
STAFF AT PRE-APP.: •
' � � " RESIDENTIAL
APPLICANT: ��,�`� /�{,��� AGENT: �, �C�,
Phone: (3��} r� '�"� �- �S"7 2-. Phone: �� °f�7b��03v
PROPERTY LOCATION: ,
ADDRESS/GENERAL LOfATION: g'20C� SYV , �,
TAX MAP(S)/LOT #(S): S I (2 G (�ad O I Q� � ' �
NECESSARY APPLICATIONS: � � . .�' $
� Z� 4
1 L�A � �:,+.� .g•1M�P,�� 3,44'-r _ �
PROPOSAL DESCRIPTION: " T
.
��
COMPREHENSIVE PLAN . , ,
MAP DESIGNATION: �1- ,w �
ZONING MAP DESIGNATION: �-- �',,�
ZONIN6 DISTRICT DIMENSIONAL REQUIREMENTS [Refer to Code Sectlon 18. l
MINIMUM LOT SIZE:r7,,�("jsq. ft. Average Min. lot width:�C2 ft. Max. building height:��ft.
Setbacks: Front�Q ft. Sid�ft. Rear�,�ft. Corner_�ft. from street.
MAXIMUM SITE COVERAGE: % Minimum landscaped or natural vegetation area: t!�%.
GARAGES:�ft.
� NEI6HBORHOOD MEETIN6 [Refer to the Neighborhood Meeting Nandoutl
THE APPLICANT SHALL NOTIFY ALL PROPERTY OWNERS WITHIN 500 FEET, INTERESTED
PARTIES, AND THE CITY OF TIGARD PLANNING DIVISION of their proposal. A minimum of two
(2) weeks between the mailing date and the meeting date is required. Please review the Land Use
Notification handout concerning site posting and the meeting notice. Meetinq is to be held prior to
submittinq vour application or the application will not be accepted.
" NOTE: In order to also preliminarily address building code standards, a meeting with a Plans
Examiner is encouraged prior to submittal of a land use application.
� � s,� � � � M�P
n-��'
CITY OF TIGARD Pre-Application Conference Notes Page 1 of 9
Residential ApplicatioNPlanning Division Section
►
�
� NARRATIVE [Refer to Code Chapter 18.3901
The APPLICANT SHALL SUBMIT A NARRATIVE which provides findings based on the applicable
approval standards. Failure to provide a narrative or adequately address criteria would be reason to
consider an application incomplete and delay review of the proposal. The applicant should review
the code for applicable criteria.
�IMPACT STUDY [Refer to Code Secbons 18.390.040 and 18.390.0501
As a part of the APPLICATION SUBMITTAL REQUIREMENTS, applicants are required to INCLUDE
AN IMPACT STUDY with their submittal package. The impact study shall quantify the effect of the
development on public facilities and services. The study shall address, at a minimum, the
transportation system, including bikeways, the drainage system, the parks system, the water system,
the sewer system and the noise impacts of the development. For each public facility system and type
of impact, the study shall propose improvements necessary to meet City standards, and to minimize
the impact of the development on the public at larg e, public facilities systems, and affected private
property users. In situations where the Community Development Code requires the dedication of real
property interests, the applicant shall either specifically concur with the dedication requirement, or
provide evidence which supports the conclusion that the real property dedication requirement is not
roughly proportional to the projected impacts of the development.
�ACCESS [Refer to Chapt�rs 18.705 and 18.7651
Minimum number of accesses: l o�-�t.¢� Minimum access width: 2�
Minimum pavement width: �(7 �
❑ WALKWAY REQUIREMENTS [Refer to Code Chapter 18.7051
Within all ATTACHED HOUSING (except two-family dwellings) and multi-family developments, each
residential dwelling SHALL BE CONNECTED BY WALKWAY TO THE VEHICULAR PARKING
AREA, COMMON OPEN SPACE AND RECREATION FACILITIES.
� RESIDENTIAL DENSIIY CALCULATION [Refer to Code Chapter 18.7151-SEE IXAMPLE BELOW.
The NET RESIDENTIAL UNITS ALLOWED on a particular site may be calculated by dividing the net
area of the developable land by the minimum number of square feet required per dwelling unit as
specified by the applicable zoning designation. Net development area is calculated by subtracting
the following land area(s) from the gross site area:
All sensitive lands areas includinq:
➢ Land within the 100-year floodplain;
➢ Slopes exceeding 25%;
➢ Drainageways; and
➢ Wetlands for the R-1, R-2, R-3.5, R-4.5 and R-7 zoning districts.
Public right-of-wav dedication:
➢ Single-family allocate 20% of gross acres for public facilities; or
➢ Multi-family allocate 15% of gross acres for public facilities; or
➢ If available, the actual public facility square footage can be used for deduction.
� � X =- �'� �-�l �., --- M = � 5g � �. 5�
EXAMPLE OF RESIDENTIAL DENSITY CALCULATIONS:
EXAMPLE: USING A ONE ACRE SITE IN THE R-12 ZONE(3,050 MINIMUM LOT SIZE)WITH NO DEDUCTION FOR SENSITIVE LANDS
Single-Family Multi-Family
43,560 sq. ft. of gross site area 43,560 sq. ft. of gross site area
8,712 sq. ft. (20%)for public right-of-wav 6,534 sq. ft. (15%)for public riqht-of-wav
NET: 34,848 square feet NET: 37,026 square feet
— .050 (minimum lot area) - 3.050(minimum lot area)
= 11A Units Per Acre = 12.1 Units Per Acre
�rne De�elopment Code requires that the net s�te area exlst for the next whole dwelling unit NO ROUNDIN6 UP IS PERMITTED.
�Mlnimum Prolect Uensity Is 60%of the maximum allowed density.TO DETERMINE THIS STANOARD,MULTIPLY TNE MAl(IMUM NUMBER OF UNITS BY.3.
CITY OF TIGARD Pre-Application Conference Notes Page 2 of 9
Residential Applica6on/Planning Division Sec6on
r
� ❑ SPECIAL SETBACKS [Refer to 1 ;Sectlon 18.7301
➢ STREETS: feet from the centerline of
➢ FLAG LOT: A TEN (10)-FOOT SIDE YARD SETBACK applies to ali primary structures.
➢ ZERO LOT LINE LOTS: A minimum of a ten (10)-foot separation shall be maintained
between each dwelling unit or garage.
➢ MULTI-FAMILY RESIDENTIAL building separation standards apply within multiple-family
residential developments.
ACCESSORY STRUCTURES UP TO 528 SQUARE FEET in size may be permitted on lots less
than 2.5 acres in size. Five (5)-foot minimum setback from side and rear lot lines.
ACCESSORY STRUCTURE UP TO 1,000 SQUARE FEET on parcels of at least 2.5 ac�es in size.
[See applicadle zoning diatrict for the primary swctures'selback requirements.l
❑ FLAG LOT BUILDING NEIGNT PROYISIOMS [Refer to Code Chapter 18.1301
MAXIMUM HEIGHT OF 1'/2 STORIES or 25 feet, whichever is less in most zones; 2'/z stories, or 35
feet in R-7, R-12, R-25 or R-40 zones provided that the standards of Section 18.730.010.C.2 are
satisfied.
❑ BUFF�RIN6 AND SCREENIN6 [Refer ta Code Chapter 18.7451
In order TO INCREASE PRIVACY AND TO EITHER REDUCE OR ELIMINATE ADVERSE NOISE
OR VISUAL IMPACTS between adjacent developments, especially between different land uses, the
CITY REQUIRES LANDSCAPED BUFFER AREAS along certain site perimeters. Required buffer
areas are described by the Code in terms of width. Buffer areas must be occupied by a mixture of
deciduous and evergreen trees and shrubs and must also achieve a balance between vertical and
horizontal plantings. Site obscuring screens or fences may also be required; these are often
advisable even if not required by the Code. The required buffer areas may o� be occupied by
vegetation, fences, utilities, and walkways. Additional information on required buffer area materials
and sizes may be found in the Development Code.
The ESTIMATED REQUIRED BUFFERS applicable to vour proposal area is: .
Buffer Level along no�th boundary. Buffer Level along east boundary.
Buffer Level along north boundary. Buffer Level along east boundary.
IN ADDITION, SIGHT OBSCURING SCREENING IS REQUIRED ALONG:
�LANDSCAPIN6 [Refer to Code Chapters 18.745,18.765 and 18.7051
STREET TREES ARE REQUIRED FOR ALL DEVELOPMENTS FRONTING ON A PUBLIC OR
PRIVATE STREET as well as driveways which are more than 100 feet in length. Street trees must
be placed either within the public right-of-way or on private property within six (6) feet of the right-of-
way boundary. Street trees must have a minimum caliper of at least two (2) inches when measured
four (4) feet above grade. Street trees should be spaced 20 to 40 feet apart depending on the
branching width of the proposed tree species at maturity. Further information on regulations
affecting street trees may be obtained from the Planning Division.
A MINIMUM OF ONE (1) TREE FOR EVERY SEVEN (7) PARKING SPACES MUST BE PLANTED
in and around all parking areas in order to provide a vegetative canopy effect. Landscaped parking
areas shall include special design features which effectively screen the parking lot areas from view.
❑ RECYCLIN6 [Refer to Code Chapter 18.7551
Applicant should CONTACT FRANCHISE HAULER FOR REVIEW AND APPROVAL OF SITE
SERVICING COMPATIBILITY. Locating a trash/recycling enclosure within a clear vision area such
as at the intersection of two (2) driveways within a parking lot is prohibited. Much of Tigard is within
Pride Disposal's Service area. Lenny Hing is the contact person and can be reached at (503)
625-6177.
CITY OF TIGARD Pre-Application Conference Notes Page 3 of 9
. Residenti�Application/Planning Division Section
r
��PARKIN6 [Refer to Code Chap , 18.765 a 18.7051
ALL PARKING AREAS AND DRIVEWAYS MUST BE PAVED.
➢ Single-family............ Requires: One 1 off-street parking space per dwelling unit; and
One �1� space per unit less than 500 square feet.
➢ Multiple-family.........Requires: 1.25 spaces per unit for 1 bedroom;
1.5 spaces per unit for 2 bedrooms; and
1.75 spaces per unit for 3 bedrooms.
Multi-family dwelling units with more than ten (10) required spaces shall provide parking for the use of
guests and shall consist of 15% of the total required parking.
NO MORE THAN 50% OF REQUIRED SPACES MAY BE DESIGNATED AND/OR DIMENSIONED
AS COMPACT SPACES. Parking stalls shall be dimensioned as follows:
➢ Standard parking space dimensions: 8 feet. 6 inches X 18 feet, 6 inches.
➢ Compact parking space dimensions: 7 feet. 6 inches X 16 feet, 6 inches.
➢ Handicapped parking: All parking areas shall provide appropriately located and dimensioned
disabled person parking spaces. The minimum number of disabled person parking spaces to
be provided, as well as the parkin� stall dimensions, are mandated by the American� with
Disabilities Act (ADA). A handout is available upon request. A handicapped parking space
symbol shall be painted on the parking space surface and an appropriate sign shall be
posted.
❑ BICYCLE RACKS [Refer te Cod�Secdon 18.7651
BICYCLE RACKS are required FOR MULTI-FAMILY, COMMERCIAL AND INDUSTRIAL
DEVELOPMENTS. Bicycle racks shall be located in areas protected from automobile traffic and in
convenient locations.
❑ SENSITIVE LANDS [Refer to Code Chapte�18.1151
The Code provides REGULATIONS FOR LANDS WHICH ARE POTENTIALLY UNSUITABLE FOR
DEVELOPMENT DUE TO AREAS WITHIN THE 100-YEAR FLOODPLAIN, NATURAL
DRAINAGEWAYS, WETLAND AREAS, ON SLOPES IN EXCESS OF 25 PERCENT, OR ON
UNSTABLE GROUND. Staff will attempt to preliminary identify sensitive lands areas at the pre-
application conference based on available information. HOWEVER, the responsibility to precisely
identify sensitive land areas, and their boundaries, is the responsibilitv of the applicant. Areas
meetinq the definitions of sensitive lands must be clearly indicated on plans submitted with the
development application.
Chapter 18.775 also provides regulations for the use, protection, or modification of sensitive lands
areas. RESIDENTIAL DEVELOPMENT IS PROHIBITED WITHIN FLOODPLAINS.
❑ STEEP SLOPES [Refer to Code Sectlon 18.715.070.C1
When STEEP SLOPES exist, prior to issuance of a final order, a geotechnical report must be
submitted which addresses the approval standards of the Tigard Community Development Code
Section 18.775.080.C. The report shall be based upon field exploration and investigation and shall
include specific recommendations for achieving the requirements of Section 18.775.080.C.
❑ CLEANWATER SERYICES[CWSI BUFFER STANOARDS [Refer to R a 0 96-44/USA Regulations-Chapter 31
LAND DEVELOPMENT ADJACENT TO SENSITIVE AREAS shall preserve and maintain or create a
vegetated corridor for a buffer wide enough to protect the water quality functioning of the sensitive
area.
Desiqn Criteria:
The VEGETATED CORRIDOR WIDTH is dependent on the sensitive area. The following table
identifies the required widths:
CITY OF TIGARD Pre-Application Conference Notes Page 4 of 9
Residential ApplicationlPlanoing Division Section
� ' ..�BLE 3.1 YE6ETATED CORRIDOR WIDTHS
SOURCE: CWS DESIGN ANO CONSTRUCTION STAN�ARDS MANUAL/RESOLUTION&ORDER 96-44
SENSITIVE AREA DEFINITION SLOPE ADJACENT� WIDTH OF VEGETATED
TO SENSITIVE AREA CORRIDOR PER SIDE
♦ Streams with intermittent flow draining: <25% 15 feet
� 10 to <50 acres
� >50 to <100 acres 25 feet
♦ Existing or created wetlands <0.5 acre 25 feet
♦ Existing or created wetlands >0.5 acre <25% 50 feet
• Rivers, streams, and springs with year-round flow
• Streams with intermittent flow draining >100 acres
• Natural lakes and onds
♦ Streams with intermittent flow draining: >25°6 30 feet
� 10 to <50 acres
� >50 to <100 acres 50 feet
♦ Existing or created wetlands >25% Variable from 50-200 feet. Measure
• Rivers, streams, and springs with year-round flow in 25-foot increments from the starting
♦ Streams with intermittent flow draining >100 acres point to the top of ravine(break in
• Natural lakes and ponds <25%siope), add 35 feet past the top
of ravine3
Starting point for measurement = edge of the defined channel (bankful flow) for streams/rivers, delineated wetland boundary, delineated spring
boundary, and/or average high water for lakes or ponds,whichever offers greatest resource protection. Intermittent springs, located a minimum of 15
feet within the river/stream or wetland vegetated corridor,shall not serve as a starting point for measurement.
ZVegetated corridor averaging or reduction is allowed only when the vegetated corridor is cert�ed to be in a marginal or degraded condition.
3The vegetated corridor extends 35 feet from the top of the ravine and sets the outer boundary of the vegetated corridor. The 35 feet may be reduced to
15 feet, if a stamped geotechnical report confirms slope stability shall be maintained with the reduced setback from the top of ravine.
Restrictions in the Vegetate Corridor:
NO structures, development, construction activities, gardens, lawns, application of chemicals,
dumping of any materials of any kind, or other activities shall be permitted which otherwise detract
from the water quality protection provided by the vegetated corridor, except as provided for in the
USA Design and Construction Standards.
Location of Veqetated Corridor:
IN ANY RESIDENTIAL DEVELOPMENT WHICH CREATES MULTIPLE PARCELS or lots intended
for separate ownership, such as a subdivision, the vegetated corridor shall be contained in a
separate tract, and shall not be a part of any parcel to be used for the co_nstruction of a dwelling unit.
CWS Service Provider Letter:
PRIOR TO SUBMITTAL of any land use applications, the applicant must obtain a CWS Service
Provider Letter which will outline the conditions necessary to comply with the R&O 96-44 sensitive
area requirements. If there are no sensitive areas, CWS must still issue a letter stating a CWS
Service Provider Letter is not required.
❑ SI6NS [Refer to Code Chapier 18.7801
SIGN PERMITS MUST BE OBTAINED PRIOR TO INSTALLATION OF ANY SIGN in the City of
Tigard. A "Guidelines for Sign Permits" handout is available upon request. Additional sign area or
height beyond Code standards may be permitted if the sign proposal is reviewed as part of a
development review application. Alternatively, a Sign Code Exception application may be filed for
Director's review.
� TREE REMOVAL PLAN REQUIREMENTS [Refer to Code Sectlon 18.790.030.CJ
A TREE PLAN FOR THE PLANTING, REMOVAL AND PROTECTION OF TREES prepared by a
certified arborist shall be provided for any lot, parcel or combination of lots or parcels for which a
development application for a subdivision, partition, site development review, planned development,
or conditional use is filed. Protection is preferred over removal where possible.
CITY OF TIGARD Pre-Applica6on Conference Notes Page 5 of 9
Residen6al ApplicatioNPlanning Division Section
� • THE TREE PLAN SHALL LUDE the following:
➢ Identification of the location, size, species, and condition of all existing trees greater than 6-
inch caliper.
➢ Identification of a program to save existing trees or mitigate tree removal over 12 inches in
caliper. Mitigation must follow the replacement guidelines of Section 18.790.060.D according
to the following standards and shall be exclusive of trees required by other development code
provisions for landscaping, streets and parking lots:
. Retainage of less than 25% of existing trees over 12 inches in caliper requires a
mitigation program according to Section 18.150.070.D. of no net loss of trees;
. Retainage of from 25 to 50% of existing trees over 12 inches in caliper requires that
two-thirds of the trees to be removed be mitigated according to Section 18.790.060.D.;
. Retainage of from 50 to 75% of existing trees over 12 inches in caliper requires that
50% of the trees to be removed be mitigated according to Section 18.790.060.D.;
. Retainage of 75% or greater of existing trees over 12 inches in caliper requires no
mitigation;
➢ Identification of all trees which are proposed to be removed; and
� A protection program defining sta�dards and methods that will be used by the applicant to
protect trees during and after construction.
TREES REMOVED WITHIN THE PERIOD OF ONE (1) YEAR PRIOR TO A DEVELOPMENT
APPLICATION LISTED ABOVE will be inventoried as part of the tree plan above and will be
replaced according to Section 18.790.060.D.
� MITI6ATION [Refer to Code Sectlon 18.790.060.E1
REPLACEMENT OF A TREE shall take place according to the following guidelines:
➢ A replacement tree shall be a substantially similar species considering site characteristics.
➢ If a replacement tree of the species of the tree removed or damages is not reasonably
available, the Director may allow replacement with a different species of equivalent natural
resource value.
➢ If a replacement tree of the size cut is not reasonably available on the local market or would
not be viable, the Director shall require replacement with more than one tree in accordance
with the following formula:
. The number of replacement trees required shall be determined by dividing the
estimated caliper size of the tree removed or damaged, by the caliper size of the
largest reasonably available replacement trees. If this number of trees cannot be
viably located on the subject property, the Director may require one (1) or more
replacement trees to be planted on other property within the city, either public property
or, with the consent of the owner, private property.
➢ The planting of a replacement tree shall take place in a manner reasonably calculated to
allow growth to maturity.
IN,LIEU OF TREE REPLACEMENT under Subsection D of this section, a party may, with the
consent of the Director, elect to compensate the City for its costs in performing such tree
replacement.
� CLEAR VISION AREA [Refer to Code Chapter 18.7951
The City requires that CLEAR VISION AREAS BE MAINTAINED BETWEEN THREE (3) AND
EIGHT (8) FEET IN HEIGHT at road/driveway, road/railroad, and road/road intersections. The size
of the required clear vision area depends upon the abutting street's functional classification and any
existing obstructions within the clear vision area. The applicant shall show the clear vision areas on
the site plan, and identify any obstructions in these areas.
CITY OF TIGARD Pre-Application Conference Notes Page 6 of 9
Residential ApplicationlPlanning Division Section
� ❑ FUTURE STREET PLAN AND El(TEh. ,N OF STREETS [Refer to Code Sectlon ti. ,0.030.FJ
A FUTURE STREET PLAN shall:
➢ Be filed by the applicant in conjunction with an application for a subdivision or partition. The
plan shall show the pattern of existing and proposed future streets from the boundaries of the
proposed land division and shall include boundaries of the proposed land division and shall
include other parcels within 200 feet surrounding and adjacent to the proposed land division.
➢ Identify existing or proposed bus routes, pullouts or other transit facilities, bicycle routes and
pedestrian facilities on or within 500 feet of the site.
Where necessary to give access or permit a satisfactory future division of adjoining land, streets shall
be extended to the boundary lines of the tract to be developed.
� ADDITIONAL LOT DIMENSIONAL REQUIREMENTS [Refer to Code Section 18.810.0601
MINIMUM LOT FRONTAGE: 25 feet unless lot is created through the minor land partition process.
Lots created as part of a partition must have a minimum of 15 feet of frontage or have a minimum
15-foot wide access easement.
The DEPTH OF ALL LOTS SHALL NOT EXCEED 2'/2 TIMES THE AVERAGE WIDTH, unless the
parcel is less than 1'/2 times the minimum lot size of the applicable zoning district.
❑ BLOCKS [Refer to Code Sectlon 18.810.090I
The perimeter of BLOCKS FORMED BY STREETS SHALL NOT EXCEED 1,800 FEET measured
along the right-of-way center line except where street location is precluded by natural topography,
wetlands or other bodies of water or, pre-existing development.
When block lengths greater than 330 feet are permitted, pedestrian/bikeways shall be provided
through the block.
CODE CNAPTERS
_ 1 H.33O(Conditiona�Use) �8.6ZO(Tigard Triangle Design Standards) ��H.765(Oft-Street Parking/Loading Requirements)
_ 18.340(Director's Interpretation) 18.630(Washington Square Regional Center) _ 18.775(Sensitive�ands Review)
_ �H.35O(Planned Development) � 18.705(AccesslEgresslCiroulation) - 18.780(Signs)
_ 18.360(Site�evelopment Review) �H.7'I O(Accessory Residential Units) - �H.785(Temporary Use Permits)
18.370(Variances/Adjustrnents) � 18.715(Density Computations) ���18.790(Tree Removal)
� �H.3HO(Zoning Mapffext Amendments) �8.720(Design Compatibility Standards) 18.795(Visual Clearance Areas)
.
18.385(Miscellaneous Permits) � 18,725(Environmental Performance Standards) _ 18.798(wire�ess Communication Faci�ities)
� �H.39O(Decision Making Procedures/lmpact Study) �H.�3O(Exceptions To Development Shandards) 1 H.81 O(Street&Utiliry Improvement Standards)
�H.4�O(Lot Line Adjustrnents) 18.740(Historic overlay) -
� �8.42�(Land Partitions) �$.742(Home Occupation PermiLs)
18.430(Subdivisions) � 'I H.745(Landscaping&Screening Standards)
� �8.5�O(Residential Zoning DisVicts) �$.750(Manufactured/Mobil Home Regulations)
_ 18.520(Commercial Zoning�istricts) 18.755(Mixed So�id wastelRecyc�ing Storage)
_ �8,530(IndusVial Zoning Districts). �$.76�(Nonconforming Situations)
CITY OF TIGARD Pre-Application Conference Notes Page 7 of 9
Residential ApplicationlPlanning Division Section
�ADDITiONAI CONCERNS OR COMMEN'� ,
..
. . �' S'Q
, �
, g� +�
` � �,1►' -
/� , �
�..r ,° /" ����' f
a�
� �
• � .
r �
�
PROCEDUR� ,
_�_ Administrative Staff Review.
Public hearing before the Land Use Hearings Officer.
Public hearing before the Planning Commission.
Public hearing before the Planning Commission with the Commission making a
recommendation on the proposal to the City Council. An additional public hearing shall be
held by the City Council.
APPLICATION SUBMITTAL PROCESS
All APPLICATIONS MUST BE ACCEPTED BY A PLANNING DIVISION STAFF MEMBER of the
Community Development Department at Tigard City Hall offices. PLEASE NOTE: A lications
submitted b mail or dro ed off at the counter without Plannin ivision acce tance ma e
returne . e lanninq counter c oses at 5:00 PM.
Ma s submitted with an a lication shall be folded IN ADVANCE to 8'/�" x 11". One 8'/z" x 11"
ma o a ro ose ro ect s a a so e su mitte or attac ment to t e sta re ort or
a ministrative ecision. pp ications with un ol e maps s a I not e accepte .
The Planning Division and Engineering Department will perform a preliminary review of the
application and will determine whether an application is complete within 30 days of the counter
submittal. Staff will notify the applicant if additional information or additional copies of the submitted
materials are required.
CITY OF TIGARD Pre-Application Conference Notes Page 8 of 9
Residential ApplicaGonlPlanning Division Section
' • .
� . The administrative decisio public hearing will typically occur a �ximately 45 to 60 days after an
application is accepted as being complete by the Planning Division. Applications involving difficult or
protracted issues or requiring review by other jurisdictions may take additional time to review.
Written recommendations from the Planning staff are issued seven (7) days prior to the public
hearing A 10-day public appea period.follows all I �se decisions. An appeal on this matter
would be heard by the Tigard . A basic flow chart
which illustrates the review process is availa e from Planning Division upon request.
Land use applications requiring a public hearing must have notice posted on-site by the
applicant no less than 10 days prior to the public hearing.
This PRE-APPLICATION CONFERENCE AND THE NOTES OF THE CONFERENCE ARE
INTENDED TO fNFORM the prospective applicant of the primary Community Development Code
requirements applicable to the potential development of a particular site and to allow the City staff
and prospective applicant to discuss the opportunities and constraints affecting development of the
site.
SUBUIVISION PtAT MAME RESERVATION [Coun�l Surveyor's Office: 503-648-88841
PRIOR TO SUBMITTING A SUBDIVISION LAND USE APPLICATION with the City of Tigard,
applicants are re� to complete and file a subdivision plat naming request with the Washington
County Surveyor s Office in order to obtain approval/reservation for any subdivision name.
Applications will not be accepted as complete until the City receives the faxed confirma±ion of
approval from the County of the Subdivision Name Reservation.
BUILDIN6 PERMITS
PLANS FOR BUILDING AND �THER RELATED PERMITS WILL NOT BE ACCEPTED FOR
REVIEW UNTIL A LAND USE APPROVAL HAS BEEN ISSUED. Final inspection approvals by
the Building Division will not be granted until there is compliance with all conditions of
development approval. These pre-application notes do not include comments from the
Building Division. For proposed buildings or modifications to existing buildings, it is
recommended to contact a Building Division Plans Examiner to determine if there are
building code issues that would prevent the structure from being constructed, as proposed.
Additionally, with regard to Subdivisions and Minor Land Partitions where any structure to be
demolished has system development charge (SDC) credits and the underlying parcel for that
structure will be eliminated when the new plat is recorded, the City's policy is to applv those system
development credits to the first building permit issued in the development (UNLESS OTHERWISE
DIRECTED BY THE DEVELOPER AT THE TIME THE DEMOLITION PERMIT IS OBTAINED).
e con erence an notes canno cover a o e requirements an aspec s re ate , o
site planning that should ap ply to the develo ,ment of your site plan. Failure of the staff to provide
information required by the Code shall not cons�tute a waiver of the applicable standards or requirements.
It is recommended that a prospectiye applicant either obtain and read the Community Development Code or
ask any questions of Cit staff relative to Code requirements prior to submittin an application.
AN ADDITIONAL PRE-APPLICATION FEE AND CONFERENCE WILL BE REQUIRED IF AN
APPLICATION PERTAINING TO THIS PRE-APPLICATION CONFERENCE IS SUBMITTED AFTER A
PERIOD OF MORE THAN SIX (6) MONTHS FOLLOWING THIS CONFERENCE (unless deemed as
unnecessary by the Planning Division).
.
PREPARED BY: ��,� �,� ,�,P�y��
CITY OF TIGARD PIANNING DIVISION - STAFf PERSON HOLDING PRE-APP. MEETING
PHONE: 503-639-4171 fAX: 503-684-1297
EMAIL• �:utr5 en�oar�)@ci.tigard.or.us
TITLEI8(CITY OF TIGARD'S fOMMUNITY DEYELOPMENT fODE)INTERNETADDRESS: WYYW.CI.tlgard.0�.115
H:lpattylmasterslPre-App Notes Residential.doc Updated: 15-Dec-04
(Engineering section:preapp.eng)
CITY OF TIGARD Pre-Application Conference Notes Page 9 of 9
Residential Application/Planning Division Section
PRE-APPLICATION
CONFERENCE REQUEST
CITY OF TIGARD 13925 SW HaH Blvd., Tigard, OR 97223(503) 639-4171 �AX: (503) 684-7297
GENERAL INFORMATION
FOR STAFF USE ONLY
Applicant: Pac Rim Properties
Address: 5700 NW EI Rey Drive Phone: 360-833-4572 Case No.: P1�c�, � �- c�� zL..
City: Camas, WA Zip: 98607 Receipt No.:_�s,, c, - c.� 40�.
Application Accepted By:
Contact Person: Bill Bader Phone: 503-970-8038
Date: �� 3���
,�
Property Owner/Deed Holder(s): Pac Rim Homes. LLC ,
� ,
DATE OF PRE-APP.: i
TIME OF PRE-APP.: � ,�,ti �—
Address:_ 5700 NW EI Rey Drive. Phone: 360-835-0716_ PRE-APP. HELD WITH:
City: Camas, WA Zip: 98607 ReY.���ios i:\curpinlmasterslrevised�Pre-AppRequest.doc
Property AddresslLocation(s): 8200 SW Bonita Road
REQUIRED SUBMITTAL ELEMENTS
(Note: applications will not be accepted
without the required submittal elements)
Tax Map 8�Tax Lot#(s): 2S1126C 1400 o t 3 o a
Zoning: R-4.5 '� Pre-Application Conf. Request Form
Site Size: 28,046 sa. ft. = 0.64 Acres 4 COPIES EACH OF THE FOLLOWING:
�' Brief Description of the Proposal and
PRE-APPLICATION CONFERENCE INFORMATION any site-specific questions/issues that
you would like to have staff research
All of the information identified on this form are required to be prior to the meeting.
submitted by the applicant and received by the Planning Division a �%� Site Plan. The site plan must show the
minimum of one (1) week prior to officially schedulin4 a proposed lots and/or building layouts
pre-apqlication conference date/time to allow staff ample time to drawn to scale. Also, show the location
prepare for the meeting. of the subject property in relation to the
nearest streets; and the locations of
A pre-application conference can usually be scheduled within 1-2 driveways on the subject property and
weeks of the Planning Division's receipt of the request for either across the street.
Tuesday or Thursday mornings. Pre-application conferences are � The Proposed Uses.
one (1) hour lonq and are typically held between the hours of
9:00-11:00 AM. � Topographic Information. Include
Contour Lines if Possible.
PRE-APPLICATION CONFERENCES MUST BE SCHEDULED IN ❑ If the Pre-Application Conference is for
PERSON AT THE COMMUNITY DEVELOPMENT COUNTER a MONOPOLE project, the applicant
FROM 8:00-4:OOIMONDAY-FRIDAY. must attach a copy of the letter and
proof in the form of an affidavit of
IF MORE THAN 4 PEOPLE ARE EXPECTED TO ATTEND THE mailing, that the collocation protocol
PRE-APPLICATION CONFERENCE IN YOUR GROUP, PLEASE Was completed (see Section 18.798.080
INFORM THE CITY IN ADVANCE SO THAT ALTERNATE ROOM of the Tigard Community Development
ARRANGEMENTS CAN BE MADE TO ACCOMMODATE THE Code).
GROUP. '� Filing Fee$351.00
' • T ALE DESIGN SER VICES
Engineering • Surveying • Planning
Serving Washington & Oregon
[.ocal: 360-921-2603 • Email: schalel@msn.com • Pax: 360-397-0969
February 23, 2006
City of Tigard
Department of Community Development
Planning Division.
13125 SW Hal( Blvd.
Tigard, OR 97223
RE: Pre-Application Narrative and Questions
Planning Staff
Proiect Narrative
Applicant is proposing to subdivide one(1)existing tax lot into three(3)detached single-family residential lots.
All existing buildings and/or structures are to be removed to make way for three(3)new homes. The zoning is
R-4.5 with a minimum lot size of 7,500 square feet. The proposed average lot size is+/- 8,262 square feet. A
private street tract will access from SW Bonita Road at the same location as the existing 24' wide residential
driveway apron provided. A lot line adjustment was recently approved to reduce the sice of tax lot 1,400, and
allow the geometry for this 3-lot partition(see MIS2006-00006). The proposed 20' wide paved private access
driveway would be less than 150' in length, and would provide access to both tax lot 1,400, and the proposed 3-
lot partition. The existing frontage along SW Bonita Road has already been fully improved to arterial standard,
with a 24' wide concrete residential driveway apron provided for access from Bonita. As mentioned the
proposed use is for detached singl�family residential lots.
Ouestion/Issues:
1. The proposed private access driveway is 136' in length, from the face of curb to the end of the private
road. This being less than 150' precludes the need for a fire turn around. Does staff concur?
2. What would be the building setback requirements along the private road frontage for lot l, and the
existing tax lot 1,400?
3. Does this small3-lot minor partition qualify for paying the fee in lieu of for water quality and quantity?
The fill placed in the adjacent developments east and west of the site, has resulted in making the low
area of the site a closed depression. A storm drain connection has been provided at the northeast corner
of the site; however, the connecting IE is just below the existing low area grades. A stormwater facility
requirement would need extensive grading and fill to be placed, which would require most of the
existing trees to be removed. Applying a stormwater requirement to this small 3-lot partition would
result in a disproportionate hardship to applicant(see below). Thus, the applicant feels that there is
sufficient evidence to warrant staff in allowing the fee in-lieu for water quality and quantity.
4. If water quality were to be required, would the City accept a CDS Stormwater Filter system for water
quality?
5. If detention is to bc required, to what requirement(pre to post development conditions?and for what
storm events)? Since any stormwater facility would be treating and/or detaining runoff from private
improvements, would it be required to be a private or public facility, and would it need to be located
within a private easement, or public tract?
204 E 45`h St., Vancouver, WA 98663
www.haledesignservices.com
' � -'ALE DESIGN SER VICES
Engineering � Surveying • Planning
Serving Washington & Oregon
Local: 360-921-2603 • EmaiL• schalel@msn.com • Fax: 360-397-0969
6. A stormwater facility if required would need to be located at the low area in the NE corner of the site.
Up against the Bonita Road ROW along the frontage of lot 1, within the previously requested 11'
reserve easement. Would the city allow the facility to be located within this 11' reserve strip? Locating
a facility south of the reserve strip would substantially reduce the buildable area of lot 1, and could
result in a loss of a lot to this project.
7. Appiicant can agree to the additional 5' dedication along Bonita Road, however, applicant wishes staff
to revisit the additional 1]' right of way reserve easement requirement also requested along the Bonita
road frontage. Because of extensive encroachments of existing homes and structures this reserve
easement would produce if applied to parcels going east and west along Bonita road, the continued
application of this reserve easement would be virtually impossible to apply. Applicant feels that this
requirement is unreasonable, and would have no future value and/or applicable use, and would only
result in the obvious hardship to the applicant.
204 E 45"' St., Vancouver, WA 98663
www.haledesign services.com
�
G: �< i: .. �� �S �.,v-.��r ,{ �. f ^ .. "«r•• �� T. �< . ?� �(��5� `� 4 ��
� � � � r , � �..� . � . �'� � ���t ./� � , �,;� �.�a,3,�,,, �
< '�' `}� � " ) /�` �. y. )�, yi �,� ��` `�l� f` � •C� �S n '�.
�y; � k' �. ;�' '<' �:' :� •.,�` `„ ` ;<" y �, ?' '�; ,::� ,y. , �2a��'� ,'' •,.'J
;� ;�. . i .�.,;1, .'�• . . ��.'�.y, .^;��A t. . .�.��'���� ^ � y�".�� �.'�~�..' `,� �,� 1 ��A ,!1 ��t
I . � t %l i • 4 `I\ I ` /l � � ♦ � � � 1 �� ♦ ! '
, ��1� � � '`l� ��� �[` �w �w' �it �w �t )� < /� > �. �� �,♦ /M` , ♦� ♦��
,, i r � � i i � � r � ' � � �'J ��'.�J��d, ��` �1 �%� � 6�.` r''` OD
�'� ♦ tiC `)� ♦� r v �l •` '��= i♦ �A ��� �� 'i.� /�� �fl :: �lF ` hs;, 'x t r.
+� � i��. � .i � t �� � r � � �. �� . !,@a/fC\ � � i T .� `
70 r. 1� �. .t' ' :' !�� ` ^r. '. : '�l ,s� y' , ` �� •� �'1� `^ e f�9g!�`` Y� �� �T�.
>S r' :ti .�, �� `�=, �` `��, ,%� � :t+!���, � .``��- •ri `�� `T�� .� �', � : �� `^�
.`y, ` ``r � „
%�, � . � � i'�. i`.,� � .'�``�� `?�` �'� .'4„`+i/ �� �! ��` ``r 't18 a�. �t`.:`' .^1� �n. i`� ��
•'` 4 �� • ;`iA i^ ;Y` ;Ci ,\ :��
,�,'� `.�, ". .^. vo a�a�ae � p ee�tea�
� , . `.°� y �
.Y` ,���`..'��`���������ti» �����1�.`�3ti������t����`� �.r.vB��l �f-1�����ti�u�����ti�����ti�������r���1��,�,,����\��
�YY ����`t�ti�� a a�o�� . e��.teso oi�x
� �.4 ia.9 ar is� ,�a.ea �r a°`'�
b �p6A6 6 •
f F�1a0•
� �� '
+ � � ��.ao � � a �r. 8B 0 t11 2Da� s�
1�Od 5 J � 7700��' �, iae.� � is�.��
s �2aov a000 ,xia,� � � W so
8,, �o �, tt �.. esoa '— �aao �9oa � ��o� � ,Ba
e Q ��Oa�q� (.� ,m:o �� d3 AC 41 p,C � ,�oAC �� � � �ca 2
,?4� 7.w as.a� � �,aa �1� � .�e� � ^� W IC83
}�� , vnww�.� �� � � 1209 � —
� eh ra canxea 70a4 �
`�' Dl�0� � � LLt ,17 A,C �� �
�J �
� �ae.oa aa.tie ssav ,1 �, rym. ttwa rr � 1202 � � 137G
aa j uy �a,? � � 71�� ta . � 8
� oc.00� � ' ��e�a � m' sa� �ae
220� 12100 1�dOQ b� & ]00� �� �` '9aae +� . ea.eo
�s� 1� � 1�y 8 7 73e8 �2�0 {� � ; �
�
b � I
- i�98604 �
� ta� .. . .o� � 6
6.0� � j
%
� 2300 � 1 aaoa � .�a�oo ° �� �,�80�•,
� �� � �s �i�
,' r � �ioo � ' Sl�l�
� 9 = 6$ i
Alfo `oz r 3200 � .e ,a 3a� � i.oz'°'c � fi0,80
18 � .� �9 � `� � �,�' i
OF 24d0 �°s'°° � A.�a oo,oP �� �� so• :�� ' �
8 �O � � ��13200
,oa�sa .d �" � y I
R.� 9104 M�F• 3 e00 # � � �
�pp 16 4 24 ��Qt� '
�� �E 6 �te.ao � � i»as �� �} J � so I
i�e+oa �' � 8040 � 1 � � �
$ 3��a � °� y 79a0 4 7eoa � ��
� �eo° g� 3°d° � � „a�a � a�oo e�'` �a.�, � � � � �I
.�ti eLO� ' �
yte.op �e.ao ° $
4taa e.00 w.ao � 3800 06,fi1 ro � � '^:
22 � SW CAR�LE CT �
8 ,,.,�< — -
A �o � 2900 � �Sr � aa.e oo.or ;1;
! 13 9 b� ,y,� A, `p 1t � •' � 87 i
^� � �� $ 3��0 a1 P ,y-
a n,oe A` �, � � ?� � 86flfl �ai�
l � � X � tts.sa _ i BS00 � 840� � �
L l..I� �T � � 6 � e 0� .�. �� e 9
. rY R . . �' o
Cl-II C�4 G O TI TL E
This plat is for your aid in iocating your land with reference to streets and other parcels.
While this plat is belleved to be correct,the company assumes no liability for any loss occurring by reason of reliance thereon.
Map No. 2S1126C 01300
CHICAGO TITI.E INSURANCE COMPANY
1000�S.E.SUNNYSIDE ROAD
CLACKAMAS,OREGON 97015
f1a/e Desi n Scrvices 'S�$�°c
� RECORD OF SURVEY 30,297 WASHINGTON COUNTY
2W E 451H ST. REpSTERm SURyEypR'S pFFlCE
V�r+COUVER,W�9e680 ����AL LOC'ATBi1/NTXF.W£STON&-fL4CFUFLOT700FUUH7fAM - - - -- - --__ __ _ S -i2-oe
J80-921-4603 LANDSUfrof'!OR ACQESSlTDATFD.MTHSNORTXWESI'QUARTEROFSECT/DA'IZ, �
SBD-]97-0969 FA7t C� ACCEP7Ep FOR FlUNC
E-M��L• achde�Omsn.cam TUWNSHlP�SOUT]S�RANGEI WEST,W]LLAMETfEAfER/DlAN
,M o10�05 �E� CITYDFT/GiL2D, WiiSlfINGTYJN('OUNT};OKF.GON �-��x w �k�!!!�M'__ b nw-uon eox w x.ur c.r
urwuo�xc,soun+o.o�',scr vrn n � .w
A
.,..,a�», PEBRUARY23.2006 Ros�o.zasze vca�os�o:.,wz Hc�o ran cn
STEPMEN L.HA�E N88'{2'2 50.74' NBB'42'20'W 849.7B'(848.76')4
6 1
fxH'RFS f-JO-07 ]&.wsa._XElO�UR C/L TANGFnT TO '-' -
[�si rFn c5 2o..x7 _ "'•--'" �� - B�5�BEMINC PER ROS NO. 28,4}4) � ^ 1
J-� L.60.66 J0.42' 9257' ,.i '�-'�T
V11D-N W uw uv 5*wwm � - � 17.30'�"; R�415.00 �.°y S.W.BON/TA ROfID 756.19'
L ��a� _ � }� D�Ito�0822'29�
SB235'11�W 25201�(252.M�)4 _ f- .--��k.'_ /,o Tan�J0.38 'x ir�p at r/_� rs AWE �h
.�- 169.51' �� lC�N87'OB'2B'E.60.61'�S Z�7 PER ROS 1a 34.�s3-HCLD ,p
- / rat E�sT�mE �� n
J -` SOt�7'�0'w
_ i-�:;� �ONIIAROAU o y.; s�
� S.µ' ';, N 88'!2'20'W 92.57
82.50' x����• �o.s,• -
m� - o - _-
a� �� '- • 1-57.16' � 1M68'
�. _ _�-- L�3.11' 3 o u.o
rHO-woH nax n w tx sr�uvfo ���� _--o---�-� � "�o.ze R�3&5.00 °_-
GT/�Po�ASSOQ�25 SET GEF G[ 5 - -.� I'»M N/WC STMIE�KAYPE ASS�G \ N 82'SS'11'E $P��.� �. �p��ip��
o�enuu.a�[s csT•res vur �-f - 'Fi�SCr3F� n��c2-Ho.o 17-37
eortwi or e�ocrt
i ra+rest tw[�47�'nortn�cff Row /� �ro�1� - w�u o.�e'US� Srve�Ort�►+['zuHr.r.^,cnr
� �OCNt-021011 ^ ' �+ouC/e�� v33
.��� ^ � 3�S�IM7ARl'SEOER CSWIT.TO �
� '� \ , 'n o i rq��oW'E GDT PfR DOC/e�-OM63� �
� e tl Nee�.a�so•r n lzoo
1 � r oo cowwar��cass e vnuiv ao•
/ `� p I E�SEIIENT PER DOC►2006-OSl1Yi ^
h � J '� p 1
� / O (O � DOIION Of EIOCF m EI(�WlI'I,H♦
.3' e0 ; 'MNL 0.��EAST H
� e PARCEZ 1 ;,
NARRAT/VE �o� W zsiizec-iaoa � ' �n�
mc RMeoa or iwa anncr a m a*�n[rdw[�q ewa�wr a mm[m�crz a i L� n 8.420. ef r ri
tAW Msonefn N OFID o0aJlott na 1aa�t5nee,rA9�wcron opur�r p�q(ooMp;,wp � ^ DOC. No. 2003-157968 � �
/�L90 iD W WYOIT�l0T UK MJISIIIQIT OfiMlDl THE Bq1MONtlE2 p TA%►MfFL 1.J00 N1D -� � fV N �
1.IOD. �� O
IV�W tAlS 0/�[AIMOS 1 MlD TI[COIlU1UhC 01 SY.sOMtA IIWp PP fd1MD 40MMOIT3 .�v z ~ I
AT Si�1iP1 NN.�3 3[T W SUIVIT N0.]Y.�1{,AW StA 10�V6N y[7 N AMIKY N0.11.N2 /�{ M w �� Y
Mq 91NW At STA]�Nt.]). 1 YELO T1E i[MlMC NpS{]'10^11![TM(fUl yJp ypN�l,lp}y P[I� ASSOG�iEY SEI�'[R GCTTYS P
� �n EM�FAID ACAFS FS7ITES PlA1- �y
sxnFr iw.t�.�u. n[�oknmLLr wur�o.xr u�c rws cs+.euvrcn�s na swn+aar har y �o ron�vcST u+[ eonow or etoa °
ar wr u�e v sw.sa�T��av roe rwo�ao Nan uonu�Hn ra�ecaeo or wMer�ro. g
1A� /`� WALL Qt'E�Sf I
,Me c�.sra..vwran va.u.s�ae ia.wc+m�a,w ra..o uw Han ua.,�ons�s n �so�
9qM AM SET KR RCCORD OF SINI�E'!M0.I�M2 9M�E1'M0.711e0.H1D AS?q'MI W 2 p �
]UP`�EY M0.12sM lM[90VMFAST C-0RMQ fF LDT 1M0�I�S LSfMUlIFD It'MOtLWO TK / �
fqJ110 pON R00 AS RT VA RCR]1b4 AND OOAIO�ECMG�G�AM6 MD qSTANQ PfR TK IDT n � �{���1 FNO 80ITdA OF BIOG(
UII(AW15TYqT wf gqlW p1 1105 27,6M . / �y � �4 G MAII 0.6'EAST I
1NC 90UTOlT MK+KRT'L1C MAS IIE1D AS A 11MC TMO{1P1 fQINO 4q M[lD YdAIYENTS AS / p��(� W 3 � � y�
saw�FF�e A�n[r rib1 un 9wKr x2as� M muMr�ar eo�e1a�Of wJJSim wr uao J.; �
W ESTMU9K0 NOIDWQ TIC).T'N011M Of 1MC IPIIQ MON�00.NO MOIO TIE E4Tf l►C iJ r O ��.h Z� MSCF6E0/�BUNiW
CER'ff[WMD AOI[,1[Sf�tEl'RA7 N 9qW OM ROS 3f.aM AMO t7.N1. '4'� H . I. NpiM Y 23'EAST
� y 4h t� �^ �� cncA.'sct a[x aw
����pr,���,�������,��y��wn� ----iv PARG�EL 2 N 8B3s'SY w «o u�es-�no
vaw.wm rr aw ne rwsr u�c ar n¢'arrr�oiae,un,�a��:m�hs'rur. nc /� �,��h o NE9O�'24'W 6J.09' � oJ; 2511?BC�-Il00 10.00� Fdt CONNEA_.
Natn�.or cowsll ar�o��aoo ws[srNUS��r�atnro M raMO ww 110o ii ra wa e z � 2b.u46.et
�a•M= �i DOC.No. 2005•�157969 (9193'll')2 p��uKK��
DE£DR6fERF.NC6 n i�
D� � 5.5 L,51
GRANTOR: RICHARD 0.fIMAAEI � gi L6GEND
GRANTEE: PAC RIM H01AE5,LLC /
DAIE: DECEMBEN 15, 2005 � • FWND MONUMENT AS HOIID. ; �D FW� � ft f10J
FllE �2005-�57968 3 " � CENTERUNE �
O SEi 5/B'%JO'IRON ROO WITi YELLOW o I
THIS SURVEV WAS PQtFORA1ED AT MF REWEST 0�PAC ^ PUS11C CAP INSCR18E0'HN.E 2617 OF2� �R IRON RQAD o
R1M NOMES,ILC,FOR TME WRPOSE Oi CREATING A LOT n � �( SOUARE FEEi S
L�NE ADJUSIMENT AS RENENFD AND APPROVEO BY ITtE � � ' �� RECORD NEASUREA�ENiS
CI1Y OF TIGARD,CASE N0.AU52U06-00006 � -° ROW RICHT OF WAY MON MOHVIAENT �-
� CALC'D CALCUUIED � ;a�x+unK rrHCC--_-
;� ROS ftECORD OF SUR�EY 3.D'Ewsr
X o C.R,N0. COUNTY ROAp NVA�BER COT C�1'�Of 11CARD �
W/1PC WI7N VELLOW PLASTIC CAP 0� DOCUMEN7 I I
�nQ��au m onr ry=� N �
coFnEa Or ww�u cnu�w oic/ss cc o kUM ALUAIINUM CM /� I
OII-01�,USBI BMK 9,iAGE 558 Z � 10 3
,�. c �F��vcF n,�ra , y0 �
_ ( )1 SURVEY N0. 22,486 �
YR(K'BUUR6' 4 � )2 SURVEY N0. 22.684 i � I 7L 1201
( )3 "CE7TY5 EMERALD ACRES ESTATES'� �n
RElO TRAVERSE VAiH A TOPCON GTS-2 I
,�f ��"� ( )4 SURVEV NO. 21,t61 i i
(5")AND AOJUSTED BY CONPASS RUIF. pn�wE \ 70.00'
1u 0 1U YO �0 fIF10 SUFVEY COMPLE7E0 FE6RUARY i � N1RE FENCE
2J. 2006 N E9'02'09'W 157.22'j(157.J7')2 ta i EAST
( M FEET) 7.n�tu _r , , __' "wE icr+cE NE9DT09�W 14278'
1 inCL = 20 fi - ' o.r 5°"'" 142.JB'i
NALF OES/GN SERNCf$ MAXfS NO WARRAN77E5 AS 70 AUITERS A'' �D-IR W WC STM�DEp_"V yR�jH�E �NO-M NO GP 5 T P R R 1 4 � }
UNMR/T7EN nrnt SUCH AS ACpUlESCENC[, £S7�'PPE<,AOI�FRSf �SSO�AIESr$Ef PER cErt75 `u�������� rr10-a
POSSfSS/Q1;ETG,NQ4 OFFERS ANY A°/NIGW CN SAME. [MFi+un�CRES ESTATES PIAT- Ij IJOO
EW fON MFST�IHE SET FLM MOS Ho 12�06-NoRM o.�3'
�— ' _ �
PRE-APPLICATION CONFERENCE NOTES
➢ ENGINEERING SECTIOH Q ��'°nn'�°�gm"t
S�iapingA BetterCammunity
PUBLIC FACILITIES Tax Map[sl: 2s»2Bc
Tax lousl: laoo
Use i�lpe: MLP
The extent of necessary public improvements and dedications which shall be required of the applicant
will be recommended by City staff and subject to approval by the appropriate authority. There will be
no final recommendation to the decision making authority on behalf of the City staff until all concerned
commenting agencies, City staff and the public have had an opportunity to review and comment on
the application. The following comments are a �rojection of public improvement related requirements
that may be required as a condition of development approval for your proposed project.
Riaht-of-way dedication:
The City of Tigard requires that land area be dedicated to the public:
(1.) To increase abutting public rights-of-way to the ultimate functional street classification
right-of-way width as specified by the Community Development Code; or
(2.) For the creation of new streets.
Approval of a development application for this site will require right-of-way dedication for:
� SW Bonita Road to 35 feet from centerline with an additional 11 of Reserve ROW (setbacks are
from the 11 foot reserve ROW)
� SW Private to 21 feet in a private tract (20 feet of paving plus curbs)
❑ SW to feet
❑ SW to feet
Street improvements:
� Half street improvements will be necessary along SW Bonita Road, to include:
� 23 feet of pavement from centerline
� concrete curb
� storm sewers and other underground utilities
� 6-foot concrete sidewalk with 5 foot planter strip
� street trees sized and spaced per TDC
� street signs, traffic control devices, streetlights and a finro-year streetlight fee.
❑ Other:
CIiY OF T16ARD Pre-Applicadon Conference Notes Page 1 of 6
Englneering DepartmsM SacUon
� Full street improvements will be necessary along SW Private street, to include:
� 20 feet of pavement between curbs constructed to the public street section
� concrete curb
� storm sewers and other underground utilities
� 5-foot concrete sidewalk on one side, in a private easement
� street trees sized and spaced per TDC
� street signs, traffic control devices, streetlights and a two-year streetlight fee.
� Other: Signage for private street names or post all addresses at public ROW
❑ street improvements will be necessary along SW , to include:
❑ feet of pavement
❑ concrete curb
❑ storm sewers and other underground utilities
❑ -foot concrete sidewalk
❑ street trees
❑ street signs, traffic control devices, streetlights and a two-year streetlight fee.
❑ Other:
❑ street improvements will be necessary along SW , to include:
❑ feet of pavement
❑ concrete curb
❑ storm sewers and vther underground utilities
❑ -foot concrete sidewalk
❑ street trees
❑ street signs, traffic control devices, streetlights and a two-year streetlight fee.
❑ Other:
❑ street improvements will be necessary along SW , to include:
❑ feet of pavement
❑ concrete curb
❑ storm sewers and other underground utilities
❑ -foot concrete sidewalk
❑ street trees
❑ street signs, traffic control devices, streetlights and a two-year streetlight fee.
CITY OF T16ARD Pre-Applicatlon CoMerence Notes Page 2 of 6
Englneering Departmen[Sectlon
� ❑ Other:
Aqreement for Future Street Improvements:
In some cases, where street improvements or other necessary public improvements are not currently
practical, the improvements may be deferred. In such cases, a condition of development approval
may be specified which requires the property owner(s) to provide a future improvement guarantee.
The City Engineer will determine the form of this guarantee. The following street improvements may
be eligible for such a future improvement guarantee:
(1.) Bonita Road (excludinq street trees which wil!be required with this application)
�2.)
Overhead Utility Lines:
❑ Section 18.810.120 of the Tigard Municipal Code (TMC) requires all overhead utility lines
adjacent to a development to be placed underground or, at the election of the developer, a
fee in-lieu of undergrounding can be paid. This requirement is valid even if the utility lines
are on the opposite side of the street from the site. If the fee in-lieu is proposed, it is equal to
$ 35.00 per lineal foot of street frontage that contains the overhead lines.
There are existing overhead utility lines which run adjacent to this site along SW
Prior to , the applicant shall either place these utilities underground, or pay the fee in-
lieu described above.
Sanitary Sewers:
The nearest sanitary sewer line to this property is a(n) 8 inch line which is located in Bonita Road.
The proposed development must be connected to a public sanitary sewer. It is the developer's
responsibility to connect each parcel separately to the public sewer.
Water Supply:
The City of Tigard (Phone:(503) 639-4171 provides public water service in the area of this site. This
service provider should be contacted for information regarding water supply for your proposed
development.
Fire Protection:
Tualatin Valtey Fire and Rescue District (South Division) [Contact: Eric McMullen, (503) 612-7010]
provides fire protection services within the City of Tigard. The District should be contacted for
information regarding the adequacy of circulation systems, the need for fire hydrants, or other
questions related to fire protection.
Storm Sewer Improvements:
All proposed development within the City shall be designed such that storm water runoff is conveyed
to an approved public drainage system. The applicant will be required to submit a proposed storm
CIiY OFTI6AR� Pre-Application Conference Notes Page 3 of 6
Engineering Deparlment Sec[Ion
drainage plan for the site, an �y be required to prepare a sub-' 'n drainage analysis to ensure
that the proposed system will a.,.,ommodate runoff from upstream pr�Nerties when fully developed.
On-site detention is required.
Storm Water Qualitv:
The City has agreed to enforce Surface Water Management (SWM) regulations established by the
Unified Sewerage Agency (USA) (Resolution and Order No. 00-7) which requires the construction of
on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus
contained in 100 percent of the storm water runoff generated from impervious surfaces. The
resolution contains a provision that would allow an applicant to pay a fee in-lieu of constructing an on-
site facility provided specific criteria are met. The City will use discretion in determining whether or not
the fee in-lieu will be offered. If the fee is allowed, it will be based upon the amount of impervious
surFaces created; for every 2,640 square feet, or portion thereof, the fee shall be $210. Preliminary
sizing calculations for any proposed water quality facility shall be submitted with the development
application. It is anticipated that this project will require:
� Construction of an on-site water quality facility.
❑ Payment of the fee in-lieu.
Private stormwafer facilities cannot be placed in the RO W or reserve RO W.
Other Comments:
All proposed sanitary sewer and storm drainage systems shall be designed such that City
maintenance vehicles will have unobstructed access to critical manholes in the systems. Maintenance
access roadways may be required if existing or proposed facilities are not otherwise readily
accessible.
1) Water meters shal!be placed at the Bonita Road RO W.
2) 18.705.030.H.9 The applicant's engineer shall provide preliminary sight distance certification with
the Land Use application for complefeness.
3) 18.705.030.H.2 Address the influence area of a Collector intersection and the placement of the
driveways.
4) 18.705.030.H.3 Apply for an adjustment to fhe spacing standard for driveways and streets along a
Collector. There may be driveways and streets on both sides of Bonita within 200 feet.
5) Lots 2 & 3 must have 25 feet of frontage.
6) Applicant to contact TVFR for fire hydrant placement and tumaround requirements.
7) Applicanf to contact garbage hauler for any tumaround requirements.
TRAFFIC IMPACT FEES
In 1990, Washington County adopted a county-wide Traffic Impact Fee (TIF) ordinance. The Traffic
Impact Fee program collects fees from new development based on the development's projected
impact upon the City's transportation system. The applicant shall be required to pay a fee based upon
the number of trips which are projected to result from the proposed development. The calculation of
the TIF is based on the proposed use of the land, the size of the project, and a general use based fee
CIT11 OF TIGARD Pre-Application Co�erence Notes Page 4 of 6
Englnsering Uepartment S�cUon
� category. The TIF shall k ;alculated at the time of buildi permit issuance. In limited
circumstances, payment of the � IF inay be allowed to be deferred u���il the issuance of an occupancy
permit. Deferral of the payment until occupancy is permissible o� when the TIF is greater than
$5,000.00.
Pay the TIF.
PERMITS
Public Facilit�lmprovement (PFI Permit:
Any work within a public right-of-way in the City of Tigard requires a PFI permit from the Engineering
Department. A PFI permit application is available at the Planning/Engineering counter in City Hall.
For more extensive work such as street widening improvements, main utility line extensions or
subdivision infrastructure, plans prepared by a registered professional engineer must be submitted for
review and approval.
The Engineering Department fee structure for this permit is considered a cost recovery system. A
deposit is collected with the application, and the City will track its costs throughout the life of the
permit, and will either refund any remaining portion of the deposit, or invoice the Permittee in cases
where City costs exceeds the deposit amount. NOTE: Engineering Staff time will also be tracked for
any final design-related assistance provided to a Permittee or their engineer prior to submittal of a PFI
permit application. This time will be considered part of the administration of the eventual PFI permit.
The Permittee will also be required to post a perFormance bond, or other such suitable security.
Where professional engineered plans are required, the Permittee must execute a Developer/Engineer
Agreement, which will obligate the design engineer to perform the primary inspection of the public
improvement construction work. The PF� permit fee structure is as follows:
NOTE: If an PFI Permit is required,the applicant must ohtain that
permit prior to release of any permits from the Building Diuision.
Building Division Permits:
The following is a brief overview of the type of permits issued by the Building Division. For a more
detailed explanation of these permits, please contact the Development Services Counter at
503-639-4171, ext. 304.
Site Improvement Permit (SIT). This permit is generally issued for all new commercial,
industrial and multi-family projects. This permit will also be required for land partitions where lot
grading and private utility work is required. This permit covers all on-site preparation, grading
and utility work. Home builders will also be required to obtain a SIT permit for grading work in
cases where the lot they are working on has slopes in excess of 20% and foundation
excavation material is not to be hauled from the site.
Building Permit (BUP). This permit covers only the construction of the building and is issued
after, or concurrently with, the SIT permit.
CITY OF TI6ARD Pre-Applicatlon Conference Notes Page 5 of 6
Englneering Deparlmen[Sectlon
~ Master Permit (MST). " � permit is issued for all single and Iti-family buildings. It covers all
work necessary for bui�U�ng construction, including sub-trade� (excludes grading, etc.). This
permit can not be issued in a subdivision until the public improvements are substantially
complete and a mylar copy of the recorded plat has been returned by the applicant to the City.
For a land partition, the applicant must obtain an Engineering Permit, if required, and return a
mylar copy of the recorded plat to the City prior to issuance of this permit.
Other Permits. There are other special permits, such as mechanical, electrical and plumbing
that may also be required. Contact the Development Services Counter for more information.
GRADING PLAN REQUIREMENTS FOR SUBDIVISIOHS
All subdivision projects shall require a proposed grading plan prepared by the design engineer. The
engineer will also be required to indicate which lots have natural slopes between 10% and 20%, as
well as lots that have natural slopes in excess of 20%. This information will be necessary in
determining if special grading inspections will be required when the lots develop. The design engineer
will also be required to shade all structural fill areas on the construction plans. In addition, each
homebuilder will be required to submit a specific site and floor plan for each lot. The site plan shall
include topographical contours and indicate the elevations of the corners of the lot. The builder shall
also indicate the proposed elevations at the four corners of the building.
PREPARED BY: •
EN6INEERING DE AR MENT ST � DATE
Phone: [5031639-4171
Fax: [5031624-0152
documenl2
Revised: September 2,2003
CI'IY OF TI6ARD Pre-Applicadon Conference Notes Page 6 of 6
Englns�ring Ospartment Ssctlon
� .,ITY �F TIGARD
a�_
� � � PRE-APPLICATI4N CONfERENCE NOTES �o mu�rt1�y���e�pment
ShapingA BetterCommunity
(Pre-Application Meeting Notes are Valid for Six (6} Months)
PRE-APP.MTG.DATE:
STAFF AT PRE-APP.: f�� C
---- '���-- RESIDENTIAL
APPLICANT: �PCt.L. �i h,� P�a p�•� �4i e-.J' AGENT: � i I l I�cule ►''
Phone: (3�) 8 33 - 4.5`lE� Phone: (,563) g�a - Ro 38
PROPERTY LOCATION:
ADDRESS/GENERAL LOfATION: g 2�� �W �o�'}� (�o,l
TAX MAP(S)/LOT #(S): Z. S I I Z. Q C O l��o
NECESSARY APPLICATIONS: �;�,,, Ln.� t�� �,•{;a,,, ( �L,�1
PROPOSAL DESCRIPTION: 'c ',L L o-�- Z 8 0 (o S F i v��-o 3
�- �( c�- � Z S�F
COMPREHENSIVE PLAN
MAP DESIGNATION: Lt�W- �.L°(tiS�i�-y IZs c i�.�-c�4-i o.�
ZONING MAP DESIGNATION: (Z- �}. �
ZONIN6 DISTRICT DIMENSIONAL REQUIREMENTS [Refer to Code Secdon 18. ��o .2]
MINIMUM LOT SIZE:�$ao sq. ft. Average Min. lot width: �o ft. Max. building height: 3 � ft.
Setbacks: Front �d ft. Side Z ft. Rear �,5 ft. Corner��ft. from street.
MAXIMUM SITE COVERAGE: �% Minimum landscaped or natural vegetation area:�%.
GARAGES:��ft.
i NEI6HBORHOOD MEETING [Refer to the Neighborhood Meeting Handoutl
THE APPLICANT SHALL NOTIFY ALL PROPERTY OWNERS WITHIN 500 FEET, INTERESTED
PARTIES, AND THE CITY OF TIGARD PLANNING DIVISION of their proposal. A minimum of two
(2) weeks between the mailing date and the meeting date is required. Please review the Land Use
Notification handout concerning site posting and the meeting notice. Meetinq is to be held prior to
submittinq vour application or the application will not be acceqted.
* NOTE: In order to also preliminarily address building code standards, a meeting with a Plans
Examiner is encouraged prior to submittal of a land use application.
CITY OF TIGARD Pre-Application Conference Notes Page 1 of 9
Residential ApplicatioNPlanning Division Section
� NARRATIVE (Refer to Code Chap�er 18.3901
The APPLICANT SHALL SUBMIT A NARRATIVE which provides findings based on the applicable
approval standards. Failure to provide a narrative or adequately address criteria would be reason to
consider an application incomplete and delay review of the proposal. The appficant should review
the code for applicable criteria.
[� IMPACT STUDY [Refer to Code Sectlons 18.390.040 and 18.390.0501
As a part of the APPLICATION SUBMITTAL REQUIREMENTS, applicants are required to INCLUDE
AN IMPACT STUDY with their submittal package. The impact study shall quantify the effect of the
development on public facilities and services. The study shall address, at a minimum, the
transportation system, including bikeways, the drainage system, the parks system, the water system,
the sewer system and the noise impacts of the development. For each public facility system and type
of impact, the study shall propose improvements necessary to meet City standards, and to minimize
the impact of the development on the public at larg e, public facilities systems, and affected private
property users. In situations where the Community Development Code requires the dedication of real
property interests, the applicant shall either specifically concur with the dedication requirement, or
provide evidence which supports the conclusion that the real property dedication requirement is not
roughly proportional to the projected impacts of the development.
[� ACCESS [Refer to Chapters 18.105 and 18.7651
Minimum number of accesses: � Minimum access width: a D r�T
Minimum pavement width: o�� �T
❑ WALKWAY REQUIREMENi'S [Refer to Code Chapier 18.7051
Within all ATTACHED HOUSING (except fin►o-family dwellings) and multi-family developments, each
residential dwelling SHALL BE CONNECTED BY WALKWAY TO THE VEHICULAR PARKING
AREA, COMMON OPEN SPACE AND RECREATION FACILITIES.
� RESIDENTIAL DENSITY CALCULATION [Refer to Code Chapter 18.7151-SEE EXAMPLE BELOW.
The NET RESIDENTIAL UNITS ALLOWED on a particular site may be calculated by dividing the net
area of the developable land by the minimum number of square feet required per dwelling unit as
specified by the applicable zoning designation. Net development area is calculated by subtracting
the following land area(s) from the gross site area:
All sensitive lands areas includinq:
➢ Land within the 100-year floodplain;
➢ Slopes exceeding 25%;
➢ Drainageways; and
➢ Wetlands for the R-1, R-2, R-3.5, R-4.5 and R-7 zoning districts.
Public right-of-way dedication:
➢ Single-family allocate 20% of gross acres for public facilities; or
➢ Multi-family allocate 15% of gross acres for public facilities; or
➢ If available, the actual public facility square footage can be used for deduction.
Ef(AAMPLE OF RESIDENTIAL DENSITY CALCULATIONS:
EXAMPLE: USING A ONE ACRE SITE IN THE R-12 ZONE(3,050 MINIMUM LOT SIZE)WITH NO DEDUCTION FOR SENSITIVE LANDS
Single-Family Multi-Family
43,560 sq. ft. of gross site area 43,560 sq. ft. of gross site area
8,712 sq. ft. (20%)for public right-of-wav 6,534 sq. ft. (15%) for qublic right-of-way
NET: 34,848 square feet NET: 37,026 square feet
- 3.050(minimum lot areal - 3 050 (minimum lot areal
= 11A Units Per Acre = 12.1 Units Per Acre
*fie Develupmem Code requires that the net site area wnst for the next whole dwelling unft NO ROUNUIN6 UP IS PERMITTED.
*Mlaimum Profect oensi4l is 80X�f the ma�mum allewed density.TO DEfEBMINE TNIS STANDARD,MULTIPLY TNE MAMIMUM NUMBER OF UNITS BY.B.
CITY OF TIGARD Pre-Applica6on Conference Notes Page 2 of 9
Residential Application/Planning Division Section
; ❑ SPECIAL SETBACKS [Refer to le Sectlon 18.1301
➢ STREETS: feet from the centerline of
➢ FLAG LOT: A TEN (10)-FOOT SIDE YARD SETBACK applies to a�l primary structures.
➢ ZERO LOT LINE LOTS: A minimum of a ten (10)-foot separation shall be maintained
between each dwelling unit or garage.
➢ MULTI-FAMILY RESIDENTIAL building separation standards apply within multiple-family
residential developments.
ACCESSORY STRUCTURES UP TO 528 SQUARE FEET in size may be permitted on lots less
than 2.5 acres in size. Five (5)-foot minimum setback from side and rear lot lines.
ACCESSORY STRUCTURE UP TO 1,000 SQUARE FEET on parcels of at least 2.5 acres in size.
[See applicable zoning dis�ict for the primary structures'setback requirements.l
❑ FLA6 LOT BUILDIN6 NEIGHT PROVISIONS [Refer to Code Chapter 18.7301
MAXIMUM HEIGHT OF 1'/2 STORIES or 25 feet, whichever is less in most zones; 2'/2 stories, or 35
feet in R-7, R-12, R-25 or R-40 zones provided that the standards of Section 18.730.010.C.2 are
satisfied.
�J BUFFERIN6 AND SCREENIN6 [Refer to Code Chapter 18.7451
In order TO INCREASE PRIVACY AND TO EITHER REDUCE OR ELIMINATE ADVERSE NOISE
OR VISUAL IMPACTS between adjacent developments, especially between different land uses, the
CITY REQUIRES LANDSCAPED BUFFER AREAS along certain site perimeters. Required buffer
areas are described by the Code in terms of width. Buffer areas must be occupied by a mixture of
deciduous and evergreen trees and shrubs and must also achieve a balance between vertical and
horizontal plantings. Site obscuring screens or fences may also be required; these are often
advisable even if not required by the Code. The required buffer areas may onlv be occupied by
vegetation, fences, utilities, and walkways. Additional information on required buffer area materials
and sizes may be found in the Development Code.
The ESTIMATED REQUIRED BUFFERS applicable to vour proposal area is:
Buffer Level along north boundary. Buffer Level along east boundary.
Buffer Level along north boundary. Buffer Level along east boundary.
IN ADDITION, SIGHT OBSCURING SCREENING IS REQUIRED ALONG:
� LANDSCAPIN6 [Reter to Code Chapters 18.745,18.765 and 18.7051
STREET TREES ARE REQUIRED FOR ALL DEVELOPMENTS FRONTING ON A PUBLIC OR
PRIVATE STREET as well as driveways which are more than 100 feet in length. Street trees must
be placed either within the public right-of-way or on private property within six (6) feet of the right-of-
way boundary. Street trees must have a minimum caliper of at least two (2) inches when measured
four (4) feet above grade. Street trees should be spaced 20 to 40 feet apart depending on the
branching width of the proposed tree species at maturity. Further information on regulations
affecting street trees may be obtained from the Planning Division.
A MINIMUM OF ONE (1) TREE FOR EVERY SEVEN (7) PARKING SPACES MUST BE PLANTED
in and around all parking areas in order to provide a vegetative canopy effect. Landscaped parking
areas shall include special design features which effectively screen the parking lot areas from view.
❑ RECYCLIN6 [Refer to Code Chapter 18.7551
Applicant should CONTACT FRANCHISE HAULER FOR REVIEW AND APPROVAL OF SITE
SERVICING COMPATIBILITY. Locating a trash/recycling enclosure within a clear vision area such
as at the intersection of two (2) driveways within a parking lot is prohibited. Much of Tigard is within
Pride Disposal's Service area. Lenny Hing is the contact person and can be reached at (503)
625-6177.
CITY OF TIGARD Pre-Application Conference Notes Page 3 of 9
RCSidential ApplicatioNPlanning Division SecGon
; -(� PARKING [Refer to Code Cha� s 18.765 a 18.7051
ALL PARKING AREAS AND DRIVEWAYS MUST BE PAVED.
➢ Single-family............ Requires: One (1) off-street parking space per dwelling unit; and
One (1) space per unit less than 500 square feet.
➢ Multiple-family.........Requires: 1.25 spaces per unit for 1 bedroom;
1.5 spaces per unit for 2 bedrooms; and
1.75 spaces per unit for 3 bedrooms.
Multi-family dwelling units with more than ten (10) required spaces shall provide parking for the use of
guests and shall consist of 15% of the total required parking.
NO MORE THAN 50% OF REQUIRED SPACES MAY BE DESIGNATED AND/OR DIMENSIONED
AS COMPACT SPACES. Parking stalls shall be dimensioned as follows:
➢ Standard parking space dimensions: 8 feet. 6 inches X 18 feet, 6 inches.
➢ Compact parking space dimensions: 7 feet. 6 inches X 16 feet, 6 inches.
➢ Handicapped parking: All parking areas shall provide appropriately located and dimensioned
disabled person parking spaces. The minimum number of disabled person parking spaces to
be provided, as well as the parking stall dimensions, are mandated by the Americans with
Disabilities Act (ADA). A handout is available upon request. A handicapped parking space
symbol shall be painted on the parking space surface and an appropriate sign shall be
posted.
❑ BICYCLE RACKS [Refer to Code Section 18.7651
BICYCLE RACKS are required FOR MULTI-FAMILY, COMMERCIAL AND INDUSTRIAL
DEVELOPMENTS. Bicycle racks shall be located in areas protected from automobile tra�c and in
convenient locations.
� SENSITIVE LANDS [Refer to Code Chapter 18.7151 I'�a�:-r �ap � (i c 0.� �r �S� ��`t^^'rs, ,�8�
The Code provides REGULATIONS FOR LANDS WHICH ARE POTENTIALLY UNSUITABLE FOR
DEVELOPMENT DUE TO AREAS WITHIN THE 100-YEAR FLOODPLAIN, NATURAL
DRAINAGEWAYS, WETLAND AREAS, ON SLOPES IN EXCESS OF 25 PERCENT, OR ON
UNSTABLE GROUND. Staff will attempt to preliminary identify sensitive lands areas at the pre-
application conference based on available information. HOWEVER, the res onsibilit to recisel
identi sensitive land areas and their boundaries i the res onsibili of the a li t. Areas
meetinq the definitions of sensitive lands must be clear v indicated on plans submitted with the
development application.
Chapter 18.775 also provides regulations for the use, protection, or modification of sensitive lands
areas. RESIDENTIAL DEVELOPMENT IS PROHIBITED WITHIN FLOODPLAINS.
� STEEP SLOPES [Refer to Code Section 18.715.070.C1 ��-Y � �-��l� ���� � �e c w.,,�.r� ��
When STEEP SLOPES exist, prior to issuance of a final order, a geotechnical report must be
submitted which addresses the approval standards of the Tigard Community Development Code
Section 18.775.080.C. The report shall be based upon field exploration and investigation and shall
include specific recommendations for achieving the requirements of Section 18.775.080.C.
❑ CLEANWATER SERYICES[CWSI BUFFER STANDARDS [Refer to R s�0 96�4/USA Regulations-Chapter 3l
LAND DEVELOPMENT ADJACENT TO SENSITIVE AREAS shall preserve and maintain or create a
vegetated corridor for a buffer wide enough to protect the water quality functioning of the sensitive
area.
Desiqn Criteria:
The VEGETATED CORRIDOR WIDTH is dependent on the sensitive area. The following table
identifies the required widths:
CITY OF TIGARD Pre-Application Conference Notes Page 4 of 9
Residential ApplicationlPlanning Division Section
; 'ABLE 3.1 YE6ETATED CORRIDOR WIDTi.
SOURCE: CWS DESI6N ANU CONSTRUCTION STANDARDS MANUAL/RESOLUTION a ORDER 96-44
SENSITIVE AREA DEFINITION SLOPE ADJACENT� WIDTH OF VEGETATED
TO SENSITIVE AREA CORRIDOR PER SIDE
• Streams with intermittent flow draining: <25%
� 10 to <50 acres 15 feet
� >50 to <100 acres 25 feet
• Existing or created wet�ands <0.5 acre 25 feet
• Existing or created wetlands >0.5 acre <25% 50 feet
• Rivers, streams, and springs with year-round flow
♦ Streams with intermittent flow draining >100 acres
• Natural lakes and onds
♦ Streams with intermittent flow draining: >25%
� 10 to <50 acres 30 feet
� >50 to <100 acres 50 feet
• Existing or created wetlands >25% Variable from 50-200 feet. Measure
• Rivers, streams, and springs with year-round flow in 25-foot increments from the starting
• Streams with intermittent flow draining >100 acres point to the top of ravine (break in
♦ Natural lakes and ponds <25%slope), add 35 feet past the top
of ravine3
Starting point for measurement = edge of the defined channel (bankful flow) for streams/rivers, delineated wetland boundary, delineated spring
boundary, and/or average high water for lakes or ponds, whichever offers greatest resource protection. Intermittent springs, located a minimum of 15
feet within the river/stream or wetland vegetated corridor,shall not serve as a starting point for measurement.
�1/egetated corridor averaging or reduction is allowed only when the vegetated corridor is cert�ed to be in a marginal or degraded condition.
3The vegetated corridor extends 35 feet from the top of the ravine and sets the outer boundary of the vegetated corridor. The 35 feet may be reduced to
15 feet, if a stamped geotechnical report confirms slope stability shall be maintained with the reduced setback from the top of ravine.
Restrictions in the Vegetate Corridor:
NO structures, development, construction activities, gardens, lawns, application of chemicals,
dumping of any materials of any kind, or other activities shall be permitted which otherwise detract
from the water quality protection provided by the vegetated corridor, except as provided for in the
USA Design and Construction Sfandards.
Location of Veqetated Corridor:
IN ANY RESIDENTIAL DEVELOPMENT WHICH CREATES MULTIPLE PARCELS or lots intended
for separate ownership, such as a subdivision, the vegetated corridor shall be contained in a
separate tract, and shall not be a part of any parcel to be used for the construction of a dwelling unit.
CWS Service Provider Letter:
PRIOR TO SUBMITTAL of any land use applications, the applicant must obtain a CWS Service
Provider Letter which will outline the conditions necessary to comply with the R&O 96-44 sensitive
area requirements. If there are no sensitive areas, CWS must still issue a letter stating a CWS
Service Provider Letter is not required.
❑ S16NS [Refer to Code Chapter 18.7801
SIGN PERMITS MUST BE OBTAINED PRIOR TO INSTALLATION OF ANY SIGN in the City of
Tigard. A "Guidelines for Sign Permits" handout is available upon request. Additional sign area or
height beyond Code standards may be permitted if the sign proposal is reviewed as part of a
development review application. Alternatively, a Sign Code Exception application may be filed for
Director's review.
� TREE REMOVAL PLAN REQUIREMENTS [Refer to Code Sectlon 18.790.030.C.1
A TREE PLAN FOR THE PLANTING, REMOVAL AND PROTECTION OF TREES prepared by a
certified arborist shall be provided for any lot, parcel or combination of lots or parcels for which a
development application for a subdivision, partition, site development review, planned development,
or conditional use is filed. Protection is preferre�over removal where possible.
CITY OF TIGARD Pre-Application Conference Notes Page 5 of 9
Residential ApplicationlPlanning Division Sec6on
: � THE TREE PLAN SHALI 'CLUDE the following:
➢ Identification of the iocation, size, species, and condition of all existing trees greater than 6-
inch caliper.
➢ Identification of a program to save existing trees or mitigate tree removal over 12 inches in
caliper. Mitigation must follow the replacement guidelines of Section 18.790.060.D according
to the following standards and shall be exclusive of trees required by other development code
provisions for fandscaping, streets and parking lots:
. Retainage of less than 25% of existing trees over 12 inches in caliper requires a
mitigation program according to Section 18.150.070.D. of no net loss of trees;
. Retainage of from 25 to 50% of existing trees over 12 inches in caliper requires that
two-thirds of the trees to be removed be mitigated according to Section 18.790.060.D.;
. Retainage of from 50 to 75% of existing trees over 12 inches in caliper requires that
50% of the trees to be removed be mitigated according to Section 18.790.060.D.;
. Retainage of 75% or greater of existing trees over 12 inches in caliper requires no
mitigation;
➢ Identification of all trees which are proposed to be removed; and
➢ A protection program defining standards and methods that will be used by the applicant to
protect trees dunng and after construction.
TREES REMOVED WITHIN THE PERIOD OF ONE (1) YEAR PRIOR TO A DEVELOPMENT
APPLICATION LISTED ABOVE will be inventoried as part of the tree plan above and will be
replaced according to Section 18.790.060.D.
�] MITI6ATION [Refer to Code Section 18.790.060.E1
REPLACEMENT OF A TREE shall take place according to the following guidelines:
➢ A replacement tree shall be a substantially similar species considering site characteristics.
➢ If a replacement tree of the species of the tree removed or damages is not reasonably
available, the Director may allow replacement with a different species of equivalent natural
resource value.
➢ If a replacement tree of the size cut is not reasonably available on the Iocal market or would
not be viable, the Director shall require replacement with more than one tree in accordance
with the following formula:
. The number of replacement trees required shall be determined by dividing the
estimated caliper size of the tree removed or damaged, by the caliper size of the
largest reasonably available replacement trees. If this number of trees cannot be
viably located on the subject property, the Director may require one (1) or more
replacement trees to be planted on other property within the city, either public property
or, with the consent of the owner, private property.
➢ The planting of a replacement tree shall take place in a manner reasonably calculated to
allow growth to maturity.
IN LIEU OF TREE REPLACEMENT under Subsection D of this section, a party may, with the
consent of the Director, elect to compensate the City for its costs in performing such tree
replacement.
� CIEAR VISION AREA [Refer to Code Chapter 18.7951
The City requires that CLEAR VISION AREAS BE MAINTAINED BETWEEN THREE (3) AND
EIGHT (8) FEET IN HEIGHT at road/driveway, road/railroad, and road/road intersections. The size
of the required clear vision area depends upon the abutting street's functional classification and any
existing obstructions within the clear vision area. The applicant shall show the clear vision areas on
the site plan, and identify any obstructions in these areas.
CITY OF TIGARD Pre-Application Conference Notes Page 6 of 9
Residential ApplicationlPlanning Division Section
; � FUTURE STREET PLAN AND EKTi� �9N OF STREETS (Refer to Code Sectior 110.030.FJ
A FUTURE STREET PLAN shall:
➢ Be filed by the applicant in conjunction with an application for a subdivision or partition. The
plan shalt show the pattern of existing and proposed future streets from the boundaries of the
proposed land division and shall include boundaries of the proposed land division and shall
include other parcels within 200 feet surrounding and adjacent to the proposed land division.
➢ Identify existing or proposed bus routes, pullouts or other transit facilities, bicycle routes and
pedestrian facilities on or within 500 feet of the site.
Where necessary to give access or permit a satisfactory future division of adjoining land, streets shall
be e�ended to the boundary lines of the tract to be developed.
� ADDITIONAL LOT DIMENSIONAL REQUIREMENTS [Refer to Code Section 18.810.060)
MINIMUM LOT FRONTAGE: 25 feet unless lot is created through the minor land partition process.
Lots created as part Qf a nartition must have a minimum of 15 feet of frontage or have a minimum
15-foot wide access easement.
The DEPTH OF ALL LOTS SHALL NOT EXCEED 2'/z TIMES THE AVERAGE WIDTH, unless the
parcel is less than 1'/z times the minimum lot size of the applicable zoning district.
❑ BLOCKS [Refer to Code Sectlon 18.810.0901
The perimeter of BLOCKS FORMED BY STREETS SHALL NOT EXCEED 1,800 FEET measured
along the right-of-way center line except where street location is precluded by natural topography,
wetlands or other bodies of water or, pre-existing development.
When block lengths greater than 330 feet are permitted, pedestrian/bikeways shall be provided
through the block.
CO�ECNAPTERS
_ 1 S.33O(Conditional Use) �8.F)2O(Tigard Triangle Design Standards) � �$.T F)5(OffStreet Parking/Loading Requirements)
_ 18.340(Directors Interpretation) 18.630(Washington Square Regional Center) _ 18.775(Sensitive(�ands Review)
_ 18.350(P�anned Development) �_ 18.705(AccesslEgresslCircu�ation) — 15.780(Signs)
_ �S.36O(Site Devebpment Review) �8.7�O(Accessory Residential UniLs) _ 'I H.785(Temporary Use Permits)
_ 18.370(VarianceslAdjustrnents) X 15.715(Density Computations) �4_ 1 H.7JO(Tree Removal)
_ 18.380(Zoning MapRextAmendments) �S.72O(Desgn Compatibility Standards) � 18.795�sua�C�earance Aneas)
_ �S.3H5(Miscellaneous Permits) � 18.725(Environmental Performance Standards) _ 18.798(Wire�ess Communication Faa�ities)
� 'I S.39O(Decisan Making Prooeduresllmpact Study) �8.730(Exceptions To Devebpment Standards) � 18.81 O(Street 8 Uti�ity�mprovement Standarcls)
— �H.4'I O(Lot Line Adjustrnents) 18.740(Historic over�ay) _
�. 18.420(�and Partitions) 18.742(Home Occupation Permits)
— �S.43O(Subdivisions) � 'I H.745(Landscaping 8 Saeen'uig Standards)
� 18.51 O(Residential Zoning Disvicts) 'I H.75O(Manufadured/Mobil Home Regulations)
_ 18.520(Commeroial Zoning Districts) 18.755(Mixed Solid WastelRecyding Srorage)
_ 18.530(Industrial Zoning Districts) �8.7F)O(Nonconforming Situations)
CITY OF TIGARD Pre-Application Conference Notes Page 7 of 9
Residen6al Application/Planning Division Section
; ADDITIONAL CONCERNS OR COMMEt"
--�,rl s w G'� � S i {-e - c n.e U��C �.u,�,s h�W*� i H P�2 -v-o� K av ra#+rc '
� �G ' -Fi (G tu✓�+ -a rou v�d � -twL�L � �i�e �G.✓s�,� (
� l.o�- 1 a,,,� � �x�`�h H s I o+ o t 4 0� w�.�1_ b e_ c.cn1��� d c o r n e r �o+s .
S i�r�e���c�C.. '�+M�t /Pti�Y'4�-C rD a d �S �S T ��. �A Y�r Se l bat-QL 'LY i►+�f
��.i v a.k. r�Q� w o��� W P a� -Ft _ � sc L Ta6l c l � . s �o . �>
-- S��u.l d � d..2an.h'fy a.�u s i�-�c.c- �o s(o v r_S w� +�.P s�4-r . Z-� fiQ•�o-�e cL r�
ec S o e.J s�o�.1 a. -��.�-�-v r -t�.o.t P_ i�k� 'tt.r_ c�P�,t.ei�-1 c_o�Q.L.c�.�a�`vr. j
$. l
- a. l -�a1 S'4�c. �.u�e.�o rv�. �.e�i e_v� I�� a-t�c d{-e
.r e .f �i Ife ��ro. ie re
- I � -tl�.�re arc vLO ,s+� s I o�e-s � v�e�� -k� S � '4-(�a�!- �m fke s��-t
� �
- l � «�P.� .s�a �rC �kiS�'� wi�� v�ee ri a r,o_�wt.�t t�r ♦ftc �Ew�a►k.Q s,a���i'c
-t-a S�G� N S�vo�s ' � u ��F h'a�. -t'v �N.{�re trec ✓�wwv�l J��v�
- C'+�er� l�er r �ec ��( . �1 `-f S - cU�O �. - w;l I hea. l � jc�,�.- ,�,`e-�.t ��ee�
�.1 rM� rF�-s�1 �CJ'�o �(�t.y� (�' i S J re r l00 -�t .
PROCE�URE �
_� Administrative Staff Review.
Public hearing before the Land Use Hearings Officer.
Public hearing before the Planning Commission.
Public hearing before the Planning Commission with the Commission making a
recommendation on the proposal to the City Council. An additional public hearing shall be
held by the City Council.
APPLICATION SUBMITTAL PROCESS
All APPLICATIONS MUST BE ACCEPTED BY A PLANNING DIVISION STAFF MEMBER of the
Community Development Department at Tigard City Hall offices. PLEASE NOTE: A lications
submitted b mail or dro ed off at the counter without Plannin ivision acce tance ma e
returne . e P anninq counter c oses at 5:00 PM.
Ma s submitted with an a lication shall be folded IN ADVANCE to 8'/z" x 11". One 8'/z" x 11"
ma o a ro ose ro ect s a a so e su mitte or attac ment to t e sta re ort or
a ministrative ecision. Applications wit un o ed maps s all not be accepte .
The Planning Division and Engineering Department will perform a preliminary review of the
application and will determine whether an application is complete within 30 days of the counter
submittal. Staff will notify the applicant if additional information or additional copies of the submitted
materials are required.
CITY OF TIGARD Pre-Application Conference Notes Page 8 of 9
Residential Application/Planning Division Section
; • � The administrative decis� �r public hearing will typically occur �roximately 45 to 60 days after an
application is accepted a� .�eing complete by the Plannin� Divis����. Applications involving difficult or
protracted issues or requiring review by other jurisdictions may take additional time to review.
Written recommendations from the Planning staff are issued seven (7) days prior to the public
hearing A 10-day public appeal eriod follows all land use decisions. An appeal on this matter
would be heard by the Tigard urtncs o�Ffi'c�_ . A basic flow chart
which illustrates the review process is ava' ble from the Planning Division upon request.
Land use applications requiring a public hearing must have notice pvsted on-site by the
applicant no less than 10 days prior to the public hearing.
This PRE-APPLICATION CONFERENCE AND THE NOTES OF THE CONFERENCE ARE
INTENDED TO INFORM the prospective applicant of the primary Community Development Code
requirements applicable to the potential development of a particular site and to allow the City staff
and prospective applicant to discuss the opportunities and constraints affecting development of the
site.
SUBDIYISION PLAT NAME RESERYATION [County Surueyors Office: 503-648-88841
PRIOR TO SUBMITTING A SUBDIVISION LAND USE APPLICATION with the City of Tigard,
applicants are re uired to complete and file a subdivision plat naming request with the Washington
County Surveyor's Office in order to obtain approval/reservation for any subdivision name.
Applications will not be accepted as complete until the City receives the faxed confirmation of
approval from the County of the Subdivision Name Reservation.
BUILDIN6 PERMITS
PLANS FOR BUILDING AND OTHER RELATED PERMITS WILL NOT BE ACCEPTED FOR
REVIEW UNTIL A LAND USE APPROVAL HAS BEEN ISSUED. Final inspection approvals by
the Building Division will not be granted until there is compliance with all conditions of
development approval. These pre-application notes do not include comments from the
Building Division. For proposed buildings or modifications to existing buildings, it is
recommended to contact a Building Division Plans Examiner to determine if there are
building code issues that would prevent the structure from being constructed, as proposed.
Additionally, with regard to Subdivisions and Minor Land Partitions where any structure to be
demolished has system development charge (SDC) credits and the underlying parcel for that
structure will be eliminated when the new plat is recorded, the Citv's policv is to applv those svstem
development credits to the first buildinq permit issued in the development (UNLESS OTHERWISE
DIRECTED BY THE DEVELOPER AT THE TIME THE DEMOLITION PERMIT IS OBTAINED).
e con erence an notes canno cover a o e requirements an aspects re ate to
site planning that should ap ply to the development of your site plan. Failure of the staff to provide
information required by the Code shall not cons�itute a waiver of the applicable standards or requirements.
It is recommentled that a prospectiye applicant either obtain and read the Community Development Code or
ask any questions of City staff relative to Code requirements prior to submittin an application.
AN ADDITIONAL PRE-APPLICATION FEE AND CONFERENCE WILL BE REQUIRED IF AN
APPLICATION PERTAINING TO THIS PRE-APPLICATION CONFERENCE IS SUBMITTED AFTER A
PERIOD OF MORE THAN SIX (6) MONTHS FOLLOWING THIS CONFERENCE (unless deemed as
unnecessary by the Planning Division).
�
PREPARED BY: �� �
(ITY OF TIGAR PLANNING DIVISION - STAFF PERSON HOLDING PRE-APP. MEETIN6
PHONE: 5�03�-6,,3�9-4171 fAX: 503-b84-7291
EMAIL• su`ff's i�?si a�e @ci.tigard.or.us
TITLEI8(fIT1' OF TIGARD'S COMMUNITY DEVELOPMENT CODE)INTERNETAUDRESS: WWW.CI.tigard.O�.OS
H:lpattylmasterslPre-App Notes Residential.doc Updated: 15-Dec-04
(Engineering section:preapp.eng)
CITY OF TIGARD Pre-Application Conference Notes Page 9 of 9
ResidenGal Application/Planning Division Section
f �r c-t S �/I1 � F+'.ti-._ �- t �
t � c��( �( 06
��'t
October 16, 2006 �� .°"���
City of Tigard
Engineering Division
Attn: Emily Eng
13125 SW Hall Blvd
H A L E D E S!G N Tigard, OR 97223
SERVICES RE: Final Plat submittal- 15` review
Development Consulting Pac Rim Partition - MLP2006-00002
Land Use Ptanning
Land surveying EmilyEng:
Civil Engineering
Please find attached the required documents, and/or plans as required.
SUBMITTAL NARRATIVE
The following addresses the submittal requirements and identifies where in
the submittal the required information is found:
Condition 13. Prior to frnal plat approval, the applicant shall revise the
site plan to show a 20 foot setback from the front property line for Parcels
2 and 3.
Attached is the revised sheet 2 `Preliminary Partition Plan' reflecting
corrected setback for Parcel 2 and 3.
Respectfully,
� �
��%- �
Stephen C. Hale, PE/PLS
President
Stephen C. Hale, PEIPLS Hale Design Services
Development Consultant
204 E 45�^ Street
Vancouver, Washington 98663
Phone: 360-921-2603
Fax: 360-397-D969
schalet�msn.com
www.haledesiqnservices.com
a
, �:
r
4/4/2007
� ��CEL/� Conditions Associated With 8:24:26AM
Case #: MLP2006-00002
Condition Status Updated
Code Title Hold Status Changed By Tag Date By
0001 SUE3MI�I� f�INAI.�I�RI:I�: PLA1� None Met �l-'�'2007 E�:nF. �1%-I/?007 E:nF:
l. Nrior to any site work,the applicant shall submit a final tree removal, protection and mitigation plan,prepared by a
certified arborist. The final tree plan shall indicate all trees to be removed and potentially removed. This plan shall be
included with the construction documents and shall indicate the location of tree protection fencing. The plans shall also
include a construction sequence including installation and removal of tree protection devices,clearing,grading, and
paving. Consideration for utility trench alignments and grading shall also be a part of the protection plan. Failure to
follow the plan,or maintain tree protection fencing in the designated locations shall be grounds for immediate
suspension of work on the site until remediation measures and/or civil citations can be processed.
0001 TREE PLAN -SPECIES None Met 4/3/2007 EAE 4/4/2007 EAE
2. Final tree plan shall show a diversity of street trees according to the following guidelines(18.745.040B)and the City
of Tigard Street Tree List:
A.No more than 30%of one family be planted onsite;
B. No more than 20%of any one genus be planted onsite;and
C.No more than 10%of any one species be planted onsite.
Street trees shall be chosen from the City of Tigard's Street Tree List or otherwise shall be approved by the Ciry Forester.
The City Forester recommends planting native species for street trees, such as Big Leaf Maple,Cascara or Oregon White
Oak. Properly sized oaks can be found at River Oak Farm and Nursery(Attn: Diane,503-357-2745).
OOOI PAY WTR QUAL&QUAN None NOT MET KSM l0/17/2006 MSB
27. During issuance of the building permit for Parcels 1 -3,the applicant shall pay the standard water quality and water
quantity fees per lot(fee amounts will be the latest approved by CWS).
0001 FINAL SIGHT DIST CERT None NOT MET KSM 10/17/2006 MSB
28. Prior to issuance of building permits,the applicanYs engineer shall submit the final sight distance certification for the
private street access onto Bonita Road.
0001 FINAL TREE HEALTH CERTIFICATION None NOT MET EAE 10/17/2006 MSB
29. Prior to issuance of any Certificates of Occupancy,the Project Arborist will submit a final certification indicating
the elements of the Tree Protection Plan were followed and that all remaining trees on the site are healthy,stable,and
viable in their modified growing environment. No Certificates of Occupancy will be issued if this condition is not
satisfied.
0001 TREE SIZE AND SPACING None Met 4/3/2007 EAE 4/4/2007 EAE
3. Final tree plan shall show street tree size and spacing in accordance with standards for public and private streets
(Section 18.745.040.C).
OOOI CASH ASSURANCE FOR TREES None NOT MET EAE 10/17/2006 MSB
4. Prior to commencing site work,the applicant shall submit security in the form of cash or other means acceptable to the
Ciry for the equivalent value of tree mitigation required at$125.00 per caliper inch. If additional mitigation trees are
preserved through the partition improvements and construction of houses,and are properly protected through these
stages by the same measures afforded to other protected trees on site,the amount of the cash assurance may be
correspondingly reduced. Any trees planted on the site or off site in accordance with 18J90.060.D will be credited
against the assurance for two years following final plat approval. After such time,the applicant shall pay the remaining
value of the assurance as a fee in-lieu of planting. Any planting by the applicant must be approved by the Ciry Arborist.
0001 INSTALL TREE FENCING None NOT MET EAE 10/17/2006 MSB
Page 1 of 4 CaseCondiuons..rpt
4/4/2007
. �CCEL/� Conditions Associated With 824:26AM
Case #: MLP2006-00002
Condition Status Updated
Code Title Hold Status Changed By Tag Date By
�. Prior to an��site���ork, the applicant shall install all proposed tree protection fencin��. The fencing shall be inspected
and approved by the City Forester prior to commencing any site work. I�he tree protection fencing shall remain in place
through the duration of all of the building construction phases,until the Certificate of Occupancy has been approved.
If the Builder is different from the Developer or initial applicant: Prior to issuance of building permits,the applicant
shall submit site plan drawings indicating the location of the trees that were preserved on the lot during site development,
location of tree protection fencing,and a signature of approval from the project arborist regarding the placement and
construction techniques to be employed in building the structures. All proposed protection fencing shall be installed and
inspected prior to commencing construction. The fencing shall remain in place through the duration of all of the
building construction phases,until the Certificate of Occupancy has been approved. After approval from the City
Forester,the tree protection measures may be removed.
0001 BI-WEEKLY ARBORIST RPTS None NOT MET EAE 10/17/2006 MSB
6. From initial tree protection zone(TPZ)fencing installation through the building construction phases,the applicant
shall have an on-going responsibility to ensure that the Project Arborist has submitted written reports to the City
Forester,at least once every two weeks,as the Project Arborist monitors the construction activities. The reports shall
evaluate the condition and location of the tree protection fencing,determine if any changes occurred to the TPZ,and if
any part of the Tree Protection Plan has been violated. [f the amount of TPZ was reduced,then the Project Arborist shall
justify why the fencing was moved and shall certify that the construction activities did not adversely impact the overall,
long-term health and stability of the tree(s). If the reports are not submitted to the City Forester at the scheduled
intervals, and if it appears the TPZ's or the Tree Protection Plan are not being followed by the contractor or a
sub-contractor,the City can stop work on the project until an inspection can be done by the City Forester and the Project
Arborist.
0001 PFI REQUIRED None Met l I/28/2006 KSM l 1/28/2006 KSM
7. A Public Facility Improvement(PF[)permit is required for this project to cover installation of public utilities 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).
0001 DESIGNATE PERMITTEE ON PFI None Met 11/28/2006 KSM 11/28/2006 KSM
8. The PFI permit plan submittal shall include the exact legal name,address and telephone number of the individual or
corporate entity who will be designated as the "Permittee", and who will provide the financial assurance for the public
improvements. For example, specify if the entity is a corporation, limited partnership, LLC, etc. Also specify the state
within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide
accurate information to the Engineering Department will delay processing of project documents.
0001 EROSION CONTROL PLAN None Met 1 l/28/2006 KSM 11/28/2006 KSM
9. An erosion control plan shall be provided as part of the Public Faciliry [mprovement(PFI)permit drawings. The
plan shall conform to the"Erosion Prevention and Sediment Control Design and Planning Manual, February 2003
edition."
0001 FINAL GRAD[NG PLAN None Met 11/28/2006 KSM 11/28/2006 KSM
10. 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. For situations where the back
portions of lots drain away from a street and toward adjacent lots, appropriate private storm drainage lines shall be
provided to sufficiently contain and convey runoff from each lot.
0001 BONITA RD FRONTAGE IMPR None Met 1 U28/2006 KSM 1 1/28/2006 KSM
1 1. The applicant shall submit construction plans to the Engineering Department as a part of the Public Facility
Improvement permit, indicating that they will construct the following frontage improvements along SW Bonita Road as a
part of this project:
A. Street trees in the planter strip spaced per TDC requirements; and
B. Concrete apron for the private street approach.
0001 PRIV ST. MEETS CITY STANDARDS None Met 11/28/2006 KSM 11/28/2006 KSM
12. The applicant's construction drawings shall show that the pavement and rock section for the proposed private street
shall meet the City's public street standard for a local residential street.
Page 2 of 4 CaseConditions..rpt
4/4/2007
Conditions Associated With 8:24:26AM
. �CCEL/-� Case #: MLP2006-00002
Condition Status L pdated
Code Title Hold Status Changed By Tag Date By
0001 PARCFI.S? � ;;20 FT FY Sf�:1�F3ACK None Met 10%16�`?006 E/�E l�!17!?006 EAF,
13. Prior to tinal plat approval,the applicant shall revise the site plan to show a 20-foot setback from the front property
line for Parcels 2 and 3.
0001 TREE DEED RESTRICTION None NOT MET EAE 10/17/2006 MSB
14. The applicant/owner shall record a deed restriction to the effect that any existing tree greater than 12" diameter may
be removed only if the tree dies or is hazardous according to a certified arborist. The deed restriction may be removed
or will be considered invalid if a tree preserved in accordance with this decision should either die or be removed as a
hazardous tree.
0001 OBTAIN SITE PERMIT None NOT MET KSM 10/17/2006 MSB
15. Prior to approval of the final plat,the applicant shall obtain a Site Permit from the Building Department to cover all
grading for the lot(s),all on-site private utiliry installation(water, sewer,storm,etc.)and all driveway construction.
NOTE: this permit is separate from a Public Facility Improvement permit issued by the Engineering Department for
work in the public right-of-way.
0001 PUBLIC SEWER EASEMENT None Met 1/25/2007 KSM 1/25/2007 BRS
16. The applicant's plat shall provide a minimum 15 foot wide public sewer easement for the proposed sewer extension.
0001 PAY ADDRESSING FEE None NOT MET KSM 10/17/2006 MSB
17. Prior to final plat approval,the applicant shall pay the addressing fee. (STAFF CONTACT: Bethany Stewart,
Engineering).
OOOI EXECUTE REST COVENANT None NOT MET KSM 10/17/2006 MSB
18. The applicant shall execute a Restrictive Covenant whereby they agree to complete or participate in the future
improvements of SW Bonita Road adjacent to the subject property,when any of the following events occur:
A. When the improvements are part of a larger project to be financed or paid for by the formation of a Local
Improvement District;
B. When the improvements are part of a larger project to be financed or paid for in whole or in part by the City or other
public agency;
C. When the improvements are part of a larger project to be constructed by a third parry and involves the sharing of
design and/or construction expenses by the third party owner(s)of property in addition to the subject property;or
D. When construction of the improvements is deemed to be appropriate by the City Engineer in conjunction with
construction of improvements by others adjacent to the subject site.
0001 NO DIRECT ACCESS TO BONITA RD. None Met 1/25/2007 KSM 1/25/2007 BRS
19. Lot 1 and Tax Lot 1400 shall not be permitted to access directly onto Bonita Road. A non-access reserve easement
shall be recorded for the Bonita Road frontage.
0001 PRIVATE ST. MAINT AGREEMENT None Met 1/25/2007 KSM 1/25/2007 BRS
20. "f he applicant shall cause a statement to be placed on the final plat to indicate that the proposed priva�e street will be
jointly owned and maintained by the private property owners who abut and take access from it.
0001 CC&R'S None NOT MET KSM 10/17/2006 MSB
21. Prior to approval of the final plat,the applicant shall prepare Conditions,Covenants and Restrictions(CC&R's)for
this project,to be recorded with the final plat,that clearly lays out a maintenance plan and agreement for the proposed
private street. The CC&R's shall obligate the private property owners within the subdivision to create a homeowner's
association to ensure regulation of maintenance for the street. The applicant shall submit a copy of the CC&R's to the
Engineering Department(Kim McMillan)prior to approval of the final plat.
0001 STATE PLANE COORD None Met 1/25/2007 KSM 1/25/2007 BRS
Page 3 of 4 CaseConditions..rpt
4/4/2007
. �CCEL/� Conditions Associated With 8:24:26AM
Case #: MLP2006-00002
Condition Status Updated
Code Title Hold Status Changed By Tag Date By
22. l�he applicanfs final plat shall contain State Plane Coordinates on two monuments���ith a tic to the Cit�',,lubal
positionin�system(GPS)geodetic control network(GC 22). These monwnents 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:
A. GPS tie networked to the Ciry's GPS survey;and
B. By random traverse using conventional surveying methods.
0001 FINAL PLAT REQUIREMENTS None Met 1/24/2007 KSM 1/24/2007 BRS
23. Final Plat Application Submission Requirements:
A. Submit for City review four(4)paper copies of the final plat prepared by a land surveyor licensed to practice in
Oregon,and necessary data or narrative;
B. Attach a check in the amount of the current final plat review fee(Contact Planning/Engineering Permit Technicians,
at(503)639-4171,ext. 2421);
C. The final plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes
(ORS 92.05), Washington Counry,and by the City of Tigard;
D. The right-of-way dedication for Bonita Road, providing 46 feet from centerline,shall be made on the final plat;
E.NOTE: Washington County will not begin their review of the final plat until they receive notice from the Engineering
Department indicating that the City has reviewed the final plat and submitted comments to the applicant's surveyor; and
F.After the Ciry and Counry have reviewed the final plat, submit two mylar copies of the final plat for Ciry Engineer
signature(for partitions),or City Engineer and Community Development Director signatures(for subdivisions).
0001 PHOTOMYLAR COPY OF FINAL PLAT None NOT MET KSM 10/17/2006 MSB
24. Prior to issuance of building permits,the applicant shall provide the Engineering Department with a"photomylar"
copy of the recorded final plat.
0001 AS BUILT DRAWINGS None NOT MET KSM 10/17/2006 MSB
25. Prior to issuance of building permits,the applicant shall provide the City with as-built drawings of the public
improvements as follows: 1)3 mil mylar,2)a diskette of the as-builts in "DWG" format, if available;otherwise "DXF"
will be acceptable,and 3)the as-built drawings shall be tied to the Ciry's GPS network. The applicant's engineer shall
provide the City with an electronic file with points for each structure(manholes,catch basins,water valves, hydrants and
other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to
NAD 83 (91).
0001 PROVIDE ENTRANCE SIGNS None NOT MET KSM 10/17/2006 MSB
26. The applicant shall provide signage at the entrance of each shared flag lot driveway or private street that lists the
addresses that are served by the given driveway or street.
Page 4 of 4 CaseConditions.rpt
LETTER OF TRANSMITTAL
Date: 3/30/07 Total Number of Pages: 1
Regarding: Bonita
To:
Emily Eng
P I a n n i n g City of Tigard Community
Development
S�I u t��n S 13125 sw hall blvd.
I n C. Tigard, Or 97223
Architecture
Interior Architecture
Landscape Architecture
Land Use Planning
Environmental Planning We Are Sending You: � Attached ❑ Under Separate Cover
Development Consulting VIA: FedEx
Certified Arborist pSI 7ob Number: 06-960
Graphic Arts
Items Attached:
COPY DATE DESCRIPTION
3 3.30.07 Tree Plans For Review
Items Transmitted As Checked Below:
� FOR APPROVAL ❑ APPROVED AS SUBMITTED ❑ RESUBMIT FOR APPROVAL
� FOR YOUR USE ❑ APPROVED AS NOTED ❑ SUBMIT COPIES FOR DISTRIBUTION
� AS REQUESTED ❑ RETURNED FOR CORRECTIONS ❑ REfURN CORRECTED PRINTS
❑ FOR REVIEW AND COMMENT ❑
Remarks:
From: David Weston
Copy: ����r�����
A�'H 3 ?007
CITY nF i iGARD
PLANNINGIFf�GlNEERING
P:\z006 projects\�0-bonita\1.0 9eneral\I.01 communications\96�t 3.30.07 for emily erg.doc
1601 Broadway Street, Vancouver, Washington 98663
Phone: (360) 750-9000 Fax: (360) 750-9201 Email: psi@planningsolutionsinc.com
6/25/2007
Conditions Associated With - t �:4z:i6AM
�CCEL/-� Case #: MLP2006-00002
Condition StAtus Updated
Code Title Hold Status Changed By Tag Date By
00(11 PARCEIS? cQ i: ?0 F�I� FY SETBACIt None Met 10�16 �0O6 f:,11: 10 17 ?OO6 f�:�11
l3. Prior to tinal plat approval, the applicant shall revise the site plan to show a?0-foot setback ti-om the fi�ont prop�rty
line for Parcels 2 and 3.
0001 TREE DEED RESTRICTION None Met EAE 6/25/2007 EAE
l4. Prior to building permits,the applicant/owner shall record a deed restriction to the effiect that any existing tree
greater than 12" diameter may be removed only if the tree dies or is hazardous accordin��to a certified arborist. The
deed restriction may be removed or will be considered invalid if a tree preserved in accordance with this decision should
either die or be removed as a hazardous tree.
0001 OBTAIN SITE PERMIT None Met 6/1/2007 KSM 6�1/2007 MSB
I 5. Prior to approval of the final plat,the applicant shall obtain a Site Permit from the Building Department to cover all
grading for the lot(s), all on-site private utility installation(water, sewer,storm,etc.)and all driveway construction.
NOTE: this permit is separate from a Public Faciliry lmprovement permit issued by the Engineering Department for
work in the public right-of-way.
0001 PUBLIC SEWER GASEMGNT None Met ll25/2007 KSM 1/25/2007 BRS
16. The applicant's plat shall provide a minimum 1� foot wide public sewer easement for the proposed sewer extension.
0041 PAY ADDRESSING FEE None Met 5/30/2007 KSM 5/30/2007 BRS
17. Prior to final plat approval,the applicant shall pay the addressing fee. (STAFF CONTACT: Bethany Stewart,
Engineering).
0001 EXECUTE REST COVENANT None Met 6/21!2007 KSM 6/21/2007 BRS
18. The applicant shall execute a Restrictive Covenant whereby they agree to complete or participate in the future
improvements of SW Bonita Road adjacent to the subject property, when any of the following events occur:
A. When the improvements are part of a larger project to be financed or paid for by the formation of a Local
lmprovement District;
B. When the improvements are part of a larger project to be financed or paid for in whole or in part by the City or other
public agency;
C. When the improvements are part of a larger project to be constructed by a third party and involves the sharing of
design and/or construction expenses by the third parry owner(s)of property in addition to the subject property; or
D. When construction of the improvements is deemed to be appropriate by the City Engineer in conjunction with
construction of improvements by others adjacent to the subject site.
0001 NO DIRECT ACCESS TO BONITA RD. None Met 1/25/2007 KSM 1/25/2007 BRS
19. Lot 1 and Tax Lot 1400 shall not be permitted to access directly onto Bonita Road. A non-access reserve easement
shall be recorded for the Bonita Road frontage.
0001 PRIVATE ST. MAINT AGREEMENT None Met 1/25/2007 KSM 1/25/2007 BRS
20. The applicant shall cause a statement to be placed on the tinal plat to indicate that the proposed private street will be
jointly owned and maintained by the private property owners who abut and take access from it.
0001 CC&R'S None Met 6/13/2007 KSM 6/13/2007 BRS
21. Prior to approval of the final plat,the applicant shall prepare Conditions,Covenants and Restrictions(CC&R's) for
this project,to be recorded with the final plat,that clearly lays out a maintenance plan and agreement for the proposed
private street. The CC&R's shall obligate the private property owners within the subdivision to create a homeowner's
association to ensure regulation of maintenance for the street. The applicant shall submit a copy of the CC&R's to the
Engineering Department(Kim McMillan)prior to approval of the final plat.
0001 STATE PLANE COORD None Met 1/25/2007 KSM I/25/2007 BRS
Page 3 of�4 CaseConditions_rpt
��c-tc [,�w�►{,`�,,� �$" ( � (,��z-t/o � �t
_ . , . Wa ,on County,Oregon 2007-068185
061i912007 03:41�04 PM
, _ � 0-it18 Cnt=2 8tn=6 J GREGORY
510.00 S5.0o S6.00 511.00•Total=532.d0
After recording,return to: I��I I����I I�II I I I II I I ll I I Il
I �I I I I I I I I 1 I�I I 1 I I i I I
Pac Rim Homes, LLC oi i aase�e5oozooze
1,Rithacd Ha6amlcht,plrector of Asse5smenl¢na "�`+,�
5700 NW El Ray Ucive Taxatlon antl Ee.URC10 Counry Clark for Woshington :`;^�.a�...����
County,Orogon,do heraby c.rliry Ihol tp�wiihln �=/;��. �� �
CFETI135��fd1 9g�707 Instrument of writfnp wars recelved wnd roeardad In lhe l�I;F3�j�E.f;,� ',•'
�oek of racords of sald cou r�t ��(I l�C r� �.;'r''_�
4�.'-�
(�+•c Y iu ���,.�;f;;
RlchordMOb�rnieht,OUsctorofAs9e�finent and -'�:•9V�*'s����
.. �.���
T�]tallon,Ea-Olfltla County CIerM
I)ectaration of Condition and Restriction
The undersigned company Pac Rim Homes, LLC being record owner of the following
described real property located in the City of Tigard,County of Washington and State of Oregon,
more particularly described as follows:
Parcel 1, 2 and 3,Partition Plat Na�0U7-Q j��;in the City ofTigard, County of
Washington and State of Ore�on, exhibit"A" attached is provided for location purposes,
Does hereby make the following declaration of condirion and restriction covering the azea
within the protective fencing shown on exhibit"A" of the above described real property,
speczfying that this deelazation sha[1 constitute a covenant which wiil nin with the land and shali
be binding on the heirs, successors and assigns of Pac R.im Homes, LLC and entities claiming
under them and that this condition and restriction shail be for the benefit and limitation upon a!1
future owners of said real properties;
The tree(s}greater than 12" diameter located within the protective fencing area and not
marked out by an X, shown on exhibit"A; shaEl not be removed unless the tree(s) are damaged
by a �vind storm or any other elements of nature and/or said tree(s)become diseased, dies and/or
hazardous as determined by a certified licensed arborist,at which time a permit shall be obtained
for removal of the tree{s).
BY: — 1,�r
er-M er of Pac Rim Hames,LLC
STATE OF Ore�on }
} ss.
County of Mul�omah }
This insiru.ment was acknowledged before me on the�.�day of
�,2007, by Bill Bader as Member of Pac Rim Homes,LLC.
V
OFFiCIAL SF�1L I1o�y Public for Oregan O
�� ANDREA WEISSENFLUH Ivfy Commission Bxpires: r
� NOTARY PU6LIC-OREGOf�! J �
V�F�/� COPdt�1�SSION N0.396449
� hi'i COMMISSIDb}FXpIflES AUGUS724,2009
_ .c��_ .. . .,.,,,.,
� " " ' �___ �� �,� �-�``�l ' _ � �____
��
�. � a� F� � � �'D�- � .�. .� �� � �.�;�9-� .�`.- "'.�� ��.� �.. � '
� :� � sw. �rA r�� .
a--------,�-�
T� �_� � Tr��INVt51GN — —��
---L� � � T'n4tNELE t�CxD TO � . � N
�q i i ��'D7oA ' " �
— _-���----�— z-e�+ ------ x_ � F'�fC-Nr cF B' :• �
�, � i x-a� �or�irar— �
' i a�� ' . ��:�:r... �
� `+ ' ���� �'`. ��� ' . . 'jsr';�"=1'� �
�� �� � '�:i- �•_.�J�It
� F`.'. ,�• .�.. • � .a '.y .r •��. rid
�'•,r � LT � : :\r ��� 1 �t {:�,_ `�-�.... Q
- - 1 �
��� \ � ' Vl°!ON
; � \� _1 - ,.�^-� :�"`��,� �, a �
, ` �t � � .• � �
,fi�i;. �•::::i`� \ '`� / .... •• .
. ; ` ,, �/,� TM 9
, ,� ... '1 �
'•-;,a �;� • : :•,..1 E4�f� � �
_ �
'�� 1YFIGAL TRE2 FiZOTcGTION F'd�GE `ti.,�,�,i,i � � ...�,a- T1'AlGAL SiRfsZ T"riF"".s 2•G8H �.
��'AIL'8'Trf(5��i' . .�., � � � "� f • � �
'l` ' ;' -' � „y �
� ' ��� � :' ' ' ';. .Vcz DETAlL•11:' ' j /. .
� _ � j ,i`— �!% ` � '�if,` P Af�GE���T ti f
' ' � � .% 1t.a,:{'� %�;�"'�f.
•a iJ � �� 1 Y-� :1 ��'r��!1��,.� ,•
i / �! � •/�'// � � '_.
; f , � r, �';�, j •�,,,w���;i�f% `�''�•
, ,/-`' �4. -."/ ,! I Z . .
.. fi ' {,• ��f� •~ f / : � 9�' � `•� '
� rGj. , =�� � �/ ` ! %� .�'.
. �� •'k• , '. .' /�`. �.' . �� �. ��,
�jr J•��,,i 1• " � � ',.,�n:.i.•%• �'
.,� , ' ' j 1 < I•.�••� �, �f : .tG:.•
:� - J=`: . 'f ;' J J• . J/ : , , ��
-2 1 I i %, •I 't ✓'� .,•`f�'
>.y-' � �%% / !f` • � �, '1 ., '/ • 4
��� , r
f : ' /,' f "� ;.` ;`' '
�i�ff f�.. `• ' � /��, � `.� ��' v~
�' ,�J` ^-- n � • ,j,� .�' ,'-
' F 7,( / t:�
,,J ' : w _� Jf`J r• � � � 41 ,
��a ' '/ r;!' �,J.'~ ^.,���r ..� r' I,. : ��. ..rt'
\....� '/::�� ��.:� w �%�I'f � � .� .. -
f�, \ r,lf' �f� r!i f %',.r . .� 70
�_ �� ,'� ��1� t�� f ' :.
qc.\ •` • f� J �, �.. i -
J+ �. .. . , ,�I, , '� ��h:v, � • _ �
���� � = �"' .3 • i .
� ;..�.° ��,. °, , .. .. '""� _ � �"y� -_ � �f��
}�r�za�f`ec..�,o,� � � _ . �
. ... .
�-eF�c� �.� . ..........
.�,
... ..
..
; ,f ..... ... � ._ �,� ^;�.... �t�/�
Ib 1 7
. .. ..' • ..'-� � �
� � � .. " ` .n� �� •,�'f i
_=y . �� PARCEL :3� . ,n.- P. ..0 �,_ , �G��'1��
���� - ��,�EL �2�� ^ � �
, �' � a r. �' m: _ ".� 1::,
_' t�.. - .I� n
,::�.Y�v;J=� ��' _ � .�, e � y. - "J •
a �,F - '�^ • - �..�'�•
- � .. ���%' • '� � . �;,': � �.,,f"i
' ,:y. Il .q ����yy '��:7�R O"'
.`.�,.%1, . YC�L :�/ � ���' � ,yK " ./GA,Y
� ' ,�- . � g 'ill a
'?���Z _ �h°: �f .11!` —/_J t� Y:�t: �i
� , •v
/
`7f t� � r �!q .1'-.-i f� .Hb
.� ��} ,j..� � , .���3` �C '1
�� _t� �y� ���yv�` � � �� , � �� ' �r �
�.�. ":�T�+=-W�:•� �t> ' ... •• _'l..pT ^ Sj Iry+.=::
... �� � �11v ly''. ��'i
,�. . .� '�l:.z �f:�.:�,•, r
ss ��a��,�tf��.
�J:
. -y%'yr..T.� '
. N1 z�p �C-���� — '`''n c� �
Wa� n County,Orego� 2�07-QSS�83
' 06f1;,._,,07 03:41:04 PM
D-AE Cnl:7 Stn=6 J GREGDRY
515,00 56.00 S1'l.OD-Tolal=S32.OD
r` J� IlIf�IIIII�IIi
After Recording Return To; I�,I����III � ff f
��I�I�11��I��
�I��I�(�
�I�
Pac Rim Homes LLC 01130266Z00700681830030033
I,Rlch�rdHob�mlcht,Dlrector ef q;seaument and ^�;-�
S7OO NW "L'I R$y DC. Tax�UonendEx-ORIeloCounryClerkforWashfnpton �=
responsiUility for the repait•and maintenance of the Private Facilities descizbed belo�v for
the continued use and benefit of the owners thereof. Tl�is Covenant touches and conceins
the land and shall run wit[� tlie iand for as long as the Private Facilities described below
are beina used to set��e �ne or more of the lots described below.
Section 2. Responsibiliiy of Owners. -The origi��al plat owner Fac�rti:;�Tonles L'LC
sha11 be tlie responsible owner until all 41ots of botlZ pieces of properly are sold and
tra��sferred at�er which time tl�e original owner sliali call a meeting of the lat owi3ers for
the purpose of explaining the duties of the"responsible o��ners which are all ttie lot
owners in Boiuta Heights Short P[at. The tax lot number 2S1 i2BC-1400 and lots 1, 2
ai�d 3 of the Bonita Heights Short Plat Case#NfLP20ClG 00;002 participate equ�tlly in t3ie
shared maiiitenance of these private road facilities.
Section 3. St�ndards ot IVlaintenance. Maintenance shall incIude,but not be limited to
road surfacing, "NO PARKING"S�tgti,`s as ie;qu�i'etl,keeping weeds down within the road
siu�face atid removal of anylall accumulated debris including keeping the storm sewers
free of any obstructions. Tlie private raad shall be maintained it1 a safe condition so as to
allow free and reasonable passa?e of s«ch vehicular traffic as may be reasonable and
necessary in order that all parties may enjoy fiill and free use of tfie parcels of real
property affected lierein.
Sectiott 4 Nlaiqten�nce Costs: Cost of maintenance will be split equally among the
owners on the af#�ected properties Any�vork required in excess of$200 wilt be approved
by all parties in advance and tUe cost shall be spilt equally. Any�vork required that is Iess
than $200 does z�ot require full party approval but the cost of said maintenance items
shall still split equally. The party authorizing work under$200 sl�all be free to bill and
collect egual sl�ares from all lot o�vners.
GENERAL PROVISIOIVS
Section 1. Lnforcement: The Declara��ts or a�iy Owner(s) of Lots sha(t have the
right to enforce, by any proceeding at ]aw, or in equity, all covenants, conditions anc�
restrictions no�v or l�ereafter imposed by tl�e provisions of the Declaration. Failure on the
part of any of said parties affected by this Dec[aration at any time to enforce any
provisions herein shall in no event be deemed a waiver thereof, of the right to do so
thereafter.
Sectiou 2. Ser�erabilityr: Ulvatidation of any one of these covenants or restricfions
by juclginent or Coiirt order shall in tio way invalidate any otl�er provisions of this
Declaration, whicll sliall re�i�ain in fult force and effect.
Sectian 3. Terms: The pravision outlined in tl�is Declaratinn sl�all apply to all tinits
(Lots) in Bonita Heights Sllort Plat and shall be binding on all Lot O�vners, tE�eir heirs,
their su�cessors, or assigns for a period of thirty(30) years from t(ie date tl�is Declaration
is recorded, El�ereafter, they shall automatically be extended for successive periods of ten
{10) years.
Sectinn 4. Conflicts with the City of Tigard Codes and Regulations: These
covenaiits, conditions ai�d regulations{CC&R's) constitute a private Covenant among the
Owners of Lots �vith Bonita Heights Short Plat and will not be enforced by the City of
Tigard. This CC&R's do not restrict fhe City's author[ty to adapt or amend its
development regulations. There n�ay be conflicting requirements between these CC&R's
and the City's regulatians. It is the duty oF every person engaged in developnlent within
Bonita Heights Short P1at to kna�v the requiremencs of these CC&R's. The City wiIl not
be Iiable For any approvals or pennits wllich are �anted in compliance with the City
regulations, but are not in eompliance with these CC�R's. City conditions affecting
these Lots are found on the face of the Plat or Bonita Heights 5hort Plat, which is of
public record.
Private Itoad Nlaintenanee Covenant prepared by and recording requested by
Declaran ts:
For: Boi3ita Heights Short Plal&Ta�c Lot 2S112BC-1400
r
� ? /�J �
BY� /� � 1..�,�� — .L'>-n',��G�
Bill ader, Member Pnc Ri�n Homes LLC
Si ed this �y�fd y of���,?007. On this day personally appeared before me
` 1��C1��Y-_ gT► g ' , �M
, si in rnember for F►�C�Rti�r'HOme.���L�C, who does
k now t he m divi dua l descri be d in an d w ho execute d t he�vit liin and foregoing instrument,
and ackno�vledge that he sig►ted the same as of his free and voluntary act and deed for the
uses and parposes therein mentioned.
Given tmder m hand and off�cial seal this �LJ'� da of � �
Y � Y �U�}1� , .�007.
, ,t�,� � ,
NO ARY PUBLI in and for the State of
�'-�A OFFfiCIALS�AL Ore�o�,i•e i ing a�' Y�--�fc� n �
� } ANDREA WEISSENFLUH � , �, ti
��r�r� NflTARY PU6l.IC•OREGON -
,x COMIdISSION NO.396449 My Commission Expires: � ���.��p J C)
hsYCpP�t�1551Dr�E%PIAESAUGUST24,2fl09 /% /
_ . _ i •
, . , " ����04�r bO�D �
Wash County,Oregon 20�7—��8�82
, Ofi/19r�.,�7 03:49:04 PM
.1 ;�: ' 0-ft!B Cntr2 Stn=8 J GREGORY
' "� 535.00 55.00 56.00 511.00-Total=557.0a
_ y )J
� :.1 After Recording Return To: `I�I���I��f�ll I�III�IIIII I
�, Ill� IIIIIIIIII lllllllll
j � 2 Pac R�m Homes LLC 01i30264200T00581820070074
i,Rkhard Hobemleht OUactor ef Aas�ssmant end —R:•
3 57��NW EI Ray Df. Taxatlon�nd Ex-0Ifiele County Clerk(ar Washington �`��'�
Cowty,Orepan,do hcreby ccrtly that tha w(thln � �'
4 Camas,WA 98607 inctrummt ofwrttlnp was reaived and nwrd�d fn lh• j''li��i'� ���`r"��
5 6ouM o(rewrd�o(���d cov�(� ���4,�.��}�.
Y r•.��,�
�`,.":.—i'y;'
Richatd Hobamlcht,Dfrector of Ass�csment anC -r�'s'��;�-"
6 Taxepon,Er-0rticlo Counry Clerk �"""
� Parcel NumE�ers 2S112BC-1300 &2S112BG1400
8
9 City of Tigard, Washingion County, Oregon '
10
11 Project: Bonit� IIeights Short Plat & Ta.Y Parcel 2S1i2BC-1400 — The
12 le�al descnption oC d�at lot (I�eretofare relerred ta as Tax Lot 1�100) is Parcel 1 of Washington County
l3 Recard of Survey number 30,297 more particuiarly described as: beginning at the SW corner of parcel I,
14 and as monumented per said record of survey, tf�ence N2degrees27feet03inchesE, I 1G.Sb feet, to a point n
15 1he southerly right of way of Bonita Road; thenee along snid right of way N82°55'1 I"E, 17.37 feet to a
16 point of tangency; tl�ence along a 385.00 foot radius curve, concave to die soud�, an arc length of�3.16
17 feet; dience leaving said rieht of tivay 5U2°?7'43"W, 10�.96 feet;thence 531°S1'Q4W, 1�i.12 feet; thence
18 N89°02'2=�"W,63.U9 feet more or less to die 1'rue Point af Beginning. Total area containing 8420 square
1� feec SC� Document No. 2006-06$71�
?o
2t D�CLARATIOIY O1+COVENAIVT5,CONDITIONS AND R.�STRICTIUNS FOR
�7 BONITA H�IG�ITS SHORT PLAT
23
?�t This declaration, to be effective upon its recording ii� Washington County, Oregon is
25 made and e:cecuted the ',��"�day of �t• � , 2007 by �ae'.R1riY�.�Iaft2e� LLG
zb (l�ereinafter referred to as"Declarants") y� �
z7
z8 Declarants are dle Owners of certain real progerty in Washington Connty, Oregoi�, which
29 is more particularly, described as Bonita Heights Short Plat (Case # ����`��p,���Q:D�t��)
�o plus lot# 2S112BC-1400 that is adjacenE to the short plat and is also to be covered Uy tl�is
3 t set of CC&R's. The plat of which }ias veen recorded tivitli Washingtan County Recorder
32 in Book - ,Page �' , and incorporated herein by this reference.�
33 /�c� rf'e � � G�� I�Lc��oG7 - U� � L�GG �,�m �./V ! :� C�070 � r�� ��U
34 Declarants have created a piat kn��vn as Bonita Heights Short Plat and may inelude ather
35 contiguous real property ltereafter owned by Dectarants
36
37 Dectarants have deemed it desirable for the preservation of the value and desirability of
3S d�e reat property in the shori plat as and wliei� it is separately platted and declared to be a
3� part of Bonita Heiglits Short Plat, sfiall thereafter be sold, conveyed,owned and occupied
=�o s�bject to the provisions of this Declaration of Covenants, C�nditions a�1d Restrictions.
�� Each persai� ar entity, ��pon acce}�ta�ZCe of a deed or land sale contract to purehase,
�+? covenants and agrees to comply�vith said provisions of tliis Deciaration.
d3
4a Item 1. "Decluants" means original property Owners who First created tl�e Bonita
-ti Heights Short Plat, Coiaditions, Covenants and Restrictions.
4G
=►� �tem 2. "Deciaration"�neans tlus declaration and any amendments thereto.
4s
BECLARATIONS OF CC&R'S F�R THE BONITA 1-IEIGHT5 SHORT PLAT- 1
a9 Item 3. "Living Unit" means a building or a portion of a building located upon a
50 Lot and inte�ided for separate occapa�icy and ownersl�ip.
�1
52 Item 4. "1.ot"mea�is a ui�it of land ii�the propercy that is platted for the purpose of
�3 construction tl�ereon(1} Living Unit.
5�
ss Item 5. "4ccupant"means the occupant of a Living Unit.
�6
s� Item 6. "O�vner" means the legal Owner of contract purchaser of any Lot or
58 Living Unit,which is part of the Property.
59
Go Item 7. "Plat" mea�is the final niap, diagram, drawing, re-plat or �vriting
�1 containing the descriptions, locations and other information on tlie Lots in
G2 the Subdivision.
G3
64 Item 8. "Property" means which parcel of real property on which Decllrants
G> records a plat and declares alt or portions thereof to be part of Bo�iita
G6 Heights Sliort Plat. "Property" also means all improvements and fixtures
G� located on the Property.
G8
69 ARTICLE II
7a NAlYI�
71
7z Section l. The name by which the cotutnunity is to Ue identified is BONITA
�3 HEIGHTS SHORT PLAT.
7�
75
�5 ARTICL�III
�� G�N�RAL DEVELOPNI�NT PLAN
78
7� Section 1. Consh�uction: Each O�vner o�a Lot sliall have a maximum of 36 months
8o froni the date of purchase for DecIarants to commence construction of a Living Unit.
S�
82 ARTICL� IV
s3 USE R�STRICTIONS AND OBLIGATIONS
s:�
SS Section 1. Property Use: AII Lots ti�ithin the Subdivisioi� shall be residential use for
SG Single Family detached housing as a Living U»it. OFie Living Unit is nllowed��er lot. No
87 canimercial activities of any kind shall be carried o�z any portion of the property, except
gs Lot Owiier may sell, rent or bargain �vitlt tlte public the o�vnership of a Lot (s). This
S� provisio�i however, shall not be construed so as to prohibit an Owner from maintai��ing
90 his professionat library, keeping his professiona[ teleplione calls, or accasionally
9t conferring�vith business or professionai associates in I3is Living Unit.
4z
93 Secdon 2. AI1lII13IS: Other than a maximuni of four household pets per Living Unit,
9a no animals or fo�vls shall be raised,kept, or permitted �vithin the Property. No animals or
DECLARATIONS OP CC&R'S FOR THE BONITA HEIGHTS SI-IORT PLAT-2
95 any kind; shall be Icept, bred or raised for commercial purposes. All pets shall be
96 confined to [he 04vner's Living U3iit or Lat and shall not be permitted to nin free
97 othertivise to be or become a nuisance or source of annoyance to otlier Owners or
as occupants. All O���aers of pets will abide by municipal sa�litary re��lations and leasl�
99 laws as regutated by tl�e municipat authorities.
loa
�o� Section 3. Vehicles: No trucks (except family pickups), house trailer, motor hoine,
lo? camper, boat, auy trailer af a�iy type, shall be pem�anently parked on any street or
103 driveway, other that for temporary parking, (for a period of�8 i�o�Ers), and then solely for
�o� the puipose of loading or unloading, or a service cail; Ho�vever, tl�ese vehicle audlor
105 recreational wiits may be kept or stored on the O�v�iers Lot, where a hame and garaoe
l06 unit has been built and such unit (s} are parked in a garage or to the side of ttie home or
tu� rear yard, that has been fenced&om public view. No type of covering over such storage
108 is allowed.
109
t to Section 4. Signs: No signs shall be erected or displayed on any Lot or Living Unit
111 other than O�vners or accupants address ai;d na�ne, no larger than $ inches by 24 in�hes,
112 or one temporary sign to advertise tlie sale or re��t of the Lot or Living UniE larger than 18
t 13 inches by 2� inches, this signage ta be remvved tin�ely upon completion of real estate
ll�t transaction.
11�
�16 Section S. Tr�sf� Collection and Storage: All Erasl� and garbage shall be deposited
11� in closed coi�taiiiers and only p€aced outside screened frontage area on pickup days or for
t ls sanitary crews�vittt wlion� Occupant or O�vner(s) have contracted.
119
�2o Section G. Antennas and Dishes: There shall be no exposed or exterior radio or
�21 televisioi� transmission or receiving anteruias erected, placed or niaii�fained on any
122 structure or land in the Subdivisio», other than compact dishes under 18 inches in
123 diameter and only install on the side or rear of Living UniE.
124
tz5 Section 7. Vacant Lots: All vacant Lots, Lots under canstruction shall be kept clear
�26 af high tiveeds and/or construction debris. Erosion control shali be enforced per County
t?7 Code ai�d/or Owners to resolve any water flotiv or damage to neighboring Lots and/or stop
t25 tlie flozv of debris and/or ground cover to flo�v in streets, subdivisian drainage and/or
129 water qua(ity. Storage of at�y nature, including vehicles or construction material are not
130 allo�ved on vacant lots.
13l
132 Section S. Owner's Obligation: The Owner of a Lot wilt be responsible for atty
133 necessary �rading, drainage, or retaining �vaIls. The Declarants shall not be responsible
13�s for any of the cost thereof. Each O�vner shall al�aintain the exterior appearance of lvs
t35 Livii�g Unit and Lot area in an attractive nlanner. The Owner of a Lot�vill be responsiUle
13� for keepii�g his Lot clean,cieUris free,avoicling road�vay mud, grass cuttings entering onto
t3� the streets and ending up in the project drainage systems, dEtCI7ti0I1 pond, adjoiiling
133 �eenU�lt andlor iieighboring areas.
I39
DECLARATIONS OF CC&R'S FOR THE BONITA HEIGH?S SHORT PLAT-3
1�tc� Section 9. Nliscellaneous: Baslcetball Hoops a��d the like may not be attached to tlie
�41 frantage of a Living Unit or Garage Structure or be placed on Public Streets. They are to
1�t2 be co�ifined to the driveway area only.
143
t�t�t ARTICLE V
�=t� D�SIGN GUID�LINCS
14G
147 Section 1. BuildiEig Size: Desig�i consideration sl�all be given to mainEain
1�t8 compatibility to the surrounding Living Units and area. Living Units shall be no hiji�er
149 than hvo (2) stories above finislied grade level with a maximum of thirty-five (35 feet)
150 ridgeline abo�e the finished o ade at t3�e Living Unit foundation. Minimum square
151 footage for a Sinole Family Detached Living Unit, excluding garage, enclosed patios or
t52 decks, attics and ❑nheated storage area shall be as follows: (a) One Stoiy: 1,700 square
153 feet (U} Two Srory: 19000 square feet (c) Living Units built in a ciaylight basement or
t S�t split leve] configi�ration, first level to be considered below ftnished grade level, 2°`� floor
155 is level grade.
1�6
157 Seciion 2. Building Sites: AIl struc[�ires shall be constnicted with tlte setback and
]5s side yard rec�uirements set by the City of Tigard.
t59
1GO Section 3. Garages: Each Li�ing Unit to provide garage enclosures, for a rninitnum
16l of nvo (2)-car parking. Carports cannot be substituted as an enclosed garage area.
1G2
163 Section 4. Fences and Decicing: The maximum heigi�t of a boundary fence on aizy
16d Iot sl�all be six (6) feet. Said fence may not be placed forward of tlie d�vcliing's frant
tG5 elevation bfiilding #'ootpri�it.
1GG
167 Section 5. E�terior Materials Roo�ng materials must be cedar shingle, cedar sliake,
1GS or 40 year composition shinale or tile. The exteriar siding materials shatl be cedar,
�6� stucco, Hardi Pla��ic, Stone, or an approved alternative Iap sidin�. mitiimum of two (2)
17o styles of sidin� on front elevation of each house. One of these may be a masonry product
17 t Dwellings shall be double wail constniction. T-ONE ELEVEN plywoad or other pressed
172 �vood sheet siding sha[1 not be pernaitted. Windotivs shall be tivood or an approved vinyl
t�3 or appi•oved anodized aluminum.
174
�75 Section 6. Exterior Finish: The exterior finish of all consrivction on any Lot shall
1�6 be desi�ied, built and maintained in such a manner as to blend iv with the existu�g
177 struchtres and ]andscaping within tl�is subc�ivision.
17R
t79 Section 7. Landscaping: All Lots to Ue landscaped in the front yard prior to
1S0 occupancy. There is to be a ininimum front yard completely landscaped, (to incEude
lsi around corner if oil a corner lot). Landscaping is to be maintained in an attractive
182 appearance.
183
ls�t Section 8. Lighting: Area, flood and ornamental lighting must be of a subd�ted
185 i�ature.
DECLARAT[ONS OF CC&R'S FOR THE BONITA HEIGHTS SHORT PLAT-4
ts�
187 Section 9 Window Covcrings: Window coverings, otl�er than con�merciaily
ts8 produced curtains, shutters, drapes or blinds, or those non-commercially produced but of
189 comparable quality, shatl not be permitted to be visible from any public or private street
190 at any time after occupa��cy of dwelling.
19l
192 Section 10. Heatin� and Air Conditioning: Exterior air conditioning or heating units
193 of heat pump desig�� are acceptable subject to location on the Lot �v�tich will be located
194 witliin the perimeter fence and itot viewab(e fi•om the street and/or&ont of the lot.
!95
196
197
198 A.RTICLE VI
199 DECLARANT'S RIGHTS
200
2ot Section 1. Project Signage: Declarants reserves the right to locate and maintain on
?02 t�ie property a sign or signs witli a description of Bonita Heights Short Plat and sales
203 inforrnation_ Such signage shall be appropriate, not exceeding a size of� feet by 10 feet
Zo=t and shall be removed upon tlie sale of the last parcel or Lot of tlie subdivision sold and
205 escro�v closed.
206
Zo� Section Z. Addendums/Amendments to CC&R's: Declara��ts have the riglzt to
208 modify the CC&R's at anytime, by providing a wriften addendum and recording same in
209 the public recards oF the City of Tigard, Wasl}ington County, Oregan. Such n�odification
2tt> will be ass��med reasonable :uid in the best interest of a 2T7ll11R7llIi! oF 75% of all the
211 Owriers of the Bonita Heights Short Plat.
?��
2I3 Section 3_ Private Road Sl�ared Maintenance -The creation af a private road facilities
z14 3i�aintenance covenant(hereinafter referred to as"Private Facilities")to serve the p�trcels
2I5 of the Bonita Heiglits Sl�ort Plat. The putpose of ihis covenant shall be to provide shared
z 16 responsibility for the repair ai�d maintenance of the Pnvate Facilities described below for
217 the continued use and benefit of the ow�3ers thereof. This Covenant touches and concen�s
21s the land and shall i�n tivith the land for as long as the Private Facilities described below
2)9 are being used to seive one or more of the lots described belotiv.
zzo
22 t Section =3. ResponsibiIity of Owners. -Ttie original plat owner Pac R�tn;�oxl�.es�T��'L`,G
z23 shall Ue the responsible o�vner�uitil a[1=l lots of both pieces of property are sold and
?23 transferred after tvhich time the originai o�vner shall call a meeting of ihe lot o�vners for
23�+ tlie ptirpose of explainii�g the duties of the "responsible owners wliich are all the lot
22i owners in Bonita Heigl�ts Shoi�t Plat. The tax lot number 2S112BC-1400 and lots 1, 2
226 ax�d 3 of the Boi�ita Heights Short Plat Case#�MLP200G (}Q�Q02 participate equally in the
?2� shared itiaintenance of these private road facilities.
22R
z29 Secti�n 5. Standards of Maintenance. Mainten��ce sl�all include,Uut r�ot be Iimited to
23o road surfacing, -`NO FARKING"Signs as,regur��`et1, keeping weeds down�vithin die road
z3� surface and removal of any/all accun�ulated debris including keepin�the storm sewers
DECLAFtATION5 OF CC�R'S FOR THE BONITA HEIGHTS SHORT PLAT-5
2�? free of any obstructions. The private road sh111 be maintained in a safe conditian so as to
233 allow free and reasonable passage of such vel�icular traffic as may be reasonable and
23� necessary i�� order that all parties may enjoy fi�ll and Free use of the�arcels of real
235 property affected herei�l.
236
237 Section G. 1VI:tintenance Costs: Cost of maintenance�vill be split equally amo�ig tlie
238 owners on tlie affected properties Any work required in excess of$200 wii! be approved
239 Uy all parties iii advance and the cost shalt be spilt equally. Any work required that is [ess
za0 thau$200 cloes not require fuIl party approvat but tlie cost of said maintenance items
2=t1 shall stil(split equally. Tlie party authorizing work under$200 s1ia11 be free to bill and
za? collect equal shares from all Iot owners:
2=13
2�1�
2�t5 ARTICLE VII .
3a6 GEN�ItAL PROVISIONS
2A7
2a8 Section 1. Enforcement: Ttle Declarants or any Owner(s) of Lots shall have the
z49 right to enforce, by aiiy proceeding at la�v, or in equity, all covenants, conditions a�id
25o restrictions now or llereafter imposed by the provisions of the Declaration. Failure on the
251 part of any of said parties affected by tl�is Dectaration at any time to enForce any
z52 provisions herein shall in no event be deemed a �vaiver thereof, of the right to do so
Z53 thereafter.
25d
255 Section 2. Serverability: I�tvalidation of any one of these covenants or resn-ictions
2�G by judgment or Court order shall in no way invalidate any other provisiops of tlus
25� Deelaration, which shall remain in full force and effect.
�3s
2s� Section 3. Terms: The provision ontlined in this Declaration shall apply to al1 units
26U (Lots) in Boiiita Heiglits Short Plai and shall be bindittg oi1 alt Lot Otivners, tlieir heirs,
26� their successors, or assigns for a period of thirty(30} years from the date this Declaration
262 is reeorded, thereafter, they shall automatically be extended foc successive periods nf ten
2G3 (10) years.
264
25� Section �3. Conflicts �vitt� the City of Tigard Codes and Regulations: These
2GG covenatrts, conditions and regulations (CCR.R's) constitt�te a private agreeinent arnong
2b7 the O�vners of Lots wiEh Bonita Heights Short Plat and�vill not be enforced by the City of
ZGS Tigard. TlZis CCBcR's do not restrict die City's authority to adopt or amend its
269 development regulations. There rnay be conflicting requiren�ents between these CC&R's
370 lttd tl�e City's regulatioizs. It is the duty of every persan engaged in development �vitl�in
27[ Bonita Heights Short Plat to Icnow the rec]uirenlents of tI�ese CC�R's. The City will not
272 be liable for a�ly approvals or permits wl�ich are granted in compliance �vitli the City
273 regulations, buE �ue not in compliance with tl�ese CC&:R's. City conditions affecting
27� these Lots are found on the face of the Plat or Bonita Heiglits Shoit Plat, wl�ich is of
275 public record.
DECLARATIONS OF CC�.R'S FOR THE BONITA HEIGHTS SHORT PLAT-b
276
277
z�s CONDITIONS, COVENANTS AND CONDITIONS PR�PARED BY AND
z�9 RECORDING RCQU�STED BY DECLARANTS:
2SU
?8t For: Bonita Heights Short Plat
zsz � <.
?33 By: ` .- ���Yc_
zs�t il Bade , ember P�c:�Rtni TIonles LLC
28�
2sc, Si ed this L�-' day of ti�� ,20Q7. On this day personally appeared before me
?�� b ��� �(�c�P.� , signing member for the P1c��tin �oiiies,�T��, to Ene
288 l�r►own to be the individual described in and �vho executed the �vithin and foregoing
2g� instrument, and ackno�vledge that l�e signed the same as of his free and volu�3tary act and
290 deed for the uses and pur�oses therein mentioned.
291
29z Given under my hand and official seal tlus ���day of � 2007_
,
293
29�
,ys � �'� 1 � �
�96 �f, ,{I �L�crt �� _�
l, �
297 NOTARY PUBLIC in and for the S ate of
298 Oreaon, residing t: y�
299 ,�'��, OFFiCIA�S�qL /"f 1.1_,�,��.(iYl�'4:'�'� 1 -
,��� (������ ANDREA WE�5SENFLUH M Commission�x ires: .� � ' � ,.1(�
301 �`.,-\\�4 �; NOTARY PUBLIGOpEGON y � � � �
"� ��MT•11SSION NO.396449
_ � �Ce��.lt`Ils,�qp!F�PIRES AUGU5T24,2009
3oz . �:._����:,�
303
30a
305
30b
3�� Updated �/O�t/2007
DECLAfZAT10NS OF CCSR'S FOR THE BONITA HEIGHTS SHORT PLAT-7
Todd Prager
From: Todd Prager
Sent: Tuesday, January 29, 2008 8:30 AM
To: 'Bill Bader'
Cc: Maris Buxton; Emily Eng
Subject: RE: Project Status Update
Thanks Bill. Sorry if I was unclear. You answered the questions that had. I pasted below the list of remaining tree
conditions for this project. These conditions will affect the futures builders on the lots. Please do not hesitate to
contact me if you have any questions.
Sincerely,
Todd Prager
City Arborist
503 718-2700
5. Prior to any site work,the applicant shall install all proposed tree protection fencing. The fencing shall be inspected
and approved by the City Forester prior to commencing any site work. The tree protection fencing shall remain in place
through the duration of all of the building construction phases, until the Certificate of Occupancy has been approved.
If the Builder is different from the Developer or initial applicant: Prior to issuance of building permits,the applicant shall
submit site plan drawings indicating the location of the trees that were preserved on the lot during site development,
location of tree protection fencing, and a signature of approval from the project arborist regarding the placement and
construction techniques to be employed in building the structures. All proposed protection fencing shall be installed
and inspected prior to commencing construction. The fencing shall remain in place through the duration of all of the
building construction phases, until the Certificate of Occupancy has been approved. After approval from the City
Forester,the tree protection measures may be removed.
(note:tree canopy driplines and tree protection fence dimensions must be drawn to scale)
6. From initial tree protection zone (TPZ)fencing installation through the building construction phases,the applicant
shall have an on-going responsibility to ensure that the Project Arborist has submitted written reports to the City
Forester, at least once every two weeks,as the Project Arborist monitors the construction activities.The reports shall
evaluate the condition and location of the tree protection fencing, determine if any changes occurred to the TPZ,and if
any part of the Tree Protection Plan has been violated. If the amount of TPZ was reduced,then the Project Arborist shall
justify why the fencing was moved and shall certify that the construction activities did not adversely impact the overall,
long-term health and stability of the tree(s). If the reports are not submitted to the City Forester at the scheduled
intervals,and if it appears the TPZ's or the Tree Protection Plan are not being followed by the contractor or a sub-
contractor,the City can stop work on the project until an inspection can be done by the City Forester and the Project
Arborist.
14. Prior to building permits, the applicant/owner shall record a deed restriction to the effect that any existing tree
greater than 12" diameter may be removed only if the tree dies or is hazardous according to a certified arborist. The
deed restriction may be removed or will be considered invalid if a tree preserved in accordance with this decision should
either die or be removed as a hazardous tree.
29. Prior to issuance of any Certificates of Occupancy, the Project Arborist will submit a final certification indicating the
elements of the Tree Protection Plan were followed and that all remaining trees on the site are healthy, stable, and
viable in their modified growing environment. No Certificates of Occupancy will be issued if this condition is not
satisfied.
i
From: Bill Bader [mailto:bill@pacrimhomes.com]
Sent: Monday, January 28, 2008 9:12 PM
To: Todd Prager
Cc: Maris Buxton; Emily Eng
Subject: RE: Project Status Update
I am not sure what you are looking for with your question is the site active?The site work on that partition is done and I
did check on the fencing around trees a couple weeks ago and it was in place.We have the lots for sale and when we get
a sale or decide to build we can let you know. Is that what you are looking for in answers?
Bill
From: Todd Prager [mailto:todd@tigard-or.gov]
Sent: Monday, January 28, 2008 3:26 PM
To: 'bill@pacrimhomes.com'
Cc: Maris Buxton; Emily Eng
Subject: Project Status Update
Dear Bill,
I am writing to check on the status of the Pacific Rim Partition (MLP2006-00002) project. What phase is the project in,
and is the site currently active? If the site is not currently active, when do you estimate that site work will resume?
Thanks for the update.
Todd Prager
City Arborist
503 718-2700
2
I
LE � fER OF TRANSMITTAL
Date: 8/3/07 Total Number of Pages: 1
Regarding: Bonita Heights Short Plat
To:
Emily Eng
P I a n n i n g City of Tigard Communi�ECEIVED PLANNING
} Development
S�I u l��n S 13125 sw hall blvd.
� n C. Tigard, Or 97223 AUG 0 8 2007
Architecture CITY OF TIGARD
Interior Architecture
Landscape Architecture
Land Use Planning
Environmental Planning We Are Sending You: � Attached ❑ Under Separate Cover
Development Consulting VIA: US Mail
Certified Arborist pSI)ob Number: 06-960
Graphic Arts
Items Attached:
COPY DATE DESCRIPTION
3 8.03.07 Revised Tree Plans
Items Transmitted As Checked Below:
� FOR APPROVAL ❑ APPROVED AS SUBMITTED ❑ RESUBMIT FOR APPROVAL
� FOR YOUR USE ❑ APPROVED AS NOTED ❑ SUBMIT COPIES FOR DISTRIBUTION
� AS REQUESTED ❑ REfURNED FOR CORRECTIONS ❑ RERJRN CORRECTED PRINTS
❑ FOR REVIEW AND COMMENT ❑
Remarks:
From: David Weston
Copy:
documenu
1601 Broadway Street, Vancouver,Washington 98663
Phone: (360) 750-9000 Fax: (360) 750-9201 Email: psi@planningsolutionsinc.com
Todd Prager
From: Bill Bader[bill@pacrimhomes.com]
Sent: Thursday, March 05, 2009 9:29 PM
To: AI Dickman
Cc: Todd Prager
Subject: RE: Bonita Rd. property
The issue is basically tree number 598, a Big Leaf Maple—That tree was always leaning towards the road and was being
crowded out by tree 599. It came down, apparently in the wind, and there is no clear other reason why—the roots are
not uplifted. Perhaps it is even alive,we would need to wait until it buds out to find out. It fell on top of a bush (not a
tree),the species of which I am not sure.The maple tree is a hazard although I see no risk that it will come down on the
sidewalk—It appears that the bush will be fine—it may need some trimming.
I can work on getting that hazardous tree sawed up and removed. If that is agreeable I will do so.
Let me be clear that this real estate market is pitiful and I see no reason to call out or pay for an arborist.
Bill
From: AI Dickman [mailto:AL@tigard-or.gov]
Sent: Monday, March 02, 2009 1:16 PM
To: 'Bill Bader'
Cc: Todd Prager
Subject: Bonita Rd. property
Bill, please me with your schedule to remedy the falling trees.
AI........
1
Todd Prager
From: Todd Prager
Sent: Tuesday, March 10, 2009 8:28 AM
To: AI Dickman
Subject: RE: Bonita Rd. Tree Photos and Species of Bush
AI, I approve. I'll update the partition file with this documentation.
Thanks,
Todd
From: Bill Bader [mailto:bill@pacrimhomes.com]
Sent: Monday, March 09, 2009 5:32 PM
To: AI Dickman
Cc: Todd Prager; Kim McMillan; 'Chuck'; 'Chris Elfving'; 'Shon Lindley'
Subject: Bonita Rd. Tree Photos and Species of Bush
http://en.wikipedia.or�/wiki/Rhododendron maximum
The link above is the likely species of bush- I brought home a cutting for my son,who is a biologist and works in
watershed restoration. He knows all native plants and trees on sight.This bush is not native and is likely a
Rhododendron Maximum.
The photos of the fallen tree are attached—The first three look at the base of the trunk that has fallen as well as the 30
inch Maple that is next to it.The next two look more at the overall tree including the last photo that look along the
sidewalk on Bonita—When the deciduous tree that fell is removed,the sidewalk will both look and feel safe. Please
validate you approve and I will work on getting it taken out ASAP.
Bill
1
.i� "�y�,�..."� _ � ° "° -� -w. "' --�„�'^,'r s,� � '�R .
�-�. ra «; " - • :�.i► �rs:.
_�- ,....� �-'.7�,�..-,«:,i�w. .. .:..r .. �•,,r-'r „�' ,�✓ � �4.
��. � �'', . -vTM.;����s' a iY _ �' f � ,,,, . . « p;°'' � �.:�(.t�� .� � .
. �
� �- � AIG' "- , - �� .. ±�i}+.r�. .-��► � � `� .t..x'+ �•. � - � �� �"^' �
�/ y� y,�� �+�'#',��..�.�.��/ d �#j
�� >-,+.�+ ��7"' "Y i��+��: +�1�"f.. �. � a�����d��y� .�"..'°/�'� '.� ��' y`�Ti.�' '�
� . �. • , .�./ �Pr� , . y i.�� � .
,�/ ', _�} � � ��il. ���vW � '��, •re"�4� _ ��eya. . � ,f✓ ,w.. ���/ri�
� ��
3��
,._a. .. e �_.� ��'+ � ,» .��� � ., � ^�� � . �� ' �� Y N �
� ..
s
� t �
., , . � ,. ' ��4 "`f+., .�f` —Tz+ �`.. �°' "� ♦� q�
' µ �%:. \
. .,.„., °�. ��`� +"'�'
. �
�. � ��� ,���� �� ti '�
x
��,�,,�,`", _ � �, , ��. „ ��. . '�, ,�,,,,
, �
� . w
. .
.
. �►
..�� . �„�,�w.&�� > ` �. , �._ . � .
.—,,� "� �,. �� ��
a ..
�� � �, :_ � �, • ... .
. r� ��r „ � , _
r. .
�,*, �-°'` y���',�"` � , - �`"` �-�,.�r. ,,� ��
��, � �,✓��_ '- f, , �������}� r �;
�'� :,,,;.,,.-- . ��� , _ ,. • ti.�� ✓ �'e°'s�,, `L+�" i ,._...-. �.�w,.., ,�J. 4.,� � , . 1�. �
� r � a!E
� ,
,�,.. .
�� 4!'"' �� � "� _
�-'' ....� .,�.��. �-� , � ' r � M. ;� �
_ �
.
_ �
�- *'"� „�.,,.;�," � � ' • � ', --
:. - � '' ���' � � "� � N
� %�"` ,,,�, . `'� �'� ' ' 1,� �`��. ��`` �.�l�,�,
. �
, * ,�..
..._.,..
+,�' ` <, '�: °� ,�
. . �.,,r.
.,
. . .. ,
«�
. ,. �. � � �.
: — � � '° � '�
.
a,�l,� �� y.� „ �,,,� �, 1� � �����
., s•
' - �
���t ,,,e�•�'�" . 4�, ..r"' �'e.•�• s�''y J � . � , �i, r a
• - � . �
. s ' ♦ , � i' 1 � ' . .
. „ � s i/�,
. z_ F f y
,�. . �� � .� e l r,�
.
�y dx .# A.. 4�� •� ; I" <,a ` .'��! T� ,�1, • �� � �+RY trtY� �
. �K
. s�� .. ..� y � � ..
.,, 99� .j � 3��y � I w � f�.� � { ���♦ �p4������ .� ,�,.
� , ��{ � . � � f k� � � �
. f. � � lT� �.� ('.�,� � �t''�*� ��+��y,. 4� rw►' j� �....
,__y,� 'i j i �'� � ,.�"«� �
� 3�04r �� '����' � �� � � `7 � l, . � ��iCr'.�r ��y /" 'q-��,�` (�� � .4 ���' �° � '
t �� � �� q ��� .� }A . � �}�� �� �. ��4 L
e �'_
� Jy� ( � .�
, �J� • � ��'�'"�
J1 $ . ' `� T # '°'h '' � �i �'/� j,��� �'' ..
('. I . � *• � � �. /f �.�� .. t+T
�
. '# ... . �t r �� �^ f.rc.j+eC� � ',i l�L'.�'��;� �r �+ ., , a
� f � # fF` , �r .i � �j �
,,
. _ , , y,,�
, , ,
,., r x ." � �� r t r a" � "• � ��"'�I i
<
� ^ .. �w y
� '""� . ': ` , o ,� $ � L7 � ��gm�� � � �,�� ����' .�'`��
,€
$�
' ��'yj�+ �
r _ ���-� r� � -Y�`y �"" .f� ,��/'r:,aVf� � •�+ �S � / ���� �.� ���" .
� f .
. � .! �, w �•
r -
� 6 t 4�:' t.� d f I� r �� '� .�r s +t�r �'� # � ��� g 'F'+9`�
� �
V ` r
. ,
.
a " r
�► �?: .� t _ �. .� ' �
. .. � , _ ,
. � �.;-��, £ � . ,�%� / .,�,�'�'*' ,�:����� T, s}
?" � :�_�i• �� A,��• � � �'�'7f���` ��, �r�' ��� � �l f �t»
�`�,� � � /� � � ��' , � � y� �' � • �*� :� ¢ �t
:,; � �* '
' .o #
• ,
.
. r
. �
„ . . ,
;� #
�-� � .. � �� , -.,:� �' � I�r i� �� �� - ;r �. � �,! � sY� ��� �
'�� � .., � A�� E.,w . � .ut �' ./` �� •
K ;n f�} � ���i�
. �� ... #:.. / ��f�/�f'���p ��§� l � � . '�
,� �y. t � � R�.!1 I �S '� .. � ,
, 1 r• �!, / �` • �, I f�� 4 ;�
{ , , �
s . yy�s
. , - * r � ,/' iT ..�" t , *r.'
.� �; t . � . ..y ` ,° ,... .- � � . ,..
y �3� � �',��`� / , � � � �
�'� j�� '" �� Y� 1 ` � � �
1 ,!� ��,+' . J ,<� �" '� , � f "�
�a ;� _� � ..ltr �, �� �` �� � ' .
`��� . ' ��- /,,�` '' '�`�'" �
,
r �
, � ., �` �,
.` .� f t r� ,.�l • � _ � F
* �• '��`' y l,. °J � ;Y ..,
.
�f p/ �
,� . �
�:. �� > 7 . ..
� " � r " ;� �s ",� f � ;�,�"�•��� �+' � t .,
� y
. ,r > .' :. f �
^
4`,,,,�.� � � �{r"�,�"� � , � ` `'�' T�� ��� � �'�
,.
� `r .
� �� . � � � �5,`�` f{: �, M. ,. � f.. � ,.
� � ,��..� r� �'r�,/�' �f�'J a ��j� .� �,� ����M1� 1 ��y � .
`°" _. � � l t,.'� ��. � � ��� �'��'��
l � ' ,� � - �� f� �� ��� � ,.,� �
� ��re � �r � � � � -�,�'' j'f'*= w� ,� , � � �c,
� f �' ' ' � " � ,. .i�± .
.� ��� r�� � � �,.�i�,►�, .� t��.�
�r t` y /"� � �';�.: '' , ' !� p
.\ �jy.� ; r f, � � . . � d��l.
; �
. ' � '
e� ' �
�y. ' � ��t . l , �` Y 1 � , �. • 4�� r
` ���� J":;d � � } �. $� � � . �, �.
� °^�'> ' .�
r �, �* _ _. �
.
,
L-,c. q. � A , ,y + �' � ' ww� 4
• �°�}�>.y'� �• ,7 t��;' ���, `�� g` °���
�
.
, . }
y�
e��.wefi �s ��` .fS�' �� .. . � "' FJ�
. /
_F_ � s .._.. . .
ygi�a€'st`�� - ,�..-- � '� .� � �.
°� �
` � { � �
�� ` . ,/�. ,.►, �3 � � � �'� /. G� •►-��s. ' _"
tM„ > . ,�1.�►���� i` ; �'J�"'�"`':+�' �c '�` '�°_ R,��
� r � ���. _ �,. 'Xin� ..• �,:� � , , y� � r
'��'�t '. r' �' - ' `�< � ) :r� ' µ�.�'4� , ��"�'�
.
� � � . � r ,. =.'�r�.'} '£ '���� �i
,
.
";� :;�'�.�„ Y;,- � � ;� , _Y��� '�_ � .. :a* ,s s'�Y'+�'�, �^������ 'dz,� �tFr P .-,
� r - " ', ,
. � �
�;
. . � w'� , • ��
.r,.
�'
. � . � . ..,*. _ � . `. �' ` ..
. :;:. .. �'.� . . - . -, .< ±�r w����or,° i ��
�. � .«.�j � �'. �, $srY�,,. i� ,,,� .� � f , � �-- �, �. „ 4 �q�i9M� .
>.. .
<�
��.� � n+� ;J ", a � ". � #:� +0t ��., �,.,.P. t� �,..,...�o'� .
"1i��� � `�, �:E,.��� ��•"" '$i,a��� ,..�^'1'w'�* �'X���.•� � �� —� � '!1� �� �'ti',�.:�' -.� � .(. � ';� r±
. •
.
��. �,� � -�� �A �. , ar�' f�, . ,� ��`~+� �'"�� � j, �►�
_ � , � `� r
� .�� '�e`'► � ' �° � / . .
`R. � _ - . � ; �,► �,•... �,►a� . � ��' ,�: • ,�
�
. ., . -
y4' ..�y� r��� �*:� ' �;,:. _� `"{ ���;�a 'i.. : � �, *� `�� +,� j�* � ;�
:
. . � ��. `.� ��► a�
^�� �,,�� �����4�4��� �� ly . ,�. ��y����rt` Y��. . ; �. ^g� �� ,��.y:...
µ v
. .:. '.:� y� � � ��sy; i%r
. �
. a�., ._.. . ri ! � /
y�✓ 1'_ . �ftrR 'y�`�j ^� .. � ���LLj ' � .� �� � � � ��
` � 'S � �n
. ' I . �,� '�r:t•. �� � s'Y � > �+' .�.'ap* � � . Y"�s�'
� ��
'.�I' .�, 3. �rie�� �'� .��F'.:�. �� '�","���� , i�r� '� ,,��,. .�, .,�, � �: f ���
��+ .i'�r '�> ��y� , ' ryy� � � � ,�, .
r ....^ < ,:.�. ..,� ` ���� ���� R , �A� � .$: . r�� ,� � '`��� l �``�4 �'�j,� ,,� �
' a �
�� >� , �
f�
� � �a
S � � , �}� �,y� "� -`�. � � �. �� � -
,� . .
.� .1 � , ,�1g .'+#iR�A'.i : � ' � , w . �,
1`� '�� `• �� y �� F � F ri�����f 4 t'µt ��s ` � ��( L a�"w����
� .t � �3� .�
� , . �,� y -. :�-� �, . ...,,, 'E �l�`�'�.�
� � � �-�`
� � , . _
�
.., , ' ��t �, :�- . e ,�'�v'� _ `5fa�. ��'`'�"���,�
«• . •
� �� .,� ..- � �.. r� �` : ` °�' �_" f� 4► +�,i,,.=� �
,
,�k h1 t ,�.y�'t�.� ' . 7 � ,�y ,��.. - � ���►��� �,Ve'4,
.�,� �� M �"" i .. � .� . �`..s r� � ��:. tj���y�,°` .f � .i:lrr ���'�r*.
�, r
� �, ��
�...� l �..� .��' .. � �# ��; ._ 1/� �. ��.
.. � . _. .
• �� .. q�' t4 �$ .,,:.,,_^.. 4" � �y }�. , ' ,s �i �-�� �;ili�
. - . a. _�:°.,x
/ •���
_ -� ��.,'�`>, �. ; _ � . .3 �
�. �F.�s Y'.I_ ` �y°:��� =.•+w •�. � �}*�� ,'
!M,�..' � }', � '. � � ,.' � � 'a!`��V.°:.,� l •i r. ..- � + .
.. :•` . � ,' �. ' � �►•'� �}.� ,'•" � �� ,,��""' � ��y V �r.�
� ;:; `�� •c,' �''- .�;' t .a�.� � � ,,••�
�{��. �� ���� ����'� �''�.�►`�� '�. �, � 4 x y�' � ,rs*.
�7`;.� '�:- r� ° �+'"p' '�! �i" � ,�'�►��,� • x' .r � � �' .. � r`' F!�
�� �, � �
1 �� L �y �'',�a «"�;',�'i��; '.rm J r� a. �� ��� .:��3� , �Y� ,.�, 1�
. a.
��. , � A t�j` : �� �, � �I a �> ✓�.� 1�.,.
�.�t�?� � ii /y� � �ar' � r ° „�- ij`r
•� �'S?�7 x '� �';�r� i/e l.. �r, �w. ��° :s. {rF � ��, �, ��'*' t'�
�,� /^:'. � `�l�'/��'? . 'f . -'�� +a. `�Y ��
. � * , '
, ,�q ,
• ,� >
� '�� � � � �� � �' ��
.
. . .
�.�. _ fj ��a � � , � ���'� .� �rF s` �-
� �,
3 i'• � J A �
4� ��J�� .a,,1° ,�i /t�,�. tt �
,.
r..
.i;� iay�f` � I :g � '.L.c ?��#, � 't"' , .. ���� ,
. ,
�i,y � � +e�r ���r���C:. .- � .� '- ��r•�v. �.�' �3.4�'ar ����., � '�t�� .
�% //2 st �t� A, � /�� �� '�� ��
'�� �,I> �t j� � .3�.
..
, �, . �_� �
� �/.� i!� �� /S►,�� - . s .': �� ,��, ,..�, �� .�°`
, .. ,, � •�
�� �' _ y": , � ' .
.. .� ' �
, .
s 1 t, � �,� .
��1 d/��r� -� %� � � y �,}`r ,,�` ;�
. � � � e;y �': , °�, � ,�s �� � ;� ' �,�" �.
'+�;r ,///i '� p:. ,� ;::�'a ,� �j�� �� •��; � ,,,.
� � � p�/ ����.�,�, w' F._ � r
�r�������: � t �d :� �,y�� �f.�� _, ..� ,:
�
. .
, i F
r ` •.' �^` *..�
. � �
� . ��. s
_ J
,
.!+., . 1 ,I�
�������..� ���r � � � q. � �� � �� 1� �. s') rl� .
.
� �
� ,-• ,
./, , � ,�, � ; .. � � � �+
j� � �h U
<
'''� �$' � �s ' �. ..f° �,�� �� � � ' _ �� 1
///��►' F � � �`� � �' � �.� �3 � � `
, �, -1" � `��,,.��`,�� �` >� �: �
�
/ �
� ' � _ _ r-=� +M�,x
,. ; . .
, �,
� �' � Ty'�'�` ' '���..,' '�:,1�` 7+� xa � ..� �.�'�r3+ � °��' �a
�
� �
. , +d'M ° �.
�"�� , i r` �� ,� ,��`` ; � • �.• '� � ` ��i
/ � ` �s. `�I '��� � � ��� ""' » , �� � �� � •
�/ � ` . ""
`� � � >�► �� �� , ; " , �,�' ,� .'� j ����''"�. �rr=�
�_ _
. , , . � .
! _. �
`��� rli � '4 . � �a ��i��.,.._ .i. ��, �. /' r h�y ��`' ..'�r �Y�'+
,�` �y�
� !" � .w. . ' � _` ,T!�►` S • 1 i� 4 '"''�' �.
� �,�; �� .� ,.'� �' ,,.��e •e�t �' t�t�� �t'"'dw ..� ��+�` r
' " � q :...��� -��' ' ��j... ,� ,.' . :� .� � . (��7_ .,.^." ..���...�. +� � i r . �.. �
l *� � . ,�N►
� �� !. . ' �,:.•�,�� ..� '- :r'� ' � ° ��' ' '�'�-�fil� ''�` �� � .: � .
. .• ,
�� " r ,
�� �
�f ��M����.. a.�..�'� ,�t
_ w �
„ ;s.,.,�� .�
g' , yM�/ �i ' ' -�+ -.,,� `
, ' � ;`�''� �;
� < �.. #�`
: < �� ..,_ ,� �:.. �,�i� � ��
r '� { _ � � .ti.
. � :�t� �: �'����"`�� � �"_.`.�:_; ,. . . ' -. � � ��.�C � .,�
�` ` : . . ., �� � �rR.R`. , � .. , .��
��7 . .. .` �` � ��1� l�19�"R� a, C � -�f�}/���/� ��� y ' � ~ ��� ��i'M1�
�i'i $� �'. �f .. °" - �
i.
l � f � _` �� ��j `j }R � ^!�R( :
-. " r . j
' . . ' � � � ���1� /�� /`r �t ��
j � y •. � ,� ,� IP'"N��� ��+ii�li^1 n� � � � �� P jJ •Y�7
1+ i ` , � � � ..¢ �X.� � +�a�`!, ,d' .�i� ��g�'' f^� �^ ..,1. � �
_ 8f
t ` / � � /' 4?t� g �h�'1 �\� 4• � '•6 y# *^ .,�� I yN
/ � . I��� ,� �ro^�.. •�� +,. °�Z �1 �r: ,.1 £� �' �
.�. ��� ����� � . �°� � � �� �� . � � �� �, � "��� 'Ss. h����� �.
,� ' ,. � I ��, �' �`r ���� _�,y �' .vy�� �� ,Fr/.y�, «} �PY � f�',' r . •.�r•j �����
!r._^�-� t r , . .
c�,/
. . � ' ra �.'�" �
X �r� '' "' �� �„j� ✓�
. ., �. . .: +.. ' ., ���w '� � '���e�_� f 4'+y�'L f..: �� . .,` �i : 4'✓ �;y .-'�� �sey� � �..,
�'�" �`"` ` ` � �'-x
� � � *_' �
, � �' �
i � ' �`. �
,
.— , / .�I , ����,,� � _ .�..��K ",'�'� �y�,, '
.... " t �,;,i...� r♦ 4;�..�, . , , . �, .. , , . . I{. .. N�y�"' `.r . `t ..
.
� \ f F- i0 �l.�«°l;r ������.�+.�,"TI, y- ;J` � } ��'w' ^•
� � � �r ���� ,� � ���'�'��� "�. � � ��� �� .t
�\` . . � �, ,
�}- � � '-� , � .+, ,�. ��r. �
�-�� '� ,
• `r Y'��'�� �� ��� �; ; ��;,�,�r�.�+*°,�� .� * � f,�, •
�; � -� � , ��;.�, , �� ,� :,� � ' , .� � �� ,.
� ;,� � '"'�, ���:y.� �t .F,, '>� .. ,, �.; " ti
, : • � � , . a t . .. -� �'� :�
. � , '#yj-' ���t�, �a _ t;�.•�q.z �� ;y�a �y
\ � _..�'r �. -. h a . �`,,�r t� �..4 ;;' f . y y N.,"i�t
- ., � ; . , �_ � .
� ' : t1� {� ��� n
� - s ^ � � �,�r � ��n � , ;�ts��., � � f`' .3rx '�'�Z� ���� Q�,a° , K "� t.T.,M �s�'..1,�.;"
� � �-- 7'�t♦ i t � ti� �� ' ����, � �+ 1r.� °i� � �� � . . d .ri',
�
'
� � .f l� ��� �� �,'� � ��i � �
��—� J .� ry' ��.�Y� ,,�,` �y, �t� ���Y` "L �•��F ��, ♦��-b.< ^ '' 1 �,���� ��a� � .�f+� . ,�"
' ,
�� � �. ' ,� '. , ,# ' pf �,�� k �� ` '..,� .a �
...
`i,�, 1 � ( ``�. � � �/r � .. �� `:� 14 ' S Z� ��' �'� .� 'y � �',� �^ ��� tS
.
,� � . hR,�
� � �
i J ' , -� ' -' • . �q
a �'
� �� � .
k . { �. �» V.� �J ��}1 ' T .K
'�� y
�. ! . .�., ' ' l..,,� � „"� . • _`` ez'� .+* 4# �'� i ��f� f y .. ,�a,,�"`�,• .1 �M;.l
; ,� r .�� � �-=t � <.� :� . ���� , -�� � � , �a�
k � a� n �;' ar x '� ! �J� � ��y „ry � ti1��"�, -�
»*,�.,�. '1 � '; "'�' r -°� ,'�+ll �Yt�j� ��t3'+ .t� "` ����� � '+�� ��i'�`r+�1� �.
r' Y .°�^P.• t rf '
`r` �� '�y'° �y, �����4,��'��'. �,! �+ ��. � �^'f. r'�-� �"�j, '��. �., �'I�_�, 5��,: 1�` : ��`� (n� ��i , ` � � ( ��,' �+
� < �''.�, ��� i 'm r� "� w.r� - �y. iT�+i�'. � .� a�' � ���r 'f� A -
1 l.^( + . i� '�� „r�" 4'¢' � . �;.��'"y � +,� �� i'/�'� � �_ �*"'.�""�P�. '�..
�S � ����S,c, �e e ° '�'� `i ta � � � P' '°
� '�` , Ae � ��lY.f � V "� f"s � ♦�. '�+.�: �.n ..`J � �j� .� �'�q' �r
.
'�. . � y�� �
• �
.� e i►:. ' �.^'i�� � `��, � � �a� �+ �� }�/''r��f ,��� �3_ �r7'* �� ��� �r;► t,. ��,,� ��5u
��4e� � '"o .� • �� ��
. ,.
- + ,� `�' �'�'�'� ,+�. � $' r .��., , r,;�l,�„ ' a�+= -�., j�.'�. ':�.
. „
, e�-�� ! ' ', � , � ¢�` 4� , � i��i► ;:lk
,
��,:. _ . '� - � +.` „! � .r r��-�. `. '�!��,l�.;
, _ �, .,
+� ,� ,�A �;i� v� �•` � j'� � ` ; +� � �4`' �� .,1° �
.,�!� �' �r� � -k��,p�.�y` � f1 �•=. � a' ;,ti ) , l{.� , s..� T t 4- ; .1
� , s/
s., µm��yr �" �' . e � p `��'�' 1�;�_ i' d� �,�J,.�j'� r.►` � �!� . �: -)�',FYy �i� '�, �xC Y�;+.S.ql� .
. � ��F � , ' .�i - i i ' iV ' � ��i�,��' :.a �M� t ,�t .� f �r� �� i�JZ_��.-y `'.
e _ - � �i �F�3��y� .'',�', � R:� � '.1i������;� '�'y Y' �e?���+ � •`F�
��'", . . . '� i s � � �f 7 a 1♦ . � . r'
�"�.�-�t ._,.i•�",�;. � '" �� �{y�' �` .,.�,.p`�a„4 ,° •)��'�t; � � r���'{� , ��� r��,�, 7��epy�",'/`�.. 1���,rr`1~� t �' rr/�
• '� 'E � �'l'�j' j _y'+� +. .� .r�+'"�"'�"1 � � •1� 1:� ��i'.�*��r.' j}r�>•a•�irr ti' �-`�C���'�� "7�".��t3 �.i'{�.'y'� ;�4 ' .(�
_�..� � . ��.z: ;.�, •t i} `�� � � � � �
_
� , s_
. .. � �� `-_. . ,.+aE- , . � . � .
.
. _ �j �1
. ,y .�.,
, F:. �- .�,,, '�..�� l - � .� ' ` , .a.�.b`dJ� .� . i't . . �;f{ ' A�t� r����r� ;.� �t � ` °, �,�' , �� '4�`1��I1
e
a
- �. �� � . � ". � Fr1 . .!�:��.. x � ♦ , � � � ' _ � k�
�i ��+ J�'. � .,r���iM�'�!�'A� �q � � f }� �,, j ��� .. j.������. �" .
. f ,,��r;,, ..« . �"���',V� ��. .: �._._ '�� "., .. � 'Pi''���,�,,� ,`' •.�•� t�::�;�.� r :�';Y�� '���.; +`, 7'* `�y+V �,.' 4"��a� �����t I z
.w �
� '�ri ]�' \
�.$+., t ��°,.�c {� ','' S�. � . ' ��i ta1 '��V'' .'������.'�/^� -11 r�:f . '�.1�'��'^ 1. �.���� �::a .. ��Y
A���� : % � ,� � ,
�• r "%��' , r � r�,�tRr �,� '� � ° �1 �� s y��� �' ��-
"'�,�. , ,� .,A�`�s`" �,*e.-..::� � r .. .���" � �.�t"'. "k• ,.���� t� �'� ...�, ���,�� � � '�1� 'rUr,�'�?°'�'� '�0:�,��'� �y � ,►..i 7t
2;..��:�.`,.
;� � .��� .� „,�Y :�„ �v r. �Y� � p'�#� s. � <•v �!�l � � +' ;R �
'� � ' ,�- , '�- �;� '�'' �: �
,, �
. . ,� � � [
—t.
� �� , ,��",� . � � �� ,��, '.,,,.��. �,�,�r, � r; �'•� �.��' (� �a
, . � ``, +i� 4� .� : 'r�,..
� � j n
� , . -�'i� ��4i �"�%° - ' 1. ' �Y�^I t. .�, � Y�:.� ���.�s. � � ��y�� �11'� �` "�:�
.-
«. ,
�� ` y� y
N � ` � •�
♦� � Aua x MM�` �a,�, �( : , � �.4 � r
�``"'- � �6 tY�. ro, �� r. # ��'"�"�a. � " . Mt1,.�'y.�`��:: • -�,�~.�L 4 ���,, I�i � ��� �� �►�� �
; ,
...
�.�����)� ����R x. �� ' ' � �� �� � '� � ��^� ��1�,I� t i �E ���ta
. . � Ir�� . ��'�.,�" � �%� �,Ic�` R t4' r a '� . '
�'-°
a" y�' �.' � t';;�`�� �7/��.� {. »��'r ��
� � � ' ,i"�'�/� ;M_�A'�'�i '1 . � �
� ��.�.— � . ;. '±'1 �, �
, ! �;,�� ,.' ,, � �
.
' .�,�r�. ����`,,�•,�� �
'� � �
�1 y . �
•;E ,�` ,� �� �►
� - - . � �,!Y��� , . . �' ., . � \ `.Y �-....:. :c's[- .
1� '•r� .�.r�'3'���� ':� �. +��.,..
City of Tigard, Oregon � 13125 SWHaII Blvd. • Tigard, OR 97223
��
. ,
.
ul 27, 2010 �
J Y
' µ� �` � _
Pac Rim Properries,LLC
Atm: Bill Bader
5700 NW El Ray Drive
Camas,WA 98607
Re: Status of Tree Mitigation Cash Assurance for Pac Rim Minor Land Partition,
(MLP2006-00002)
Dear Mr. Bader,
With this letter, the Ciry is providing notice of the status of the tree mitigation cash assurance for the
above mentioned minox land partition. No acrion is required by you. On April 13, 2007 you
deposited a cash assurance for the equivalent value of tree mirigation required by Condition of
Approval #4 in the amount of$5,250.00.
Pursuant to Condition of Approval #4, "Prior to commencing site work, the applicant shall submit
security in the form of cash or other means acceptable to the Ciry for the equivalent value of tree
mitigation required at $125.00 per caliper inch. If additional mitigation trees are preserved through
the partition unprovements and construcuon of houses, and are properly protected thtough these
stages by the same measures afforded to other protected trees on site, the amount of the cash
assurance may be correspondingly reduced. Any txees planted on the site or off site in accordance
with 18.790.060.D will be credited against the assurance for two years followulg Final plat approval.
After such time, the applicant shall pay the remaining value of the assurance as a fee in-lieu of
planting. Any planting by the applicant must be approved by the City Arborist."
The final plat approval date fox this subdivision was June 19, 2007. A review of the land use file
shows that the City did not receive any information or a mitigation plan to account for trees that
could be credited against the cash assurance within the two-year period from final plat approval
(June 19, 2009). Therefore, the cash assurance, as a fcc in-lieu of planting, has been deposited into
the City's Tree Replacement Fund.
I would be happy to answer any questions you may have regarding this matter (503-718-2434).
Sincerely, �
i �
i' � ._—___._ :-_ -�
`.J`�`, (��4/l�`�
Gary Pagenstecher
Associate Planner
C: Land Use File MLP2006-OOQ02
Phone: 503.639.4171 . Fax: 503.684.7297 . www.tigard-or.gov . TTY Relay: 503.684.2772
� � . ° Community I�evelopment
• Request for Permit Action
� � �
TO: CITY OF TIGARD
Building Division Services Coordinator
13125 SW Hall Blvd.,Tigard, OR 97223
Phone: 503.718.2430 Fa�c: 503.598.1960 www.tigard-or.gov
FROM: ❑ Owner � Applicant ❑ Contractor � City Staff
(check one)
REFUND OR Name: Pacific Rim Properties
INVOICE TO: �usiness or Indi�•�dual) Attn: Bill Bader
Mailing Address: 5700 NW El Ray Drive
Ciry/State/Zip: Camas,WA 98607
Phone No.: 360-833-4572
PLEASE TAKE ACTION FOR THE ITEM(S) CHECKED (✓):
❑ CANCEL PERMIT APPLICATION.
❑ REFUND PERMIT FEES (attach receipt,if available).
❑ INVOICE FOR FEES DUE (attach case fee schedule and explain below).
❑ REMOVE CONTRACTOR FROM PERMIT (do not cancel permit).
Yermit #: MLP2006-OU002
Site Address or Parcel#:
Project Name:
Subdivision Name: PacRim Minox Land Partition Lot #: NA
EXPLANATION:
Transfer from Cash Assuxance to Tree Replacement Fund $5,250.00
�
Signature: �c, �- Date: July 27, 2010
Gary Pagenste er
Print Name:
Refund PoliEy
1. The Director or Building Official may authorizc the refund of:
a) any fee w}uch was enoneously paid or collec[ed.
b) not more than SO%of the land use appGcation fee when an application is withdrawn or canceled before any re�-iew effor[has been eapended.
c) not more than 80%of the land use application fee for issued permits.
d) not more than 80%of the building plan review fee�vhen an application is canceled before any plan revie�v effort has been espended.
e) not more than 80%of the building pemvt fee for issued perrruts prior to any inspection requests.
2. Refunds will be returned to the on�,nnal Payer in the same method in�vhich pavment�c�_�recci�ed. Plcase allo��-1-2�vicek<for proces�ing refunds
� ' � �
Rte to Svs Admin: Date By Rre to 131�1 r.�dinin: Date Bt�
Refund Processed: Date B Invoice Processed: Date B
Permit Canceled: Date B Parcel Ta r'�dded: Date B
Recei t# Date Method rlmount$
I:\Auilding\I�orms\RcyPcrrrti[Acuon.doc Rc��07/26/07
f �
Albert Shields �
From: Brenda Fielding [gobrenda3@hotmail.com] /�// / ���� —D��(��I
Sent: Tuesday, November 23, 2010 3:03 PM � � f��
To: Todd Prager; Albert Shields
Subject: FW: 8200 SW Bonita Rd, Tigard /� /� ,�2� �� �
`' ./��
From: gobrenda3@hotmail.com
To: todd a tigardor.gov; a�bertC�a tigardor.gov
Subject: 8200 SW Bonita Rd, Tigard
Date: Tue, Z3 Nov 2010 21:59:28 +0000
Lorin Fielding
PO Box 307
Scappoose OR 97056
503-504-4179
Todd Prager
City of Tigard
Dear Todd,
I have visited the site at 8200 SW Bonita Rd and have reviewed the site plan. The tree protection fence has been
installed consistent with the site plan being submitted.
I will continue to monitor the building site every 2 weeks until the final building inspection. The owner is]in
Please call me with any questions,
Lorin Fielding
Certified Arborist #PN 6965A
1
City of 7'igdrd, Oregon • 13125 SW Hall Blvd. • Tigard, OR 97223
I't'1�P zODfp - c��vo Z '�
.
-
� Wednesda��, May 25, 2011
' ' �
Xiaogiang Jin Emerald Valley Development
8325 SW Mohawk St. Apt.11 20733 SW Booker St.
Tualatin, OR 97062 Beaverton, OR 97006
RE: MLP2006-00002 and MST2010-00161
Gentlemen:
This requests }•our cooperation in resolving an issue that has arisen regarding your properry
at 14568 SW 82°d l�ve. in Tigard and the current construction on the property.
This advises you that we find you to be in violation of one of the Conditions of Approval of
Minor Land Partition Mi.P2006-00002 for the Pacific Rim Partition and that, accordingly,
you may be subject to substantial penalties and your permission to continue construction
under our building permit MST2010-00161 may be suspended with issuance of a Stop Work
order.
Condition of Approval #6 of MLP2006-00002 requires the submission, every two weeks
during construction, of reports from the Project Arborist. Land Use Approvals and their
associated Conditions of Approval run with the land and any construction on the subject
properry of that Land Use Approval is therefore required to comply with those Conditions.
Building permit MST2010-00161 was issued 4/7/2011. We received one arborist's report
dated Wednesday, 5/4/2011. Three weeks have now passed and a second report is now one
week overdue.
Violations of a Condition of Approval constitute Class One Civil Infractions under the
Tigard Municipal Code and are subject to penalties of up to $250.00 per day per violation.
Further, violation of a Condition of Approval of a Land Use Application such as I�2LP2006-
00002 means that permission to construct under a building permit dependent upon that
Land Use Approval may be halted via a Stop Work order until the Condition is met. In this
case that means that we may order work under MST2010-00161 to be suspended.
We have not yet assessed any penalties nor have we yet issued a Stop Work order. If you
correct this situati�n voluntarily within the next seven days as discussed below, we will not
assess penalties and there need be no suspension of construction.
Phone: 503.639.4171 . Fax: 503.684.7297 . www.tigard-or.gov . TTY Relay: 503.684.2772
.{
�
Please arrange for your Project Arborist to immediately conduct the missing second
inspection of the lot under construction, forward that report to us, and provide us on
Wednesday, 6/1/2011 with the next scheduled report.
�
Please arrange also for your Project Arborist to then continue to submit the required
inspection reports on a timely basis. In the event of another such failure to submit required
reports we reserve the right to post a Stop Work order without further discussion.
Your prompt response will be appreciated. Thank you for your assistance in maintaining
Tigard as "A Place to Call Home." It is important to us that Tigard remain a safe, clean, and
attractive community.
If you have any questions about the subject of this letter please call me at 503-718-2426.
Sincerely,
� ��
A er Shields
Code Enforcement Officer
Ciry of Tigard
cc: Todd Prager, �ILP2006-00002, Properry File.