MLP2003-00001 NOTICE OF TYPE II DECISI4N
MINOR LAND PARTITION (MLP) 2003-00001
CITY OF TIGARD
WALL PARTITION #2 c°""`="nity��Uer�"t
SFutpingA�etterCommunity
120 DAYS = 6/17/2003
SECTION I. APPLICATION SUMMARY
FILE NAME: WALL PARTITION #2
CASE NO: Minor Land Partition (MLP) MLP2003-00001
PROPOSAL: The applicant is requesting approval of a three (3) lot partition on a parcel of land
containing approximately 16,911 square feet. This partition will create Parcel #1
with approximately 6,161 square feet, parcel #2 with approximately 5,719 square
feet and parcel #3 of 5,031 square feet.
APPLICANT/ George Wall APPLICANT'S: Harris-McMonagle Assoc., Inc.
OWNER: 11600 SW Bull Mountain Road REP.: Attn: Jay Harris
Portland, OR 97224 12555 SW Hall Boulevard
Tigard, OR 97223
ZONING
DESIGNATION: R-7: Medium-Density residential District. The R-7 zoning district is designed to
accommodate attached single-family homes, detached single-family homes with or
without accessory residential units, at a minimum lot size of 5,000 square feet, and
duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and
subdivisions are also permitted outright. Some civic and institutional uses are also
permitted conditionally_
LOCATION: 14580 SW 120th Place; WCTM 2S110BC, Tax Lot 2600.
APPLICABLE
REVIEW
CRITERIA: Community Development Code Chapters 18.390 (Decision-Making Procedures);
18.420 (Land Partitions); 18.510 (Residential Zoning Districts); 18.705 (Access
Egress and Circulation); 18.715 (Density Computations); 18.745 (Landscaping and
Screening); 18.765 (Off-Street parking and Loading Requirements}; 18.790 (Tree
Removal); 18.795 (Visual Clearance Areas); 18.810 (Street and Utility
Improvement Standards).
SECTION II. DECISI�N
Notice is hereby given that the City of Tigard 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.
NOTICE OF DECISION MLP2003-00001/WALL PARTITION#2 PAGE 1 OF 15
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CONDITIONS OF APPROVAL
THE FOLLOWING CONDITIONS SHALL BE SATISFIED
PRIOR TO APPROVAL OF THE FINAL PLAT:
u mit to t e anning epartment at ew c ei egger, , ext. or review an
approval:
1. Provide recorded documentation that establishes access and maintenance rights for all of the
individual parcels.
2. Provide a fire apparatus turn around that does not exceed the maximum allowable cross slop of 5
percent.
3. Provide a plan showing street trees planted along SW 120th Place in compliance with the size
and spacing standards of 18.745.040.0 of the Tigard Development Code.
4. Submit a tree protection plan for the 30-inch English Walnut located in the northwest corner of
proposed parcel #1. �
Submit to the Engineering Department (Brian Rager, 639-4171, ext. 2471) for review and
approval:
5. Prior to approval of the final plat, the applicant shall pay an addressing fee in the amount of
$90.00. (STAFF CONTACT: Shirley Treat, Engineering).
6. The applicant shall cause a statement to be placed on the final plat to indicate that the proposed
private street(s)will be jointly owned and maintained by the private property owners who abut and
take access from it (them).
7. Prior to approval of the final plat, the applicant shall prepare Conditions, Covenants and
Restrictions (CC&R's) for this pro�ect, to be recorded with the final plat, that clearly lays out a
maintenance plan and agreement for the proposed private street(s). 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(s). The applicant shall submit a copy of the CC&R's to
the Engineering Department (Brian Rager) prior to approval of the final plat.
8. 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 networked to the City's GPS survey.
. By random traverse using conventional surveying methods.
9. 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. 426).
C. The final plat and data or narrative shall be rawn to the minimum standards set forth by
the Oregon Revised Statutes (ORS 92.05), Washington County, and by the City of Tigard.
D. NOTE: Washington County will not begin their review of the final plat until they receive
notice from the Engineering Department mdicating that the City has reviewed the final plat
and submitted comments to the applicanYs surveyor.
E. After the City and County have reviewed the final plat, submit finro mylar copies of the final
plat for City Engineer si�nature (for partitions), or City Engineer and Community
Development Director signa ures (for subdivisions).
NOTICE OF DECISION MLP2003-00001NVALL PARTITION#2 PAGE 2 OF 15
THE FOLLOWING CONDITIONS SHALL BE SATISFIED
PRIOR TO ISSUANCE OF BUILDING PERMITS:
u m�t to t e ngineering epartment rian ager, , ext. or review an
approval:
10. Prior to issuance of building permits, the aPplicant shall provide the Engineering Department with
a "photomylar" copy of the recorded final plat.
11. Prior to issuance of the building permit for all three parcels, the applicant shall pay the standard
water quality and water quantity fees per lot (fee amounts will be the latest approved by CWS).
THIS APPROVAL IS VALID IF EXERCISED WITHIN EIGHTEEN (18)
MONTHS OF THE EFFECTIVE DATE OF THIS DECISION NOTED UNDER
THE PROCESS AND APPEAL SECTION OF THIS DECISION.
SECTION III. BACKGROUND INFORMATION
Pro ert Histo :
The su ect parcel is located within the City of Tigard. The property is desig nated Medium-Density
Residen�ial on the Tigard Comprehensive Plan Map. A record search was conducted and one previous
minor land partition is associated with this parcel.
Site Information and Pro osal Descri tions
T e app icant is requesting approva o a three (3) lot partition on a parcel of land containing
approximately 16,911 square feet. This partition will create Parcel #1 with approximately 6,161 square
feet, parcel #2 with approximately 5,719 square feet and parcel#3 of 5,031 square feet.
SECTION IV. PUBLIC COMMENTS
One letter was received in regard to the placement of a french drain in front of the adjoining property to
the west, the existence of 5 lots when the partition is for 3 lots and the lack of sedimentation fencing that
was located between the subject parcel and the neighbor's to the west.
Staff Response: The pipe that was installed in the Bull Mountain Road right-of-way by Mr. Wall was
not a French Drain. It was a 12-inch public storm line for the primary purpose of
conveying stormwater out of the Wall development, easterly m BMR to a point
where it could discharge into the roadside ditch. A ditch inlet (referred to as the
"trash rack" in the letter) was installed just prior to the outfall in order to collect any
surface water that may collect off the street surface of BMR into the ditch. This is
standard practice and a requirement by CWS standards. So contrary to the
submitted letter, the pipe was needed; not necessarily for the adjoining property,
but for the public that will live in Mr. Wall's development.
The applicant received approval for a 3-lot partition in the year 2001. The current
partition divides the larger of the original lots into 2 additional lots for a total of 5
lots. State Statute allows the platting of three (3) lots per year.
The sedimentation fencing that was located between the sub1'ect site and the
neighboring property to the west was installed at the request of the Clean Water
Services agency as part of the first Wall partition (MLP2001-00006). The applicant
is required to follow Clean Water Services guidelines for the current partitioning
which includes erosion control.
NOTICE OF DECISION MLP2003-00001/WALL PARTITION#2 PAGE 3 OF 15
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SECTION V. APPLICABLE REVIEW CRITERIA AND FINDINGS
Land Partitions (18.420�
The proposed partition complies with all statutory and ordinance requirements and regulations;
The proposed partition will comply with all statutory and ordinance requirements and regulations at the
time of proposed development as demonstrated both by the analysis presented within this administrative
decision and by this application and review process through compliance with the conditions of approval.
Therefore, this critenon is met.
There are adequate public facilities available to serve the proposal;
Public facilities are discussed in detail later in this decision under Cha pter 18.810 (Street & Utility
Improvement Standards). Based on the analysis provided herein, Staff finds that adequate public
facilities are available to serve the proposal. Therefore, this critenon is met.
All proposed improvements meet City and applicable agency standards; and
The public facilities and proposed, improvements are discussed and conditioned later in this decision
under Chapter 18.810 (Street & Utility Improvement Standards). Improvements will be reviewed as part
of the permit process and during construction, at which time the appropriate review authority will ensure
that City and applicable agency standards are met. Based on the analysis in this decision, Staff finds
that this criterion is met.
All proposed lots conform to the specific requirements below:
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-7 zoning district is 50 feet. The smallest of the three lots has a
width of 58 feet. Therefore, this standard has been satisfied.
The lot area shall be as required by the applicable zoning district. In the case of a flag lot, the
accessway may not be included in the lot area.
The minimum lot area requirement in the R-7 zonin district is 5,000 square feet. The proposed partition
creates three (3) lots that are 5,031, 5,719 and 6,1�1 square feet respectively. Therefore, this criterion
has been satisfied.
Each lot created through the partition process shall front a public right-of-way by at least 15 feet
or have a legally recorded minimum 15 foot wide access easement.
The proposed partition plat demonstrates that each lot will have frontage onto SW Bull Mountain Road
through a 20-foot private drive. Therefore, this standard has been met.
Setbacks shall be as required by the applicable zoning district.
Setbacks for the proposed parcels will be reviewed at time of building permit. Therefore, this standard
has been satisfied.
When the partitioned lot is a flag lot, the developer may determine the location of the front yard,
provided that no side yard is less than 10 feet. Structures shall generally be located so as to
maximize separation from existing structures.
No flag lot is associated with this partition. Therefore, this standard does not apply.
A screen shall be provided along the property line of a lot of record where the paved drive in an
accessway is located within ten feet of an a6utting lot in accordance with Sections 18.745.040.
Screening may,also be required to maintain privacy for abutting lots and to provide usable
outdoor recreation areas for proposed development.
NOTICE OF DECISION MLP2003-00001NVALL PARTITION#2 PAGE 4 OF 15
There is no private drive associated with this application. The partitioned lots will all gain access from an
existing private street (SW 120th). Therefore, this standard does not apply.
The fire district may require the installation of a fire hydrant where the length of an accessway
would have a detrimental effect on fire-fighting capabilities.
Fire district regulations are reviewed at the time of building permits. This criterion shall be addressed at
that time.
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 proposed parcels and existing parcels share a common drive (SW 120th Place). However, Staff
cannot verify that a reciprocal easement has been recorded that ensures access and maintenance rights
to the existing or proposed parcels. Therefore, the applicant is required to provide recorded
documentation that establishes access and maintenance rights for all of the individual parcels.
Any access way shall comply with the standards set forth in Chapter 18.705, Access, Egress and
Circulation.
This standard is addressed under Chapter 18.705 (Access, Egress and Circulation) later in this decision.
Where landfill and/or development is allowed within or adjacent to the one-hundred year
floodplain, the city shall require consideration of the dedication of sufficient open land area for
greenway ad�oining and within the floodplain. This area shall include portions at a suitable
elevation for the construction of a pedestrian/bicycle pathway with the floodplain in accordance
with the adopted pedestrian/bicycle pathway plan.
The subject parcels are not adjacent to or within a one-hundred-year floodplain. Therefore, this standard
does not apply.
An application for a variance to the standards prescribed in this chapter shall be made in
accordance with Chapter 18.370, Variances and Adjustments. The applications for the partition
and variance(s)/adjustment(s) will be processed concurrently.
No variances or adjustments have been submitted with this application. Therefore, this standard does
not apply.
FINDING: Based on the analysis above, staff finds that the Minor Land Partition Standards have not
been met.
CONDITIONS:
. Provide a plan showing the location of the access drives to the proposed parcels. If
the proposed access dnves are within 10 feet from adjoining property lines, the
applicant will be required to screen the access drives from ad�oining properties.
. Provide recorded documentation that establishes access and maintenance rights
for all of the individual parcels.
Residential Zoning Districts (18.510�:
Development standards in residential zoning districts are contained in Table 18.510.2 below:
(Table is on the following page)
NOTICE OF DECISION MLP2003-00001/WALL PARTITION#2 PAGE 5 OF 15
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TABLE 18.510.2
DEVELOPMENT STANDARDS IN RESIDENTIAL ZONES
inimum ot ize
- Detached unit 5,000 sq. ft.
- Duplexes 10,000 sq. ft.
-Attached unit 1
verage inimum ot i t
- Detached unit lots 50 ft.
- Duplex lots 50 ft.
-Attached unit lots 40 ft.
aximum ot overa e a
inimum et ac s
- Front yard 15 ft.
- Side facing street on corner&through lots 10 ft.
- Side yard 5 ft.
- Rear yard 1.5 ft.
- Side or rear yard abutting more restrictive zoning district 30 ft.
- Distance between ro ert line and front of ara e 20 ft.
aximum ei t
inimum an sca e e uirement o
[1J Single-family attached residential units permitted at one dwelling per lot with no more that five attached units in one grouping.
[2]Lot coverage indudes all buildings and impervious surfaces.
" Multiple-family dwelling unit
" Single-family dwelling unit
A minimum lot size of 5,000 square feet is required for each lot. The proposed lot sizes of 5,031, 5,719
and 6,161 square feet meet this standard. Setbacks for the proposed parcels will be reviewed at time of
building permit. Therefore, this standard has been satisfied.
FINDING: Based on the analysis above, the Residential Zoning District Standards have been met.
Access. Egress and Circulation (18.705):
Continuing obli�ation of property owner. The provisions and maintenance of access and e ress
stipulated in this title are continuing requirements or the use of any structure or parcel o� real
property in the City.
Access Plan requirements. No building or other permit shall be issued until scaled plans are
presented an approved as provided by this cha�ter that show how access, egress and
circulation requ�rements are to be fulfilled. The applicant shall submit a site plan. The Director
shall provide the applicant with detailed information about this submission requirement.
The applicant has been conditioned under 18.420 (Land Partitions)to submit a plan showing the location
of the access drives to the proposed parcels and recorded documentation that establishes access and
maintenance rights for all of the individual parcels for SW 120th.
Joint Access. Owners of two or more uses, structures, or parcels of land may agree to utilize
jointly the same access and egress when the combined access and egress of both uses,
structures, or parcels of land satisfies the combined requirements as des�gnated in this title,
provided: Satisfactory legal evidence shall be presented in the form of deeds, easements, leases
or contracts to establish the joint use; and copies of the deeds, easements, leases or contracts
are placed on permanent file with the City.
Joint access is proposed through SW 120th. The applicant has been conditioned earlier under 18.420
(Land Partitions) to provide documentation that establishes access and maintenance rights for all of the
mdividual parcefs. Therefore, this standard has been satisfied.
NOTICE OF DECISION MLP2003-00001NVALL PARTITION#2 PAGE 6 OF 15
Public street access. All vehicular access and egress as required in Sections 18.705.030H and
18.705.0301 shall connect directly with a public or private street approve by the City for public
use and shall be maintained at the required standards on a continuous basis.
The proPosed parcels will have access onto SW Bull Mountain Road by means of a pre-existing private
drive (SW 120th Place). However, the applicant has not shown satisfactory evidence that each parcel
has the legal right to use SW 120th Place, which has been conditioned under 18.420 (Land Partitions).
Inadequate or hazardous access. Applications for building permits shall be referred to the
Commission for review when, in the opinion of the Director, the access proposed: Would cause
or increase existing hazardous traffic conditions; or would provide inadequate access for
emergency vehicles; or would in any other way cause hazardous conditions to exist which
would constitute a clear and present danger to the public health, safety, and general welfare.
Direct individual access to arterial or collector streets from single-family dwellings and duplex
lots shall be discouraged. Direct access to major collector or arterial streets shall be considered
only if there is no practical alternative way to access the site. In no case shall the design of the
service drive or drives require or facilitate the backward movement or other maneuvering of a
vehicle within a street, other than an alley. Single-family and duplex dwellings are exempt from
this requirement.
The proposed lots will take access off of pre-existing SW 120th Place, which is a private drive that
connects to SW Bull Mountain Road. Therefore, this standard does not apply.
Access Management. Section 18.705.030.H.1 states that an access report shall be submitted
with all new development proposals which verifies design of driveways and streets are safe by
meeting adequate stackin� needs, sight distance and deceleration sfandards as set by ODOT,
Washington County, the City and AASHTO.
The access for the new lots will be from an existing private street that was approved as a part of MLP
2001-00006. No other analysis is necessary.
Section 18.705.030.H.2 states that driveways shall not be permitted to be �laced 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 intersectin� street to the throat of the proposed drivewa�. The setback may be
�reater depending upon the influence area, as determined from City Eng�neer review of a traffic
impact report submitted by the applicant's traffic engineer. In a case where a project has less
than 150 feet of street frontage, the applicant must explore any option for shared access with the
adjacent parcel. If shared access is not possible or practical, the driveway shall be placed as far
from the intersection as possible.
The existing private street was approved as a part of MLP2001-00006 and is not within the influence
area of a collector or arterial intersection.
Minimum access requirements for residential use. Private residential access drives shall be
provided and maintained in accordance with the provisions of the Uniform Fire Code.
Fire District regulations are reviewed at the time of building permits. This criterion shall be addressed at
that time.
Access drives in excess of 150 feet in length shall be provided with approved provisions for the
turning around of fire apparatus by one of the follow�ng:, a) A circular, paved surface having a
minimum turn radius measured from center point to outside edge of 35 feet; b) A hammerhead-
configured, paved surface with each leg of the hammerhead having a minimum depth of 40 feet
and a minimum width of 20 feet; c) The maximum cross slope of a required turnaround is 5%.
The access drive is approximately 275 feet in length. Therefore, the applicant is required to provide a
fire apparatus turn around that does not exceed the maximum allowable cross slop of 5 percent.
FINDING: Based on the analysis above, staff finds the Access, Egress and Circulation Standards
have not been met.
NOTICE OF DECISION MLP2003-00001/WALL PARTITION#2 PAGE 7 OF 15
CONDITION: Provide a fire apparatus turn around that does not exceed the maximum allowable cross
slop of 5 percent.
Density Computations (18.715):
Definition of net develo ment 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:
a. Land within the 100-year floodplain;
b. Land or slopes exceeding 25%;
c. Drainage ways; and
d. Wetlands.
2. All land dedicated to the public for park purposes;
3. All land dedicated for public rights-of-way. When actual information is not available, the
followin� formulas may be used•
a. Single-family development: allocate 20% of gross acreage;
b. Multi-family development: allocate 15% of gross acreage.
4. All land proposed for private streets; and
5. A lot of at least the size required by the applicable base zoning district, if an existing
dwelling is to remain on the site.
Calculatin maximum number of residential units. To calculate the maximum number of
resi entia units per net acre, divi e t e num er o square feet in the net acres by the minimum
number of square feet required for each lot in the applicable zoning district.
Calculatin minimum number of residential units. As required by Section 18.510.040, the
minimum number o residential units per net acre shall be calculated by multiplying the
maximum number of units determined in Subsection B above by 80% (0.8).
The standards for Density computation deal with the intensity of residential land uses, usually stated
as the number of housing units per acre. The total square footage of the subject property is .16,911
square feet. Minimum lot size for the R-7 zone is 5,000 square feet, which requires the minimum
allowable density to be no less then 2 units and the maximum allowable density to be no more than 3
units. The proposed partition creates 3 separate lots. Therefore, this standard has been satisfied.
FINDING: Based on the analysis above and the shadow plat provided, the Density Computation
Standards have been met.
Landscapinq and Screening (18.745):
Street trees: Section 18.745.040
Section 18.745.040.A.: All development projects fronting on a public street, private street or a
private driveway more than 100 feet in �ength approved after the adoption of this title shall be
required to plant street trees in accordance with the standards in Section 18.745.040C.
The applicant has indicated in the narrative that street trees will be planted in conformity with the size
and spacrog standards of 18.745.040C. However, the submitted plans do not show street trees.
Therefore, because the access drive is in excess of 100 feet in length, the applicant is required to
provide street trees along SW 120th Place in compliance with the size and spacmg standards of
18.745.040.C. As a condition of approval for MLP2001-00006, the applicant has entered into a Future
Street Improvement Agreement for SW Bull Mountain Road which includes street trees along SW Bull
Mountain Road.
FINDING: Based on the analysis above, the Landscaping and Screening Standards have not been
met.
NOTICE OF DECISION MLP2003-00001/WALL PARTITION#2 PAGE 8 OF 15
CONDITION: Provide a plan showing street trees planted along SW 120th Place in compliance with the
size and spacing standards of 18.745.040.0 of the Tigard Development Code.
Tree Removal (18.790):
A tree plan for the planting, removal and protection of trees prepared by a certified arborist shall
be provided for any lot„ parcel or combination of lots or parcels for which a development
application for a subdivision, partition, site development review, planned development or
conditional use is filed. Protection is preferred over removal wherever possible.
The applicant has indicated that a 30-inch English walnut tree is located in the northwest corner of
proposed parcel #1. There is no plan to remove the tree. Therefore, the applicant is required to provide
a protection plan for the English walnut.
FINDING: Based on the analysis above, the Landscaping and Screening Standards have not been
met.
CONDITION: Submit a tree protection plan for the 30-inch English walnut located in the northwest corner
of proposed parcel #1.
Visual Clearance Areas (18.795):
This Chapter requires that a clear vision area shall be maintained on the corners of all property
adjacent to �ntersecting right-of-ways or the intersection of a public street and a private
driveway. A clear vision area shall contain no vehicle, hedge, planting, fence, wall structure, or
temporary or permanent obstruction exceeding three (3) feet in height. The code provides that
obstructions that may be located in this area shall be visually clear between three (3) and eight
8 feet in height (8) (trees may be Placed within this area provided that all branches below eight
8 feet are removed). A visual clearance area is the triangular area formed by measuring a
-foot distance points with a straight line.
The applicanYs plan shows no obstructions within visual clearance triangles associated with the project.
Therefore, this standard has been satisfied.
FINDING: Based on the analysis above, Staff finds that the Vision Clearance Standards have been
met.
IMPACT STUDY�18.390.0401:
t�uires t i� e app icant shall include an im act study. The study shall address, at a
eq a
minimum, the transportation system, including ikewa�s, 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 of the development on the public at large, public
facilities systems, and affected private property users. In situations whe�e the Community
Development Code requires the dedication of real property interests, the applicant shall either
specifically concur with the dedication of real property interest, or provide evidence which
supports the conclusion that the real properly dedication requirement is not roughly
proportional to the projected impacts of the development.
The applicant has submitted an Impact Study that addresses the following systems:
Trans ortation S stem:
ra ic impacts wil pnmarily be to SW Bull Mountain Road. The two (2) additional lots will mean an
additional 20 vehicle tnps. However, the additional trips will not alter the level of service of SW Bull
Mountain Road.
NOTICE OF DECI510N MLP2003-00001/WALL PARTITION#2 PAGE 9 OF 15
Drainage System:
The impact to the downstream drainage systems will be minimal as the project site was considered in
the design of the system that is presen�ly serving the site.
Park S stem:
T e nearest park facility is Jack Park which is approximately 2 miles north of the site. Just a bit farther
north is Summerlake Park. Both of these parks F�ave playgrounds and picnic areas. Cook Park which is
approximately 2.5 miles southeast of the site provides numerous recreational facilities including access
to the Tualatin River.
Water System:
Potable water is available to each of the proposed parcels. The service lines were constructed in
conjunction with Partition Plat 2002-068. There are large mains in Bull Mountain Road which serve the
area. These mains and the other waterworks facilities in the area were designed to serve the entire
development community.
�Sewer S�st� em:
anS itary sewer service laterals have been stubbed out to each of the proposed parcels. These services
were constructed in con1'unction with Partition Plat 2002-068. These lines are adequate for the proposed
three parcel partition. Sewage from the proposed parcels will be treated at the Clean Water Services
Durham Treatment plant which has adequate capacity.
Noise Impacts:
The proposed subdivision will result in future single family dwellings which will be compatible with the
surrounding single family neighborhood.
PUBLIC FACILITY CONCERNS
Street And Utility ImQrovements Standards �Section 18.810):
C aQter�10 provi es construction standara�or t ie mh plementation of public and private
facilities and utilities such as streets, sewers, and drainage. The applicable standards are
addressed below:
Streets:
Improvements:
Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be
improved in accordance with the TDC standards.
Section 18.810.030.A.2 states that any new street or additional street width planned as a portion
of an existing street shall be dedicated and improved in accordance with the TDC.
The sub1'ect site lies adjacent to an existing private street that was installed as a part of MLP2001-00006.
No addifional improvements of this private street are required to support these new parcels.
Private Streets: Section 18.810.030.T states that design standards for private streets shall be
established by the City Engineer. The City shall require legal assurances for the continued
maintenance of private streets, such as a recorded maintenance agreement. Private streets
serving more than six dwelling units are permitted only within planned developments, mobile
home parks, and multi-family residential developments.
As was previously analyzed as a part of MLP2001-00006, the existing private street was approved to
serve a total of five parcels. The three parcels created by this application will result in a total of five
parcels served by the private street. Therefore, this standard is met.
The private street was constructed in accordance with City standards and was accepted by the City. A
maintenance agreement was recorded with the plat tied fo MLP2001-00006 and includes the property
containing these three parcels. That maintenance agreement will need to be amended to clarify that the
parcels within this partition are still included.
Block Designs - Section 18.810.040.A states that the length, width and shape of blocks shall be
desi�ned with due regard to providing adequate buifding sites for the use contemplated,
consideration of needs for convenient access, circulation, control and safety of street traffic and
NOTICE OF DECISION MLP2003-00001NVALL PARTITION#2 PAGE 10 OF 15
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 Ime except:
. Where street location is precluded by natural topography, wetlands or other bodies of
water or, pre-existing development or;
. For blocks adjacent to arterial streets, limited access highways, major collectors or
railroads.
. For non-residential blocks in which internal public circulation provides equivalent access.
The proposed parcels are located along a major collector, and otherwise are not part of a block system.
Therefore, this standard is not applicabfe.
Section 18.810.040.B.2 also states that bicycle and pedestrian connections on public easements
or right-of-ways shall be provided when full street connection is not possible. Spacing between
connections shall be no more than 330 feet, except where precluded by environmental or
topographical constraints, existing development patterns, or strict adherence to other standards
in the code.
The existing development pattern precludes the practical application of this standard, as a block pattern
does not exist m this general vicinity and there is no logical connection to make via a pedestrian
connection.
Lots - Size and Shape: Section 18.810.060(A) �rohibits lot depth from bein� more than 2.5 times
the average lot width, unless the parcel is ess than 1.5 times the minimum lot size of the
applicable zoning district.
The width of the largest lot is 65.66 lineal feet. The depth of the largest lot is approximately 96 lineal
feet. Therefore, the depth of the propose lots will not be 2.5 times the average lot width.
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.
The smallest of the proposed lots has 58 feet of frontage onto SW 120th Place. Therefore, this standard
has been met.
Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design
standards and be located on both sides of arterial, collector and local residential streets. Private
streets and industrial streets shall have sidewalks on at least one side.
The applicant was required to execute a restrictive covenant that ties this property to an obligation for
future improvements to Bull Mountain Road. The restrictive covenant will cover the installation of a
future sidewalk on the north side of the roadway. No further work is needed on this issue.
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-sizin�: 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.
An 8-inch public sewer line was installed from an offsite location to the northeast to serve all of the
parcels in the applicant's development. No additional public sewer lines are necessary to support this
development.
NOTICE OF DECISION MLP2003-00001/WALL PARTITION#2 PAGE 11 OF 15
Storm Drainage:
General Provisions: Section 18.810.100.A states requires developers to make adequate
provisions for storm water and flood water runoff.
Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other
drainage facility shall be larg e enough to accommodate potential runoff from its entire upstream
drainage area, whether inside or oufside 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 amendmen�s).
No upstream drainage ways affect this site.
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 exist�ng
draina�e 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).
A 12-inch public storm drainage line was installed along the north edge of the Bull Mountain Road ROW
to adequately drain the entire site, including the new parcels to be created by this partition. That work is
completed and approved. No additional storm dramage work is necessary.
ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT
STANDARDS:
Public Water System:
These parcels will be served from private water services that were installed for them as a part of
MLP2001-00006. No additional water system work is needed.
Storm Water Quality:
The ity 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 designed to remove 65 percent of the phosphorus contained in 100 percent of the storm
water runoff generated from newly created impervious surFaces. In addition, a maintenance plan
shall be submitted indicating the frequency and method to be used in keeping the facility
maintained through the year.
All of the parcels approved by MLP2001-00006 and this partition will be permitted to pay the fee in-lieu
of water quality facilities.
Address Assi nments:
The ity o Tigar 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 $30.00 per address shall be
assessed. This fee shall be paid to the City prior to approval of the final plat. For this project, the
addressing fee will be $90.00.
The developer will also be required to provide signage at the entrance of the private street that lists the
addresses that are served by the private street. This will assist emergency services personnel to more
easily find a particular home.
Survey Requirements
The applicant's final plat shall contain State Plane Coordinates [NAD 83 (91)] on finro 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
NOTICE OF DECISION MLP2003-00001NVALL PARTITION#2 PAGE 12 OF 15
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 m the development, and their respective X and Y
State Plane Coordinates, referenced to NAD 83 (91�.
SECTION VI. OTHER STAFF COMMENTS
City of Tigard Water Department has reviewed the proposal and has no objections to it.
City of Tigard Urban Forester has reviewed the proposal and has no objections to it.
SECTION VII. AGENCY COMMENTS
Clean Water Services has reviewed the proposal and has offered the following comments.
. Storm systems serving multiple lots should be public.
Washington County Land Use Department has reviewed the proposal and has no objections to it.
Tualatin Valley Fire and Rescue has reviewed the proposal and has offered the following comments.
�� FIRE APPARATUS ACCESS ROAD WIDTH AND VERTICAL CLEARANCE: Fire apparatus access
roads shall have an unobstructed width o not less than 20 eet (15 feet or one or two dwelling units
and out buildings), and an unobstructed vertical clearance of not less than 13 feet 6 inches. (UFC
Sec. 902.2.2.1) ClVhere fire apparatus roadways are less than 28 feet wide, "NO PARKING" signs
shall be installed on both sides of the roadway and in tumarounds as needed. Where fire apparatus
roadways are more than 28 feet wide but less than 32 feet wide, "NO PARKING" signs shall be
installed on one side of the roadway and in tumarounds as needed. Where fire apparatus roadways
are 32 feet wide or more, parking is not restricted. (UFC Sec. 902.2.4)
z� SURFACE AND LOAD CAPACITIES: Fire apparatus access roads shall be of an all-weather
su ace that is easily distinguishab e rom the surrounding area and is capable of supporting not less
than 12,500 pounds point load (wheel load) and 50,000 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. Documentation from a registered engineer that the finished construction is
in accordance with the approved plans or the requirements of the Fire Code may be requested.
(Design criteria on back) (UFC Sec. 902.2.2)
NOTICE OF DECISION MLP2003-00001MIALL PARTITION#2 PAGE 13 OF 15
a� TURNING RADIUS: The inside tuming radius and outside turning radius shall be not less than 25
feet and 45 eet respectively, measured from the same center point. (UFC Sec. 902.2.2.3)
a� GRADE: Private fire apparatus access roadway grades shall not exceed an average grade of 10
percent with a maximum grade of 15 percent for lengths of no more than 200 feet. lnfersections and
turnarounds shall be level (maximum 5%� with the exception of crowning for water run-off. Public
streets shall have a maximum grade of 15/o. (UFC Sec. 902.2.2.6)
s� SINGLE FAMILY DWELLINGS AND DUPLEXES - FIRE HYDRANTS: Fire hXdrants for single family
dwellings, duplexes and sub-divisions, shall be placed at each intersection. Intermediate fire
hydranfs are required if any portion of a structure exceeds 500 feet from a hydrant at an intersection
as measured in an approved manner around the outside of the structure and along approved fire
apparatus access roadways. Placement of additional fire hydrants shall be as approved by the
Chief. (UFC Sec. 903.4.2.2)
s� FIRE HYDRANT DISTANCE FROM AN ACCESS ROAD: Fire h ydrants shall be Iocated not more
than 15 feet from an approved fire apparatus access roadway. (UFC Sec. 903.4.2.4)
�} REFLECTIVE HYDRANT MARKERS: Fire hydrant_locations shall be identified by the installation of
re ective markers. The markers shall be blue. They shall be located adjacent and to the side of the
centerline of the access road way that the fire hydrant is located on. In case that there is no center
line, then assume a centerline, and place the reflectors accordingly_ (UFC Sec. 901.4.3)
s� SINGLE FAMILY DWELLINGS - REQUIRED FIRE FLOW: The minimum available fire flow for
sin�le family dwellings and duplexes,shall be 1,000 gallons per minute. If the structure(s) is(are)
3,6 0 square feet or larger, the required fire flow shall be determined according to UFC Appendix
Table A-lll-A-1. (UFC Appendix III-A, Sec. 5)
s� ACCESS AND FIRE FIGHTING WATER SUPPLY DURING CONSTRUCTION: Approved fire
apparatus access roa ways an ire ightin� water supp ies s al e insta e an operational prior to
any other construction on the site or subdivision. (UFC Sec. 8704)
Please contact me at (503) 612-7010 with any additional questions.
SECTION VIII. PROCEDURE AND APPEAL INFORMATION
Notice: Notice was mailed to:
X The applicant and owners
X Owner of record within the required distance
—� Affected govemment agencies
Final Decision:
THIS DECISION IS FINAL ON MARCH 21, 2003 AND BECOMES
EFFECTIVE ON APRIL 5, 2003 UNLESS AN APPEAL IS FILED.
A�ea�l:
The Director's Decision is final on the date that it is mailed. All persons entitled to notice or who are
otherwise adversely affected or aggrieved by the decision as provided in Section 18.390.040.G.1. may
appeal this decision in accordance with Section 18.390.040.G.2. of the Tigard Communitx Development
Code which provides that a written appeal together with the required fee shall be filed with the Director
within ten (10) business days of the date the fVotice of Decision was mailed. The appeal fee schedule
and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard,
Oregon 97223.
NOTICE OF DECISION MLP2003-00001NVALL PARTITION#2 PAGE 14 OF 15
Unless the applicant.is the appellant, the hearing on an appeal from the Director's Decision shall be
confined to tFie specific issues identified in the written comments submitted by the.parties during the
comment period. Additional evidence concerning issues �roperly raised in the Notice of Appeal may
be submitEed by any party during the appeal heanng, sub�ect to any additional rules of procedure that
may be adopted from time to time by the appellate body.
THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON APRIL 4, 2003.
Questions:
I yo hu ave any questions, please call the City of Tigard Planning Division, Tigard City Hall, 13125 SW
Hall Boulevard, Tigard, Oregon at (503) 639-4171.
�
--r' � March 21, 2003
PREPARE B : at ew Sch ' e ger DATE
Assistant Planner
��
� � `J �c.a March 21 2003
APPROVE BY: Richard H. Bewersd DATE
Planning Manager
i/curplNmathew/mlp/mIp2002-00OO6.dec
NOTICE OF DECISION MLP2003-00001NVALL PARTITION#2 PAGE 15 OF 15
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NOTICE OF TYPE II DECISION
MINOR LAND PARTITION �MLP) 2403-00001 ��`
;;.;,,;;; CITY OF TI(3ARD
WALL PARTITION Community�DeveCopment
ShapingA BetterCommunity
120 DAYS = 6/17/2003
SECTION I. APPLICATION SUMMARY
FILE NAME: WALL PARTITION #2
CASE NO: Minor Land Partition (MLP) MLP2003-00001
PROPOSAL: The applicant is requesting approval of a three (3) lot partition on a parcel of land
containing approximately 16,911 square feet. This partition will create Parcel #1
with approximately 6,161 square feet, parcel #2 with approximately 5,719 square
feet and parcel #3 of 5,031 square feet.
APPLICANT/
OWNER: George Wall APPLICANT: Harris-McMonagle Assoc., Inc.
11600 SW Bull Mountain Road REP.: Attn: Jay Harris
Portland, OR 97224 12555 SW Hall Boulevard
Tigard, OR 97223
ZONING
DESIGNATION: R-7: Medium-Density residential District. The R-7 zoning district is designed to
accommodate attached single-family homes, detached single-family homes with or
without accessory residential units, at a minimum lot size of 5,000 square feet, and
duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and
subdivisions are also permitted outright. Some civic and institutional uses are also
permitted conditionally.
LOCATION: 14580 SW 120th Place; WCTM 2S110BC, Tax Lot 2600.
APPLICABLE
REVIEW
CRITERIA: Community Development Code Chapters 18.390 (Decision-Making Procedures);
18.420 (Land Partitions); 18.510 (Residential Zoning Districts}; 18.705 (Access
Egress and Circulation); 18.715 (Density Computations); 18.745 (Landscaping and
Screening); 18.765 (Off-Street parking and Loading Requirements); 18.790 (Tree
Removal); 18.795 (Visual Clearance Areas); 18.810 (Street and Utility
Improvement 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 4F 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 finrenty-five cents (25�) per page, or the current rate charged for copies at the
time of the request.
SECTION III. PROCEDURE AND APPEAL INFORMATION
Notice:
Notice mailed to:
X The applicant and owners
X Owner of record within the required distance
—� Affected government agencies
Final Decision:
THIS DECISION IS FINAL ON MARCH 21, 2003 AND BECOMES
EFFECTIVE ON APRIL 5, 2003 UNLESS AN APPEAL IS FILED.
Appeal:
The Director's Decision is final on the date that it is mailed. All persons entitled to notice or who are
otherwise adversely affected or aggrieved by the decision as provided in Section 18.390.040.G.1 may
appeal this decision in accordance with Section 18.390.040.G.2 of the Tigard Community
Development Code which provides that a written appeal together with the required fee shall be filed
with the Director within ten (10) business days of the date the Notice of Decision was mailed. The
appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW
Hall Boulevard, Tigard, Oregon 97223.
Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be
confined to the specific issues identified in the written comments submitted by the parties during the
comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may
be submitted by any party during the appeal hearing, subject to any additional rules of procedure that
may be adopted from time to time by the appellate body.
THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON APRIL 4, 2003.
Questions:
For further information please contact the Planning Division Staff Planner, Mathew Scheidegqer at
(503) 639-4171, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223.
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NOTICE TO MORTGAGEE,LIENHOLDER,VENDOR OR SELLER:
THE TIGARD DEVELOPMENT CODE REQl11RES THAT IF YOU RECEIVE THIS NOTICE,IT SHALL BE PROMPTLY FORWARDED TO THE PURCHASER.
NOTICE OF PENDING LAND USEAPPLICATION
MINOR LAND PARTITION CITYOFTIGARD
�'ommunity�DeveCopment
Shaping A Better�'ommz�ni ty
DATE OF NOTICE: February 26, 2003
FILE NUMBER: MINOR LAND PARTITION (MLP) 2�03-00001
FILE NAME: WALL PARTITION #2
PROPOSAL: The applicant is requesting approval to perform a 3-lot partition on a parcel of land
containing approximately 16,911 square feet. This partition will create Parcel #1 with
approximately 6,161 square feet, Parcel #2 with approximately 5,719 square feet, and
Parcel #3 of 5,031.
ZONE: R-7: Medium-Density Residential District. The R-7 zoning district is designed to
accommodate attached single-family homes, detached single-family homes with or without
accessory residential units, at a minimum lot size of 5,000 square feet, and duplexes, at a
minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also
permitted outright. 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, 18.745, 18.765, 18.790, 18.795 and 18.810.
LOCATION: 14580 SW 120�' Place; WCTM 2S110BC, Tax Lot 2600.
YOUR RIGHT TO PROVIDE WRITTEN COMMENTS:
Prior to the City making any decision on the Application, you are hereby provided a fourteen (14) day period to
submit written comments on the application to the City. THE FOURTEEN (14) DAY PERIOD ENDS AT
5:00 PM ON MARCH 12 2003. All comments should be directed to Mathew Scheidegqer, Assistant Planner in the
Planning Division at the City of Tigard, 13125 SW Hall Boulevard, Tigard, Oregon 97223. You may reach the City of
Tigard by telephone at (503) 639-4171.
ALL COMMENTS MUST BE RECEIVED BY TNE CITY OF TIGARD IN WRITING PRIOR TO 5:00 PM ON THE DATE SPECIFIED
ABOVE IN ORDER FOR YOUR COMMENTS TO BE CONSIDEBED IN THE OECISION-MAKING PROCESS.
THE CITY OF TIGARD APPRECIATES RECEIVING COMMENTS AND VALUES YOUR INPUT. COMMENTS
WILL BE CONSIDERED AND ADDRESSED WITHIN THE NOTICE OF DECISION. A DECISION ON THIS ISSUE
IS TENTATIVELY SCHEDULED FOR MARCH 18, 2003. IF YOU PROVIDE COMMENTS, YOU WILL BE SENT A
COPY OF THE FULL DECISION ONCE IT HAS BEEN RENDERED.
WRITTEN COMMENTS WILL BECOME A PART OF THE PERMANENT PUBLIC RECORD AND SHALL CONTAIN
THE FOLLOWING INFORMATION:
. Address the specific "Applicable Review Criteria" described in the section above or any other criteria
believed to be applicable to this proposal;
. Raise any issues and/or concerns believed to be important with sufficient evidence to allow the City to
provide a response;
. Comments that provide the basis for an appeal to the Tigard Hearings O�cer must address the relevant
approval criteria with su�cient specificity on that issue.
Failure of any party to address the relevant approval criteria with sufficient specificity may preclude
subsequent appeals to the Land Use Board of Appeals or Circuit Court on that issue. Specific findings
directed at the relevant approval criteria are what constitute relevant evidence.
AFTER THE 14 DAY COMMENT PERIOD CLOSES, THE DIRECTOR SHALL ISSUE A TYPE II ADMINISTRATIVE DECISION. THE
DIRECTOR'S DECISION SHALL BE MAILED TO THE APPLICANT AND TO OWNERS OF RECORD OF PROPERTY LOCATED WITHIN
500 FEET OF THE SUBJECT SITE, AND TO ANYONE ELSE WHO SUBMITTED WRITTEN COMMENTS OR WHO IS OTHERWISE
ENTITLED TO NOTICE. THE DIRECTOR'S DECISION SHALL ADDRESS ALL OF THE RELEVANT APPROVAL CRITERIA. BASED
UPON THE CRITERIA AND THE FACTS CONTAINED WITHIN THE RECORD, THE DIRECTOR SHALL APPROVE, APPROVE WITH
CONDITIONS OR DENY THE REQUESTED PERMIT OR ACTION.
SUMMARY OF THE DECISION-MAKING PROCESS:
. The application is accepted by the City
. Notice is sent to property owners of record within 500 feet of the proposed development area allowing a 14-
day written comment period.
. The application is reviewed by City Staff and affected agencies.
. City Staff issues a written decision.
. Notice of the decision is sent to the Applicant and all owners or contract purchasers of record of the site; all
owners of record of property located within 500 feet of the site, as shown on the most recent property tax
assessment roll; any City-recognized neighborhood group whose boundaries include the site; and any
governmental agency which is entitled to notice under an intergovernmental agreement entered into with the
City which includes provision for such notice or anyone who is otherwise entitled to such notice.
INFORMATION/EVIDENCE AVAILABLE FOR REVIEW:
The application, written comments and supporting documents relied upon by the Director to make this decision are
contained within the record and are available for public review at the City of Tigard Community Development
Department. Copies of these items may be obtained at a cost of $.25 per page or the current rate charged for this
senrice. Questions regarding this application should be directed to the Planning Staff indicated on the first page of
this Notice under the section titled "Your Right to Provide Written Comments."
............... ........
""�"'�L°'°""` � YICIMI*Y MAP '
MLP2003-00001
WALL PARTITION #2
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REQUEST FOR COMMENTS CITYOFTIGARD
Commuttity,Uei�e�opment
SFiapingA Better�'ommunity
DATE: Februarfl 26,2003
To: Bardara Shields,Long Range Planning Manager REC�IVED 1:A��-y--
MAR 2 1 �
FROM: City of fgard Planning Division 2003 y�
�
STAFF CONTACT: Mathew Scheidegger,Assistant Planner[x24311 C�TY OF T�GqRD
Phone: [5031639-41n/Fax: [5031684-]291
MINOR LAND PARTITION[MLPI 2003-00001
➢ WALL PARTITION#2 Q
REQUEST: The applicant is requesting approval to perform a 3-lot partition on a parcel of land
containing approximately 16,911 square feet. This partition will create Parcel #1 with approximately
6,161 square feet, Parcel #2 with approximately 5,719 square feet, and Parcel #3 of 5,031.
LOCATION: 14580 SW 120th Place; WCTM 2S110BC, Tax Lot 2600. ZONE: R-7: Medium-Density
Residential District. The R-7 zoning district is designed to accommodate attached single-family homes,
detached single-family homes with or without accessory residential units, at a minimum lot size of 5,000
square feet, and duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and
subdivisions are also permitted outright. 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, 18.745, 18.765, 18.790, 18.795 and 18.810.
Attached are the Site Plan, Vicinity Map and ApplicanYs Information for your review. From information supplied by
various departments and agencies and from other information available to our staff, a report and recommendation will
be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this
application, WE NEED YOUR COMMENTS BACK BY: MARCH 12, 2003. You may use the space provided
below or attach a separate letter to return your comments. If you are unable to res�ond by the above date, please
phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If
you have any questions, contact the Tigard Planning Division, 13125 SW Hall Blvd., Tigard, OR 97223.
PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY:
_ We have reviewed the proposal and have no objections to it.
Please contact of our office.
Please refer to the enclosed letter.
_ Written comments provided below:
Name&Number of Person Commenting:
� f ,
MEMORANDUM
CITY OF TIGARD, OREGON
DATE: March 20, 2003
TO: Matt Scheidegger, Assistant Planner
FROM: Brian Rager, Development Review Engineer ��
RE: MLP 2003-00001, Wall Partition #2
Access Management (Section 18.705.030.H)
Section 18.705.030.H.1 states that an access report shall be submitted with
all new development proposals which verifies design of driveways and
streets are safe by meeting adequate stacking needs, sight distance and
deceleration standards as set by ODOT, Washington County, the City and
AASHTO.
The access for the new lots will be from an existing private street that was
approved as a part of MLP 2001-00006. No other analysis is necessary.
Section 18.705.030.H.2 states that driveways shall not be permitted to be
placed in the influence area of collector or arterial street intersections.
Influence area of intersections is that area where queues of traffic
commonly form on approach to an intersection. The minimum driveway
setback from a collector or arterial street intersection shall be150 feet,
measured from the right-of-way line of the intersecting street to the throat
of the proposed driveway. The setback may be greater depending upon the
influence area, as determined from City Engineer review of a traffic impact
report submitted by the applicant's traffic engineer. In a case where a
project has less than 150 feet of street frontage, the applicant must explore
any option for shared access with the adjacent parcel. If shared access is
not possible or practical, the driveway shall be placed as far from the
intersection as possible.
The existing private street was approved as a part of MLP 2001-00006 and is not
within the influence area of a collector or arterial intersection.
Street And Utility Improvements Standards (Section 18.810):
Chapter 18.810 provides construction standards for the implementation of
public and private facilities and utilities such as streets, sewers, and
drainage. The applicable standards are addressed below:
ENGINEERING COMMENTS MLP 2003-00001 Wall Partition #2 PAGE 1
ti ,
Streets:
Improvements:
Section 18.810.030.A.1 states that streets within a development and streets
adjacent shall be improved in accordance with the TDC standards.
Section 18.810.030.A.2 states that any new street or additional street width
planned as a portion of an existing street shall be dedicated and improved
in accordance with the TDC.
The subject site lies adjacent to an existing private street that was installed as a
part of MLP 2001-00006. No additional improvements of this private are required
to support these new parcels.
Private Streets: Section 18.810.030.T states that design standards for
private streets shall be established by the City Engineer. The City shall
require legal assurances for the continued maintenance of private streets,
such as a recorded maintenance agreement. Private streets serving more
than six dwelling units are permitted only within planned developments,
mobile home parks, and multi-family residential developments.
As was previously analyzed as a part of MLP 2001-00006, the existing private
street was approved to serve a total of five parcels. The three parcels created by
this application will result in a total of five parcels served by the private street.
Therefore, this standard is met.
The private street was constructed in accordance with City standards and was
accepted by the City. A maintenance agreement was recorded with the plat tied
to MLP 2001-00006 and includes the property containing these three parcels.
That maintenance agreement will need to be amended to clarify that the parcels
within this partition are still included.
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 trafFc 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.
ENGINEERING COMMENTS MLP 2003-00001 Wall Partition #2 PAGE 2
• For non-residential blocks in which internal public circulation provides
equivalent access.
PLANNING
Section 18.810.040.B.2 also states that bicycle and pedestrian connections
on public easements or right-of-ways shall be provided when full street
connection is not possible. Spacing between connections shall be no
more than 330 feet, except where precluded by environmental or
topographical constraints, existing development patterns, or strict
adherence to other standards in the code.
PLANNING
Lots -Size and Shape: Section 18.810.060(A) prohibits lot depth from being
more than 2.5 times the average lot width, unless the parcel is less than 1.5
times the minimum lot size of the applicable zoning district.
PLANNING
Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of
frontage on public or private streets, other than an alley. In the case of a land
partition, 18.420.050.A.4.c applies, which requires a parcel to either have a
minimum 15-foot frontage or a minimum 15-foot wide recorded access
easement. In cases where the lot is for an attached single-family dwelling
unit, the frontage shall be at least 15 feet.
PLANNING
Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to
meet City design standards and be located on both sides of arterial,
collector and local residential streets. Private streets and industrial streets
shall have sidewalks on at least one side.
The applicant was required to execute a restrictive covenant that ties this
property to an obligation for future improvements to Bull Mountain Road. The
restrictive covenant will cover the installation of a future sidewalk on the north
side of the roadway. No further work is needed on this issue.
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
ENGINEERING COMMENTS MLP 2003-00001 Wall Partition #2 PAGE 3
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.
An 8-inch public sewer line was installed from an offsite location to the northeast
to serve all of the parcels in the applicanYs development. No additional public
sewer lines are necessary to support this development.
Storm Drainage:
General Provisions: Section 18.810.100.A states requires developers to
make adequate provisions for storm water and flood water runoff.
Accommodation of Upstream Drainage: Section 18.810.100.0 states that a
culvert or other drainage facility shall be 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).
No upstream drainage ways affect this site.
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).
A 12-inch public storm drainage line was installed along the north edge of the
Bull Mountain Road ROW to adequately drain the entire site, including the new
parcels to be created by this partition. That work is completed and approved. No
additional storm drainage work is necessary.
ENGINEERING COMMENTS MLP 2003-00001 Wall Partition #2 PAGE 4
ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND
UTILITY IMPROVEMENT STANDARDS:
Public Water System:
These parcels will be served from private water services that were installed for
them as a part of MLP 2001-00006. No additional water system work is needed.
Storm Water Quality:
The City has agreed to enforce Surtace Water Management (SWM)
regulations established by Clean Water Services (CWS) Design and
Construction Standards (adopted by Resolution and Order No. 00-7) which
require the construction of on-site water quality facilities. The facilities
shall be designed to remove 65 percent of the phosphorus contained in 100
percent of the storm water runoff generated from newly created impervious
surfaces. In addition, a maintenance plan shall be submitted indicating the
frequency and method to be used in keeping the facility maintained
through the year.
All of the parcels approved by MLP 2001-00006 and this partition will be
permitted to pay the fee in-lieu of water quality facilities.
Address Assignments:
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$ 30.00 per address shall be assessed. This fee shall be paid to
the City prior to approval of the final plat. For this project, the addressing fee will
be $90.00.
The developer will also be required to provide signage at the entrance of the
private street that lists the addresses that are served by the private street. This
will assist emergency services personnel to more easily find a particular home.
Survey Requirements
The applicanYs final plat shall contain State Plane Coordinates [NAD 83 (91)] on
two monuments with a tie to the City's global positioning system (GPS) geodetic
control network (GC 22). These monuments shall be on the same line and shall be
of the same precision as required for the subdivision plat boundary. Along with the
coordinates, the plat shall contain the scale factor to convert ground measurements
to grid measurements and the angle from north to grid north. These coordinates
can be established by:
• GPS tie networked to the City's GPS survey.
• By random traverse using conventional surveying methods.
ENGINEERING COMMENTS MLP 2003-00001 Wall Partition #2 PAGE 5
In addition, the applicant's as-built drawings shall be tied to the GPS network.
The applicanYs 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 (Brian Rager, 639-4171, ext. 318) for
review and approval:
. Prior to approval of the final plat, the applicant shall pay an addressing fee in
the amount of$90.00. (STAFF CONTACT: Shirley Treat, Engineering).
. The applicant shall cause a statement to be placed on the final plat to
indicate that the proposed private street(s) will be jointly owned and
maintained by the private property owners who abut and take access from
it(them).
. Prior to approval of the finat plat, the applicant shall prepare Conditions,
Covenants and Restrictions (CC8�R's) for this project, to be recorded with
the final plat, that clearly lays out a maintenance plan and agreement for the
proposed private street(s). The 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(s). The applicant shall submit a
copy of the CC&R's to the Engineering Department (Brian Rager) prior to
approval of the final plat.
. The applicanYs final plat shall contain State Plane Coordinates on two
monuments with a tie to the City's global positioning system (GPS) geodetic
control nefinrork (GC 22). These monuments shall be on the same line and
shall be of the same precision as required for the subdivision plat boundary.
Along with the coordinates, the plat shall contain the scale factor to convert
ground measurements to grid measurements and the angle from north to
grid north. These coordinates can be established by:
• GPS tie networked to the City's GPS survey.
• By random traverse using conventional surveying methods.
ENGINEERING COMMENTS MLP 2003-00001 Wall Partition #2 PAGE 6
. 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.
426).
C. The final plat and data or narrative shall be drawn to the minimum
standards set forth by the Oregon Revised Statutes (ORS 92.05),
Washington County, and by the City of Tigard.
D. NOTE: Washington County will not begin their review of the final plat
until they receive notice from the Engineering Department indicating that the
City has reviewed the final plat and submitted comments to the applicanYs
surveyor.
E. After the City and County have reviewed the final plat, submit two
mylar copies of the final plat for City Engineer signature (for partitions), or
City Engineer and Community Development Director signatures (for
subdivisions).
THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO
ISSUANCE OF BUILDING PERMITS:
Submit to the Engineering Department (Brian Rager, 639-4171, ext. 318) 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 the building permit for all three parcels, the applicant
shall pay the standard water quality and water quantity fees per lot (fee
amounts will be the latest approved by CWS).
11tig3331usr1depls\englbrianrlcom mentslm IpUn Ip2003-00001.doc
ENGINEERING COMMENTS MLP 2003-00001 Wall Partition #2 PAGE 7
r
� � � TUALATIN VALLEY FIRE 8� RESCUE • SOUTH DIVISION
' � COMMUNITY SERVICES • OPERATIONS • FIRE PREVENTION
Tualatin Valley
Fire & Rescue
March 21, 2003
Mathew Scheidegger, Associate Planner
City of Tigard
13125 SW Hall Blvd
Tigard, OR 97223
Re: Wall Partition #2 (MLP2003-00001)
Dear Mathew,
I have reviewed the submittal for the above named project and have the following comments:
1} FIRE APPARATUS ACCESS ROAD WIDTH AND VERTICAL CLEARANCE: Fire apparatus access roads
shall have an unobstructed width of not less than 20 feet(15 feet for one or two dwelling units and out
buildings), and an unobstructed vertical clearance of not less than 13 feet 6 inches. (UFC Sec. 902.2.2.1)
Where fire apparatus roadways are less than 28 feet wide, "NO PARKING" signs shall be installed on both
sides of the roadway and in turnarounds as needed. Where fire apparatus roadways are more than 28 feet
wide but less than 32 feet wide, "NO PARKING"signs shall be installed on one side of the roadway and in
turnarounds as needed. Where fire apparatus roadways are 32 feet wide or more, parking is not restricted.
(UFC Sec. 902.2.4)
2) 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 50,000 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.
Documentation from a registered engineer that the finished construction is in accordance with the approved
plans or the requirements of the Fire Code may be requested. (Design criteria on back) (UFC Sec. 902.2.2)
3) TURNING RADIUS: The inside turning radius and outside turning radius shall be not less than 25 feet and
45 feet respectively, measured from the same center point. (UFC Sec. 902.2.2.3)
4) GRADE: Private fire apparatus access roadway grades shall not exceed an average grade of 10 percent
with a maximum grade of 15 percent for lengths of no more than 200 feet. Intersections and turnarounds
shall be level (maximum 5%)with the exception of crowning for water run-off. Public streets shall have a
maximum grade of 15%. (UFC Sec. 902.2.2.6)
5) SINGLE FAMILY DWELLINGS AND DUPLEXES - FIRE HYDRANTS: Fire hydrants for single family
dwellings, duplexes and sub-divisions, shall be placed at each intersection. Intermediate fire hydrants are
required if any portion of a structure exceeds 500 feet from a hydrant at an intersection as measured in an
approved manner around the outside of the structure and along approved fire apparatus access roadways.
Placement of additional fire hydrants shall be as approved by the Chief. (UFC Sec. 903.4.2.2)
6) FIRE HYDRANT DISTANCE FROM AN ACCESS ROAD: Fire hydrants shall be located not more than 15
feet from an approved fire apparatus access roadway. (UFC Sec. 903.4.2.4)
7) REFLECTIVE HYDRANT MARKERS: Fire hydrant locations shall be identified by the installation of
reflective markers. The markers shall be blue. They shall be located adjacent and to the side of the
centerline of the access road way that the fire hydrant is located on. In case that there is no center line,
then assume a centerline, and place the reflectors accordingly. (UFC Sec. 901.4.3)
8) SINGLE FAMILY DWELLINGS - REQUIRED FIRE FLOW: The minimum available fire flow for single family
dwellings and duplexes shall be 1,000 gallons per minute. If the structure(s) is(are)3,600 square feet or
7401 SW Washo Court,Suite 101 •Tualatin,Oregon 97062•Tel.(503)612-7000•Fax(503)612-7003•www.rifr.com
. •
� larger, the required fire flow shall be determined according to UFC Appendix Table A-III-A-1. (UFC
Appendix III-A, Sec. 5)
9) ACCESS AND FIRE FIGHTING WATER SUPPLY DURING CONSTRUCTION: Approved fire apparatus
access roadways and fire fighting water supplies shall be installed and operational prior to any other
construction on the site or subdivision. (UFC Sec. 8704}
Please contact me at(503) 612-7010 with any additional questions.
Sincerely,
Eric T. McMullen
Eric T. McMullen
Deputy Fire Marshal
1`�. ,i•�
� �
March 2, 2003
Mr. Mathew Scheidegger REC�IVED PLANNINQ
Assistant Planner
Planning Division MAR 0 4 2003
City of Tigard
13125 SW Hall Blvd CITY OF TIGARD
Tigard, OR 97223 � �
�I� ���e�j ��c�'� I
Dear Mr. Scheidegger,
The Wall Partition#2 Notice(MLP 2003 00001) is very confusing. Points of issue are:
1. The map with the Notice shows the Wall parcel that is adjacent to my property.
The Notice does not show, however, where the three-lot partition is proposed.
Can you provide a map that shows the location of the three partitions?
2. As far as I can tell, the Wall property has been developed with utilities for 5 lots.
There is no explanation why the Notice is for only three lots. Can you please
explain this?
3. There is currently a house on one lot in the area shown on the notice. There was
no work in front of my house when this house was constructed. When utilities
were connected for the other four lots, a storm sewer line was installed in front of
my house. I was not notified of this construction and I called the City in panic
when I was told the day of construction that my hedge would be taken out. I have
since reached resolution with Mr. Wall on the loss of the hedge but it seems your
notice of the partition is about nine months after the construction for the sewer
line. Shouldn't I have received this notice before the construction?
4. If I had been notified of the construction before hand I would have reminded the
City that I wrote a letter about the lack of storm water on my property (all roof
and drive way water goes to a dry well and ground water.)In this letter I
indicated I have never observed water in the ditch along Bull Mountain Road and
I should not be charged a fee for storm water. The storm water situation on my
prooerty was subsenuently inspected by the City, my claim was substantiated and
the fee for storm water was subsequently removed from my water bill. Since the
construction for the Wall property and the"French Drain" installed over the
sewer line along Bull Mountain Road, in front of my house, storm water charges
have reappeared on my bill from the City. I object to this because the ditch in
front of my house does not carry water(not even in the 69 flood). Calculation
from a model will not convince me that there has ever been water running in that
ditch. There was no need for the French Drain or the very large trash rack as the
French Drain leaves my property to the east. As a result of the Wall partition I am
now being charged twice: on my bill from the City and as a tax payer. Public
funds were used to build something that wasn't needed. Evidence that it wasn't
needed is the fact that my storm water charge was waived many years ago.
. .�
,y �
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5. The trash rack at the corner of my property is excessive and a danger to traffic.
Considering there is now a huge French Drain along Bull Mountain Road, in an
area that never had water, the trash rack is over designed and not needed. I find it
unfortunate that Mr. Wall had to pay for the gravel and the trash rack that was not
needed and that I have to pay extra too. Instead I recommend a man hole cover be
placed over the hole and the grade be brought to the adjacent ground. If I had a
chance to comment on the storm line prior to construction, I most certainly would
have commented on the design and sought input from a professional engineer to
challenge the design. The trash rack is not only dangerous it is down right ugly,
doesn't fit with anything else in the neighborhood and should be removed or
redesigned by someone who cares.
6. What is the fate of the raised manhole in front of the Wall parcel? This manhole
is also a danger to traffic esoecially at night.
7. There is a small piece of property at the end of the City road that has been
constructed through the Wall Subdivision. I want to know who owns this small
parcel between the end of the road and my property and who will maintain it.
Right now the exposed soil is starting to support a good crop of weeds and will
get worse unless some one maintains this area. Whose responsibility is the
maintenance?
� 8. When the Walls started their construction there was a sedimentation fence
between my property and the Wall property. Today this sedimentation fence is
long gone and many a construction vehicle has crossed over onto my property. I
have worked with Wall's contractor to reach resolution but it is not pleasant
work. I hope a sedimentation fence can be reinstalled and that my newly planted
grass is not disturbed again.
I thank you for your consideration in these matters. I am not against the Wall partition.
All that I ask is that the City consider my issues and write them in as conditions as this
Type II partition is approved.
Sincerely�ours,
��+�- �. -
Paul Whitney
12935 S. W. Bull Mountain Road
Tigard, Oregon 97224
Work 503-248-9507 ext 232
� � TUALATIN VALLEY FIRE & RE: ,E • SOUTH DIVISION
" COMMUNITY SERVICES • OPERATIONS • FIRE PREVENTION
Tualatin Valley
Fire & Rescue
March 21, 2003 ��-� �����"
Mathew Scheidegger, Associate Planner �
�
City of Tigard ^
13125 SW Hall Blvd �(V�
Tigard, OR 97223
Re: Wall Partition#2
Dear Mathew,
I have reviewed the submittal for the above named project and have the following comments:
1) FIRE APPARATUS ACCESS ROAD WIDTH AND VERTICAL CLEARANCE: Fire apparatus access roads
shall have an unobstructed width of not less than 20 feet (15 feet for one or two dwelling units and out
buildings), and an unobstructed vertical clearance of not less than 13 feet 6 inches. (UFC Sec. 902.2.2.1)
Where fire apparatus roadways are less than 28 feet wide, "NO PARKING"signs shall be installed on both
sides of the roadway and in turnarounds as needed. Where fire apparatus roadways are more than 28 feet
wide but less than 32 feet wide, "NO PARKING"signs shall be installed on one side of the roadway and in
turnarounds as needed. Where fire apparatus roadways are 32 feet wide or more, parking is not restricted.
(UFC Sec. 902.2.4)
2) 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 50,000 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.
Documentation from a registered engineer that the finished construction is in accordance with the approved
plans or the requirements of the Fire Code may be requested. (Design criteria on back) (UFC Sec. 902.2.2)
3) TURNING RADIUS: The inside turning radius and outside turning radius shall be not less than 25 feet and
45 feet respectively, measured from the same center point. (UFC Sec. 902.2.2.3)
4) GRADE: Private fire apparatus access roadway grades shall not exceed an average grade of 10 percent
with a maximum grade of 15 percent for lengths of no more than 200 feet. Intersections and turnarounds
shall be level (maximum 5%)with the exception of crowning for water run-off. Public streets shall have a
maximum grade of 15°/a. (UFC Sec. 902.2.2.6)
5) SINGLE FAMILY DWELLINGS AND DUPLEXES - FIRE HYDRANTS: Fire hydrants for single family
dwellings, duplexes and sub-divisions, shall be placed at each intersection. Intermediate fire hydrants are
required if any portion of a structure exceeds 500 feet from a hydrant at an intersection as measured in an
approved manner around the outside of the structure and along approved fire apparatus access roadways.
Placement of additional fire hydrants shall be as approved by the Chief. (UFC Sec. 903.4.2.2)
6) FIRE HYDRANT DISTANCE FROM AN ACCESS ROAD: Fire hydrants shall be located not more than 15
feet from an approved fire apparatus access roadway. (UFC Sec. 903.42.4)
7) REFLECTIVE HYDRANT MARKERS: Fire hydrant locations shall be identified by the installation of
reflective markers. The markers shall be blue. They shall be located adjacent and to the side of the
centerline of the access road way that the fire hydrant is located on. In case that there is no center line,
then assume a centerline, and place the reflectors accordingly. (UFC Sec. 901.4.3)
8} SINGLE FAMILY DWELLINGS- REQUIRED FIRE FLOW: The minimum available fire flow for single family
dwellings and duplexes shall be 1,000 gallons per minute. If the structure(s) is(are) 3,600 square feet or
7401 SW Washo Court,Suite 101 .Tualatin,Oregon 97062•Tel.(503)612-7000•Fax(503)612-7003•www.tvfr.com
� , lar�j.er, the required firE shall be determined according to UFC f idix Table A-III-A-1. (UFC
Appendix III-A, Sec. 5)
9) ACCESS AND FIRE FIGHTING WATER SUPPLY DURING CONSTRUCTION: Approved fire apparatus
access roadways and fire fighting water supplies shall be installed and operational prior to any other
construction on the site or subdivision. (UFC Sec. 8704)
Please contact me at(503) 612-7010 with any additional questions.
Sincerely,
Eric T. McMullen
Eric T. McMullen
Deputy Fire Marshal
REQUEST FOR COMMENTS CITYOFTIGARD
Cammunity 4�e�i�e�opmeni
ShapingA�etter�'ommunity
DATE: Februarfl 26,2003
T0: Dennis Koellermeier,Operavons Mana9er/Water Department
REC�IVED PLANNING
FROM: City of Tigard Planning Di�ision
STAFF CONTACT: Mathew Scheidegger,Assistant Planner[x243A
FEB 2 7 2003
Phone: [5031639-4171/Fax: [5031684-129i CITY OF TIGARD
MINOR LAND PARTITION[MLPI 2003-00001
➢ WALL PARTITION #2 Q
REQUEST: The applicant is requesting approval to perform a 3-lot partition on a parcel of land
containing approximately 16,911 square feet. This partition will create Parcel #1 with approximately
6,161 square feet, Parcel #2 with approximately 5,719 square feet, and Parcel #3 of 5,031.
LOCATION: 14580 SW 120th Place; WCTM 2S1106C, Tax Lot 2600. ZONE: R-7: Medium-Density
Residential District. The R-7 zoning district is designed to accommodate attached single-family homes,
detached single-family homes with or without accessory residential units, at a minimum lot size of 5,000
square feet, and duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and
subdivisions are also permitted outright. 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, 18.745, 18.765, 18.790, 18.795 and 18.810.
Attached are the Site Plan, Vicinity Map and Applicant's Information for your review. From information supplied by
various departments and agencies and from other information available to our staff, a report and recommendation will
be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this
application, WE NEED YOUR COMMENTS BACK BY: MARCH 12, 2003. You may use the space provided
below or attach a separate letter to return your comments. If you are unable to respond by the above date, please
phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If
you have any questions, contact the Tigard Planning Division, 13125 SW Hall Blvd., Tigard, OR 97223.
PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY:
� We have reviewed the proposal and have no objections to it.
Please contact of our office.
Please refer to the enclosed letter.
_ Written comments provided below:
Name 8� Number of Person Commenting• /,�/ r �G�
����
REQUEST FOR COMMENTS CMOFflGARD
Commuraty meueCt�jmeent
SfcctpingA 43etteT Co�nin:in�i.ry
DATE FebNS1'Y 26.�!00� D � � [� � �] [�
� � '�,✓� tse Welk��.GleaaWater 5crulees/SWM Pro F E B 2 7 2003
.� .-r-p CI of�i ard Plaea�o �lu�aion
By
STAFF III�TACT: Matdew Sehu:�de er Asstst�nt planner ac24311
Pdone: [5031i 639-41T1/Fax: [5031684-7297
MU10R IAND PABTITION[MLPI 2003-0OOQ1
➢ 'WALL PART�TION#2 Q
r �
RE� ��JEST: The applicant i�� requesting approval to perform a 3-lot partition on a parcel ot land
con �ining approximately 16,y11 square feet. This partition will create Parcel #1 with approximately
6,1 i 1 square feet, Parcel ��2 with approximately 5,719 square feet, and Parcel #3 of 5,031_
LO� :��TION: 14580 SW 120'h Place; WCTM 2S1106C, Tax Lot 2600. ZONE; R-7: Medium-Density
Re: clential District. The R-7 zoning d'+strict is designed to accommodate attached single-family homes,
det c:hed single-�family homes with or without accessory residential units, at a minimum lot size of 5,000
sq� �re feet, and duplexes, �t a minimum lot size of 10,00� square feet. Mobile home parks and
suk iivisions are also permitted EW GRITERIAe Commun ty`DevelopmentSCoderChapters 18 390,
cor �itionally_ APPLICABLE REVI
18, -;?0, 18.510, 18.705, 18.7'15, 18.745, 18.765, 18_790, 18.795 and 18.810.
At�ac e:d are the Site Plan, Viciniity Map and Applicant's Information for your review. From information supplied by
vario� s departments and agencie� and from other informati�n available to our staff, a report and recommendation will
be pi 3��ared and a decision wiil I�e rendered on the pro osal in the near future. If you wish to comment on this
�.� � ,.�.� r „.,..�°,,.° .��� ,i�'�, ''' , I�'�1 I .� �� � ` p r I � le t.f„ III You ma use the space provided
appli ation, �� �������. �� i �l����l L�i ��� f�����r'.,r�J�l��,,. ,. I�,� , (�lf�� ��' � Y
belo� ��r attach a separate letter t�� retum your comments. I� ou are nab o res ond b the above date please
phon :the staff contact noted abotire with your comments and confirm your comments in wri�ing as soon as possible. If
you I 3ve any questions, contact th�e Tigard Planning Division, 13125 SW Hall Blvd.,Tigard, OR 97223•
IjPLE'! :3E��,�HEGK�iT��F� ���L;���W�!�G'��Ii�i,�11YlS�Tf-l�AT���APPtiY:' ;;�I;��
We have reviewed the pro�osal �nd have no objections #o it. of our office.
Please contact
� Please refer to the enclos�d letter_
Written comrnents provi�dQd below:
— � lo
S� ��� �� '� '
���
�
� _ ,I �S
�. _ �
�I -ime S Number of Pel'son Coimmenting:
T00� S��IA2I�5 2I�,LVdA 11V�'I� BZSC968�OS %Vd 9��LO �0/CO/£0
�
REQUEST FOR COMMENTS ��nOFTIGARD
Community�UeveCopment
ShapingA BetterCommunity
DATE: Februarfl 26,2003
T0: Matt Stine,Ur6an Forester/Public WorKs Annex
FROM: CitY of Tigard Planning Diuision
STAFF CONTACT: Mathew Scheideg9er,Assistant Planner[x24311
Phone: [503I639-4171/Fax: [5031684-7291
MINOR LAND PARTITION[MLPI 2003-00001
➢ WALL PARTITION #2 Q
REQUEST: The applicant is requesting approvai to perform a 3-lot partition on a parcel of land
containing approximately 16,911 square feet. This partition will create Parcel #1 with approximately
6,161 square feet, Parcel #2 with approximately 5,719 square feet, and Parcel #3 of 5,031 .
LOCATION: 14580 SW 120th Place; WCTM 2S110BC, Tax Lot 2600. ZONE: R-7: Medium-Density
Residential District. The R-7 zoning district is designed to accommodate attached single-family homes,
detached single-family homes with or without accessory residential units, at a minimum lot size of 5,000
square feet, and duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and
subdivisions are also permitted outright. 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, 18.745, 18.765, 18.790, 18.795 and 18.810.
Attached are the Site Plan, Vicinity Map and Applicant's Information for your review. From information supplied by
various departments and agencies and from other information available to our staff, a report and recommendation will
be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this
application, WE NEED YOUR COMMENTS BACK BY: MARCH 12, 2003. You may use the space provided
below or attach a separate letter to return your comments. If you are unable to respond by the above date, please
phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If
you have any questions, contact the Tigard Planning Division, 13125 SW Hall Blvd., Tigard, OR 97223.
PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY:
_ We have reviewed the proposal and have no objections to it.
Please contact of our office.
Please refer to the enclosed letter.
_ Written comments provided below:
IName 8�Number of Person Commenting:
WASH CO LAND DEV. Fax�503-846-2908 Mar 12 2003 16�10 P.01
WASHINGTON COUNTY, OREGON
Departrnent of L�nd Use snd TrBnaporteG�on,Land Davelopmant Servlces
155 North First Avenua,3ufte 35a13,Hilisboro,OregOn A7124
(503)84�8761 •FAX:(503)848-2908
March 12, 2003
Mathew Scheidegger, Assistant Pianner
City of Tigard
Community Development
13125 SW Hall Boulevard
Tigard, OR 97223
FAX: (503)684-7297 Page 1 of 1
RE: w�� PARTITION #2
City File Number: MLP 2003-0Q001
Tax Map and Lot Number: 2S1 10BC 02600
Location: 14580 SW 120�' Place
Applicant/Owner: George Wall
a�,
a
�
Washington County Department of Land Use and Transportation has received notice of
the above noted �pplication but will not be submitting any requirements/conditions.
The project site is within the boundaries of the Urban S�rvices Intergovemmental
Agreement between City of Tigard and Washington County. Through this agreement,
Washington County delegated to the City of Tigard the review of development appravals
and the issuance of all access permits, right-of-way use, and right-of-way construction
permits for the area. In addition, the agreement has a provision that allows for County
technical assistance to the City if needed.
Thank you for the opportunity to comment. lf you have any questions or need further
techni s lease contact me at 503-846-3873,
oy Lalic
Associ
F;W allPard�on2NoCommfjc
�
• �� ~,�. CITY TIGARD REQUEST FOR CON ;NTS
~ NOTIFICATION LIST FOR LAND USE & COMMUNITY DEVELOPMENT APPLICATIONS
FILE NOS.: i-��' '�—,' ��`�+ � / FILE NAME: i� - " ���� �',�..� ��_ --��
CITI�N INVOLYEMENTTEAMS
14-DAY PENDING APPLICATION NOTICE TO CIT AREA: ❑Central ❑East ❑South QyVest �Proposal Descrip. in Library CIT Book
CITY OFFICES
�LONG RANGE PLANNINGlBarbara Shields,Planning Mgr. COMMUNITY DVLPMNT.DEPT./Planning-Engineering Techs. POLICE DEPT./Jim Wolf,Crime Prevention Offcer
`BUILDING DIVISION/Gary Lampella,Building Official ,�ENGINEERING DEPT./Brian Rager,Dvlpmnt.Review Engineer�WATER DEPT./Dennis Koellermeier,Operations Mgr.
CITY ADMINISTRATION/Cathy Wheatley,City Recorder PUBLIC WORKS/John Roy,Property Manager X PUBLIC WORKS/Matt Stine,Urban Forester
✓PLANNER—POST PROJECT SITE IF A PUBLIC HEARING ITEM-10 BUSINESS DAYS PRIOR TO THE PUBLIC HEARING! _C.D./Sherman Casper,Permit Coord�SORicuP�e riF�
SPECIAL DISTRICTS
TUAL.HILLS PARK 8 REC.DIST.+�;�TUALATIN VALLEY FIRE&RESCUE�r _ TUALATIN VALLEY WATER DISTRICT r y CLEANWATER SERVICES+►
Planning Manager Fire Marshall Administrative Office Lee Walker/SWM Program
15707 SW Walker Road Washington County Fire District PO Box 745 155 N.First Avenue
Beaverton,OR 97006 (place in pick-up box) BeaveRon,OR 97075 Hillsboro,OR 97124
LOCAL AND STATE IURISDICflONS
CITY OF BEAVERTON � CITY OF TUALATIN jk OR.DEPT.OF FISH 8 WILDLIFE OR.DIV.OF STATE LANDS
_ Planning Manager Planning Manager 2501 SW First Avenue Jennifer Goodridge
Irish Bunnell,Developmern Services 18880 SW Martinaai Avenue PO Box 59 775 Summer Street NE
PO Box 4755 Tualatin,OR 97062 Portland,OR 97207 Salem,OR 97301-1279
Beaverton,OR 97076
_ OR.PUB.UTILITIES COMM.
METRO-LAND USE 8 PLANNING +M� OR.DEPT.OF GEO.8�MINERAL IND. 550 Capitol Street NE
CITY OF DURHAM � 600 NE Grand Avenue 800 NE Oregon Street,Suite 5 Salem,OR 97310-1380
City Manager Portland.OR 97232-2736 Portland,OR 97232
PO BOx 23483 _ BOb Krlight,Data Resource Center(ZCA) US ARMY CORPS.OF ENG.
Durham,OR 97281-3483 _ Paulette Allen,GiowtnManapememCoorOinator OR.DEPT.OF LAND CONSERV.&DVLP Kathryn Harris
_ M21 H111@,GreensDacesCoordinator�CPP/ZOA) Leffy Ff2f1Ch(Comp.PlanAmendmentsOn�y) Routing CENWP-OP-G
j=CITY OF KING CITY� _ Jennifer Budhabhatti,Repional Planner(Wetlantls) 635 Capitol Street NE,Suite 150 PO Box 2946
City Manager x` C.D.Manager,GrowlhManagemerrtServices Salem,OR 97301-2540 PoRland,OR 97208-2946
15300 SW 116th Avenue
King City,OR 97224 WASHINGTON COUNTY�
_ OR.DEPT.OF ENERGY�POwenines in nrea> _OR.DEPT OF AVIATION�MOnopo�a rowenl Dept.of Land Use 8 Transp.
Bonneville Power Administration Tom Highland,Plannirq 155 N.First Avenue
_CITY OF LAKE OSWEGO � Routing TTRC—Attn: Renae Ferrera 3040 25th Street,SE Suite 350,MS 13
Planning Director PO Box 3621 Salem,OR 97310 Hillsboro.OR 97124
PO Box 369 Portland,OR 97208-3621 _Brent Curtis ccva�
Lake Oswego,OR 97034 Gregg Leion�can�
_ OR.DEPT.OF ENVIRON.QUALITY(DEQ) ODOT,REGION 1 � Anne LaMountain c�cn�uRa�
CITY OF PORTLAND (Notity tor weuanas and Potentiai environmentai impacts� _MBfeh D8n181SOn,oe�eiopment rteview coominator Phil Healy pcauae�
David Knowles,P�a����e��ea�o�� Regional Administrator Carl Toland, Right-of-Way Section�va�ro�5� �Steve Conway ic�,�a�nvv�.�
Portland Building 106,Rm. 1002 2020 SW Fourth Avenue,Suite 400 123 NW Flanders Sr.Cartographer�cvuzc��MS,.
1120 SW Fifth Avenue Portland,OR 97201-4987 Portland,OR 97209-4037 Jim Nims czcn>Ms�s
Portland,OR 97204 _Doria Mateja tzcn>Ms,a
ODOT,REGION 1 •DISTRICT 2A�
WA.CO.CONSOLIDATED COMMUNIC.AGENCY(WCCCA)"911"�MO�ovoaTOw.B� Jane Estes,Permit Spedalist
Dave Austin 5440 SW Westgate Drive,Suite 350
PO Box 6375 Portland,OR 97221-2414
Beaverton,OR 97007-0375
UnL1TY PROVIDERS AND SPECIAL AGENCIES
PORTLAND WESTERN R/R,BURLINGTON NORTHERN/SANTA FE R/R,OREGON ELECTRIC R/R(eur�ington Northem/Santa Fe wR Predecessor�
Robert I.Melbo,President&General Manager
110 W. 10th Avenue
Albany,OR 97321
SOUTHERN PACIFIC TRANS.CO.R/R METRO AREA COMMUNICATIONS AT&T CABLE _TRI-MET TRANSIT DVLPMT.
Clifford C.Cabe,Construction Engineer Debra Palmer ca��exauo�5 o��ri Pat McGann (If Pmject is Wilhin%Mile of A Transit Routel
5424 SE McLoughlin Boulevard Twin Oaks Technology Center 14200 SW Brigadoon Court Ben Baldwin,Project Planner
Portland,OR 97232 1815 NW 169th Place,S-6020 Beaverton,OR 97005 710 NE Holladay Street
Beaverton,OR 97006-4886 Portland,OR 97232
�PORTLAND GENERAL ELECTRIC �-NW NATURAL GAS COMPANY VERIZON _ QWEST COMMUNICATIONS
Ken Gutierrez,Svc.Design Consultant Scott Palmer,Engineering Coord. Ken Perdue,Engineering Jeri Cella,Engineering
9480 SW Boeckman Road 22D NW Second Avenue PO Box 1100 8021 SW Capitol Hill Rd,Rm 110
Wilsonville,OR 97070 Portland,OR 97209-3991 Beaverton,OR 97075-1100 Portland,OR 97219
�TIIGARD/TUALATIN SCHOOL DIST.#23J BEAVERTON SCHOOL DIST.#48 _ ATBT CABLE cnnn.ew��asv+a�
Marsha Butler,Administrative Offices Jan Youngquist,Demographics&Planning Dept. Diana Carpenter
6960 SW Sandburg Street 16550 SW Merlo Road 3500 SW Bond Street
Tigard,OR 97223-8039 Beaverton,OR 97006-5152 Portland,OR 97232
{M INDICATES AUTOMATIC NOTIFICATION IN COMPLIANCE WITH INTERGOVERNMENTAL AGREEMENT If WITHIN 500' OF THE SUBJECT PROPERTY FOR ANY/ALL
CITT PROJECTS(Project Planner Is Responsible For Indicating Parties To Noti(y). h:�patryvresters�Request For Comments Notification usc z.doc (Revised: 1/3l03)
� { �
REQUEST FOR COMMENTS CITYOFTIGARD
�'ommunity�De�ceCopment
S(apin8�7 BetterCommunity
DATE: February 26,2003
T0: PER AITACHED
FROM: City of Tigard Planning Diuision
STAFF CONTACT: Mathew Scheidegger,Assistant Planner[x243A
Phone: [5031639-4171/Fax: [5031684-7291
MINOR LAND PARTITION[MLPI 2003-00001
➢ WALL PARTITION #2 Q
REQUEST: The applicant is requesting approval to perform a 3-lot partition on a parcel of land
containing approximately 16,911 square feet. This partition will create Parcel #1 with approximately
6,161 square feet, Parcel #2 with approximately 5,719 square feet, and Parcel #3 of 5,031.
LOCATION: 14580 SW 120th Place; WCTM 2S110BC, Tax Lot 2600. ZONE: R-7: Medium-Density
Residential District. The R-7 zoning district is designed to accommodate attached single-family homes,
detached single-family homes with or without accessory residential units, at a minimum lot size of 5,000
square feet, and duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and
subdivisions are also permitted outright. 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, 18.745, 18.765, 18.790, 18.795 and 18.810.
Attached are the Site Plan, Vicinity Map and Applicant's Information for your review. From information supplied by
various departments and agencies and from other information available to our staff, a report and recommendation will
be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this
application, WE NEED YOUR COMMENYS BACK BY: MARCH 12 2003. You may use the space provided
below or attach a separate letter to return your comments. If you are unable to respond by the above date, please
phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If
you have any questions, contact the Tigard Planning Division, 13125 SW Hall Blvd., Tigard, OR 97223.
PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY:
_ We have reviewed the proposal and have no objections to it.
Please contact of our office.
Please refer to the enclosed letter.
_ Written comments provided below:
Name 8� Number of Person Commenting:
.� ,
AFFIDAVIT OF MAILIHG Ci7YOFTIOARD
�ouimuruty,Deve(npment
SFrapingA BetterCommunity
I, �atricia L. Gu�sf ord, being first duly sworn/affirm, on oath depose and say that I am a SeniorAcCmini.strative SpeciaCrst for
the �'ity of7'�gard, �cNashington�ounty, Oregon and that I served the following:
�Chetl�Appropnate Box(s)Bebw�
❑x NOTICE OF DECISION fOR: MLP2003-00001/WALL PARTITION #2
� AMENDED NOTICE (File NoJName Reference)
� City of Tigard Planning Director
A copy of the said notice being hereto attached, marked El(hlblt"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 Exhlblt"B",and by reference made a part
hereof, on March 21,2003,and deposited in the United States Mail on M81'Ch 21,2003, postage prepaid.
i
i
�2� .
(Person th repare otic )
,57,A2E O�F O�GON )
County of�lNasjrngton )ss.
C��y of�igard ) .
Subscribed and sworn/affirmed before me on the �day of , 2003.
OFFICIAL SEAL
� DIANE M JELDERKS
•'�' NOTARY PUBLIC-OREGON
COMMISSION NO.326578 \� C������1/Y
MY COMMISSION EXPIRES SEPT.07,2003 �
My Commission Expi s: O
NOTICE OF TYPE II DECISION
MINOR LAND PARTITION (MLP) 2003-00001 �
CITY OF TIGARD
WALL PARTITION c°m"�untt''`"���p"'ent
ShapingA�13etterCommunity
120 DAYS = 6/17/2003
SECTION I. APPLICATION SUMMARY
FILE NAME: WALL PARTITION #2
CASE NO: Minor Land Partition (MLP) MLP2003-00001
PROPOSAL: The applicant is requesting approval of a three (3) lot partition on a parcel of land
containing approximately 16,911 square feet. This partition will create Parcel #1
with approximately 6,161 square feet, parcel #2 with approximately 5,719 square
feet and parcel #3 of 5,031 square feet.
APPLICANTI
OWNER: George Wall APPLICANT: Harris-McMonagle Assoc., Inc.
11600 SW Bull Mountain Road REP.: Attn: Jay Harris
Portland, OR 97224 12555 SW Hall Boulevard
Tigard, OR 97223
ZONING
DESIGNATION: R-7: Medium-Density residential District. The R-7 zoning district is designed to
accommodate attached single-family homes, detached single-family homes with or
without accessory residential units, at a minimum lot size of 5,000 square feet, and
duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and
subdivisions are also permitted outright. Some civic and institutional uses are also
permitted conditionally.
LOCATION: 14580 SW 120th Place; WCTM 2S110BC, Tax Lot 2600.
APPLICABLE
REVIEW
CRITERIA: Community Development Code Chapters 18.390 (Decision-Making Procedures);
18.420 (Land Partitions); 18.510 (Residential Zoning Districts); 18.705 (Access
Egress and Circulation); 18.715 (Density Computations); 18.745 (Landscaping and
Screening); 18.765 (Off-Street parking and Loading Requirements); 18.790 (Tree
Removal); 18.795 (Visual Clearance Areas); 18.810 (Street and Utility
Improvement 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 (25G) per page, or the current rate charged for copies at the
time of the request.
SECTION III. PROCEDURE AND APPEAL INFORMATION
Notice:
Notice mailed to:
X The applicant and owners
X Owner of record within the required distance
�— Affected government agencies
Final Decision:
THIS DECISION IS FINAL ON MARCH 21, 2003 AND BECOMES
EFFECTIVE ON APRIL 5, 2003 UNLESS AN APPEAL IS FILED.
A�peal:
The Director's Decision is final on the date that it is mailed. All persons entitled to notice or who are
otherwise adversely affected or aggrieved by the decision as provided in Section 18.390.040.G.1 may
appeal this decision in accordance with Section 18.390.040.G.2 of the Tigard Community
Development Code which provides that a written appeal together with the required fee shall be filed
with the Director within ten (10) business days of the date the Notice of Decision was mailed. The
appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW
Hall Boulevard, Tigard, Oregon 97223.
Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be
confined to the specific issues identified in the written comments submitted by the parties during the
comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may
be submitted by any party during the appeal hearing, subject to any additional rules of procedure that
may be adopted from time to time by the appellate body.
THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON APRIL 4, 2003.
Questions:
For further information please contact the Planning Division Staff Planner, Mathew Scheidegger at
(503) 639-4171, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223.
� �. . ,� ; �
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AMES A GRAYlJOHNSON VIRGINIA DEMKO 65AoA EXHIBIT�
do VENTURE PROPERTIES INC 12160 SW WILDWOOD ST
4230 GALEWOOD ST#100 TIGARD,OR 97223
LAKE OSWEGO,OR 97035
2S 1�OBA-07100 25110B D-00801
ANDERTON JAMES G&BRENDA K EDWARDS ALLEN C JR AND
11975 SW WILDWOOD ST CAROLYN
TIGARD,OR 97223 11910 SW WILDWOOD
TIGARD,OR 97224
2S 110BD-02300 2S 1108 D-01100
BAUMAN JEAN G TRUSTEE FAUNCE MICHAEL J&DEBORAH J
11949 SW BULL MTN RD 11885 SW BULL MTN RD
TIGARD,OR 97224 TIGARD,OR 97224
2S 1106D-04300 251108A-07000
BROWN DAVID E&JANET L FRIEND R DOUGLAS 8 CHERIE L
11964 SW ELEMAR CT 11972 SW WILDWOOD ST
TIGARD,OR 97224 TIGARD,OR 97224
2S 1106A-07500 2S 110BC-01300
CARSTENS LESLEY A& FROUDE CARL J
HENRY A 12200 5W BULL MTN RD
12457 SW MCFARLAND BLVD TIGARD,OR 97224
TIGARD,OR 97224
2S 1106D-01000 2S 110BB-02000
CHORUBY PATRICK S&LORI L HELSETH DENNIS H AND
11925 SW BULL MTN RD NANCY L
TIGARD,OR 97224 14420 SW HAZELHILL DR
TIGARD,OR 97224
25110B C-01201 2S 110BB-01500
COLEMAN ROBERT E&VERNA M ISHIDA TERRENCE&CONNIE J
12300 SW BULL MOUNTAIN RD 14405 SW HAZEL HILL DR
TIGARD,OR 97224 TIGARD,OR 97224
2S110BD-00700 2S1106C-00500
COUCH ELIZABETH A TRUST JOHNSON PAMELLA 51MS
BY ELIZABETH A/RICHARD R COUCH TRS 12235 SW BULL MOUNTIAN RD
11870 SW WILDWOOD TIGARD,OR 97224
TIGARD,OR 97224
2S1106D-03800 2S- OBC-01600
DAI XIAO PING& JOH AMELLA SIMS
LEE TIFFANY DAI 1223 ULL MOUNTIAN RD
11915 SW ELEMAR CT ARD,OR 7224
TIGARD,OR 97224
2S 110BA-06800 2S 110B D-05200
DAWSON KENNETH L&MELANIE A KALBFLEISCH WAYNE L&F JEANNE
12036 SW WILDWOOD ST 701 S 68TH AVE
TIGARD,OR 97224 YAKIMA,WA 98908
2S 110BD-05300 2S 17 OB D-04200
KAM RICHARD LAWRENCE AND RASHIDI MANOUCHEHR 8
LYNNETTE NAOMI DEBRA A
11979 SW VIEWCREST CT 11980 SW ELEMAR CT
TIGARD,OR 97223 TIGARD,OR 97224
2S 1108C-00501 251108 C-07 700
KUHL JOHN W&JERIALEA A ROBINSON CONSTANCE A
14670 SW HAZELTREE TERR 12000 SW VIEW CREST CT
PORTLAND,OR 97224 TIGARD,OR 97224
2S1108C-00200 25110BD-04500
LASSELLE COURTNEY D ROUSE CHARLES&
BARBARA M GENDE DIANE M
12175 SW BULL MTN RD 11916 SW ELEMAR CT
TIGARD,OR 97223 TIGARD,OR 97223
2S7106D-04100 2S110BD-03900
LOONEY GAYLAND R SAYLOR GEORGE W AND ALICE E
11977 SW ELEMAR CT 11933 SW ELEMAR CT
TIGARD,OR 97224 TIGARD,OR 97224
2S 110BC-01400 2S 1106A-07200
LOUD ANDREW C& SEMINARIO STEVEN JOSEPH&
TAYLOR CONTANCE J SEMINARIO PATRICIA WHITE CO-TRS
12040 SW BULL MOUNTAIN RD 12009 SW WILDWOOD ST
TIGARD,OR 97224 TIGARD,OR 97224
2S110BA-06700 2S1108C-00300
MAJORS LIVING TRUST SHARP THOMAS J&PATRICIA J
BY WILLIAM JOSEPH MAJORS& 14440 SW HAZELHILL DR
MARTHA JANE MAJORS TRS TIGARD,�R 97223
12058 SW WILDWOOD ST
TIGARD,OR 97224
2S1108A-07400 2S110BD-04000
MERCER DANIEL E/BETTY M SMITH KIRK H&CONNIE J
12195 SW WILDWOOD ST 11959 SW ELEMAR CT
PORTLAND,OR 97224 TIGARD,OR 97224
2S 11 OB B-01600 2S 110BA-06600
ORNELAS STEVE SMITH VISTON R JR&SUSANN B
14465 SW HAZELHILL DR 12102 SW WILDWOOD
TIGARD,OR 97223 TIGARD,OR 97224
2S 110B D-04400 2S 710BD-05100
OSBORNE LIVING TRUST SMURTHWAITE THOMAS J&
BY OSBORNE DONALD L&MURIEL J TRS ROSEMARY A
11938 SW ELEMAR CT 11927 SW VIEWCREST CT
TIGARD,OR 97224 PORTLAND,OR 97224
2S1108A-06400 ZS1108A-05801
PHILLIPS MICHAEL AND JANET S STEVENS BRADLEY R&LISA M
12204 SW WILDWOOD 11905 SW WILDWOOD ST
TIGARD,OR 97224 PORTLAND,OR 97224
2S 11 DBB-02100
SWANSON WILLIAM A&TERESA L
14390 SW HAZELHILL DR
TIGARD,OR 97224
2s i i oBC-ooaoo
SZALVAY LASZLO&IREN
14550 SW HAZELTREE TER
TIGARD,OR 97224
2S 11 o8C-00100
WALL GEORGE
11600 SW BULL MNT RD
TIGARD,OR 97224
2S110BA-06900
WATSON DONALD R&TAMARA
12000 SW WILDWOOD ST
TIGARD,OR 97224
2S 110BA-07300
WEBBER JOHN D 8�CARLA J TRS
12155 SW WILDWOOD 5T
PORTLAND,OR 97224
2S 110BB-02200
WELCH JAMES P&CHERYL B
14340 SW HAZELHILL DR
TIGARD,OR 97224
2S 110BD-00901
WHITNEY PAUL AND DIANE
12035 SW BULL MTN RD
TIGARD,OR 97224
2S 1108D-02200
WRIGHT MARYANN
11964 SW WILDWOOD ST
TIGARD,OR 97224
Jack Biethan
11023 SW Summerfield Drive, #4
Tigard, OR 97224
Craig Smelter
PO Box 1467
Tualatin, OR 97062
Harold and Ruth Howland
13145 SW Benish
Tigard, OR 97223
Kevin Hogan
14357 SW 133�d Avenue
Tigard, OR 97224
Gretchen Buehner
13249 SW 136� Place
Tigard, OR 97224
Jon Sirrine
12761 SW 133rd Avenue
Tigard, OR 97223
Judith Anderson
16640 SW Jordan Way
King City, OR 97224
Beverly Froude
12200 SW Bull Mountain Road
Tigard, OR 97224
Nathan and Ann Murdock
PO Box 231265
Tigard, OR 97281
Barry Albertson
15445 SW 150"�Avenue
Tigard, OR 97224
TY OF TIGARD - WEST CIT SUBfOMMITTEE (pg. I of I)� (i:lcurpinlsetupllabels\CIT West.doc) UPDATED: March 14, 2002
.
AFFIDAVIT OF MAILING CITYOFTIGARD
��omnuunty�U�veCopment
SFwpingA BetterCommunity
I, �Patricia L. Lu�ord, being first duly sworn/affirm, on oath depose and say that I am a SeniorAdministrati•ve SpeciaCut for
the �'ity of7"�gar, 'Washin9ton County, Oregon and that I served the following:
{Check Appropnate Bo*(s)Bebw)
� NOTICE OF DECISION FOR: MLP2003-00001/WAII PARTITION #2
� AMENDED NOTICE (File No.lName Reference)
� City of Tigard Planning Director
A copy of the said notice being hereto attached, marked EXhlblt"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 Exhlblt"B",and by reference made a part
hereof, on M81'Ch 21,2003,and deposited in the United States Mail on MBrCh 21,2003, postage prepaid.
_ .
' 1
{Pers at re are oti )
,57A�o��GoN )
Caunty of`Was rngton )ss.
C��y of 2igard )
.
Subscribed and sworn/affirmed before me on the �S�`' day of , 2003.
OFFICIAL SEAL
�, DIANE M JELDERKS
�' ' NOTARY PUBLIC-0REGON j '' /'
MY COMMI�SIAONSEXP RES SEPT807,2003 � ,
My Commission E�ir : ��
EXHIBIT�
NOTICE OF TYPE II DECISION
MINOR LAND PARTITION (MLP) 2003-00001 f
CITY OF TIGARD
WALL PARTITION #2 c°""'�unt`''�e°��p�n`
ShapingA BetterCommunity
120 DAYS = 6/17/2003
SECTION I. APPLICATION SUMMARY
FILE NAME: WALL PARTITION #2
CASE NO: Minor Land Partition (MLP) MLP2003-00001
PROPOSAL: The applicant is requesting approval of a three (3) lot partition on a parcel of land
containing approximately 16,911 square feet. This partition will create Parcel #1
with approximately 6,161 square feet, parcel #2 with approximately 5,719 square
feet and parcel #3 of 5,031 square feet.
APPLICANT/ George Wall APPLICANT'S: Harris-McMonagle Assoc., Inc.
OWNER: 11600 SW Bull Mountain Road REP.: Attn: Jay Harris
Portland, OR 97224 12555 SW Hall Boulevard
Tigard, OR 97223
ZONING
DESIGNATION: R-7: Medium-Density residential District. The R-7 zoning district is designed to
accommodate attached single-family homes, detached single-family homes with or
without accessory residential units, at a minimum lot size of 5,000 square feet, and
duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and
subdivisions are also permitted outright. Some civic and institutional uses are also
permitted conditionally.
LOCATION: 14580 SW 120th Place; WCTM 2S1106C, Tax Lot 2600.
APPLICABLE
REVIEW
CRITERIA: Community Development Code Chapters 18.390 (Decision-Making Procedures);
18.420 (Land Partitions); 18.510 (Residential Zoning Districts); 18.705 (Access
Egress and Circulation); 18.715 (Density Computations); 18.745 (Landscaping and
Screening); 18.765 (Off-Street parking and Loading Requirements); 18.790 (Tree
Removal); 18.795 (Visual Clearance Areas); 18.810 (Street and Utility
Improvement Standards).
SECTION II. DECISION
Notice is hereby given that the City of Tigard 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.
NOTICE OF DECISION MLP2003-00001NVALL PARTITION#2 PAGE 1 OF 15
CONDITIONS OF APPROVAL
THE FOLLOWING CONDITIONS SHALL BE SATISFIED
PRIOR TO APPROVAL OF THE FINAL PLAT:
u mit to t e anning epartment at ew c ei egger, , ext. or review an
approval:
1. Provide recorded documentation that establishes access and maintenance rights for all of the
individual parcels.
2. Provide a fire apparatus turn around that does not exceed the maximum allowable cross slop of 5
percent.
3. Provide a plan showing street trees planted along SW 120th Place in compliance with the size
and spacing standards of 18.745.040.0 of the Tigard Development Code.
4. Submit a tree protection plan for the 30-inch English Walnut located in the northwest corner of
proposed parcel #1. �
Submit to the Engineering Department (Brian Rager, 639-4171, ext. 2471) for review and
approval:
5. Prior to approval of the final plat, the applicant shall pay an addressing fee in the amount of
$90.00. (STAFF CONTACT: Shirley Treat, Engineering).
6. The applicant shall cause a statement to be placed on the final plat to indicate that the proposed
private street(s)will be jointly owned and maintained by the private property owners who abut and
take access from it (them).
7. Prior to approval of the final plat, the applicant shall prepare Conditions, Covenants and
Restrictions (CC&R's) for this pro�ect, to be recorded with the final plat, that clearly lays out a
maintenance plan and agreement for the proposed private street(s). 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(s). The applicant shall submit a copy of the CC&R's to
the Engineering Department (Brian Rager) prior to approval of the final plat.
8. 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 nefinrork (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 establishedby:
. GPS tie networked to the City's GPS survey.
. By random traverse using conventional surveying methods.
9. 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. 426).
C. The final plat and data or narrative shall be drawn to the minimum standards set forth by
the Oregon Revised Statutes (ORS 92.05), Washington County, and by the City of Tigard.
D. NOTE: Washington County will not begin their review of the final plat until they receive
notice from the Engineering Department indicating that the City has reviewed the final plat
and submitted comments to the applicant's surveyor.
E. After the City and County have reviewed the final plat, submit finro mylar copies of the final
plat for City Engineer si�nature (for partitions), or City Engineer and Community
Development Director signa ures (for subdivisions).
NOTICE OF DECISION MLP2003-00001/WALL PARTITION#2 PAGE 2 OF 15
THE FOLLOWING CONDITIONS SHALL BE SATISFIED
PRIOR TO ISSUANCE OF BUILDING PERMITS:
u mit to t e ngineering epartment rian ager, , ext. or review an
approval:
10. Prior to issuance of building permits, the applicant shall provide the Engineering Department with
a "photomylar" copy of the recorded final plat.
11. Prior to issuance of the building permit for all three parcels, the applicant shall pay the standard
water quality and water quantity fees per lot (fee amounts will be the latest approved by CWS).
THIS APPROVAL IS VALID IF EXERCISED WITHIN EIGHTEEN (18)
MONTHS OF THE EFFECTIVE DATE OF THIS DECISION NOTED UNDER
THE PROCESS AND APPEAL SECTION OF THIS DECISION.
SECTION III. BACKGROUND INFORMATION
Pro ert Histo :
The su Ject parcel is located within the City of Tigard. The property is designated Medium-Density
Residential on the Tigard Comprehensive Plan Map. A record search was conducted and one previous
minor land partition is associated with this parcel.
Site Information and Pro osal Descri tions
The app icant is requesting approva. o a three (3) lot partition on a parcel of land containing
approximately 16,911 square feet. This partition will create Parcel #1 with approximately 6,161 square
feet, parcel #2 with approximately 5,719 square feet and parcel #3 of 5,031 square feet.
SECTION IV. PUBLIC COMMENTS
One letter was received in regard to the placement of a french drain in front of the adjoining property to
the west, the existence of 5 lots when the partition is for 3 lots and the lack of sedimentation fencing that
was located befinreen the subject parcel and the neighbor's to the west.
Staff Response: The pipe that was installed in the Bull Mountain Road right-of-way by Mr. Wall was
not a French Drain. It was a 12-inch public storm line for the �rimary purpose of
conveying stormwater out of the Wall development, easterly in BMR to a point
where it could discharge into the roadside ditch. A ditch inlet (referred to as the
"trash rack" in the letter) was installed just prior to the outfall in order to collect any
surface water that may collect off the street surface of BMR into the ditch. This is
standard practice and a requirement by CWS standards. So contrary to the
submitted letter, the pipe was needed; not necessarily for the adjoining property,
but for the public that will live in Mr. Wall's development.
The applicant received approval for a 3-lot partition in the year 2001. The current
partition divides the larger of the original lots into 2 additional lots for a total of 5
lots. State Statute allows the platting of three (3) lots per year.
The sedimentation fencing that was located befinreen the subject site and the
neighboring property to the west was installed at the request of the Clean Water
Services agency as part of the first Wall partition (MLP2001-00006). The applicant
is required to follow Clean Water Services guidelines for the current partitioning
which includes erosion control.
NOTICE OF DECISION MLP2003-000�1NVALL PARTITION#2 PAGE 3 OF 15
SECTION V. APPLICABLE REVIEW CRITERIA AND FINDINGS
Land Partitions (18.420):
The proposed partition complies with all statutory and ordinance requirements and regulations;
The proposed partition will comply with all statutory and ordinance requirements and regulations at the
time of proposed development as demonstrated both by the analysis presented within this administrative
decision and by this application and review process through compliance with the conditions of approval.
Therefore, this criterion is met.
There are adequate public facilities available to serve the proposal;
Public facilities are discussed in detail later in this decision under Chapter 18.810 (Street & Utility
Improvement Standards). Based on the analysis provided herein, Staff finds that adequate public
facilities are available to serve the proposal. Therefore, this criterion is met.
All proposed improvements meet City and applicable agency standards; and
The public facilities and proposed, improvements are discussed and conditioned later in this decision
under Chapter 18.810 (Street & Utility Improvement Standards). Improvements will be reviewed as part
of the permit process and during construction, at which time the appropriate review authority will ensure
that City and .applicable agency standards are met. Based on the analysis in this decision, Staff finds
that this criterion is met.
All proposed lots conform to the specific requirements below:
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-7 zoning district is 50 feet. The smallest of the three lots has a
width of 58 feet. Therefore, this standard has been satisfied.
The lot area shall be as required by the applicable zoning district. In the case of a flag lot, the
accessway may not be included in the lot area.
The minimum lot area requirement in the R-7 zonin district is 5,000 square feet. The proposed partition
creates three (3) lots that are 5,031, 5,719 and 6,1�1 square feet respectively. Therefore, this criterion
has been satisfied.
Each lot created through the partition process shall front a public right-of-way by at least 15 feet
or have a legally recorded minimum 15 foot wide access easement.
The proposed partition plat demonstrates that each lot will have frontage onto SW Bull Mountain Road
through a 20-foot private drive. Therefore, this standard has been met.
Setbacks shall be as required by the applicable zoning district.
Setbacks for the proposed parcels will be reviewed at time of building permit. Therefore, this standard
has been satisfied.
When the partitioned lot is a flag lot, the developer may determine the location of the front yard,
provided that no side yard is less than 10 feet. Structures shall generally be located so as to
maximize separation from existing structures.
No flag lot is associated with this partition. Therefore, this standard does not apply.
A screen shall be provided along the property line of a lot of record where the paved drive in an
accessway is located within ten feet of an abutting lot in accordance with Sections 18.745.040.
Screening may also be required to maintain privacy for abutting lots and to provide usable
outdoor recreation areas for proposed development.
NOTICE OF DECISION MLP2003-00001/WALL PARTITION#2 PAGE 4 OF 15
There is no private drive associated with this application. The partitioned lots will all gain access from an
existing private street (SW 120th). Therefore, this standard does not apply.
The fire district may require the installation of a fire hydrant where the length of an accessway
would have a detrimental effect on fire-fighting capabilities.
Fire district regulations are reviewed at the time of building permits. This criterion shall be addressed at
that time.
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 proposed parcels and existing parcels share a common drive (SW 120th Place). However, Staff
cannot verify that a reciprocal easement has been recorded that ensures access and maintenance rights
to the existing or proposed parcels. Therefore, the applicant is required to provide recorded
documentation that establishes access and maintenance rights for all of the individual parcels.
Any access way shall comply with the standards set forth in Chapter 18.705, Access, Egress and
Circulation.
This standard is addressed under Chapter 18.705 (Access, Egress and Circulation) later in this decision.
Where landfill and/or development is allowed within or adjacent to the one-hundred year
floodplain, the city shall require consideration of the dedication of sufficient open land area for
greenway adjoining and within the floodplain. This area shall include portions at a suitable
elevation for the construction of a pedestrian/bicycle pathway with the floodplain in accordance
with the adopted pedestrian/bicycle pathway plan.
The subject parcels are not adjacent to or within a one-hundred-year floodplain. Therefore, this standard
does not apply.
An application for a variance to the standards prescribed in this chapter shall be made in
accordance with Chapter 18.370, Variances and Adjustments. The applications for the partition
and variance(s)/adjustment(s) will be processed concurrently.
No variances or adjustments have been submitted with this application. Therefore, this standard does
not apply.
FINDING: Based on the analysis above, stafF finds that the Minor Land Partition Standards have not
been met.
CONDITIONS:
. Provide a plan showing the location of the access drives to the proposed parcels. If
the proposed access drives are within 10 feet from adjoining property lines, the
applicant will be required to screen the access drives from ad�oinmg properties.
. Provide recorded documentation that establishes access and maintenance rights
for all of the individual parcels.
Residential Zoning Districts (18.510):
Development standards in residential zoning districts are contained in Table 18.510.2 below:
(Table is on the following page)
NOTICE OF DECISION MLP2003-00001/WALL PART�TION#2 PAGE 5 OF 15
TABLE 18.510.2
DEVELOPMENT STANDARDS IN RESIDENTIAL ZONES
inimum o ize
- Detached unit 5,000 sq. ft.
- Duplexes 10,000 sq. ft.
- Attached unit 1
verage inimum ot i t
- Detached unit lots 50 ft.
- Duplex lots 50 ft.
- Attached unit lots 40 ft.
aximum o overa e o
inimum et ac s
- Front yard 15 ft.
- Side facing street on corner& through lots 10 ft.
- Side yard 5 ft.
- Rear yard 15 ft.
- Side or rear yard abutting more restrictive zoning district 30 ft.
- Distance between ro ert line and front of ara e 20 ft.
aximum ei
inimum an sca e e uiremen o
[1]Single-family attached residential units permitted at one dwelling per lot with no more that five attached units in one grouping.
[2)Lot coverage indudes all buildings and impervious surfaces.
' Multiple-family dwelling unit
" Single-family dwelling unit
A minimum lot size of 5,000 square feet is required for each lot. The proposed Iot sizes of 5,031, 5,719
and 6,161 square feet meet this standard. Setbacks for the proposed parcels will be reviewed at time of
building permit. Therefore, this standard has been satisfied.
FINDING: Based on the analysis above, the Residential Zoning District Standards have been met.
Access, Egress and Circulation (18.705):
Continuing obli�ation of property owner. The provisions and maintenance of access and egress
stipulated in this title are continuing requirements or the use of any structure or parcel of real
property in the City.
Access Plan requirements. No building or other permit shall be issued until scaled plans are
presented an 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.
The applicant has been conditioned under 18.420 (Land Partitions)to submit a plan showing the location
of the access drives to the proposed parcels and recorded documentation that establishes access and
maintenance rights for all of the individual parcels for SW 120th.
Joint Access. Owners of two or more uses, structures, or parcels of land may agree to utilize
jointly the same access and egress when the combined access and egress of both uses,
structures, or parcels of land satisfies the combined requirements as designated in this title,
provided: Satisfactory legal evidence shall be presented in the form of deeds, easements, leases
or contracts to establish the joint use; and copies of the deeds, easements, leases or contracts
are placed on permanent file with the City.
Joint access is proposed through SW 120th. The applicant has been conditioned earlier under 18.420
(Land Partitions) to provide documentation that establishes access and maintenance rights for all of the
individual parcets. Therefore, this standard has been satisfied.
NOTICE OF DECISION MLP2003-00001/WALL PARTITION#2 PAGE 6 OF 15
Public street access. All vehicular access and egress as required in Sections 18.705.030H and
18.705.0301 shall connect directly with a public or private street approve by the City for public
use and shall be maintained at the required standards on a continuous basis.
The proposed parcels will have access onto SW Bull Mountain Road by means of a pre-existing private
drive (SW 120th Place). However, the applicant has not shown satisfactory evidence that each parcel
has the legal right to use SW 120th Place, which has been conditioned under 18.420 (Land Partitions).
Inadequate or hazardous access. Applications for building permits shall be referred to the
Commission for review when, in the opinion of the Director, the access proposed: Would cause
or increase existing hazardous tra�c conditions; or would provide inadequate access for
emergency vehicles; or would in any other way cause hazardous conditions to exist which
would constitute a clear and present danger to the public health, safety, and general welfare.
Direct individual access to arterial or collector streets from single-family dwellings and duplex
lots shall be discouraged. Direct access to major collector or arterial streets shall be considered
only if there is no practical alternative way to access the site. In no case shall the design of the
service drive or drives require or facilitate the backward movement or other maneuvering of a
vehicle within a street, other than an alley. Single-family and duplex dwellings are exempt from
this requirement.
The proposed lots will take access off of pre-existing SW 120th Place, which is a private drive that
connects to SW Bull Mountain Road. Therefore, this sfandard does not apply.
Access Management. Section 18.705.030.H.1 states that an access report shall be submitted
with all new development proposals which verifies design of driveways and streets are safe by
meeting adequate stackin� needs, sight distance and deceleration standards as set by ODOT,
Washington County, the City and AASHTO.
The access for the new lots will be from an existing private street that was approved as a part of MLP
2001-00006. No other analysis is necessary.
Section 18.705.030.H.2 states that driveways shall not be permitted to be �laced 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 righf-
of-way line of the intersectin� street to the throat of the proposed drivewa�. The setback may be
�reater depending upon the influence area, as determined from City Engineer review of a traffic
impact report submitted b the applicant's traffic engineer. In a case where a project has less
than 150 feet of street fron�age, the applicant must explore any option for shared access with the
adjacent parcel. If shared access is not possible or practical, the driveway shall be placed as far
from the intersection as possible.
The existing private street was approved as a part of MLP2001-00006 and is not within the influence
area of a collector or arterial intersection.
Minimum access requirements for residential use. Private residential access drives shall be
provided and maintained in accordance with the provisions of the Uniform Fire Code.
Fire District regulations are reviewed at the time of building permits. This criterion shall be addressed at
that time.
Access drives in excess of 150 feet in length shall be provided with approved provisions for the
turning around of fire apparatus by one of the following: a) A circular, aved surface having a
minimum turn radius measured from center point to outside edge of 35 �eet; b) A hammerhead-
configured, paved surface with each leg of the hammerhead having a minimum depth of 40 feet
and a minimum width of 20 feet; c) The maximum cross slope of a required turnaround is 5%.
The access drive is approximately 275 feet in length. Therefore, the applicant is required to provide a
fire apparatus turn around that does not exceed the maximum allowable cross slop of 5 percent.
FINDING: Based on the analysis above, staff finds the Access, Egress and Circulation Standards
have not been met.
NOTICE OF DECISION MLP2003-00001/WALL PARTITION#2 PAGE 7 OF 15
CONDITION: Provide a fire apparatus turn around that does not exceed the maximum allowable cross
slop of 5 percent.
Density Computations (18.715):
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 tFie property to be developed:
1. All sensitive land areas:
a. Land within the 100-year floodplain;
b. Land or slopes exceeding 25%;
c. Drainage ways; and
d. Wetlands.
2. All land dedicated to the public for park purposes;
3. All land dedicated for public rights-of-way. When actual information is not available, the
followin� formulas may be used:
a. Single-family development: allocate 20% of gross acreage;
b. Multi-family development: allocate 15% of gross acreage.
4. All land proposed for private streets; and
5. A lot of at least the size required by the applicable base zoning district, if an existing
dwelling is to remain on the site.
Calculatin maximum number of residential units. To calculate the maximum number of
residentia units per net acre, divide the number o square feet in the net acres by the minimum
number of square feet required for each lot in the applicable zoning district.
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 $ubsection B above by 80% (0.8).
The standards for Density computation deal with the intensity of residential land uses, usually stated
as the number of housing units per acre. The total square footage of the subject property is.16,911
square feet. Minimum lot size for the R-7 zone is 5,000 square feet, which requires the minimum
allowable density to be no less then 2 units and the maximum allowable density to be no more than 3
units. The proposed partition creates 3 separate lots. Therefore, this standard has been satisfied.
FINDING: Based on the analysis above and the shadow plat provided, the Density Computation
Standards have been met.
Landscaping and Screening �18.745):
Street trees: Section 18.745.040
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.
The applicant has indicated in the narrative that street trees will be planted in conformity with the size
and spacing standards of 18.745.040C. However, the submitted plans do not show street trees.
Therefore, because the access drive is in excess of 100 feet in length, the applicant is required to
provide street trees along SW 120th Place in compliance with the size and spacing standards of
18.745.040.C. As a condition of approval for MLP2001-00006, the applicant has entered into a Future
Street Improvement Agreement for SW Bull Mountain Road which includes street trees along SW Bull
Mountain Road.
FINDING: Based on the analysis above, the Landscaping and Screening Standards have not been
met.
NOTICE OF DECISION MLP2003-00001NVALL PARTITION#2 PAGE 8 OF 15
CONDITION: Provide a plan showing street trees planted along SW 120th Place in compliance with the
size and spacing standards of 18.745.040.0 of the Tigard Development Code.
Tree Removal L 8.790):
A tree plan for the planting, removal and protection of trees prepared by a certified arborist shall
be provided for any lot„ parcel or combination of lots or parcels for which a development
application for a subdivision, partition, site development review, planned development or
conditional use is filed. Protection is preferred over removal wherever possible.
The applicant has indicated that a 30-inch English walnut tree is located in the northwest corner of
proposed parcel #1. There is no plan to remove the tree. Therefore, the applicant is required to provide
a protection plan for the English walnut.
FINDING: Based on the analysis above, the Landscaping and Screening Standards have not been
met.
CONDITION: Submit a tree protection plan for the 30-inch English walnut located in the northwest comer
of proposed parcel #1.
Visual Clearance Areas (18.795):
This Chapter requires.that a clear vision area shall be maintained on the corners of all property
adjacent to intersecting right-of-ways or the intersection of a public street and a private
driveway. A clear vision area shall contain no vehicle, hedge, plantin , fence, wall structure, or
temporary or permanent obstruction exceeding three (3) feet in heigh� The code provides that
obstructions that may be located in this area shall be visually clear between three (3� and eight
8 feet in height (8) (trees may be placed within this area provided that all branches below eight
8 feet are removed). A visual clearance area is the triangular area formed by measuring a
-foot distance points with a straight line.
The a�plicant's plan shows no obstructions within visual clearance triangles associated with the project.
There ore, this standard has been satisfied.
FINDING: Based on the analysis above, Staff finds that the Vision Clearance Standards have been
met.
IMPACT STUDY (18.390.040):
Requ�es that the applicant shall include an impact study. The study shall address, at a
minimum, the transportation system, including bikewa�rs, 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 of the development on the public at large, public
facilities systems, and affected private property users. In situations where the Community
Development Code requires the dedication of real property interests, the applicant shall either
specifically concur with the dedication of real property interest, or provide evidence which
supports the conclusion that the real property dedication requirement is not roughly
proportional to the projected impacts of the development.
The applicant has submitted an Impact Study that addresses the following systems:
Trans ortation S stem:
Tra ic impacts will primarily be to SW Bull Mountain Road. The two (2) additional lots will mean an
additional 20 vehicle trips. However, the additional trips will not alter the level of service of SW Bull
Mountain Road.
NOTICE OF DECISION MLP2003-00001NVALL PARTITION#2 PAGE 9 OF 15
Drainage System:
The im�act to the downstream drainage systems will be minimal as the project site was considered in
the design of the system that is presenfly serving the site.
Park S stem:
he nearest park facility is Jack Park which is approximately 2 miles north of the site. Just a bit farther
north is Summerlake Park. Both of these parks have playgrounds and picnic areas. Cook Park which is
approximately 2.5 miles southeast of the site provides numerous recreational facilities including access
to the Tualatin River.
Water S stem:
ota le water is available to each of the proposed parcels. The service lines were constructed in
conjunction with Partition Plat 2002-068. There are large mains in Bull Mountain Road which serve the
area. These mains and the other waterworks facilities in the area were designed to serve the entire
development community.
Sewer S stem:
anitary sewer service laterals have been stubbed out to each of the proposed parcels. These services
were constructed in con1'unction with Partition Plat 2002-068. These lines are adequate for the proposed
three parcel partition. Sewage from the proposed parcels will be treated at the Clean Water Services
Durham Treatment plant which has adequate capacity.
Noise Im acts:
e proposed subdivision will result in future single family dwellings which will be compatible with the
surrounding single family neighborhood.
PUBLIC FACILITY CONCERNS
Street And Utility Improvements Standards (Section 18.8101:
ha�ter 18.810 provides construction standards for the implementation of public and private
facilities and utilities such as streets, sewers, and drainage. The applicable standards are
addressed below:
Streets:
Improvements:
Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be
improved in accordance with the TDC standards.
Section 18.810.030.A.2 states that any new street or additional street width planned as a portion
of an existing street shall be dedicated and improved in accordance with the TDC.
The subject site lies adjacent to an existing private street that was installed as a part of MLP2001-00006.
No additional improvements of this private street are required to support these new parcels.
Private Streets: Section 18.810.030.T states that design standards for private streets shall be
established by the. City Engineer. The City shall require legal assurances for the continued
maintenance of private streets, such as a recorded maintenance agreement. Private streets
serving more than six dwelling units are permitted only within planned developments, mobile
home parks, and multi-family residential developments.
As was previously analyzed as a part of MLP2001-00006, the existing private street was approved to
serve a total of five parcels. The three parcels created by this application will result in a total of five
parcels served by the private street. Therefore, this standard is met.
The private street was constructed in accordance with City standards and was accepted by the City. A
maintenance agreement was recorded with the plat tied to MLP2001-00006 and includes the property
containing these three parcels. That maintenance agreement will need to be amended to clarify that the
parcels within this partition are still included.
Block Designs - Section 18.810.040.A states that the length, width and shape of blocks shall be
desi�ned with due regard to providing adequate buifding sites for the use contemplated,
consideration of needs for convenient access, circulation, control and safety of street traffic and
NOTICE OF DECISION MLP2003-000�1JWALL PARTITION#2 PAGE 10 OF 15
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�xisting development or;
. For blocks adjacent to arterial streets, limited access highways, major collectors or
railroads.
. For non-residential blocks in which internal public circulation provides equivalent access.
The proposed parcels are located along a major collector, and otherwise are not part of a block system.
Therefore, this standard is not applicabfe.
Section 18.810.040.6.2 also states that bicycle and pedestrian connections on public easements
or right-of-ways shall be provided when full street connect�on is not possible. Spacing between
connections shall be no more than 330 feet, except where �recluded by environmental or
topographical constraints, existing development patterns, or strict adherence to other standards
in the code.
The existing development pattern precludes the practical application of this standard, as a block pattern
does not exist in this general vicinity and there is no logical connection to make via a pedestrian
connection.
Lots - Size and Shape: Section 18.810.060(A) prohibits lot depth from bein� 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 width of the largest lot is 65.66 lineal feet. The depth of the largest lot is approximately 96 lineal
feet. Therefore, the depth of the propose lots will not be 2.5 times the average lot width.
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.
The smallest of the proposed lots has 58 feet of frontage onto SW 120th Place. Therefore, this standard
has been met.
Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design
standards and be located on both sides of arterial, collector and local residential streets. Private
streets and industrial streets shall have sidewalks on at least one side.
The applicant was required to execute a restrictive covenant that ties this property to an obligation for
future improvements to Bull Mountain Road. The restrictive covenant will cover the installation of a
future sidewalk on the north side of the roadway. No further work is needed on this issue.
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-sizin�: 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.
An 8-inch public sewer line was installed from an offsite location to the northeast to serve all of the
parcels in the applicant's development. No additional public sewer lines are necessary to support this
development.
NOTICE OF DECISION MLP2003-00001/WALL PARTITION#2 PAGE 11 OF 15
Storm Drainage:
General Provisions: Section 18.810.100.A states requires developers to make adequate
provisions for storm water and flood water runoff.
Accommodation of U pstream 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 oufside 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).
No upstream drainage ways affect this site.
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
draina�e 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).
A 12-inch public storm drainage line was installed along the north edge of the Bull Mountain Road ROW
to adequately drain the entire site, including the new parcels to be created by this partition. That work is
completed and approved. No additional storm drainage work is necessary.
ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT
STANDARDS:
Public Water System:
These parcels will be served from private water services that were installed for them as a part of
MLP2001-00006. No additional water system work is needed.
Storm Water Qualit :
The ity 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 designed to remove 65 percent of the phosphorus contained in 100 percent of the storm
water runoff generated from newly created impervious surfaces. In addition, a maintenance plan
shall be submitted indicating the frequency and method to be used in keeping the facility
maintained through the year.
All of the parcels ap�roved by MLP2001-00006 and this partition will be permitted to pay the fee in-lieu
of water quality facilities.
Address Assi nments:
The ity o Tigar 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 $30.00 per address shall be
assessed. This fee shall be paid to the City prior to approval of the final plat. For this project, the
addressing fee will be $90.00.
The developer will also be required to provide signage at the entrance of the private street that lists the
addresses that are served by the private street. This will assist emergency services personnel to more
easily find a particular home.
Survey Requirements
The applicanYs final plat shall contain State Plane Coordinates [NAD 83 (91� on two monuments with a
tie to the City's global positioning system (GPS) geodetic control nefinrork ( C 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
NOTICE OF DECISION MLP2003-00001NNALL PARTITION#2 PAGE 12 OF 15
established by:
. GPS tie networked to the City's GPS survey.
. By random traverse using conventional surveying methods.
In addition, the appIicanYs 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�.
SECTION VI. OTHER STAFF COMMENTS
City of Tigard Water Department has reviewed the proposal and has no objections to it.
City of Tigard Urban Forester has reviewed the proposal and has no objections to it.
SECTION VII. AGENCY COMMENTS
Clean Water Services has reviewed the proposal and has offered the following comments.
. Storm systems serving multiple lots should be public.
Washington County Land Use Department has reviewed the proposal and has no objections to it.
Tualatin Valley Fire and Rescue has reviewed the proposal and has offered the following comments.
�� FIRE APPARATUS ACCESS ROAD WIDTH AND VERTICAL CLEARANCE: Fire apparatus access
roads shall have an unobstructed width o not less than 20 feet (15 eet or one or two dwelling units
and out buildings), and an unobstructed vertical clearance of not less than 13 feet 6 inches. (UFC
Sec. 902.2.2.1) Where fire apparatus roadways are less than 28 feet wide, "NO PARKING" signs
shall be installed on both sides of the roadway and in tumarounds as needed. Where fire apparatus
roadways are more than 28 feet wide but less than 32 feet wide, "NO PARKING" signs shall be
installed on one side of the roadway and in turnarounds as needed. Where fire apparatus roadways
are 32 feet wide or more, parking is not restricted. (UFC Sec. 902.2.4)
s� SURFACE AND LOAD CAPACITIES: Fire apparatus access roads shall be of an all-weather
surface that is easily distinguishable rom the surrounding area and is capable of supporting not less
than 12,500 pounds point load (wheel load) and 50,000 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. Documentation from a registered engineer that the finished construction is
in accordance with the approved plans or the requirements of the Fire Code may be requested.
(Design criteria on back) (UFC Sec. 902.2.2)
NOTICE OF DECISION MLP2003-00001/WALL PARTITION#2 PAGE 13 OF 15
s� TURNING RADIUS: The inside turning radius and outside turning radius shall be not less than 25
eet and 45 eet respectively, measured from the same center point. (UFC Sec. 902.2.2.3)
a� GRADE: Private fire apparatus access roadway grades shall not exceed an average grade of 10
percent with a maximum grade of 15 percent for lengths of no more than 200 feet. Intersections and
turnarounds shall be level (maximum 5%� with the exception of crowning for water run-off. Public
streets shall have a maximum grade of 15/o. (UFC Sec. 902.2.2.6)
s� SINGLE FAMILY DWELLINGS AND DUPLEXES - FIRE HYDRANTS: Fire hXdrants for single family
dwellings, duplexes and sub-divisions, shall be placed at each intersection. Intermediate fire
hydranfs are required if any portion of a structure exceeds 500 feet from a hydrant at an intersection
as measured in an approved manner around the outside of the structure and along approved fire
apparatus access roadways. Placement of additional fire hydrants shall be as approved by the
Chief. (UFC Sec. 903.4.2.2)
s� FIRE HYDRANT DISTANCE FROM AN ACCESS ROAD: Fire hydrants shall be located not more
than 15 eet rom an approved fire apparatus access roadway. (UFC Sec. 903.4.2.4)
7� REFLECTIVE HYDRANT MARKERS: Fire hydrant_locations shall be identified by the installation of
reflective markers. The markers shall be blue. They shall be located adjacent and to the side of the
centerline of the access road way that the fire hydrant is located on. In case that there is no center
line, then assume a centerline, and place the reflectors accordingly. (UFC Sec. 901.4.3)
s� SINGLE FAMILY DWELLINGS - REQUIRED FIRE FLOW: The minimum available fire flow for
sin le amily dwellings and duplexes shall be 1,000 gallons per minute. If the structure(s) is(are)
3,6�0 square feet or larger, the required fire flow shall be determined according to UFC Appendix
Table A-III-A-1. (UFC Appendix III-A, Sec. 5)
s� ACCESS AND FIRE FIGHTING WATER SUPPLY DURING CONSTRUCTION: Approved fire
apparatus access roa ways and ire ightin� water sup plies s a e insta le an operational prior to
any other construction on the site or subdivision. (UFC Sec. 8704)
Please contact me at (503) 612-7010 with any additional questions.
SECTION VIII. PROCEDURE AND APPEAL INFORMATION
Notice: Notice was mailed to:
X The applicant and owners
X Owner of record within the required distance
—� Affected government agencies
Final Decision:
THIS DECISION IS FINAL ON MARCH 21, 2003 AND BECOMES
EFFECTIVE ON APRIL 5, 2003 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 Communit�r Development
Code which Provides that a written appeal together with the required fee shall be filed with the Director
within ten (10) business days of the date theNotice of Decision was mailed. The appeal fee schedule
and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard,
Oregon 97223.
NOTICE OF DECISION MLP2003-00001/WALL PARTITION#2 PAGE 14 OF 15
Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be
confined to the specific issues identified in the written comments submitted by the parties during the
comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may
be submitted by any party during the appeal hearing, sub�ect to any additional rules of procedure that
may be adopted from time to time by the appellate body.
THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON APRIL 4, 2003.
Questions:
I yo�e any questions, please call the City of Tigard Planning Division, Tigard City Hall, 13125 SW
Hall Boulevard, Tigard, Oregon at (503) 639-4171.
--�'=' �� - - March 21, 2003
PREPARE B : at ew Sch � e ger DATE
Assistant Planner
�✓ � �/ ��a March 21, 2003
APPROVED BY: Richard H. Bewersd DATE
Planning Manager
i/curplNmathew/mlp/mIp2002-00006.dec
NOTICE OF DECISION MLP2003-00001NUALL PARTITION#2 PAGE 15 OF 15
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George Wall MLP2003-00001 EXHIBIT..�
11600 SW Bull Mountain Road WALL PARTITION #2
Tigard, OR 97224
Harris-McMonagle Associates, Inc.
Attn: Jay Harris
12555 SW Hall Boulevard
Tigard, OR 97223
Paul Whitney
12935 SW Bull Mountain Road
Tigard, OR 97224
� i
AFFIDAVIT OF POSTING NOTICE OF A LAND USE PROP4SAL
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.: MLP2003-00001
Land Use File Name: WALL PARTITION #2
I, Mathew Scheidegger, 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) currently registered) % �- �T�- ���; ��-.C%l�� ,��'
and did personally post notice of the proposed land use application(s) by means of weatherproof
posting in the general vicinity of the affected territo�r, a copy of said notice being hereto attached
and by reference made a part hereof, on the 3 ' day of �(�->-� 1. . 2003.
__ �_
�-�C� %
���:, 1�.. -
Si�n e erson ormecr osting
(In the presence of the Notary)
(THIS SECTION FOR A STATE OF OREGON, NOTARY PUBLIC TO COMPLETE/NOTARIZE)
STATE Of OREGON )
County �of Washington ) ss.
Subscribed and sworn/affirmed before me on the S��`day of /v/� H c � , 20 C3 .
....... r :t� A�
'1i`l+�'4 .� 1M uC.W(/j/
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°--�- NOTARY PUBLIC OF O EG N
My Commission Expires: �?�1��. i'��2�3
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p� "t�"�'M��r+�p� h:Uoginlpatty5masterslaffidavit of posting for staff to post a site.doc
, �, �fo'RRY PUBLJC-0flEGON
�"' C�R:xAISSION N0.3234p9
MY CC`..' .�_ '1w IXPIRES MAY 13,20Q3
MINOR LAND PARTITION (MLP) 2003-0�001
REQUEST: The applicant is requesting approval to perform a 3-lot partition
on a parcel of land containing approximately 16,911 square feet. This
�artition will create Parcel #1 with approximately 6, 161 square feet, Parcel #2
with approximately 5,719 square feet, and Parcel #3 of 5,031 . LOCATION :
14580 SW 120t" Place; WCTM 2S110BC, Tax Lot 2600. ZONE: R-7:
Medium-Density Residential District. The R-7 zoning district is designed to
accommodate attached single-family homes, detached single-family homes
with or without accessory residential units, at a minimum lot size of 5,000
square feet, and duplexes, at a minimum lot size of 10,000 square feet.
Mobile home parks and subdivisions are also permitted outright. Some civic
nd institutional uses are also permitted conditionally. APPLICABLE
EVIEW CRITERIA: Community Development Code Chapters 18.390,
18.420, 18.510, 18.705, 18.715, 18.745, 18.765, 18.790, 18.795 and 18.810.
Further information may be obtained from the Planning Division �staff contact:
Mathew Scheide� er at 13125 SW Hall Blvd., Tigard, Oregon 97223, or by calling
5p3-639-4171 . A copy of the application and all documents and evidence submitted
by or on behalf of the applicant and the applicable criteria are available for inspection
at no cost and copies for all items can also be provided at a reasonable cost.
AFFIDAVIT OF MAILING CITYOFTIGARD
coniuiu�iity�Dec-elop�nerat
S(eapingA BetterCommunity
I, �Patricia L. Gu�ord, being first duly sworn/affirm, on oath depose and say that I am a SeniorAdmini,strative SpeciaCut for
the City of7'�gar , 'Was(zircgton County, Oregon and that I served the following:
{Check Appropnate Box(s)Bebw}
❑x NOTICE OF PENDING LAND USE APPLICATION FOR: MLP2003-00001/WALL PARTITION #2
� AMENDED NOTICE (File NolName Reference)
� City of Tigard Planning Director
A copy of the said notice being hereto attached, marked Exhlqlt"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 Exhlblt"B", and by reference made a part
hereof, on February 26,2003,and deposited in the United States Mail on February 26,2003, postage prepaid.
! �
(Person that Pr ared No ice)
,s'�'A�o�o�GoN )
Count�y of'�Nashzngton )ss.
C'ity of�I�gard ) l�
Subscribed and sworn/affirmed before me on the da of � , 2003.
� Y
OFFICIAL SEA�
h DIANE M JELDERKS
'' NOTARY PUBLIC-0REGON
MY COMM SSI�ONSEE�p RES SEPT8p7,2p�
��
My Commission Expir : 7 �
NOTICE TO MORTGAGEE, LIENHOLDER,VENDOR OR SELLER: EXHtBIT�
THE TIGARD DEVELOPMENT CODE REQUIRES THAT IF YOU RECEIVE THIS NOTICE,IT SHALL BE PROMPTLY FORWARDED TO THE PURCHASER.
NOTICE OF PENDING LAND USE APPLICATION
MINOR LAND PARTITION CITY OF TIGARD
�'ommunity I�eveCoprrrent
SFtapingA�etter('ommunity
DATE OF NOTICE: February 26, 2003
FILE NUMBER: MINOR LAND PARTITION (MLP) 2003-00001
FILE NAME: WALL PARTITION #2
PROPOSAL: The applicant is requesting approval to perform a 3-lot partition on a parcel of land
containing approximately 16,911 square feet. This partition will create Parcel #1 with
approximately 6,161 square feet, Parcel #2 with approximately 5,719 square feet, and
Parcel#3 of 5,031.
ZONE: R-7: Medium-Density Residential District. The R-7 zoning district is designed to
accommodate attached single-family homes, detached single-family homes with or without
accessory residential units, at a minimum lot size of 5,000 square feet, and duplexes, at a
minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also
permitted outright. 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, 18.745, 18.765, 18.790, 18.795 and 18.810.
LOCATION: 14580 SW 120th Place; WCTM 2S110BC, Tax Lot 2600.
YOUR RIGHT TO PROVIDE WRITTEN COMMENTS:
Prior to the City making any decision on the Application, you are hereby provided a fourteen (14) day period to
submit written comments on the application to the City. THE FOURTEEN (14) DAY PERIOD ENDS AT
S:OQ PM ON MARCH 12, 2003. All comments should be directed to Mathew Scheidegger, Assistant Planner in the
Planning Division at the City of Tigard, 13125 SW Hall Boulevard, Tigard, Oregon 97223. You may reach the City of
Tigard by telephone at (503) 639-4171.
ALL COMMENTS MUST BE RECEIYED BY TNE CITY OF TIGARD IN WRITING PRIOR TO 5:00 PM ON THE DATE SPECIFIE�
ABOVE IN ORDER FOR YOUR COMMENTS TO BE CONSIDERED IN THE DECISION-MAKING PROCESS.
THE CITY OF TIGARD APPRECIATES RECEIVING COMMENTS AND VALUES YOUR INPUT. COMMENTS
WILL BE CONSIDERED AND ADDRESSED WITHIN THE NOTICE OF DECISION. A DECISION ON THIS ISSUE
IS TENTATIVELY SCHEDULED FOR MARCH 18, 2003. IF YOU PROVIDE COMMENTS, YOU WILL BE SENT A
COPY OF THE FULL DECISION ONCE IT HAS BEEN RENDERED.
WRITTEN COMMENTS WILL BECOME A PART OF THE PERMANENT PUBLIC RECORD AND SHALL CONTAIN
THE FOLLOWING INFORMATION:
. Address the specific "Applicable Review Criteria" described in the section above or any other criteria
believed to be applicable to this proposal;
. Raise any issues and/or concerns believed to be 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 specificity on that issue.
Failure of any party to address the relevant approval criteria with sufficient specificity may preclude
subsequent appeals to the Land Use Board of Appeals or Circuit Court on that issue. Specific findings
directed at the relevant approval criteria are what constitute relevant evidence.
AFTER THE 14 DAY COMMENT PERIOD CLOSES, THE DIRECTOR SHALL ISSUE A TYPE II ADMINISTRATIVE DECISION. THE
DIRECTOR�S DECISION SHALL BE MAILED TO THE APPLICANT AND TO OWNERS OF RECORD OF PROPERTY LOCATED WITHIN
500 FEET OF THE SUBJECT SITE, AND TO ANYONE ELSE WHO SUBMITTED WRITTEN COMMENTS OR WHO IS OTHERWISE
ENTITLED TO NOTICE. THE DIRECTOR'S DECISION SHALL ADDRESS ALL OF THE RELEVANT APPROVAL CRITERIA. BASED
UPON THE CRITERIA AND THE FACTS CONTAINED WITHIN THE RECORD, THE DIRECTOR SHALL APPROVE, APPROVE WITH
CONDITIONS OR DENY THE REQUESTED PERMIT OR ACTION.
SUMMARY OF THE DECISION-MAKING PROCESS:
. The application is accepted by the City
. Notice is sent to property owners of record within 500 feet of the proposed development area allowing a 14-
day written comment period.
. The application is reviewed by City Staff and affected agencies.
. City Staff issues a written decision.
. Notice of the decision is sent to the Applicant and all owners or contract purchasers of record of the site; all
owners of record of property located within 500 feet of the site, as shown on the most recent property tax
assessment roll; any City-recognized neighborhood group whose boundaries include the site; and any
governmental agency which is entitled to notice under an intergovernmental agreement entered into with the
City which includes provision for such notice or anyone who is otherwise entitled to such notice.
INFORMATION/EVIDENCE AVAILABLE FOR REVIEW:
The application, written comments and supporting documents relied upon by the Director to make this decision are
contained within the record and are available for public review at the City of Tigard Community Development
Department. 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 first page of
this Notice under the section titled "Your Right to Provide Written Comments."
. ; —r - r � �
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AMES A GRAY/JOHNSON VIRGINIA DEMKO LISA A EXHIBIT�
c/o VENTURE PROPERTIES INC 12160 SW WILDWOOD ST
4230 GALEWOOD ST#100 TIGARD,OR 97223
LAKE OSWEGO,OR 97035
zsiioan-o�ioo 2S110BD-00801
ANDERTON JAMES G&BRENDA K EDWARDS ALLEN C JR AND
11975 SW WILDWOOD ST CAROLYN
TIGARD,OR 97223 11910 SW WILDWOOD
TIGARD,OR 97224
2S 110BD-02300 2S 110BD-01100
BAUMAN JEAN G TRUSTEE FAUNCE MICHAEL J&DEBORAH J
11949 SW BULL MTN RD 11885 SW BULL MTN RD
TIGARD,OR 97224 TIGARD,OR 97224
2S1106D-04300 2S110BA-o7000
BROWN DAVID E&JANET L FRIEND R DOUGLAS&CHERIE L
11964 SW ELEMAR CT 11972 SW WILDWOOD ST
TIGARD,OR 97224 TIGARD,OR 97224
2S110BA-07500 2S11 OBC-01300
CARSTENS LESLEY A& FROUDE CARL J
HENRY A 12200 SW BULL MTN RD
12457 SW MCFARLAND BLVD TIGARD,OR 97224
TIGARD,OR 97224
2S110BD-01000 2S110BB-02000
CHORUBY PATRICK S&LORI L HELSETH DENNIS H AND
11925 SW BULL MTN RD NANCY L
TIGARD,OR 97224 14420 SW HAZELHILL DR
TIGARD,OR 97224
2S 110BC-01201 2S 110BB-01500
COLEMAN ROBERT E 8 VERNA M ISHIDA TERRENCE 8 CONNIE J
12300 SW BULL MOUNTAIN RD 14405 SW HAZEL HILL DR
TIGARD,OR 97224 TIGARD,OR 97224
2S 110BD-00700 2S 110BC-00500
COUCH ELIZABETH A TRUST JOHNSON PAMELLA SIMS
BY ELIZABETH A/RICHARD R COUCH TRS 12235 SW BULL MOUNTIAN RD
11870 SW WILDWOOD TIGARD,OR 97224
TIGARD,OR 97224
2S 110BD-03800 2S. OBC-01600
DAI XIAO PING& JOH AMELLA SIMS
LEE TIFFANY DAI 1223 ULL MOUNTIAN RD
11915 SW ELEMAR CT ARD,OR 7224
TIGARD,OR 97224
2S11DBA-06800 2S1108D-05200
DAWSON KENNETH L&MELANIE A KALBFLEISCH WAYNE L&F JEANNE
12036 SW WILDWOOD ST 701 S 68TH AVE
TIGARD,OR 97224 YAKIMA,WA 98908
2si i og�-ossoo zs i i og�-oa2oo
KAM RICHARD LAWRENCE AND RASHIDI MANOUCHEHR&
LYNNETTE NAOMI DEBRA A
11979 SW VIEWCREST CT 11980 SW ELEMAR CT
TIGARD,OR 97223 TIGARD,OR 97224
2S11oBC-0o501 2S71oBC-o1700
KUHL JOHN W&JERIALEA A ROBINSON CONSTANCE A
14670 SW HAZELTREE TERR 12000 SW VIEW CREST CT
PORTLAND,OR 97224 TIGARD,OR 97224
2S 11 OBC-00200 2S 110 BD-04500
LASSELLE COURTNEY D ROUSE CHARLES&
BARBARA M GENDE DIANE M
12175 SW BULL MTN RD 11916 SW ELEMAR CT
TIGARD,OR 97223 TIGARD,OR 97223
2S 110BD-04100 2S 110BD-03900
LOONEY GAYLAND R SAYLOR GEORGE W AND ALICE E
11977 SW ELEMAR CT 11933 SW ELEMAR CT
TIGARD,OR 97224 TIGARD,OR 97224
2S 1108C-01400 2S 17 OBA-07200
LOUD ANDREW C& SEMINARIO STEVEN JOSEPH&
TAYLOR CONTANCE J SEMINARIO PATRICIA WHITE CO-TRS
12040 SW BULL MOUNTAIN RD 12009 SW WILDWOOD ST
TIGARD,OR 97224 TIGARD,OR 97224
2S110BA-06700 2S110BC-00300
MAJORS LIVING TRUST SHARP THOMAS J 8�PATRICIA J
BY WILLIAM JOSEPH MAJORS& 14440 SW HAZELHILL DR
MARTHA JANE MAJORS TRS TIGARD,OR 97223
12058 SW WILDWOOD ST
TIGARD,OR 97224
2S110BA-07400 2S7 706D-04000
MERCER DANIEL E/BETTY M SMITH KIRK H&CONNIE J
12195 SW WILDWOOD ST 11959 SW ELEMAR CT
PORTLAND,OR 97224 TIGARD,OR 97224
2511088-01600 2S110BA-06600
ORNELAS STEVE SMITH VISTON R JR&SUSANN B
14465 SW HAZELHILL DR 12102 SW WILDWOOD
TIGARD,OR 97223 TIGARD,OR 97224
2S110BD-04400 25110BD-05100
OSBORNE LIVING TRUST SMURTHWAITE THOMAS J 8
BY OSBORNE DONALD L&MURIEL J TRS ROSEMARY A
11938 SW ELEMAR CT 11927 SW VIEWCREST CT
TIGARD,OR 97224 PORTLAND,OR 97224
25110BA-06400 2S110BA-05801
PHILLIPS MICHAEL AND JANET S STEVENS BRADLEY R&LISA M
12204 SW WILDWOOD 11905 SW WILDWOOD ST
TIGARD,OR 97224 PORTLAND,OR 97224
2S110BB-02100
SWANSON WILLIAM A&TERESA L
14390 SW HAZELHILL DR
TIGARD,OR 97224
2S�tosC-ooaoo
SZALVAY LASZLO&IREN
14550 SW HAZELTREE TER
TIGARD,OR 97224
2S110BC-00100
WALL GEORGE
11600 SW BULL MNT RD
TIGARD,OR 97224
2S1106A-06900
WATSON DONALD R&TAMARA
12000 SW WILDWOOD ST
TIGARD,OR 97224
2S 1106A-07300
WEBBER JOHN D&CARLA J TRS
12155 SW WILDWOOD ST
PORTLAND,OR 97224
2Siio66-oz2oo
WELCH JAMES P&CHERYL B
14340 SW HAZELHILL DR
TIGARD,OR 97224
2S110BD-00901
WHITNEY PAUL AND DIANE
12035 SW BULL MTN RD
TIGARD,OR 97224
zs i i oso-o2zoo
WRIGHT MARYANN
11964 SW WILDWOOD ST
TIGARD,OR 97224
HARRIS—MCMONAGLE ASSOCIATES� INC.
ATTN: .JAY HARRIS
IZS55 SW HALL BOULEVERD
TIGARD. OR 97223
Jack Biethan
11023 SW Summefield Drive, #4
Tigard, OR 97224
Craig Smelter
PO Box 1467
Tualatin, OR 97062
Harold and Ruth Howland
13145 SW Benish
Tigard, OR 97223
Kevin Hogan
14357 SW 133�d Avenue
Tigard, OR 97224
Gretchen Buehner
13249 SW 136�h Place
Tigard, OR 97224
Jon Sirrine
12761 SW 133rd Avenue
Tigard, OR 97223
Judith Anderson
16640 SW Jordan Way
King City, OR 97224
Beverly Froude
12200 SW Bull Mountain Road
Tigard, OR 97224
Nathan and Ann Murdock
PO Box 231265
Tigard, OR 97281
Barry Albertson
15445 SW 150"�Avenue
Tigard, OR 97224
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Go VENTURE PROPERTIES INC 12160 SW WILDWOOD ST
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ANDERTON JAMES G&BRENDA K EDWARDS ALLEN C JR AND
11975 SW WILDWOOD ST CAROLYN
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TIGARD,OR 97224
2S110BD-02300 2S110BD-01100
BAUMAN JEAN G TRUSTEE FAUNCE MICHAEL J&DEBORAH J
11949 SW BULL MTN RD 11885 SW BULL MTN RD
TIGARD,OR 97224 TIGARD,OR 97224
2S1106D-04300 2S110BA-07000
BROWN DAVID E&JANET L FRIEND R DOUGLAS&CHERIE L
11964 SW ELEMAR CT 11972 SW WILDWOOD 5T
TIGARD,OR 97224 TIGARD,OR 97224
2S1106A-07500 2S110BC-01300
CARSTENS LESLEY A& FROUDE CARL J
HENRY A 12200 5W BULL MTN RD
12457 SW MCFARLAND BLVD TIGARD,OR 97224
TIGARD,OR 97224
2S 1108D-01000 2S 110B8-02000
CHORUBY PATRICK S&LORI L HELSETH DENNIS H AND
11925 SW BULL MTN RD NANCY L
TIGARD,OR 97224 14420 SW HAZELHILL DR
TIGARD,OR 97224
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COLEMAN ROBERT E&VERNA M ISHIDA TERRENCE 8�CONNIE J
12300 SW BULL MOUNTAIN RD 14405 SW HAZEL HILL DR
TIGARD,OR 97224 TIGARD,OR 97224
2S110BD-00700 2S110BC-00500
COUCH ELIZABETH A TRUST JOHNSON PAMELLA SIMS
BY ELIZABETH A/RICHARD R COUCH TRS 12235 SW BULL MOUNTIAN RD
11870 SW WILDWOOD TIGARD,OR 97224
TIGARD,OR 97224
2S 1106D-03800 2S 110BC-01600
DAI XIAO PING& JOHN AMELLA SIMS
LEE TIFFANY DAI 1�2 SW L MOUNTIAN RD
11915 SW ELEMAR CT IT GARD,OR 97 24
TIGARD,OR 97224
2S110BA-06800 25110BD-05200
DAWSON KENNETH L&MELANIE A KALBFLEISCH WAYNE L&F JEANNE
12036 SW WILDWOOD ST 701 S 68TH AVE
TIGARD,OR 97224 YAKIMA,WA 98908
2S1106D-05300 2S110BD-04200
KAM RICHARD LAWRENCE AND RASHIDI MANOUCHEHR 8
LYNNETTE NAOMI DEBRA A
11979 SW VIEWCREST CT 11980 SW ELEMAR CT
TIGARD,OR 97223 TIGARD,OR 97224
251108C-00501 2S 1108C-01700
KUHL JOHN W&JERIALEA A ROBINSON CONSTANCE A
14670 SW HAZELTREE TERR 12000 SW VIEW CREST CT
PORTLAND,OR 97224 TIGARD,OR 97224
2S 11 DBC-00200 2S 1108 D-04500
LASSELLE COURTNEY D ROUSE CHARLES 8
BARBARA M GENDE DIANE M
12175 SW BULL MTN RD 11916 SW ELEMAR CT
TIGARD,OR 97223 TIGARD,OR 97223
251106D-04100 2S110BD-03900
LOONEY GAYLAND R SAYLOR GEORGE W AND ALICE E
11977 SW ELEMAR CT 11933 SW ELEMAR CT
TIGARD,OR 97224 TIGARD,OR 97224
2S110BC-01400 2S110BA-07200
LOUD ANDREW C& SEMINARIO STEVEN JOSEPH&
TAYLOR CONTANCE J SEM�NARIO PATRICIA WHITE CO-TRS
12040 SW BULL MOUNTAIN RD 12009 SW WILDWOOD ST
TIGARD,OR 97224 TIGARD,OR 97224
2S1106A-06700 2S110BC-00300
MAJORS LIVING TRUST SHARP THOMAS J&PATRICIA J
BY WILLIAM JOSEPH MAJORS& 14440 SW HAZELHILL DR
MARTHA JANE MAJORS TRS TIGARD,OR 97223
�2058 SW WILDWOOD ST
TIGARD,OR 97224
2S 1106A-07400 2S 1108 D-04000
MERCER DANIEL E/BETTY M SMITH KIRK H&CONNIE J
12195 SW WILDWOOD ST 11959 SW ELEMAR CT
PORTLAND,OR 97224 TIGARD,OR 97224
2S 11066-01600 25110BA-06600
ORNELAS STEVE SMITH VISTON R JR&SUSANN B
14465 SW HAZELHILL DR 12102 SW WILDWOOD
TIGARD,OR 97223 TIGARD,OR 97224
2S 110BD-044D0 2S 110BD-05100
OSBORNE LIVING TRUST SMURTHWAITE THOMAS J&
BY OSBORNE DONALD L&MURIEL J TRS ROSEMARY A
11938 SW ELEMAR CT 11927 SW VIEWCREST CT
TIGARD,OR 97224 P�RTLAND,OR 97224
2S 7106A-06400 2S 110BA-05801
PHILLIPS MICHAEL AND JANET S STEVENS BRADLEY R&LISA M
12204 SW WILDWOOD 11905 SW WILDWOOD ST
TIGARD,OR 97224 PORTLAND,OR 97224
2S 11 OBB-02100
SWANSON WILLIAM A&TERESA L
14390 SW HAZELHILL DR
TIGARD,OR 97224
2S 71 oBC-00400
SZALVAY LASZLO 8 IREN
14550 SW HAZELTREE TER
TIGARD,OR 97224
2S11 oBC-00100
WALL GEORGE
11600 SW BULL MNT RD
TIGARD,OR 97224
2S110BA-06900
WATSON DONALD R&TAMARA
12000 SW WILDWOOD ST
TIGARD,OR 97224
2S 1108A-07300
WEBBER JOHN D&CARLA J TRS
12155 SW WILDWOOD ST
PORTLAND,OR 97224
2s t i oBB-o22o0
WELCH JAMES P&CHERYL B
14340 SW HAZELHILL DR
TIGARD,OR 97224
2S1108D-00901
WHITNEY PAUL AND DIANE
12035 SW BULL MTN RD
TIGARD,OR 97224
2S1108D-02200
WRIGHT MARYANN
11964 SW WILDWOOD ST
TIGARD,OR 97224
Jack Biethan
11023 SW Summerfieltl Drive, #4
Tigard, OR 97224
Craig Smelter
PO Box 1467
Tualatin, OR 97062
Harold and Ruth Howland
13145 SW Benish
Tigard, OR 97223
Kevin Hogan
14357 SW 133�d Avenue
Tigard, OR 97224
Gretchen Buehner
13249 SW 136th Place
Tigard, OR 97224
Jon Sirrine
12761 SW 133rd Avenue
Tigard, OR 97223
Judith Anderson
16640 SW Jordan Way
King City, OR 97224
Beverly Froude
12200 SW Bull Mountain Road
Tigard, OR 97224
Nathan and Ann Murdock
PO Box 231265
Tigard, OR 97281
Barry Albertson
15445 SW 150t"Avenue
Tigard, OR 97224
TY OF TIGARD - WEST CIT SUBCOMMITfEE (pg. I of I) (i:lcurpinlsetupllabelslClT West.doc) UPDATED: March 14, 2002
CITY OF TIGARD
[OMMUNITY DEVELOPMENT DEPARTMENT
PLANNING DIVISION
I 3 I 25 SW HALL BOULEYARD CITY OF TIGARD
TIGARD, OREGON 91223 Communiry 2�eveCopment
PHONE: 503-639-4111 FAl(: 503-684-1291 (Attn: Patty/Planning� S�1n�9A��COmmunity
° Q 0 ° 00 00 ° ° 0 °� U ° ��� �
Property owner information is valid for 3 months from the date of your request
INDICATE ALL PROJECT MAP & TAX LOT NUMBERS (i.e. �s�34A6, Tax�ot o0100) OR THE
ADDRESSES FOR ALL PROJECT PARCELS BELOW:
INDICATE WHETHER YOU ARE REQUESTING 1, 2 OR 3 SETS OF LABELS:
(NOTE: A minimum of 2 sets of labels will be provided (unless only holding a neighborhood meeting at this time) to place on
your 2 sets of envelopes that applicants are required to submit at the time of application submittal. If a neighborhood
meeting is required and you have not yet held that meeting, you can request 3 sets provided your land use application will be
submitted and deemed complete by the Planning Division within 3 months from this request.)
NAME OF CONTACT PERSON: PHONE:
This request may be mailed, faxed or hand delivered to the City of Tigard. Please allow a
2-day minimum 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 Cal�' by their 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 OF 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, multi I the cost to rint one set of labels b the number of sets re uested.
EXAMPLE COST FOR THIS REQUEST
4 sheets of labels x$2lsheet= 8.00 x 2 sets= $16.00 ,�sheet(s)of labels x$2/sheet=�x � sets= �
2 sheets of labels x$2/sheet for CIT area x 2 sets=$ 4.00 _sheet(s)of labels x$2/sheet for CIT area=�x_sets=--Y��
GENERATE LIST = 11.00 GENERATE LIST =�11:�E��,✓�%
TOTAL =$31.00 TOTAL =$ / ,��
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� I ' � T— I �.� Information on lhis map is for generat bcatbn oMy an0 �
�--�--�� —... i ; �' slauld be verified with tlie DevebpmeM Services Division.
-
- - —__.------I-----7�
i I --� ..—.----�----� _ 73125 SW Hall Blvd
� � � — 1 Tgard.OR 97223
� � � (503)E3&4�71 �
� � . � � �'�-.,_, ; � . htlp//w.�vr_ci]igard.or.u5 �
Community Development Plot date:Aug 27,2002;C:\magiclMAGIC03.APR
2S 110BC-01200 2S 1108A-06500
AMES A GRAY/JOHNSON VIRGINIA DEMKO LISA A
Go VENTURE PROPERTIES INC 12160 SW WILDWOOD ST
4230 GALEWOOD ST#100 TIGARD,OR 97223
LAKE OSWEGO,OR 97035
zsi�oe.a-0��oo 2S170BD-00801 �
ANDERTON JAMES G&BRENDA K EDWARDS ALLEN C JR A D
11975 SW WILDWOOD ST CAROLYN
TIGARD,OR 97223 11910 SW WILDWOOD
TIGARD,OR 97224
251706D-02300 2S1108D-01100
BAUMAN JEAN G TRUSTEE FAUNCE MICH L J&DEBORAH J
11949 SW BULL MTN RD 11885 SW B L MTN RD
TIGARD,OR 97224 TIGARD,0 97224
2S1106D-04300 25110 -07000
BROWN DAVID E&JANET L FRI D R DOUGLAS&CHERIE L
11964 SW ELEMAR CT 11 2 SW WILDWOOD ST
TIGARD,OR 97224 GARD,OR 97224
2S110BA-07500 2S110BC-01300
CARSTENS LESLEY A& FROUDE CARL J
HENRY A 12200 SW BULL MTN RD
12457 SW MCFARLAND BLVD TIGARD,OR 97224
TIGARD,OR 97224
2S 110B D-01000 2 110BA-05801
CHORUBY PATRICK S&LORI L GR ER JAMES&MONICA
11925 SW BULL MTN RD 1190 W WILDWOOD ST
TIGARD,OR 97224 TIGARD, R 97224
2S 11 oBC-012o 1 2S 11 o8B-02000
COLEMAN ROBERT E&VERNA M HELSETH DENNIS AND
12300 SW BULL MOUNTAIN RD NANCY L
TIGARD,OR 97224 14420 SW HAZELHILL R
TIGARD,OR 97224
2S 1106 D-00700 2S 110BB-01500
COUCH RICHARD T ISHIDA TERRENCE&CONNIE
11870 SW WILDWOOD 14405 SW HAZEL HILL DR
TIGARD,OR 97223 TIGARD,OR 97224
2S1106D-03800 2S110BC-01600 '
DAI XIAO PING& JOHNSON PAMELLA SIMS
LEE TIFFANY DAI 12235 SW BULL MOUNTIAN RD
11915 SW ELEMAR CT TIGARD,OR 97224
TIGARD,OR 97224
2S110BA-06800 , 2 BC-00500
DAWSON KENNETH L&MELANIE A JOHNS ELLA SIMS
12036 SW WILDWOOD ST 1223 BUL OUNTIAN RD
TIGARD,OR 97224 T ARD,OR 9722
2S 110B D-05200 2S 1108A-06400
KALBFLEISCH WAYNE L&F JEANNE PHILLIPS MICHAEL AND JANET S
701 S 68TH AVE 12204 SW WILDWOOD
YAKIMA,WA 98908 TIGARD,OR 97224
2S 110BD-05300 2S 110BD-04200
KAM RICHARD LAWRENCE AND RASHIDI MANOUCHE &
LYNNETTE NAOMI DEBRA A
11979 SW VIEWCREST CT 11980 SW ELEMA T
TIGARD,OR 97223 TIGARD,OR 97 4
2S 110BC-00501 2S 110BC-07 70
KUHL JOHN W&JERIALEA A ROBINSO CONSTANCE A
14670 SW HAZELTREE TERR 12000 S VIEW CREST CT
PORTLAND,OR 97224 TIGAR ,OR 97224
\
2S 110BC-00200 � 2 10BD-04500
LASSELLE COURTNEY D � OUSE CHARLES&
BARBARA M GENDE DIANE M
12175 SW BULL MTN RD 11916 SW ELEMAR CT
TIGARD,OR 97223 TIGARD,OR 97223
2S 710BD-04100 2S 110BD-03900
LOONEY GAYLAND R SAYLOR GEORGE W AND ALICE E
11977 SW ELEMAR CT 11933 SW ELEMAR CT
TIGARD,OR 97224 TIGARD,OR 97224
2S 710BC-07 400 2S 710BA-06900
LOUD ANDREW C& SCOTT GORDON L&LOUELLA E
TAYLOR CONTANCE J 12000 SW WILDWOOD ST
12040 SW BULL MOUNTAIN RD GARD,OR 97224
TIGARD,OR 97224
2S110BA-06700 2S7106A 7200
MAJORS LIVING TRUST SEMINAR STEVEN JOSEPH&
BY WILLIAM JOSEPH MAJORS& SEMINARIO ATRICIA WHITE CO-TRS
MARTHA JANE MAJORS TRS 12009 SW WIL WOOD ST
12058 SW WILDWOOD ST TIGARD,OR 9 24
TIGARD,OR 97224
2S 710BA-07400 2S 110BC-00300
MERCER DANIEL E/BETTY M SHARP THOMAS J& TRICIA J
12195 SW WILDWOOD ST 14440 SW HAZELHILL
PORTLAND,OR 97224 TIGARD,OR 97223
2S 710BB-01600 2S 110BD-04000
ORNELAS STEVE SMITH KIRK H&CONNIE J
14465 SW HAZELHILL DR 11959 SW ELEMAR CT ��
TIGARD,OR 97223 - TIGARD,OR 97224
2S110BD-04400 2S1108A-06600
OSBORNE LIVING TRUST SMITH VISTON R JR&SUSANN B
BY OSBORNE DONALD L&MURIEL J TRS 12102 SW WILDWOOD
11938 SW ELEMAR CT TIGARD,OR 97224
TIGARD,OR 97224
�
25110BD-05100
SMURTHWAITE THOMAS J&
ROSEMARY A
11927 SW VIEWCREST CT
PORTLAND,OR 97224
2S��oBB-o2ioo
SWAN50N WILLIAM A&TERESA L
1439a SW HAZELHILL DR
TIGARD,OR 97224
r
251106C-00400
SZALVAY LASZLO&IREN
14550 SW HAZELTREE TER
TIGARD,OR 97224
2S��oBC-oo�oo
WALL GEORGE
11600 SW BULL MNT RD
TIGARD,OR 97224
2S 110BA-07300
WEBBER JOHN D&CARLA J TRS
12155 SW WILDWOOD ST
PORTLAND,OR 97224
zsi ioBB-o22o0
WELCH JAMES P&CHERYL B
14340 SW HAZELHILL DR
TIGARD,OR 97224
2S110BD-00901
WHITNEY PAUL AND DIANE
12035 SW BULL MTN RD
TIGARD,OR 97224
zsiios�-ozzoa
WRIGHT MARYANN
11964 SW WILDWOOD ST
TIGARD,OR 97224
Jack Biethan
11023 SW Summerfield Drive, #4
Tigard, OR 97224
Craig Smelter
PO Box 1467
Tualatin, OR 97062 �
Harold and Ruth Howland
13145 SW Benish
Tigard, OR 97223 �
'y
�
Kevin Hogan `
14357 SW 133�d Avenue 1
Tigard, OR 97224 \
�
Gretchen Buehner
13249 SW 136th Place
Tigard, OR 97224
Jon Sirrine
12761 SW 133rd Avenue
Tigard, OR 97223
Judith Anderson
16640 SW Jordan Way
King City, OR 97224
Beverly Froude
12200 SW Bull Mountain Ro d
Tigard, OR 97224
Nathan and Ann Murd k
PO Box 231265
Tigard, OR 97281
Barry Albertson
15445 SW 150th Avenue
Tigard, OR 97224
TY OF TIGARD - WEST CIT SUB(OMMITfEE (pg. I of I) (i:\curpinlsetupllabelslClT West.doc) UPDATED: March 14, 2002
\
CITY Of TIGARD
COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING DIVISION CITYOFTIGARD
Community�DeveCopment
13125 SW HAII BOULEYARD SfiapingABetterCommunity
TIGARD, OREGON 97223
PHONE: 503-b39-4171 FAX: 503-684-7297(Attn: Pattr or Shirley/Planning)
� � � ; & '; � � , � �r � � � ' � I,r�. � ���1`.Y � � � � � a
�
Property owner information is valid for 3 months from the date of your request
INDICATE ALL PROJECT MAP & TAX LOT NUMBERS (i.e. IS134A6,Tax Lot oo�oo) OR THE ADDRESSES FOR ALL PROJECT
PARCELS BELOW and INCLUDE A MAP OF ALL LOTS FOR THE PROJECT (preferably assessor's tax map):
,
J� . -5�1�� �;,? / l f�;7-r, h��J�
.�;�1 �G�f,�L', /C�C
INDICATE WHETHER YOU ARE REQUESTING 2 OR 3 SETS OF LABELS: � SE ��
(NOTE: A minimum of 2 sets of labels will be provided to place on yaur 2 sets ot envelopes that applicants are required to tubmit at the time of application
submittal. If a neighborhood meeting is required and rou have not yet held that meeting,you should request 3 sets)
NAME OF CONTACT PERSON: ��f�L�� �� PHONE: �:�� „���i�'` ��'���
�i� � r ��— ���'�;�'
This request may be mailed, �faxed, ar liand delivered to the City of Tigard. Please allow a �-day minimum for
pracessing requests. Upon completion of your request, the contact person will be called to pick up their request in
"Will Call" by their last name, at the Community Development Receptian 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 OF ACCURACY, ONLY ORIGINAL MAILING LABELS PROVIDED BY THE
CITY VS. RE-TYPED MAILING LABELS WILL BE ACCEPTED.
Cost Description:
�I I to generate the mailing list, plus $2 per sheet for printing the list onto labels (20 addresses per sheet).
Then, multiply the cost to print one set of labels by the number of sets requested. `
*EXAMPLE* * * COST FOR THIS REQUEST �' *
� sheets of labels x �2/sheet = �I. ( x�seu = S I 6.00 �sheet(s) of labels x E2/sheet = � x � sets �, �
.� sheets of labels x S2/sheet (or CIT area x� sets = S 4.00 / sheet(s) of labels x SZ/sheet for CIT area = �x�� _ �
GENERATE LIST = SI I.00 ,1 GENERATE IIST = S�.fl.O�,
TOTAL = �31.00 �`�� TOTAL = �.5r
� • PRE APP.FIELD B�:
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# �p ��ti,�,_�,5,�� Other Case#
Date �Q C, B /1'' Recei t# 2���s-�'/�-1 Date A lication Com lete
TYPE OF PERMIT YOU ARE APPLYING FOR
❑AdjustmenWariance (t or II) �Minor Land Partition (II) ❑Subdivision (II or Ill)
❑ Comprehensive Plan Amendment(IV) ❑ Minor Modification (I) ❑Zone Change(III)
❑ Conditional Use (III) ❑ Planned Development(III) ❑Zone Change Annexation (IV)
❑ Historic Overlay(II or III) ❑Sensitive Lands Review(I, II or III) ❑Zone Ordinance Amendment (IV)
❑ Home Occupation (I or II) ❑ Site Development Review(II)
❑ Miscellaneous (I)-(Lot Line Adjustment/Temporary Use/Tree Removal/Director's Interpretation, etc.)
ress i avai a e
! 2 � �.� L'►� �i-� . ,
2s- � — o,ac 7 � Zdoa
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is i more an one
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�v 6�0 7 / � �
, •When the owner and the applicant are different people, the applicant must be the purchaser of record or a lessee in
pcssession with written authorization from the owner or an agent of the owner. The owners must sign this application in the
s ace rovided on the back of this form or submit a written authorization with this a lication.
� ease e speG ic
�
APPLICATIONS WILL NOT BE ACCEPTED WITHOUT ALL OF THE REQUIRED SUBMITTAL ELEMENTS AS
DESCRIBED IN THE "BASIC SUBMITTAL REQUIREMENTS" INFORMATION SHEET.
a•
R � _
THE APPLtCANT SHALL CERTIFY THAT:
♦ If the application is granted, the applicant shall exercise the rights granted in accordance with the
terms and subject to all the conditions and limitations of the approval.
♦ All the above statements and the statements in the plot plan, attachments, and exhibits
transmitted herewith, are true; and the applicants so acknowledge that any permit issued, based
on this application, map be revoked if it is found that any such statements are false.
♦ The applicant has read the entire contents of the application, including the policies and criteria,
and understands the requirements for approving or denying the application(s).
SIGNATURES OF EACH OWNER OF THE SUBJECT PROPERTY ARE REQUIRED.
r � /
,
_ - l �� � �
Owner's Signature Date .
Owner's Signature Date
Owner's Signature Date
Owner's Signature Date
Owner's Signature Date
Owner's Signature Date
Owner's Signature Date
CITY OF TIGARD
OREGON
February 25, 2003
George Wall
11600 SW Bull Mountain Road
Tigard, OR 97223
Dear Mr. Wall:
RE: Notice of Complete Application Submittal — MLP2003-00001
The City has reviewed your submittal material and finds that your application is
complete as of 2/17/03. Staff will now review your application for Land Partition
Approval. A decision will be rendered within 5-6 weeks.
I am available to answer uestions and otherwise assist you as may be required at
503-639-4171, extension 2�37. Office hours are from 8:00 a.m. to 5:00 p.m. Monday
through Friday. If I am not available, please leave your name and phone number so
that I can call you as soon as possible.
Sincerely,
.�--
J'�'�'
Mathew Scheidegger
Assistant Planner
i:\cu rpin\mathewMlp2003-00001.acc.acc
c: MLP2003-00001 Land Use File
13125 SW Hall Blvd., Tigard, OR 97223(503)639-�4171 TDD(503)684-2772
TRANSMIT : , A �
Harris - McMonagle Associates, lnc.
Engineers -Surveyors
12565 S.W. Hall Boulevard
Tigard, Oregon 97223
Tel. (503) 639-3453 - Fax 639-1232
DATE: ��/�`�� � �._M : . �,
TO: C
, - � �
" E.:. � i ,. . .. .
,..,t , .- :;tNG
PROJE�T: ���� G�/, . �<<�n �CG�� S�
WE ARE SENDING YOU ATTACHED THE FOLLOWING ITEMS:
.S�CF DRAWINGS PRlNTS ; SAMF�ES CHANG� ORDE�
C;,FY OF LE i�E�c PLANS DATA S�ECIFiCATIONS
MYL�RS �THE�:
Fo� You�:
-�
R�/1E'N COMMENTS APPROVAL USc F1LE
COPIES I DATE � DESCRIPTION
_ I
� �
�
� �
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�
REMARKS:
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;
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SIGNED: �
�
TR � NSMIT 1, AL
Harris - McMonagle Associates, Inc.
Engineers -Surveyors
12555 S.W. Hall Boulevard
Tigard, Oregon 97223
Tel. (503) 639-3453 -Fax 639-1232
DATE: February 3, 2003
TO: Attention: Matthew Scheideqqer �� ����
City of Tiqard
'► �= 2003
13125 SW Hall Boulevard
� ur i�c;ARO
Tigard, Oreqon 97223 "�"'' -
-�..
RE: Wall Partition 2003 - City of Tiqard MLP2003-00�01
WE ARE SENDING YOU ATTACHED THE FOLLOWING ITEMS:
SHOP DRAWINGS PRINTS SAMPLES CHANGE ORDER
COPY OF LETTER PLANS DATA SPECIFICATIONS
MYLARS OTHER:
FOR YOUR:
REVIEW COMMENTS APPROVAL USE FILE
COPIES DATE DESCRIPTION
15 Packets of narrative and site plan
REMARKS:
Per your request in a letter sent to George Wall, dated January 30, 2003, I am delivering the items listed above.
George Wall will deliver the mailing list you requested.
v
Sincerely, ay O. Harris
CITY OF TIGARD
OREGON
January 30, 2003
George Wall
11600 SW Bull Mountain Road
Tigard, OR 97223
Dear Mr. Wall:
RE: Notice of Incomplete Application Submittal — MLP2003-00001
The City has not received the information necessary to begin the review of your Minor
Land Partition application. Staff has, therefore, deemed your application submittal as
incomplete. In order for staff to proceed, the following materials will need to be
submitted:
. Submit 15 additional packets of the narrative and site plan.
. Submit 500-foot property owner mailing list.
I am available to answer questions and otherwise assist you as may be required at
503-639-4171, extension #2437. Office hours are from 8:00 a.m. to 5:00 p.m. Monday
through Friday. If I am not available, please leave your name and phone number so
that I can call you as soon as possible.
Sincerely,
����c���_ ��-.���—
Mathew Scheidegger
Assistant Planner
i:\cu rpl nlmathewlml p2003-00001.acc
c: MLP2003-00001 Land Use File
13125 SW Hall Blvd., Tigard, OR 97223(503)639-4171 TDD(503)684-2772
` �roperty Detail Page 1 of 1
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12175 Sw Bull Mountain Rd
Tigard, OR 97224 " � � � � " � �
Property Information
Owner�s) Wall George Parcel# R0491792
Property 12175 Sw Bull Mountain Rd Map Coord ;2S-t-10BC
Tigard,OR 97224 Census Tract 319.05
Mailing Addr 11620 Sw Bull Mountain Rd County Washington
Tigard OR 97224 Owner Phone
Legal ACRES.83
Characteristics
Use Residential Lot Year Built Sq.Feet
Zoning Lot Size 0.83 #of units
Bedrooms Bathrooms Fireplace
#Rooms Quality Heating
Pool/Spa Air Style
Stories Improvements Parking
Flood
Property Sale Information
Sale Date 06/01/1980 S/Sq.Ft. $0.00 2nd Mtg.
Sale Price 1st Loan Prior Sale Amt.
Doc No. Loan Type Prior Sale Dt.
Doc Type Xfer Date Prior poc No.
Seller Lender Prior poc Type
Tax Information
Imp Value Exemption
Land Value $114,910 Tax Year/Area 2001 !023.74
Total Value $114,910 Tax Value $114,910
Tax Amt $1,154.10 Improved %
Information compiled from various sources and is deemed reliable but not guarenteed.
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CleanWater� Services
o�� commitment �s �i�a�. Sensitive Area Pre-Screening Site Assessment
Jurisdiction �1(aqR� Date '� 0I Z��OZ
Map & Tax Lot 25� �� � � �� Owner �„�}�
Site Address I Z�SS Sw '�,... �. (�9.
� Contact ��� �u,
Proposed Activity �.,,�,�,q� �,q�.-�,���_ Address «<,�o Sv�/ �,,,�, �tN ,�n
�P�� C� `f7 ZZ�
Phone ��,� �1v _ -1��
Y N NA Y N NA
� � � Sensitive Area Composite Map � � � Stormwater Infrastructure maps
Map # 2�1 �„lA QS #
❑ ❑ ❑ Locally adopted studies or maps � � � Other
Specify Specify
Based on a review of the above information and the requirements of Clean Water
Services Design and Construction Standards Resolution and Order No. 00-7:
❑ Sensitive areas potentially exist on site or within 200' of the site. THE APPLICANT
MUST PERFORM A SITE CERTIFICATION PRIOR TO ISSUANCE OF A SERVICE
PROVIDER LETTER OR STORMWATER CONNECTION PERMIT. If Sensitive Areas
exist on the site or within 200 feet on adjacent properties, a Natural Resources
Assessment Report may also be required.
�Sensitive areas do not appear to exist on site or within 200' of the site. This pre-
screening site assessment does NOT eliminate the need to evaluate and protect
water quality sensitive areas if they are subsequently discovered on your
property. NO FURTHER SITE ASSESSMENT OR SERVICE PROVIDER LETTER IS
REQUIRED. THIS FORM WILL SERVE AS AUTHORIZATION TO ISSUE A
STORMWATER CONNECTION PERMIT.
❑ The proposed activity dnes r,ot meet the definition of development. NO SITE
ASSESSMENT OR SERVICE PROVIDER LETTER IS REQUIRED.
Comments:
Reviewed By: — Date: g ZC� �Z
� �� � Returned to A licant
PP
Mail ax Counler ✓
Date F3 2cp �z By�-
155 N First Avenue,Suite 270•Hillsboro,Oregon 97124
Phone: (503)846-8621 • Fax: (503)846-3525•ww�w.cleanwaterservices.org
LAND PARTITION APPLICATION
SUPPORT INFORMATION
OWNER/APPLICANT
GE�RGE WALL
11600 SW Bull Mountain Road
Tigard, OR 972224
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January 8, 2003 �,a�����a1roQ
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WALL PARTITI�N 2003
SUPPORT INFORMATION
TABLE 4F CONTENTS
DATA SUMMARY AND REGULATIONS ...............................................SECTION 1
INTRODUCTION ........................................................................................SECTION 2
IlvIPACT STI.JDY .........................................................................................SECTION 3
COMPLIANCE WITH COMMUNITY DEVELOPMENT CODE ............SECTION 4
REDUCED DEVELOPMENT REV�W PLANS .......................................SECTION 5
DEVELOPMENT REVIEW PLANS (Full size)... ... ...... .....BOUND SEPARATELY
Enclosed [1 conv each)
APPLICATION, INCLUDING FEE
PRE-APPLICATION NOTES
CWS—SENSITIVE AREA PRE-SCRENING SITE ASSESSMENT
VESTING DEEDS
LAND USE APPLICATION CHECK LIST
SECTION 1
DATA SUMMARY & REGULATIONS
PROJECT DATA
Applicant: George Wall
11600 SW Bull Mountain Road
Tigard, Oregon 97224
Phone: 503-670-7814, Fax: 503-624-0882
Contact Person: George Wall
Civil Engineer/Surveyor/Planner: Harris-McMonagle Associates, Inc.
12555 SW Hall azd
Tigard, Orego 97123
Phone: 503-63 , Fax: 503-639-1232
Contact Person: Ja�Harris(jay@h-mc.com)
Property Description: Parcel 1,Partition Plat 2002-068 -Taa�Map: 2S 1 IOBC
Tax Lot 2600
Site Size: 0.39 acres
Zoning: City of Tigard Zoning: R-7
Existing Use of Property: Vacant
Proposed Use of Property: Three single family detached housing parcels.
REGULATIONS
Applicable sections of the Tigazd Community Development Code(TCDC)as follows:
18.390 Decision Making Procedures/Impact Study
18.420 Land Partitions
18.510 Residential Zoning Districts
18.705 Access/Egress/Circulation
18.715 Density Calculations
18.725 Environmental Performance Standards
18.745 Landscaping& Screening Standaxds
18.765 Off-Street Parking/Loading Requirements
18.790 Tree Removal
18.795 Visual Clearance Areas
18.810 Street&Utility Improvement Standards
1-1
SECTION 2
WALL PARTITION 2003
INTRODUCTION
LOCATION
The project site is on the north side of SW Bull Mountain Road at SW L2��Place (a private drive). The
legal description of the site is Parcel 1,Partition Plat 2002-068. The property is shown as Tax Lot 2600,
Assessor's Map 2S 1 IOBC.
SIZE
The area of the site is approximately 0.39 acres.
ZOIYING
The site is in the R-7, Medium Density Residential District. Minimum lot areas in this district are 5,000
square feet.
EXISTING SITE CONDITIONS
The site is fully developed subdivision site. All of the public services, street, sanitary sewer, storm
drainage and water supply, is provided to each of the proposed parcels. In addition all private utilities,
power,telephone, TV cable,and gas, are in place. The lot grading has been completed.
These subdivision improvements were constructed in conjunction with Partition Plat 2002-068.
The only tree on the site is a 30-inch walnut in the northwest corner of proposed Parcel 1. This tree was
preserved during the construction of the improvements and will remain.
DEVELOPMENT PROPOSAL
As shown on the Preliminary Plat,the proposal is to create three single family residential parcels.
2-1
SECTION 3
WALL PARTITION 2003
IMPACT STUDY
GENERAL
The 0.39 acre site is a completely developed site ready for home construction. All of the subdivision
improvements were constructed as part of the Partition Plat 2002-068 improvements.
TRANSPORTATION
Traffic impacts will primarily be to SW Bull Mountain Road. The minimal traffic created by the
proposed project will not alter the level of service of Bull Mounta.in Road.
The proposed three parcel partition will add approximately thirty trips a da.y to Bull Mountain Road.
DRAINAGE
The impact to the downstream drainage systems will be minimal as the project site was considered in the
design of the system that is presently serving the site.
PARK.S
The nearest park facility is Jack Park which is approximately 2 miles north of the site. Just a bit farther
north is Summerlake Park. Both of these parks have playgrounds and picnic areas. Cook Park which is
approximately 2.5 miles southeast of the site provides numerous recreational facilities including access to
the Tualatin River.
These facilities are capable of accommodating the proposed project.
WATER SYSTEM
Potable water available to each of the proposed parcels. The service lines were constructed in conjunction
with Partition Plat 2002-068. There are large mains in Bull Mountain Road which serve the area. These
mains and the other waterworks facilities in the area were designed to serve the entire development
community.
3-1
I
SArTITARY SEWER
Sanitary sewer service laterals have been stubbed out to each of the proposed parcels. These services
were constructed in conjunction with Partition Plat 2002-068. T'hese lines are adequate for the proposed
three parcel partition. Sewage from the will be treated at the Clean Water Services' Durham Treatment
plant which has adequate capacity.
NOISE
The proposed subdivision will result in future single family dwellings which will be compatible with the
surtounding single family neighborhood.
3-2
SECTION 4
WALL PARTITION 2003
COMPLIANCE WITH SPECIFIC TIGARD COMMUNITY
DEVELOPMENT CODE STANDARDS
NARRATIVE
Chapter 18.390—DECISION MAHING/IlVIPACT STUDY
18.390.040 Type II Procedure
Commenl: The proposed 3 parcel land partition application is being submitted under a Type II
procedure. The Applicant met with the City staff in a pre-application conference on August 27 as
required by this Chapter and is providing the submittal information required.
Chanter 18.420—LAND PARTITIONS
18.420.030 Approval process
Comment: The preliminary partition plat review is the first step in the subdivision approvad process.
This application is for approval of the preliminary partition plat through a Type II procedure in
accord with TCDC requirements
18.430.040 Application Submission Requirements
This section sets forth the material requued in the submission.
Comment: All required material, both written and graphic, is a part of this submittal.
18.430.0540 Approval Criteria
A. Approval criteria. A request to partition land shall meet all of the following criteria:
1. The proposed partition complies with all statutory and ordinance requirements and regulations;
Comment: The proposed partition complies wrth all ordinances and regulations.
2. There are adequate public facilities are available to serve the proposat;
Comment: The public facilities are in place and adequate to serve the proposed partition.
3. All proposed improvements meet City and applicable agency standards; and
Comment: The improvements are in place and were consiructed in conformily with City and
applicable agency standards.
4-1
4. All proposed lots conform to the specific requirements below:
a The minimum width of the building envelope area shall meet the lot requirement of the
applicable zoning district.
Comment: The width requirement will be met.
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.
Comme►it: The area requirements will be met.
c. Each lot created through the partition process shall front a public right-of-way by at least 15
feet or have a legally recorded minimum 15-foot wide access easement.
Comment: Each lot created will front an existing 20 foot wide recorded access easement.
d. Setbacks shall be as required by the applicable zoning district.
Comment: All setbacks shall be met.
e. When the partitioned lot is a flag lot, the developer may determine the location of the front
yard,provided that no side yard is less than 10 feet. Structures shall generally be located so
as to m�Ximi�.�separation from existing structures.
Comment: No flag lots are proposed.
f. A screen shall be provided along the property line of a lot of record where the paved drive in
an accessway is located within ten feet of an abutting lot in accordance with Sections
18.745.050. Screening may also be required to maintain privacy for abutting lots and to
provide usable outdoor recreation areas for proposed development.
Comment: This was a requirement at the time the existing accessway(private drive) was
constructed.
g. The fire district may require the installation of a fire hydrant where the length of an
accessway wouid have a detrimental effect on fue-fighting capabilities.
Comment: The requirements of the fire district have been met..
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.
Comment: The parcels will front an existing accessway. An agreement will be put into place
providing equal use of this accessway or private drive.
S. Any accessway shall comply with the standards set forth in Chapter 18.705, Access,Egress, and
Circulation.
Comment: The existing accessway complies with the standards set forth in Chapter 18.705.
4-2
6. Where landfill and/or development is allowed within or adjacent to the one-hundred year
floodplain,the City shall require consideration of the dedication of sufficient open land area for
greenway adjoining and within the floodplain. This area shall include porkions at a suitable
elevation for the construction of a pedestrian/bicycle pathway with the floodplain in accordance
with the adopted pedestrian/bicycle pathway plan.
Comment: This section is not applicable to the application.
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 paztition
and variance(s)/adjustment(s)will be processed concurrendy.
Comment: No variances or adjustments are being requested, this section is not applicable to the
appl ication.
Chapter 18.510—RESIDENTIAL ZONING DISTRICTS
18.510.020 List of Zonin�Districts
Comment: The subject property is within the R-7:Medium-Density Residential District. The
proposed subdivision complies with the District standards.
18.510.030 Uses
Comment: The proposed lots will be developed as single family housing which is permitted outright
in the R-7 District.
18.510.040 Minimum and Maximum Densities
Comment: This section requires that the property be developed to a minimum of 80%of the
maximum density.
The method for calculating the maximum density, as set forth in Chapter 18.71 S, is to divide the net
developmenr area by the minimum lot area aldowed in the zone (S,000 square feet for the R-7 zone).
The minimum density is 80 percent of the maximum.
The net development area is found by subtracting all sensitive land areas, all public park areas, all
public rights-of-way and all private street areas from the gross area of the site.
There are no sensitive lands,public park areas or public rights-of-way proposed. The prrvate street
that will serve the proposed parcels has already been created, therefore the gross site area and net
development area are equal.
Gross/net site area... ... ... ... ... 16,911 square feet = 0.39 acres
Maximum number of lots allowed= 16,911/5,000 = 31ots
4-3
Minimum number of lots allowed= 80%of 3 = 2 lots. The proposal is for 31ots.
18.510.050 Development Standards
Comment: The proposed lots meet the development standards for the R-7 District as set forth in this
section.
Chapter 18.705—ACCESS,EGRESS.AND CIRCULATION
18.705.030 General Provisions
D. Public-street access
Comment:All of the proposed parcels will abut a private drive which connects to SW Bull Mounta�n
Road.
H. Minimum access requirernents for residential use.
Comment: Vehicular access for the lots will meet or exceed the requirements af this section.
Chapter 18.715—DENSITY COMPUTATIONS
Comment: The method for calculating the mczrimum density, as set forth in Chapter 18.71 S, is to
divide the net development area by the minimum lot area allowed in the zone (S,000 square feet for
the R-7 zone). The minimum density is 80 percent of the maximum.
The net development area is found by subtracting all sensitive land areas, all public park areas, all
public rights-of-way and all private street areas from the gross area of the site.
There are no sensitive lands,public park areas or public rights-of-way proposed. The private street
that will serve the proposed parcels has already been created, therefore the gross site area and net
development area are equal.
Gross/net site area... ... ... ... ... 16,911 square feet = 0.39 acres
Maximum number of lots allowed= 16,911/5,000 = 31ots
Minimum number of lots allowed= 80%of 3 = 21ots
The proposal is for 3 lots.
Chapter 18.725—ENVIRONMENTAL PERFORMANCE STANDARDS
Comment:All federal and state environmental laws, rules and regulations will be complied with as
well as those of the City of Tigard.
4-4
Chanter 18.745—LANDSCAPING& SCREENING STANDARDS
18.745.040 Street Trees
Comment: The subdivision improvements will incdude the planting of street trees in conformity with
the size and spacing standards set forth in 18.745.040 C. A street tree planting list will be submitted
with the final plat as provided under 17.745.040 B.
18.745.050 Buffering,and Screening
Comment: The proposed single family residential use is the same as the abutting development;
therefore buffering and screening is not applicable. Setbacks and height restrictions for fences and
walls will be observed as set forth under 18.745.050 C and D.
Chauter 18.765—OFF STREET PARKING AND LOADING REQUIREMENTS
Comment:At the time of house construction a minimum of one off-street parking space wild be
provided on each lot as set forth in Table 18.765.2.
Chapter 18.790—TREE REMOVAL
Comment: There is only one (1) tree on the site. The tree, a 30-inch English walnut is in the
northwest corner of proposed Parcel l. There are no plans to remove the tree.
Chapter 18.795—VISUAL CLEARANCE AREAS
Comment: The visual clearance requirements to assure proper sight distances at intersections will
be implemented with development of the subdivision lots.
Chapter 18.810—STREET & UTILITY IMPROVEMENTS STANDARDS
18.810.030 Streets
Comment:Adl of the street improvements are constructed and are in accord with the City's street
standards.
18.810.050 Easements
Comment: There will be an eight(8)foot wide public utility easement along the street frontage of
each lot.
4-5
18.810.060 Lots
A. Size and shane
Comment:All of the lots meet the size and shape requirements of this section. No lot contains part
of a public right-of-way within its boundaries and the lot depth does not exceed 2-1/2 times the
average width.
B. Lot fronta�e
Comrnent:All of the proposed lots will abut a private drive for a width of at least 25 feet as required
by this section.
18.810.090 Sanitarv Sewers
Comment:All of the sanitary sewers to serve the proposed parcels have been constructed. The
sewer construction was in conformity with City requirements.
18.810.100 Storm Draina�e
Comment:All of the storm drainage system to serve the proposed parcels has been constructed. The
construction was in conformity with City requirements.
18.810.120 Utilities
Comment:All utilrties have been installed for the proposed parcels. They were placed underground
as set forth in 18.810.120 A.
4-6
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PRE-APPLICATION CONfERENCE NOTES �o m°����,��°��
SFrapingA BettesCommunity
(Pre-Application Meeting Notes are Yalid for Six (6) Months)
_r _ : �
RESIDENTIAL
���� �
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APPLICANT:1���>,� G�,�-� AGENT:
Phone:(5� � � ��- 7�i� Phone: � 1
PROPERTY LOCATION:
ADDRESS/GENERAL LOfATION: i� /S`"�S C� �u-�� ���
TAX MAP(S)/LOT #(S): / , I
NECESSARY APPLICATIONS�2�L f?L�lf„�� l..-H.� �,�-� �a--�t
PROPOSAL DESCRIPTION: °T ��� �z�� d� �� Gt����,�-�,
i�i� .� ��-S f�Y 1/✓��L wr�G-`�z-z,r._/'-�� �W-a-t��
COMPREHENSIVE PLAN �
MAP DESIGNATION: ����Lt 1`.�� � -��� ���u�
ZONING MAP DESIGNATION: ,��
CITIZEN INVOLVEMENT TEAM (C.I.T.)AREA: GrJ �
ZONIN6 DISTRICT DIMENSIONAL REQUIREMENTS [Refer to Code Sectlan 18.Si� 1
MINIMUM LOT SIZE:s�'�sq. ft. Average Min. lot width: .s� ft. Max. building height: ,j S ft.
Setback� Front i S ft. Side .� ft. Rear �j ft. Corner i'� ft. from street.
MAXIMUM SITE COVERAGE: _�% Minimum landscaped or natural vegetation area: -�� %.
GARAGES: zo ft.
❑ NEIGHBORHOOD MEETING [Refer to the Neighborhood Meedng Handoutl
THE APPLICANT SHALL NOTIFY ALL PROPERTY OWNERS WITHIN 500 FEET, THE MEMBERS
�F ANY LAND USE SUBCOMMITTEE(S), AND THE CITY OF TIGARD PLANNING DIVISION of
their proposal. A minimum of finro (2) weeks between the mailing date and the meeting date is
required. Please review the Land Use Notification handout concerning site posting and the meeting
notice. Meetinq is to be held prior to submitting 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.
CITY OF TtGARD Pre-Application Conference Notes Page t of 9
Residential ApplicaGoiUPlannirg Division Section
� NARRATIVE [Refer t�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 STIIDY [Refer to Code Secdons 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 large, public facilities systems, and affected private
property users. In situations where the Community Development Code requires the dedication of real
property interests, the applicant shall either specifically concur with the dedication requirement, or
provide evidence which supports the conclusion that the real property dedication requirement is not
roughly proportional to the projected impacts of the development.
�ACCESS [Refer to Chapters 18.705 aad 18.7651 ,
Minimum number of accesses: Minimum access width:
Minimum pavement width:
❑ WALKWAY REQUIREMENTS [Refer to Code Chapter 18.7051
Within all ATTACHED HOUSING (except two-family dwellings) and multi-family developments, each
residential dwelling SHALL BE CONNECTED BY WALKWAY TO THE VEHICULAR PARKING
AREA, COMMON OPEN SPACE AND RECREATION FACILITIES.
� RESIDENTIAL DENSITY CALCULATION [Refer to Code Chapt�r 18.7151-SEE EKAMPLE 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 includina:
➢ 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 riqht-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.
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°/a)for public right-of-way 6.534 sq.ft. (15%1 for public right-of-way
NET: 34,848 square feet NET: 37,026 square feet
- 3,050 (minimum lot area� - 3,050 (minimum lot area)
_ ��A mts er cre = i'. mts er cre
�i6a Oevelopmeat C�de roqni�es tl�at We net s�e area wdst for the nwd wh�le dwelling unit NO BOUN�IN6 UP IS PERMITiED.
�Minimum Preiect Deasi4�is 80X ef the maxlmum allowed deasl�.TO DETERMINETNIS STAl1�AR0,MULTIPLY TNE MIWMUM NUMBER OF UNITS BY.S.
CITY OF TIGARD Pre-Application Conference Notes Page 2 of 9
Residential ApplicationlPlanning Division Section
❑ SPECIAL SETBACKS [Reter to Code Sectlon 18.1301
➢ STREETS: feet from the centerline of
➢ FLAG LOT: A TEN (10)-FOOT SIDE YARD SETBACK applies to all primary structures.
➢ ZERO LOT LINE LOTS: A minimum of a ten (10)-foot separation shall be maintained
befinreen each dwelling unit or garage.
➢ MULTI-FAMILY RESIDENTIAL building separation standards apply within multiple-family
residential developments.
ACCESSORY STRUCTURES UP TO 528 SQUARE FEET in size may be permitted on lots less
than 2.5 acres in size. Five (5)-foot minimum setback from side and rear lot lines.
ACCESSORY STRUCTURE UP TO 1,000 SQUARE FEET on parcels of at least 2.5 acres in size.
[See applicable zoning disirict for the primary structures'setback requiremenis.l
,� FlA6 LOT BUILDIN6 HEI6NTPROYISIONS [Referio Code Chapter18.7301
MAXIMUM HEIGHT OF 1'/2 STORIES or 25 feet, whichever is less in most zones; 2'h 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.
❑ BUFFERIN6 ANO 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 a�plicable to your 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:
� LANDSCAPING [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 Cade 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-Applicabon Conference Notes Page 3 of 9
Residential AppdcatioNPlanning Division Section
� PARI0N6 [Refer to Code Chapters 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 RACNS [Refer to Code Sectlon 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.
❑ SEMSITIVE IANDS [Refer to Code Chapter 18.7151
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 responsibility of the applicant. Areas
meeting 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.O70.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
5ection 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 a 0 96,44/USA Regulatlons-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.
Design Criteria:
The VEGETATED CORRIDOR WIDTH is dependent on the sensitive area. The following table
identifies the required widths:
CITY OF TIGARD Pre-Applica6on Conference Notes Page 4 of 9
Residential AppficationlPlanning Division Section
TABLE 3.1 VEGETATED CORRIDOR WIDTHS
SOURCE: CWS DESIGN AND CONSTRUCTION STANDARDS MANUAURESOLUTION 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 wetlands <0.5 acre 25 feet
♦ Existing or created wetlands >0.5 acre <25% 50 feet
• Rivers, streams, and springs with year-round flow
♦ Streams with intermittent flow draining >100 acres
♦ Natural lakes and onds
♦ Streams with intermittent flow draining: �25%
� 10 to <50 acres 30 feet
� >50 to <100 acres 50 feet
• Existing or created wetlands >25% Variable from 50-200 feet. Measure
• Rivers, streams, and springs with year-round flow in 25-foot increments from the starting
♦ Streams with intermittent flow draining >100 acres point to the top of ravine(break in
♦ Natural lakes and ponds <25%slope), add 35 feet past the top
of 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 certified to be in a marginal or degraded condition.
3The vegetated corridor extends 35 feet from the top of the ravine and sets the outer boundary of the vegetated corridor. The 35 feet may be reduced to
15 feet,if a stamped geotechnical report confirms slope stability shall be maintained with the reduced setback from the top of ravine.
Restrictions in the 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 Vegetated Corridor:
IN ANY RESIDENTIAL DEVELOPMENT WHICH CREATES MULTIPLE PARCELS or lots intended
for separate ownership, such as a subdivision, the vegetated corridor shall be contained in a
separate tract, and shall not be a part of any parcel to be used for the construction of a dwelling unit.
CWS Service Provider Letter:
PRIOR TO SUBMITTAL of any land use applications, the applicant must obtain a CWS Service
Provider Letter which will outline the conditions necessary to comply with the R&O 96-44 sensitive
area requirements. If there are no sensitive areas, CWS must still issue a letter stating a CWS
Service Provider Letter is not required.
❑ SIGNS [Refer to Code Chapter 18.7801
SIGN PERMITS MUST BE OBTAINED PRIOR TO INSTALLATION OF ANY SIGN in the City of
Tigard. A "Guidelines for Sign Permits" handout is available upon request. Additional sign area or
height beyond Code standards may be permitted if the sign proposal is reviewed as part of a
development review application. Alternatively, a Sign Code Exception application may be filed for
Director's review.
� TREE REMOVAL PIAN REQUIREMENTS [Refer to Code Section 18]90.030.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-Application Conference Notes Page 5 of 9
Residential ApplicationlPlanning Division Sectlon
THE TREE PLAN SHALL INCLUDE 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, st�eets and parking lots:
. Retainage of less than 25% of existing trees over 12 inches in caliper requires a
mitigation program according to Section 18.150.070.D. of no net loss of trees;
. Retainage of from 25 to 50% of existing trees over 12 inches in caliper requires that
two-thirds of the trees to be removed be mitigated according to Section 18.790.060.D.;
. Retainage of from 50 to 75% of existing trees over 12 inches in caliper requires that
50% of the trees to be removed be mitigated according to Section 18.790.060.D.;
. Retainage of 75% or greater of existing trees over 12 inches in caliper requires no
mitigation;
➢ Identification of all trees which are proposed to be removed; and
➢ A protection program defining standards and methods that will be used by the applicant to
protect trees during and after construction.
TREES REMOVED WITHIN THE PERIOD OF ONE (1) YEAR PRIOR TO A DEVELOPMENT
APPLICATION LISTED ABOVE will be inventoried as part of the tree plan above and will be
replaced according to Section 18.790.060.D.
�, MIT16AT10N IRefer to Code Sec6on 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 streeYs functional classification and any
existing obstructions within the clear vision area. The applicant shall show the clear vision areas on
the site plan, and identify any obstructions in these areas.
CITY OF TIGARD Pre-Application Conference Notes Page 6 of 9
ResidenGal AppficatioNPlanning Oivisiai Section
❑ NIIURE STREET PLAN AND ExTENSION OF STREETS [Refer to Code Sectlen 18.810.030.�J
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.
c�ADDITIONAI LOT DIMENSIONAL REQUIREMENTS [Refer to Code Sectlap 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'/z 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 18.810.0901
The perimeter of BLOCKS FORMED BY STREETS SHALL NOT EXCEED 1,800 FEET measured
along the right-of-way center line except where street location is precluded by natural topography,
wetlands or other bodies of water or, pre-existing development.
When block lengths greater than 330 feet are permitted, pedestrian/bikeways shall be provided
through the block.
CODECHAPTERS
_ 18.330{co�ditiona�use) 18.620(r�ard T�ar�y�e oesgn standares) � 18.765(ottstreet Par�cirx,�oadiny Reyuirements)
_ 18.340{Diredors Interpretation) 18.630(Washingmn Square Regbnal Center) _ 18.775(Sensitive lands Reviewy
_ 18.350(P�anned�evebpment) 18.705(Access�gressr�irou�ation) _ 18.780(signs)
k 18.360(site�evebpment Review) 18.710(Accessory Residentia�un�s) _ 18.785(TemPorary use Permits)
_ 18.370(variancesrAd�ustrnents) _� 18.715(�ensity�omputations) '� 18.790(Tree Rernova�)
_ 18.380(zoning Map/Text Amendmen�s) 18.720(Desgn Compatibiliry Standartis) � 18.795(v�sua�Clearance Areas)
_ 18.385(Miscel�aneous Permits) � 18.725(Environmental Perfomiance Standardsy _ 18.798(wire�ess Communication Faalroes)
- 18.390(�ioo Makiny Proceduresr�mpact study) �S.�3O(6cceptions To Devebpment Standards) � 18.H1 O(SUeet b U6Gty�mprovement Standards)
'I S.4'I O(Lot Line Adjustrnents) 18.740(Historic over�ay) _
� 18.420(�and Partieons) 18.742�HoR,e o�,�bor,P���
_ 18.430�s��a��� � 18.745(�andscapiny s�saeening standards)
� �8.5�O(Residential Zoning Districts) 'I S.�SO(ManufacturedlMobil Home Regulations)
_ 18.520(Commerdal Zoning Districts) 18.755(Moced Solid WastelRecyding Srorage)
_ 18.530(Industrial Zoning Districts) 18.760(Nonoonfortning Situa6ons)
CITY OF TIGARD Pre-Applicabon Conference Notes Page 7 of 9
Residen6al ApplicationlPlanning Div+sion Sec6on
ADDITIONAL CONCERNS OR COMMEMTS:
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PROCEDURE
X 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
APPLICAl10N SUBMIiTAI PROCESS
All APPLICATIONS MUST BE ACCEPTED BY A PLANNING DIVISION STAFF MEMBER of the
Commurnty Development Department at Tigard City Hall offices. PLEASE NOTE: Applications
submitted by mail or dropped off at the counter without Planning Division acceptance may be
returned. The Planning counter closes at 4:00 PM.
Maps submitted with an application shall be folded IN ADVANCE to 8.5 by 11 inches. One (1),
8'/z" x 11" map of a proposed project should be submitted for attachment to the staff report or
administrative decision. Application with unfolded maps shall not be accepted.
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 ApplicationlPlanning Division Section
The administrative decision or public heanng will typically occur approximately 45 to 60 days after an
application is accepted as being complete by the Planning Division. Applications involving difficult or
protracted issues or requiring review by other jurisdictions may take additional time to review.
Written recommendations from the Planning staff are issued seven (7) days prior to the public
hearing A 10-day public appeal perio follows all land e decisions. An appeal on this matter
would be heard by the Tigard - . A basic flow chart
which illustrates the review process is availabl rom the Planning Division upon request.
Land use applications requiring a public hearing must have notice posted on-site by the
applicant no less than 10 days prior to the public hearing.
This PRE-APPLICATION CONFERENCE AND THE NOTES OF THE CONFERENCE ARE
INTENDED TO INFORM the prospective applicant of the primary Community Development Code
requirements applicable to the potential development of a particular site and to allow the City staff
and prospective applicant to discuss the opportunities and constraints affecting development of the
site.
SUBUIYISION PIAT NAME RESERVATION [County Surveyor's 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.
BUILDING PERMITS
PLANS FOR BUILDING AND OTHER RELATED PERMITS WILL NOT BE ACCEPTED FOR
REVIEW UNTIL A LAND USE APPROVAL HAS BEEN ISSUED. Final inspection approvals by
the Building Division will not be granted until there is compliance with all conditions of
development approval. These pre-application notes do not include comments from the
Building Division. For proposed buildings or modifications to existing buildings, it is
recommended to contact a Building Division Plans Examiner to determine if there are
building code issues that would prevent the structure from being constructed, as proposed.
Additionally, with regard to Subdivisions and Minor Land Partitions where any structure to be
demolished has system development charge (SDC) credits and the underlying parcel for that
structure will be eliminated when the new plat is recorded, the Cit 's olic is to a I those s stem
development credits to the first buildinqpermit issued in the development (UNLE OTHER ISE
DIRECTED BY THE DEVELOPER AT THE TIME THE DEMOLITION PERMIT IS OBTAINED).
e con erence an no es canno cover a o e requiremen s an aspec s re a e o
site planning that should ap ply to the development of your site plan. Failure of the staff to provide
information required b the Code shall not constitute a waiver of the a plicable standards or requirements.
It is recommended tha�a pros�pective applicant either obtain and read t�ie Community Development Code or
ask any questions of Cit staff�relative to Code requirements prior to submittin an a plication.
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 TIG D P DIVISION - NOLDING PRE-APP. MEETING
PHONE: (503) 639-4111 FAX: (503) 684-7291
E-MAIL• �nff's 6rst namel u�d.tigard.or.us
TITLEI8(CITY OF TIGARD'S fOMMUNITY DEYELOPMENT fODE)INTERNETADDRESS: WWW.cibgard.9f.I1S
H:IpattylmasterslPre-App Notes Residential.doc Updated: 26-Jun-02
(Engineering section:preapp.eng) �
CITY OF TIGARD Pre-Application Conference Notes Page 9 of 9
Residential AppacatioolPlanning Division Section
CITY OF TIGARD
LAND USE APPLICATION CHECKLIST
Please read this form carefully in conjunction with the notes provided to you at the
pre-application conference. This checklist identifies what is required for submittal of a complete
land use application. Once an application is deemed complete by Community Development staff, a
decision may be issued within 6-8 weeks.
If you have additional questions after reviewing all of the information provided to you, please contact
the staff person named below at the City of Tigard Planning Division, 503•639-4171.
Staff: ���� !c/�-��_� Date: �_��� �
��
1. BASIC INFORMATION
Please refer to the"Land use applications basic submittal requirements"checklist for the basic submittal requirements.
2. SPECIAL STUDIES AND REPORTS
Because of the nature of your project and/or the site you propose to develop, THE FOLLOWING ADDITIONAL STUDIES
WILL BE REQUIRED. These studies must be prepared by certified professionals with experience in the appropriate field:
❑ Arborist Report/Tree Assessment
❑ Local Streets Traffic Study
❑ Wetlands/Stream Corridor Delineation and Report
❑ Habitat Area Evaluation
❑ Geotechnical Report
❑ Geotechnical Report must address liquefaction potential and soil bearing capacity
❑ Other
3. PREPARING PLANS AND MAPS
Plans and maps should be prepared at an engineering scale (1" = 10/20/50/100/200') and include a north arrow, legend
and date. The same scale should be used for all your plans. Where possible the City prefers the use of a scale that
allows a site plan or subdivision plat to be shown on a single sheet. Architectural drawings may be prepared at an
architectural scale. One copy of each plan must be submitted in photo-ready 8Yz x 11 format. THE FOLLOWING IS A
LIST OF REQUIRED INFORMATION FOR EACH TYPE OF PLAN (If the plans you submit do not include all of the
information requested because you feel it is not applicable, please indicate this and provide a brief explanation).
Vicinity Map
� Showing the location of the site in relation to:
♦ Adjacent properties ❑
♦ Surrounding street system including nearby intersections ❑
• Pedestrian ways and bikeways ❑
• Transit stops ❑
• Utility access ❑
City of Tigard Land Use Application Checklist Page 1 of 4
h:�pattyUnasters\checklist.doc (UPDATED: 26-Jun-02)
Existing Conditions Map
� Parcel boundaries, dimensions and gross area ❑
� Contour lines (2' intervals for 0-10% slopes or 5'for slopes >10%) ❑
� Drainage patterns and courses on the site and on adjacent lands ❑
� Potential natural hazard areas including:
• Floodplain areas ❑
♦ Areas having a high seasonal water table within 24"of the surface for three or more weeks of the year ❑
• Slopes in excess of 25% ❑
• Unstable ground ❑
♦ Areas with severe soil erosion potential ❑
♦ Areas having severely weak foundation soils ❑
• Locations of resource areas including:
♦ Wildlife habitat areas identified in the Comprehensive Plan ❑
♦ Wetlands ❑
� Other site features:
• Rock outcroppings ❑
♦ Trees with>_6"caliper measured 4'from ground level ❑
� Location and type of noise sources ❑
� Locations of existing structures and their uses ❑
� Locations of existing utilities and easements ❑
� Locations of existing dedicated right-of-ways ❑
� Locations of driveways on adjacent properties and across the street ❑
Subdivision Preliminary Plat Map
� The proposed name of the subdivision ❑
� Vicinity map showing property's relationship to arterial and collector streets ❑
� Names, addresses and telephone numbers of the owner, developer, engineer surveyor and designer(as appiicabie) ❑
� Scale, north arrow and date ❑
� Boundary lines of tract to be subdivided
� Names of adjacent subdivisions or names of recorded owners of adjoining parcels of un-subdivided land ❑
� Contour lines related to a City-established benchmark at 2' intervals for 0-10%grades and 5'intervals for
grades greater than 10°/a ❑
� The purpose, location, type and size of all of the following (within and adjacent to the proposed subdivision):
• Public and private right-of-ways and easements ❑
• Public and private sanitary and storm sewer lines ❑
• Domestic water mains including fire hydrants ❑
• Major power telephone transmission lines (50,000 volts or greater) ❑
♦ Watercourses ❑
• Deed reservations for parks, open spaces, pathways and other land encumbrances ❑
♦ The location of all trees with a diameter 6 inches or greater measured at 4 feet above ground level ❑
• The location of all structures and the present uses of the structures, and a statement of which structures
are to remain after platting ❑
� Supplemental information including:
• Proposed deed restrictions (if any) ❑
• A proposed plan for provision of subdivision improvements ❑
� Existing natural features including rock outcroppings, wetlands and marsh areas
� The proposed lot configurations, lot sizes and dimensions, and lot numbers. Where lots are to be used for
purposes other than residential, it shall be indicated upon such lots ❑
� If any of the foregoing information cannot practicably be shown on the preliminary plat, it shall be incorporated
into a narrative and submitted with the application materials ❑
City of Tigard Land Use Application Checklist Page 2 of 4
h:�patty\masters\checklist.doc (UPDATED: 26-Jun-02)
Preliminary Partition/Lot Line Adjustment Plan
� The owner of the subject parcel ❑
� The owner's authorized agent ❑
� The map scale, north arrow and date ❑
� Proposed property lines ❑
� Description of parcel location and boundaries ❑
� Contour lines (2' intervals for slopes 0-10% or 5'for slopes >10%) ❑
� Location, width and names of streets, easements and other public ways within and adjacent to the parcel ❑
� Location of all permanent buildings on and within 25'of all property lines ❑
� Location and width of all water courses ❑
� Location of any trees with 6"or greater caliper at 4' above ground level ❑
� All slopes greater than 25% ❑
� Location of existing and proposed utilities and utility easements ❑
� Any applicable deed restrictions ❑
� Evidence that land partition will not preclude efficient future land division where applicable ❑
� Future street extension plan showing existing and potential street connections ❑
Site Development Plan
� The proposed site and surrounding properties ❑
� Contour line intervals ❑
� The locations, dimensions and proposed names of the following:
♦ Existing and platted streets and other public ways ❑
♦ Easements on the site and on adjoining properties ❑
♦ Proposed streets or other public ways and easements on the site ❑
• Alternative routes of dead-end or proposed streets that require future extensions ❑
� The locations and dimensions of the following:
♦ Entrances and exits on the site ❑
♦ Parking and circulation areas ❑
♦ Loading and service areas ❑
♦ Pedestrian and bicycle circulation ❑
♦ Outdoor common areas ❑
♦ Above ground utilities ❑
♦ Trash and recyclable material areas ❑
� The locations, dimensions and setback distances of the following:
♦ Existing permanent structures, improvements, utilities and easements which
are located on the site and on adjacent property within 25'of the site ❑
♦ Proposed structures, improvements, utilities and easements on the site ❑
♦ Sanitary sewer facilities ❑
• Existing or proposed sewer reimbursement agreements ❑
♦ Storm drainage facilities and analysis of downstream conditions ❑
� Locations and type(s)of outdoor lighting considering crime prevention techniques ❑
� The locations of the following:
♦ All areas to be landscaped ❑
♦ Mailboxes ❑
♦ Structures and their orientation ❑
City of Tigard Land Use Application Checklist Page 3 of 4
h:lpatty�masters\chedclist.doc (UPDATED: 26-Jun-02)
Landscape Plan
� Location of trees to be removed ❑
� Location, size and species of existing plant materials ❑
� General location, size and species of proposed plan materials ❑
� Landscape narrative that addresses:
♦ Soil conditions and how plant selections were derived for them ❑
• Plans for soil treatment such as stockpiling the top soil ❑
• Erosion control measures that will be used ❑
� Location and description of the irrigation system where applicable ❑
� Location and size of fences, buffer areas and screening ❑
� Location of terraces, decks, shelters, play areas, and common open spaces ❑
Public Improvements/Streets Plan
� Proposed right-of-way locations and widths ❑
� A scaled cross-section of all proposed streets plus any reserve strips ❑
� Approximate centerline profiles showing the finished grade of all streets including street extensions for a
reasonable distance beyond the limits of the proposed subdivision ❑
Grading/Erosion Control Plan
� The locations and extent to which grading will take place ❑
� Existing and proposed contour lines ❑
� Slope ratios ❑
Utilities Plan
� Approximate plan and profiles of proposed sanitary and storm sewers with grades and pipe sizes indicated
on the plans ❑
� Plan of the proposed water distribution system, showing pipe sizes and the locations of valves and meter sizes ❑
� Fire hydrants(existing and proposed) ❑
� Proposed fire protection system ❑
Preliminary Storm Drainage Plan
� The location of all areas subject to inundation or storm water overflow ❑
� Location, width and direction of flow of all water courses and drainageways ❑
� Location and estimated size of proposed storm drainage lines ❑
� Where applicable, location and estimated size and dimensions of proposed water quality/detention facility ❑
Tree Preservation/Mitigation Plan
� Identification of the location, size and species of all existing trees ❑
� Program to save existing trees or mitigate tree removal (Section 18.790.030) ❑
� A protection program defining standards and methods to be used during and after construction ❑
Architectural Drawings
� Floor plans indicating the square footage of all structures and their proposed use ❑
� Elevation drawings for each elevation of the structure ❑
Sign Drawings
� Specify proposed location, size and height ❑
City of Tigard Land Use Application Checklist Page 4 of 4
h:�pattyUnasters\checklist.doc (UPDATED: 26-Jun-02)
. , �j- File Number
• ' '/
�
CleanWate� Services
o�r commitment �s ��ea�. Sensitive Area Pre-Screening Site Assessment
Jurisdiction ��� Date "� 0` 2-�1d Z
Map & Tax Lot 251 1� Q�. * Ibc� Owner ���,_
Site Address I Zt SS Sw 'i�a.� ►-h�.. (LD.
' Contact _C���J ��,,�
Proposed Activity (2�.,,�,�,p� .�q�2-r,����,� Address u,cpoo SvJ �a,,�,� N1tr •�
�P2+� C� �?22-�
Phone ��� (�-�v - -�p��
Y N NA Y N NA
Sensitive Area Composite Map Stormwater Infrastructure maps
� � � Map# 2�� �„�A � � � QS#
Locally adopted studies or maps Other
� � � Specify � � � Specify
Based on a review of the above information and the requirements of Clean Water
Services Design and Construction Standards Resolution and Order No. 00-7:
❑ Sensitive areas potentially exist on site or within 200' of the site. THE APPLICANT
MUST PERFORM A SITE CERTIFICATION PRIOR TO ISSUANCE OF A SERVICE
PROVIDER LETTER OR STORMWATER CONNECTION PERMIT. If Sensitive Areas
exist on the site or within 200 feet on adjacent properties, a Natural Resources
Assessment Repo�t may also be required.
� Sensitive areas do not appear to exist on site or within 200' of the site. This pre-
screening site assessment does NOT eliminate the need to evaluate and protect
water quality sensitive areas if they are subsequently discovered on your
property. NO FURTHER SITE ASSESSMENT OR SERVICE PROVIDER LETTER IS
REQUIRED. THIS FORM WILL SERVE AS AUTHORIZATION TO ISSUE A
STORMWATER CONNECTION PERMIT.
❑ The proposed activity dnes rot meet the definition of development. NO SITE
ASSESSMENT OR SERVICE PROVIDER LETTER IS REQUIRED.
Comments:
Reviewed By: — Date: �' � �Z
� �. ��z—
Returned to Applicant
Mail 'ax Counter ✓
Date E3 2ca JZ By�-
155 N First Avenue,Suite 270•Hillsboro,Oregon 97124
Phone: (503)846-8621 .Fax: (503)846-3525•ww•w•.cleanwaterservices.or¢
. �
PRE-APPLICATION
' � � CONFERENCE REQUEST
CITY OF TIGARD 13125 SW Hall Blvd., Tigard, OR 97223(503) 639-4171 FAX: (503) 684-7297
GENERAL INFORMATION
Applicant: ���D2 �-�
!�/,b G L FOR STAFF USE ONLY
Address: ���Ov �� �c.L t �J�j�/��one: ��� "���y Case No.: 'I'�����" �VUV
City:�� �-�i2/� Zip: `�J �J 2 2 �t Receipt No.: ��d �
' ,r Application ccept d By:
Contact Person: G, lv�9-L-L Phone: 670-- '7�1y .�,
Date:
Property Owner/Deed Holder(s): (rr���/� �.4 LL q O
DATE OF PRE-APP.: U
TIME OF PRE-APP.: q �•Cl�(�„�M/�
Address: ��,Am� Phone: PRE-APP. HELD WITH:
Clty: Zlp: Rev.7��12002 i:\curpinlmasterslrevised�Pre-AppRequest.doc
Property Address/Location(s): � 2 I ,� � .SL✓ ��
^� �j�.( �.G�� REQUIRED SUBMITTAL ELEMENTS
(Note: applications will not be accepted
without the required submittal elements)
Tax Map &Tax Lot#(s): � � //� � � T'L, /D�
Zoning: ' ` ❑ Pre-Application Conf. Request Form
/ / �// 2 COPIES EACH OF THE FOLLOWING:
Site Size: �� !/
❑ Brief Description of the Proposal and
PRE-APPLICATION CONFERENCE INFORMATION any site-specific questions/issues that
you would like to have staff research
prior to the meeting.
All of the 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 Thursday morninas. Pre-application conferences are ❑ The Proposed Uses.
one (1) hour lonq 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 a
PERSON AT THE COMMUNITY DEVELOPMENT COUNTER FROM MONOPOLE project, the applicant must
8:00-4:OO/MONDAY-FRIDAY. attach a copy of the letter and proof in
the form of an affidavit of mailing, that
IF MORE THAN 4 PEOPLE ARE EXPECTED TO ATTEND THE the collocation protocol was completed
PRE-APPLICATION CONFERENCE IN YOUR GROUP, PLEASE (see Section 18.798.080 of the Tigard
INFORM THE CITY IN ADVANCE SO THAT ALTERNATE ROOM Community Development Code).
ARRANGEMENTS CAN BE MADE TO ACCOMMODATE THE � Filing Fee $200.00
GROUP.
�
� �
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S M T W T F S
1 2 3
4 5 6 7 8 9 10
11 12 13 14 15 16 17
18 19 20 21 22 23 24
25 26 27 28 29 30 31
Tuesday, August 27, 2002
s:oo
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12155 Bull Mt./MLP
9:30
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10:30
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Community Development � P��
1
� � '�' ' � ' W�shlnptor Oreyon
oanonoo 39 PM 2002-109978
� �� D�RId Crrt■: J OREOORY
�/� �� , DECLARATION OF COVENANTS, � i4s.00 33.00 f0.00 f11.00 •Total■567.00
:-' - �. DA�D I�NSA�� T�CTIO o? � IIIIIIIIIIIIIIIIIlI11111I1I
Illlllllllldlll lllll
� 00187708Z002 090094
.� I.J�rtyFlunon.Dlnctor otA����sm�nt�nd Tudlan „�
�nd 6-0Rlcb County p�rM forNh�hlnpDOn Ceur�, ^ �
do h�nby e�rtlfyth�l tl»wllhln In�lrum�M eTwrltlnp ..' �
�fter Recording Return To: I w��ncNwd�nd newd�d In tM eo,9k�r n�o►d.x 's
� �tlaeewky. .�.,,,,,1��',p,� �
[ 1`---� '-•,
J�rry R N�mon,Dk�dorbF�p��sm�nt and T�z�tlon.
George Wall — --E=���o�,�c�«« -- —
l 1620 S W Bull Mountain Road
Tigard,OR 97224
This Declaration made on the date hereinafter set forth by GEORGE WALL,
hereinafter referred to as"Declarant". •
RECITALS:
Section 1. Declarant is the present owner of certain real property in the City
of Tigard, Washington County,Oregon,more particularly described as Parcels 1,2 and 3 of
Partition Plat No. 2 002-068 as recorded in Book ----------.Page------- ,of
Plat Records for Washington County,Oregon,hereinafter called the Properties.
SecNon 2. Declazant plans to create lots with restrictions on use and
preservation of the properties.
Section 3. By adopting these Covenants,Conditions and Restrictions,
Declarant is not obligated to take any action other than those expressly provided herein. Owners
acquiring said lots subsequent to this Declaration will have the advantage of the provisions of
these Covenants,Conditions and Restrictions.
NOW,THEREFORE,Declarant subjects the Properties to the Covenants,
Conditions and Restrictions set forth in this Declaration.
ARTTCZE I
DEFITIITIONS
Section 1. "Owners"shall mean and refer to the record owner,whether one or
more persons or entities,of a fee sinnple title to any Lot(see below)which is a part of the
Properties,including contract sellers and contract buyers,but excluding those having such
interest merely as security for the performance of an obligation.
Section 2. "Properties" shall mean and refer to that certain real property
described above.
Page 1 -DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS
,�
♦. i
f
Section 3. "Lot" shall mean and refer to any plot.,�land shown upon any
recorded partition map of the Properties as a lot and any lot created by further division of said
lots.
Section 4. "Lien"shall mean and refer to any written document evidencing
the amount due and shall be recorded against real property in the County records of Washington
County.
Section 5. The Homeowners' Association shall consist of Declarant until all
of saicl lots are sold by Declarant and then shall consist of all the Owners of said lots.
� ARTICLE II
INTRQDUCTION
Section 1. General Declaration. The covenants, conditions and
restrictions set fortl�in this Declaration shall run with and be binding upon the Pr�perties and
each lot and tract described above,or any division of any of the Properties and be binding upon
the Owners and Occupants and a1I others acquiring any interest in the Properties,or any portion
thereof, includin�the heirs, successors,and assigns of the Owners and Occupants and such other
Persons. These covenants, conditions and restrictions shall invze to the benefit of the Qwners
and be burdeizs upon tlie land enforceable by the Declarant and by alI Owners, Occupants, future
Owners,and fnture Occupants.
Section 2. Legal Descriptions of Pronerties.
rtlyiar+4 *l,' Tl 1 tinr� o}� �2 4k 1 .7 'L. ,7 ' t t..'L.'a«�»
.,�.ar� c crJ�JVVVxeCrarerv axc-o�-cci�aa -�o.-[fc�..T-rc ♦
ARTICLE III
2002-109978
USES OF THE PROPERTIES
Section 1. Uses of Lot. All lots shall be used for single-family residential
purposes only and shall be subject to the following restrictions in addition to any other
governmental restrictions and requirements:
A. Private driveways seivin�all lots sha11 be constructed to the weight
and design specification required by the city fire marshal and city engineer. Private driveways
shall be at least 18 feet wide and sha11 conform to the standards and conditions for approving flag
lots and minor partitions.
B. All lots shall have reciproca] easements for ingress, egress, and
utilities over the private street, Tract A.
C. No lot shall be used except for residential purposes. No building
shall be erected, altered or placed on any lot other thaii one single-family dwelling and private
garage. Construction,use and maintenance af buildings and lots shall, at all times, conform to
the City of Tigard Zoning and Bnilding Codes requirements.
Page 2 - DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS
�
� � �� � � ill'"''�llllll1111111111111
2( 19978
D. All telephone, electric power service,natural gas and television
wire connections shall be placed underground.
E. All mailbox design and location standards must be approved by the
U.S. Postal Service.
F. The improvements upon said lots shall be subject to the City of
Tigazd building and Planning Codes.
G. Once started,construction of all buildings must be substantially
complete within six{6}months. No residence may be occupied prior to issuance of any
� occupancy pernut by the City of Tigard. Landscaping must be one hundred percent(100%)
installed and completed in those areas adjacent to the access easemen�and front yard prior to
occupancy. The remainder of the property shall be fully landscaped within twelve(12)months of
occupancy. •
H. After the initial sale of each of said lots,no Owner or Occupant
shall post any advertisements,posters, or signs of any kind�n the Properties except a politicaI
sign or a"For Sale"sign placed by the Owner or by a licensed real estate broker,not exceeding
eighteen(18)inches high and twenty-four(24)inches long on any lot.
I. No trade,craft,business,professional,commercial or similaz
activity,other than allowed by the City of Tigard Zoning Ordinances, shall be conducted on any
lot,or withixi any structure located on any lot,nvr shall any goods,eqiupment,vehicles,materials
or supplies used in connection with any trade, services,or business be kept,pazked, stored,
dismanded or repaired upon any lot or on any street within the Properties.
J. Those Owners or Occupants keeping domestic pets will abide by
the City and County sanitary regulations and leash laws and the rules and regulations of this
Declaration herein as may be created by Declarant. No animal or fowl of any kind shall be
raised,bred, or kept on any lot,except that cats, dogs,birds,or other household pets may be kept
provided they are not bred or maintained for any commercial purposes. In any event,they shall
not be kept in numbers or under conditi ons so as to become a nuisance to the surrounding
Properties.
K. None of said lots,tracts, or adjacent Properties shall be used as a
dump for grass,tree teaves,clippings, trash or rabbish of any kind. All garbage and other waste
shall be kept in appropriate sanitary containers for property disposal. Yard rakings,dirt and other
materials resulting from yard maintenance or landscaping work shall not be dumped onto streets
or surrounding Properties. Should any Owner or Occupant fail to remove any trash,rubbish,
garbage or other such materials frozn Owncr's or Occupant's lot or any street wheiher deposited
by Owner or Occupant within ten(10) days£ollowing the date ofnotification is given to said
Owner or Occupant by a neighboring homeowner or Declarant,the neighboring homeowner or
Declarant shall have such materials removed and charge the expenses of such removal to the lot
Owner. This prohibition sha11 not include a well-maintained compost pile on a lot owned by
depositor.
Page 3 -DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS
�
� - �- � � '�illlililllill lll lllllll lll
1002-109978
L. Inoperable cars or other unsightly vehicles shall not be stored on
any of said lots,unless screened from neighbors by landscaping or structures approved by the
Homeowners' Association. Recreational vehicles,motor homes, lazge boats likewise shall not be
parked or stored in the easement azea nor kept on the Properties unless properly housed in an
approved structure or behind approved screening.
Section 2. Use and M�intenance of Roadwav. Tract A is a private
sireet to provide lots access to Bull Mountain Road. Each of the Owners of the lots shall comply
with the following conditions and restrictions designed to protect and maintain said private street
and to maintain the street lights for said tract:
A. Each Owner shall share in the cost of maintenance of said private
street and the maintenance and energizing of the street lights for said street.
B. The Owners of Lots 1 through 3 in the partition piat hereafter
called"affected Owners"shall meet at 7:00 p.m. on the second Tuesday in January of each yeaz
to elect a Chairperson and review the condition of the private roadway and discuss any
maintenance needs and costs. Special meetings at other times may be called by the Chairperson
upon not less than 14 days prior written notice to all pazcel owners.
C. The affected Owners shall be entitled to one vote per lot in
decisions regarding the maintenance of the private roadway,the election of a Chairperson, or
changes to this Agreennent;except,however,in the case of a tie vote,the existing chairperson
shall be entitled to two votes. �
D. At the meeting held each year,the affected Owners shall elect a
Chairperson to represent the affected Owners in all matters regarding maintenance of the private
roadway for the coming year. The private roadway shall be maintained to a staudard appropriate
for all-weather paved roads. Maintenance shall include the roadbed,road surface, shoulders,
drainage adjacent vegetation,and the maintenance and energy costs for the street lights for said
road.
E. The quantity and quality of the work to be performed on the private
roadway shall be deternuned by a majority vote of the affected Owners in accordance with
Para.graph 3. above.
F. The costs of road repairs shall be apportioned equally among the
affected Owners on a per lot basis regardless of frontage,location,or improvements. If an
individual4wner shall cause the roadway to be dama�ed,that Owner shall be solely responsible
for the entire cost of repairing the road to the satisfaction of the other Owners within thirty
calendaz days of the damage. Any payment due from any Owner herein shall be promptly paid
and shall beaz interest at 10%per annum from the l Oth day after it is billed by the committee or
its designee to the member for pa}�ment.
G. The committee may, upon majority vote of all parcel Owners,
adopt reasonable rutes for the use of tlie rozdway which are not inconsistent with the easement
and fee ownership rights of each Owner.
Page 4-DECLARA.TION OF COVENA'�TTS, CONDITIONS AND RESTRICTIONS
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L002-309978
H. No vehicle or other parking shall be aIlowe in said priva
roadway that unreasonably unpedes the use and access of other Owners. No gates shall be
installed across the easement unless agreed to in writing by all fee Owners of the easement area
and all easement holders. All Owners shaf 1 keep all of the roadway free and clear for vehicle and
emergency vehicle access.
I. Enforcement of this Agreement shall be by proceedings at law or in
equity against any person or persons violating or attempting to violate this Private Roadway
Agreement, either to restrain violation or to recover damages. In case suit or action or request for
arbitration is instituted,the prevailing party shall be entitled to all costs and expenses, including
reasonable attorney fees,at trial and upon appeal. The Chairperson,at his or her discretion,may
file a statement of claim with an arbitration service. In this event,the decision of the azbitrator
sha11 be binding upon the parties and the fe.e for the azbitration shall be borne equally by the
parties unless the arbitrator determines that the fee should be borne unequally�and allocates the
fee to a particulaz party or parties. In the event of a violation or attempted violation of this
Agreement,the Chairperson shall also be entitled to recover all costs and expenses, including
reasonable attomey fees that shall arise fi•om enforcing any provision of the Agreement,even
though no suit or action or request for arbitration is instituted.
J. A1F additional lots created as the result of any fiu-ther partition of
any of said lots 1 thr�ugh 3 of Partition Plat No.2002-068 shall likewise be subject to the
terms and provisions of this declaration v,Jith respect to street and street light maintenance.
ARTICLE IV
GENERAL PROTECTIVE COVENANTS
Sec�ion 1. An Owner,or group of Owners,whose property is threatened by a
diseased,rotten,dam�ged, or overgrown or otherwise hazardous tree or trees,may make written
application to the Homeowners' Association requesting that such trees be topped,limbed, or
removed. After the Homeowners' Association's review and approval in writing, Owner shall
contract to have such approved work after obtaining all required governmental,agency permits or
approvals have been granted. The cost for such work shall be borne by the lot Owner or Owners
making the request.
Section 2. Any construction,grading,and/or construction activity shall not
extend past the protective silt fence,once in place, as approved by the planning director of the
City of Tigard. Protective fencing must remain in place from the start of grading and/or
construction aetivity through the period of home construction. Once home construction is
complete,the silt fence is to be removed.
Section 3. Property line fences. Fences built on or near property lines by
or for any Owner of a lot shall be approved by the Homeowners' Association as to materials and
color. No fence shall exceed 6 feet in height.
Page 5 -DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS
�
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D2-109978
Section 4. Egterior House Paint. All reside�ices,fences,an3 anc�ary
structures shall be painted with white, gray,beige,pale blue,cream,pale yellow or other
reasonably conservative colors compatible with the colors on other lots subject to these
restrictions. No loud,gazish, or unusual color combinations shall be used. Questions about the
appropriateness of exterior paint colors to be used shall be submitted to the other association
Owners for approval.
ARTICLE V
MEMBERSHIP AND VOTING RIGHT
' Each Owner shall be a member of this Association,and shall remain a member
unti!ownership ceases for any reason. Ownership shall be appurtenant to and may not be
separated from ownership of the lot. Each ]ot shall be entided to one vote iegardless of the
number of Owners of such lot. .
ARTICLE VI
ENFORCEMENT
Seetion 1. Each Owner shall comply with this Declaration.
Section 2. The Association shall take prompt action against any violator to
enforce provision of this Declaration. In doing so,the Association may exercise one or more of
the remedies that aze currently specified'in this Declazation as well as any other remedies that
may be available at law and equity. The majority vote of the Owners is sufficient for any such
action.
Section 3. In the event that an Owner violates any provisions of this
Declaration,the Association shall have the right:
A. To enter the lot or tract as to�vhich this violation exists and
summazily abate and remove at the expense of the defaulting Owner anything or condition that
violates these Declarations. Each Owner hereby waives any claim of trespass against the
Association or any Owner acting pursuant to the majority vote of the homeowners.
S. To enjoin, abate,or remedy any such thing or condition, including
removal or alteration of construction by appropriate legal proceedings.
Section 4. An individaal lot Owner may oring suit or action io enforce these
restrictions.
Page 6 -DECLAR.A"TION OF COVENANTS, COI�TDITIONS AND RESTRIC'I'IONS
ARTICLE VII 2002-109978
TAXES AND ASSESSMENTS
Section 1. The 4wner of each lot within tbe parcel �
" " shall pay the taxes on all pxoperty within that lot. Declarant for each lot
Owner hereby covenants that each Owner,other than the Declarant, shall be deemed to covenant
and agree to pay to the Homeowners' Association annual and special assessments to be
established and collected as hereinafter provided,together with special assessments,late costs,
and reasonable attomey fees,shall be a charge on the land and shall be a continuing lien upon
each lot against which such assessment is made. Each such assessment,together with interest,
� late charges, costs and reasonable attorney fees,shali also be the personal obligation of the
Owner of such lot at the time of the assessment.
Section 2. The Pu�ose of the Assessment. The assessments levied by
the Association shall be used by the Association to perform maintenance and repair provided for
herein, and to pay the expenses of the Association,including the following:
A. Expenses of maintaining the easement area and common dri.veway.
Costs for norznal and usual maintenance of the easement and costs of repair of the easement
damaged by na.tural disaster or other events for which all holders of any interest in the easement
are blameless sha11 be shared equally. Those holders of any interest in the easement that are
responsible for damage to the easement because of negligence or abnormal use shall repair the
damage at their sole expense.
Section 3. In the event that an Owner fails to pay an assessment when due,the
Association may,after 10 days' written notice deciare the defaulting Owner's entire assessment
immediately due and payable,and interest shall thereafter accrue at the rate of 12%per annum
until paid.
Section 4. The Association may bring suit to foreclose the lien against a
residential lot,which foreclosuze shall include the lot,the graded buffer tract,and the ownership
in Tract A of said Owner which shall include all ownership interest of the defaulting Owner in
any property subject to these Declarations. The proceedings to foreclose the lien shall conform
as nearly as possible to the proceedings to foreclose liens crated by ORS 87.010,except that a
lien for unpaid assessments may be continued in force for a period of time not to exceed six years
from the date the assessment became due.
Section 5. Action to Obt�in Money Judgmen� The Association may
bring an action to obtain a money judgment against an Owner for damages or expenses for the
Owner's breach or noncompliance with the provisions of this Declaration. The Association may
bring an action to obtain a money judgment for unpaid assessments against the Owner personally
obligated to pay the same. An action to recover a money judgment for unpaid assessments may
be maintained with or without foreclosin�or waiving the lien securing the same.
Page 7-DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS
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•109978
Section 6. Collection Costs and Fees. Owners w..� ai to pay assessments
when due shall be obligated to pay reasonable fees and costs including,but not limited to,
attorney fees in connection with the Association's efforts to collect the delinquent or unpaid fees,
or to enforce any provision of this Declaration,including those incurred at trial or on appeal.
ARTICLE VIII
GEN�RAL PROVISIONS
Section 1. Waiver. Failure by the Association or by any�wner to
enforce any covenant or restriction herein contained shall in no event be deemed a waiver of the
' right to do so thereafter.
Section 2. Severabilitv. Invalidation of any one of these covenants or
restrictions by judgment or court order shall in no way aff'ect any other provisions,which shall
remain in full force and effect.
Section 3. Duration; Amendment. These covenants,conditions and
restrictions sha11 run with and bind,benefit and burden in perpetuity the Property, all Owners and
Occupants, and the lessees,invitees,and guests of a110wners and Occupants. Prior to the
turnover date,this Declaration may be amended at any time and from time to time by Declarant,
provided that Declarant has obtained the prior written approval from the United States
Department of Housing and Urban Development and United States Department of Veterans
Affairs. Thereafter,this Declaration may be amended only upon the�rmative vote of iwo-
thirds or more of the Owners. In no event shall an amendment under this section change the
boundaries of any lot or any uses to which any lot is restricted unless the Owners of the affect
lot(s)unanimously consent to the amendment. When the Association adopts an amendment to
this Declaration,the Association shall record the amendment in the real properiy records of
Washington CounTy. Any such amendment shall be effective only upon recordation.
Section 4. Declarant Not Liable. Neither Declarant nor Declarant's
successors or assigns shall be liable to a��y other person for 3ts enforcement or failure to enforce
any provision of the Declaration. Each Owner and Occupant,by acquiring such Owner's or such
Occupant's interest in the Property,agrees not to bring any action or suit against Declazant or any
successor or assign of Declazant to recover any such damages or to seek any other relief
(including equitable relie fl by reason of any such enforcement or failure to enforce any provision
of this Declaration.
DECLARANT:
C�.��l`�`--�
Page 8 -DECLARATI�N OF COVENANTS, CONDITIONS AND RESTRICT`IONS
.
STATE OF OREGON ) 2002-109978
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County of Washington )
On this�day of �- ,2002,before me,the undersigned Notary
Public in and for the State,personally appeared C�:e �. 1�c1�..0 _ ,
and acknowledged that the said instrument is his/her free and voluntary act and deed,for the uses
and purposes therein mentioned, and on �atl� stated that�ie'she is authorized to execute the said
instrument.
C�-�-+�u� �. �u
o�r.u►�s� Notary Public for Oregon �
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NOTARY PUBLIC�OHEEQON
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OFFlClAL SEAL
CA7HEAINE D YMFIEAiLEY
NOTARY PUBUGOREDON
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AA1'COMMISSI()IV IXPtRE8 MAY 1Q,�004
Page 9-DECLARA.TION OF COVENANTS, CONDITIONS AND RESTRICTIONS
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CITY OF TIGARD
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LAND USE PROPOSAL DESCRIPTIDN
120 DAYS = 6/17/2003
FILE NO.: MINOR LAND PARTITION (MLP) 2003-00001
FILE TITLE: WALL PARTITION #2
APPLICANT/ George Wall APPLICANT'S Harris-McMonagle Assoc., Inc.
OWNER: 11600 SW Bull Mountain Road REP.: Attn: Jay Harris
Tigard, OR 97224 12555 SW Hall Boulevard
Tigard, OR 97223
REQUEST: The applicant is requesting approval to perForm a 3-lot partition on a parcel of land
containing approximately 16,911 square feet. This partition will create Parcel #1 with
approximately 6,161 square feet, Parcel #2 with approximately 5,719 square feet, and
Parcel #3 of 5,031.
LOCATION: 14580 SW 120�h Place; WCTM 2S1106C, Tax Lot 2600.
ZONE: R-7: Medium-Density Residential District. The R-7 zoning district is designed to
accommodate attached single-family homes, detached single-family homes with or
without accessory residential units, at a minimum lot size of 5,000 square feet, and
duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and
subdivisions are also permitted outright. Some civic and institutional uses are also
permitted conditionally.
APPLICABLE
REVIEW Community Development Code Chapters 18.390, 18.420, 18.510, 18.705, 18.715,
CRITERIA: 18.745, 18.765, 18.790, 18.795 and 18.810.
CIT AREA: West CIT FACILITATOR: List Available U on Re uest
DECISION MAKING BODY BELOW: ❑ TYPE I � TYPE II ❑ TYPE III ❑ TYPE IV
DATE COMMENTS WERE SENT: FEBRUARY 26, 2003 DATE COMMENTS ARE DUE: MARCH 12, 2003
❑HEARINGS OFFICER [MONJ DATE OF HEARING: TIME: i:00 PM
❑PLANNING COMMISSION [MONJ DATE OF HEARING: TIME: ]:00 PM
❑CITY COUNCIL [TUESJ DATE OF HEARING: TIME: 1:30PM
�STAFF DECISION RENTATIYE] DATE OF DECISION: MARCH 18, 2003
COMPONENTS RELATED TO THE PROJECT AVAILABLE FOR VIEWING IN THE PLANNING DIVISION
� VICINITY MAP ❑ HYDRAULIC CALCS. ❑ ARBORIST REPORT
� SITE PLAN ❑ UTILITY PLAN ❑ IMPACT STUDY
� NARRATIVE ❑ GRADING PLANS � OTHER:
STAFF CONTACT: Mathew Scheidegger, Assistant Planner (503) 639-4171, Ext. 2437
LAND PARTITION APPLICATION
SUPPORT INFORMATION
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WALL PARTITION 2003
SUPPORT INFORMATION
TABLE OF C4NTENTS
DATA SUNIlvIARY AND REGiJLATIONS ...............................................SECTION 1
INTRODUCTION ........................................................................................SECTION 2
IlVIPACT STUDY .........................................................................................SECTION 3
COMPLIANCE WITH COMMUNITY DEVELOPMENT CODE ............SECTION 4
REDUCED DEVELOPMENT REVIEW PLANS .......................................SECTION 5
DEVELOPMENT REV�W PLANS (Full size}... ... ...... .....BOUND SEPARATELY
Enclosed (1 copv each)
APPLICATION, INCLUDING FEE
PRE-APPLICATION NOTES
CWS— SENSITIVE AREA PRE-SCRENIlVG SITE ASSESSMENT
VESTING DEEDS
LAND USE APPLICATION CHECK LIST
SECTION 1
DATA SUMMARY & REGULATIONS
PROJECT DATA
Applicant: George Wall
11600 SW Bull Mountain Road
Tigard, Oregon 97224
Phone: 503-670-7814,Fax: 503-624-0882
Contact Person: George Wall
Civil Engineer/Surveyor/Planner: Harris-McMonagle Associates, Inc.
12555 SW Hall Boulevard
Tigard, Oregon 97123
Phone: 503-639-3453, Fax: 503-b39-1232
Contact Person: Jay Harris (jay@h-mc.com)
Property Description: Parcel 1,Partition Plat 2002-068 -T�Map: 2S 1 IOBC
Tax Lot 2600
Site Size: 0.39 acres
Zoning: City of Tigard Zoning: R-7
Existing Use of Property: Vacant
Proposed Use of Property: Three single family detached housing pazcels.
REGULATIONS
Applicable sections of the Tigard Community Development Code(TCDC)as follows:
18.390 Decision Making Procedures/Impact Study
18.420 Land Partitions
18.510 Residential Zoning Districts
18.'705 Access/Egress/Circulation
18.715 Density Calculations
18.725 Environmental Performance Standards
18.745 Landscaping& Screening Standards
18.765 Off-Street Parking/Loading Requirements
18.790 Tree Removal
18.795 Visual Clearance Areas
18.810 Street&Utility Improvement Standards
1-1
SECTION 2
WALL PARTITI�N 2003
INTRODUCTION
LOCATION
The project site is on the north side of SW Bull Mountain Road at SW 122nd Place (a private drive). The
legal description of the site is Parcel 1, Partition Plat 2002-068. The property is shown as Tax Lot 2600,
Assessor's Map 2S 1 IOBC.
SIZE
The area of the site is approximately 0.39 acres.
ZOIVING
The site is in the R-7,Medium Density Residential District. Minimum lot areas in this district are 5,000
squaxe feet.
EXISTING SITE CONDTTIONS
The site is fully developed subdivision site. All of the public services, street, sanitary sewer, storm
drainage and water supply, is provided to each of the proposed parcels. In addition a11 private utilities,
power, telephone, TV cable, and gas, are in place. The lot grading has been completed.
These subdivision improvements were constructed in conjunction with Partition Plat 2002-068.
The only tree on the site is a 30-inch walnut in the northwest corner of proposed Parcel 1. This tree was
preserved during the construction of the improvements and will remain.
DEVELOPMENT PROPOSAL
As shown on the Preliminary Plat, the proposal is to create three single family residential parcels.
2-1
SECTION 3
WALL PARTITION 2003
IMPACT STUDY
GENERAL
The 0.39 acre site is a completely developed site ready for home construction. All of the subdivision
improvements were constructed as part of the Partition Plat 2002-068 improvements.
TRANSPORTATION
Traffic impacts will primarily be to SW Bull Mountain Road. The minimal traffic created by the
proposed project will not alter the level of service of Bull Mountain Road.
The proposed three parcel partition will add approximately thirty trips a day to Bull Mountain Road.
DRAINAGE
The impact to the downstream dra.inage systems will be minimal as the project site was considered in the
design of the system that is presently serving the site.
PARKS
The nearest park facility is Jack Park which is approximately 2 miles north of the site. Just a bit farther
north is Summerlake Park. Both of these parks have playgrounds and picnic areas. Cook Park which is
approximately 2.5 miles southeast of the site provides numerous recreational facilities including access to
the Tualatin River.
These facilities are capable of accommodating the proposed project.
WATER SYSTEM
Potable water available to each of the proposed parcels. The service lines were constructed in conjunction
with Partition Plat 2002-068. There are large mains in Bull Mountain Road which serve the area. These
mains and the other waterworks facilities in the area were designed to serve the entire development
community.
3-1
SANITARY SEWER
Sanitary sewer service laterals have been stubbed out to each of the proposed parcels. These services
were constructed in conjunction with Partition Plat 2002-068. These lines are adequate for the proposed
three parcel partition. Sewage from the will be treated at the Clean Water Services' Durham Treatment
plant which has adequate capacity.
NOISE
The proposed subdivision will result in future single family dwellings which will be compatible with the
surrounding single family neighborhood.
3-2
SECTION 4
i WALL PARTITI�N 2003
COMPLIANCE WITH SPECIFIC TIGARD COMMUNITY
DEVELOPMENT CODE STANDARDS
NARRATIVE
Chapter 18.390—DECISION MAHING/IlVIPACT STUDY
18.390.040 Type II Procedure
Comment: The proposed 3 parcel land partition application is being submitted under a Type II
procedure. The Applicant met with the Ciry staff in a pre-application conference on August 27 as
required by this Chapter and is providing the submittal information required.
Chapter 18.420—LAND PARTITIONS
18.420.030 Approval process
Comment: The preliminary partition plat review is the frrst step in the subdivision approvad process.
This application is for approval of the preliminary partition plat through a Type II procedure in
accord with TCDC requirements
18.430.040 Application Submission Requirements
This section sets forth the material required in the submission.
Comment: All required material, both written and graphic, is a part of this submittal.
18.430.0540 A�proval Criteria
A. Avvroval criteria. A request to partition land shall meet all of the following criteria:
1. The proposed paztition complies with all statutory and ordinance requirements and regulations;
� Comment: The proposed partition complies with all ordinances and regulations.
2. There are adequate public facilities are available to serve the proposal;
Comment: The public facilities are in place and adequate to serve the proposed partition.
3. All proposed improvements meet City and applicable agency standards; and
Comment: The improvements are in place and were constructed in conformiry with City and
applicable agency standards.
4-1
� 4. All proposed lots conform to the specific requirements below:
�
� a. The muumum width of the bwlding envelope area sha11 meet tlxe lot requu�ement of the
applicable zoning district.
Comment: The width requirement will be met.
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 azea calculation.
Comment: The area requirements widl be met.
c. Each lot created through the partition process shall front a public right-of-way by at least 15
feet or have a legally recorded minimum 15-foot wide access easement.
Comment: Each lot created wild front an existing 20 foot wide recorded access easement.
d. Setbacks shall be as required by the applicable zoning district.
Comment: All setbacks shall be met.
e. When the partitioned lot is a flag lot, the developer may determine the location of the front
yazd,provided that no side yard is less than 10 feet. Structures shall generally be located so
as to maYimi�e separation from e�cisting structures.
Comment: No flag lots are proposed.
f. A screen shall be provided along the property line of a lot of record where the paved drive in
an accessway is located within ten feet of an abutting lot in accordance with Sections
18.745.050. Screening may also be required to maintain privacy for abutting lots and to
provide usable outdoor recreation areas for proposed development.
Comment: This was a requirement at the time the existing accessway (private drive) was
constructed.
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.
Comment: The requirements of the fire district have been met..
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.
Comment: The parcels will front an existing accessway. An agreement will be put into place
providing equal use of this accessway or private drive.
5. Any accessway shall comply with the standards set forth in Chapter 18.705, Access, Egress, and
Circulation.
Comment: The existing accessway complies with the standards set forth in Chapter 18.705.
4-2
h.
� � i _ ,
6. Where landfill and/or development is allowed within or adjacent to the one-hundred-year
� floodplain, the City shall require consideration of the dedication of suf�'icient 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.
Comment: This section is not applicable to the appdication.
7. An application for a variance to the standazds prescribed in this chapter shall be made in
accordance with Chapter 18.370, Variances and Adjustrnents. The applications for the partition
and variance(s)/adjustment(s)will be processed concurrently.
Comment: No variances or adjustments are being requested, this section is not applicable to the
appl ication.
Chapter 18.514—RESIDENTIAL ZONING DISTRICTS
18.510.020 List of Zonin�Districts
Comment: The subject property is within the R-7:Medium-Density Residential District. The
proposed subdivision complies with the District standards.
18.510.030 Uses
Comment: The proposed lots will be developed as single family housing which is permitted outright
in the R-7 District.
18.510.040 Minimum and Maximum Densities
Comment: This section requires that the property be developed to a minimum of 80% of the
maximum density.
The method for calculating the maximum density, as set forth in Chapter 18.71 S, is to divide the net
development area by the minimum lot area allowed in the zone (S,000 square feet for the R-7 zone).
The minimum density is 80 percent of the mazimum.
The net development area is found by subtracting all sensitive land areas, all public park areas, all
public rights-of-way and all private street areas from the gross area of the site.
There are no sensitive lands,publ ic park areas or publ ic rights-of-way proposed. The private street
that will serve the proposed parcels has already been created, therefore the gross site area and net
development area are equal.
Gross/net site area... ... ... ... ... 16,911 square feet = 0.39 acres
Maximum number of lots allowed= 16,911/S,D00 = 3 lots
4-3
Minimum number of dots allowed = 80%of 3 = 21ots. The proposal is for 31ots.
� 18.510.050 Development Standards
I Comment: The proposed lots meet the development standards for the R-7 District as set forth in this
section.
Chauter 18.705—ACCESS,EGRESS.AND CIRCULATION
18.705.030 General Provisions
D. Public-street access
Comment:All of the proposed parcels will abut a private drive which connects to SW Bull Mountain
Road.
H. Minimum access requirements for residential use.
Commertt: Vehicular access for the lots will meet or exceed the requirements of this section.
Chapter 18.715—DENSITY COMPUTATIONS
Comment: The method for calculating the maximum density, as set forth in Chapter 18.71 S, is to
divide the net development area by the minimum lot area allowed in the zone (S,000 square feet for
the R-7 zone). The minimum density is 80 percent of the maxtmum.
The net development area is found by subtracting all sensitive land areas, all public park areas, all
public rights-of-way and all private street areas from the gross area of the site.
There are no sensitive lands,public park areas or public rights-of-way proposed. The private street
that will serve the proposed parcels has already been created, therefore the gross site area and net
development area are equad.
Gross/net site area... ... ... ... ... 16,911 square feet = 0.39 acres
Mczximum number oflots allowed= 16,911/S,D00 = 3 dots
Minimum number of lots allowed= 80% of 3 = 21ots
The proposal is for 31ots.
Chapter 18.725—ENVIRONMENTAL PERFORMANCE STANDARDS
Comment:All federal and state environmental laws, rules and regulations will be complied with as
well as those of the Ciry of Tigard.
4-4
i
Chapter 18.745—LANDSCAPING & SCREENING STANDARDS
, 18.745.040 Street Trees
' Comment: The subdivision improvements will include the planting of street trees in conformity with
the size and spacing standards set forth in 18.745.040 C. A street tree planting list will be submitted
with the final plat as provided under 17.745.040 B.
18.745.050 Buffering and Screenin�
Comment: The proposed single family residential use is the same as the abutting development;
therefore buffering and screening is not applicable. Setbacks and height restrictians for fences and
walls will be observed as set forth under 18.745.050 C and D.
Chapter 18.765—OFF STREET PARKING AND LOADING REQUIREMENTS
Comment:At the time of house construction a minimum of one off-street parking space will be
provided on each lot as set forth in Table 18.765.2.
Chapter 18.790—TREE REM�VAL
Comment: There is only one (1) tree on the site. The tree, a 30-inch English walnut is in the
northwest corner of proposed Parcel 1. There are no plans to remove the tree.
Chapter 18.795—VISUAL CLEARANCE AREAS
Comment: The visual clearance requirements to assure proper sight distances at intersections will
be implemented with development of the subdivision lots.
Chapter 18.810—STREET& UTII.TI'Y IMPROVEMENTS STANDARDS
18.810.030 Streets
Comment:All of the street improvements are constructed and are in accord with the City's street
standards.
18.810.050 Easements
Comment: There will be an eight(8)foot wide public utility easement along the street frontage of
each lot.
4-5
f�-,. ;
18.810.060 Lots
A. Size and shane
Comment:All of the lots meet the size and shape requirements of this section. No lot contains part
of a public right-of-way within its boundaries and the lot depth does not exceed 2-1/2 times the
average width.
B. Lot fronta�e
Comment:All of the proposed lots will abut a private drive for a width of at least 25 feet as required
by this section.
18.810.090 Sanita.rY Sewers
Comment:All of the sanitary sewers to serve the proposed parcels have been constructed. The
sewer construction was in conformity with Ciry requirements.
18.810.100 Storm Draina�e
Comment:All of the storm drainage system to serve the proposed parcels has been constructed. The
construction was in conformity with City requirements.
1$.810.120 Utilities
Comment:All utilities have been installed for the proposed parceds. They were placed underground
as set forth in 18.810.120 A.
4-6
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SUPPORT INFORMATION
TABLE OF CONTENTS
DATA SLTMMARY AND REGULATIONS ...............................................SECTION 1
INTRODUCTION ........................................................................................SECTION 2
IMPACT STUDY .........................................................................................SECTION 3
COMPLIANCE WITH COIVIlVIUNITY DEVELOPMENT CODE ............SECTION 4
REDUCED DEVELOPMENT REVIEW PLANS .......................................SECTION 5
DEVELOPMENT REVIEW PLANS (Full size)...... ... ... .....BOUND SEPARATELY
Enclosed(1 conv each)
APPLICATION, INCLUDING FEE
PRE-APPLICATION NOTES
CWS—SENSITTVE AREA PRE-SCRENIlVG STTE ASSESSMENT
VESTING DEEDS
LAND USE APPLICATION CHECK LIST
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