MLP2003-00009 r
NOTICE OF TYPE II DECISION �
MINOR LAND PARTITION (MLP) 2003-00009
THORNWOOD PARTITION CITYOFTIGARD
Community rUeveCopment
Shaping�BetterCommunity
120 DAYS = 11121/2003
(Includes a 30-day extension)
SECTION I. APPLICATION SUMMARY
FILE NAME: THORNWOOD PARTITION
CASE NOS: Minor Land Partition (MLP) MLP2003-00009
Sensitive Lands Review (SLR) SLR2003-00006
Lot Line Adjustment (MIS) MIS2003-00020
Development Adjustment (VAR) VAR2003-00038
PROPOSAL: The applicant is requesting approval of a finro-lot partition for the purpose of creating
two (2) additional detached single-family homes. A Lot Line Adjustment adjusting
Tract B into Tract A and reducing the proposed parcels to exclude slopes greater
than 25 percent has also been requested. A Sensitive Lands Review for slopes in
excess of 25 percent and an Adjustment to the required fire apparatus tum-around
are also requested.
APPLICANT/ Venture Properties, Inc. APPLICANT'S Harris-McMonagle Assoc., Inc.
OWNER: Attn: Wendy Hemmen REP.: Attn: Jay Harris
4230 SW Galewood Street, Suite 100 12555 SW Hall Boulevard
Lake Oswego, OR 97035 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: Thornwood Subdivision Tracts A, B, and D. Washington County Tax Assessor's
Map No. 2S110BC, Tax Lots 9000, 9100 and 9200.
APPLICABLE
REVIEW
CRITERIA: Community Development Code Chapters 18.370, 18.390, 18.410, 18.420, 18.510,
18.705, 18.715, 18.725, 18.745, 18.765, 18.775, 18.790, 18.795 and 18.810.
SECTION II. DECISION
Notice is hereby given that the City of Tigard Community Development Director's designee has
APPROVED the above request subject to certain conditions. The findings and conclusions on which the
decision is based are noted in Section V.
NOTICE OF DECISION MLP2003-04009/THORNWOOD PARTITION PAGE 1 OF 22
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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 a copy of the access and maintenance rights for the access easement to the proposed
parcels.
2. Provide a note on the final plat that restricts construction of fences over three (3) feet in height
within the visual clearance triangle.
3. Provide documentation that there is a minimum eighteen (18) foot access, egress, utility and
pedestrian access easement back to the proposed parcels.
4. Provide documentation that the City is willing to take on the responsibility of maintaining the
additional square footage: Otherwise, the applicant will need to put the subject square footage
within a tract to be maintamed by the owners of the newly created parcels.
Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and
approval:
5. Prior to commencing onsite improvements, a Public Facility Improvement (PFI) permit is required
for this project to cover construction of the driveway and any other work in the public right-of-way.
Six (6) sets of detailed public improvement plans shall be submitted for review to the Engineering
Department. NOTE: these plans are in addition to any drawings required by the Building Division
and should only include sheets relevant to public improvements. Public Facility Improvement
(PFI) permit plans shall conform to City of Tigard Public Improvement Design Standards, which
are available at City Hall and the City's web page (www.ci.tigard.or.us).
6. The PFI permit plan submittal shall include the exact legal name, address and telephone number
of the individual or corporate entity who will be designated as the "Permittee", and who will
provide the financial assurance for the public improvements. For example, specify if the entity is
a corporation, limited .partnership, LLC, etc. Also specify the state within which the entity is
incorporated and provide the name of the corporate contact person. Failure to provide accurate
information to the Engineering Department will delay processing of project documents.
7. Prior to final plat approval, the applicant's professional engineer shall provide a sight distance
certification for the proposed access onto SW Winterview Drive.
8. Prior to final plat approval, the applicant's professional engineer shall provide calculations to show
that the existing water quality swale can adequately treat the additional runoff from this site.
9. Prior to final plat approval, the applicant shall pay an addressing fee in the amount of $60.00.
(STAFF CONTACT: Shirley Treat, Engineering).
10. The applicant shall submit construction plans to the Engineering Department as a part of the
Public Facility Improvement permit, indicating that they will construct the following frontage
improvements along SW Winterview Drive as a part of this project:
A. A commercial driveway apron.
11. A joint use and maintenance agreement shall be executed and recorded on City standard forms
for all common driveways. The agreement shall be referenced on and become part of all
applicable parcel Deeds. The agreement shall be approved by the Engineering Department prior
to recording.
NOTICE OF DECISION MLP2003-00009/THORNWOOD PARTITION PAGE 2 OF 22
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12. 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 Ime and shall e of the same �recision 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.
13. 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. 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.
C. 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.
D. 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:
u mit to t e anning epartment at ew c ei egger, , ext. or review an
approval:
14. Submit and implement a detailed plan addressing the landscaping, seeding and erosion control
measures to be used.
15. Submit a tree protection plan for trees on neighboring property to the west.
Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and
approval:
16. The applicant shall provide signage at the entrance of each shared flag lot driveway or private
street that lists the addresses that are served by the given driveway or street.
17. Prior to issuance of building permits, the applicant shall provide the Engineering Department with
a "photomylar" copy of the recorded final plat.
18. Prior to issuance of the building permit, the applicant shall pay the fee in-lieu of constructing an
on-site water quantity facility.
19. Prior to issuance of the building permit the applicant shall coordinate with the Public Works
Department for new water service to serve Parcels 1 & 2.
20. Prior to issuance of the building permit the applicant shall provide the engineering department
with approvals from CWS for connection to the sewer and storm systems.
THE FOLLOWING CONDITIONS SHALL BE SATISFIED
PRIOR TO A FINAL BUILDING INSPECTION:
u mit to t e �Tanrnng ivision at ew c eidegger, 639-4� , ext. or review an
approval:
21. Provide a monument located at foot of the private drive and Winterview Drive identifying the
house numbers for the two new lots.
NOTICE OF DECISION MLP2003-00009/THORNWOOD PARTITION PAGE 3 OF 22
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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 :
e 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 five (5)
previous land use cases are associated with this parcel (SUB2000-00006/SLR2000-00014/MIS2001-
00007 and MIS2001-00014). The previous applications were all related to the Thornwood Subdivision
and were approved subject to conditions.
Site Information and Pro osal Descri tions
e app icant is requesting approva o a two-lot Partition for the purpose of developing detached sin le-
family housing lots on Tracts B, C, and D of the Thomwood Subdivision Plat. A Lot Line Adjustmen� of
Tract B mto Tract A and the new parcels is being requested. The applicant is also requesting Sensitive
Lands Review for slopes in excess of 25 percent, and an Adjustment to the 150-foot driveway length
standard.
SECTION IV. PUBLIC COMMENTS
Two letters were received against the aPproval of the requested partition. The concerns of the letter
include: 1) an objection to the requested ad�ustment to the one hundred fifty (150) foot driveway length
standard. 2) An objection to the requested lot Ime adjustment of Tract "g" and; 3) the concemed
neighbors would like the "standard protocol be used in sensitive lands, with slopes in excess of 25
percent."
Staff Response:
The reason for the adjustment request is that the applicant does not have enough room for a fire
apparatus turnaround without disturbing the adjoining sensitive area. The applicant has proposed and
will be conditioned to install fire sprinkfer systems in the homes, which is allowed as an alternative by
Tualatin Valley Fire and Rescue. The applicant must meet the criteria and perform improvements
according to 18.755
The requested lot line adjustment is to add the area of the proposed lots that are in excess of 25% slope
to the desi nated open space of Tract 'A'. The reason is to maximize the usable space while
maximizing�he adjoining sensitive area as well. The applicant has submitted a narrative addressing all
of the applicable criteria of the Tigard Development Code. The submitted narrative and supporting
information is available for viewing at the City of Tigard City Hall located at 13125 SW Hall Blvd.
SECTION V. APPLICABLE REVIEW CRITERIA AND FINDINGS
Variances and Adjustments 18.370):
�fion . 1�� . con ain�Fie following standards for approval of an adjustment to the
access and egress standards:
The applicant has requested an adjustment to Section 18.705.030.1, Minimum Access Requirements
below for a residential use.
4. Access drives in excess of 150 feet in length shall be provided with approved provisions
for the turning around of fire apparatus by one of the following:
a. A circular paved surface having a minimum turn radius measured from center point
to outside edge of 35 feet.
NOTICE OF DECISION MLP2003-00009/THORNWOOD PARTITION PAGE 4 OF 22
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b. A hammerhead�onfigured, a paved surface with each leg of the hammerhead
having a minimum depth of 40 feet and a minimum width of 20%.
The proposed private driveway serving the two new parcels is approximately 520 feet in length,
measured from the existing curb line at SW Winterview Drive to a point 10 feet into the flag portion of
proposed parcel #2. Due to the significant slopes, construction of a circular or hammerhead turnaround
is not feasible and would encroach into the open space area (Tract A). The developer has proposed an
abbreviated turn-around for passenger and small delivery vehicles, as shown on the preliminary plat.
The applicant has indicated that the proposed homes will have fire sprinkler systems instafled in
conformance with Tualatin Valley Fire and Rescue and building code requirements.
It is not possible to share access;
According to the applicant, the water quality swale/open space area of the Thornwood Subdivision is
located to the east of the proposed parcels. The subdivision to the west (Arlington Heights) is fully
developed. Tract E to the south of the sub'ect site is owned by lot thirty eight (38) of Arlington Heights,
and is undeveloped. Therefore, there is no�ogical way to share access with adjoinmg properties.
There are no other alternative access points on the street in question or from another street;
The applicant is requesting an adjustment to not construct a fire apparatus turnaround. There are no
alternative access points to the proposed parcels other than the proposed drive off of SW Winterview
Drive. However, the applicant has indicated that the proposed homes will have fire sprinkler systems
installed in conformance with Tualatin Valley Fire and Rescue.
The access separation requirements cannot be met;
Access separation requirements refer to driveways and streets along collectors and arterials and their
influence areas. The access to the proposed parcels will connect to SW Winterview Drive, which is
considered a local residential street. The requested adjustment is to the fire apparatus turnaround
requirement for access drives in excess of one hundred and fifty (150) feet. Therefore, this standard
does not apply.
The request is the minimum adjustment required to provide adequate access;
The requested adjustment to not provide a fire apparatus turnaround is the minimum adjustment needed
in order to preserve the adjoining sensitive area to the maximum extent. The adjustment will not affect
the safe access to the proposed parcels; the applicant has indicated that the future homes on the
proposed parcels will have fire sprinkler systems that are in conformance with Tualatin Valley Fire and
Rescue.
The approved access or access approved with conditions will result in a safe manner.
The proposed access has been reviewed by Tualatin Valley Fire and Rescue and the a plicant has
agreed to the conditions imposed by the fire marshal, which is discussed below under �Section VII.
Agency Comments).
The visual clearance requirements of Chapter 18.795 will be met.
The plans submitted by the applicant show the required thirty (30)foot visual clearance triangle on either
side of the proposed driveway to be clear of any obstructions. Visual clearance is discussed m greater
detail below, under 18.795 (Visual Clearance).
FINDING: Based on the analysis above, Staff finds that the Access Adjustment criteria have been
met.
LOT LINE ADJUSTMENT - APPROVAL STANDARDS: Section 18.410.040 contains the following
s an ar s or approva o a o ine �us men request:
Section 18.410.040 -Approval Criteria states that the Director shall approve or deny a request for
a lot line adjustment in writing based on findings that the following criteria are satisfied:
NOTICE OF DECISION MLP2003-00009/THORNWOOD PARTITION PAGE 5 OF 22
An additional parcel is not created by the lot line adjustment, and the existing parcel reduced in
size by the adjustments is not reduced below the minimum lot size established by the zoning
district;
No new lots will be created as part of this adjustment. The purpose of the lot line adjustment is to
reduce the size of tracts B, C and D in order to include those portions of the tracts that are m excess of
twenty five (25) percent slopes within the adjacent open space �Tract A). However, the adjacent open
space is owned by the City of Tigard. Therefore, the applicant will be required to provide documentation
that the City is willing to take on the responsibility of maintaining the additional square footage.
Otherwise, the applicant will need to put the subject square footage within a tract to be maintained by the
owners of the newly created parcels.
The remaining portions of tracts B, C and D will be partitioned into the requested parcels (parcel #1 and
#2). The R-7 zoning district has a minimum lot size of 5,000 square feet. In any event, Tract A will be
59,277 parcel #1 wifl be 7,029 and parcel #2 will be 6,600 square feet after the adjustment. Therefore,
this standard is satisfied.
By reducing the lot size, the lot or structures(s) on the lot will not be in violation of the site
development or zoning district regulations for that district;
No structures are associated with this land-use application. Therefore, this standard has been satisfied.
The resulting parcels are in conformity with the dimensional standards of the zoning district,
including:
• The minimum width of the building envelope area shall meet the lot requirement of the
applicable zoning district;
. The lot area shall be as required by the applicable zoning district. In the case of a flag lot, the
access way may not be included in the lot area calculation;
� 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; and
• Setbacks shall be as required by the applicable zoning district.
The reduced lot size of proposed parcel #1 to 7,029 and proposed parcel #2 to 6,600 square feet still
provides adequate depth (Parcel #1= 58 feet Parcel #2= 88 feet), width (min= 50 feet Parcel #1=
80.39 feet Parcel #2= 75 feet) and size to meet the dimensional requirements of the R-7 zoning
district(min= 5,000 sq ft. Parcel #1= 7,029 sq. ft.. Parcel #2= 6'600 sq. ft.). Both of the proposed
parcels will have access to SW Winterview Drive via an eighteen (18) foot access. Setbacks will be
reviewed during the building permit phase. Therefore, the above standard has been satisfied.
With regard to fla� lots:
. When the partitioned lot is a fla� 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.
. A screen shall be provided alon� the property line of a lot of record where the paved drive in
an access way is located within ten feet of an abutting lot in accordance with Section
18.745.040. Screening may also be required to maintain privacy for abutting lots and to
provide usable outdoor recreation areas for proposed development.
The proposed lot line adjustment involves two flag lots. Setbacks will be reviewed during the building
permit phase. The proposed access drive is within ten (10) feet of the abutting property to the west.
The applicant has proposed a screen along the proposed access drive of Arborvitae and street trees.
Therefore, this critenon has been satisfied.
The fire district may require the installation of a fire hydrant where the length of an access way
would have a detrimental effect on fire-fighting capabilities.
The applicant has indicated that the proposed residential structures will be equipped with fire sprinkler
systems that has been reviewed and approved with conditions by the Tualatin Valley Fire Marshal. The
Fire Marshal's comments are located below, under Section VII. Aqency Comments.
NOTICE OF DECISION MLP2003-00009/THORNWOOD PARTITION PAGE 6 OF 22
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 associated with this application will have a shared access. According to the
Thornwood Subdivision Plat, an eighteen (18) foot wide access easement extends approximatefy ninety
five (95) feet from SW Winterview Drive and then widens to a thirty (30) foot access easement which
connects to two �2) fifteen (15) foot fla poles which extend to the proposed parcels. However, the
applicant has indicated that the thirty (3�) foot portion of the easement will be reduced to sixteen (16)
feet. Two notes on the Thornwood Subdivision Plat, Notes three (3) and four (4) indicate that the thirty
(30) foot easement is for access, egress and utilities to tracts C and D, (proposed parcels #1 and #2).
However, note #4 indicates that the northern part of tract `B' (which is proposed to be consolidated into
tract `A') is not only for the benefit of the proposed parcels, but the pedestrian path as well. Therefore, in
order to be consistent and to cause less confusion, the applicant will be conditioned to provide a
continuous eighteen (18) foot access, egress, utility and pedestrian access easement back to the
proposed parcels. Maintenance agreements have been proposed and conditioned previously to be
recorded with the final partition plat. Therefore, the applicant is required to provide a copy of the access
and maintenance rights for the access easement to the proposed parcels and provide documentation
that there is a mmimum eighteen (18) foot access, egress, utility and pedestrian access easement back
to the proposed parcels.
Any access way shall comply with the standards set forth in Chapter 18.705: Access, Egress,
and Circulation.
Chapter 18.705 of the Tigard Development Code requires one (1) to two (2) units have a minimum of a
fifteen foot access drive with ten �10) feet of pavement. As mentioned in the previous finding, the
parcels will have an eighteen (18) oot wide access easement extending approximately ninety five (95)
feet from SW Winterview Dnve and then widens to two (2) fifteen (15)foot flag poles which extend to the
proposed parcels. Therefore, this standard has been satisfied.
Exemptions from dedications:
A lot line ad'ustment is not considered a development action for purposes of determining
whether floo�plain, greenway, or right-of-way dedication is required.
Floodplain, greenway and right-of-way dedication is not required as part of this application. Therefore,
this standard does not apply.
Variances to development standards:
An application for a variance to the standards �rescribed in this chapter shall be made in
accordance with Chapter 18.370, Variances and Ad�ustments.
The applicant has not requested a variance to the lot line adjustment standards. Therefore, this
standard does not apply.
FINDING: Based on the analysis above, Staff finds that the Lot Line Adjustment criteria have not
been met.
CONDITIONS:
. Provide a copy of the access and maintenance rights for the access easement to
the proposed parcels.
. Provide documentation that there is a minimum eighteen (18) foot access, egress,
utility and pedestrian access easement back to the proposed parcels.
. Provide documentation that the City is willing to take on the responsibility of
maintaining the additional square footage. Otherwise, the applicant will need to put
the sub�ect square footage within a tract to be maintained by the owners of the
newly created parcels.
NOTICE OF DECISION MLP2003-00009/THORNWOOD PARTITION PAGE 7 OF 22
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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 critenon is met.
All proposed improvements meet City and applicable agency standards;
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 m this decision, Staff finds
that this cnterion 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 for the R-7 zoning district is fifty (50}feet. Proposed parcel #1 has a lot width of
eight five (85)feet. Proposed parcel #2 has a lot width of seventy five (75) feet. Therefore, this standard
has been met.
The lot area shall be as required by the applicable zoning district. In the case of a flag lot, the
accessway may not be included in the lot area.
The minimum lot area requirement in the R-7 zoning district is 5,000 square feet. The proposed partition
creates two (2)flag lots that are 7,029 and 6,600 square feet respectively. The proposed fot sizes do not
include the access drive. Based on the findings, 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 the parcels will have a minimum of fifteen (15) feet of
frontage onto SW Winterview Drive via a fifteen to eighteen (15-18) foot access easement. Fiowever,
the applicant has been conditioned above, under the Lot Line Adjustment Approval Standards (18.410)
to provide one eighteen (18) foot access easement extending from the proposed parcels to SW
Winterview Drive. Therefore, this standard has been satisfied.
Setbacks shall be as required by the applicable zoning district.
Setbacks will be reviewed during the building permit phase. 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.
The proposed parcels are considered to be flag lots. Therefore, the applicant may determine the front
yard, provided that no side yard is less than 10 feet.
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 MLP2003-00009/THORNWOOD PARTITION PAGE 8 OF 22
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The.proposed parcels will take access from an access easement. The access easement abuts the
adjoining property to the west and has been proposed to be screened from view with required street
trees and an arborvitae/laurel hedge. Therefore, this standard has been satisfied.
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 will share a common drive. Access and maintenance rights have been previously
conditioned under 18.410 (Lot Line Adjustments).
Any access way shall comply with the standards set forth in Chapter 18.705, Access, Egress and
Circulation.
This standard is addressed in greater detail under 18.705(Access Egress and Circulation) below.
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 w�thin 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 subJ'ect site is not located within or adjacent to the 100-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.
The apPlicant has requested an adjustment to the fire apparatus turnaround requirement, which has
been addressed above (18.370 Variances and Adjustments).
FINDING: Based on the analysis above, staff finds that the Minor Land Partition Standards have
been met.
(See table on the following page)
NOTICE OF DECISION MLP2003-00009/THORNWOOD PARTITION PAGE 9 OF 22
Residential Zoning Districts (18.510�:
Development standards in residential zoning districts are contained in Table 18.510.2 below:
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 5,000 s . ft.
verage inimum o i t
-Detached unit lots 50 ft.
-Duplex lots 40 ft.
-Attached unit lots
aximum ot 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 t
inimum an sca e e uirement o
[1]Single-family attached residenUal units permitted at one dwelling per lot with no more that five attached units in one grouping.
[2j Lot coverage inGudes 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 7,029 and
6,600 square feet meet this standard. The proposed parcels are also considered flag lots: which require
a minimum of 10-foot side yard setbacks. Setbacks for future homes will be reviewed at time of building
permits.
FINDING: Based on the analysis above, the Residential Zoning District Standards have been met.
Access, Eqress and Circulation (18.705):
Continuing obli�ation of property owner. The provisions and maintenance of access and e ress
stipulated in this title are cont�nuing 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 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 shown an existing ei hteen (18) foot wide access easement from SW Winterview
Drive which connects to a thirty (30) foo�wide access easement serving the proposed lots. However,
the applicant has proposed to reduce the thirty (30) foot wide easement connecting to the proposed
parcels to sixteen (16) feet. The applicant has been conditioned above not to reduce the easement
below eighteen (18) feet. The Tigard Development Code requires a minimum of a fifteen foot wide
access easement with ten (10) feet of pavement to serve finro (2) to three (3) lots. Therefore, this
standard has been satisfied.
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 G�ity.
NOTICE OF DECISION MLP2003-00009/THORNWOOD PARTITION PAGE 10 OF 22
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Joint access is proposed through a private access drive located in Tract "A". The applicant has been
conditioned earlier under 18.410 (Lot Line Adjustments� to provide. documentation that establishes
access and maintenance rights for the individual parcels. herefore, this standard has been satisfied.
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 �arcels will have access onto SW Winterview Drive by means of an access easement
across Tract `A". The applicant has been conditioned under 18.420 (Land Partitions) to show
satisfactory evidence that each parcel has the legal right to use the proposed access easement.
Therefore, this standard has been satisfied.
Inadequate or hazardous access. Ap�lications 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 maneuverin of a
vehicle within a street, other than an alley. Single-family and duplex dwellings are exemp�from
this requirement.
The proposed lots will take access from a private drive that connects to SW Winterview Drive which is a
local street. Tualatin Valley Fire and Rescue did not indicate that the access to the site is in any way
hazardous or constitute a cfear and present danger. Therefore, this standard does not apply.
Access Mana ement (Section 18.705.030.H)
�ecfon�$� . s a es a an access report shall be submitted with all new development
proposals which verifies design of driveways and streets are safe by meeting adequate stacking
needs, sight distance and deceleration standards as set by ODOT, Washington County, the City
and AASHTO.
The applicant's narrative states that sight distance requirements can be met. It is required that the
applicant's engineer provide a sight distance certification for the proposed shared driveway prior to
approval of the final pfat.
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 intersecting 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 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 pro posed access location does not fall within the influence area of any collector or arterial street
intersection.
Section 18.705.030.H.3 and 4 states that the minimum spacing of driveways and streets along a
collector shall be 20U feet. The minimum spacing of driveways and streets along an arterial shall
be 600 feet. The minimum spacing of local streets along a local street shall be 125 feet.
SW Winterview Drive is not a collector or arterial, therefore the condition does not apply.
NOTICE OF DECISION MLP2003-00009/THORNWOOD PARTITION PAGE 11 OF 22
Access drives in excess of 150 feet in length shall be provided with approved provisions for the
turning around of fire apparatus by one of the following: a) A circular, paved surface having a
minimum turn radius measured from center point to outside edge of 35 feet; b) A hammerhead-
configured, paved surface with each leg of the hammerhead having a minimum depth of 40 feet
and a minimum width of 20 feet; c) The maximum cross slope of a required turnaround is 5%.
The access drive is approximately 520 feet in length. However, the applicant has requested an
adjustment to the re uired fire apparatus turnaround, which is discussed above under 18.370 (Variances
and Adjustments). T�erefore, this standard is satisfied.
FINDING: Based on the analysis above, staff finds the Access, Egress and Circulation Standards
have been met.
Density Computations (18.715}:
Definition of net develo ment area. Net development area, in acres, shall be determined by
su rac ing e o owing an 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 en ia uni s per ne acre, ivi e 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 num er o resi en �a uni s per ne 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 proposed partition is part of the Thornwood
subdivision. The minimum density for the subdivision is forty eigf�t (48) dwelling units. The maximum
density for the subdivision is sixty three (63) units. Thornwood was platted with fifty nine (59) single-
family parcels. The addition of two more parcels will bring the total to sixty one (61) single-family
parcels, which is still within the maximum allowable density for the subdivision. At time of approval,
the applicant chose to use the average lot sizing option in order to create lots that were below the
minimum lot size. According to the subdivision approval (SU62000-00006) the average lot size was
calculated at 5,260 square feet. The addition of two (2) parcels at their proposed square footage
(parcel #1: 7,029 and parcel #2: 6,600 square feet) raises the minimum lot size to 5,311 square feet.
1`herefore, this standard has been satisfied.
FINDING: Based on the analysis above, the Density Computation Standards have been met.
NOTICE OF DECISION MLP2003-00009/THORNWOOD PARTITION PAGE 12 OF 22
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Landscapinq and Screeninq (18.745):
Street trees: Section 18.745.040
ec ion . 45.040.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 proposed private drive is approximately. 520 feet in length; the applicant has indicated in the
narrative and the site plan that street trees will be planted the entire length of the access drive. The
applicant has also indicated that the proposed parcels will be landscaped and seeded to minimize
erosion. Therefore, the applicant is required to provide and implement a detailed plan addressing the
landscaping, seeding and erosion control measures to be used.
FINDING: Based on the analysis above, the Landscaping and Screening Standards have not
been met.
CONDITION: Submit and implement a detailed plan addressing the landscaping, seeding and erosion
control measures to be used.
SENSITIVE LANDS: CHAPTER 18.775
ensi ive an s are an s po en ia yunsuitable for development because of their.location within:
the 100-year floodplain, natural drainageways, wetland areas which are regulated by other
agencies including U.S. Army Corps of Engineers and the Division of State Lands, or are
designated as significant wetland on the Comprehensive Plan Floodplain and Wetland Map, and
steep slopes of 25% or greater and unstable ground. A land use application is required for
ground disturbances in sensitive lands areas.
The area of impact for the requested partition contains slopes that are greater than 25%. No wetlands or
100-year floodplain are associated with the project. Therefore, according to Section 18.775.020.D.,
"Sensitive lands permits issued by the Director", the proposed work requires a Type II Sensitive Lands
Permit.
With excessive slopes 18.775.070 (C)
e appropria e approva aut ori y shall approve, approve with conditions or deny an
application request for a sensitive lands permit on slopes of 25% or greater or unstable ground
based upon findings that all of the following criteria have been satisfied:
The extent and nature of the proposed land form alteration or development will not create site
disturbances to an extent greater than that required for the use;
The nature of the proposed land form alteration is to create two buildable parcels through the partition
process while performin� a lot line adjustment to include those portions of the lots that are twenty five
(25) percent or greater in slope within the adjacent open space tract. Therefore, the new parcefs will
have no slopes that are twenty five (25) percent or greater.
The proposed land form alteration or development will not result in erosion, stream
sedimentation, ground instability, or other adverse on-site and off-site effects or hazards to life
or property;
According to the applicant, appropriate erosion and sedimentation control measures and facilities will be
in place. The facilities used for sedimentation control will stay in place subsequent to construction until
the seeding and planting in the disturbed areas have matured such that the danger from erosion is past.
Based on tF�is analysis, the standard has been met.
The structures are appropriately sited and designed to ensure structural stability and proper
draina�e of foundation and crawl space areas for development with any of the following soil
conditions: wet/high water table; high shrink-swell capability; compressible/organic; and shallow
depth-to-bedrock; and
NOTICE OF DECISION MLP2003-00009/THORNWOOD PARTITION PAGE 13 OF 22
No structures are proposed in conjunction with this application. Future structures will be reviewed and
approved by the Tigard Building Department during the building permit phase. Therefore, this criterion is
satisfied.
Where natural vegetation has been removed due to land form alteration or development, the
areas not covered by structures or im pervious surfaces will be replanted to prevent erosion in
accordance with Chapter 18.745, Landscaping and Screening.
The applicant has indicated that the site will be seeded and landscaped subsequent to construction.
The applicant has been conditioned under section 18.745 (Landscaping and Screening) to submit and
implement a detailed plan addressing the landscaping, seeding and erosion control measures to be
used. Therefore, this criterion has been satisfied.
FINDING: Based on the analysis above, the Excessive Slope standards have been met.
Tree Removal (18.790):
ree p an or�ie pTanting, removal and protection of trees prepared by a certified arborist shall
be prov�ded for any lot„ parcel or combination of lots or parcels for which a development
application for a subdivis�on, partition site development review, planned development or
conditional use is filed. Protection is pre�erred over removal wherever possible.
There are no trees associated with this application. Therefore, this standard does not apply.
FINDING: Based on the analysis above, the Landscaping and Screening Standards have been
met.
Visual Clearance Areas (18.795):
TFis ap er requires a a c ear 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, 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 v�sually 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 applicant's plans show the areas for visual clearance at the intersection of the proposed driveway
and SW Winterview Drive. This area will need to be maintained free from obstructions taller than three
feet in hei�ht. Any violations of this chapter will be remedied through code enforcement. A plat
restriction is warranted to help ensure future owners do not construct fences within visual clearance
triangles.
FINDING: Based on the analysis above, Staff finds that the Vision Clearance Standards have not
been met.
CONDITION: Provide a note on the final plat that restricts construction of fences over three (3) feet in
height within the visual clearance triangle.
IMPACT STUDY 18.390.0401:
l�ec�uires a e app ican� shall include an impact study. The study shall address, at a
minimum, the transportation system, including bikewa�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 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:
NOTICE OF DECISION MLP2003-00009/THORNWOOD PARTITION PAGE 14 OF 22
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Trans ortation S stem:
ra ic impacts wi e primarily to SW Winterview Drive. The traffic created by the proposed project will
amount to approximately 20 tnps per day. The existing pedestrian pathway that travels into Tract A will
share the northerly portion of the proposed driveway.
Draina e S stem:
e impact to t e downstream drainage systems will be minimal, as the drainage from the site will be
routed into the water quality swale has the capacity to treat the runoff from the newly created impervious
surfaces.
�Park S �stem:
rT act A adjacent to the proposed partition was dedicated to the City of Tigard for Open Space/park
purposes.. A pedestrian pathway was constructed through Tract A, connecting SW Winterview Drive (on
the west side of lot 2)to SW Aspen Ridge Drive (between lots 50 and 51).
A new elementary school site is proposed on the south side of SW Bull Mountain Road approximately
one mile west of the project site. The usual elementary school playground equipment will most likely be
available together with soccer/baseball fields.
Water S stem:
ota e water will be supplied to the proposed parcels by extending private service lines from the
existing Tigard Water Department main in SW Winterview Street. This main has adequate capacity to
serve the proposed subdivision.
Sewer S stem:
ere is an existing sanitary sewer west of the project site in the rear yards of the existing Arlington
Heights lots with adequate capacity to serve the proposed parcels.
Noise Im acts:
e propose subdivision will result in future single-family dwellings, which will be compatible with the
surrounding single-family neighborhood.
Rough Proportionality:
Any required street improvements to certain collector or higher volume streets and the Washington
County Traffic Impact Fee (TIF) are mitigation measures thaf are required at the time of development.
Based on a transportation impact study prepared by Mr. David Larson for the A-Boy Expansion/Dolan
II/Resolution 95-61, TIF's are expected to recapture 32 percent of the traffic impact of new development
on the Collector and Arterial Street system. Presently, the TIF for each trip that is generated is $239.
The total TIF for a single-family dwelling is $2,390 per unit.
Upon completion of this development, the future builders of the residences will be required to pay TIF's
of approximately $4,780 ($2,390 x 2 single-family dwelling units. Based on the estimate that total TIF
fees cover 32 percent of the impact on ma�or street improvements cit ide, a fee that would cover 100
percent of this projects traffic impact is $14,937 ($4,780 divided by .32�The difference between the TIF
paid and the full impact, is considered an unmitigated impact. Smce the TIF paid is $4,780, the
unmitigated impact can be valued at $10,157. There are no required off-site improvements associated
with this application. Therefore, the rough proportionality test is met.
PUBLIC FACILITY CONCERNS
Street And Utility ImQrovements Standards (Section 18.810):
ap er . provi es cons ruc ion s an ar s or e 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.
NOTICE OF DECISION MLP2003-00009lTHORNWOOD PARTITION PAGE 15 OF 22
Section 18.810.030.A.2 states that any new street or additional street width planned as a portion
of an existing street shall be dedicated and improved in accordance with the TDC.
Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires a local street to have a
54 foot right-of-way width and 32-foot paved section. Other improvements required may include
on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage,
and street trees.
This site lies adJ�acent to SW Winterview Drive, which is classified as a local street on the City of Tigard
Transportation Plan Map. At present, there is approximately 46 feet of ROW, according to the most
recent tax assessor's map. This meets the City's Skinny Street Option for local streets.
SW Winterview is currently improved. In order to mitigate the impact from this development, the
applicant should construct a new commercial driveway to meet City standards.
Block Designs - Section 18.810.040.A states that the length, width and shape of blocks shall be
desi�ned with due re gard to providing adequate building sites for the use contemplated,
consideration of needs for convenient access, circulation, control and safety of street traffic and
recognition of limitations and opportunities of topography.
Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall
not exceed 1,800 feet measured along the right-of-way line except:
. Where street location is prectuded 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 partition will create two single-family parcels with a shared driveway accessing the site.
The proposed access is not part of a block system. Therefore, this standard is not applicable.
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 str�ct 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. However, there is a pedestrian path at the mouth of the proposed driveway which
accesses the adjoining open space tract, and connects to SW Aspen Ridge Drive.
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 smallest of the proposed parcels (parcel #2) has a width of 75 feet. The depth of the parcel is eighty
eight (88)feet. Therefore, this standard has been satisfied.
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 proposed parcels have eighteen (18} feet of frontage on to SW Winterview Drive. Therefore, this
criterion has been satisfied.
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 is not proposing to install sidewalk along the private access drive.
NOTICE OF DECI510N MLP2003-00009/THORNWOOD PARTITION PAGE 16 OF 22
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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 adopfed 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.
There is an existing CWS sewer line in the Arlin�ton Heights development to the west. The applicant
has indicated that the proposed development will connect to this sewer line at two locations. The
applicant will need to contact CWS for review and approval of the proposed connection.
Storm Drainage:
General Provisions: Section 18.810.100.A requires developers to make adequate provisions for
storm water and flood water runoff.
Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other
drainage facility shall be large enough to accommodate potential runoff from its entire upstream
drainage area, whether inside or outside the development. The City Engineer shall approve the
necessary size of the facility, based on the provisions of Design and Construction Standards for
Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and
including any future revisions or amendments).
There are no upstream drainage ways that impact this 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).
Developments of this small size, especially residential land partitions, are not required to provide on-site
detention. The applicant will be required to pay the water quantity SDC upon application for the building
permit.
All proposed development within the City shall be designed such that stormwater runoff is conveyed to
an approved public drainage system. The applicant has proposed dischar ing the stormwater runoff
from the two parcels into the public water quality swale along the east side of�he proposed parcels. The
swale was constructed along with the Thomwood Subdivision improvements. The applicant also
indicates that the swale has the capacity to treat the runoff from this proposed development.
The applicant has proposed discharg ing the runoff from the proposed shared driveway into the CWS
storm sewer in Arlington Heights. The applicant will need to contact CWS for review and approval of
stormwater into their system.
Bikeways and Pedestrian Pathways:
Bikeway Extension: Section 18.810.110.A states that developments adjoining proposed
bikeways identified on the City's adopted pedestrian/bikeway plan shall include provisions for
the future extension of such bikeways through the dedication of easements or right-of-way.
SW Winterview Drive is not a designated bicycle facility.
NOTICE OF DECISION MLP2003-00009/THORNWOOD PARTITION PAGE 17 OF 22
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Utilities:
Section 18.810.120 states that all utility lines, but not limited to those required for electric
communication, lighting and cable television services and related facilities shall be placec�
underground, except for surface mounted transformers, surface mounted connection boxes and
meter cabinets which may be laced above round temporary utility service facilities during
construction, high capacity elec�ric lines opera�ing at �50,000 volts or above, and:
. The developer shall make all necessary arrangements with the serving utility to provide
the underground services•
. The City reserves the righ�to a prove location of all surface mounted facilities;
. All underground utilities, includng sanitary sewers and storm drains installed in streets
b the developer, shall be constructed prior to the surfacin of the streets; and
. S�ubs for service connections shall be long enough �o avoid disturbing the street
improvements when service connections are made.
Exception to,Under-Grounding Requirement: Section 18.810.120.0 states that a develop er shall
pay a fee in-lieu of under rounding costs when the development is proposed to take pface on a
street where existing util�ies whicl� are not under round will serve the development and the
ap�roval authority determines that the cost and �echnical difficulty of under-g rounding the
u�ilities outweighs the benefit of under-grounding in conjunction with the deveTopment. The
determination shall be on a case-by-case basis. The most common, but not the only; such
situation is a short frontage develo ment for which under-grounding would result in the
placement of additional poles, rather �han the removal of above-ground utilities facilities. An
applicant for a development which is served by utilities which are not underground and which
are located across a public right-of-way from the applicant's property shall pay a fee in-lieu of
under-grounding.
There are no existing overhead utility lines along the frontage of SW Winterview Drive.
ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT
Public Water S stem:
e iy o igar provides public water service in this area. The applicant will need to contact the
Water Department for new water service upon construction of the new homes.
Storm Water Qualit :
e ity as 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 �n 100 percent of the storm
water runoff generated from newly created impervious surfaces. In addition, a maintenance plan
shall be submitted indicating the frequency and method to be used in keeping the facility
maintained through the year.
The applicant has indicated that the stormwater runoff from the proposed development will be treated in
the existing water quality swale constructed with the Thomwood Subdivision. Staff recommends that the
applicant's engineer provide calculations showing that the existing swale can adequately treat the runoff
from this development.
Gradin and Erosion Control:
esign an ons ruc ion Standards also regulate erosion control to reduce the amount of
sediment and other pollutants reaching the public storm and surface water system resulting
from development, construction, grading, excavating, cleariny, and any other activity which
accelerates erosion. Per CWS regulations, the applicant is required to submit an erosion control
plan for City review and approval prior to issuance of City permits.
The Federal Clean Water Act requires that a National Pollutant Discharge Elimination System
(NPDES) erosion control permit be issued for any development that will disturb one or more acre
of land. Since this site �s over five acres, the developer will be required to obtain an NPDES
permit from the City prior to construction. This permit will be issued along with the site and/or
building permit.
NOTICE OF DECISION MLP2003-00009/THORNWOOD PARTITION PAGE 18 OF 22
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A final grading plan shall be submitted showing the existing and proposed contours. The plan shall
detail the provisions for surface drainage of all lots, and show that they will be graded to insure that
surface drainage is directed to the street or a public storm drainage system approved by the Engineering
Department. For situations where the back portions of lots drain away from a street and toward adjacent
lots, appropriate private storm drainage lines shall be provided to sufficiently contain and convey runoff
from each lot.
The applicant will also be required to provide a geotechnical report, per Appendix Chapter 33 of the
UBC, for the proposed grading slope construction. The recommendations of the report will need to be
incorporated into the final �radin� plan and a final construction supervision report must be filed with the
Engineering Department prior to issuance of building permits.
The design engineer shall also indicate, on the grading plan, which lots will have natural slopes between
10% and 20%, as well as lots that will have natural slopes in excess of 20%. This information will be
necessary in determining if special grading inspections and/or permits will be necessary when the lots
develop.
Site Permit Re uired:
e app ican is required to obtain a Site Permit from the Building Division to cover all on-site private
utility installations (water, sewer, storm, etc.) and driveway construction. This permit shall be obtained
prior to approval of the final plat.
Address Assi nments:
e i y o igar 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 $60.00 (2 lots and/or tracts X $30/address = $60.00).
The developer will also be required to provide signage at the entrance of each shared flag lot driveway
or private street that lists the addresses that are served by the given driveway or street. This will assist
emergency services personnel to more easily find a particular home.
Surve Re uirements
e app ican s ina p at 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 (GC 22). These monuments
shall be on the same line and shall be of the same precision as required for the subdivision plat
boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground
measurements to grid measurements and the angle from north to grid north. These coordinates can be
established by:
. GPS tie networked to the City's GPS survey.
• By random traverse using conventional surveying methods.
In addition, the applicant's as-built drawings shall be tied to the GPS nefinrork. 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�.
SECTION VI. OTHER STAFF COMMENTS
City of Tigard Water Department has reviewed the proposal and has offered the following comments:
. Water meters to be located in landscape area on Winterview Drive.
. Water meter sizes—due to distance to be 1-inch in size.
. Water services will be installed by City of Tigard Public Works Department.
NOTICE OF DECISION MLP2003-00009/THORNWOOD PARTITION PAGE 19 OF 22
A final grading plan shall be submitted showing the existing and proposed contours. The plan shall
detail the provisions for surface drainage of all lots, and show that they will be graded to insure that
surFace drainage is directed to the street or a public storm drainage system approved by the Engineering
Department. For situations where the back portions of lots drain away from a street and toward adjacent
lots, appropriate private storm drainage lines shall be provided to sufficiently contain and convey runoff
from each lot.
The applicant will also be required to provide a geotechnical report, per Appendix Chapter 33 of the
UBC, for the proposed grading slope construction. The recommendations of the report will need to be
incorporated into the final �radin� plan and a final construction supervision report must be filed with the
Engineering Department prior to issuance of building permits.
The design engineer shall also indicate, on the grading plan, which lots will have natural slopes between
10% and 20%, as well as lots that will have natural slopes in excess of 20%. This information will be
necessary in determining if special grading inspections and/or permits will be necessary when the lots
develop.
Site Permit Re uired:
e app ican is required to obtain a Site Permit from the Building Division to cover all on-site private
utility installations (water, sewer, storm, etc.) and driveway construction. This permit shall be obtained
prior to approval of the final plat. ,
Address Assi nments:
e i y o igar 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 $60.00 (2 lots and/or tracts X $30/address = $60.00).
The developer will also be required to provide signage at the entrance of each shared flag lot driveway
or private street that lists the addresses that are served by the given driveway or street. This will assist
emergency services personnel to more easily find a particular home.
Surve Re uirements
e app ican s ina p at 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 angte from north to grid north. These coordinates can be
established by:
. GPS tie networked to the City's GPS survey.
. By random traverse using conventional surveying methods.
In addition, the applicant's as-built drawings shall be tied to the GPS network. The applicant's engineer
shall provide the City with an electronic file with points for each structure (manholes, catch basms, 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 offered the following comments:
. Water meters to be located in landscape area on Winterview Drive.
. Water meter sizes—due to distance to be 1-inch in size.
. Water services will be installed by City of Tigard Public Works Department.
NOTICE OF DECISION MLP2003-00009/THORNWOOD PARTITION PAGE 19 OF 22
� •
ICity of Tigard Long Range Planning Department has reviewed the proposal and has no objections to
City of Tigard Police Department has reviewed the proposal and has offered the following comments:
. Request a monument located at foot of private drive and Winterview Drive identifying the house
numbers for the two new lots.
City of Tigard Urban Forester has reviewed the proposal and has offered the following comments:
. Trees on neighboring property must be protected with tree protection fencing.
SECTION VII. AGENCY COMMENTS
Tualatin Valley Fire and Rescue has reviewed the proposal and has offered the following comments.
As per the applicants request, the conditions in this approval letter are based on both homes
being protected with automatic fire sprinklers installed in accordance with NFPA 13D.
�� FIRE APPARATUS ACCESS ROAD DISTANCE FROM BUILDING AND TURNAROUNDS: Access
roa s s a e wit m eet o a portions o t e exterior wa o t e irst story o t e uilding as
measured by an approved route around the exterior of the building. An approved tumaround is
required if the remainin� distance to an approved intersecting roadway, as measured along the fire
apparatus access road, is greater than 150 feet. (UFC Sec. 902.2.1)
This application will be accepted as submitted without an approved turnaround.
2> FIRE APPARATUS ACCESS ROAD WIDTH AND VERTICAL CLEARANCE: Fire apparatus access
roa s s a ave an uno structe wi t o not ess t an eet 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 m 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)
This application will be accepted with a minimum 13' feet wide access roadway. This
roadway may be 10 feet of hard surface with a 3 foot wide compacted gravel shoulder that
meets the minimum load capacities as stated in item #4.
s) SURFACE AND LOAD CAPACITIES: Fire apparatus access roads shall be of an all-weather
su ace t at is easi y istinguis a e rom the surrounding area and is capable of supportin� 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)
a� NO PARKING SIGNS: Where fire apparatus roadways are not of sufficient width to accommodate
par e ve ic es an feet of unobstructed dnving surface, "No Parking" signs shall be installed on
one or both sides of the roadway and in turnarounds as needed. (UFC Sec. 902.2.4) Signs shall
read "NO PARKING - FIRE LANE -TOW AWAY ZONE, ORS 98.810 - 98.812" and shall be installed
with a clear space above grade level of 7 feet. Signs shall be 12 inches wide by 18 inches high and
shall have black or red letters and border on a white background. (UFC Sec. 901.4.5.1) — (See
diagram on back)
No parking will be allowed along the entire length of the access roadway. Signs shall be
provided.
NOTICE OF DECISION MLP2003-00009/THORNWOOD PARTITION PAGE 20 OF 22
�
5> 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. Infersections 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)
This application will be accepted with the grades as submitted.
s> SINGLE FAMILY DWELLINGS AND DUPLEXES - FIRE HYDRANTS: Fire hydrants for single family
we in s, up exes an su - ivisions, s a e p ace a eac intersection. Intermediate fire
hydran�s 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)
One fire hydrants shall be added at the intersection of SW Winterview Drive and the access
roadway serving the homes.
�> FIRE HYDRANT DISTANCE FROM AN ACCESS ROAD: Fire hydrants shall be located not more
t an eet rom an approve ire apparatus access roa way. (UFC Sec. 903.4.2.4)
s� REFLECTIVE HYDRANT MARKERS: Fire hydrant_locations shall be identified by the installation of
re ective mar ers. e mar ers s a e 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� ACCESS AND FIRE FIGHTING WATER SUPPLY DURING CONSTRUCTION: Approved fire
apparatus access roa ways an ire ig tin� water supp ies s a e msta e an operational pnor to
any other construction on the site or subdivision. (UFC Sec. 8704)
Washington County Land Use Department has reviewed the proposal and will not be submitting any
comments.
SECTION VIII. PROCEDURE AND APPEAL INFORMATION
Notice: Notice was mailed to:
X The applicant and owners
—� Owner of record within the required distance
�— Affected government agencies
Final Decision:
THIS DECISION IS FINAL ON AUGUST 19, 2003 AND BECOMES
I�I EFFECTIVE ON SEPTEMBER 4, 2003 UNLESS AN APPEAL IS FILED. III
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 m 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 submitfed by any party during the appeal hearing, sub�ect to any additional rules of procedure that
NOTICE OF DECISION MLP2003-00009/THORNWOOD PARTITION PAGE 21 OF 22
may be adopted from time to time by the appellate body.
THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON SEPTEMBER 3, 2003.
Questions:
yoT�u�iave any questions, please call the City of Tigard Planning Division, Tigard City Hall, 13125 SW
Hall Boulevard, Tigard, Oregon at (503) 639-4171.
� � -�-�1 Auqust 18, 2003
PREPA E . ath cheidegger DATE
Associate Planner
� Auqust 18, 2003
APPROVED BY: Richard H. B dorff DATE
Planning er
Ucurpin/mathewlmlp/mIp2003-00009.dec
NOTICE OF DECISION MLP2003-00009/THORNWOOD PARTITION PAGE 22 OF 22
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S�TE P�.�►N TNORNWOOD SUBDIVISION PARTITION
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NOTICE OF TYPE II DECISION
MINOR LAND PARTITION (MLP) 2003-00009 �
CITY OF TIGARD
THORNWOOD SUBDIVISION PARTITION c°"�"�u'1i`''`��ve`°p"`en`
S�apingA BetterCommunity
120 DAYS = 11/21/2003
(Includes a 30-day extension)
SECTION I. APPLICATION SUMMARY
FILE NAME: THORNWOOD SUBDIVISION PARTITION
CASE NOS: Minor Land Partition (MLP) MLP2003-00009
Sensitive Lands Review (SLR) SLR2003-OOOQ6
Lot Line Adjustment (MIS) MIS2003-00020
Development Adjustment (VAR) VAR2003-00038
PROPOSAL: The applicant is requesting approval of a two-lot partition for the purpose of
creating two (2) additional detached single-family homes. A Lot Line Adjustment
adjusting Tract B into Tract A and reducing the proposed parcels to exclude
slopes greater than 25 percent has also been requested. A Sensitive Lands
Review for slopes in excess of 25 percent and an Adjustment to the required fire
apparatus turn-around are also requested.
APPLICANT/ Venture Properties, Inc. APPLICANT'S Harris-McMonagle Assoc., Inc.
OWNER: Attn: Wendy Hemmen REP.: Attn: Jay Harris
4230 SW Galewood Street, Suite 100 12555 SW Hall Boulevard
Lake Oswego, OR 97035 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: Thornwood Subdivision Tracts A, B, C and D. Washington County Tax Assessor's
Map No. 2S110BC, Tax Lots 8900, 9000, 9100 and 9200.
APPLICABLE
REVIEW
CRITERIA: Community Development Code Cha pters 18.370, 18.390, 18.410, 18.420, 18.510,
18.705, 18.715, 18.725, 18.745, 18.765, 18.775, 18.790, 18.795 and 18.810.
SECTION II. DECISION
Notice is hereby given that the City of Tigard Community Development Director's designee has
APPROVED the above request. 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
FR�tJi THE EFFECTi ii/E 6ATE OF �i-i1� DEC��iON.
All documents and applicable criteria in the above-noted file are available for inspection at no cost or
copies can be obtained for twenty-five cents (25�) per page, or the current rate charged for copies at the
time of the request.
SECTION III. PROCEDURE AND APPEAL INFORMATION
Notice:
oT�tice mailed to:
X The applicant and owners
—� Owner of record within the required distance
�— Affected government agencies
r �Final Decision:
THIS DECISION IS FINAL ON AUGUST 19, 2003 AND BECOMES
EFFECTIVE ON SEPTEMBER 4, 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 adverselx 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
Fiall 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 submitfed 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 SEPTEMBER 3, 2003.
Questions:
or urt er information please contact the Planning Division Staff Planner, Mathew Scheide er at
(503) 639-4171 , Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon .
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Page 1 of 1
Matt Scheidegger - RE: MLP2003-00009
From: "Wendy Hemmen" <whemmen@donmorissettehomes.com>
To: "'Matt Scheidegger"' <MATTS@,ci.tigard.or.us>
Date: 8/19/03 3:54 PM
Subject: RE: MLP2003-00009 _ _ �
Matt,
Venture grants the city an additional 30 day extension until November 22, 2003 for the 120 day Land Use
process as the city has requested for the Thornwood 2-Lot Partition MLP2003-00009.
Wencly K. Hemmen, PE
Project Manager
Venture Properties Inc.
4230 SW Galewood St., Suite 100
Lake Oswego, OR 97035
direct 503-387-7574
fax 503-387-7617
whemmen@donmorissettehomes.com
-----Original Message-----
From: Matt Scheidegger [mailto:MATTS@ci.tigard.or.us]
Sent: Monday, August 18, 2003 2:28 PM
To: whemmen@donmorissettehomes.com
Subject: MLPZ003-00009
Sarry again for tuking so long. Pve a[[ached a copy of the decision to this e-mail.
file://C:\WINDOWS\TEMP\GW}00002.HTM 8/19/03
NQTICE TO MORTGAGEE, LIENHOLDER,VENDOR OR SELLER: �
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 CITYOFTIGARD
M I N 0 R LAN D PARTITI O N Cammunity�DeveCopment
S(utping A Better�'ommunity
DATE OF NOTICE: July 2, 2003
FILE NUMBERS: MINOR LAND PARTITION MLP) 2003-00009
SENSITIVE LANDS REVIEW SLR 2003-00006
DEVELOPMENT ADJUSTMEIN72NAR)2003-00038
FILE TITLE: THORNWOOD SUBDIVISION PARTITION
PROPOSAL: The applicant is requesting approval to perform a iwo-lot partition for the purpose of
detached single-family housing lots of Tracts B, C, and D of the Thomwood Subdivision Plat,
and a Lot Line Adjustment of Tract B into Tract A and the new parcels. The applicant is also
requesting Sensitive Lands Review for slopes in excess of 25 percent, and an Adjustment to
the 150-foot driveway length standard.
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 Iot 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 18.370,
18.390, 18.410, 18.420, 18.510, 18.705, 18.715, 18.745, 18.765, 18.775, ti8.790, 18.795
and 18.810.
LOCATION: Thornwood Subdivision Tracts A, B, and D. Washington County Tax Assessor's Map No.
2S110BC, Tax Lots 9000, 9100 and 9200.
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 JULY 16 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 RECEIVED BY THE CITY OF TIGARD IN WRITING PRIOR TO 5:0� PM ON THE DATE
SPECIFIED 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 JULY 25, 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'pasis for an appeal to the Tigard Hearmys 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."
�
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SLR2003-00006
MIS2003-00020
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REQUEST FOR COMMENTS CITYOFTIGARD
Community�DeveCopment
SFiapingA Better Community
DATE: luly 2,2003
T0: Dennis Koellermeier,Oqeratlons Manager/Water Departmeni
FROM: City of Ti9ard Planning Division
STAFF CONTACT: Mathew Scheideg9er,Assistant Planner[x243A
Phone: [5031639-4171/Fax: [5031684-1291
MINOR LAND PARTITION[MLPI 2003-00009/SENSITIYE LANDS REYIEW[SLRI 2003-00006/
LOT LINE MIUSTMENT[MISI 2003-00020/DEYLEOPMENT ADIUSTMENT[VARI 2003-00038
➢ THORNWOOD SUBDIVISION PARTITION Q
REQUEST: The applicant is requesting approval to perform a two-lot partition for the purpose of
detached single-family housing lots of Tracts B, C, and D of the Thornwood Subdivision Plat, and a Lot
Line AdJ�ustment of Tract B into Tract A and the new parcels. The applicant is also requesting Sensitive
Lands Review for slopes in excess of 25 percent, and an Adjustment to the 150-foot driveway length
standard. LOCATION: Thornwood Subdivision Tracts A, B, and D. Washington County Tax
Assessor's Map No. 2S1106C, Tax Lots 9000, 9100 and 9200. 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 18.370,
18.390, 18.410, 18.420, 18.510, 18.705, 18.715, 18.745, 18.765, 18.775, 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: JULY 16, 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.
oc Written comments provided below:
�� x�s �k� �cc.�..cG �q` �a��cf..�e w�e.4.. o n W�h�'J�t,� �r'.
tl kao0li�! M�."�Y Sd1,so .. c�t. � c�e�c.�- '� �. l� t n' S i'�+
3� vJa� �,r+r�c�, v��l fx t�.1a,14d 4k �T P,�
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Name 8�Number of Person Comm^entin�: I
I - 1� >Gt`��4oss5
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�ASH CO LAND DEV. Fax�503-846-2908 Jul 23 2003 13�56 P. 01
WASHINGTON COUNTY, OREGON
oeparor+ent of l�nd use and rraneponation,Lend oevelopment savices
155 NorU1 Fifst Avenue,Suite 35b-13,Hillsboro,Oregon 97124
(603)8468761 � FAX:(503)84B•2908
Juiy 23, 2003
Mathew Scheidegger, Assistsnt Planner
City of Tigerd
Community Development
t3125 SW Hell Boulevard
Tigard, oR g7aas
FAX: (503)6847297 Page 1 of 1
RE: THORNWOOD SUBDIVISIpN PAR7ITION
Ciry File Number: MLP 2003-0009, SLR 2003-00006, MIS 2003-00020,
and VAR 2003-�0038
Tax Map and Lot Numbers: 2S1 10BC Tax Lot s 9000, 9100, and 9200
Location: SW Winterview Dr, South of 6ull Mountain Road
ApplicanUOwner: Venture Properties
._.I I
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Washington County Department of Land Use and Transportation has received notice of
the above noted application but will not be submltting any requirements/conditivns.
The project site is within ihe Tigard IGA area. All permits for this application will be issued
by the City of Tigard,
Thank you for the opportunity to comment. If you have any questions, please contact me
at 503-846-3873.
y Lalic
Associ ner
ThpmwppdSU-P�rtitionNpCpm rr��
REQUEST FOR COMMENTS CITYOFTIGARD
Community lneveCopment
ShapingA�etter Community
DATE: luhl 2,2003 '
✓���
T0: Barpara Shields,Long Range Planning Manager
Cr�
FROM: City of Tigard Planning Division ���`��
STAFF CONTACT: Mathew Scheidegger,Assistant Planner[x24311
Phone: [5031639-41T1/Fax: [5031684-1291
MINOR LAND PARTITION[MLPI 2003-00009/SENSITIVE LANDS REYIEW[SLRI 2003-00006/
LOT LINE ADIUSTMENT[MISI 2003-00020/DEVLEOPMENT ADIUSTMENT[VARI 2003-00038
➢ THORNWOOD SUBDIVISION PARTITION Q
REQUEST: The applicant is requesting approval to perform a finro-lot partition for the purpose of
detached single-family housing lots of Tracts B, C, and D of the Thornwood Subdivision Plat, and a Lot
Line AdJ'ustment of Tract B into Tract A and the new parcels. The applicant is also requesting Sensitive
Lands Review for slopes in excess of 25 percent, and an Adjustment to the 150-foot driveway length
standard. LOCATION: Thornwood Subdivision Tracts A, B, and D. Washington County Tax
Assessor's Map No. 2S110BC, Tax Lots 9000, 9100 and 9200. 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 18.370,
18.390, 18.410, 18.420, 18.510, 18.705, 18.715, 18.745, 18.765, 18.775, 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: JULY 16, 2003. You may use the space provided
below or attach a separate letter to return your comments. If vou are unable to respond by the above date, please
phone the staff contact noted above with your comments and confiRn 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: I
REQUEST FOR COMMENTS CITYOFTIGARD
Community rUeveCopment
ShapingA�etter Community
DATE: luly 2,2003
T0: Matt Stlne,Urban Forester/Public Works Annex
FROM: City of Tigard Planning Division
STAFF CONTACT: Mathew Scheide9ger,Assistant Planner[x24311
Phone: [5031639-4171/Fax: [5031684-T297
MINOR LAND PARflTION[MLPI 2003-00009/SENSITIYE IANDS REVIEW[SLRI 2003-00006/
LOT LINE ADIUSTMENT[MISI 2003-00020/DEVLEOPMENT ADIUSTMENT[VARI 2003-00038
➢ THORNWOOD SUBDIVISIOH PARTITION Q
REQUEST: The applicant is requesting approval to perform a two-lot partition for the purpose of
detached single-family housing lots of Tracts B, C, and D of the Thornwood Subdivision Plat, and a Lot
Line Ad1�ustment of Tract B into Tract A and the new parcels. The applicant is also requesting Sensitive
Lands Review for slopes in excess of 25 percent, and an Adjustment to the 150-foot driveway length
standard. LOCATION: Thornwood Subdivision Tracts A, B, and D. Washington County Tax
Assessor's Map No. 2S110BC, Tax Lots 9000, 9100 and 9200. 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 pe�mitted outright. Some civic and institutional uses are also permitted
conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.370,
18.390, 18.410, 18.420, 18.510, 18.705, 18.715, 18.745, 18.765, 18.775, 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: JULY 1fi, 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:
-��R�� 6N NEI�(H$D�t�� �RDPERT`I M615T aE �'I�brrcr�0 Nr�
,�E P�a-rE�non� r-�i�u�ti �AE�o�tr- NoT P�.o✓zA�n � is �,
PaSS�B�E r nl Ttt-t5 �-S� S(!�I GL�' tR��s No t ��t/s c rE?
M�.s�rr✓�
IName& Number of Person Commenting: I
REQUEST FOR COMMENTS CITYOFTIGARD
Community�DeveCopment
ShapingA BetterCommunity
DATE: 1uh12,2003
T0: lim Wolf,Tigard Police Department Crime Preuention Officer
FROM: CiC�of Tigard Plannin9 Division
STAFF CONTACT: Mathew Scheidegger,Assistant Planner[x243A
Phone: [5031639-4171/Fax: [5031684-1291
MINOR LAND PARTITION[MLPI 2003-00009/SENSITIYE LANDS REVIEW[SLRI 2003-00006/
LOT LINE ADIUSTMENT[MISI 2003-00020/DEYLEOPMENT ADIUSTMENT[YARI 2003-00038
➢ THORNWOOD SUBDIVISION PARTITION Q
REQUEST: The applicant is requesting approval to perform a two-lot partition for the purpose of
detached single-family housing lots of Tracts B, C, and D of the Thornwood Subdivision Plat, and a Lot
Line Ad'ustment of Tract B into Tract A and the new parcels. The applicant is also requesting Sensitive
Lands �eview for slopes in excess of 25 percent, and an Adjustment to the 150-foot driveway length
standard. LOCATION: Thornwood Subdivision Tracts A, B, and D. Washington County Tax
Assessor's Map No. 2S110BC, Tax Lots 9000, 9100 and 9200. 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 18.370,
18.390, 18.410, 18.420, 18.510, 18.705, 18.715, 18.745, 18.765, 18.775, 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: JULY 16, 20Q3. 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:
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REQUEST FOR COMMENTS CITYOFTIGARD
Community I�eveCopment
ShapingA�etter Community
DATE: luly 2,2003
T0: PER ATTACHED
FROM: City of Tigard Planning Division
STAFF CONTACT: Mathew Scheidegger,Assistant Planner[x24311
Phone: [5031639-4111/Fax: [5031684-1297
MINOR LAND PARTITION(MLPI 2003-00009/SENSITIVE LANDS REVIEW[SLRI 2003-00006/
LOT LINE ADIUSTMENT[MISI 2003-00020/DEYLEOPMENT ADIUSTMENT[VARI 2003-00038
➢ TNORHWOOD SUBDIVISION PARTITION Q
REQUEST: The applicant is requesting approval to perform a two-lot partition for the purpose of
detached single-family housing lots of Tracts B, C, and D of the Thornwood Subdivision Plat, and a Lot
Line Ad1'ustment of Tract B into Tract A and the new parcels. The applicant is also requesting Sensitive
Lands Review for slopes in excess of 25 percent, and an Adjustment to the 150-foot driveway length
standard. LOCATION: Thornwood Subdivision Tracts A, B, and D. Washington County Tax
Assessor's Map No. 2S110BC, Tax Lots 9000, 9100 and 9200. 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 18.370,
18.390, 18.410, 18.420, 18.510, 18.705, 18.715, 18.745, 18.765, 18.775, 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: JULY 16, 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 & Number of Person Commenting: I
, CITII � TIGARD REQUEST fOR C01 .ENTS
NOTIFICATION LIST FOR LAND USE & COMMUNITY DEVELOPMENT APPLICATIONS
FILE NOS.: � G ��— FILE NAME: / .� : �
CITIZEN INVOIYEMEMT TEAMS
14-DAY PENDING APPLICATION NOTICE TO CIT AREA: ❑Central ❑East ❑South ,��Vlest OProposal Descrip.in Library CIT Book
CITY OFFICES
�LONG RANGE PLANNING1Barbara Shields,Planning Mgr. COMMUNITY DVLPMNT.DEPT./Planning-Engineering Techs.�'—POLICE DEPT./Jim Wolf,Crime Prevention Officer
BUILUING DIVISION/Gary Lampella,Building OTficial ENGINEERING DEPTJKim McMillan,Dvlpmnt.Review Engineer�WATER DEPTJDennis Kcellermeier,Public Works Mgr.
CITY ADMINISTRATION/Cathy Wheatley,City Recorder PUBLIC WORKS/John Roy,Property Manager �PUBLIC WORKS/Matt Stine,Urban Forester
�PLANNER—POST PROJECT SITE IF A PUBLIC HEARING ITEM-10 BUSINESS DAYS PRIOR TO THE PUBLIC HEARINGI
SPECIAL UISTRICTS
TUAL.HILLS PARK&REC.DIST.�Q[TUALATIN VALLEY FIRE 8 RESCUE+� _ TUALATIN VALLEY WATER DISTRICT+� _ CLEANWATER SERVICES#�
Planning Manager Fire Marshall Administrative Office Lee WalkedSWM Program
15707 SW Walker Road Washington County Fire District PO Box 745 155 N.First Avenue
Beaverton,OR 97006 (place in pick-up box) Beaverton,OR 97075 Hillsboro,OR 97124
LOCAL AND STATE IURISDICTIONS
CITY OF BEAVERTON� CITY OF TUALATIN� OR.DEPT.OF FISH 8 WILDLIFE OR.DIV.OF STATE LANDS
Planning Manager Planning Manager 2501 SW First Avenue Jennifer Goodridge
Irish Bunnell,o��ow�c s�s 18880 SW Martinaui 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� _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 Portiand.OR 97232-2736 Portland,OR 97232
PO Box 23483 Bob Knight,DalaResourceCenter(2CA) US ARMY CORPS.OF ENG.
Durham,OR 97281-3483 Paulette Allen,Growth ManapernerM CooNinator OR.DEPT.OF LAND CONSERV.B DVLP Kathryn Harris
_ Mel Huie,c��coom�o�tcPazon> Larry French�c�.a��,a��m�a,y� Routing CENWP-OP-G
CITY OF KING CITY� Jennifer Budhabhatti,Repional Plarx�(Wellantl6) 635 Capitol Street NE,Suite 150 PO Box 2946
City Manager QS C.D.Manager,GrowthManapemerrtSenices Salem,OR 97301-2540 Portland,OR 97208-2946
15300 SW 116th Avenue �
King City,OR 97224 WASHINGTON COUNTY�
_ OR.DEPT.OF ENERGY cPm�en�nes innrea) _OR.DEPT OF AVIATION�MO�opoia To.ars� Dept.of Land Use 8 Transp.
Bonneville Power Administration Tom Highland,Plannirp 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 ccan�
Lake Oswego,OR 97034 Gregg Leion�cP��
91C OR.DEPT.OF ENVIRON.QUALITY(DEQ) ODOT,REGION 1 � Anne LaMountain ncauRe�
CITY OF PORTLAND crwur,.+«w�,as�e P��e����m�.u� _Marah Danielson,oe�o�Rev+ew c.ao�aw,aiw Phil Healy pcauRe�
Planning Bureau Director Regional Administrator Carl Toland, Right-of-Way Section tv�ano�s� x Steve Conwaycc�-rnau�.�
1900 SW 4'"Avenue.Suite 4100 2020 SW Fourth Avenue,Suite 400 123 NW Flanders Sr.Canographer c�PNZ�„MS,.
Portiand,OR 97201 Portland,OR 972D1-4987 Portland,OR 97209-4037 Jim Nims�zcn�Ms�s
_Doria Mateja�zcn�Ms u
WA.CO.CONSOLIDATED COMMUNIC.AGENCY(WCCCA)"911"�MOnopow ro.wnl ODOT,REGION 1 -DISTRICT 2A�
Dave Austin Jane Estes,Pem,�so�i�c
PO Box 6375 5440 SW Westgate Drive,Suite 350
Beaverton,OR 97007-0375 Portland,OR 97221-2414
UTILITY PROYIDERS AND SPECIAL A6ENCIES
PORTLAND WESTERN R/R,BURLINGTON NORTHERN/SANTA FE R/R,OREGON ELECTRIC R!R(Buriington Northem/Santa Fe wR Predecessor)
Robert I.Melbo,President 8 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�a,�,a,���a,y� Pat McGann (IfProjectisWilhin'/.MileofaTransitRou[e)
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 ��lVW NATURAL GAS COMPANY VERIZON �(IWEST COMMUNICATIONS
Ken Gutierrez,Svc.Design Consultant Scott Palmer,Engineering Coord. Ken Perdue,Engineering Patty Stambaugh,Engineering
9480 SW Boeckman Road 220 NW 5econd Avenue PO Box 1100 8021 SW Capitol Hill Rd.Rm 110
Wilsonville,OR 97070 Portland,OR 97209-3991 BeaveAon,OR 97075-1100 Portland,OR 97219
�,TIGARDITUALATIN SCHOOL DIST.#23J_BEAVERTON SCHOOL DIST.#48 � COMCAST CABLE CORP. _ATBT CABLE��,,.EawK+dun++�
lvlarsha Butler,Administrative Offices Jan Youngquist,Demographics Jamie Stencil Diana Carpenter
6960 SW Sandburg Street 16550 SW Merio Road 9605 5W Nimbus Avenue,Bidg. 12 35d0 SW Bond Street
Tigard,OR 97223-8039 Beaverton.OR 97006-5152 Beaverton,OR 97008 Portland,OR 97232
� INDICATES AUTOMATIC NOTIFICATION IN COMPLIANCE WITH INTERGOYERNMENTAL AGREEMENT IF WITHIN 500'OF THE SUBJECT PROPERTr FOR ANTIALL
CITT PROJECTS(Project Planner Is Responsible For Indicating Parties To Notifr). h:�pattyvnasters�aequest Fa Comments Notification ust.doc (UPDATED: 1&Jun-03)
(Also update:'i:lcurpin�setupUabels�annexation_ulilities and franchises.doc'when updating this document)
MEMORANDUM
CITY OF TIGARD, OREGON
DATE: 08/08/03
TO: Matthew Scheidegger, Assistant Planner
FROM: Kim McMillan, Development Review Engineer�bs��
RE: MLP 2003-00009 Thornwood Subdivision Partition
Access Manaqement (Section 18.705.030.H)
Section 18.705.030.H.1 states that an access report shall be submitted with
all new development proposals which verifies design of driveways and
streets are safe by meeting adequate stacking needs, sight distance and
deceleration standards as set by ODOT, Washington County, the City and
AASHTO.
The applicant's narrative states that sight distance requirements can be met.
Staff recommends that the applicant's engineer provide a sight distance
certification for the proposed shared driveway prior to approval of the final plat.
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 proposed access location does not fall within the influence area of any
collector or arterial street intersection.
Section 18.705.030.H.3 and 4 states that the minimum spacing of driveways
and streets along a collector shall be 200 feet. The minimum spacing of
driveways and streets along an arterial shall be 600 feet. The minimum
spacing of local streets along a local street shall be 125 feet.
ENGINEERING COMMENTS MLP2003-00009 Thornwood Subdivision Partition PAGE 1
SW Winterview Drive is not a collector or arterial, therefore the condition does
not apply.
Street And Utilitv Improvements Standards (Section 18.8101:
Chapter 18.810 provides construction standards for the implementation of
public and private facilities and utilities such as streets, sewers, and
drainage. The applicable standards are addressed below:
Streets:
Improvements:
Section 18.810.030.A.1 states that streets within a development and streets
adjacent shall be improved in accordance with the TDC standards.
Section 18.810.030.A.2 states that any new street or additional street width
planned as a portion of an existing street shall be dedicated and improved
in accordance with the TDC.
Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires a
local street to have a 54 foot right-of-way width and 32-foot paved section.
Other improvements required may include on-street parking, sidewalks and
bikeways, underground utilities, street lighting, storm drainage, and street
trees.
This site lies adjacent to SW Winterview Drive, which is classified as a local
street on the City of Tigard Transportation Plan Map. At present, there is
approximately 46 feet of ROW, according to the most recent tax assessor's map.
This meets the City's Skinny Street Option for local streets.
SW Winterview is currently improved. In order to mitigate the impact from this
development, the applicant should construct a new commercial driveway to meet
City standards.
Block Designs - Section 18.810.040.A states that the length, width and shape
of blocks shall be designed with due regard to providing adequate building
sites for the use contemplated, consideration of needs for convenient
access, circulation, control and safety of street traffic and recognition of
limitations and opportunities of topography.
ENGINEERING COMMENTS MLP2003-00009 Thornwood Subdivision Partition PAGE 2
Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks
formed by streets shall not exceed 1,800 feet measured along the right-of-
way line except:
• Where street location is precluded by natural topography, wetlands or
other bodies of water or, pre-existing development or;
• For blocks adjacent to arterial streets, limited access highways, major
collectors or railroads.
• For non-residential blocks in which internal public circulation provides
equivalent access.
PLANNING
Section 18.810.040.B.2 also states that bicycle and pedestrian connections
on public easements or right-of-ways shall be provided when full street
connection is not possible. Spacing between connections shall be no
more than 330 feet, except where precluded by environmental or
topographical constraints, existing development patterns, or strict
adherence to other standards in the code.
PLANNING
Lots - Size and Shape: Section 18.810.060(A) prohibits lot depth from being
more than 2.5 times the average lot width, unless the parcel is less than 1.5
times the minimum lot size of the applicable zoning district.
PLANNING
Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of
frontage on public or private streets, other than an alley. In the case of a land
partition, 18.420.050.A.4.c applies, which requires a parcel to either have a
minimum 15-foot frontage or a minimum 15-foot wide recorded access
easement. In cases where the lot is for an attached single-family dwelling
unit, the frontage shall be at least 15 feet.
PLANNING
Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to
meet City design standards and be located on both sides of arterial,
collector and local residential streets. Private streets and industrial streets
shall have sidewalks on at least one side.
The applicant is not proposing to install sidewalk along the private access drive.
Sanitary Sewers:
ENGINEERING COMMENTS MLP2003-00009 Thornwood Subdivision Partition PAGE 3
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 Surtace Water Management (as
adopted by Clean Water Services in 1996 and including any future
revisions or amendments) and the adopted policies of the comprehensive
plan.
Over-sizing: Section 18.810.090.0 states that proposed sewer systems
shall include consideration of additional development within the area as
projected by the Comprehensive Plan.
There is an existing CWS sewer line in the Arlington Heights development to the
west. The applicant has indicated that the proposed development will connect to
this sewer line at two locations. The applicant will need to contact CWS for
review and approval of the proposed connection.
Storm Drainage:
General Provisions: Section 18.810.100.A requires developers to make
adequate provisions for storm water and flood water runoff.
Accommodation of Upstream Drainage: Section 18.810.100.0 states that a
culvert or other drainage facility shall be large enough to accommodate
potential runoff from its entire upstream drainage area, whether inside or
outside the development. The City Engineer shall approve the necessary
size of the facility, based on the provisions of Design and Construction
Standards for Sanitary and Surface Water Management (as adopted by
Clean Water Services in 2000 and including any future revisions or
amendments).
There are no upstream drainage ways that impact this 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).
ENGINEERING COMMENTS MLP2003-00009 Thornwood Subdivision Partition PAGE 4
Developments of this small size, especially residential land partitions, are not
required to provide on-site detention. The applicant will be required to pay the
water quantity SDC upon application for the building permit.
All proposed development within the City shall be designed such that stormwater
runoff is conveyed to an approved public drainage system. The applicant has
proposed discharging the stormwater runoff from the two parcels into the public
water quality swale along the east side of the proposed parcels. The swale was
constructed along with the Thornwood Subdivision improvements. The applicant
also indicates that the swale has the capacity to treat the runoff from this
proposed development.
The applicant has proposed discharging the runoff from the proposed shared
driveway into the CWS storm sewer in Arlington Heights. The applicant will need
to contact CWS for review and approval of stormwater into their system.
Bikeways and Pedestrian Pathways:
Bikeway Extension: Section 18.810.110.A states that developments
adjoining proposed bikeways identified on the City's adopted
pedestrian/bikeway plan shall include provisions for the future extension of
such bikeways through the dedication of easements or right-of-way.
SW Winterview Drive is not a designated bicycle facility.
Utilities:
Section 18.810.120 states that all utility lines, but not limited to those
required for electric, communication, lighting and cable television services
and related facilities shall be placed underground, except for surface
mounted transformers, surface mounted connection boxes and meter
cabinets which may be placed above ground, temporary utility service
facilities during construction, high capacity electric lines operating at
50,000 volts or above, and:
• The developer shall make all necessary arrangements with the serving
utility to provide the underground services;
• The City reserves the right to approve location of all surface mounted
facilities;
• All underground utilities, including sanitary sewers and storm drains
installed in streets by the developer, shall be constructed prior to the
surfacing of the streets; and
• Stubs for service connections shall be long enough to avoid disturbing
the street improvements when service connections are made.
ENGINEERING COMMENTS MLP2003-00009 Thornwood Subdivision Partition PAGE 5
Exception to Under-Grounding Requirement: Section 18.810.120.0 states
that a developer shall pay a fee in-lieu of under-grounding costs when the
development is proposed to take place on a street where existing utilities
which are not underground will serve the development and the approval
authority determines that the cost and technical difficulty of under-
grounding the utilities outweighs the benefit of under-grounding in
conjunction with the development. The determination shall be on a case-
by-case basis. The most common, but not the only, such situation is a
short frontage development for which under-grounding would result in the
placement of additional poles, rather than the removal of above-ground
utilities facilities. An applicant for a development which is served by
utilities which are not underground and which are located across a public
right-of-way from the applicant's property shall pay a fee in-lieu of under-
grounding.
There are no existing overhead utility lines along the fronfage of SW Winterview
Drive.
ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND
UTILITY IMPROVEMENT STANDARDS:
Public Water System:
The City of Tigard provides public water service in this area. The applicant will
need to contact the Water Department for new water service upon construction of
the new homes.
Storm Water Quality:
The City has agreed to enforce SurFace Water Management (SWM)
regulations established by Clean Water Services (CWS) Design and
Construction Standards (adopted by Resolution and Order No. 00-7) which
require the construction of on-site water quality facilities. The facilities
shall be designed to remove 65 percent of the phosphorus contained in 100
percent of the storm water runoff generated from newly created impervious
surfaces. In addition, a maintenance plan shall be submitted indicating the
frequency and method to be used in keeping the facility maintained
through the year.
The applicant has indicated that the stormwater runoff from the proposed
development will be treated in the existing water quality swale constructed with
the Thornwood Subdivision. Staff recommends that the applicant's engineer
provide calculations showing that the existing swale can adequately treat the
runoff from this development.
ENGINEERING COMMENTS MLP2003-00009 Thornwood Subdivision Partition PAGE 6
Gradinq and Erosion Control:
CWS Design and Construction Standards also regulate erosion control to
reduce the amount of sediment and other pollutants reaching the public
storm and surface water system resulting from development, construction,
grading, excavating, clearing, and any other activity which accelerates
erosion. Per CWS regulations, the applicant is required to submit an
erosion control plan for City review and approval prior to issuance of City
permits.
The Federal Clean Water Act requires that a National Pollutant Discharge
Elimination System (NPDES) erosion control permit be issued for any
development that will disturb one or more acre of land. Since this site is
over five acres, the developer will be required to obtain an NPDES permit
from the City prior to construction. This permit will be issued along with
the site and/or building permit.
A final grading plan shall be submitted showing the existing and proposed contours.
The plan shall detail the provisions for surface drainage of all lots, and show that
they will be graded to insure that surface drainage is directed to the street or a
public storm drainage system approved by the Engineering Department. For
situations where the back portions of lots drain away from a street and toward
adjacent lots, appropriate private storm drainage lines shall be provided to
sufficiently contain and convey runoff from each lot.
The applicant will also be required to provide a geotechnical report, per Appendix
Chapter 33 of the UBC, for the proposed grading slope construction. The
recommendations of the report will need to be incorporated into the final grading
plan and a final construction supervision report must be filed with the Engineering
Department prior to issuance of building permits.
The design engineer shall also indicate, on the grading plan, which lots will have
natural slopes between 10% and 20°/a, as well as lots that will have natural slopes
in excess of 20%. This information will be necessary in determining if special
grading inspections and/or permits will be necessary when the lots develop.
Site Permit Required:
The applicant is required to obtain a Site Permit from the Building Division to
cover all on-site private utility installations (water, sewer, storm, etc.) and
driveway construction. This permit shall be obtained prior to approval of the final
plat.
ENGINEERING COMMENTS MLP2003-00009 Thornwood Subdivision Partition PAGE 7
Address Assiqnments:
The City of Tigard is responsible for assigning addresses for parcels within the
City of Tigard and within the Urban Service Boundary (USB). An addressing fee
in the amount of $ 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 $60.00 (2 lots and/or tracts X
$30/address = $60.00).
The developer will also be required to provide signage at the entrance of each
shared flag lot driveway or private street that lists the addresses that are served
by the given driveway or street. This will assist emergency services personnel to
more easily find a particular home.
Survey Requirements
The 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.
In addition, the applicant's as-built drawings shall be tied to the GPS network.
The applicant's engineer shall provide the City with an electronic file with points
for each structure (manholes, catch basins, water valves, hydrants and other
water system features) in the development, and their respective X and Y State
Plane Coordinates, referenced to NAD 83 (91).
Recommendations:
THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO
APPROVAL OF THE FINAL PLAT:
Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642)
for review and approval:
. Prior to commencing onsite improvements, a Public Facility Improvement
(PFI) permit is required for this project to cover construction of the driveway
and any other work in the public right-of-way. Six (6) sets of detailed public
ENGINEERING COMMENTS MLP2003-00009 Thornwood Subdivision Partition PAGE 8
improvement plans shall be submitted for review to the Engineering
Department. NOTE: these plans are in addition to any drawings required by
the Building Division and should only include sheets relevant to public
improvements. Public Facility Improvement (PFI) permit plans shall conform
to City of Tigard Public Improvement Design Standards, which are available
at City Hall and the City's web page (www.ci.tiaard.or.us).
. The PFI permit plan submittal shall include the exact legal name, address
and telephone number of the individual or corporate entity who will be
designated as the "Permittee", and who will provide the financial assurance
for the public improvements. For example, specify if the entity is a
corporation, limited partnership, LLC, etc. Also specify the state within which
the entity is incorporated and provide the name of the corporate contact
person. Failure to provide accurate information to the Engineering
Department will delay processing of project documents.
. Prior to final plat approval, the applicanYs professional engineer shall
provide a sight distance certification for the proposed access onto SW
Winterview Drive.
Prior to final plat approval, the applicant's professional engineer shall
provide calculations to show that the existing water quality swale can
adequately treat the additional runoff from this site.
. Prior to final plat approval, the applicant shall pay an addressing fee in the
amount of$60.00. (STAFF CONTACT: Shirley Treat, Engineering).
. The applicant shall submit construction plans to the Engineering Department
as a pa�t of the Public Facility Improvement permit, indicating that they will
construct the following frontage improvements along SW Winterview Drive
as a part of this project:
A. A commercial driveway apron.
. A joint use and maintenance agreement shall be executed and recorded on
City standard forms for all common driveways. The agreement shall be
referenced on and become part of all applicable parcel Deeds. The
agreement shall be approved by the Engineering Department prior to
recording.
. The applicanYs final plat shall contain State Plane Coordinates on two
monuments with a tie to the City's global positioning system (GPS) geodetic
control network (GC 22). 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:
ENGINEERING COMMENTS MLP2003-00009 Thornwood Subdivision Partition PAGE 9
• GPS tie networked to the City's GPS survey.
By random traverse using conventional surveying methods.
. Final Plat Application Submission Requirements:
A. Submit for City review four (4) paper copies of the final plat prepared
by a land surveyor licensed to practice in Oregon, and necessary data or
narrative.
B. 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.
C. 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.
D. 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 (Kim McMillan, 639-4171, ext. 2642)
for review and approval:
. The applicant shall provide signage at the entrance of each shared flag lot
driveway or private street that lists the addresses that are served by the
given driveway or street.
. Prior to issuance of building permits, the applicant shall provide the
Engineering Department with a "photomylar" copy of the recorded final plat.
. Prior to issuance of the building permit, the applicant shall pay the fee in-lieu
of constructing an on-site water quantity facility.
. Prior to issuance of the building permit the applicant shall coordinate with the
Public Works Department for new water service to serve Parcels 1 & 2.
ENGINEERING COMMENTS MLP2003-00009 Thornwood Subdivision Partition PAGE 10
. Prior to issuance of the building permit the applicant shall provide the
engineering department with approvals from CWS for connection to the
sewer and storm systems.
ENGINEERING COMMENTS MLP2003-00009 Thornwood Subdivision Partition PAGE 11
° � � TUALATIN VALLEY FIRE & RESCUE • SOUTH DIVISION
' COMMUNITY SERVICES • OPERATIONS • FIRE PREVENTION
Tualatin Valley
Fire & Rescue
July 10, 2003
Mathew Scheidegger, Associate Planner
City of Tigard
13125 SW Hall Bivd
Tigard, OR 97223
Re: Thornwood Subdivision Partition
Dear Mathew,
I have reviewed the submittal for the above named project and have the following comments:
1) As per the applicants request, the conditions in this approval letter are based on both homes being
protected with automatic fire sprinklers installed in accordance with NFPA 13D.
2) FIRE APPARATUS ACCESS ROAD DISTANCE FROM BUILDING AND TURNAROUNDS: Access roads
shall be within 150 feet of all portions of the exterior wall of the first story of the building as measured by an
approved route around the exterior of the building. An approved turnaround is required if the remaining
distance to an approved intersecting roadway, as measured along the fire apparatus access road, is greater
than 150 feet. (UFC Sec. 902.2.1)
This application will be accepted as submitted without an approved turnaround.
3) 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)
This application will be accepted with a minimum 13'feet wide access roadway. This roadway may
be 10 feet of hard surface with a 3 foot wide compacted gravel shoulder that meets the minimum
load capacities as stated in item#4.
4) 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 Cade may be requested. (Design criteria on back) (UFC Sec. 902.2.2)
5) NO PARKING SIGNS: Where fire apparatus roadways are not of sufficient width to accommodate parked
vehicles and 20 feet of unobstructed driving surface, "No Parking"signs shall be installed on one or both
sides of the roadway and in turnarounds as needed. (UFC Sec. 902.2.4) Signs shall read "NO PARKING -
FIRE LANE -TOW AWAY ZONE, ORS 98.810 - 98.812" and shall be installed with a clear space above
grade level of 7 feet. Signs shall be 12 inches wide by 18 inches high and shall have black or red letters
and border on a white background. (UFC Sec. 901.4.5.1)—(See diagram on back)
No parking will be allowed along the entire length of the access roadway. Signs shall be provided.
7401 5W Washo Court,Suite 101 •Tualatin,Oregon 97062•Tel.(503)612-7000•Fax(503)612-7003•www.tvfr.com
' ' 6) 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)
This application will be accepted with the grades as submitted.
7) 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)
One fire hydrants shall be added at the intersection of SW Winterview Drive and the access roadway
serving the homes.
8) 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)
9) 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)
10) 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
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2
July 15, 2003
Matthew Scheidegger
Assistant Planner
City of Tigard
13125 SW Hall Blvd.
Tigard, OR 97223
RE: MLP 2003-00009
SLR 2003-00006
MIS 2003-00020
VAR 2003-00038
Dear Mr. Scheidegger;
As President of the fifty-one home Arlington Heights Homeowners Association directly
adjacent to the Thornwood subdivision, I have been asked to pen written comments to
this proposed land partition.
We have a number of issues with the proposal and feel abused as to previous variances,
promises, and modifications. It seems anything said at the original neighborhood
meetings was only said to placate us, but when it came time for construction words were
cheap. The actions taken were opposed to the promises given. These include the
removal of the permanent barricade on Winterview and replaced with a movable
"barricade". To be moved whenever wanted as to allow water trucks, heavy equipment,
construction workers parking, paving trailer parking, etc.to use the existing roadways.
Portable toilets set-up on our Associations property, construction worker lunch litter, etc.
All which were promised not to occur.
Per the response as of 08 December 2002, (see attached e-mail) our expectation originally
was to maintain from Bull Mountain Road a pathway south towards the property line.
This is why trees needed to be removed. Now the pathway only e�ctends from
Winterview and the trees adjacent to lot one were removed anyway. The trees were
uprooted and replanted in Tract A. Will they be uprooted again?
Will the proposal place the existing path in jeopardy? Will it be replaced with a 150-foot
driveway? We vigorously oppose the proposed variance. Our property owners
immediately adjacent to Thornwood have been subjected to enough broken promises, we
feel placated by a shortened path and will now be subjected to traffic running between
our developments? We oppose the granting of the extended driveway and applaud the
foresight of the original planners in their foresight in the creation of the restriction.
We realize the developer would like to make as much profit as possible from every parcel
of property. He had the opportunity to draft this partition in the original plat but chose to
sell said property to adjacent owners. Now his original decision is not working to his
advantage he is asking for further leniency in the code at the expense of our Associations
members.
We have been disappointed in the functionality and appearance of the sensitive wetlands.
Now the developer is asking to make further modifications on parcel A/B where it has
already been deemed too steep for building? Further construction will only further erode
the beauty and habitat of the sensitive land. We feel there is not a compelling argument
to overrule the original planners wisdom of a maximum 25-degree slope. Profit and
greed seems to be the only motive. We aze opposed to granting this lot line adjustment
and vaziance in the sensitive land review.
We would appreciate a detailed response to our concerns and would like compelling
reasons why variances should be granted.
Respectfully,
Julie Russell, President
12662 SW Terraview Drive
Tigard, OR 97224
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Julie Russell
From: Matthew Harreli [MATT�ci.tigard.or.us]
Sent: Tuesday, October 08, 2002 3:58 PM
To: jrussell�avantidestinations.com
Cc: Matthew Harrell; Matt Scheidegger
Subject: Thomwood-Trees
�
Matt�ew Harrell.vcf
(279 B)
Julie,
I recently had the City Arborist, Planner and myself on-site to discuss the tree issue
with the Project Engineer. We had found that the Project Engineer did not account for 81
caliper inches that he should have accounted for. However, with that said, the Project
Engineer has indicated the trees along Thornwoods Lot #1 may or may not be removed. It
has yet to be determined whether or not the trees would be removed during site work or
during home construction. The trees located along the property line of Lot #1 did not
figure into mitigation. These trees only measured 6" in caliper.
Furthermore, there is no pathway shown from Bull Mtn Rd to Winterview. The only pathway
is shown from Winterview heading south towards the property line.
If you have questions then please call me.
Matt Harrell
Senior Engineering Technician
Engineering Department
639-4171 ext. 2461
1
7/15/03 %y��'���� - �
Dear Mathew Scheidegger,
I am responding to the Notice of pending land use application, minor land partition for
the Thornwood subdivision. I would like to object to having an adjustment to the 150-
foot driveway length standard, as well as object to any adjustment of lot line of tract B
into tract A and two-lot partition. I would like to request the standard protocol be used in
sensitive lands, which slope in excess of 25 percent as well.
With the urban growth boundaries, the population density of Bull Mountain has increased
dramatically without the proper infrastructure for sustenance. We have children playing
in the streets because we have no near parks or recreational facilities, unable to ride bikes
or walk out of the neighborhood because of the lack of safe paths, we have watched
our schools become overcrowded, and our streets more congested. We have watched the
beautiful wetland behind us be developed according to protocol,but look as if it was
decimated. We have had to tolerate this because of the rules and regulations of the
medium density residential zoning district. Not once have we seen any exception in the
zoning rules or regulations been made in favor of the cunent home owners, and all we
ask is that right now the current standards be adhered to, and not be altered to appease a
high powered builder. The rules are suppose to be there also to protect the citizens living
in an area, and it is very disrespectful and demoralizing to us they be adjusted only when
it benefits the interests of the one in power. Please consider this carefully and come look
at what has become of the beautiful wetland and slvped area behind our neighborhood,
before you find one more rule to bend in order to cram in a couple more homes .This is
important because a precedent is being set, and if the land is not developed, maybe it will
cause the builder to be more prone to relinquish a little space for beauty, or a safe place
for the children to play rather than further add to the congestion and decimation of a once
beautiful sloped wetland.
Thank you for taking the rime to read this, and I am anxiously awaiting your reply.
Sincerely,
�e�,C-�
Kar�ter
14982 SW Summerview Dr.
Tigard, OR 97224
E
. �
AFFIDAVIT OF MAILING �
CITY Of TIGARD
Community�Devefopment
S�iapingA BetterCommunity
I, �atric7a L. Lu�ord, being first duly sworn/affirm, on oath depose and say that I am a SeniorAdministrative SpeciaCrt for
the �'ity of 7'rgar , 'Washirr$ton County, Oregon and that I served the fol lowing:
{Cnedc A�qropiate Box(s)Bebwy
❑x NOTICE OF PENDIN6 LAND USE APPLICATION FOR: MLP2003-9/SLR2003-6/MIS2003-20/VAR2003-38 — THORNWOOD SUB. PARTITION
� AMENDED NOTICE (File NoJName Reference)
� City of Tigard Planning Director
A copy of the said notice being hereto attached, marked Exhibit"A",and by reference made a part hereof, was mailed to
each named person(s) at the address(s) shown on the attached list(s), marked Exhlblt"B",and by reference made a part
hereof, on lllly 2,2003,and deposited in the United States Mail on lllhl 2,2003,postage prepaid.
_ , ��'C./
(Per n Pre d otice)
S7A2�o��GoN )
County of�lNas zngton )ss
�'ity of 2igard ) '
Subscribed and sworn/affirmed before me on the �day of , 2003.
,, ,,, OFFICIAL SEAL
�ir '° J BENGTSON
'�'` ' NOTARY PUBLIC-OREGON
COMMISSION N0.368086
MY COMMISSION�XPIRES APR.27,2007
`��
My Commission Expires: / �7 �
, , EXHIBIT�
NOTICE TO MORTGAGEE, LIENHOLDER,VENDOR OR SELLER:
THE TIGARD DEVELOPMENT CODE REQUIRES THAT IF YOU RECEIVE THIS NOTICE,IT SHALL BE PROMPTLY FORWARDED TO THE PURCHASER.
HOTICE OF PENDING LAND USE APPLICATION CITYOFTIGARD
MINOR LAND PARTITIOH Community�DeveCopment
Shaping A�etter Community
DATE OF NOTICE: July 2, 2003
FILE NUMBERS: MINOR LAND PARTITION MLP) 2003-00009
SENSITIVE LANDS REVIEW SLR�2003-00006
LOT LINE ADJUSTMENT (MI )20 3-00020
DEVELOPMENT ADJUST�IEN7 (VAR)2003-00038
FILE TITLE: THORNWOOD SUBDIVISION PARTITION
PROPOSAL: The applicant is requesting approval to perform a two-lot partition for the purpose of
detached single-family housing lots of Tracts B, C, and D of the Thornwood Subdivision Plat,
and a Lot Line Adjustment of Tract B into Tract A and the new parcels. The applicant is also
requesting Sensitive Lands Review for slopes in excess of 25 percent, and an Adjustment to
the 150-foot driveway length standard.
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 18.370,
18.390, 18.410, 18.420, 18.510, 18.705, 18.715, 18.745, 18.765, 18.775, 18.790, 18.795
and 18.810.
LOCATION: Thornwood Subdivision Tracts A, B, and D. Washington County Tax Assessor's Map No.
2S110BC, Tax Lots 9000, 9100 and 9200.
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 JULY 16 2003. All comments should be directed to Mathew Scheide�qer, 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 THE CITY OF TIGARD IN WRITING PRIOR TO 5:00 PM ON THE DATE
SPECIFIED ABOVE IN ORDER FOR YOUR COMMENTS TO BE CONSIDERED IN THE DECISION-MAKING PROCESS.
THE CITY OF TIGARD 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 JULY 25, 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.
INFORMATIONIEVIDENCE 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."
�� YIi1NITY MAP
,
�o cT =__________
MLP2D03-00009
- � SLR2003-00006
� MIS�003-00020
� VAR2003-00038____
�u THORNWOOD SUBDIVISION
PARTITION !
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110BC-02900 � 2S110CB-04000
� 20 68 TITION PLAT CALDERON JUAN A& EXHtBIT�
OW OF LOTS 1-3 CALDERON IRMA ZORAIDA
15113 SW 122ND AVE
TIGARD,OR 97223
2S1106C-07 200 2S 709AD-06500
AMES A GRAY/JOHNSON VIRGINIA CAPUZZI KEVIN&SUZIE
cJo VENTURE PROPERTIES INC 14926 SW SUMMERVIEW DR
4230 GALEWOOD ST#100 TIGARD,OR 97224
LAKE OSWEGO,OR 97035
2S109DA-02100 2S109AD-05400
AMES ROBERT R AND CHRISTENSEN JOEL D 8
AMES ARTHUR GARY 8 TRICIA E
JOHNSON VIRGINIA L 8 DALE V TR 12658 SW SUMMERVIEW CT
1801 SW HIGHLAND RD TIGARD,OR 97224
PORTLAND,OR 97221
25109AD-07400 2S 7108C-01201
ARLINGTON HEIGHTS OWNERS COIEMAN ROBERT E&VERNA M
ASSOCIATION 12300 SW BULL MOUNTAIN RD
17700 SW UPPER BOONES FY RD TIGARD,OR 97224
STE 100
PORTLAND,OR 97224
2S109AD-07300 2S109AD-05500
INGTON HEI HTS OWNERS CRANDALL ALAN W&SANDY N
ASS IATIO 12626 SW SUMMERVIEW CT
17700 S PPER BOONES FY RD TIGARD,OR 97224
ST
RTLAND,OR 97224
2S 1 D9DA-02000 2S 109AD-00300
LINGTON HEIGHTS OWNERS CRINO ARTHUR D&SALLY J TRUSTE
AS CIATIO 14580 SW 126TH
17700 PER BOONES FY RD TIGARD,OR 97224
STE
RTLAND,OR 97224
2S110CB-03,300 2S110CB-03700
BARBERO DOUGLAS M DEGROOT DIRK G 8 WENDY A
12333 SW AUTUMNVIEW ST 12344 SW AUTUMN VIEW ST
TIGARD,OR 97224 TIGARD,OR 97224
2S109AD-00200 2S709AD-05900
BARNHART RICHARD L&NANCY K DOUGHTY GARY T&KIMBERLY A
14620 SW 126TH AVE 12788 SW TERRAVIEW DR
TIGARD,OR 97224 TIGARD,OR 97224
2S��OCg-04600 2S 7 09AD-07100
BEYMER MATHEW M 8� DU W ERIC&D STEPHANIE
NAKVASIL ANGELA M 12532 SW WINTERVIEW DR
15245 SW TURNAGAIN DR TIGARD,OR 97224
TIGARD,OR 97223
2S110CB-04200 2S109DA-04000
BUTLER ROBIN B&DIANNE H FEHR JEFFREY W 8 DAWN H
15157 SW 122ND AVE 15024 SW SUMMERVIEW DR
TIGP,RD,OR 97223 TIGARD,OR 97224
25110BC-00700 2S109AD-04200
' FITZINATER D SCOTT AND HAMMEL RICHARD C&SHARI L
KARLENE G 12639 SW WINTERVIEW DR
12350 SW CORYLUS CT TIGARD,OR 97224
TIGARD,OR 97224
2S110BC-02000 2S109DA-00900
FORD ERIC L&BARBARA J HOLLIS DOUGLAS L&
12096 SW ASPENRIDGE DR HOLLIS GLENDA A
TIGARD,OR 97224 15012 SW SUMMERVIEW DR
TIGARD,OR 97224
2S 109DA-00500 2S 1�9AD-06400
FOUSHEE SEAN&PAULINE HOYEZ LARRY D&LAUREN BU7TE
14996 SW SUMMERVIEW DR 14919 SW SUMMERVIEW DR
TIGARD,OR 97224 TIGARD,OR 97224
2S11oBC-01900 2S109AD-04900
FOWLER ROBERT E AND PEGGY Y HUGHES MICHAEL D 8
11981 SW ASPEN RIDGE DR MASTANEH S
TIGARD,OR 97224 12657 SW TERRAVIEW DR
TIGARD,t�R 97223
2S11006-03900 2S109DA-00400
FOWLER WALLACE F REVOC LIVING T JACHTER DAVID L 8
FOWLER RUTH A REVOC LIVING TRUST KAREN L
12310 SW AUTUMNVIEW ST 14982 SW SUMMERVIEW DR
TIGARD,OR 97224 TIGARD,OR 97224
2S 17 OBC-01300 2S 7 09AD-05200
FROUDE CARL J JOHNSON JEFF H 8 ANNETTE M
12200 SW BULL MTN RD 12685 SW SUMMERVIEW CT
TIGARD,OR 97224 TIGARD,OR 97224
2S11 OCB-01800 2St 1oBC-01600
FROUDE CARL JBEVERLY J JOHNSON PAMELLA SIMS
12200 SW BULL MTN ROAD 12235 SW BULL MOUNTIAN RD
TIGARD,OR 97224 TIGARD,OR 97224
2S11008-03600 108G00500
GILBREATH GREGORY M 8 SUSAN L JOH AMELLA SIMS
12366 SW AUTUMNVIEW ST 122 W MOUNTIAN RD
TIGARD,OR 97223 ARD,OR 97 4
2S71006-03200 2S110BG02200
HALL DOUGLAS S& KAEDING GEORGE E&ELLEN E
HALL RENEE M 12012 SW ASPEN RIDGE DR
12311 SW AUTUMN VIEW TIGARD,OR 97224
TIGARD,OR 97224
2S 7 09AD-00100 251106D-053D0
HALL ELIZABETH KAM RICHARD LAWRENCE AND
12585 SW BULL MTN RD LYNNETTE NAOMI
TIGARD,OR 97223 11979 SW VIEWCREST CT
T{GARD,OR 97223
2S 1 Q9DA-00300 2S 1106C-01400
KENNEDY MICHAEL J&ROXANNE D LOUD ANDREW C&
14968 SW SUMMERVIEW DR TAYLOR CONTANCE J
TIGARD,OR 97224 12046 SW BULL MOUNTAIN RD
TIGARD,OR 97224
2S110BC-02700 2S109AD-04300
KIM JIN YOUNG AND OK LYLE STEVEN M&MARIA D
12055 SW ASPEN RIDGE DR 12663 SW WINTERVIEW DR
TIGARD,OR 97224 TIGARD,OR 97224
2S110CB-03500 2S709AD-07200
KLOSTERMAN FRITZ K 8�MARIETTA R MAY GARY M
12377 SW AUTUMNVIEW ST 12500 SW WINTERVIEW DR
TIGARD,OR 97224 TIGARD,OR 97224
2S1 ioCB-02000 2St�oC6-oa�oo
KNAUSS HARVEY L MCDONALD BRET E&MARIE L
14383 SW MCFARLAND BLVD 15135 SW 122ND AVE
TIGARD,OR 97224 TIGARD,OR 97224
2S110BC-00501 2S109AD-03900
KUHL JOHN W&JERIALEA A MEHTA MANISH&
14670 SW HAZELTREE TERR PRAKASH RUCHI
PORTLAND,OR 97224 12557 SW WINTERVIEW DR
TIGARD,OR 97223
2S 109DA-01800 25109AD-04000
LANDMARK JASON R&KARI K MERKLIN MARK A 8 LISA H
14987 SW SUMMERVIEW DR 12589 WINTERVIEW DR
TIGARD,OR 97224 TIGARD,OR 97224
2S109DA-00700 2S109AD-04500
LANGHAIM RYAN D 8 CARLIE K MEYER CHRISTIAN&CARIN
12558 SW AUTUMN VIEW ST 12692 SW WINTERVIEW DR
TIGARD,OR 97224 TIGARD,OR 97224
2S709AD-04600 2S11006-00500
LARSEN DANIEL L& MINTHORNE DWIGHT C/KARLA
SHARON S 12415 SW BEEF BEND RD
12668 SW WINTERVIEW DR T4GARD,OR 97223
TIGARD,OR 97224
2S 109DA-00200 2S 109AD-04800
LARSEN GLEN E 8�NANCY M MUHICH ALLEN L&DEBORAH G
14954 SW SUMMERVfEW DR 12620 SW WINTERVIEW DR
TIGARD,OR 97224 TIGARD,OR 97224
2S 110BC-00200 2S 11 oBC-00800
LASSELLE COURTNEY D MURPHY KAREN L LIVING TRUST
BARBARA M BY MURPHY MICHAEL J 8 KAREN L
12175 SW BULL MTN RD 12380 SW CORYLUS CT
TIGARD,OR 97223 TIGARD,OR 97224
, , 2S17006-03800 2S1D9AD-07000
NAPOLI DOUGLAS&LYNN MICHELLE PORTELLO THEODORE J 8
12322 SW AUTUMN VIEW MARY LEE
TIGARD,OR 97223 12564 SW WINTERVIEW DR
TIGARD,OR 97223
2S109AD-05100 2g�pgqp-0q�pp
NEIFFER DAWN RAWLS RONALD L
12653 SW SUMMERVIEW CT 12615 SW WINTERVIEW DR
PORTLAND,OR 97224 TIGARD,OR 97224
2S 1 osAD-06100 2S 11 oBC-07 700
NELSON LIVING TRUST ROBINSON CONSTANCE A
BY EUGENE P NELSON TR& 12000 SW VIEWCREST CT
KARLEEN E NELSON TR TIGARD,OR 97224
12760 SW TERRAVIEW DR
TIGARD,OR 97224
2S109AD-06600 110BC-01800
NOFFZ JOHN O JR 8 CHERYL A RO SO NSTANCE A
12680 SW TERRAVIEW DR 1200 WCREST CT
TIGARD,OR 97223 ARD,OR 97 24
2S109AD-09900 2S109AD-06300
NOFFZ SURVIVOR'S TRUST ROKOS TERESA M&
BY NOFFZ JOHN O TR PACHOLKE TIMMY L
14940 SW SUMMERVIEW DR 12732 SW TERRAVIEW DR
TIGARD,OR 97224 TIGARD,OR 97224
2S 11 oCB-0450D ��pgqp�ppp
OLESON DAVID EDWARD 8� ROLAND RICHARD S&
OLESON SHELLY DIANE SUSAN R
15233 SW 122ND AVE 12746 SW TERRAVIEW DR
TIGARD,OR 97224 TIGARD,OR 97224
2S 109AD-O6000 2S 109AD-06900
PADOVANI DELORES K RUDE LANE D&MARY J
12774 5W TERRAVIEW DR 12596 SW WINTERVIEW DR
PORTLAND,OR 97224 PORTLAND,OR 97224
2S109DA-01700 2S109AD-06800
PANE JOHN R&KAREN M RUSSELL EVAN S 8�JULIE A
15003 SW SUMMERVIEW DR 12662 SW TERRAVIEW DR
TIGARD,OR 97224 TIGARD,OR 97224
2S 109AD-09600 2S t t OC6-03100
PARSONS ALDORA N SCOTT CHRISTIAN D&SUZANNE
14631 SW 126TH AVE 15097 5W 122ND AVE
TIGARD,OR 97224 TIGARD,OR 97224
2S 7 D9AD-04700 2S 17 OBC-00300
PAYNE CHRISTOPHER D 8� SHARP THOMAS J 8�PATRICIA J
PAYNE CHRISTINA L 14440 SW HAZELHILL DR
12644 SW WINTERVIEW DR TIGARD,OR 97223
PORTLAND,OR 97224
, , 2S1��D-05700 2S710BC-00900
SHEN DENNIS& TIGARD WATER DISTRICT
DAYTON GWEN M 8777 SW BURNHAM ST
12781 SW TERRAVIEW DR TIGARD,OR 97223
TIGARD,OR 97224
2S11006-00201 2S110CB-00
SMITH EULA L TI D TER DISTRICT
12239 SW BEEF BEND RD 877 RNHAM ST
TIGARD,OR 97224 ARD,OR 97223
2S 109DA-01900 2S 109DA-07 700
SMITH GREGORY S&BARBARA H TIMPANI ERNEST C 8 DEBBIE C
14961 SW SUMMERVIEW DR 15030 SW SUMMERVIEW DR
TIGARD,OR 97224 TIGARD,OR 97224
25110BC-00600 2S109AD-05600
SNELL RONALD WINFIELD TORNAY PAUL GREGORY&
14615 SW HAZELTREE TERR JILL SUZANNE
TIGARD,OR 97224 12753 SW TERRAVIEW DR
TIGARD,OR 97224
2S109DA-01400 2S11006-072
SUN RIDGE BUILDERS INC T HEIGHTS OWNERS OF
14912 SW SUMMERVIEW DR LOT 1- LOTS 34-36
TIGARD,OR 97224 p
251108C-00400 2S110CB-07
SZALVAY LASZLO 8 IREN TU IN HEIGHTS OWNERS OF
14550 5W HAZELTREE TER LO 1- OTS 34-36
TIGARD,OR 97224 , p
2S109AD-03800 2S109DA-01500
THAXTON MARK H&LISE A ULWELLING MIKE&
12525 SW WINTERVIEW DR ULWELLING ANGELA
TIGARD,OR 97224 15035 SW SUMMERVIEW DR
TIGARD,OR 97224
2S109AD-05000 2St 1oCB-04300
THI KHANH T VEALS MARK LANGDON
12673 5W TERRAVIEW DR 15179 SW 122ND AVE
TiGARD,OR 97224 TIGARD,OR 97223
2S 110CB-03000 2S t 1 oBC-01100
THOMAS DENEE VENTURE PROPERTIES INC
15085 SW 122ND 4230 GALEWOOD ST STE 100
TIGARD,OR 97224 LAKE OSWEGO,OR 97035
2 oBC-02 2S11oBC-01001
TIGA TY OF VEN P ERTIES INC
131 S ALL 4230 E D 5T STE 100
T ARD,OR 97223 E OSWEGO,OR 97035
, 2S11ABG01000
V P RTIES INC
4230 D ST STE 100
E OSWEGO,OR 97035
2S t 09DA-00800
WISLER DAVID&TRINA
12574 SW AUTUMNVIEW ST
PORTLAND,OR 97224
2S 109DA-01800
WORKMAN ROBERT CLARK&
JULIA MARIE
15019 SW SUMMERVIEW DR
TIGARD,OR 97224
2S 11 OCB-00100
WRIGHT RICNARD R AND
DIANE M
15350 SW BULL MOUNTAIN RD
TIGARD,OR 97223
2S110CB-03400
ZIEMER VICTOR E JR&
MORGAN TRACI L
12355 SW AUTUMNVIEW ST
TIGARD,OR 97224
2S 1 osAD-05300
ZIMMERLY DENNIS&DEANNA
12690 SW SUMMERVIEW CT
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 133ro 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
CITY OF TIGARD - WEST CIT SUB[OMMfTTEE (pg. I of I) (i:lcurpin\setupllabelslClT West.doc) UPDATED: March 14, 2002
AFFI DAVIT 0 F MAI LI N G CITY OF TIGARD
Community�Develo�me��t
S�tapiregA Better�ommunity
I, �Patricia L. Lunsford, being first duly sworn/affirm, on oath depose and say that I am a SeniorAdministrative SpeciaCut for
the �'ity of7"�gard, �GUasfiington Counry, Oregon and that I served the following:
{Check Appropnate Box(s)Below}
❑x NOTICE Of DECISION FOR: MLP2003-00009/SLR2003-00006/MIS2003-00020/VAR2003-00038 — THORNWOOD SOB. PARTITION
❑ AMENDED NOTICE (File No.IName Reference)
� City of Tigard Planning Director
A copy of the said notice being hereto attached, marked Exhibit"A",and by reference made a part hereof, was mailed to
each named person(s) at the address{s) shown on the attached list(s), marked EI(hlbit"B",and by reference made a part
hereof, on A11911S[19,2003,and deposited in the United States Mail on AUgUSt19,2003,postage prepaid.
, �
, , , �
(Per re otice
,S7,A7E O�'O�GON )
Coun�y of�iNasjtngton )ss.
C�ty of 7igard )
Subscribed and sworn/affirmed before me on the �day of , 2003.
�,:-o OFFICIAL SEAL
?o J BENGTSON
I NOTARY PUBLIC-OREGON
�� �� COMMIS510N NO.368086 ��������' / � � /
MY COMMISSION�XPIRES APR.27,2007 j��
My Commission Expires: � �"� �
EXHIBIT�
NOTICE OF TYPE II DECISION
MINOR LAND PARTITION (MLP) 2003-00009
THORNWOOD PARTITION CITYOFTIGARD
Community 4�cceCopment
S�apingA�BetterCommunity
120 DAYS = 11121/2003
(Includes a 30-day extension)
SECTION I. APPLICATION SUMMARY
FILE NAME: THORNWOOD PARTITION
CASE NOS: Minor Land Partition (MLP) MLP2003-00009
Sensitive Lands Review (SLR) SLR2003-00006
Lot Line Adjustment (MIS) MIS2003-00020
Development Adjustment (VAR) VAR2003-00038
PROPOSAL: The applicant is requesting approval of a two-lot partition for the purpose of creating
two (2) additional detached single-family homes. A Lot Line Adjustment adjusting
Tract B into Tract A and reducing the proposed parcels to exclude slopes greater
than 25 percent has also been requested. A Sensitive Lands Review for slopes in
excess of 25 percent and an Adjustment to the required fire apparatus tum-around
are also requested.
APPLICANT/ Venture Properties, Inc. APPLICANT'S Harris-McMonagle Assoc., Inc.
OWNER: Attn: Wendy Hemmen REP.: Attn: Jay Harris
4230 SW Galewood Street, Suite 100 12555 SW Hall Boulevard
Lake Oswego, OR 97035 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: Thornwood Subdivision Tracts A, B, and D. Washington County Tax Assessor's
Map No. 2S110BC, Tax Lots 9000, 9100 and 9200.
APPLICABLE
REVIEW
CRITERIA: Community Development Code Chapters 18.370, 18.390, 18.410, 18.420, 18.510,
18.705, 18.715, 18.725, 18.745, 18.765, 18.775, 18.790, 18.795 and 18.810.
SECTION II. DECISION
Notice is hereby given that the City of Tigard Community Development Director's designee has
APPROVED the above request subject to certain conditions. The findings and conclusions on which the
decision is based are noted in Section V.
NOTICE OF DECISION MLP2003-00009/THORNWOOD PARTITION PAGE 1 OF 22
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 a copy of the access and maintenance rights for the access easement to the proposed
parcels.
2. Provide a note on the final plat that restricts construction of fences over three (3) feet in height
within the visual clearance triangle.
3. Provide documentation that there is a minimum eighteen (18) foot access, egress, utility and
pedestrian access easement back to the proposed parcels.
4. Provide documentation that the City is willing to take on the responsibility of maintaining the
additional square footage. Otherwise, the applicant will need to put the subject square footage
within a tract to be main}ained by the owners of the newly created parcels.
Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and
approval:
5. Prior to commencing onsite improvements, a Public Facility Improvement (PFI) permit is required
for this project to cover construction of the driveway and any other work in the public right-of-way.
Six (6) sets of detailed public improvement plans shall be submitted for review to the Engineering
Deparfinent. NOTE: these plans are in addition to any drawings required by the Building Division
and should only include sheets relevant to public improvements. Public Facility Improvement
(PFI) permit plans shall conform to City of Tigard Public Improvement Design Standards, which
are available at City Hall and the City's web page (www.ci.tigard.or.us).
6. The PFI permit plan submittal shall include the exact legal name, address and telephone number
of the individual or corporate entity who will be designated as the "Permittee", and who will
provide the financial assurance for the public improvements. For example, specify if the entity is
a corporation, limited ,partnership, LLC, etc. Also specify the state within which the entity is
incorporated and provide the name of the corporate contact person. Failure to provide accurate
information to the Engineering Department will delay processing of project documents.
7. Prior to final plat approval, the applicant's professional engineer shall provide a sight distance
certification for the proposed access onto SW Winterview Drive.
8. Prior to final plat approval, the applicant's professional engineer shall provide calculations to show
that the existing water quality swale can adequately treat fhe additional runoff from this site.
9. Prior to final plat approval, the applicant shall pay an addressing fee in the amount of $60.00.
(STAFF CONTACT: Shirley Treat, Engineering).
10. The applicant shall submit construction plans to the Engineering Department as a part of the
Public Facility Improvement permit, indicating that they will construct the following frontage
improvements along SW Winterview Drive as a part of this project:
A. A commercial driveway apron.
11. A joint use and maintenance agreement shall be executed and recorded on City standard forms
for all common driveways. The agreement shall be referenced on and become part of all
applicable parcel Deeds. The agreement shall be approved by the Engineering Department prior
to recording.
NOTICE OF DECISION MLP2003-00009/THORNWOOD PARTITION PAGE 2 OF 22
12. 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 establishedby:
. GPS tie nefinrorked to the City's GPS survey.
. By random traverse using conventional surveying methods.
13. 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. 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.
C. 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.
D. After the City and County have reviewed the finaf 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:
u mit to t e anning epartment at ew c ei egger, , ext. or review an
approval:
14. Submit and implement a detailed plan addressing the landscaping, seeding and erosion control
measures to be used.
15. Submit a tree protection plan for trees on neighboring property to the west.
Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and
approval:
16. The applicant shall provide signage at the entrance of each shared flag lot driveway or private
street that lists the addresses that are served by the given driveway or street.
17. Prior to issuance of building permits, the applicant shall provide the Engineering Department with
a "photomylar" copy of the recorded final pfat.
18. Prior to issuance of the building permit, the applicant shall pay the fee in-lieu of constructing an
on-site water quantity facility.
19. Prior to issuance of the building permit the applicant shall coordinate with the Public Works
Depa�tment for new water service to serve Parcels 1 & 2.
20. Prior to issuance of the building permit the applicant shall provide the engineering department
with approvals from CWS for connection to the sewer and storm systems.
THE FOLLOWING CONDITIONS SHALL BE SATISFIED
PRIOR TO A FINAL BUILDING INSPECTION:
Su mit to t e anning ivision l� at ew c eidegger 39-41 , ext. )for review and
approval:
21. Provide a monument located at foot of the private drive and Winterview Drive identifying the
house numbers for the two new lots.
NOTICE OF DECISION MLP2003-00009/THORNWOOD PARTITION PAGE 3 OF 22
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 :
e 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 five (5)
previous land use cases are associated with this parcel (SUB2000-00006/SLR2000-00014/MIS2001-
00007 and MIS2001-00014). The previous applications were all related to the Thornwood Subdivision
and were approved subject to conditions.
Site Information and Pro osal Descri tions
e app icant is requesting approva o a two-lot partition for the purpose of developing detached sin le-
family housing lots on Tracts B, C, and D of the Thornwood Subdivision Plat. A Lot Line Ad�ustmen� of
Tract B into Tract A and the new parcels is being requested. The applicant is also requesting Sensitive
Lands Review for slopes in excess of 25 percent, and an Adjustment to the 150-foot driveway length
standard.
SECTION IV. PUBLIC COMMENTS
Two letters were received against the approval of the requested partition. The concerns of the letter
include: 1) an objection to the requested ad�ustment to the one hundred fifty (150) foot driveway length
standard. 2) An objection to the requested lot line adjustment of Tract "B" and; 3) the concerned
neighbors would like the "standard protocol be used in sensitive lands, with slopes in excess of 25
percent."
Staff Response:
The reason for the adjustment request is that the applicant does not have enough room for a fire
apparatus turnaround without disturbing the adjoining sensitive area. The applicant has proposed and
will be conditioned to install fire sprinkler systems in the homes, which is allowed as an alternative by
Tualatin Valley Fire and Rescue. The applicant must meet the criteria and perform improvements
according to 18.755
The requested lot line adjustment is to add the area of the proposed lots that are in excess of 25% slope
to the desi nated open space of Tract 'A'. The reason is to maximize the usable space while
maximizing�he adjoining sensitive area as well. The applicant has submitted a narrative addressing all
of the applicable criteria of the Tigard Development Code. The submitted narrative and supporting
information is available for viewing at the City of Tigard City Hall located at 13125 SW Hall Blvd.
SECTION V. APPLICABLE REVIEW CRITERIA AND FINDINGS
Variances and Ad'�ustments 18.370 :
�fion . 10 C con ains e following standards for approval of an adjustment to the
access and egress standards:
The applicant has requested an adjustment to Section 18.705.030.1, Minimum Access Requirements
below for a residential use.
4. Access drives in excess of 150 feet in length shall be provided with approved provisions
for the turning around of fire apparatus by one of the following:
a. A circular paved surface having a minimum turn radius measured from center point
to outside edge of 35 feet.
NOTICE OF DECISION MLP2003-00009/THORNWOOD PARTITION PAGE 4 OF 22
b. A hammerhead-configured, a paved surface with each leg of the hammerhead
having a minimum depth of 40 feet and a minimum width of 20%.
The proposed private. driveway serving the two new Parcels is approximately 520 feet in length,
measured from the existing curb line at SW Winterview Drive to a point 10 feet into the flag portion of
proposed parcel #2. Due to the significant slopes, construction of a circular or hammerhead turnaround
is not feasible and would encroach into the open space area (Tract A). The developer has proposed an
abbreviated turn-around for passenger and small delivery vehicles, as shown on the preliminary plat.
The applicant has indicated that tfie proposed homes will have fire sprinkler systems instafled in
conformance with Tualatin Valley Fire and Rescue and building code requirements.
It is not possible to share access;
According to the applicant, the water quality swale/open space area of the Thornwood Subdivision is
located to the east of the proposed parcels. The subdivision to the west (Arlington Heights) is fully
developed. Tract E to the south of the subJ'ect site is owned by lot thirty eight (38) of Arlington Heights,
and is undeveloped. Therefore, there is no logical way to share access with ad�oining properties.
There are no other alternative access points on the street in question or from another street;
The applicant is requesting an adjustment to not construct a fire apparatus turnaround. There are no
alternative access points to the proposed parcels other than the proposed drive off of SW Winterview
Drive. However, the applicant has indicated that the proposed homes will have fire sprinkler systems
installed in conformance with Tualatin Valley Fire and Rescue.
The access separation requirements cannot be met;
Access separation requirements refer to driveways and streets along collectors and arterials and their
influence areas. The access to the proposed parcels will connect to SW Winterview Drive, which is
considered a local residential street. The requested adjustment is to the fire apparatus turnaround
requirement for access drives in excess of one hundred and fifty (150) feet. Therefore, this standard
does not apply.
The request is the minimum adjustment required to provide adequate access;
The requested adjustment to not provide a fire apparatus turnaround is the minimum adjustment needed
in order to preserve the adjoining sensitive area to the maximum extent. The adjustment will not affect
the safe access to the proposed parcels; the applicant has indicated that the future homes on the
proposed parcels will have fire sprinkler systems that are in conformance with Tualatin Valley Fire and
Rescue.
The approved access or access approved with conditions will result in a safe manner.
The proposed access has been reviewed by Tualatin Valley Fire and Rescue and the a plicant has
agreed to the conditions imposed by the fire marshal, which is discussed below under �Section VII.
Agency Comments).
The visual clearance requirements of Chapter 18.795 will be met.
The plans submitted by the applicant show the required thirty (30}foot visual clearance triangle on either
side of the proposed driveway to be clear of any obstructions. Visual clearance is discussed in greater
detail below, under 18.795 (Visual Clearance).
FINDING: Based on the analysis above, Staff finds that the Access Adjustment criteria have been
met.
LOT LINE ADJUSTMENT - APPROVAL STANDARDS: Section 18.410.040 contains the following
s an ar s or approva o a o ine �us men request:
Section 18.410.040 -Approval Criteria states that the Director shall approve or deny a request for
a lot line adjustment in writing based on findings that the following criteria are satisfied:
NOTICE OF DECISION MLP2003-00009/THORNWOOD PARTITION PAGE 5 OF 22
An additional parcel is not created by the lot line adjustment, and the existing parcel reduced in
size by the adjustments is not reduced below the minimum lot size established by the zoning
district;
No new lots will be created as part of this adjustment. The purpose of the lot line adjustment is to
reduce the size of tracts B, C and D in order to include those portions of the tracts that are in excess of
finrenty five (25) percent slopes within the adjacent open space �Tract A). However, the adjacent open
space is owned by the City of Tigard. Therefore, the applicant will be re uired to provide documentation
that the City is willing to take on the responsibility of maintaining �he addifional square footage.
Otherwise, the applicant will need to put the subject square footage within a tract to be maintained by fhe
owners of the newly created parcels.
The remaining portions of tracts B, C and D will be partitioned into the requested parcels �parcel #1 and
#2). The R-7 zonin district has a minimum lot size of 5,000 square feet. In any event, Tract A will be
59,277 parcel #1 wi� be 7,029 and parcel #2 will be 6,600 square feet after the ad�ustment. Therefore,
this standard is satisfied.
By reducing the lot size, the lot or structures(s) on the lot will not be in violation of the site
development or zoning district regulations for that district;
No structures are associated with this land-use application. Therefore, this standard has been satisfied.
The resulting parcels are in conformity with the dimensional standards of the zoning district,
including:
. The minimum width of the building envelope area shall meet the lot requirement of the
applicable zoning district;
• The lot area shall be as required by the applicable zoning district. In the case of a flag lot, the
access way may not be included in the lot area calculation;
• 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; and
• Setbacks shall be as required by the applicable zoning district.
The reduced lot size of proposed parcel #1 to 7,029 and proposed parcel #2 to 6,600 square feet still
provides adequate de pth (Parcel #1= 58 feet Parcel #2= 88 feet), width (min= 50 feet Parcel #1=
80.39 feet Parcel #2= 75 feet) and size to meet the dimensional requirements of the R-7 zoning
district(min= 5,000 sq ft. Parce( #1= 7,029 sq. ft.. Parcel #2= 6'600 sq. ft.). Both of the proposed
parcels will have access to SW Winterview Drive via an eighteen (18) foot access. Setbacks will be
reviewed during the building permit phase. Therefore, the above standard has been satisfied.
With regard to fla� lots:
. When the partitioned lot is a flay 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.
. A screen shall be provided alon� the property line of a lot of record where the paved drive in
an access way is located within ten feet of an abutting lot in accordance with Section
18.745.040. Screening may also be required to maintain privacy for abutting lots and to
provide usable outdoor recreation areas for proposed development.
The proposed lot line adjustment involves two flag lots. Setbacks will be reviewed during the building
permit phase. The proposed access drive is within ten (10) feet of the abutting property to the wesf.
The applicant has proposed a screen along the proposed access drive of Arborvitae and street trees.
Therefore, this criterion has been satisfied.
The fire district may require the installation of a fire hydrant where the length of an access way
would have a detrimental effect on fire-fighting capabilities.
The applicant has indicated that the proposed residential structures will be equipped with fire sprinkler
systems that has been reviewed and approved with conditions by the Tualatin Valley Fire Marshal. The
Fre Marshal's comments are located below, under Section VII. Aqencv Comments.
NOTICE OF DECISION MLP2003-00009lTHORNWOOD PARTITION PAGE 6 OF 22
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 associated with this application will have a shared access. According to the
Thornwood Subdivision Plat, an eighteen (18) foot wide access easement extends approximatefy ninety
five (95) feet from SW Winterview Drive and then widens to a thirty (30) foot access easement which
connects to two (2) fifteen (15) foot flag poles which extend to the proposed parcels. However, the
applicant has indicated that the thirty (30) foot portion of the easement will be reduced to sixteen (16)
feet. Two notes on the Thornwood Subdivision Plat, Notes three (3) and four (4) indicate that the thirty
(30) foot easement is for access, egress and utilities to tracts C and D, (proposed parcels #1 and #2).
However, note #4 indicates that the northern part of tract 'B' (which is proposed to be consolidated into
tract `A') is not only for the benefit of the proposed parcels, but the pedestrian path as well. Therefore, in
order to be consistent and to cause less confusion, the applicant will be conditioned to provide a
continuous eighteen (18) foot access, egress, utility and pedestrian access easement back to the
proposed parcels. Maintenance agreements have been proposed and conditioned previously to be
recorded with the final partition plat. Therefore, the applicant is required to provide a copy of the access
and maintenance rights for the access easement to the proposed parcels and provide documentation
that there is a minimum eighteen (18) foot access, egress, utility and pedestnan access easement back
to the proposed parcels.
Any access way shall comply with the standards set forth in Chapter 18.705: Access, Egress,
and Circulation.
Chapter 18.705 of the Tigard Development Code requires one (1) to two (2) units have a minimum of a
fifteen foot access drive with ten (10) feet of pavement. As mentioned in the previous finding, the
parcels will have an eighteen (18) foot wide access easement extending approximately ninety five (95)
feet from SW Winterview Drive and then widens to two (2)fifteen (15)foot flag poles which extend to the
proposed parcels. Therefore, this standard has been satisfied.
Exemptions from dedications:
A lot line adJ'ustment is not considered a development action for purposes of determining
whether floodplain, greenway, or right-of-way dedication is required.
Floodplain, greenway and right-of-way dedication is not required as part of this application. Therefore,
this standard does not apply.
Variances to development standards:
An application for a variance to the standards Qrescribed in this chapter shall be made in
accordance with Chapter 18.370, Variances and Ad�ustments.
The applicant has not requested a variance to the lot line adjustment standards. Therefore, this
standard does not apply.
FINDING: Based on the analysis above, Staff finds that the Lot Line Adjustment criteria have not
been met.
CONDITIONS:
. Provide a copy of the access and maintenance rights for the access easement to
the proposed parcels.
. Provide documentation that there is a minimum eighteen (18) foot access, egress,
utility and pedestrian access easement back to the proposed parcels.
. Provide documentation that the City is willing to take on the responsibility of
maintaining the additional square footage. Otherwise, the applicant will need to put
the subject square footage within a tract to be maintained by the owners of the
newly created parcels.
NOTICE OF DECISION MLP2003-00009/THORNWOOD PARTITION PAGE 7 OF 22
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;
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 appropnate 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 for the R-7 zoning district is fifty 50) feet. Proposed parcel #1 has a lot width of
eight five (85)feet. Proposed parcel #2 has a lot width o�seventy five (75)feet. Therefore, this standard
has been met.
The lot area shall be as required by the applicable zoning district. In the case of a flag lot, the
accessway may not be included in the lot area.
The minimum lot area requirement in the R-7 zoning district is 5,000 square feet. The proposed partition
creates two (2}flag lots that are 7,029 and 6,600 square feet respectively. The proposed lot sizes do not
include the access dnve. Based on the findings, 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 the parcels will have a minimum of fifteen (15) feet of
frontage onto SW Winterview Drive via a fifteen to eighteen (15-18) foot access easement. Fiowever,
the applicant has been conditioned above, under the Lot Line Adjustment Approval Standards (18.410)
to provide one eighteen (18) foot access easement extending from the proposed parcels to SW
Winterview Drive. Therefore, this standard has been satisfied.
Setbacks shall be as required by the applicable zoning district.
Setbacks will be reviewed during the building permit phase. 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.
The proposed parcels are considered to be flag lots. Therefore, the applicant may determine the front
yard, provided that no side yard is less than 10 feet.
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 MLP2003-00009/THORNWOOD PARTITION PAGE 8 OF 22
The.proposed parcels will take access from an access easement. The access easement abuts the
adjoining property to the west and has been proposed to be screened from view with required street
trees and an arborvitae/laurel hedge. Therefore, this standard has been satisfied.
The fire district may require the installation of a Fre 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 will share a common drive. Access and maintenance rights have been previously
conditioned under 18.410 (Lot Line Adjustments).
Any access way shall comply with the standards set forth in Chapter 18.705, Access, Egress and
Circulation.
This standard is addressed in greater detail under 18.705(Access Egress and Circulation) below.
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 subJ'ect site is not located within or adjacent to the 100-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)ladjustment(s) will be processed concurrently.
The applicant has requested an adjustment to the fire apparatus turnaround requirement, which has
been addressed above (18.370 Variances and Adjustments).
FINDING: Based on the analysis above, staff finds that the Minor Land Partition Standards have
been met.
(See table on the following page)
NOTICE OF DECISION MLP2003-000�9/THORNWOOD PARTITION PAGE 9 OF 22
Residential Zoning Districts (18.510�:
Development standards in residential zoning districts are contained in Table 18.510.2 below:
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 5,000 s . ft.
verage inimum ot i t
-Detached unit lots 50 ft.
-Duplex lots 40 ft.
-Attached unit lots
aximum ot 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 t
inimum an sca e e uirement o
[1�Single-family attached residential units pertnitted 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
" 5ingle-family dwelling unit
A minimum lot size of 5,000 square feet is required for each lot. The proposed lot sizes of 7,029 and
6,600 square feet meet this standard. The proposed parcels are also considered flag lots, which require
a minimum of 10-foot side yard setbacks. Setbacks for future homes will be reviewed at time of building
permits.
FINDING: Based on the analysis above, the Residential Zoning District Standards have been met.
Access, Eqress and Circulation (18.7051:
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 pter 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 shown an existing eighteen (18) foot wide access easement from SW Winterview
Drive which connects to a thirty (30) foof wide access easement serving the proposed lots. However,
the applicant has proposed to reduce the thirty (30) foot wide easement connecting to the proposed
parcels to sixteen (16) feet. The applicant has been conditioned above not to reduce the easement
below eighteen (18) feet. The Tigard Development Code requires a minimum of a fifteen foot wide
access easement with ten (10) feet of pavement to serve finro (2) to three (3) lots. Therefore, this
standard has been satisfied.
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 G�ity.
NOTICE OF DECISION MLP2003-00009/THORNWOOD PARTITION PAGE 10 OF 22
Joint access is proposed through a private access drive located in Tract "A". The applicant has been
conditioned earlier under 18.410 (Lot Line Adjustments) to provide, documentation that establishes
access and maintenance rights for the individual parcels. Therefore, this standard has been satisfied.
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 �arcels will have access onto SW Winterview Drive by means of an access easement
across Tract 'A". The applicant has been conditioned under 18.420 (Land Partitions) to show
satisfactory evidence that each parcel has the legal right to use the proposed access easement.
Therefore, this standard has been satisfied.
Inadequate or hazardous access. Ap�lications for building permits shall be referred to the
Commission for review when, in the opinion of the Director, fhe 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 from a private drive that connects to SW Winterview Drive which is a
local street. Tualatin Valley Fire and Rescue did not indicate that the access to the site is in any way
hazardous or constitute a cfear and present danger. Therefore, this standard does not apply.
Access Manaqement (Section 18.705.030.H)
3 cfion . . . sta es a 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, Washingfon County, the City
and AASFITO.
The applicant's narrative states that sight distance requirements can be met. It is required that the
applicant's engineer provide a sight distance certification for the proposed shared driveway prior to
approval of the final plat.
Section 18.705.030.H.2 states that drivewa�rs shall not be permitted to be Qlaced 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�r. The setback may be
�reater 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 pract�cal, the driveway shall be placed as far
from the intersection as possible.
The proposed access location does not fall within the influence area of any collector or arterial street
intersection.
Section 18.705.030.H.3 and 4 states that the minimum spacing of driveways and streets along a
collector shall be 200 feet. The minimum spacing of driveways and streets along an arterial shall
be 600 feet. The minimum spacing of local streets along a local street shall be 125 feet.
SW Winterview Drive is not a collector or arterial, therefore the condition does not apply.
NOTICE OF DECISION MLP2003-00009/THORNWOOD PARTITION PAGE 11 OF 22
Access drives in excess of 150 feet in length shall be provided with approved provisions for the
turning around of fire apparatus by one of the following: a) A circular, paved surface having a
minimum turn radius measured from center point to outside edge of 35 feet; b) A hammerhead-
configured, paved surface with each leg of the hammerhead having a minimum depth of 40 feet
and a minimum width of 20 feet; c) The maximum cross slope of a required turnaround is 5%.
The access drive is approximately 520 feet in length. However, the applicant has requested an
adjustment to the required fire apparatus turnaround, which is discussed above under 18.370 (Variances
and Adjustments). Therefore, this standard is satisfied.
FINDING: Based on the analysis above, staff finds the Access, Egress and Circulation Standards
have been met.
Density Computations (18.715):
Definition of net develo ment area. Net development area, in acres, shall be determined by
su rac ing e o owing an 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/o;
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. Mul}i-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 en ia uni s per ne acre, ivi e 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 num er o resi en ia uni s per ne 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 proposed partition is part of the Thornwood
subdivision. The minimum density for the subdivision is forty eight (48) dwelling units. The maximum
density for the subdivision is sixty three (63) units. Thornwood was platted with fifty nine (59) single-
family parcels. The addition of two more parcels will bring the total to sixty one (61) single-family
parcels, which is still within the maximum allowable density for the subdivision. At time of approval,
the applicant chose to use the average lot sizing option in order to create lots that were below the
minimum lot size. According to the subdivision approval (SUB2000-00006) the average Iot size was
calculated at 5,260 square feet. The addition of two (2) parcels at their proposed square footage
(parcel #1: 7,029 and parcel #2: 6,600 square feet) raises the minimum lot size to 5,311 square feet.
Therefore, this standard has been satisfied.
FINDING: Based on the analysis above, the Density Computation Standards have been met.
NOTICE OF DECISION MLP2003-00009/THORNWOOD PARTITION PAGE 12 OF 22
Landscapinq and Screening (18.745):
Street trees: Section 18.745.040
ec �on . 45.040.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 proposed private drive is approximately 520 feet in length; the applicant has indicated in the
narrative and the site plan that street trees will be planted the entire length of the access drive. The
applicant has also indicated that the proposed parcels will be landscaped and seeded to minimize
erosion. Therefore, the applicant is required to provide and implement a detailed plan addressing the
landscaping, seeding and erosion control measures to be used.
FINDING: Based on the analysis above, the Landscaping and Screening Standards have not
been met.
CONDITION: Submit and implement a detailed plan addressing the landscaping, seeding and erosion
control measures to be used.
SENSITIVE LANDS: CHAPTER 18.775
ensi ive an s are an s po en ia yunsuitable for development because of their.location within:
the 100-year floodplain, natural drainageways, wetland areas which are regulated by other
agencies including U.S. Army Corps of Engineers and the Division of State Lands, or are
designated as si nificant wetland on the Comprehensive Plan Floodplain and Wetland Map, and
steep slopes of�5% or greater and unstable ground. A land use application is required for
ground disturbances in sensitive lands areas.
The area of impact for the requested partition contains slopes that are greater than 25%. No wetlands or
100-year floodplain are associated with the project. Therefore, according to Section 18.775.020.D.,
"Sensitive lands permits issued by the Director", the proposed work requires a Type II Sensitive Lands
Permit.
With excessive slo es 18.775.070 C
e appropria e approva au ori y shall approve, approve with conditions or deny an
application request for a sensitive lands permit on slopes of 25% or greater or unstable ground
based upon findings that all of the following criteria have been satisfied:
The extent and nature of the proposed land form alteration or development will not create site
disturbances to an extent greater than that required for the use;
The nature of the proposed land form alteration is to create two buildable parcels through the partition
process while performin� a lot line adjustment to include those portions of the lots that are twenty five
(25) percent or greater in slope within the adjacent open space tract. Therefore, the new parcels will
have no slopes that are twenty f'ive (25) percent or greater.
The proposed land form alteration or development will not result in erosion, stream
sedimentation, ground instability, or other adverse on-site and off-site effects or hazards to life
or property;
According to the applicant, appropriate erosion and sedimentation control measures and facilities will be
in place. The facilities used for sedimentation control will stay in place subsequent to construction until
the seeding and planting in the disturbed areas have matured such that the danger from erosion is past.
Based on this analysis, fhe standard has been met.
The structures are appropriately sited and designed to ensure structural stability and proper
draina�e of foundation and crawl space areas for development with any of the following soil
conditions: wet/high water table; high shrink-swell capability; compressible/organic; and shallow
depth-to-bedrock; and
NOTICE OF DECISION MLP2003-00009/THORNWOOD PARTITION PAGE 13 OF 22
No structures are proposed in conjunction with this application. Future structures will be reviewed and
ap p,roved by the Tigard Building Department during the building permit phase. Therefore, this criterion is
satisfied.
Where natural vegetation has been removed due to land form alteration or development, the
areas not covered by structures or impervious surfaces will be replanted to prevent erosion in
accordance with Chapter 18.745, Landscaping and Screening.
The applicant has indicated that the site will be seeded and landscaped subsequent to construction.
The applicant has been conditioned under section 18.745 (Landscaping and Screening) to submit and
implement a detailed plan addressing the landscaping, seeding and erosion control measures to be
used. Therefore, this criterion has been satisfied.
FINDING: Based on the analysis above, the Excessive Slope standards have been met.
Tree Remova��18.790 :
7� re���or�h�anting, 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.
There are no trees associated with this application. Therefore, this standard does not apply.
FINDING: Based on the analysis above, the Landscaping and Screening Standards have been
met.
Visual Clearance Areas (18.795):
is ap er requires a a c ear vision area shall be maintained on the corners of all property
ad�acent 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, 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 applicant's plans show the areas for visual clearance at the intersection of the proposed driveway
and SW Winterview Drive. This area will need to be maintained free from obstructions taller than three
feet in hei�ht. Any violations of this chapter will be remedied through code enforcement. A plat
restriction is warranted to help ensure future owners do not construct fences within visual clearance
triangles.
FINDING: Based on the analysis above, Staff finds that the Vision Clearance Standards have not
been met.
CONDITION: Provide a note on the final plat that restricts construction of fences over three (3} feet in
height within the visual clearance triangle.
IMPACT STUDY (18.390.040):
l�equires a e app ic� shall include an im pact study. The study shall address, at a
minimum, the transportation system, including bikewa�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 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:
NOTICE OF DECISION MLP2003-00009lTHORNWOOD PARTITION PAGE 14 OF 22
Trans ortation S stem:
ra ic impacts wi e primarily to SW Winterview Drive. The traffic created by the proposed project will
amount to approximately 20 trips per day. The existing pedestrian pathway that travels into Tract A will
share the northerly portion of the proposed driveway.
Draina e S stem:
e impact to t e downstream drainage systems will be minimal, as the drainage from the site will be
routed into the water quality swale has the capacity to treat the runoff from the newly created impervious
surfaces.
Park S stem:
ract a �acent to the proposed partition was dedicated to the City of Tigard for Open Space/park
purposes. A pedestrian pathway was constructed through Tract A, connecting SW Winterview Drive (on
the west side of lot 2)to SW Aspen Ridge Drive (between lots 50 and 51).
A new elementary school site is proposed on the south side of SW Bull Mountain Road approximately
one mile west of the project site. The usual elementary school playground equipment will most likely be
available together with soccer/baseball fields.
Water S stem:
ota e water will be supplied to the proposed parcels by extending private service lines from the
existing Tigard Water Department main in SW Winterview Street. This main has adequate capacity to
serve the proposed subdivision.
Sewer S stem:
ere is an existing sanitary sewer west of the project site in the rear yards of the existing Arlington
Heights lots with adequate capacity to serve the proposed parcels.
Noise Im acts:
e propose subdivision will result in future single-family dwellings, which will be compatible with the
surrounding single-family neighborhood.
Rough Proportionality:
Any required street improvements to certain collector or higher volume streets and the Washington
County Traffic Impact Fee (TIF) are mitigation measures thaf are required at the time of development.
Based on a transportation impact study prepared by Mr. David Larson for the A-Boy Expansion/Dolan
II/Resolution 95-61, TIF's are expected to recapture 32 percent of the traffic impact of new development
on the Collector and Arterial Street system. Presently, the TIF for each trip that is generated is $239.
The total TIF for a single-family dwelling is $2,390 per unit.
U pon completion of this development, the future builders of the residences will be required to pay TIF's
of approximately $4,780 ($2,390 x 2 single-family dwelling units. Based on the estimate that total TIF
fees cover 32 percent of the impact on ma�or street improvements cit ide, a fee that would cover 100
percent of this projects traffic impact is $14,937 ($4,780 divided by .32�The difference between the TIF
paid and the full impact, is considered an unmitigated impact. Since the TIF paid is $4,780, the
unmitigated impact can be valued at $10,157. There are no required off-site improvements associated
with this application. Therefore, the rough proportionality test is met.
PUBLIC FACILITY CONCERNS
Street And Utilit Im rovements Standards Section 18.810 :
ap er . proviaes cons ruc ion s an ar s or e 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.
NOTICE OF DECISION MLP2003-00009/THORNWOOD PARTITION PAGE 15 OF 22
Section 18.810.030.A.2 states that any new street or additional street width planned as a portion
of an existing street shall be dedicated and improved in accordance with the TDC.
Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires a local street to have a
54 foot right-of-way width and 32-foot paved section. Other improvements required may include
on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage,
and street trees.
This site lies adJ'acent to SW Wintenriew Drive, which is classified as a local street on the City of Tigard
Trans ortation Plan Map. At present, there is approximately 46 feet of ROW, according to the most
recen�tax assessor's map. This meets the City's Skinny Street Option for local streets.
SW Winterview is currently improved. In order to mitigate the impact from this development, the
applicant should construct a new commercial driveway to meet City standards.
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
recognition of limitations and opportunities of topography.
Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall
not exceed 1,800 feet measured along the right-of-way line except:
. Where street location is precluded by natural topography, wetlands or other bodies of
water or, pre-existing development or;
. For blocks adjacent to arterial streets, limited access highways, major collectors or
railroads.
. For non-residential blocks in which internal public circulation provides equivalent access.
The proposed partition will create finro single-family parcels with a shared driveway accessing the site.
The proposed access is not part of a block system. Therefore, this standard is not applicable.
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 �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. However, there is a pedestrian path at the mouth of the proposed driveway which
accesses the adjoining open space tract, and connects to SW Aspen Ridge Drive.
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 smallest of the proposed parcels (parcel #2) has a width of 75 feet. The depth of the parcel is eighty
eight (88)feet. Therefore, this standard has been satisfied.
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 proposed parcels have eighteen (18) feet of frontage on to SW Winterview Drive. Therefore, this
criterion has been satisfied.
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 is not proposing to install sidewalk along the private access drive.
NOTICE OF DECISION MLP2003-00009/THORNWOOD PARTITION PAGE 16 OF 22
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-siziny: Section 18.810.090.0 states that proposed sewer systems shall include
consideration of additional development within the area as projected by the Comprehensive
Plan.
There is an existing CWS sewer line in the Arlin�ton Heights development to the west. The applicant
has indicated that the proposed development will connect to this sewer line at two locations. The
applicant will need to contact CWS for review and approval of the proposed connection.
Storm Drainage:
General Provisions: Section 18.810.100.A 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 ou{side the development. The City Engineer shall approve the
necessary size of the facility, based on the provisions of Design and Construction Standards for
Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and
including any future revisions or amendments).
There are no upstream drainage ways that impact this 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).
Developments of this small size, especially residential land partitions, are not required to provide on-site
detention. The applicant will be required to pay the water quantity SDC upon application for the building
permit.
All proposed development within the City shall be designed such that stormwater runoff is conveyed to
an approved public drainage system. The applicant has proposed discharg ing the stormwater runoff
from the two parcels into the public water quality swale along the east side of the proPosed parcels. The
swale was constructed along with the Thornwood Subdivision improvements. The applicant also
indicates that the swale has the capacity to treat the runoff from this proposed development.
The applicant has proposed,discharg ing the runoff from the proposed shared driveway into the CWS
storm sewer in Arlington Heights. TF�e applicant will need to contact CWS for review and approval of
stormwater into their system.
Bikeways and Pedestrian Pathways:
Bikeway Extension: Section 18.810.110.A states that developments adjoining proposed
bikeways identified on the City's adopted pedestrian/bikeway plan shall include provisions for
the future extension of such bikeways through the dedication of easements or right-of-way.
SW Winterview Drive is not a designated bicycle facility.
NOTICE OF DECISION MLP2003-04009/THORNWOOD PARTITION PAGE 17 OF 22
Utilities:
Section 18.810.120 states that all utility lines, but not limited to those required for electric
communication, lighting and cable television services and related facilities shall be placec�
underground, except for surface mounted transformers, surface mounted connection boxes and
meter cabinets which may be laced above round temporary utility service facilities during
construction, high capacity elec�ric lines opera�ing at �50,000 volts or above, and:
. The developer shall make all necessary arrangements with the serving utility to provide
the underground services•
. The City reserves the righ�to a prove location of all surface mounted facilities;
. All underground utilities, including sanitary sewers and storm drains installed in streets
b the developer, shall be constructed prior to the surfacin of the streets; and
. S�ubs for service connections shall be long enough �o avoid disturbing the street
improvements when service connections are made.
Exception,to.Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall
pay a fee in-lieu of under-g rounding costs when the development is proposed to take place on a
street where existing utili�ies whicli are not under round will serve the development and the
approval authority determines that the cost and �echnical difficulty of under-g rounding the
u�ilities outweighs the benefit of under-grounding in conjunction with the deveTopment. The
determination shall be on a case-by-case basis. The most common, but not the only� such
situation is a short fronta e develo ment for which under- rounding would result in the
placement of additional poles, rather �han the removal of above-ground utilities facilities. An
applicant for a development which is served by utilities which are not underground and which
are located across a public right-of-way from the applicant's property shall pay a fee in-lieu of
under-grounding.
There are no existing overhead utility lines along the frontage of SW Winterview Drive.
ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT
Public Water S stem:
e i o igar provides public water service in this area. The applicant will need to contact the
Water �epartment for new water service upon construction of the new homes.
Storm Water Qualit :
e iy as 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 imperv�ous surfaces. In addition, a maintenance plan
shall be submitted indicating the frequency and method to be used in keeping the facility
maintained through the year.
The applicant has indicated that the stormwater runoff from the proposed development will be treated in
the existing water quality swale constructed with the Thornwood Subdivision. Staff recommends that the
applicant's engineer provide calculations showing that the existing swale can adequately treat the runoff
from this devefopment.
Gradin and Erosion Control:
esign an ons ruc ion Standards also regulate erosion control to reduce the amount of
sediment and other pollutants reaching the public storm and surface water system resulting
from development, construction, grading, excavating, clearing, and any other activity whicFi
accelerates erosion. Per CWS regulations, the applicant is required to submit an erosion control
plan for City review and approval prior to issuance of City permits.
The Federal Clean Water Act requires that a National Pollutant Discharge Elimination System
(NPDES) erosion control permit be issued for any development that will disturb one or more acre
of land. Since this site is over five acres, the developer will be required to obtain an NPDES
permit from the City prior to construction. This permit will be issued along with the site and/or
building permit.
NOTICE OF DECISION MLP2003-00009lfHORNWOOD PARTITION PAGE 18 OF 22
A final grading plan shall be submitted showing the existing and proposed contours. The plan shall
detail the provisions for surface drainage of all lots, and show that they will be graded to insure that
surface dramage is directed to the street or a public storm drainage system approved by the Engineering
Department. For situations where the back portions of lots drain away from a street and toward adjacent
lots, appropriate private storm drainage lines shall be provided to sufficiently contain and convey runoff
from each lot.
The a�plicant will also be required to provide a geotechnical report, per Appendix Chapter 33 of the
UBC, or the proposed grading slope construction. The recommendations of the report will need to be
incorporated into the final �radin� plan and a final construction supervision report must be filed with the
Engineering Department prior to issuance of building permits.
The design engineer shall also indicate, on the grading plan, which lots will have natural slopes between
10% and 20%, as well as lots that will have natural slopes in excess of 20%. This information will be
necessary in determining if special grading inspections and/or permits will be necessary when the lots
develop.
Site Permit Re uired:
e app ican is required to obtain a Site Permit from the Building Division to cover all on-site private
utility installations (water, sewer, storm, etc.) and driveway construction. This permit shall be obtained
prior to approval of the final plat.
Address Assi nments:
e i y o igar 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 $60.00 (2 lots and/or tracts X $30/address = $60.00).
The developer will also be required to provide signage at the entrance of each shared flag lot driveway
or private street that lists the addresses that are served by the given driveway or street. This will assist
emergency services personnel to more easily find a particular home.
Surve Re uirements
e app ican s ina p at shall contain State Plane Coordinates [NAD 83 (91)] on finro 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.
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 offered the following comments:
. Water meters to be located in landscape area on Winterview Drive.
. Water meter sizes—due to distance to be 1-inch in size.
. Water services will be installed by City of Tigard Public Works Department.
NOTICE OF DECISION MLP2003-00009lTHORNWOOD PARTITION PAGE 19 OF 22
A final grading plan shall be submitted showing the existing and proposed contours. The plan shall
detail the provisions for surface drainage of all lots, and show that they will be graded to insure that
surface drainage is directed to the street or a public storm drainage system approved by the Engineering
Department. For situations where the back portions of lots drain away from a street and toward adjacent
lots, appropriate private storm drainage lines shall be provided to sufficiently contain and convey runoff
from each lot.
The a�plicant will also be required to provide a geotechnical report, per Appendix Chapter 33 of the
UBC, or the proposed grading slope construction. The recommendations of the report will need to be
incorporated into the final �radin� plan and a final construction supervision report must be filed with the
Engineering Department prior to issuance of building permits.
The design engineer shall also indicate, on the grading plan, which lots will have natural slopes between
10% and 20%, as well as lots that will have natural slopes in excess of 20%. This information will be
necessary in determining if special grading inspections and/or permits will be necessary when the lots
develop.
Site Permit Re uired:
e app ican is required to obtain a Site Permit from the Building Division to cover all on-site private
utility installations (water, sewer, storm, etc.) and driveway construction. This permit shall be obtained
prior to approval of the final plat.
Address Assi nments:
e i y o igar 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 $60.00 (2 lots and/or tracts X $30/address = $60.00).
The developer will also be required to provide signage at the entrance of each shared flag lot driveway
or private street that lists the addresses that are served by the given driveway or street. This will assist
emergency services personnel to more easily find a particular home.
Surve Re uirements
e app ican s ina p at shall contain State Plane Coordinates [NAD 83 (91)] on two monuments with a
tie to the City's global positioning system (GPS) geodetic control network (GC 22). These monuments
shall be on the same line and shall be of the same precision as required for the subdivision plat
boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground
measurements to grid measurements and the angle from north to grid north. These coordinates can be
established by:
. GPS tie networked to the City's GPS survey.
. By random traverse using conventional surveying methods.
In addition, the applicant's as-built drawings shall be tied to the GPS network. The applicant's engineer
shall provide the City with an electronic file with points for each structure (manholes, catch basins, water
valves, hydrants and other water system features in the development, and their respective X and Y
State Plane Coordinates, referenced to NAD 83 (91�.
SECTION VI. OTHER STAFF COMMENTS
City of Tigard Water Department has reviewed the proposal and has offered the following comments:
. Water meters to be located in landscape area on Winterview Drive.
. Water meter sizes—due to distance to be 1-inch in size.
. Water services will be installed by City of Tigard Public Works Department.
NOTICE OF DECISION MLP2003-00009/THORNWOOD PARTITION PAGE 19 OF 22
City of Tigard Long Range Planning Department has reviewed the proposal and has no objections to
City of Tigard Police Department has reviewed the proposal and has offered the following comments:
. Request a monument located at foot of private drive and Winterview Drive identifying the house
numbers for the two new lots.
City of Tigard Urban Forester has reviewed the proposal and has offered the following comments:
. Trees on neighboring property must be protected with tree protection fencing.
SECTION VII. AGENCY COMMENTS
Tualatin Valley Fire and Rescue has reviewed the proposal and has offered the following comments.
As per the applicants request, the conditions in this approval letter are based on both homes
being protected with automatic fire sprinklers installed in accordance with NFPA 13D.
�> FIRE APPARATUS ACCESS ROAD DISTANCE FROM BUILDING AND TURNAROUNDS: Access
roa s s a e wit in eet o a portions o t e exterior wa o t e irst story o t e uilding as
measured by an approved route around the exterior of the building. An approved turnaround is
required if the remainin� distance to an approved intersecting roadway, as measured along the fire
apparatus access road, is greater than 150 feet. (UFC Sec. 962.2.1)
This application will be accepted as submitted without an approved turnaround.
2� FIRE APPARATUS ACCESS ROAD WIDTH AND VERTICAL CLEARANCE: Fire apparatus access
roa s s a ave an uno structe wi t o not ess t an eet 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 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)
This application will be accepted with a minimum 13' feet wide access roadway. This
roadway ma� be 10 feet of hard surface with a 3 foot wide compacted gravel shoulder that
meets the minimum load capacities as stated in item #4.
s� SURFACE AND LOAD CAPACITIES: Fire apparatus access roads shall be of an all-weather
su ace t at is easi y istinguis a e rom the surrounding area and is capable of supportin� 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)
a� NO PARKING SIGNS: Where fire apparatus roadways are ,not of sufficient width to accommodate
par e ve ic es an feet of unobstructed driving surface, No Parking signs shall be installed on
one or both sides of the roadway and in turnarounds as needed. (UFC Sec. 902.2.4) Signs shall
read "NO PARKING - FIRE LANE - TOW AWAY ZONE, ORS 98.810 - 98.812" and shall be installed
with a clear space above grade level of 7 feet. Signs shall be 12 inches wide by 18 inches high and
shall have black or red letters and border on a white background. (UFC Sec. 901.4.5.1) — (See
diagram on back}
No parking will be allowed along the entire length of the access roadway. Signs shall be
provided.
NOTICE OF DECISION MLP2003-00009/THORNWOOD PARTITION PAGE 20 OF 22
s> 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)
This application will be accepted with the grades as submitted.
s� SINGLE FAMILY DWELLINGS AND DUPLEXES - FIRE HYDRANTS: Fire hxdrants for single family
we ings, up exes an su - ivisions, s a e p ace at eac 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)
One fire hydrants shall be added at the intersection of SW Winterview Drive and the access
roadway serving the homes.
�� FIRE HYDRANT DISTANCE FROM AN ACCESS ROAD: Fire hydrants shall be located not more
t an eet rom an approve ire apparatus access roa way. (UFC Sec. 903.4.2.4)
s� REFLECTIVE HYDRANT MARKERS: Fire hydrant_locations shall be identified by the installation of
re ective mar ers. e mar ers s a e 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� ACCESS AND FIRE FIGHTING WATER SUPPLY DURING CONSTRUCTION: Approved fire
apparatus access roa ways an ire ig tin� water supp ies s a e insta e an operational prior to
any other construction on the site or subdivision. (UFC Sec. 8704)
Washington County Land Use Department has reviewed the proposal and will not be submitting any
comments.
SECTION VIII. PROCEDURE AND APPEAL INFORMATION
Notice: Notice was mailed to:
X The applicant and owners
�— Owner of record within the required distance
—� Affected government agencies
Final Decision:
THIS DECISION IS FINAL ON AUGUST 19, 2003 AND BECOMES
III EFFECTIVE ON SEPTEMBER 4, 2003 UNLESS AN APPEAL IS FILED. �I
�A e�al:
The Director's Decision is final on the date that it is mailed. All persons entitled to notice or who are
otherwise adversely affected or aggrieved by the decision as provided in 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, sub�ect to any additional rules of procedure that
NOTICE OF DECISION MLP2003-00009/THORNWOOD PARTITION PAGE 21 OF 22
may be adopted from time to time by the appellate body.
THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON SEPTEMBER 3, 2003.
Questions:
yoT� iF—ave any questions, please call the City of Tigard Planning Division, Tigard City Hall, 13125 SW
Hall Boulevard, Tigard, Oregon at (503) 639-4171.
._� .
� �
' �y �z --�� August 18, 2003
PREPA E . ath cheidegger DATE
Associate Planner
� Auqust 18, 2003
APPROVED BY: Richard H. B dorff DATE
Planning M er
i/curpin/mathew/mlp/ml p2003-00009.dec
NOTICE OF DECI510N MLP2003-00009/THORNWOOD PARTITION PAGE 22 OF 22
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'T� OF T1GARD � MLP2003-000091SLR2003-00006/MIS2003-00020/VAR2003-00038
S�TE P■..�►N � THORNWOOD SUBDIVISION PARTITION
(Map is not to scale)
Venture Properties, Inc. EXHIBIT�
Attn: Wendy Hemmen MLP2003-00009
4230 Galewood Street, Suite 100 THORNWOOD SUBDIVISION PARTITION
Lake Oswego, OR 97035
Harris-McMonagle Associates, Inc.
Attn: Jay Harris
12555 SW Hall Boulevard
Tigard, OR 97223
Karen Jachter
14982 SW Summerview Drive
Tigard, OR 97224
Julie Russell
126t2 SW Terraview Drive
Tigard, OR 97224
�
AFFIDAVIT OF MAILING �`
CITY OF TIGARD
C'oni m uriit y,Deuelopnte+ii
ShapingA BetterCommunity
I, �'atricia L. Lunsf or�C being first duly sworn/affirm, on oath depose and say that I am a SeniorAdministrativeSpeciaCut for
the City of 7'tgard, 'Washington County, Oregon and that I served the following:
{Check Appropnate Box(s)Below}
� NOTICE OF DECISION fOR: MLP2003-00009/SLR2003-OOOOb/MIS2003-000�0/VAR�003-00038 — THORNWOOD SUB. PARTITION
❑ 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 E1(hlblt"B",and by reference made a part
hereof, on Au9ust19,2003, and deposited in the United States Mail on August19,2003, postage prepaid.
i
;
;` `
(Person t r ared otice)
S7A�E O�F O�GON )
County o f`WasT sngton �ss.
C4�j►of r!"sgard ) ,
Subscribed and sworn/affirmed before me on the _y� day of , 2003.
� ��'�L.
pFFICIAL SEAL �
.~ .° J BENQTSON My Commission E�ires: �
l NpTARY PUBLIC•OREGON
COPJIMISSION NO.368086
`MY COMMISSION E'XPIRES APR.27,2007
I
' EXHIB
NOTICE OF TYPE II DECISION
MINOR LAND PARTITION (MLP) 2003-00009 ~V`
CITY OF TIGARD
THORNWOOD SUBDIVISION PARTITION c°"""u""'""````°p"""`
S(apingA Bettcr�'ommunity
120 DAYS = 11/21/2003
(Includes a 30-day extension)
SECTION I. APPLICATION SUMMARY
FILE NAME: THORNWOOD SUBDIVISION PARTiTION
CASE NOS: Minor Land Partition (MLP) MLP2003-00009
Sensitive Lands Review (SLR) SLR2003-00006
Lot Line Adjustment (MIS) MIS2003-00020
Development Adjustment (VAR) VAR2003-00038
PROPOSAL: The applicant is requesting approval of a finro-lot partition for the purpose of
creating two (2) additional detached single-family homes. A Lot Line Ad�ustment
adjusting Tract B into Tract A and reducing the proposed parcels to exclude
slopes greater than 25 percent has also been requested. A Sensitive Lands
Review for slopes in excess of 25 percent and an Ad�ustment to the required fire
apparatus turn-around are also requested.
APPLICANT/ Venture Properties, Inc. APPLICANT'S Harris-McMonagle Assoc., Inc.
OWNER: Attn: Wendy Hemmen REP.: Attn: Jay Harris
4230 SW Galewood Street, Suite 100 12555 SW Hall Boulevard
Lake Oswego, OR 97035 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: Thornwood Subdivision Tracts A, B, C and D. Washington County Tax Assessor's
Map No. 2S110BC, Tax Lots 8900, 9000, 9100 and 9200.
APPLICABLE
REVIEW
CRITERIA: Community Development Code Cha pters 18.370, 18.390, 18.410, 18.420, 18.510,
18.705, 18.715, 18.725, 18.745, 18.765, 18.775, 18.790, 18.795 and 18.810.
SECTION II. DECISION
Notice is hereby given that the City of Tigard Community Development Director's designee has
APPROVED the above request. 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:
ol� tice mailed to:
X The applicant and owners
� Owner of record within the required distance
�— Affected government agencies
Final Decision:
THIS DECISION IS FINAL ON AUGUST 19, 2003 AND BECOMES
EFFECTIVE ON SEPTEMBER 4, 2003 UNLESS AN APPEAL IS FILED.
A eal:
e irector's Decision is final on the date that it is mailed. All persons entitled to notice or who are
otherwise adversely affected or aggrieved by the decision as provided in Section 18.390.040.G.1 may
appeal this decision in accordance witF� 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 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 SEPTEMBER 3, 2003.
Questions:
or urt er information please contact the Planning Division Staff Planner, Mathew Scheide er at
(503) 639-4171, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon .
--- �, - - _—�—
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srr� �uw THORNWOOD SUBDIYISION PARTITION
(Map is not to scala)
��l�P�2oa3 -��
110BC�02900 � 2S110CB-04000
20 68 TITION PLAT CALDERON JUAN A&
OW OF LOTS 1-3 CALDERON IRMA ZORAIDA
15113 SW 122ND AVE EXHIBiT�
TIGARD,OR 97223
2S7106C-01200 2S709AD-06500
AMES A GRAY/JOHNSON VIRGINIA CAPUZZI KEVIN&SUZIE
c/o VENTURE PROPERTIES INC 14926 SW SUMMERVIEW DR
4230 GALEWOOD ST#100 TIGARD,OR 97224
LAKE OSWEGO,OR 97035
2S109DA-02100 2S109AD-05400
AMES ROBERT R AND CHRISTENSEN JOEL D&
AMES ARTHUR GARY 8 TRICIA E
JOHNSON VIRGINIA L&DALE V TR 12658 5W SUMMERVIEW CT
1801 SW HIGHLAND RD TIGARD,OR 97224
PORTLAND,OR 97221
2S 109AD-07400 2S 110BC-01201
ARLINGTON HEIGHTS OWNERS COLEMAN ROBERT E 8 VERNA M
ASSOCIATION 12300 SW BULL MOUNTAIN RD
17700 SW UPPER BOONES FY RD TIGARD,OR 97224
STE 100
PORTLAND,OR 97224
2S109AD-07300 2S109AD-05500
INGTON HEI HTS�WNERS CRANDALLALAN W&SANDY N
ASS IATIO 12626 SW SUMMERVIEW CT
17700 S PPER BOONES FY RD TIGARD,OR 97224
ST 0
RTLAND,OR 97224
2S 109DA-02000 2S 109AD-00300
LINGTON HEIGHTS OWNERS CRINO ARTHUR D&SALLY J TRUSTE
AS CIATIO 14580 SW 126TH
17700 PER BOONES FY RD TIGARD,OR 97224
STE
RTLAND,OR 97224
2S110CB-03300 2S11008-03700
BARBERO DOUGLAS M DEGROOT DIRK G 8 WENDY A
12333 SW AUTUMNVIEW ST 12344 SW AUTUMN VIEW ST
TIGARD,OR 97224 TIGARD,OR 97224
2S109AD-00200 2S109AD-05900
BARNHART RICHARD L 8 NANCY K DOUGHTY GARY T&KIMBERLY A
14620 SW 126TH AVE 12788 SW TERRAVIEW DR
TIGARD,OR 97224 TIGARD,OR 97224
2S110CB-04600 2S109AD-07100
BEYMER MATHEW M& DU W ERIC&D STEPHANIE
NAKVASIL ANGELA M 12532 SW WINTERVIEW DR
15245 SW TURNAGAIN DR TIGARD,OR 97224
TIGARD,OR 97223
2S110CB-04200 2S109DA-01000
BUTLER ROBIN B&DIANNE H FEHR JEFFREY W&DAWN H
15157 SW 122ND AVE 15024 SW SUMMERVIEW DR
TIGARD,OR 97223 TIGARD,OR 97224
2S 17 oBC•00700 25109AD-04200
FITZWATER D SCOTT AND HAMMEL RICHARD C&SHARI L
KARLENE G 12639 SW WINTERVIEW DR
12350 SW CORYLUS CT TIGARD,OR 97224
TIGARD,OR 97224
2S110BG02000 2S109DA-00900
FORD ERIC L&BARBARA J HOLLIS DOUGLAS L 8
12096 SW ASPENRIDGE DR HOLLIS GLENDA A
TIGARD,OR 97224 15012 SW SUMMERVIEW DR
TIGARD,OR 97224
2S109DA-00500 2S109AD-06400
FOUSHEE SEAN&PAUL►NE HOYEZ LARRY D&LAUREN BUTTE
14996 SW SUMMERVIEW DR 14919 SW SUMMERVIEW DR
TIGARD,OR 97224 TIGARD,OR 97224
2S 11 o8C-01900 2S 1 o9AD-04900
FOWLER ROBERT E AND PEGGY Y HUGHES MICHAEL D&
11981 SW ASPEN RIDGE DR MASTANEH S
TIGARD,OR 97224 12657 SW TERRAVIEW DR
TIGARD,OR 97223
2S 110CB-03900 2S 109DA-00400
FOWLER WALLACE F REVOC LIVING T JACHTER DAVID L 8
FOWLER RUTH A REVOC LIVING TRUST KAREN L
12310 SW AUTUMNVIEW ST 14982 SW SUMMERVIEW DR
TIGARD,OR 97224 TIGARD,OR 97224
2S1108C-01300 2S709AD-05200
FROUDE CARL J JOHNSON JEFF H&ANNETTE M
12200 SW BULL MTN RD 12685 SW SUMMERVIEW CT
TIGARD,OR 97224 TIGARD,OR 97224
2S 710CB-01800 2S 110BC-01600
FROUDE CARL J/BEVERLY J JOHNSON PAMELLA SIMS
12200 SW BULL MTN ROAD 12235 SW BULL MOUNTIAN RD
TIGARD,OR 97224 TIGARD,OR 97224
2S11006-03600 1 OBC-00500
GILBREATH GREGORY M&SUSAN L JOH AMELLA SIMS
12366 SW AUTUMNVIEW ST 122 W MOUNTIAN RD
TIGARD,OR 97223 ARD,OR 97 4
2S110CB-03200 2S1106G-02200
HALL DOUGLAS S& KAEDING GEORGE E&ELLEN E
HALL RENEE M 12012 SW ASPEN RIDGE DR
12311 SW AUTUMN VIEW TIGARD,OR 97224
TIGARD,OR 97224
2S109AD-00100 2S1106D-05300
HALL ELIZABETH KAM RICHARD LAWRENCE AND
12585 SW BULL MTN RD LYNNETTE NAOMI
TIGARD,OR 97223 11979 SW VIEWCREST CT
TIGARD,OR 97223
� 2S109DA-00300 2S710BC-01400
KENNEDY MICHAEL J&ROXANNE D LOUD ANDREW C&
14968 SW SUMMERVIEW DR TAYLOR CONTANCE J
TIGARD,OR 97224 12040 SW BULL MOUNTAIN RD
TIGARD,OR 97224
2S1106G02100 2S109AD-04300
KIM JIN YOUNG AND OK LYLE STEVEN M 8 MARIA D
12055 SW ASPEN RIDGE DR 12663 SW WINTERVIEW DR
TIGARD,OR 97224 TIGARD,OR 97224
2S110CB-03500 2S109AD-07200
KLOSTERMAN FRITZ K 8 MARIETTA R MAY GARY M
12377 SW AUTUMNVIEW ST 12500 5W WINTERVIEW DR
TIGARD,OR 97224 TIGARD,OR 97224
2S110CB-02000 2S110CB-04100
KNAUSS HARVEY L MCDONALD BRET E&MARIE L
14383 SW MCFARLAND BLVD 15135 SW 122ND AVE
TIGARD,OR 97224 TIGARD,OR 97224
25110BC-00501 2S 109AD-03900
KUHL JOHN W&JERIALEA A MEHTA MANISH&
14670 SW HAZELTREE TERR PRAKASH RUCHI
PORTLAND,OR 97224 12557 SW WINTERVIEW DR
TIGARD,OR 97223
2S109DA-01800 2S109AD-04000
LANDMARK JASON R&KARI K MERKLIN MARK A 8�LISA H
14987 SW SUMMERVIEW DR 12589 WINTERVIEW DR
TIGARD,OR 97224 TIGARD,OR 97224
2S109DA-00700 2S109AD-04500
LANGHAIM RYAN D&CARLIE K MEYER CHRISTIAN 8 CARIN
12558 SW AUTUMN VIEW ST 12692 SW WINTERVIEW DR
TIGARD,OR 97224 TIGARD,OR 97224
25109AD-04600 2S11006-00500
LARSEN DANIEL L 8� MINTHORNE DWIGHT C/KARLA
SHARON S 12415 SW BEEF BEND RD
12668 SW WINTERVIEW DR TIGARD,OR 97223
TIGARD,OR 97224
2S 109DA-00200 2S 109AD-04800
LARSEN GLEN E&NANCY M MUHICH ALLEN L&DEBORAH G
14954 SW SUMMERVIEW DR 12620 SW WINTERVIEW DR
TIGARD,OR 97224 TIGARD,OR 97224
2S 110BC-00200 2S 1106C-0O800
LASSELLE COURTNEY D MURPHY KAREN L LIVING TRUST
BARBARA M BY MURPHY MICHAEL J&KAREN l
12175 SW BULL MTN RD 12380 SW CORYLUS CT
TIGARD,OR 97223 TIGARD,OR 97224
I 2S110CB-03800 2S109AD-07000
NAPOLI DOUGLAS&LYNN MICHELLE PORTELLO THEODORE J&
12322 SW AUTUMN VIEW MARY LEE
TIGARD,OR 97223 12564 SW WINTERVIEW DR
TIGARD,OR 97223
2S109AD-05100 2S109AD-04100
NEIFFER DAWN RAWLS RONALD L
12653 SW SUMMERVIEW CT 12615 SW WINTERVIEW DR
PORTLAND,OR 97224 TIGARD,OR 97224
2S 7 09AD-06100 2S 110BC-07 700
NELSON LIVING TRUST ROBIN50N CONSTANCE A
BY EUGENE P NELSON TR 8� 12000 SW VIEWCREST CT
KARLEEN E NELSON TR TIGARD,OR 97224
12760 SW TERRAVIEW DR
TIGARD,OR 97224
2S109AD-06600 110BC-01800
NOFFZ JOHN O JR&CHERYL A RO 50 NSTANCE A
1268U SW TERRAVIEW DR 1200 WCREST CT
TIGARD,OR 97223 ARD,OR 97 24
2S109AD-09900 2S109AD-06300
NOFFZ SURVIVOR'S TRUST ROKOS TERESA M 8
BY NOFFZ JOHN O TR PACHOLKE TIMMY L
14940 SW SUMMERVIEW DR 12732 SW TERRAVIEW DR
TIGARD,OR 97224 TIGARD,OR 97224
2S 11 oCB-04500 2S t 09AD-06200
OLESON DAVID EDWARD 8� ROLAND RICHARD S&
OLESON SHELLY DIANE SUSAN R
15233 SW 122ND AVE 12746 SW TERRAVIEW DR
TIGARD,OR 97224 TIGARD,OR 97224
2S 109AD-06000 2S 109AD-06900
PADOVANI DELORES K RUDE LANE D&MARY J
12774 SW TERRAVIEW DR 12596 SW WINTERVIEW DR
PORTLAND,OR 97224 PORTLAND,OR 97224
2S109DA-01700 2S109AD-06800
PANE JOHN R&KAREN M RUSSELL EVAN S 8�JULIE A
15003 SW SUMMERVIEW DR 12662 SW TERRAVIEW DR
TIGARD,OR 97224 TIGARD,OR 97224
2S109AD-09600 2S11008-03100
PARSONS ALDORA N SCOTT CHRISTIAN D&SUZANNE
14631 SW 126TH AVE 15097 SW 122ND AVE
TIGARD,OR 97224 TIGARD,OR 97224
2S109AD-04700 2S110BC-00300
PAYNE CHRISTOPHER D& SHARP THOMAS J&PATRICIA J
PAYNE CHRISTINA L 14440 SW HAZELHILL DR
12644 SW WINTERVIEW DR TIGARD,OR 97223
PORTLAND,OR 97224
r 2S109AD-05700 2S110BC-00900
SHEN DENNIS& TIGARD WATER DISTRICT
DAYTON GWEN M 8777 SW BURNHAM ST
12781 SW TERRAVIEW DR TIGARD,OR 97223
TIGARD,OR 97224
2S11008-00201 2S110CB-0030
SMITH EULA L TI D TER DISTRICT
12239 SW BEEF BEND RD 877 RNHAM ST
TIGARD,OR 97224 ARD,OR 97223
2S109DA-01900 2S109DA-01100
SMITH GREGORY S&BARBARA H TIMPANI ERNEST C 8�DEBBIE C
14961 5W SUMMERVIEW DR 15030 SW SUMMERVIEW DR
TIGARD,OR 97224 TIGARD,OR 97224
2S1 tOBC-00600 2S109AD-05600
SNELL RONALD WINFIELD TORNAY PAUL GREGORY&
14615 5W HAZELTREE TERR JILL SUZANNE
TIGARD,OR 97224 12753 SW TERRAVIEW DR
TIGARD,OR 97224
2S109DA-01400 2S710CB-07
SUN RIDGE BUILDERS INC T HEIGHTS OWNERS OF
14912 SW SUMMERVIEW DR LOT 1- LOTS 34-36
TIGARD,OR 97224 0
2S 11 OBC-00400 2S 11 oCB-07
SZALVAY LASZLO&IREN TU IN HEIGHTS OWNERS OF
14550 SW HAZELTREE TER LO 1- OTS 34-36
TIGARD,OR 97224 , 0
2S109AD-03800 2S709DA-01500
THAXTON MARK H&LISE A ULWELLING MIKE 8�
12525 SW WINTERVIEW DR ULWELLING ANGELA
TIGARD,OR 97224 15035 SW SUMMERVIEW DR
TIGARD,OR 97224
2S1osAD-0� • 2S110CB-04300
THI KHANH T VEALS MARK LANGDON
12673 SW TERRAVIEW DR 15179 SW 122ND AVE
TIGARD,OR 97224 TIGARD,OR 97223
2S110CB-03000 2S110BC-01100
THOMAS DENEE VENTURE PROPERTIES INC
15085 SW 122ND 4230 GALEWOOD ST STE 100
TIGARD,OR 97224 LAKE OSWEGO,OR 97035
2 OBC-02 2S110BC-01001
TIGA OF VEN P ERTIES INC
131 S ALL 4230 E D ST STE 100
T ARD,OR 97223 E OSWEGO,OR 97035
�.,
� 2S1108C-07000
V P RTIES INC
4230 D ST STE 100
OSWEGO,OR 97035
2S109DA-00800
WISLER DAVID&TRINA
12574 SW AUTUMNVIEW ST
PORTLAND,OR 97224
2S109DA-01800
WORKMAN ROBERT CLARK&
JULIA MARIE
15019 SW SUMMERVIEW DR
TIGARD,OR 97224
2S110CB-00100
WRIGHT RICHARD R AND
DIANE M
15350 SW BULL MOUNTAIN RD
TIGARD,OR 97223
2S110CB-03400
ZIEMER VICTOR E JR&
MORGAN TRACI L
12355 SW AUTUMNVIEW ST
TIGARD,OR 97224
2StosAD-05300
ZIMMERLY DENNIS&DEANNA
12690 SW SUMMERVIEW CT
TIGARD,OR 97224
S' �.
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�Avenue
Tigard, OR 97224
Gretchen Buehner
13249 SW 136m 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
CITY OF TIGARD - WEST CIT SUBCOMMITfEE (pg. I of I) (i:lcurpin\setupllabelslClT West.doc) UPDATED: March 14, 2002
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pG Intormation on this map is for gene2l bcation ony and
(�� should be verified with the Developnenl Services Divisbn.
2 13125 SW Hall BWd
� � Tigard.OR 97223
(503)639-4171
� hnplMnwv.ci.tigaM.ocus
Community Development Plot date:May 12,2003;C:lmagiclMAGiCO3.APR
1106C-02900 2si ioce-oa000
20 68 TITION PLAT CALDERON JUAN A&
OW OF LOTS 1-3 CALDERON IRMA ZORAIDA
15113 SW 122ND AVE
TIGARD,OR 97223
25110BC-01200 2S109ADA6500
AMES A GRAY/JOHNSON VIRGINIA CAPUZZI KEVIN&SUZIE
Go VENTURE PROPERTIES INC 14926 SW SUMMERVIEW DR
423D GALEWOOD ST#100 TIGARD,OR 97224
LAKE OSWEGO,OR 97035
2S 109DA-02100 2S 109AD-05400
AMES ROBERT R AND CHRISTENSEN JOEL D&
AMES ARTHUR GARY& TRICIA E
JOHNSON VIRGINIA L&DALE V TR 12658 SW SUMMERVIEW CT
1801 SW HIGHLAND RD TIGARD,OR 97224
PORTLAND,OR 97221
2S 109AD-07400 2S 1106 C-01201
ARLINGTON HEIGHTS OWNERS COLEMAN ROBERT E&VERNA M
ASSOCIATION 12300 SW BULL MOUNTAIN RD
17700 SW UPPER BOONES FY RD TIGARD,OR 97224
STE 100
PORTLAND,OR 97224
2S 109AD-07300 2S 109AD-05500
A INGTON HEI HTS OWNERS CRANDALL ALAN W&SANDY N
ASS IATIO 12626 SW SUMMERVIEW CT
17700 S PPER BOONES FY RD TIGARD,OR 97224
ST 0
RTLAND,OR 97224
2S 109 DA-02000 2S 109AD-00300
LINGTON HEIGHTS OWNERS CRINO ARTHUR D&SALLY J TRUSTE
AS CIATIO 14580 SW 126TH
177D0 PER BOONES FY RD TIGARD,OR 97224
STE
RTLAND,OR 97224
2S 110CB-03300 2S 110CB-03700
BARBERO DOUGLAS M DEGROOT DIRK G&WENDY A
12333 SW AUTUMNVIEW ST 12344 SW AUTUMN VIEW ST
TIGARD,OR 97224 TIGARD,OR 97224
2S109AD-0O200 2S109AD-05900
BARNHART RICHARD L&NANCY K DOUGHTY GARY T&KIMBERLY A
14620 SW 126TH AVE 12788 SW TERRAVIEW DR
TIGARD,OR 97224 TIGARD,OR 97224
2S 11006-04600 2S 109AD-07100
BEYMER MATHEW M& DU W ERIC&D STEPHANIE
NAKVASIL ANGELA M 12532 SW WINTERVIEW DR
15245 SW TURNAGAIN DR TIGARD,OR 97224
TIGARD,OR 97223
2S 110CB-04200 2S 109DA-01000
BUTLER ROBIN B&DIANNE H FEHR JEFFREY W&DAWN H
15157 SW 122ND AVE 15024 SW SUMMERVIEW DR
TIGARD,OR 97223 TIGARD,OR 97224
2S 110BC-00700 2S 109AD-04200
FITZWATER D SCOTT AND HAMMEL RICHARD C&SHARI L
KARLENE G 12639 SW WINTERVIEW DR
12350 SW CORYLUS CT TIGARD,OR 97224
TIGARD,OR 97224
2S 110BC-02000 2S 109DA-00900
FORD ERIC L&BARBARA J HOLLIS DOUGLAS L&
12096 SW ASPENRIDGE DR HOLLIS GLENDA A
TIGARD,OR 97224 15012 SW SUMMERVIEW DR
TIGARD,OR 97224
2S 109DA-00500 2S 109AD-06400
FOUSHEE SEAN&PAULINE HOYEZ LARRY D&LAUREN BUTTE
14996 SW SUMMERVIEW DR 14919 SW SUMMERVIEW DR
TIGARD,OR 97224 TIGARD,OR 97224
2S 1106C-01900 2S 109AD-04900
FOWLER ROBERT E AND PEGGY Y HUGHES MICHAEL D&
11981 SW ASPEN RIDGE DR MASTANEH S
TIGARD,OR 97224 12657 SW TERRAVIEW DR
TIGARD,OR 97223
2S 110CB-03900 2S 109DA-00400
FOWLER WALLACE F REVOC LIVING T JACHTER DAVID L&
FOWLER RUTH A REVOC LIVING TRUST KAREN L
12310 SW AUTUMNVIEW ST 14982 SW SUMMERVIEW DR
TIGARD,OR 97224 TIGARD,OR 97224
2S 1108C-01300 2S 109AD-05200
FROUDE CARL J JOHNSON JEFF H&ANNETTE M
12200 SW BULL MTN RD 12685 SW SUMMERVIEW CT
TIGARD,OR 97224 TIGARD,OR 97224
2S 110CB-01800 2S 110BC-01600
FROUDE CARL J/BEVERLY J JOHNSON PAMELLA SIMS
12200 SW BULL MTN ROAD 12235 SW BULL MOUNTIAN RD
TIGARD,OR 97224 TIGARD,OR 97224
2S 71008-03600 10BC-00500
GILBREATH GREGORY M&SUSAN L JOH AMELLA SIMS
12366 SW AUTUMNVIEW ST 122 W MOUNTIAN RD
TIGARD,OR 97223 ARD,OR 97 4
2S 11006-03200 2S 110BC-02200
HALL DOUGLAS S 8 KAEDING GEORGE E&ELLEN E
HALL RENEE M 12012 SW ASPEN RIDGE DR
12311 SW AUTUMN VIEW TIGARD,OR 97224
TIGARD,OR 97224
2S 109AD-00100 2S 110B D-05300
HALL ELIZABETH KAM RICHARD LAWRENCE AND
12585 SW BULL MTN RD LYNNETTE NAOMI
TIGARD,OR 97223 11979 SW VIEWCREST CT
TIGARD,OR 97223
2S109DA-00300 2S1106C-01400
KENNEDY MICHAEL J&ROXANNE D LOUD ANDREW C&
14968 SW SUMMERVIEW DR TAYLOR CONTANCE J
TIGARD,OR 97224 12040 SW BULL MOUNTAIN RD
TIGARD,OR 97224
2S 1108C-02100 2S 109AD-04300
KIM JIN YOUNG AND OK LYLE STEVEN M&MARIA D
12055 SW ASPEN RIDGE DR 12663 SW WINTERVIEW DR
TIGARD,OR 97224 TIGARD,OR 97224
2S 11 DCB-03500 2S 109AD-07200
KLOSTERMAN FRITZ K&MARIETTA R MAY GARY M
12377 SW AUTUMNVIEW ST 12500 SW WINTERVIEW DR
TIGARD,OR 97224 TIGARD,OR 97224
zs i i oCB-oz000 2S��oCB-oai o0
KNAUSS HARVEY L MCDONALD BRET E&MARIE L
14383 SW MCFARLAND BLVD 15135 SW 122ND AVE
TIGARD,OR 97224 TIGARD,OR 97224
2S 1106 C-00501 2S 109AD-03900
KUHL JOHN W&JERIALEA A MEHTA MANISH&
14670 SW HAZELTREE TERR PRAKASH RUCHI
PORTLAND,OR 97224 12557 SW WINTERVIEW DR
TIGARD,OR 97223
2S 109DA-01800 2S 109AD-04000
LANDMARK JASON R&KARI K MERKLIN MARK A&LISA H
14987 SW SUMMERVIEW DR 12589 WINTERVIEW DR
TIGARD,OR 97224 TIGARD,OR 97224
2S109DA-00700 2S109AD-04500
LANGHAIM RYAN D&CARLIE K MEYER CHRISTIAN&CARIN
12558 SW AUTUMN VIEW ST 12692 SW WINTERVIEW DR
TIGARD,OR 97224 TIGARD,OR 97224
2S 1 o9AD-04800 2S 11008-00500
LARSEN DANIEL L& MINTHORNE DWIGHT C/KARLA
SHARON S 12415 SW BEEF BEND RD
12668 SW WINTERVIEW DR TIGARD,OR 97223
TIGARD,OR 97224
2S 109DA-00200 2S 109AD-04800
LARSEN GLEN E&NANCY M MUHICH ALLEN L&DEBORAH G
14954 SW SUMMERVIEW DR 12620 SW WINTERVIEW DR
TIGARD,OR 97224 TIGARD,OR 97224
2Si�oBC-oozoo 2S i i aeC-oosoo
LASSELLE COURTNEY D MURPHY KAREN L LIVING TRUST
BARBARA M BY MURPHY MICHAEL J&KAREN L
12175 SW BULL MTN RD 12380 SW CORYLUS CT
TIGARD.OR 97223 TIGARD,OR 97224
2S 11006-03800 2S 109AD-07000
NAPOLI DOUGLAS&LYNN MICHELLE PORTELLO THEODORE J&
12322 SW AUTUMN VIEW MARY LEE
TIGARD,OR 97223 12564 SW WINTERVIEW DR
TIGARD,OR 97223
2S109AD-05100 25109AD-041�0
NEIFFER DAWN RAWLS RONALD L
12653 SW SUMMERVIEW CT 12615 SW WINTERVIEW DR
PORTLAND,OR 97224 TIGARD,OR 97224
2S 109AD-06100 2S 1106 C-01700
NELSON LIVING TRUST ROBINSON CONSTANCE A
BY EUGENE P NELSON TR& 12a00 SW VIEWCREST CT
KARLEEN E NELSON TR TIGARD,OR 97224
12760 SW TERRAVIEW DR
TIGARD,OR 97224
2S 7 09AD-06600 110BC-01800
NOFFZ JOHN O JR&CHERYL A RO SO NSTANCE A
12680 SW TERRAVIEW DR 1200 WCREST CT
TIGARD,OR 97223 ARD,OR 97 24
2S109AD-09900 2S109AD-06300
NOFFZ SURVIVOR'S TRUST ROKOS TERESA M&
BY NOFFZ JOHN O TR PACHOLKE TIMMY L
14940 SW SUMMERVIEW DR 12732 SW TERRAVIEW DR
TIGARD,OR 97224 TIGARD,OR 97224
2S 17 OCB-0450Q 2S 109AD-06200
OLESON DAVID EDWARD& ROLAND RICHARD S&
OLESON SHELLY DIANE 5U5AN R
15233 SW 122ND AVE 12746 SW TERRAVIEW DR
TIGARD,OR 97224 TIGARD,OR 97224
2S109AD-06000 2S109AD-06900
PADOVANI DELORES K RUDE LANE D&MARY J
12774 SW TERRAVIEW DR 12596 SW WINTERVIEW DR
PORTLAND,OR 97224 PORTLAND,OR 97224
2S 109DA-0170a 2S 109AD-06800
PANE JOHN R&KAREN M RUSSELL EVAN S&JULIE A
15003 SW SUMMERVIEW DR 12662 SW TERRAVIEW DR
TIGARD,OR 97224 TIGARD,OR 97224
2S 109AD-09600 2S 71 DCB-03100
PARSONS ALDORA N SCOTT CHRISTIAN D&SUZANNE
14631 SW 126TH AVE 15097 SW 122ND AVE
TIGARD,OR 97224 TIGARD,OR 97224
2S109AD-04700 251106C-0030�
PAYNE CHRISTOPHER D& SHARP THOMAS J&PATRICIA J
PAYNE CHRISTINA L 14440 SW HAZELHILL DR
12644 SW WINTERVIEW DR TIGARD,OR 97223
PORTLAND,OR 97224
2S 7 09AD-05700 2S 110BC-00900
SHEN DENNIS& TIGARD WATER DISTRICT
DAYTON GWEN M 8777 SW BURNHAM ST
12781 SW TERRAVIEW DR TIGARD,OR 97223
TIGARD,OR 97224
2S 11 oCB-00201 2S 11 oC8-0o30
SMITH EULA L TI D TER DISTRICT
12239 SW BEEF BEND RD 877 RNHAM ST
TIGARD,OR 97224 ARD,OR 97223
2S 109DA-01900 2S 7 09DA-017 00
SMITH GREGORY S&BARBARA H TIMPANI ERNEST C&DEBBIE C
14961 SW SUMMERVIEW DR 15030 SW SUMMERVIEW DR
TIGARD,OR 97224 TIGARD,OR 97224
25110BC-00600 2S109AD-05600
SNELL RONALD WINFIELD TORNAY PAUL GREGORY&
14615 SW HAZELTREE TERR JILL SUZANNE
TIGARD,OR 97224 12753 SW TERRAVIEW DR
TIGARD,OR 97224
2S 109DA-01400 2S 710CB-07
SUN RIDGE BUILDERS INC T HEIGHTS OWNERS OF
14912 SW SUMMERVIEW DR LOT 1- LOTS 34-36
TIGARD,OR 97224 0
2S 110BC-00400 2S 110CB-07
SZALVAY LASZLO&IREN TU IN HEIGHTS OWNERS OF
14550 SW HAZELTREE TER LO 1- OTS 34-36
TIGARD,OR 97224 ,• 0
2S109AD-03800 2S109DA-01500
THAXTON MARK H&LISE A ULWELLING MIKE&
12525 SW WINTERVIEW DR ULWELLING ANGELA
TIGARD,OR 97224 15035 SW SUMMERVIEW DR
TIGARD,OR 97224
2S 109AD-05000 2S 17 OCB-04300
THI KHANH T VEALS MARK LANGDON
12673 SW TERRAVIEW DR 15179 SW 122ND AVE
TIGARD,OR 97224 TIGARD,OR 97223
2S 110CB-03000 2S 1108C-01100
THOMAS DENEE VENTURE PROPERTIES INC
15085 SW 122ND 4230 GALEWOOD ST STE 100
TIGARD,OR 97224 LAKE OSWEGO,OR 97035
2 oBC-o2a 2S��oeC-o�oo�
TIGA TY OF VEN P ERTIES INC
131 S ALL 4230 E D ST STE 100
T ARD,OR 97223 E OSWEGO,OR 97035
2S110BC-01000
V P RTIES INC
4230 D ST STE 100
OSWEGO,OR 97035
2S 7 09DA-0O800
WISLER DAVID&TRINA
12574 SW AUTUMNVIEW ST
PORTLAND,OR 97224
2S 7 09DA-01600
WORKMAN ROBERT CLARK&
JULIA MARIE
15019 SW SUMMERVIEW DR
TIGARD,OR 97224
2S 110CBA0100
WRIGHT RICHARD R AND
DIANE M
15350 SW BULL MOUNTAIN RD
TIGARD,OR 97223
2S 11 oCB-03400
ZIEMER VICTOR E JR&
MORGAN TRACI L
12355 SW AUTUMNVIEW ST
TIGARD,OR 97224
2S109AD-05300
ZIMMERLY DENNIS&DEANNA
12690 SW SUMMERVIEW CT
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
CITY OF TIGARD - WEST CIT iUB(OMMITfEE (pg. I of I) (i:lcurpinlsetupllabelslClT West.doc) UPDATED: March 14, 2002
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Harris - McMonagle Associates, Inc.
Engineers - Surveyors -Planners
12555 S.W. Hall Boulevard
Tigard,Oregon 9a223
Tel. (503) 639-3453 - Fax (503) 639-1232
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CITY OF TIGARD
COMMUNITY DEYELOPMENT DEPARTMENT
PLANNING DIYISION
13 I 25 SW HALL 64ULEYARD C(TY OF TIC,ARD
TIGARD, OREGON 97223 C'ommunity�i�ez�eCopment
PHONE: SD3-639-4171 fAX: 503-684-7297 (Attn: Patty/Planning) Sfuipi�rgA BettesCommunity
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Property owner information is valid for 3 months from the date of your request
INDICATE ALL PROJECT MAP & TAX LOT NUMBERS (i.e. �S�34Ag, Tax�ot oo�oo) OR THE
ADDRESSES FOR ALL PROJECT PARCELS BELOW:
1"LG� Z 5 � � — l� �G 7G�X LtifS �-/dDU, �/D_T��?D� r�/1ao�
INDICATE WHETHER YOU ARE REQUESTING 1, 2 OR 3 SETS OF LABELS: Z
(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: �T,�Y �'/i I PHONE: Sa_3 �39 3�S�X 1�
This request may be mailed, faxed or hand tlelivered to the City of Tigard. Please allow a
2-day minimum for processing reques�s. Upon completion of your request, the contact person wiil be
calletl to pick up their request that will be placed in "Wilf Calf' 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$2/sheet= 8.00 x 2 sets= $16.00 sheet{s)of labels x$2/sheet=�x�se = a�
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=��sets=
GENERATE LIST =$11.00 / GENERATE LIST - �
TOTAL =$31.00 ��� TOTAL -$2�
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CITY OF TIGARD
�'ommunity�DeveCopment
S(apirig,�BetterConarnunity
LAND USE PROPOSAL DESCRIPTION
120 DAYS = 10/22/2003
FILE NOS.: MINOR LAND PARTITION (MLP 2003-00009
SENSITIVE LANDS REVIEW�SLR 2003-00006
LOT LINE ADJUSTMENT (MI ) 20 3-00020
DEVELOPMENT ADJUSTMENT (VAR) 2003-00038
FILE TITLE: THORNWOOD SUBDIVISION PARTITION
APPLICANT/ Venture Properties, Inc. APPLICANT'S Harris-McMonagle Assoc., Inc.
OWNER: Attn: Wendy Hemmen REP.: Attn: Jay Harris
4230 Galewood Street, Suite 100 12555 SW Hall Boulevard
Lake Oswego, OR 97035 Tigard, OR 97223
REQUEST: The applicant is requesting, approval to perform a two-lot partition for the purpose of
detached single-family housing lots of Tracts B, C, and D of the Thornwood Subdivision
Plat, and a Lot Line Adjustment of Tract B into Tract A and the new parcels. The �
applicant is also requesting Sensitive Lands Review for slopes in excess of 25 percent,
and an Ad�ustment to the 150-foot driveway length standard.
LOCATION: Thornwood Subdivision Tracts A, B, and D. Washington County Tax Assessor's Map
No. 2S110BC, Tax Lots 9000, 9100 and 9200.
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 18.370, 18.390, 18.410, 18.420, 18.510,
18.705, 18.715, 18.745, 18.765, 18.775, 18.790, 18.795 and 18.810.
CIT AREA: West
DECISION MAKING BODY BELOW: ❑ TYPE I � TYPE II ❑ TYPE III ❑ TYPE IV
DATE COMMENTS WERE SENT: JULY 2, 2003 DATE COMMENTS ARE DUE: JULY 16, 2003
❑HEARINGS OFFICER [MONJ DATE OF HEARING: TIME: 7;00 PM
❑PLANNING COMMISSION [MONJ DATE OF HEARING: TIME: 1:OOPM
❑CITY COUNCIL [TUESJ DATE OF HEARING: TIME: 1:30PM
�STAFF DECISION RENTATIV� DATE OF DECISION: JULY 25, 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 � CWS SERVICE LETTER
STAFF CONTACT: Mathew Scheideg,qer, Assistant Planner (503) 639-4171, Ext. 2437
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13125 SW HALL BOULEVARD TIGARD, OR 972�3=5'�1�89
50'3:6`39.4171/503:68�:7297
CITY OF TIGQRD �
OREGON LAN;D U'S{E.PERNC�'��P��'�I�T�I; ���`
File# IS o1c�s _
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Date 5 -IS-O� g '� (cw,i,z,J Recei`:t-# C��t Ji�at r rra.
s�A �te:
TYPE OF PERMIT YOU ARE APPLYING FOR
�AdjustmenWariance(I or II) �Minor Land Partition (II) ❑Subdivision(Il or III)
��Comprehensive Plan Amendment(IV) ❑Minor Modification I �
() ❑Zone Change(III)
❑Conditional Use(III) ❑Planned Development(IIf}. ❑Zone Change Annexation(IV)
❑Historic Overlay(II or!II) �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 UselTree RemavaUDirector's Interpretation,etc.) •
ress i avai a e
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'When the owner and the applicant are different people, the applicant must be the purchaser of record or a lessee in
possessic•n with written autnorization fr��m 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. '
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APPLICATtONS WILL NOT BE ACCEPTED WITHOUT ALL OF THE REQUIRED SUBMITTAL ELEMENTS AS
DESCRIBED IN THE "BASIC SUBMITTAL REQUIREMENTS" INFORMATION SHEET. • `�
.�
THE APPLICANT SHALL CERTIFY THAT: �
♦ If the application is granted, the applicant shalf exercise the rights granted in accordance with the
terms and subject to all the conditions and limita#ians 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.
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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
July 1, 2oos OREGON
Venture Properties, Inc.
Attn: Wendy Hemmen
4230 Galewood Street
Lake Oswego, OR 97035
Dear Ms. Hemmen:
RE: Notice of Complete Application Submittal — MLP2003-00009
The City has reviewed your submittal material and finds that your application is
complete as of 6/24/03. Staff will now review your application for Land Partition
Approval and associated applications. A decision will be rendered within 5-6 weeks.
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,
���� �-
� �
Mathew Scheidegger
Assistant Planner
i:1cu rpl nlmathewlmlp2003-00009.acc.acc
c: MLP2003-00009 Land Use File
Harris McMonagle Associates, Inc.
Attn: Jay Harris
12555 SW Hall Boulevard
Tigard, OR 97223
13125 SW Hall Blvd., Tigard. OR 97223(503)639-4171 TDD (503)684-2772
r
June 12, 2003
CITY OF TIGARD
Venture Properties Inc.
�REGON
Attn: Wendy Hemmen
4230 Galewood Street
Lake Oswego, OR 97035
Dear Ms. Hemmen:
RE: Notice of Incomplete Application Submittal
M LP2003-00009/S LR2003-00038NAR2003-00020
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:
. Address specific criteria of the Access Management Standards of Section
18.705.030.H of the Tigard Development Code.
. Submit 16 additional packets of submittal material.
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,
�
III -�� r�
(� �
Mathew Scheidegger
Assistant Planner
i:�cu rpinUnathewlmlp2003-00009.acc
c: MLP2003-00009 Land Use File
Harris-McMonagle Associates, Inc.
Attn: Jay Harris
12555 SW Hall Boulevard
Tigard, OR 97223
13125 SW Hall Blvd., Tigard, OR 97223(503)639-4171 TDD(503)684-2772
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Harris - McMonagle Associates, Inc.
Engineers -Surveyors-Planners
12555 S.W. Hall Boulevard
Tigard, Oregon 97223
Tel. (503) 639-3453- Fax (503)639-1232
DATE: 5/� � ��-' 3
TO: L�, v. �
RE: � t-�U�v ��u� �',q-�e�n �i D•�
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
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MP1IUW�L pER ME CIIY OF fN7MD GY i'UL �•��k�`)I�� r
SfAR Of QREt,�ON ) Nn. SL9 2000-OODU6. SlA 2000--A001�.
ODUMfY Qr�q6'1l4CfON)SS. DEPVIY COIMIIY C �! O
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ar n�s_� wr or fl'1�nrrh . zoao n+e i�mu romr or iws su�rav, �oc�nv�i Me sourr�sr F.
BEFOYIC la[.A NOTANY PUBl1C W AND fOR SND STATC MID GDUI�RY. CplNCR Qr 'IRH.7['. IS A AlB[.1C IAND SUINFY CORN[R. IHIS �
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ORCGOW CQ4POfM710N,�1N0 7141!SVD YISiflLLYCA?W4i vCNED IN �A� 'F' fOii A�M�11MC PLI4POSE3 9llLL!E KlOYfLD/.i Kl TWCS.
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TO MIO FIEOM 1RACI i1'. �
unr onia�ss� +w.?S3l+dR4 rs. rs�cr x•w� actN oor+kitv ro na ort+un or wt.a,,vsuNCmN �
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._ .. . . ... - � - � . .. ... ._._. . . _ ... ....a . . . _ .�....r
. �
•FROM, :FIRST RMERICRN TITLE T,05-13 10�19 #997 P.06/13
15 . . . '
� w�°"`°"�''.0"°°" 2002-025887
I I �y� A M E R r C AL06r2002 03:10:�1 WN
o-oe�an■� tsrie Kou�oo�
4 ��. THIS 6NACE 1(F5FRV00 S1L01lLOOi11.W-TDqpls.� �
�IIIIIIIIYIII�IUIIIII �II�IIIIII Ilflllll�l� .
000e�aeazoo2a se�oo oose
. 1,J�nY�Ynwn,Dlrwer e����a�ww�t Md 7W�Een
�n�BiONIC�Cwwy Cwn rorMAlNnRpi ayn�y� 1
ae�r�6y a.nfY wC Ih.wr1Yn YyWTnR�f�IYeq
Aher rrcordin�nCtu[L[0: �nw.��u.e n�w«ti�M wr.ea�u�a �
�41�orlssetta Home� lnc. ��`� �� ��,
J�rryR11�MA0Y�msr ��w�n�rlln�TUUllon,
4230 Galewcpd Sfl'ee[.A'100 ' e..eed.auau.n
[.ake Oewo¢o.OR 47035 "— -- -:
Until a�angc u regnested ali tax em�meote
ahsl!be eenc w cho following eddr�as:
Don Moriasette Homes.Inc.
4230 Galcwood cr .
(,�1ce Osweeo,OR 97435
Escrow No.Q�QSQ565 �
Tide No. 9�5 ,�
STATUTORY BARGAIN AND SALE DEED
Don Mori6sctta Homes, Inc,an OrCgon Corpaadoo, �rarlloc,COnvrys W VenNre Prooertias. c,,ao
Oregon C,q„moratioe,Grao[ee,rhe foliowiag descr'bed real property: ,
s,t,e., �����-f���,4�' �o�.l�d1 .
TH1S JNSTRUMENT WU.L NOT ALLOW USB OP THfi PROPERTY pESCRIBED IN TtiiS
INSTRUMENT IIV VIOLATION OF APPLICABLH I,AND U5E LAWS AND REGULATlONS. • '
BEFORE SIGNING OR ACCBP'['ING TFIIS INSTRUMENT,THE PERSON ACQUIRING FLB TlTLB
Ta THE PROi'ERTY SIIOULD CH�CK W1TH THE APPROPR1ATi3 ClTY OR COUNTY
PLANNING DBPARTMETIT TQ VE1tiPY APPROVIID USPS AND TO DETE[tMIlVE ANY LTMITS
� ON I..�wSUI`fS w0AtN31'FARMING OR PORPS'c PRACTICES wS n�F+MFn rN OR5 30.930.
v .
� The �ue eonstd ou for th s co v ance is 30.0p�we e,mw,,„m,�,ey,�a a oRC 93.rooi
� Dated thie�day of
� ��
� Don Mo�issette Hortws, lnc. an Oregon Corporation
�
� HY�
Doneld W. Morissec[e,Preaident aFRCU�tsEal � �
OLORIA AAILLER
i NO'dNYPIRl1C•OREOON ' ,
ca�u5sio►+nv.910273
Mi C4MYN6B1oN NPNIFBAPR te,2ao�
STA7E OF OREGON
County of CLACKAM.4S }ee. - .
This insmur�enc was aclrnowledged btfoce ~� day of�����
Z002
by DON W, MORIS S ON RI F IiOMES iN �
QR�'CtON CORPORATtON �
.
� '
NOf8I)/AI�C tOf 01'Og00
My coaunission oxpires: U4/16/2002 '
�
• FROM, :FIRST AMERICRN TITLE 3�05-13 10:20 #997 P.07/13
Z002-2ge87
PARCEL I : �'^"'-
Beginning at an iron on the gection line 420.5 feet North from the
quarter corner of the West lirie of Section 10, Town�hip 2 South,
Range i West, of the willamette Meridian, in the County of
waehington and State of oregon; running thence North 66°14' Eaet
355.2 feet to an iron pipe; thence North 344.0 feet to an iron on
the Southerly line of the County Road; thence South 86°14� We9t
along the Southerly line of said road 355.2 feet to an irpn on the
West line of said Section 10; therlce South along the aeCtion line
344 . 0 feet to the p].ace of beginning.
PARCEL II:
A parcel of land being a portion of tihe Southweet one-quarter of
the Northwest one-quarter of Section 10, Township 2 South, Range 1
West, of the Willamette Meridian, in the Courtty of Washington and
State of Oregon, being more parti�ularly described aa follows:
Beginaing at the southeast corner of the property described in Deed
Sook 1156, page 29'7, from which the West one-quarter corner of Qaid
Section 10 beare South 86°35' 18'� Weat 354.23 feet and South
00°17�12�� West 421.31 feet; thence along the East line of said
propexty, North 00°18'25�� East 343.30 feet to the Northeast corner
and a point on the South right-of-way line of S.W. Bull Mountain
Road (County Road No. 2515) ; thence along said South right-of-way
line, North 86°38`31" East 25.05 feet to the most Northerly
1lortheast corner of the property described in Deed Book 510, page
206; thence leaving said South right-of-way line, Sou�h 00°18'25'�
Weat 345. 00 feet along the East line of said property; thence South
89°41'35" Eaet 185.00 feet along the North line of aaid property
and ita Easterly extension; thence South QO°22'22" W�st 200.14
feet; thence along the South line of said property and ite Easterly
extension, North 89°37'38" West 210.00 feet to the Bouthwest
corner; thence North 00°22'22" East 200.00 feet along the West line
of eaid property to the point of beginning.
PAR �L III :
A parcel of land being a portion of the Southwest one-quarter of
the Northwest one-quarter of Section 10, Township 2 South, Range 1
West, of the Willamette Meridian, in the County of Waehingtori and
state of oregon and being more particularly described ae followe:
Beginning at the West one-quarCer corner of said Section 10; thence
along the West line of said Section 10, North 00°17'12° East 421.31
feet �o the Southweet corner oF the property des�ribed in Deed Book
1156, page 297; thence leaving said Wes� section line, along the
- South line of said property, North 86°35' 18" East 354.23 feet to
the Southeast corner of said property; thertce South 00°02'22" West
200.0o feet along the West line of the property described in Deed
Book 510, page 208, to the Southwest corner of said property;
thence South 89�37'38" East 210.00 feet along the South line of
eaid property and its Eaetex'ly extension; thence North 00°22,22„
•FROM ,:FIRST RMERICRN TITLE ' '"05-13 10:20 �997 P.08/13
. . ,
2002-2�8B7
East, 200.14 feet to the South line of the property deacribed in
Deed Book 546, pages 1-3; tihence North 89°41' 35" West 185.00 feet
to the Southwest corner of said property; thence along the West
line, North 00�18'25" Eaet 345.0o feet to the South r�,ght-of-way
line of S,W. Bull Mow�ltain Road (County Road No. 2515) ; thence,
leaving aaid west 1ine, along said Souch right-of-way line, North
96°38'31° East 125.26 feet; thence leaving said right-of-way line,
South 00°18'25" Weet 150.73 feet; thence South 09°22�04" East e4.19
feet; thence South 02°30' S6" East 65.00 feet; thence South
50°53'55" East 76.59 feet; thence South 89°�1�35�� East 141.33 feet
to the Weat line of the property described in Deed Book 211, page
656; thence along the We�t line of eaid property, South 00°29'29'�
West 458 .65 feet to the Southwest corner of eaid property; thence
leaving said West line, along ehe South line of the property
described in Deed Book 331, page 466, and its Easterly exeension,
North 89°50'41" West 719. 74 Eeet to the point of beginlzing.
PARCEL IV:
TOGETHER WITH an easement as aet out in that Dedication Deed
recorded March 2, 1967 in Book 631, page 645.
�
4
� FROM, :FIRST AMERICRN TITLE 3�05-13 10:20 #997 P.09/13
. • � ,
' waN�°^C°umY�Onpon
• � o�e��ooz oe:sz;a� PM Z002-024337
r � �-, �y�C�� D-0W Cnd1 WMf K ORVNpy�,p
-� �r r. iY6.00lf�00=11,00•Tv�i14.00
^ i'•� us sr�ce�
.v � �III
IIII
II�IIII
NIIIII
�IIII
II III
IIIIIIII
IIII�
II ��JwrY Mm�o O DYw�aoof AO��rt4�n4'Ttiur�GOO60
AQCf re�dlp�(CtutD 10: a�Gllcla Covey Cbn�fortMprynp�on Ce
Ho ^11�'a�Y p�e cn•,M,rn wwm«K a„�,a
�..nc.na.�e r.aurd.a M�. anewa a
1 � �tly oeyMY
Osu� R I (���ysow � _s � �
�n Y R I�o4 dh�r b(.�i w�i�n�nt ww 1Lr�aon.
Unu7 a diso�e ls roqucated W tu aytemepu �—. Fa.anNO Ceuq•d«r
ihe110e�a►e ro tbs tolloWiag siddrur. —`.--
Morl i Nomee
d2 d 100
Oewe 97
Ea�row No.Q2050566
75de No. 354
STATUT�pRP SP�CIAL R'ARRAN7y DBBp
A,GARY AM�iS p8 7"p AN UNDiV� 1!3 I�TJ'g�(�A�V�GII�IIA JOHNSON A$1'0 AN
UNDNID�1l31NTER!'Sf,(fraaoor�conv ya md epeclally werraocs to�QN MORT55Ei7`Hp��c,
�IVC. AN �RfiGON CO RAT[ON, raatee, fhe lo0owing descdbed feol p�operpr $ee oP
encumbwncea crcatod or p►lCeroC by tLe tor exaP�aa epec.ifically aet bozW hetef�►:
SeB EXHISIT'A'ATTACA�. $$$ �I$IT °Bn ATTACQ� I+OR CLARIPICATION
� TFllS INS7'FtUMEM' W�.L 1�fOT U5B F Ttffi PROPERi7 DBSCR�BD IN 7'HIS
INSTAUMENT QI V�pLATiON OP AP GABLE LAND USE LAWS AND REQ(,►I,A'1'IONS,
BEpORB SIGMNp OR ACC�TYI7Id0 7'HLS S1R KC,'if�pgRSpN ACQUIIt11Vp p8B 7717,8
y �� 1'� TE� P➢OPERTY SHOULD CNB WffB TH8 APPAOPRLITE Cfll' OR COUNTY
PI.'►AtPIiNO DEPARIM6N[TO VB�y pR,p U3ES AND TO DETERMINE ANY LIMITS
��I ON LAWSUTI'S AGAIN4i PARMIIdp 0&FORBST RACPICBS A5 DBF�iFD QI OztS 30.930.
�
� � TF�S DR$p IS CNEN 1N FULFILLMB�OF T!{�T THAT CBRTAIN CON1'RACf OF SA1,E
�� DA?fiD JULY 2�,Z001 AND RECpRDE 1ULY Z7+Z001 AS FB8 NUMBEb�2001074968.
�11 71u uue 000sidentloc(o[thia tonveyaaoe i�51.143.1A0.00
�� Datad�hlal•��y o!�t��I .2o�oZ..
�
� d A.CAR1C ES
*
VQtOlN1A JOHNSON
STATB OF 1'2 D1U A i
CouAty of LY1�4�2�c,c�P 1'4 !u.
. 7bi�les ut a�s oelmOwladeed fore�9 N78 Z s p�y p[ �f ri 2 u Y?(Ctl ,
°� ' A ��7��s .,.
�� N�r��
���� x� 9 � ,
� SUSaN HEr�sON Noney euw►c ros�e`ftv+=ow 4
Noanrua{.SUrdAdton�/ /VCV f ZCX�Y
! M.1q�coFACOU�RY j �Y��niaeloo e�ires: � �
M.�Cr.�rai,E�pn�Noe21,' ��
{wr�r�.r_. :. ._ . �....►rw�rrrwr
•FROM, :FIRST RMERICRN TITLE i,05-13 10:20 #997 P.10/13
Attt+�qg�etum to: ,
{ 4 0 Ga1 � ;
�• ► � 0 03 ,
i�; �n Unti1 a chaage la eWaeeoed aU tux�at�te
1 eha[l be seat to the followlnE addreae: :
�
M ' H ine. �
0 ' d #10
R
Bscrow No. �0566 :
Tftk Na.QS,�¢
STAT'UT10RY SP�CIAL R'A1��RA1VTy,DEBD �Z_zQ337
A. C�ARY AMES AS't'0 AN UND1Vm ?13 INTERHST AND VDtCiII�iIA Jp�TSON AS 70 AN
UNDNIDBD 1/3 ZNTEREST�Gre000c,conv and spacially warrants to��1 M�Bt�?TB HOMPS
1ZCC. AN OREG�N OOI��R��, ianta, tho following described real properry fiee of
enc�mbrancea created at saffared by the r except as specifically set fo�th benin:
SEE EXHBIT "A" ATTACFIDD. gLg BBH�Ii ��S" ATrAC� F'aR CI.ARIFICATION
TH1S iNSTRUMENT WII,L NO'T US$ OF 1�IB PROPBRTY DESCR�ED IN THIS
INS1'RU�BNT' IN YIOLAT'lON OF AP BLE LAND USE LAWS ANp �RECiULpT10NS,
BEPORB SIGNING OR ACt�pTlNG TSIS SIRUII�IV'1',THg pBRSON ACQUIRING FBB TiTLB
T�0 THE PROPBRTY 3HOULD CHE WITH �THE APPROPRtATE C1TY OR GOUNTY
PLANMNO DEPARThtENT'I�0 VgRIFy PRO USES AND TO DE1�RA+llNB ANY LIlrIITS
ON LAWSUITS AQAINST FARMING OR FORBST�RpGT[CBg�►g pgpIIJgD II�I ORS 3p.930.
�
°� .� TRLS DSED IS (3NEN IN FUIFII,LMEI�'l' OP THAT 1'HA1'CERTAII�I CON7RACT OF SALE
DATED]ULY 27, 2001 AND RBCORDSL�JULY 27�2001 A3 FSB NUMBBR 20p1074968.
� '
7be true 000sid�eratiop for Ihis oonveyat�ce i�51.103.ZOO.Od
� ��� Dated Ibis t�day of �f�
��
F�
��e A. GARY A
a ,
� � �'�/ �2i��•l.i2t�.
V� OFINSON 7
STATE OF '
Camiy of } sa.
���.����� �
..� ,
- 71U8 � � ed��1t1E On dSy Of�' � Z,
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,�l .���C i .
1�� •���?C����;' � �yy " Ox
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1�1�.�uq �•q�`:�� �/w,
FROM, :FIRST AMERICAN TITLE 3,05-13 10:21 #997 P.11/13
A���6�aeez 09:3� ' FATCO T11'�E DEPHRThIENT � 95032'?53ea3 rrp,g67 pg�
. ,
' � Order No. 863546
EXHIHIT `A"
PARCEL I: Z002-24337
eeginning at an iron on the secGon line 420.5 feet North lrom The quarte� co►ner of the West line of
5ecuon 10,Township 2 5ou[h, Range 1 West, of ihe Willamette Meridian, In the County of Washington
and Srate of Oregon; running thence North 86°14' East 355.2 feet tv an iron pipe; rhence North 3a.4.0
feei to an iron on the Southeriy line of ihe County Road; rhence South 66°14'West along ihe Southerly
iine o1 said rosd 355.2 teet to an iron on tfie west(ine of said Section 10;ihence South along the section
" line 344,0 f�a co the place of beginning.
P RCEL II: �
A parcel of land being a portion oi the Seuthwest on�quarter of the Nar�hwest one-quar[er of Sertien
10,Township 2 South,Range 1 West, of t�e Willamette Meridian,in the Counry of Washington and State
. of Oregon, being more particularly descriDed as follows:
Beginning at the Spuihess[comer ai the property descrihed in Deed 800k 1 i 5fi, page 297, from whic�
the West one-quane� corner of said Sec�on 10 bears South 86°35'18" West 354.23 feei and South
� 00°17'12' West 421.31 leei;[hence elong the East line of said property, North UO°1H'25' Eas�343.30
f�et Ze �he Northeast comer end a point on the South rlght-of-way line of S.W. Bull Mountain Road
(County Road No. 25161; thcnoe olong sald South right-of-way line, North Efi"39'31" East 25.05 t�et
� �to-the'most Northerly Northeest comer of the property desaibed in Deed Book 510, page 208; thance
leaving said 5ouih rigM-of-way Ilne, 5ou2h 00°7 8'25' West 345.00 feet along the East line of seid
property; thence South Q9°41'35" Eas[ 185.00 fee't a�ong.the North line of said property and iu Easterly
extension; thenee South 00°22'22' West 200.14 feet;the�ce along the South�ine of said property and
its Easter�y extension, North 89°37'38° West.210.00 feet to the Southwest corner; thence North
00°72'22" East 2�0.00 f�at alon9 the West line of said properry to the point of beglnning,
� PARCEL III:
A parcel of land being a portion of the Seurhwest one-quaner of the No�thw�t one-quaRer of Section
10,7ownship 2 South,Aange 1 W�z,of ihe Willamette Meridian,in the County of Washfngton and S[ate
� of Oregon and being more paRlcularly described as follows:
. Beginni�g at the West one-quaRer corner of seid Section �0;thence along�e West line of seid Section
_ 10, North 00°17'12" East 421.31 feet to the Southwest Corner oi che proper�y described in Deed Book
1156, page 297; then�e leaving said West se�don line, slong the South line of said property, North
, 86°35'18" East 354.23 feet to the Southeast corner of said properry;thence South 00°02'22" West
200.00 feet along the West line of the property desc►ibed in Deed Book 51�,Oage 208,to the Southwesc
corne�of saiC property;Lhence South 89°37'88' East 210.00 feet along the Sou�h line of said property
end iu Easterly extension;thence North 00°22'22" East, 20U.7a feet to the South line oi the proDerty
described in peed eook 546, pages 1-3; thence Nnrth B9°41'35" Wsst 185.00 feet to the SouLhwesL
corner of said properry;thence along the West line.Nortn 00°18'25' Eas[345.00 feei to the South right-
of-way line of S.w. Bull Mountain Road (Counry Road No. 25t5►;thence, leav;ng said West Ilne, along
said South righl•of•way�i�e, NortN 86°38'31" East 125.26 feet; ihence lesvi�g said right-of-way line,
� Sou1h 00°19'25"West 150.73 feet;thence South 09°22'Oa" Eest 64,19 feet;thence South 02°30'S6"
East 65.00 feet; thence South 50°53'55' East 76.59 feet;thence 5ouih 89°41'35' Eaat 1at.33 feet
to the West line of the property descrlbed in Deed Book 21 1, page 656;thence along she West line oi said
� prop�rcy, SoutA 00°29'28` West 455.65 feet to the Souchwest come�of said proper[y;thenee ieaving
: Said Wcst line, alang tF+e South line ot the property described in Oeed Book 331, page 466, and �ts
Easterly exc�nston, North 69°50'41` West 719,7a feet tv the poin�of beg�nning. �
. �
'FROM• :FIRST AMERICRN TITLE 5,05-13 10:21 #997 P.12/13
^ ,Z?;26i�02 09:37' FATCO T1'fLE DEPARTMENT -► 9503Z753843 Np,067 D007
' ' EXH181T 'A" continued
Page 2
Order No. 953546
2002-24337
PARCEL 1V;
TOGE7HER WITH an easement as set o�rt in rhat Dedicat�on Deed recorded March 2, 196� in Book 63�,
page 6d5.
FROM� :FIRST AMERICRN TITLE i,05-13 10:21 #997 P.13/13
r4�Z AMER!
e
� �y. THI9 SP�C6 R83FxveD!OR PBCORDGrt'S US6
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Afuf fccording retwa to: ���7`T' r�
Don MorissecTe Hom�,Ine. �`
4230�elcwood Street,d�100„ '— ,
Lskt Oawc 7035 �
Umil s change 15 requwtcd a]1 taa stu�s
ahal!bc acot w the Yollowing addrcu;
p�pd�obOdiro�p�
Don Moriesccu Honfe�.Inc. '
4230 Galewood Street.6�100 T
Leke Oa�veeo,OR 97035 '�
Bscrow No.020T�§Si
TJdc No. 3546
IIIIIIIIIIIIIIIIIIIIOqli�
ST'ATUTORY SPECIAL WARRANTY DEED ze��-2A337
A. GARY AMES AS TO AN UNDIVIDED 2/3 1NTIIREST AND VlRGfNL4 JOHNSON AS TO AN
UNDIVIDED 1/3 INTBItEST,aroa[or,comeys and specially warrants to DON MO1�iSSETTE HOMES.
MC. AN OREGON CORPORATiON, Oran[ee, the Followiog descdbert rcal properry Lree of
encumbrances crea[�c!or saffered by�e grantor except as spt�i6cally set fo[th herein:
SEfi EXHIBIT'A"ATTACHED.
THIS INSTRUMENT W1I.L NOT ALLOW USE OF THE PROPERTY DESCRIDED IN THIS
INSTRUM6NT IN VIOI.ATLON O� APPLICABLE Lr�ND USE LAWS t1Nb RHCsULATIONS,
BEPORP SIGNMG OR ACCBPTING THLS INSfRUMENT,THB PER50N ACQUIIt1NG FEB T1TLE
TQ THE PROPERTY SHOULD CI�CK WCfH THE APPROPRIATE CITY OR COUN7'Y
PIANNTNG DEPARTMBNT TO VERIFY APPROVED USES AND TO DETERMIN�ANy LIMITS
ON[.�wSUITS AG�rrSr FARMIMG Ox Fox�ST pRpCTtcFS AS DEFWBD�oRS 30.930.
THIS DEED LS GNEN IN FT]LFILLMENT OF.THAT TfiAT CERrAIN CONTRACT OF 5��
DATED JULY 27,?A01 pND 1t�CORDED)ULY 27,20p1 AS FEL NUM86R 2001074968.
The crue wasideruion for�his conveyance is 51.103.200.00
Deted chis day of ,
A.GARY AMES
VIRGINlA JOANSON
STATE OF
County of }ss.
'I3is inscrumeot was ac�owlodged before rtx on this_day of
by '
No[ery Public fur Otegon
My commission expirea:
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CleanWater Services
Onr cuuiiiiiliuent i�s� cicar.
May 13, 2003
Wendy Hemmen
Venture Properties, Inc.
4230 SW Galewood,
Lake Oswego, OR 97035
Jay Harris
Harris-McMonagle
12555 SW Hall Blvd
Tigard, OR 97223
RE: Partition of Tracts C and D of Thornwood Subdivision (CWS file 2913,Tax map �
2S110BC,Tax lots 9100 and 9200)
Clean Water Services has received your Sensitive Area Ce�tification and the proposed plat for
Tracts C and D of the Thornwood Subdivision. The proposed proiect shall divide each Tract into
one buildable lot and a sensitive area tract. The boundaries of the vegetated corridor were
determined during the site assessment process for the original Thornwood subdivision,
demarcated by the"Storm Easement"line on the plat. Enhancement for the vegetated corridor
was conditioned with the original Thornwood Subdivision and according to the applicant has
occurred concurrent with Thornwood site development. Temporary impacts due to the proposed
stormwater outfall construction within the vegetated corridor shall be mitigated by restoring native
vegetation within the temporary disturbance area.
In light of the existing approvals (Service Provider Letter 627, dated 1/5/01), District stafF concurs
that the above referenced project will not significantly impact the existing sensitive areas found
near the site. This document,with the attached conditions,will serve as your Service Provider
letter as required by Resolution and Order 03-11, Section 3.02.1, and your Stormwater
Connection authorization from Clean Water Services as required by Ordinance 27, Section 4.B.
All required permits and approvals must be obtained and completed under applicable local, state,
and federal law.
This letter does NOT eliminate the need to protect sensitive areas if they are subsequently
identified on your site.
If you have any questions, please feel free to call me at 503-846-3613.
Sincerely,
. �.
Heidi Berg
Environmental Plan Review
Attachment �
�
�
E:�Development Svcs�SP 00-TConcurrence Letters12S1 IOBC Ttact C and D T'6ornwood.doc
155 N First Avenue,Suite 270• Hillsboro,Oregon 97124
Phone:(503)846-8621 • Fax: (503)846-3525•www.cleanwaterservices.org
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CleanWater Services
Our coiuniiln�ciil i.� cicar.
In order to comply with Clean Water Services (the District)water quality protection
requirements the project must comply with the following conditions:
1. No structures, development, construction activities,gardens, lawns, application of
chemicals, uncontained areas of hazardous materials as defined by Oregon Department
of Environmental Quality, pet wastes, dumping of materials of any kind, or other activities
shall be permitted within the sensitive area which may negatively impact water quality,
except those allowed by Section 3.02.3.b.
2. No structures, development, construction activities, gardens, lawns, application of
chemicals, uncontained areas of hazardous materials as defined by Oregon Department
of Environmental Quality, pet wastes, dumping of materials of any kind, o�other activities
shall be permitted within the vegetated corridor which may negatively impact water
quality, except those allowed by Section 3.02.4.b.2).
3. The vegetated corridor width for sensitive areas within the project site shall be as
indicated on the existing Thornwood Subdivision plat, demarcated by the°Storm
Easement"line.
4. Prior to any site clearing, grading or construction the vegetated corridor and water quality
sensitive areas shall be surveyed, staked, and temporarily fenced per approved plan.
During construction the vegetated corridor shall remain fenced and undisturbed except as
allowed by Section 3.02.5.a and per approved plans.
5. The required enhancement of the vegetated corridor shall be the responsibility of
the original Thornwood Subdivision.
6. Restoration of the vegetated corridor shall be provided for areas of temporary
disturbance. Prior to any site clearing, grading or construction, the applicant shall provide
the District/City with the required vegetated corridor restoration plan for temporary
impacts due to installation of the stormwater outfalls.
7. Protection of the vegetated corridors and associated sensitive areas shall be
provided by the installation of permanent fencinq between the development and
the outer limits of the vegetated corridor.
8. Appropriate Best Management Practices (BMP's)for Erosion Control, in accordance with
the CWS Erosion Control Technical Guidance Manual shall be used prior to, during, and
following earth disturbing activities.
9. For any developments,which create multiple parcels or lots intended for separate
ownership,the District shall require that the vegetated corridor and the sensitive
area be contained in a separate tract.
10. Final construction plans shall include restoration plans. Plans shall include in the details
a description of the methods for removal and control of exotic species, location,
distribution, condition and size of plantings, existing plants and trees to be preserved, and
installation methods for plant materials. Plantings shall be tagged for dormant season
identification. Tags to remain on plant material after planting for monitoring purposes.
E:�Development Svcs�SP 00-TConcurre�e Letters�2Sl IOBC Tract C and D Thomwood.dce
155 N Firrt Avenue, 5uite 270• Hillsboro,Oregon 97124
Phone:(503)846-8621 •Fax:(503)846-3525•www.cleanwaterservices.org
. �� '
THORNWOOD PARTITIDN
CITY OF TIGARD
PARTITION APPLICATION
APPLICANT
VENTURE PROPERTIES,INC.
4230 SW Galewood Street, Suite 100
Lake Oswego, Oregon 97035
503-387-7600
ENGINEER/ SURVEYOR
HARRIS-McMONAGLE ASSOCIATES,INC.
12555 SW Hall Boulevard
Tigard, Oregon 97223
503-639-3453
May 13, 2003
Revised June 19, 2003
— . �_ .:.i�� . , �
' � �
TABLE OF CONTENT,
DATA SUNIlVIARY AND REGULATIONS .............................................SECTION 1
IlV�ACT STUDY .....................................................................................SECTION 2
COMPLIANCE WITH COMMUNITY DEVELOPMENT CODE ............SECTION 3
REDUCED DEVELOPMENT REVIEW PLANS .....................................SECTION 4
DEVELOPMENT REVIEW PLANS (Full size).................BOUND SEPARATELY
ENCLOSED (1 copv each)
APPLICATION, INCLUDING FEE
PRE-APPLICATION NOTES
VESTING DEEDS
LAND USE APPLICATI�N CHECK LIST
500 FOOT MAILING NOTIFICATION LIST
REDUCED DEVELOPMENT REVIEW PLANS
ENCLOSED (2 sets)
ADDRESSED STAMPED ENVELOPES
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THORNW0�,�1 PARTITION- SUBDIVISIOi� APPLICATION
SECTION 1
DATA SUMMARY & REGULATIONS
Applicant VENTURE PROPERTIES INC.
4230 SW Galewood Street, Suite 100
Lake Oswego, Oregon 97035
Phone: 503-387-7600, Fax: 503-387-7617
Contact: Wendy Hemmen
Civil Engineer/Surveyor/Planner Harris-McMonagle Associates, Inc.
12555 SW Hall Boulevard
Tigard, Oregon 97223
Phone: 503-639-3453. Fax: 503-639-1232
Contact: Jay Harris
Property Description Tax Map 2S 1 l OBC,Tax Lots 9000, 9100, 9200
Tracts B, C, and D; Plat of Thornwood, Washington County, Oregon
Site Size 1.0 acres
Zoning City of Tigard, R-7
Existing Use of Property Vacant land
Proposed Use of Property Two (2) single family detached housing lots.
REGULATIONS
Applicable chapters and sections of the Tigard Community Development Code(TCDC) are as follows:
18.370 Variances and Adjustrnents
18.390 Decision Making Procedures/Impact Statement
18.430 Subdivisions
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
18.775.070 Sensitive Lands Permits
18.780 Signs
18.790 Tree Removal
18.795 Visual Clearance Areas
18.810 Street&Utility Improvement Standards
CLEAN WATER SERVICES BUFFER STANDARDS
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• . TH�RNV`� 1D PARTITION - SUBDIVIS.' 1 A,PPLICATION
SECTION 2
IMPACT STUDY
GENERAL
The proposal is to subdivide the 1.00-acre site into 2 single-family lots. This will involve the construction
of all of street, water, sanitary sewer, storm drainage, and utility improvements to serve the new parcels.
TRANSPORTATION
Traffic impacts will be primarily to SW Winterview Drive. The traffic created by the proposed project
will amount to approximately 20 trips per day. The existing pedestrian pathway that travels into Tract A
will share the northerly portion of the proposed driveway.
DRAINAGE
The impact to the downstream drainage systems will be minimal, as the drainage from the site will be
routed into the water quality swale constructed with the Thornwood Subdivision improvements.
The existing water quality swale has the capacity to treat the runoff from the newly created impervious
surfaces.
PARKS
Tract A adjacent to the proposed partition was dedicated to the City of Tigard for Open Space/park
purposes. A pedestrian pathway was constructed through Tract A, connecting SW Winterview Drive(on
the west side of lot 2) to SW Aspen Ridge Drive(between lots 50 and 51).
A new elementary school site is proposed on the south side of SW Bull Mountain Road approximately
one mile west of the project site. The usual elementary school playground equipment will most likely be
available together with soccer/baseball fields.
These facilities are capable of accommodating the proposed project.
WATER SYSTEM
Potable water will be supplied to the proposed parcels by extending private water service lines from the
existing Tigard Water Department main in SW Winterview Street. This main has adequate capacity to
serve the proposed subdivision.
SANITARY SEWER
There is an existing sanitary sewer west of the project site in the rear yards of the existing Arlington
Heights lots with adequate capacity to serve the proposed parcels.
NOISE
The proposed subdivision will result in future single-family dwellings, which will be compatible with the
surrou.nding single-family neighborhood.
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� THORNWG J PARTITION - SUBDIVISI(. AP�PLICATION
SECTION 3 �
COMPLIANCE WITH SPECIFIC TIGARD COMMUNITY
DEVELOPMENT CODE STANDARDS
NARRATIVE
Chapter 18.370—VARIANCES AND ADJUSTMENTS
18.370.020 Adjustments Section
A. Purpose. The purpose of this section is to establish two classes of special variances:
1. "Development adjustments"which allow modest variation from required development
standards within proscribed limits. Because such adjustments are granted using"clear and
objective standards,"these can be granted by means of a Type I procedure, as opposed to the
more stringent standards of approval and procedure for variances.
2. "Special adjustments"which are variances from development standards which have their own
approval criteria as opposed to the standard approval criteria for variances contained in Section
18.370.O1 O.C.
C. Special adjustments.
5. Adjustment to access and egress standards (Chapter 18.705).
a. In all zoning districts where access and egress drives cannot be readily designed to conform to
Code standards within a particular parcel, access with an adjoining property shall be
considered. If access in conjunction with another parcel cannot reasonably be achieved, the
Director may grant an adjustment to the access requirements of Chapter 18.705 through
a Type II procedure, as governed in Section 18.390.030, using approval criteria
contained in Subsection 2b below.
Comment:An adjustment of the standards of Section 18.705.0301, Minimum access requirements
for residential use, Subsection 4 is requested, as follows:
4. Access drives in excess of 150 feet in length shall be provided with approved provisions
for the turning around of fire apparatus by one of the following:
a. A circular paved surface having a minimum turn radius measured from center point to
outside edge of 35 feet;
b. A hammerhead-configured, paved surface with each leg of the hammerhead having a
minimum depth of 40 feet and a minimum width of 20 feet;
c. T'he maximum cross slope of a required turn-around is 5%.
Comment: The proposed private driveway serving the two new parcels is approximately 520 feet
in Zength, as measured from the existing curb line at SW Winterview Drive to a point 10 feet into '
the flag potion of Parcel 2. Due to the significant slopes, construction of a circular or �
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' hammerhead turn arou,. ,s not feasible, and it would significan�.� �ncroach into the City of
Tigard Open Space area (Tract A). The developer is installing an abbreviated turn-around for
passenger and small delivery vehicles, as shown on the preliminary plat.
The future homes will also have fire sprinkler systems installed, in conformance with Tualatin
Yalley Fire and Rescue and building code requirements.
d. The Director may approve, approve with conditions, or deny a request for an adjustment
from the access requirements contained in Chapter 18.705,based on the following criteria:
e. It is not possible to share access;
Comment: The water quality swale%pen space area is to the east of the proposed parcels.
Arlington Heights to the west of the proposed parcels is fully developed. Tract E to the south is
owned by lot 38 ofArlington Heights, and will most likely remain undeveloped.
f. There are no other alternative access points on the street in question or from
another street;
Comment:No, there are no other alternative access points to the streets in question.
g. The access separation requirements cannot be met;
Comment: This section does not apply to this application.
h. The request is the minimum adjustment required to provide adequate access;
Comment: Yes, the minimum amount of improvement is proposed.
i. The approved access or access approved with conditions will result in a safe access; and
Comment: Tualatin Yalley Fire will review the proposed site plan during the planning review
process and provide comments to the City of Tigard Planning Staff.
j. The visual clearance requirements of Chapter 18.795 will be met.
Comment: The visual clearance requirements at the proposed private drive intersections, as
outlined in Chapter 18.795, will be met.
A request is hereby made for an adjustment to allow the proposed access configuration.
Chanter 18.390—DECISION MAKING/IMPACT STUDY
18.390.040 Type II Procedure
Comment: The 2 parcel land division application is being submitted under a Type II procedure.
The Applicant met with the City staff in a pre-application conference on April 8, 2003 as required
by this Section and is providing the submittal information required. The Impact Study is Section 2
of this support information.
Chapter 18.420—LAND PARTITIONS
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18.420.040 Approval Criteria:
A. Approval criteria. The Director shall approve or deny a request for a lot line adjustment in writing
based on findings that the following criteria are satisfied:
1. An additional parcel is not created by the lot line adjustment, and the existing parcel reduced in
size by the adjustments is not reduced below the minimum lot size established by the zoning
district;
Comment:A new parcel is not created by the proposed lotline adjustment. The adjustment will
add the unused portions of Tract B into Tract A. Tract A is owned by the City of Tigard. The new
size of Tract A is larger than the S,000 square foot minimum required in the R-7 zone.
2. By reducing the lot size, the lot or structures(s) on the lot will not be in violation of the site
development or zoning district regulations for that district;
Comment: The lot size is not being reduced; this Section does not apply.
3. The resulting parcels are in conformity with the dimensional standards of the zoning district,
including:
a. The minimum width of the building envelope area shall meet the lot requirement of the
applicable zoning district;
Comment: The width exceeds the SO foot minimum.
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;
Comment: The new lot areas exceed S,000 square feet.
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; and
Comment: The new parcel and tracts meet this element. Refer to the preliminary plat.
d. Setbacks shall be as required by the applicable zoning district.
Comment:All setbacks in the R-7 zoning district will be met.
4. With regard to flag lots:
a. 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.
Comment: This element will be complied with when the buildings are sited in the future during the
building per»tit review process. The rear of the existing structures in Arlington Ridge will be
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� separated a large dista. .from the future homes on Parcels 1 a,. � (refer to the aerial
photograph in the plan set).
b. 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.
Comment:An arborvitae/laurel/evergreen tree screen is proposed along the west property line, as
shown on the preliminary plat.
5. 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 lot line adjustment does not increase the need for a fire hydrant. The proposed
parcels will have fire sprinklers installed in the future homes.
6. 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 final partition plat will have the appropriate ingress/egress easements, as depicted
on the preliminary plat.
7. Any accessway shall cvmply with the standards set forth in Chapter 18.705, Access, Egress, and
Circulation.
Comment: The proposed access meets the standards in Chapter 18.705.
B. Exemptions from dedications. A lot line adjustment is not considered a development action for
purposes of determining whether floodplain, greenway, or right-of-way dedication is required
Comment: The intent of the lotline adjustment is to add additional land to Tract A, which is an
open space area/greenway.
C. Variances to development standards. An application for a variance to the standards prescribed in
this chapter shall be made in accordance with Chapter 18.370, Variances and Adjustments.
Comment:An adjustment to the street length standard is requested in Section 18.370 above.
Chapter 18.420—LAND PARTITIONS
18.420.030 An roval process
Comment: The preliminary partition plat review is the first step in the subdivision approval 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. �
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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 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, as shown
on the preliminary partition plat plan set.
3. All proposed improvements meet City and applicable agency standards; and
Comment: Construction plans will be submitted/approved after the preliminary plat application
approval process is completed. The proposed improvements will be constructed in conformiry with
City and applicable agency standards.
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 minimum width requirement of SO feet is 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.
Comment: Both of the proposed parcels exceed the minimum lot area requirement of S,000 square
feet.
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: There is an existing 18 foot wide ingress/egress easement abutting SW Winterview Drive.
The two parcels each have 1 S foot wide flag poles abutting a 30 foot wide existing ingress/egress
easement. Refer to the preliminary plat for the location of the existing and proposed access
easements.
d. Setbacks shall be as required by the applicable zoning district.
Comment: All minimum setbacks will be met or exceeded. This element will be complied with when
the buildings are sited in the future during the building permit review process.
e. When the partirioned 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
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� as to maximize . _ aration from existing structures. �
Comment: Both parcels are flag lots. This element will be complied with when the buildings are
sited in the future during the building permit review process. The rear of the existing structures in
Arlington Ridge will be separated a large distance from the future homes on Parcels 1 and 2 (refer to
the aerial photograph in the plan set).
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: A Laurel/Arborvitae%vergreen tree screen/hedge is proposed along the west property
line, as shown on the preliminary plat application plan set.
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 proposed structures will have fire sprinkler systems installed, in conformance with
Tualatin Yalley Fire and Rescue and City of Tigard Building Department Requirements.
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 access easement. The existing 30 foot wide access
easement on Parcel 1 is proposed to be vacated, and a new 16'wide ingress/egress easement is
proposed to take its place. Maintenance agreements will be recorded with the final partition plat.
5. Any accessway shall comply with the standards set forth in Chapter 18.705, Access,
Egress, and Circulation.
Comment: The proposed accessway complies with the standards set forth in Chapter 18.705.
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 witriin 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 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
partition and variance(s)/adjustment(s) will be processed concurrently.
Comment: An adjustment to the 150 foot street length standard is being requested. Refer to the
Narrative for Chapter 18.370 for details.
18.430.050 Submission Requirements: Preliminary Plat
Comment: This application contains the general information required for a Type II procedure, as set
forth in Chapter 18.390.
Chapter 18.510—RESIDENTIAL ZONING DISTRICTS
18.510.020 List of Zoning Districts
E. R-7: Medium-Density Residential District. The R-7 zoning district is designed to
accommodate detached single-family homes with or without accessory residential units at
a minimum lot size of 5,000 square feet. Duplexes and attached single-family units are
permitted conditionally. Some civic and institutional uses are also permitted conditionally.
Comment: The subject property is within the R-7 Medium-Density Residential District. No lots less
than 5,000 square feet are proposed. The proposed subdivision complies with the District standards
as follows:
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 three tracts being partitioned are part of the "Thornwood"final plat. The
density calculations were calculated during the "Thornwood"Preliminary Plat Application Process,
as follows: (shown on the cover sheet of the Thornwood preliminary plat plan
set).
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Fifty-nine (59) lots were platted in the Thornwood subdivision. The addition of the proposed two
parcels will not exceed the maximum density for the "parent"subdivision, thus the proposal is in
conformance with this Section.
18.510.050 Development Standards
Comment: The proposed lots meet the development standards for the R-7 District as set forth in this
section.
Chaater 18.705—ACCESS. EGRESS. AND CIRCULATION
18.705.030 General Provisions
D. Public street access. All vehicular access and egress as required in Sections 18.705.030H and
18.705.030I shall connect directly with a public or private street approved by the City for
public use and shall be maintained at the required standards on a continuous basis.
Comment: The proposed parcels will connect to a private access easement, and then to a public
street, SW Winterview Drive.
E. Curb cuts. Curb cuts shall be in accordance with Section 18.810.030N.
Comment:All curb cuts will be made in accordance with Section 18.810.030N.
H. Access Manageme�._ �
1. An access report shall be submitted with all new development proposals which verifies design of
driveways and streets are safe by meeting adequate stacking needs, sight distance and deceleration
standards as set by ODOT,Washington County,the City and AASHTO(depending on jurisdiction of
facility.)
Comment:Access from the proposed driveway will be onto SW Winterview Drive, a local street that
serves less than 20 single family homes; having a very low tra�c volume. The proposed commercial
driveway approach serving the proposed parcels will be built in conformance with the City of Tigard
Standard Driveway Detail#142. The proposed private driveway is approximately 400 feet in length,
which will provide adequate storage for vehicles waiting to enter onto SW Winterview Drive.
Horizontal sight distance from the proposed driveway will be adequate since SW Winterview Drive is
in a tangent/straight section between the two stop controlled intersections east and west of the
proposed driveway access. Vertical sight distance is also adequate since the proposed access point is
near the low point of the sag vertical curve of SW Winterview Drive. A driver will be able to see the
stop controlled intersections to the east and west of the proposed access point. Deceleration lanes
are not needed on a local streets since the traveling speeds are very low.
2. Driveways shall not be pemutted to be placed in the influence area of collector or arterial street
intersections. Influence area of intersections is that azea where queues of traffic commonly form on
approach to an intersection.The minimum driveway setback from a collector or arterial street
intersection shall be 150 feet,measured from the right-of-way line of the intersecting street to the
throat of the proposed driveway.The setback may be greater depending upon the influence area,as
determined from City Engineer review of a traffic impact report submitted by the applicant's traffic
engineer.In a case where a project has less than 150 feet of street frontage,the applicant must explore
any option for shared access with the adjacent parcel. If shared access is not possible or practical,the
driveway shall be placed as far from the intersection as possible.
Comment: The proposed driveway access onto SW Winterview Drive is approximately 140 feet west
from SW Aspen Ridge Drive, a local street; and approximately 250 feet east from SW Terraview
Drive, another local street. The proposed driveway access is not within 1 SD feet of a collector or
arterial street.
3. The minimum spacing of driveways and streets along a collector shall be 200 feet.The minimum
spacing of driveways and streets along an arterial shall be 600 feet.
Comment: This standard does not apply to this application.
4. The minimum spacing of local streets along a local street shall be 125 feet.
Comment: The proposed driveway access is not considered a street, this section does not apply.
I. Minimum access requirements for residential use.
1. Vehicular access and egress for single-family, duplex or attached single-family dwelling units on
individual lots and multi-family residential uses shall not be less than as provided in Table 18.705.1
and Table 18.705.2;
TABLE 18.705.1 �
VEHICULAR ACCESS/EGRESS REQUIREMENTS:
RESIDENTIAL USE 6 OR FEWER UNITS
Number Minimum Number Minimum Access Minimum Pavement
Dwelling of Driveways Width Width
Unit/Lots Re uired
1 or 2 1 15' 10'
3-6 1 20' 20'
Comment:All of the requirements of this section shall be complied with in the design and
construction of the partition improvements.
3. Private residential access drives shall be provided and maintained in accordance with the
provisions of the Uniform Fire Code;
Comment:All of the proposed private residential drives shall be in conformance with the Uniform
Fire code.
Chapter 18.715—DENSITY COMPUTATIONS �
Comment: The deresity computation is shown in Section 18.510.040 above. The computation was
performed according to the provisions of 18.71 S.020.
Chaater 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.
Chauter 18.745—LANDSCAPING& SCREENING STANDARDS
18.745.040 Street Trees
A. Protection of existin�vegetation. All development projects fronting on a public street,private street or
a private driveway more than 100 feet in length approved after the adoption of this title shall be
required to plant street trees in accordance with the standards in 3ection 18.745.040.C.
B. Street tree lp antin l�ist. Certain trees can severely damage utilities, streets and sidewalks or can cause
personal injury. Approval of any planting list shall be subject to review by the Director.
Comment: The partition 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. The preliminary street tree locations are shown
on the Development Review Plans.
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' 18.745.050 Buffering and , .;enin� '
Comment: The proposed single family residential use is the same as the abutting development;
therefore buffering and screening is not applicable by this Section. Section 18.430.540 A.4f
(Partition Approval Criteria) does require screening when the roadway is within 10 feet of the
property line.
Setbacks and height restrictions 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 REnUIREMENTS
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 18.775.070—SENISTIVE LANDS PERMITS
C. With steep slopes. The appropriate approval authority shall approve, approve with
conditions or deny an application request for a sensitive lands permit on slopes of 25%or
greater or unstable ground based upon findings that all of the following criteria have been
satisfied:
1. The extent and nature of the prog.osed land form alteration or development
will not create site disturbances to an extent greater than that required for the use;
Comment: The land form alteration proposed is the minimum required to provide the two building
sites.
2. The proposed landform alteration or development will not result in erosion, stream
sedimentation, ground instability, or other adverse on-site and off-site effects or
hazards to life or property;
Comment:During construction appropriate erosion and sedimentation control measures and
facilities will be in place. These facilities will stay in place subsequent to construction until the
seeding and plantings in the disturbed areas have matured such that the danger from erosion is past.
The proposed land form alteration will not result in ground instability or other adverse effects onsite
or of�site.
3. The structures are appropriately sited and designed to ensure structural
stability and proper drainage of foundation and crawl space areas for
development with any of the following soil conditions: wet/high water table;
high shrink-swell capability; compressible/organic; and shallow depth-to-bedrock;
and
Comment: The homes that will be constructed on the proposed parcels will be designed to ensure
structure stability and proper drainage. At the time building permits are requested detailed plans of
the proposed structures will be provided for review.
� 4. Where. .ral vegetation has been removed due t.. _and�orm alteration or
development, the areas not covered by structures or impervious surfaces will
be replanted to prevent erosion in accordance with Chapter 18.745, Landscaping
and Screening.
Comment: Subsequent to construction the site will be seeded and landscaped. All applicable
requirements of Chapter 18.74S will be met.
Chapter 18.790—TREE REMOVAL
Comment: No trees are proposed to be removed since significant trees do not exist within the area
of the proposed partition.
Chapter 18.780—SIGNS
Comment:All aspects of this Section as it applies to residential development will be complied with.
Chapter 18.795—VISUAL CLEARANCE AREAS
Comment: The visual clearance requirements that assure proper sight distances at intersections will
be implemented with development of the parcels.
Chapter 18.810—STREET & UTILITY IMPROVEMENTS STANDARDS
18.810.030 Streets
Comment:All street improvements will be constructed in strict canformity with the City's street
standards. The proposed driveway width, alignment, and vertical profile are shown on the
preliminary plat application plan set.
18.810.040 Blocks
Comment:Due to existing topographical constraints and existing development patterns, the
proposed driveway will not complete a block. Note that pedestrian circulation within Tract A was
completed with the Thornwood Subdivision improvements and abut/service the newly created parcels.
18.810.050 Easements
Comment:Existing and proposed ingress/egress easements are shown on the preliminary partition
plat.
18.810.060 Lots
A. Size and shave
Comment:All of the lots meet the size and shape requirements of this section. Neither parcel
contains part of a public right-of-way within its boundaries nor do the depths exceed 2-1/2 times the
average width.
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Comment: The proposed parcels are flag lots with 1 S foot poles that access SW Winterview Drive via
a private driveway easement. The private driveway easement width varies from 18 to 30 feet. The
proposed flag lot configuration meets the lot frontage requirements.
18.810.070 Sidewalks
Comment: Sidewalks are not proposed along the private driveway, as allowed in the private street
development standards.
18.810.090 Sanitary Sewers
Comment: Sanitary sewer will be extended from the existing mainline in Arlington Heights, adjacent,
and west of the project site.
All sanitary sewers will be designed and constructed in conformity with the City requirements.
18.810.100 Storm Draina�e
Comment: The drainage from the site will be routed into the water quality swale along the east side
of the proposed parcels that was constructed during the Thornwood Subdivision improvements.
The existing water quality swale has the capacity to treat the runoff from the newly created
impervious surfaces.
All storm drainage improvements will be designed and constructed in conformity with City
requirements.
18.810.120 Utilities
Comment:All utilities will be placed underground within the proposed subdivision as set forth in
18.810.120 A.
18.810.130 Cash or Bond Required
Comment:All requirements for assurances and guarantees will be met.
18.810.140 Monuments
Comment:All monuments that have been disturbed prior to completion of the proposed
improvements will be replaced.
18.810.150 Installation Prerequisite
Comment:No public improvements will be undertaken in the proposed subdivision until the City has
approved plans,permit fees have been paid and permits issued.
18.810.160 Installation Conformation
Comment:All improvements installed will conform to the requirements of this chapter and to the
City improvement standards and specifications.
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18.810.170 Plan Check
Comment: Work will not commence on any improvements until construction plans and construction
estimates have been submitted, checked for accuracy and approved by the City Engineer in writing.
18.810.180 Notice to Citv
Comment: Work will not begin until the City has been notified in advance. If for any reason work is
discontinued, it shall not be resumed until the City is notified.
18.810.190 Citv Inspection
Comment: The applicant understands and accepts that all improvements in the proposed subdivision
will be inspected by the City and must be constructed to the Ciry's satisfaction and that unusual site
conditions may, in the public interest,force changes to construction plans, sections or details.
18.810.200 En�ineer's Certification
Comment: The applicant's engineer will provide the written documentation to certify that all
improvements, workmanship and materials meet current and standard engineering and construction
practices. This certification will be submitted for review and approval prior to the City's acceptance
of the partition improvements.
CLEANWATER SERVICES (CWS) BUFFER STANDARDS
Comment: The buffering requirements for this proposal were established with the approval of the
Thornwood subdivision in 2001. As the proposed partition is a portion of Thornwood the existing
requirements will apply. Please refer to sheet 3 of the Development Review plans, which shows the
storm drainage, and slope easement.
A service provider letter from CWS is enclosed.
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THORNWOOD PARTITION APPLICATION
SECTION 4
REDUCED DEVELOPMENT REVIEW PLANS
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THORNWOOD PARTITION
CITY OF TIGARD
PARTITION APPLICATION
APPLICANT
VENTURE PROPERTIES, INC.
4230 SW Galewood Street, Suite 100
Lake Oswego, Oregon 97035
503-387-7600
ENGINEER/ SURVEYOR
HARRIS-McMONAGLE ASSOCIATES,INC.
12555 SW Hall Boulevard
Tigard, Oregon 97223
503-639-3453
May 13, 2003
OUTDATED MATERIAL
(NOT APPROVED-SEE UPDATED INFO.)
� ' TABLE OF CONTENTS
DATA SUMMARY AND REGLTLATIONS .............................................SECTIO 1
IMPACTSTUDY .....................................................................................SEC ON 2
COMPLIANCE WITH COMMUIVITY DEVELOPMENT CODE ............ CTION 3
REDUCED DEVELOPMENT REVIEW PLANS .............................. ......SECTION 4
DEVELOPMENT REVIEW PLANS (Full size).................BO SEPARATELY
ENCLOSED (1 conv each)
APPLICATION, INCLUDING FEE
PRE-APPLICATION NOTES
VESTING DEEDS
LAND USE APPLICATION CHEC LIST
500 FOOT MAILING NOTIFIC TION LIST
REDUCED DEVELOPMEN REVIEW PLANS
ENCLOSED (2 setsl
ADDRESSED ST ED ENVELQPES
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' • THORNWO�.� PARTITION - SUBDIVISIOi. APPLICATION
SECTION 1
DATA SUMMARY & REGULATIONS
Applicant VENTURE PROPERTIES 1NC.
4230 SW Galewood Street, Suite 100
Lake Oswego, Oregon 97035
Phone: 503-387-7600, Fax: 503-387-7617
Contact: Wendy Hemmen
Civil Engineer/Surveyor/Planner Harris-McMonagle Associates, Inc.
12555 SW Hall Boulevard
Tigard, Oregon 97223
Phone: 503-639-3453. Fax: 503 39-1232
Contact: Jay Harris
Property Description Tax Map 2S 1 IOBC,T ots 9000, 9100, 9200
Tracts B, C, and D; Pl of Thornwood, Washington County, Oregon
Site Size 1.0 acres
Zoning City of Tigard -7
Existing Use of Property Vacant 1
Proposed Use of Property Two single family detached housing lots.
REGULATIONS
Applicable chapters and sections of e Tigard Community Development Code(TCDC) are as follows:
18.370 Variances d Adjustments
18.390 Decisio aking Procedures/Impact Statement
18.430 Subdi 'sions
18.510 Res�ential Zoning Districts
18.705 Ac ss/Egress/Circulation
18.715 D�nsity Calculations
18.725 ,Environmental Performance Standards
18.745 Landscaping& Screening Standards
18.765 Off-Street Parking/Loading Requirements
18.775.070 Sensitive Lands Permits
18.780 Signs
18.79Q� Tree Removal
18.795 Visual Clearance Areas
18.810 Street&Utility Improvement Standards
CLEAN WATER SERVICES BUFFER STANDARDS
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THORNW �D PARTITION - SUBDIVISI 1 APPLICATION
SECTION 2
IMPACT STUDY
GENERAL
T'he proposal is to subdivide the 1.00-acre site into 2 single-family lots. This will involve the nstruction
of all of street, water, sanitary sewer, storm drainage, and utility improvements to serve the ew parcels.
TRANSPORTATION
Traffic impacts will be primarily to SW Winterview Drive. The traffic created by th roposed project
will amount to approximately 20 trips per day. The existing pedestrian pathway th travels into Tract A
will share the northerly portion of the proposed driveway.
DRAINAGE
The impact to the downstream drainage systems will be minimal, as the dr mage from the site will be
routed into the water quality swale constructed with the Thornwood Su ivision improvements.
The existing water quality swale has the capacity to treat the runoff fr the newly created impervious
surfaces.
PARKS
Tract A adjacent to the proposed partition was dedicated to Ciry of Tigard for Open Space/park
purposes. A pedestrian pathway was constructed through T act A, connecting SW Winterview Drive(on
the west side of lot 2)to SW Aspen Ridge Drive(betwee ots 50 and 51).
A new elementary school site is proposed on the sou side of SW Bull Mountain Road approximately
one mile west of the project site. The usual elemen school playground equipment will most likely be
available together with soccer/baseball fields.
These facilities are capable of accommodatin e proposed project.
WATER SYSTEM
Potable water will be supplied to the pro sed parcels by extending private water service lines from the
existing Tigard Water Department ma' in SW Winterview Street. This main has adequate capacity to
serve the proposed subdivision.
SANITARY SEWER ��
There is an existing sanitary sew west of the project site in the rear yards of the existing Arlington
Heights lots with adequate cap city to serve the proposed parcels.
NOISE
The proposed subdivision ill result in future single-family dwellings,which will be compatible with the
surrounding single-f � neighborhood.
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� � THORNW0��1 PARTITION - SUBDIVISI(��. APPLICATION
SECTION 3
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COMPLIANCE WITH SPECIFIC TIGARD COMMU ITY
DEVELOPMENT CODE STANDARDS
NARRATIVE
Chapter 18.370—VARIANCES AND ADJUSTMENTS
18.370.020 Adjustments Section
A. Purpose. The purpose of this section is to establish two clas s of special variances:
l. "Development adjustments"which a11ow modest varia on from required development
standards within proscribed limits. Because such adj tments are granted using"cleaz and
objective standards,"these can be granted by mean of a Type I procedure, as opposed to the
more stringent standards of approval and proced for variances.
2. "Special adjushnents"which are variances fro development standards which have their own
approval criteria as opposed to the standard proval criteria for variances contained in Section
18.370.O10.C.
C. Special adjustments.
5. Adjustment to access and egress stan ds (Chapter 18.705).
a. In all zoning districts where access d egess drives cannot be readily designed to conform to
Code standards within a partic ar parcel, access with an adjoining property shall be
considered. If access in conjun ion with another parcel cannot reasonably be achieved,the
Director may grant an adjus ent to the access requirements of Chapter 18.705 through
a Type II procedure, as go erned in Section 18.390.030, using approval criteria
contained in Subsection 2 elow.
Comment:An adjustment o the standards of Section 18.705.0301, Minimum access requirements
for residential use, Subse ion 4 is requested, as follows:
4. Access drives i excess of 150 feet in length shall be provided with approved provisions
for the turnin around of fire apparatus by one of the following:
a. A circul paved surface having a minimum turn radius measured from center point to
outside dge of 35 feet;
b. A h erhead-configured,paved surface with each leg of the hamxnerhead having a
mini depth of 40 feet and a minimum width of 20 feet;
c. The aximum cross slope of a required turn-around is 5%.
Comment: The proposed private driveway serving the trvo new parcels is approximately 520 feet
in length, as measured from the existing curb line at SW Winterview Drive to a point 10 feet into
the flag potion of Parcel 2. Due to the significant slopes, construction of a circular or
� . hammerhead turn arou, .s not feasible, and it would significam., encroach into the City of
Tigard Open Space area (Tract A). The developer is installing an abbreviated turn-aro nd for
passenger and small delivery vehicles, as shown on the preliminary plat.
The future homes will also have fire sprinkler systems installed, in confarmance wi Tualatin
Yalley Fire and Rescue and building code requirements.
d. The Director may approve, approve with conditions, or deny a request r an adjustment
from the access requirements contained in Chapter 18.705,based on e following criteria:
e. It is not possible to share access;
Comment: The water quality swale%pen space area is to the east of e proposed parcels.
Arlington Heights to the west of the proposed parcels is fully devel ped. Tract E to the south is
owned by lot 38 of Arlington Heights, and will most likely remai undeveloped.
f. There aze no other alternative access points on street in question or from
another street;
Comment:No, there are no other alternative access p nts to the streets in question.
g. The access separation requirements cannot e met;
Comment: This section does not apply to this a plication.
h. The request is the minimum adjus nt required to provide adequate access;
Comment: Yes, the minimum amount of' provement is proposed.
i. The approved access or acces approved with conditions will result in a safe access; and
Comment: Tualatin Yalley Fire 11 review the proposed site plan during the planning review
process and provide comments the City of Tigard Planning Staff.
j. The visual cleazance uirements of Chapter 18.795 will be met.
Comment: The visual cle rance requirements at the proposed private drive intersections, as
outlined in Chapter 18. S, will be met.
A request is hereby ade for an adjustment to allow the proposed access configuration.
Cha ter 18.390—D CISION MAHING/IMPACT STUDY
18.390.040 T e Procedure
Comment: e 2 parcel land division application is being submitted under a Type II procedure.
The Applic nt met with the City staff in a pre-application conference on Apri18, 2003 as required
by this Se tion and is providing the submittal information required. The Impact Study is Section 2
of this s port information.
Chapter .420—LAND PARTITIONS
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18.420.040 Approval Criteria:
A. Approval criteria. The Director shall approve or deny a request for a lot line adjushnent ' writing
based on findings that the following criteria are satisfied:
1. An additional parcel is not created by the lot line adjustment, and the existing p cel reduced in
size by the adjustments is not reduced below the minimum lot size established b the zoning
district;
Comment:A new parcel is not created by the proposed lotline adjustment. he adjustment will
add the unused portions of Tract B into Tract A. Tract A is owned by the ity of Tigard. The new
size of Tract A is larger than the S,000 square foot minimum required i the R-7 zone.
2. By reducing the lot size, the lot or structures(s) on the lot will no e in violation of the site
development or zoning district regulations for that distri�ct;
Comment: The lot size is not being reduced; this Section doe ot apply.
3. The resulting parcels are in conformity with the dime sional standards of the zoning district,
including:
a. The minimum width of the building envelop area shall meet the lot requirement of the
applicable zoning district;
Comment: The width exceeds the 50 foot mini um.
b. The lot area shall be as required by e applicable zoning district. In the case of a flag lot,
the accessway may not be include in the lot area calculation;
Comment: The new lot areas exceed ,000 square feet.
c. Each lot created through partition process shall front a public right-of-way by at least 15
feet or have a legally re rded minimum 15-foot wide access easement; and
Comment: The new parcel d tracts meet this element. Refer to the preliminary plat.
d. Setbacks shall be required by the applicable zoning district.
Comment:All setba in the R-7 zoning district will be met.
4. With regard to fla lots:
a. When the p itioned lot is a flag lot, the developer may determine the location of the front
yard,provid that no side yard is less than 10 feet. Structures shall generally be located so
as to maxi ize separation from existing structures.
Comm t: This element will be complied with when the buildings are sited in the future during the
buil ' g permit review process. The rear of the existing structures in Arlington Ridge will be
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' • separated a large dista>....,from the future homes on Parcels 1 ar�u l (refer to the aerial
photograph in the plan set).
b. A screen shall be provided along the property line of a lot of record where the paved drive '
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 azeas for proposed development.
Comment:An arborvitae/laurel/evergreen tree screen is proposed along the west p operty line, as
shown on the preliminary plat.
5. The fire district may require the installation of a fire hydrant where the len of an accessway
would have a detrimental effect on fire-fighting capabilities.
Comment: The lot line adjustment does not increase the need for a fire ydrant. The proposed
parcels will have fire sprinklers installed in the future homes.
6. Where a common drive is to be provided to serve more than one ot, a reciprocal easement which
will ensure access and maintenance rights shall be recorded wi e approved partition map.
Comment: The ftnal partition plat will have the appropria ingress/egress easements, as depicted
on the preliminary plat.
7. Any accessway shall comply with the standards set rth in Chapter 18.705, Access, Egress, and
Circulation.
Comment: The proposed access meets the sta dards in Chapter 18.705.
B. Exemptions from dedications. A lot line a ustment is not considered a development action for
purposes of determining whether floodp in, greenway,or right-of-way dedication is required
Comment: The intent of the lotline djustment is to add additional land to Tract A, which is an
open space area/greenway.
C. Variances to development st dards. An application for a variance to the standards prescribed in
this chapter shall be made i accordance with Chapter 18.370, Variances and Adjustments.
Comment:An adjustme t to the street length standard is requested in Section 18.370 above.
Cha ter 18.420—L PARTITIONS
18.420.030 A rov rocess
Comment: The reliminary partition plat review is the first step in the subdivision approval process.
This applicati n is for approval of the preliminary partition plat through a Type II procedure in
accord with CDC requirements
18.430. 0 A lication Submission Re uirements
This section sets forth the material required in the submission.
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Comment: All required material, both written and graphic, is a part of this submittal.
18.430.0540 Anproval 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 r lations;
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 propos d partition, as shown
on the preliminary partition plat plan set.
3. All proposed improvements meet City and applicable agency st dards; and
Comment: Construction plans will be submitted/approved after t preliminary plat application
approval process is completed. The proposed improvements wi be constructed in conformity with
City and applicable agency standards.
4. All proposed lots conform to the specific requir nts below:
a. The minimum width of the building enve pe area shall meet the lot requirement of the
applicable zoning district.
Comment: The minimum width requirement f SO feet is met.
b. The lot azea shall be as requir by the applicable zoning district. In the case of a flag lot,
the accessway may not be i uded in the lot area calculation.
Comment: Both of the proposed reels e�rceed the minimum lot area requirement of S,000 square
feet.
c. Each lot created ough the partition process shall front a public right-of-way by at least
15 feet or have egally recorded minimum 15-foot wide access easement.
Comment: There is a existing 18 foot wide ingress/egress easement abutting SW Winterview Drive.
The two parcels eac have 15 foot wide flag poles abutting a 30 foot wide existing ingress/egress
easement. Refer t the preliminary plat for the location of the existing and proposed access
easements.
d. Se acks shall be as required by the applicable zoning district.
Comme t: All minimum setbacks will be met or exceeded. This element will be complied with when
the buil ings are sited in the future during the building permit review process.
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 �
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Comment: Both parcels are flag lots. This element will be complied with when the buildings are
sited in the future during the building permit review process. The rear of the existing structures in
Arlington Ridge will be separated a large distance from the future homes on Parcels 1 and 2 (refer
the aerial photograph in the plan set).
f. A screen shall be provided along the property line of a lot of record where the pav drive
in an accessway is located within ten feet of an abutting lot in accordance with ctions
18.745.050. Screening may also be required to maintain privacy for abutting 1 s and to
provide usable outdoor recreation areas for proposed development.
Comment: A Laurel/Arborvitae%vergreen tree screen/hedge is proposed along t e west property
line, as shown on the preliminary plat application plan set.
g. The fire district may require the installation of a fire hydrant w e the length of an
accessway would have a detrimental effect on fire-fighting ca ilities.
Comment: The proposed structures will have fire sprinkler syste installed, in conformance with
Tualatin Yalley Fire and Rescue and City of Tigard Building De artment Requirements.
h. Where a common drive is to be provided to serve ore than one lot, a reciprocal easement
which will ensure access and maintenance ri shall be recorded with the approved
partition map.
Comment: The parcels will front an existing acc s easement. The existing 30 foot wide access
easement on Parcel 1 is proposed to be vacated and a new 16'wide ingress/egress easement is
proposed to take its place. Maintenance agr ments will be recorded with the final partition plat.
5. Any accessway shall comply ' the standards set forth in Chapter 18.705, Access,
Egress, and Circulation.
Comment: The proposed accessw y complies with the standards set forth in Chapter 18.705.
6. Where landfill and/ development is allowed within or adjacent to the one-hundred-year
floodplain, the C' shall require consideration of the dedication of sufficient open land
area for green y adjoining and within the floodplain. This area sha11 include portions at a
suitable elev ion for the construction of a pedestrian/bicycle pathway with the floodplain
in accord e with the adopted pedestrian/bicycle pathway plan.
Comment: This ection is not applicable to the application.
7. pplication for a variance to the standards prescribed in this chapter shall be made in
cordance with Chapter 18.370, Variances and Adjustments. The applications for the
artition and variance(s)/adjustment(s) will be processed concurrently.
Com ent: An adjustment to the 1 SO foot street length standard is being requested. Refer to the
Nar ative for Chapter 18.370 for details.
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18.430.050 Submission Requirements: Preliminarv Plat
Comment: This application contains the general information required for a Ty e II procedure, as set
forth in Chapter 18.390.
Chapter 18.510—RESIDENTIAL ZONING DISTRICTS
18.510.020 List of Zonin�Districts
E. R-7: Medium-Density Residential District. The zoning district is designed to
accommodate detached single-family homes with or ithout accessory residential units at
a minimum lot size of 5,000 square feet. Du exes and attached single-family units are
permitted conditionally. Some civic and instituti al uses are also permitted conditionally.
Comment: The subject property is within the R-7 M ium-Density Residential District. No lots less
than S,000 square feet are proposed. The propose subdivision complies with the District standards
as follows:
18.510.030 Uses
Comment: The proposed lots will be dev loped as single family housing which is permitted outright
in the R-7 District.
18.510.040 Minimum and Maximu Densities
Comment: This section require that the property be developed to a minimum of 80%of the
maximum density. The three t acts being partitioned are part of the "7'hornwood"final plat. The
density calculations were ca ulated during the "Thornwood"Preliminary Plat Application Process,
as follows: (shown on the over sheet of the Thornwood preliminary plat plan
set).
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Fifty-nine (59) lots were platted in the Thornwood s division. The addition of the proposed two
parcels will not exceed the maximum density for t e `parent"subdivision, thus the proposal is in
conformance with this Section.
18.510.050 Development Standards
Comment: The proposed lots meet the d elopment standards for the R-7 District as set forth in this
section.
Cha ter 18.705—ACCESS EG SS. AND CIRCULATION
18.705.030 General Provisions
D. Public street access. 11 vehicular access and egress as required in Sections 18.705.030H and
18.705.030I shall c ect directly with a public or private street approved by the City for
public use and shal e maintained at the required standards on a continuous basis.
Comment: The propos parcels will connect to a private access easement, and then to a public
street, SW Winterview rive.
E. Curb cuts. b cuts shall be in accordance with Section 18.810.030N.
Comment:All rb cuts will be made in accordance with Section 18.810.030N.
H. Acc Management
Comment:All aspects of the Access Management Section will be complied with in the development of
the subdivision.
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I. Minimum access requirements for residential use.
1. Vehicular access and egress for single-family, duplex or attached single-family dw ing units on
individual lots and multi-family residential uses shall not be less than as provided in ble 18.705.1
and Table 18.705.2;
TABLE 18.705.1
VEHICULAR ACCESS/EGRESS REQUIItEMENTS:
RESIDENTIAL USE 6 OR FEWER UNITS
Number Minimum Number Minimum Access Minimum Pavement
Dwelling of Driveways Width Width
Unit/Lots Re uired
1 or 2 1 15' 10'
3-6 1 20' 20'
Comment:All of the requirements of this section shall be co lied with in the design and
construction of the partition improvements.
3. Private residential access drives shall be pro ' ed and maintained in accordance with the
provisions of the Uniform Fire Code;
Comment:All of the proposed private residential rives shall be in conformance with the Uniform
Fire code.
Cha ter 18.715—DENSITY COMPUTA ONS
Comment: The density computation is s wn in Section 18.510.04U above. The computation was
performed according to the provisions f 18.71 S.020.
Cha ter 18.725—ENVIRONME TAL PERFORMANCE STANDARDS
Comment:All federal and stat environmental laws, rules and regulations will be complied with as
well as those of the City of Ti ard. �
Cha ter 18.745—LAND CAPING& SCREENING STANDARDS
18.745.040 Street Tre
A. Protection of xistin ve etation. All development projects fronting on a public street,private street or
a private veway more than 100 feet in length approved after the adoption of this title shall be
required t plant street trees in accordance with the standards in Section 18.745.040.C.
B. Street ee lantin list. Certain trees can severely damage utilities, streets and sidewalks or can cause
perso 1 injury.Approval of any planting list shall be subject to review by the Director.
Comme : The partition improvements will include the planting of street trees in conformity with the
size an spacing standards set forth in 18.745.040 C. A street tree planting list will be submitted
with t e final plat as provided under 17.745.040 B. The preliminary street tree locations are shown
on t e Development Review Plans.
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� 1�.745.050 Bufferin�and . _eening
Comment: The proposed single family residential use is the same as the abutting developmen ;
therefore buffering and screening is not applicable by this Section. Section 18.430.540-A.4f
(Partition Approval Criteria) does require screening when the roadway is within 10 feet of he
property line.
Setbacks and height restrictions for fences and walls will be observed as set forth u er 18.745.OS0
C and D.
Cha ter 18.765—OFF STREET PARKING AND LOADING RE UIRE ENTS
Comment:At the time of house construction a minimum of one off-street arking space will be
provided on each lot as set forth in Table 18.765.2.
Chapter 18.775.070—SENISTIVE LANDS PERMITS
C. With steep slopes. The appropriate approval auth ty shall approve, approve with
conditions or deny an application request for a s sitive lands permit on slopes of 25% or
greater or unstable ground based upon findin that all of the following criteria have been
satisfied:
1. The extent and nature of the roposed land form alteration or development
will not create site disturb es to an extent greater than that required for the use;
Comment: The land form alteration propo d is the minimum required to provide the two building
sites.
2. The proposed landf alteration or development will not result in erosion, stream
sedimentation, gr d instability, or other adverse on-site and off-site effects or
hazards to life o roperty;
Comment:During constructio appropriate erosion and sedimentation control measures and
facilities will be in place. Th se facilities will stay in place subsequent to construction until the
seeding and plantings in th disturbed areas have matured such that the danger from erosion is past.
The proposed land form teration will not result in ground instability or other adverse effects onsite
or offsite.
3. structures are appropriately sited and designed to ensure structural
s bility and proper drainage of foundation and crawl space areas for
evelopment with any of the following soil conditions: wet/high water table;
high shrink-swell capability; compressible/organic; and shallow depth-to-bedrock;
and
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Comment: e homes that will be constructed on the proposed parcels will be designed to ensure
structur stability and proper drainage. At the time buildingpermits are requested detailed plans of
the pr osed structures will be provided for review.
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� • 4. Where n. _cal vegetation has been removed due t, �d form alteration or
development,the areas not covered by structures or impervious surfaces will
be replanted to prevent erosion in accordance with Chapter 18.745, Landscaping
and Screening.
Comment:Subsequent to construction the site will be seeded and landscaped. All ap icable
requirements of Chapter 18.745 will be met.
Chapter 18.790—TREE REMOVAL
Comment: No trees are proposed to be removed since signiftcant trees do n t exist within the area
of the proposed partition.
Chanter 18.780—SIGNS
Comment:All aspects of this Section as it applies to residential d elopment will be complied with.
Chapter 18.795—VISUAL CLEARANCE AREAS
Comment: The visual clearance requirements that assure oper sight distances at intersections will
be implemented with �evelopment of the parcels.
Cha ter 18.810—STREET & UTILITY IMPRO MENTS STANDARDS
18.810.030 Streets
Comment:All street improvements will be co structed in strict conformity with the City's street
standards. The proposed driveway width, a gnment, and vertical proftle are shown on the
preliminary plat application plan set.
18.810.040 Blocks
Comment:Due to existing topogra hical constraints and existing development patterns, the
proposed driveway will not comp te a block. Note that pedestrian circulation within Tract A was
completed with the Thornwood ubdivision improvements and abut/service the newly created parcels.
18.810.050 Easements
Comment:Existing and roposed ingress/egress easements are shown on the preliminary partition
plat.
18.810.060 Lots
A. Size and sha e
Comment: 1 of the lots meet the size and shape requirements of this section. Neither parcel �
contains rt of a public right-of-way within its boundaries nor do the depths exceed 2-1/2 times the
avera width.
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' •B. Lot fronta�e
Comment: The proposed parcels are flag lots with 1 S foot poles that access SW Winterview Drive via
a private driveway easement. The private driveway easement width varies from 18 to 30 feet. T e
proposed flag lot configuration meets the lot frontage requirements.
18.810.070 Sidewalks
Comment:Sidewalks are not proposed along the private driveway, as allowed in th private street
development standards.
18.810.090 Sanitarv Sewers
Comment: Sanitary sewer will be extended from the existing mainline i Arlington Heights, adjacent,
and west of the project site.
All sanitary sewers will be designed and constructed in conformi with the City requirements.
18.810.100 Storm Draina�e
Comment: The drainage from the site will be routed into e water quality swale along the east side
of the proposed parcels that was constructed during the ornwood Subdivision improvements.
The existing water quality swale has the capacity to tr at the runo,f,j`from the newly created
impervious surfaces.
All storm drainage improvements will be design d and constructed in conformity with City
requirements.
18.810.120 Utilities
Comment:All utilities will be placed u erground within the proposed subdivision as set forth in
18.810.120 A.
18.810.130 Cash or Bond Re uire
Comment:All requirements for ssurances and guarantees will be met.
18.810.140 Monuments
Comment:All monument that have been disturbed prior to completion of the proposed
irraprovements will be re laced.
18.810.150Installati Prer uisite
Comment:No pu lic improvements will be undertaken in the proposed subdivision until the Ciry has
approved plans ermit fees have been paid and permits issued.
18.810.160 stallation Conformation
Comment:All improvements installed will conform to the requirements of this chapter and to the
City improvement standards and specifications.
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18.810.170 Plan Check
Comment: Work will not commence on any improvements until construction plans and construction
estimates have been submitted, checked for accuracy and approved by the City Engineer i writing.
18.810.180 Notice to Citv
Comment: Work will not begin until the City has been notified in advance. If f any reason work is
discontinued, it shall not be resumed until the City is notified.
18.810.190 Ci , Inspection
Comment: The applicant understands and accepts that all improv ents in the proposed subdivision
will be inspected by the City and must be constructed to the City s satisfaction and that unusual site
conditions may, in the public interest,force changes to const ction plans, sections or details.
18.810.200 Engineer's Certification
Comment: The applicant's engineer will provide the ritten documentation to certify that all
improvements, workmanship and materials meet c rent and standard engineering and construction
practices. This certification will be submitted for eview and approval prior to the City's acceptance
of the partition improvements.
CLEANWATER SERVICES (CWS) BU ER STANDARDS
Comment: The buffering requirements f this proposal were established with the approval of the
Thornwood subdivision in 2001. As th proposed partition is a portion of Thornwood the existing
requirements will apply. Please refer to sheet 3 of the Development Review plans, which shows the
storm drainage, and slope easemen
A service provider letter from C S is enclosed.
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CITY OF TIGARD
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PRE—APPLICATION CONfERENCE NOTES ��mm��¶y���ymnt
SfiapingA BetterCommurtity
(Pre-Application Meeting Notes are Valid for Six (6) Months)
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RESIDENTIAL
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APPLICANT: �'/,��,`�� ������.� AGENT: � .� .�-�
Phone: j ) Phone: K�,�) ��'� 7.-� � y'
PROPERTY LOCATION:
ADDRESS/GENERAL LO(ATION:
TA% MAP(S)/LOT #(S): .��il�v�� �i�-s � � i�
NECESSARY APPLICATIONS: ��?�r-`�� ��;.,,.�- ��_y���:�.��-�-�
PROPOSAL DESCRIPTION: o ,�-f��� `T��-s C � %� �-� � �,✓.����
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COMPREHENSIVE PLAN �
MAP DESIGNATION: �,'-,./�iN�L ����ni t ;���o�°re=7�.�-1
ZONING MAP DESIGNATION: _�- �
CITIZEN INVOLVEMENT TEAM (C.I.T.)AREA: lc���
tONING DISTRICT OIMENSIOMAL REQUIREMEMTS [Refer to Code Sec�on 18. s�e> )
MINIMUM LOT SIZE:',,�-r-� � sq. ft. Average Min. lot width: ��' ft. Max. building height: � � ft.
S�Wacks: Front �� ft. Side s' ft. Rear��ft. Comer , �� ft. from street.
MAXIMUM SITE COVERAGE: �� % Minimum landscaped or natural vegetation area:�%.
GARAGES: �-T% ft.
❑ NEI6HBORNOOD MEETING [Refer to the Neigh6orhood Meeting Handoutl
THE APPLICANT SHALL NOTIFY ALL PROPERTY OWNERS WITHIN 500 FEET, THE MEMBERS
OF ANY LAND USE SUBCOMMITTEE(S), AND THE CITY OF TIGARD PLANNING DIVISION of
their proposal. A minimum of two (2) weeks between the mailing date and the meeting date is
required. Please review the Land Use Notification handout concerning site posting and the meeting
notice. Meetinq is to be held prior to submitting your application or the apqlication will not be
accepted.
* NOTE: In order to also preliminarily address building code standards, a meeting with a Plans
Examiner is encouraged prior to submittal of a land use application.
CITY OF TIGARD Pre-Application Conference Notes Page 1 of 9
Residential ApplicatioNPlanning Division Sec6on
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� NARRATIYE [Refer to Code Chapter 18.3901
The APPLICANT SHALL SUBMIT A NARRATIVE which provides findings based on the applicable
approval standards. Failure to provide a narrative or adequately address criteria would be reason to
consider an application incomplete and delay review of the proposal. The applicant should review
the code for applicable criteria.
� IMPACT STUDY [Refer to Code Secdons 18.390.040 and 18.390.050)
As a part of the APPLICATION SUBMITTAL REQUIREMENTS, applicants are required to INCLUDE
AN IMPACT STUDY with their submittal package. The impact study shall quantify the effect of the
development on public facilities and services. The study shall address, at a minimum, the
transportation system, including bikeways, the drainage system, the parks system, the water system,
the sewer system and the noise impacts of the development. For each public facility system and type
of impact, the study shall propose improvements necessary to meet City standards, and to minimize
the impact of the development on the public at larg e, public facilities systems, and affected private
property users. In situations where the Community Development Code requires the dedication of real
property interests, the applicant shall either specifically concur with the dedication requirement, or
provide evidence which supports the conclusion that the real property dedication requirement is not
roughly proportional to the projected impacts of the development.
�❑ ACCESS [Refer to Chapters 18.705 and 18.7651
Minimum number of accesses: i Minimum access width: i� f
Minimum pavement width: i�� �
❑ WALKWAY REQUIREMENTS [Refer to Code Chapter 18.7051
Within all ATTACHED HOUSING (except two-family dwellings) and multi-family developments, each
residential dwelling SHALL BE CONNECTED BY WALKWAY TO THE VEHICULAR PARKING
AREA, COMMON OPEN SPACE AND RECREATION FACILITIES.
� RESIDENTIAL DENSITY CALCULATION [Refer to Code Chapter 18.7151-SEE IXAMPLE BELOW.
The NET RESIDENTIAL UNITS ALLOWED on a particular site may be calculated by dividing the net
area of the developable land by the minimum number of square feet required per dwelling unit as
specified by the applicable zoning designation. Net development area is calculated by subtracting
the following land area(s)from the gross site area:
All sensitive lands areas includinq:
➢ Land within the 100-year floodplain;
➢. Slopes exceeding 25%;
➢ Drainageways; and
➢ Wetlands for the R-1, R-2, R-3.5, R-4.5 and R-7 zoning districts.
Public riqht-of-wav dedication:
➢ Single-family allocate 20% of gross acres for public facilities; or
➢ Multi-family allocate 15% of gross acres for public facilities; or
➢ If available, the actual public facility square footage can be used for deduction.
IXAMPLE 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 Mu�i-Famihl
43,560 sq.ft.of gross site area 43,560 sq.ft. of gross site area
8.712 sq.ft. (20%)for public riqht-of-wav 6 534 sq.ft. (15%)for public riqht-of-wav
NET: 34,848 square feet NET: 37,026 square feet
- 3.050(minimum lot area) - .3 050 (minimum lot area)
= 11A Un"its Per Acr� = 12.1 Units Per Acre
�ipe Devel�pmeat C�Ae rewiros tdat the net site uea e�st fK We aractwh�le dwelliag uait NO ROtlNDIN6 UP IS PERMIiiED.
�Miaimum Pni��Deesi4l is 80X ef We m�pum all�wed densi4l.TO OETEBMINE TNIS STANDARO,MULTIPLY THE MAKIMUM MUMBE6 OF UMITS BY.�.
CITY OF TIGARD Pre-Applica6on Conference Notes Page 2 of 9
Residential ApplicatioNPlanning Division Section
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❑ SPECIAL SETBACKS [Refer to Code Secdon 18.7301
➢ STREETS: feet from the centerline of
➢ FLAG LOT: A TEN (10)-FOOT SIDE YARD SETBACK applies to all primary structures.
➢ ZERO LOT LINE LOTS: A minimum of a ten (10)-foot separation shall be maintained
between each dwelling unit or garage.
➢ MULTI-FAMILY RESIDENTIAL building separation standards apply within multiple-family
residential developments.
ACCESSORY STRUCTURES UP TO 528 SQUARE FEET in size may be permitted on lots less
than 2.5 acres in size. Five (5)-foot minimum setback from side and rear lot lines.
ACCESSORY STRUCTURE UP TO 1,000 SQUARE FEET on parcels of at least 2.5 acres in size.
[See applicadle zoning district for the primary structures'seWack requirementsJ
[� FLA6 LOT BUILDIN&HEI6HT PROVISIONS [Refer to Code Chapter 18.7301
MAXIMUM HEIGHT OF 1'/z STORIES or 25 feet, whichever is less in most zones; 2'/2 stories, or 35
feet in R-7, R-12, R-25 or R-40 zones provided that the standards of Section 18.730.010.C.2 are
satisfied.
� BUFFERING AND SCREENIN6 [Refer to Code Chapter 18.1451
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
�,,�ti� horizontal plantings. Site obscuring screens or fences may also be required; these are often
advisable even if not required by the Code. The required buffer areas may onlv be occupied by
vegetation, fences, utilities, and walkways. Additional information on required buffer area materials
and sizes may be found in the Development Code.
The ESTIMATED REQUIRED BUFFERS applicable to 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:
[� LANOSCAPIN6 [Refer to Code Chapters 18.745,18.765 and 18.1051
STREET TREES ARE REQUIRED FOR ALL DEVELOPMENTS FRONTING ON A PUBLIC OR
PRIVATE STREET as well as driveways which are more than 100 feet in length. Street trees must
be placed either within the public right-of-way or on private prope�ty 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 [Referto Cede Chapter18.7551
Applicant should CONTACT FRANCHISE HAULER FOR REVIEW AND APPROVAL OF SITE
SERVICING COMPATIBILITY. Locating a trash/recycling enclosure within a clear vision area such
as at the intersection of two (2) driveways within a parking lot is prohibited. Much of Tigard is within
Pride Disposal's Service area. Lenny Hing is the contact person and can be reached at (503)
625-6177.
CITY OF TIGARD Pre-Application Conference Notes Page 3 of 9
Residential Applica6onlPlarining Division Section
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Q PARbN6 [R�fer 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 appro�riately located and dimensioned
disabled person parking spaces. The minimum number of disabled person parking spaces to
be provided, as well as the parking stall dimensions, are mandated by the Americans with
Disabilities Act (ADA). A handout is available upon request. A handicapped parking space
symbol shall be painted on the parking space surface and an appropriate sign shall be
posted.
❑ BICYCLE RACKS [Refer to Code Sectlon 18.1651
BICYCLE RACKS are required FOR MULTI-FAMILY, COMMERCIAL AND INDUSTRIAL
DEVELOPMENTS. Bicycle racks shall be located in areas protected from automobile traffic and in
convenient locations.
❑ SENSITIVE LANDS [Refer to Code Chapter 18.7151
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 responsibilitv to preciselv
identify sensitive land areas and their boundaries is the resqonsibility of the aqplicant. Areas
meetinq the definitions of sensitive lands must be clearly indicated on plans submitted with the
development application.
Chapter 18.775 also provides regulations for the use, protection, or modification of sensitive lands
areas. RESIDENTIAL DEVELOPMENT IS PROHIBITED WITHIN FLOODPLAINS.
❑ STEEP SLOPES [Refer to Code Section 18.115.070.C1
When STEEP SLOPES exist, prior to issuance of a flnal order, a geotechnical report must be
submitted which addresses the approval standards of the Tigard Community Development Code
Section 18.775.080.C. The report shall be based upon field exploration and investigation and shall
include specific recommendations for achieving the requirements of Section 18.775.080.C.
� CLEANWATER SERYICES[CWSI BUFFER STANDARDS [Refer to R a 0 96,44/USA Regulations-Chapter 3l
LAND DEVELOPMENT ADJACENT TO SENSITIVE AREAS shall preserve and maintain or create a
� vegetated corridor for a buffer wide enough to protect the water quality functioning of the sensitive
area.
Desiqn Criteria:
The VEGETATED CORRIDOR WIDTH is dependent on the sensitive area. The following table
identifies the required widths:
CIN OF TIGARD Pre-Application Conference Notes Page 4 of 9
Residential ApplicationlPlanning Division Section
TABLE 3.1 VEGETATED CORRIDOR WIDTHS
SOURCE: CWS DESIGN AND CONSTRUCTION STANDARDS MANUAL/RESOLUTION 8�OROER 96-44
SENSITIVE AREA DEFINITION SLOPE ADJACENT� WIDTH OF VEGETATED
TO SENSlTIVE 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 ravine'
Starting point for measurement = edge of the defined channel (bankful flow) for streams/rive�s, 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 rivedsUeam or weUand vegetated corcidor,shall not serve as a starting point for measurement. -
�1/egetated 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 confiRns slope stability shall be maintained with the reduced setback from the top of ravine.
Restrictions in the Veqetate Corridor:
NO structures, development, construction activities, gardens, lawns, application of chemicals,
dumping of any materials of any kind, or other activities shall be permitted which otherwise detract
from the water quality protection provided by the vegetated corridor, except as provided for in the
USA Design and Construction Standards.
Location of Vegetated Corridor:
IN ANY RESIDENTIAL DEVELOPMENT WHICH CREATES MULTIPLE PARCELS or lots intended
for separate ownership, such as a subdivision, the vegetated corridor shall be contained in a
separate tract, and shall not be a part of any parcel to be used for the construction of a dwelling unit.
CWS Service Provider Letter:
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 avaitable upon request. Additional sign area or
height beyond Code standards may be permitted if the sign proposal is reviewed as part of a
development review application. Alternatively, a Sign Code Exception application may be filed for
Director's review.
� TREE REMOYAL PLAN REQUIREMENTS [Refer to Code Section 18.790.030.CJ
A TREE PLAN FOR THE PLANTING, REMOVAL AND PROTECTION OF TREES prepared by a
certified arborist shall be provided for any lot, parcel or combination of lots or parcels for which a
development application for a subdivision, partition, site development review, planned development,
or conditional use is filed. Protection is preferred over removal where possible.
CITY OF TIGARD Pre-Application Conference Notes Page 5 of 9
Residential ApplicationlPlanning Division Section
� ' r y
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, streets and parking lots: '
. Retainage of less than 25% of existing trees over 12 inches in caliper requires a '
mitigation program according to Section 18.150.070.D. of no net loss of trees;
. Retainage of from 25 to 50% of existing trees over 12 inches in caliper requires that
two-thirds of the trees to be removed be mitigated according to Section 18.790.060.D.;
. Retainage of from 50 to 75°/a 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.
� MITI6ATION [Refer to Code Section 18.790.060.EJ
REPLACEMENT OF A TREE shall take place according to the following guidelines:
➢ A replacement tree shall be a substantially similar species considering site characteristics.
➢ If a replacement tree of the species of the tree removed or damages is not reasonably
available, the Director may allow replacement with a different species of equivalent natural
resource value.
➢ If a replacement tree of the size cut is not reasonably available on the local market or would
not be viable, the Director shall require replacement with more than one tree in accordance
with the following formula:
. The number of replacement trees required shall be determined by dividing the
estimated caliper size of the tree removed or damaged, by the caliper size of the
largest reasonably available replacement trees. If this number of trees cannot be
viably located on the subject property, the Director may require one (1) or more
replacement trees to be planted on other property within the city, either public property
or, with the consent of the owner, private property.
➢ The planting of a replacement tree shall take place in a manner reasonably calculated to
allow growth to maturity.
IN LIEU OF TREE REPLACEMENT under Subsection D of this section, a party may, with the
consent of the Director, elect to compensate the City for its costs in performing such tree
replacement.
[�- CLEAR YISION AREA [Refer to Code Chapter 18.7951
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
Residential ApplicationlPlanning Division Section
. , ► ,
❑ FUTURE STREET PLAN AND EIITENSION OF STREETS [Refer to Code Section 18.810.030.fJ
A FUTURE STREET PLAN shall:
➢ Be filed by the applicant in conjunction with an application for a subdivision or partition. The
plan shall show the pattern of existing and proposed future streets from the boundaries of the
proposed land division and shall include boundaries of the proposed land division and shall
include other parcels within 200 feet surrounding and adjacent to the proposed land division.
➢ Identify existing or proposed bus routes, pullouts or other transit facilities, bicycle routes and
pedestrian facilities on or within 500 feet of the site.
Whe�e necessary to give access or permit a satisfactory future division of adjoining land, streets shall
be extended to the boundary lines of the tract to be developed.
� ADDITIONAL LOT DIMENSIONAL REQUIREMENTS [Refer to Code Section 18.810.0601
MINIMUM LOT FRONTAGE: 25 feet unless lot is created through the minor land partition process.
Lots created as part of a partition must have a minimum of 15 feet of frontage or have a minimum
15-foot wide access easement.
The DEPTH OF ALL LOTS SHALL NOT EXCEED 2'/z TIMES THE AVERAGE WIDTH, unless the
parcel is less than 1'/z times the minimum lot size of the applicable zoning district.
❑ BLOCKS [Refer to Code Section 18.810.0901
The perimeter of BLOCKS FORMED BY STREETS SHALL NOT EXCEED 1,800 FEET measured
along the right-of-way center line except where street location is precluded by natural topography,
wetlands or other bodies of water or, pre-existing development.
When block lengths greater than 330 feet are permitted, pedestrian/bikeways shall be provided
through the block.
CODECHAPTERS
_ 18.330(Conditiona�Use) 'I$.6ZO(Tigard Triangle Desgn Standards) � �8.765(OffStreet Parking/Loading RequiremenLs)
_ 18.340(Diredors mterpretation) 18.630(Washington Square Regional Center) _ 18.775(5ensitive�ands Review)
_ 18.350(P�anned oevebpment) � 18.705�a,o�9��c��,��� � 18.780(sgns)
�H.36O(Site Devebpment Review) �S.7�O(Acoessory Residential Units) _ �8.755(Temporary Use Permits)
_ 18.370(variances�a,d�ustrnents) � 18.715(�ensiry c,omputations) k 18.790(Tree Removaq
_ 18.380(zoning Map/Text Amendmeaits) �B.�ZO(Design Compatibility Standards) X 18.795(visua�C�earance,4reas)
_ 18.385(Miscellaneous Permits) � 18.725(Environmenta�Perfomiance Standards) _ 18.798(Wire�ess Communication Fadlities)
`� 18.390(Dedsion Makirg Proceduresllmpact Study) 18.730(Exceptions To Devebpment Srandards) '� 18.51 O(Street&U6liry Improvement Standards)
_ 18.410��oc u�na��a�,�� 18.740(H�storic over�ay� -
� 18.420(�and Partieons) 18.742(Home ooa��tior�Pem�)
_ 18.430�s��aN�> � 18.745(�andscaping&saeen�standards)
�C 18.510(Residentia�zoniny�istricrs) 18.750(Manutacturednu�obi�Home Reyu�atans)
_ 18.520(Comme�ia�Zoning Distric�s) � 18.755(Moced So�id WastelRecyd'mg Srorage)
_ 1 H.53O(IndusUial Zoning Districts) 18.760(Noncontomiing Situations)
CITY OF TIGARD Pre-Application Conference Notes Page 7 of 9
Reside�tial ApplicationlPlanning Division Section
, . . .
ADDITIONAL CONCERNS OR COMMENi'S: �
� �� ., �t��� � r-��E • ,�
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° /�ll E� �T �� . i�� !�-nc�---e �5�/ /'-e�� —�i'—�-r' _`S
/'/ rT%L !�L'i�^-GG� , i ,
• -
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,
-ll u� �-._;�-- f���-f.�r/ c�,-�� �l:��-t���� >
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r j;�'�.�.-��' �3i.�:..�/`�i.�i_�_� _ �7 ���.`�,L,%� .S'��-� i�r � /_-L4 sl.� /� �1�.lF'l�`� - C%�-���
V �y�7 � �j'
.���=f2� �f�i: �� =x'-P� S-���b�ff�j �C l�l7as��fl' Yi���Sq��� �P oA ��,
_ / �+ �
���,!'Lc f/tk.-�U i�'ec���� ,.l��GL.L�J/ ��Y-l.1Li��(r�--t__ C'�1t•-�-t'C•_.C_ /�i+--i.I.,-`O�
cs^ it%?�i-t•%'>�� lL.�y�J--,L.�1' �.>�rfi_ � �/'t,� cr�A_f�!'�-�..i-_/ 2� �/:tic-�S�'Li{ <�c'.�/ � /
_ _ "��
� / ��� ` � «
/s-�'��"�F'tDl �'C[� /i!'+�Y CC��{/�Il�c.�LJ �Yl�U'L�i�_-.�. �Lt�-fA�L-C-A�{_�' � c_4-�
`1`�
/"�[Y ._4'_
PROCEOURE
�� Administrative Staff Review.
Public hearing before the Land Use Hearings Officer.
Public hearing before the Planning Commission.
Public hearing before the Planning Commission with the Commission making a
recommendation on the proposal to the City Council. An additional public hearing shall be
held by the City Council.
APPLICATION SUBMITTAL PROCESS
All APPLICATIONS MUST BE ACCEPTED BY A PLANNING DIVISION STAFF MEMBER of the
Community Development Department at Tigard City Hall offices. PLEASE NOTE: A lications
submitted b mail or dro ed off at the counter without Plannin ivision acce tance ma e
returne . he Planninq counter c oses at :00 PM.
Maps submitted with an application shall be folded IN ADVANCE to 8.5 by 11 inches. One 1
z x ma o a ro ose ro ect��dl�e su mitte or attac ment to t e sta re ort or
a ministrative decis�on. Application wit un o e maps shall not e accepte .
The Planning Division and Engineering Department will perform a preliminary review of the
application and will determine whether an application is complete within 30 days of the counter
submittal. Staff will notify the applicant if additional information or additional copies of the submitted
materials are required.
CITY OF TIGARD Pre-Application Conference Notes Page 8 of 9
Residenfial Application/Planning Division Section
, . • . .
The administrative decision or public hearing 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 period follows all la�d use decisions. An appeal on this matter
would be heard by the Tigard � �r.t��� ,�-�/` . A basic flow chart
which illustrates the review process'is avail le from 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.
SUBDIYISION PIAT NAME RESERYATION [County Surveyor's Office: 503-648-88841
PRIOR TO SUBMITTING A SUBDIVISION LAND USE APPLICATION with the City of Tigard,
applicants are re�Ulfed to complete and file a subdivision plat naming request with the Washington
County Surveyor s Office in order to obtain approval/reservation for any subdivision name.
Applications will not be accepted as complete until the City receives the faxed confirmation of
approval from the County of the Subdivision Name Reservation.
BUILDIN6 PERMITS
PLANS FOR BUILDING AND OTHER RELATED PERMITS WILL NOT BE ACCEPTED FOR
REVIEW UNTIL A LAND USE APPROVAL HAS BEEN ISSUED. Final inspection approvals by
the Building Division will not be granted until there is compliance with all conditions af
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 determ�ne if there are
building code issues that would prevent the structure from being constructed, as proposed.
Additionally, with regard to Subdivisions and Minor Land Partitions where any structure to be
demolished has system development charge (SDC) credits and the underlying parcel for that
structure will be eliminated when the new plat is recorded, the Citv's policy is to apply those system
development credits to the first building permit issued in the development (UNLESS OTHERWISE
DIRECTED BY THE DEVELOPER AT THE TIME THE DEMOLITION PERMIT IS OBTAINED).
e con erence an no es canno cover a o e requiremen s an aspec s re a e . o
site planning that should ap ply to the develo p,ment of your site plan. Failure of the staff to provide
information required b the Code shall not constitute a waiver of the applicable standards or requirements.
It is recommended tha�a prospective applicant either obtain and read the Community Development Code or
ask any questions of City staff relative to Code requirements prior to submitting an application.
AN ADDITIONAL PRE-APPLICATION FEE AND CONFERENCE WILL BE REQUIRED IF AN
APPLICATION PERTAINING TO THIS PRE-APPLICATION CONFERENCE IS SUBMITTED AFTER A
PERIOD OF MORE THAN SIX (6) MONTHS FOLLOWING THIS CONFERENCE (unless deemed as
unnecessary by the Planning Division).
PREPARED BY: -� ' i1 �`- , � � �= --�-'"`
�ITY OF TIG D PLANNI IVISION - S fF PERSON HOLDING PRE-APP. MEETING
PHONE: (503) 639-4171 FAX: (503) 684-1297
E-MAIL• (:�H's firsc name�u�ci.tigard.or.us
nnE�s((ITY OF TIGARD'S fOMMUNITY DEVELOPMENT (ODE)INTERNETADDRESS: WWW.CI.agard.0�.11S
H:lpattylmasterslPre-App Notes Residential.doc Updated: 26-Jun-02
(Engineering section:preapp.eng)
CITY OF TIGARD Pre-Applica6on Conference Notes Page 9 of 9
Residen6al ApplicationlPlanning Division Section
PRE-APPLICATIDN
CONFERENCE REQUEST
ClTY OF TIGARD 13125 SW Hal!Blvd., Tigard, OR 97223(503) 639-4179 FAX: (503) 684-7297
GENERAL INFORMATION
D `. FOR STAFF USE ONLY
Applicant: �L°.r1��Yr� T rUptvT1.�-�� 1,v�`.
Address: L,-Z S=-�% CT�L�W Uc��Phone:�i�3-�j- Case No.: i�1�E ,�po_3 " bp���1 i
City:� c��4 �....yc.o,c�. l`�Q- Zip: g703�
��7 - ��`'� Receipt No.:
• �,S�� Application Accepted By:
Contact Person: �w'tp,� Phone:39�—
Date:
Property Owner/Deed Holder(s):�•-.-►-� f}S �����
'DATE OF PRE-APP.:
TIME OF PRE-APP.:
Address: Phone: PRE-APP. HELD WITH:
Clty: Z�P Rev.�2/s/2000 i:lcurpin\masters\revised�Pre-App Request.doc
Property Address/Location(s):"T'��e..\'� _ �
CJ� �-oyG,•vtwp �i5 � �p � OC REQUIRED SUBMITTAL ELEMENTS
��1�Y h���� rj v�j C��J� S�v-�+ (Note: applications will � be accepted
wi hout the required submittal elements)
Tax Map & Tax Lot#(s): 7 S 1 �� �
,���5 f � � Pr�e-Application Conf. Request Form
Site Size: �' `t' l ��-! COPIES EACH OF THE FOLLOWING:
Brief Description of the Proposal and
PRE-APPLICATION CONFERENCE INFORMATION any site-specific questions/issues that
you would like to have staff research
prior to the meeting.
All of the 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 o�cially scheduling 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
of the subject property in relation to the
prepare for the meeting. nearest streets; and the locations of
driveways on the subject property and
A pre-application conference can usually be scheduled within 1-2 across the street.
weeks of the Planning Division's receipt of the request for either
Tuesda�or Thursday mornings Pre-application conferences are The Proposed Uses.
one (1� hour long and are typically held between the hours of [� Topographic Information. Include
9:00-11:00 AM. Contour Lines if Possible.
If the Pre-Application Conference is for a
PRE-APPLICATION CONFERENCES MUST BE SCHEDULED IN MONOPOLE project, the applicant must
PERSON AT THE COMMUNITY DEVELOPMENT COUNTER FROM attach a copy of the letter and proof in
8:00-4:00lMONDAY-FRIDAY. the form of an a�davit of mailing, that
the collocation protocol was completed
IF MORE THAN 4 PEOPLE ARE EXPECTED TO ATTEND THE (see Section 18.798.080 of the Tigard
PRE-APPLICATION CONFERENCE IN YOUR GROUP, PLEASE Community Development Code).
INFORM THE CITY IN ADVANCE SO THAT ALTERNATE ROOM � Filing Fee $240.00
ARRANGEMENTS CAN BE MADE TO ACCOMMODATE THE
GROUP.
Pre-Apps (CD Meetings) A ri12003
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
Tuesday, April 08, 2003
s:oo
8:30 �
9:00 Pre-app Jerry Palmer 503-452-8003 13230 SW 154th
Subdivision
9:30
10:00 Pre-app appt Zaik/Miller Assoc. 503-222-9158 15670 SW
98th Ave CUP
10:30
11:00 Pre-app Wendy/Venture Pre-app
Properties 503-387-7574
11:30 Tracts B,C Thornwood...
12:00
12:30
1:00
1:30
2:00
2:30
3:00
3:30
4:00
4:30
5:00
5:30
6:00
8:36AM Tuesday, April O1, 2003
TRANSMITTAL
Harris - McMonagle Associates, Inc.
Engineers -Surveyors -Planners
12555 S.W. Hall Boulevard
Tigard, Oregon 97223
Tel. (503) 639-3453 - Fax (503}639-1232
DATE: 3 �Z ���
�
TO: G. �-i o� �/�� --��
, �
Gr�'lh , �z`, .
RE: �v'�'-hw�txf���� 1-, �7�-i-, /�/� �Pr
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
�. ; 4 �
y �1. V�4 'L`�
� �h1 �-'�- �— Zyc� — �'�' �..3
REMARKS:
THORNWOOD
PARTITION
Prepared by:
Lance Ludwick
Harris-McMonagle Associates Inc.
12555 SW Hall Boulevard
Tigard, Oregon 97223
503-639-3453
For:
Venture Properties, Inc.
4230 SW Galewood Street, Suite 100
Lake Oswego, Oregon 97035
� 503-387-7604
PURPOSE:
To partition Tracts C and D, Tax Map 25-1 W-IOBC of the City of Tigard, for the development
of two home sites.
DISCUSSION:
The Thornwood Type lI subdivision application was reviewed by the City of Tigard and Final
conditions of approval issued on May 18, 2001, City of Tigard Casefile #2000-00006.
The subdivision was comprised of 3 legal parcels, tax lots 1000, 1100, and 1200.
Existing Conditions:
Location: On Tracts C and D of the Thornwood Plat.
Zoning: City of Tigard R-7, 5000 s.f. lot size min.
Vegetation: The site is primarily grass that slopes west to east at approximately 16 percent.
Proposed Imqrovements:
Two single-family detached units, similar to the homes being built in the Thornwood (proper)
Subdivision.
Primary access will be from a private driveway that will ingress/egress onto SW Winterview
Drive. An emergency vehicle turnaround will be constructed for access to the 2 new parcels.
� Si/e Difficulties:
There are no difficulties pertaining to the development of Tracts C and D into two-single family
home lots.
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T H O R N W � O D HARRIS-NcMONAGLE ASSOCIATES, INC. RECORDED aS OOCUMENT N0. �n��27T1U
ENGINEERS-SURVEYORS
i2353 SW.wu B�w. I MEREBY CERTIFY THAT niis CENTERLWE CURVE TABLE '
SITUAIFO IN THE S.W. 1�4 OF 1NE N.W. 1�4 OF SEC110N 10 T�o,a'a�::a-a:e� TRACING IS AN E%ACT COPY pF
P1O�'(S0�>a�°'�� tHE ORiC�N� CODE DELT� RADIUS LENGTH CHOR� CHORD BEARING
TOWNSHIP 2-SOUTH, RANGE 1-N+EST, WILLAMETIE MERIDIAN, �� c�}».-+zu � 16'2a'30' 600.00 ,�,.e3 ,�,z S 15'33�41' E
CITY OF TIGARD, WASHING70N COUNIY, OREGON � • �-, „•oo•oo- eoo.00 „s.,9 „s.o, S 12'S1'29' E
RECISTER
BASIS OF BEARINGS AND BOUNDARY RESOLUTION PER. SN.28,640 PRO�ESSIONAL w+ui �.ucu E A-2 05'24'30' 600.00 56.63 56.6t 5 21'03's�' E
DATE: 2/13/2003 J�8 NO. 00-08 SCALE: �` = 40' � Su � N B 18's5'25" 166.00 54.34 54.1 5 14'23'16� E
� �6'S5'S7" 166.00 49.0 48.BB 5 t3'28'32' E
o x c c o � 20'S0'S7' 166.00 60.41 60.07 N 78'01'S8' E
SHEEt INDEX : w „��'�'�'�' ,,� H �g•p2'p2" 166.00 55.15 54.89 N 7T0�'30� E
SHEEf 1 LOTS 1-15 AND 57-59, TRACTS 'A' AND 'F' I Q '°' w a W
SHEEf 2 LOTS t6-33 AND 51-56, TFUCTS 'A' ANO 'G' exvntes i2-3i-2ooa �I U 3
$HEET 3 LOT$ 34-50, TRACTS 'A', �8�, 'C', �D' ,'E�AND 'H' I " ��'�'�w����' 2 3� Q
in wRa omcw�c.•�m.as w�cr NW�tt
SHEET 4 SURVEYOR'S CERTIFICATE, DECURATION, ACKNOWLEDGEAIENT, N y�'v.lnsrrc.x'ri.c S N � -
ru sx:an�a s rw�x.�e.n w
PUT NOiES, CONSENT AFFIDAVIT STATEMENT M1D APPROVALS. 3 .wc rour eo.�o _ � a �
■or a arrnw ur . w.rr.c I
II � -- L M O U N T A 1 N R O A O ��'�• �rw �n.u.wr�at'.�
� i s vv e u � N 8 6'38 31' E 504.50 �,,• � 5-01� b.rr _ .
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LOT OOOE DEITA RADIUS LENGM CIqRD C110RD 6EARWG l01 COpE OEL7A RADIUS LENG7H CHORD C/I01��i1M1f l0i COOE DELTA RADIUS L£NGTM CHORD CNORU BEAItIN(' LOi COOf OELTA RAUIUS LENGIM CMORD CMONO BFMNC `
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2 I 'J9'07' 189.00 45.OS N.9J 75'S1' 7'W � 78'12'06' 18.00 II.57 22.70 5 54'15'25' 3E 09'46'35' 1�J.00 24.10 21.J7 N 18'S2'1 'W 1RACT'B� OJ'25'14' 189.00 71.28 11.2e N EG44'4 '
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Y •5'00' 623.00 60.71 60.69 5 10'S 'S4' 15 16'26'08" 189.00 51.T2 54.OJ N i]'73'.S8'W 3E 7Z'10'OS' �8.00 22.67 21.20 N ST16' 7'W SHEET 1 OF 4
2 3'16b5' 23.00 3s.2J J1.16 N 50'4J'27'W IS 04'16"08' 7a3.00 10.65 10.65 OTOB'JB'E SE 19'02'02' 14}.pp 47.so� 47.79 5 7T07'30'W �
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, T H O R N W O O D HARRIS-11cMONAGLE ASSOCIATES, lNC.
ENCINEERS-SURVEY0R5 RECORDED AS OOCUMENT N0. ��n2a0�7SZt1
ixsu s.w.wu�w. i Her�er ceanvv nur niis
SITUATED IN THE $.W. 1�4 OF THE N.W. 1�4 OF SEC10N 10 �.����_�u rn�ciNC is�a ex�cr coPr oF �or cuave roe�
TOWNSHIP 2-SOUTH, RANGE 1-WEST, WILUIMETTE MERIDIAN, F�.:eSOi�e»_,:u TME °i'a"" �or 000e oew �uaus LENGiH cHaro aaau er,u�c
CITY OF TIGARD, WASHING70N COUNTY, OREGON ' �6 1 9'�9" 1�3.00 a,.6, 3,.s. 5 15'J6'36'E
17 9p� 'pp' 10.00 28.77 25.16 5 66'S6'30'E
BASIS OF BEARINGS AND BOUNDARY RESOLUTION PER. SN.28,640 vKOrESSia+K '"� L. McM e �� � i.�. �eyoo «.2i 4�>> s �s•as'a+'w
DATE: 2/�3/2003 JOB No. 00-08 SCALE: �' = ao' ur+o surrvrroa �a � •i �� • +e9.00 so.�e sooi s eso3'ar w
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T H O R N W O O D HARRIS-McMONAGLE ASSOCIATES, INC.
ENGINEERS-SURVEYORS RECORDED AS DOCUMENT N0. ann_��376'.7�1
13553 S.M.�w1 xw. I HEREBV CER11fV THAT THIS
SIIUAIED IN 1NE S.W. 1�4 OF THE N.W. 1�4 OF SECTION 10 .r.MO,oR 9�z:s-�ze� TRACIHC IS MI EXAC7 COPY OF �
w�a�[:(so])61a-.HS} � pqlqN PLAT. CURVE TABIF 10T5 3�-SO SNEET 7
TOWNSHIP 2-SOUTH, RANGE 1-WEST, WILLAMETTE MERIDIAN, ��.:c�»•�o-,�}= co� oe�r� ruaus ie�+crH craRO e�rac
GTY OF TIGARD, WASHINGTON COUNTY, OREGON � ,� 11 19'S6' 1" 1�}.00 12�.66 ,:o.�s 5 16'S1'S6�
BASIS OF BEARINGS AND BOUNDARY RESOLUTiON PER. SN.28,640 Rc co �+LL� L. McMOHA u �r5�'2o' is�.00 s�.e� II.63 5 80'S2'01'
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rl �E 1SJ9'42' f99.00 �5.07 N.96 656'O1'
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ar sswn ri,c u or a s�ao ���� CODE DELTA RADIUS LENGTM CMORD BEARING
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�- )Z.00' -� � ~ = O3 / �e ���
- y t/ttt!
��rrwuiro�094w+r�� W !�2.o o'T R A C T 'E' �.9�os�n.00• �s.00 159.OJ' �' 76.70' 66.fY' �� w.ao' so.00' xi'so r 'sos�.so' t�.�sn
i����..w ' 0 � t80.o0' r� � ��. Y�vs uocuucNr xo. . M �
I �� 1MIML POMII �N 86-05�791
38 rv''�.�."°°�"� �e N 89'S0'41 W 719.65' ;�y' ti ��°�' � I i �'a' '°n
Cd�ED ptD MO I ��co�0 � p�6� virilu pur�) � �� h.
EIEWTION FACTGN ia��ar m�tian�n-c e�" INRIAL POINf TO SE BOUNLIIRY CORNER ��`�h \ Q� H
0.999E7Jt7 1 50.00'GS[11EMT fOF R6�D
9�01'JC�06.171' ��t'P CAD EC.IMIf NO pSfANCE N eR'.70'3.7'W 719.53L' 99 h`' AND UfNf1C5/0 111E FU61X
MUML PCHI�If 1D Bl/LL TUP GC-�1-1$0� lA � �B1 d701(6JI.PAGE 6I5:
can er,vs+c wn nscwcc �aN'or w sms.s.M' �{f ��+` �� �eooK s�s� v�cc i�asrmcr
vur eF�c�no dsr,wCr N 6577'77'M ww.vi'
SHEET � OF 4
� "'.;'�.!'�'�.`-:_ -}. . , .. ,� _
THORNWOOD �^T �^�a��
na suennasaw Pur coNS[r+T�r�wHrs �aou us. awK, Nti. RECORDE� AS DOCUMENT N0. �nn.�ln.i�T��
SITUATFO IN THE S.W. 1�4 OF THE N.W. 1�4 OF SEC110N 10 NUMBER .2�2.�,ZT�SMID DOC 4ENTRNU e�ann�n�is�L '
70WNSFIIP 2-SOUTH, RANGE 1-WEST, WILIAMETTE MERIDIAN, wnSMiHGTON COUNTY, OREGON DFED RECORDS.
GTY OF TIGARD, WASHINGTON COUNTY, ORE�ON
RE]�6VNMIG CORNER AIONUMENiAT10N: vi+oFCSSia�u I NEREBI'CERTIF7 TNAT iM15
BASIS OF BEARINGS ANO BOUN�ARY RESOLUTION PER. SN.28,640 IN ACCOROANCE N7TM O.R.S 82.070, THE REA4VNINC CORNERS OF THIS uwo w oR rn�cx�c�s � cx�cT covv oF
DATE: Z�1}�Z003 JOB No. 00-08 ,V.�B�Sp,�NT HA$ BEEN�REPMEDYRECARWNG T�H�$ETTINCUp�$Np ��ICINA PLAT.
uOr+UwENTS�u1D IS RECOFDED iN DOCUUEM NO. o p F t o ' �
HARRIS-McMONAGLE ASSOCUTES, INC. W�SHiNCTON CWNTY DEED RECORDS ��•L���F �+�u � M�uo e
ENGWEERS-SURVEYORS APPROVEO iHfS onr oF , 2ooa. •o•
� 1t555 S.r.�wu LLw.
TICND.OR Y771J-62l7 E%PIRES 17-31-700!
R�-����-� WASHINGTON COUNTY SURVEYOR
SURVEYORS CERi1F1CATE: r�x:(sw)s.w-iux
1 WILLIMI 4 1�c1JONACLE, MEREBY CERTIfY iWti 1 HAVE CORRECiLY �7 N07ES: �� �n�+ARD A�R�N'S:
SURVEYED.WO MARKED WITH PROVER MONUA/ENTS, ALL LOi, iRACT
CORNERS ANO BOUNQ4R1'LINE CVUNGES IN DIREC710N iHE WID �. M ADpnON TO OTHER EASEMENiS AS SHONN OR NOTED. 7FIE �
REPRESENTED IN 1HE ANNEXED SUBOMSION PUT AND A7 iHE INITIAL FRONiAGE OF ALL 10T5 MIO 1RACTS ABUTTINC 7HE PU%IC RIp1i Of WAY ��EO THIS �MY Of M6K�^ , 200J.
POIN1 I FOUND A J-1/f-INCN�LUMINUM DISK IH COHCRETE YAR1fING ARE SUB.iFCi 70 A 10.00 FpOT MiDE EASEMEN7 FOR PUBLIC AND �,. Q�, P.Qy�..�...r�
THE ONE-OWRTER CORNER BETWEEN SECTIONS 9 AND 10, 10WNSNIP 2 PRIVATE STORY ORAINAGE FApLITIES. PUBUC 5lOEWALKS, SANI7ARY C ENGINEEf{
$OUTH, RANCE 1 WE57 Of iHE WILWAETfE MERIDIAN; iHENCE ALONf SCMERS, WA�ER$UPPLY.AND OTNER PU6UC AND PRIVATE . �
RECUU�ED UTILITIES. A 1.50'fp0i M1DE LANDSCAPE EASEMEIJT .nw
iHE EA51 UNE OF THE WlY RECORDED PUi OF'MLINGTON HEICHTS� APPROV'EO HIS � WY OF �IIO+�G`l . 2ppJ.
AND ARLINCTON HEIG/ff5 No. 2�, N 00'18'07'E 76�.&S �EE7 TO iNE ABUiTING THE RIGMi OF WAY LINE IS PRONDED fOR TME BENEFli �n
$OU7HERLY 20 f00i ftlCHi OF WAY UNE OF 5 W BULI A10UNTNN RQ�D; ��p�� �R�� Bv� �(XA
iHENCE KONG SArD SOUiNERIY LxVE, N 8538'31'E 501.50 FEEf i0 iNE 2. iRACT 'A'IS SUBJECi TO AN OPEN SP�CE EASEYENi FOR TNE BENEf1T OF C0�1A1UWiY DEVELOPIAENT DIR CTOR
r+ORTMYE57 CORNER OF 7w1i lANO AS DfSCRIBEO IH OEED DOCUMENI THE CfTI'0�TIGARD�ND A PUBUC PEDESTRIAN EASENENT, OVER ITS EMIRfTV.
No. 96-t09711; T/IENCE ALONC THE wE51 UNE�ND SWTN LINE OF LASt
SNp pEED TIiE NExT S COURSES AND OIS7ANCE5, S OU1B'Z5"W 150.7J 3. iRACi'B': iHE WE57,70 fEE7 5 SUBJECT TO AN 1NGRE55, ECRESS AND
FEff; TNENCE 5 09'22'04"E 9t.19 �EET; ThiENCE 5 0730'S6'E SS.00 fEff: ��1T�"�SEMENi AS S/fOWN ON TME PUT, FOR iME BENEFIT OF THE w����'�N COVNN APPRWALS:
TNENCE 5 50'SJ'SS�E 76.59 fEEf; THENGE 5 87�1'S5�E 1{1.17 FEET i0 THE ��� T�� � µ� �� MPROVEp TN�S �- Or1Y OF /f/OK� , 2003.
SOUTMEAST CORHER OF 1A57 SVO DEED BEING ON TNE WFST UNE OF 1. iNE NORTH 230.00 FEET Of TRACT '8'�S SUBJEC7 10 AN INCRE55 AND WASHMICTON C�,$l1RVEYOR
iFNT IAND�tS DESCRIBED IN DEED 600K 1070 PAGE 575; iF1ENCE ALONC EGRE55 EASEAIEN7 FOR THE BENE�IT OF TRACT 'A', AS WELL AS A PUBLIC / r_/f� /j, _,�
iME WEST L1NE O�IASi SUD DEEO 5 00'I9'28'W�58.56 FEE7 TO iNE PEDESTRIM/ACCE55 EASEYENi TO AND FRpI TRAC7 'A'. gy;� (1 f 7�p�v
SOUTHEAST CORNER OF 7fMT lANO AS DESCRIBFD IN DEED OOCU4EN7 5. TRAC7 'L' IS SUBJEC7 TO A IS FOOT WIOE INCRESS, ECRESS,Mq UTIUTY
No. 96-IOD714; iHENCE ALONG THE SIX1TM LINE OF IASi SUO DEED
EASEIAEM ABUTfINC iHE WE57 UNE, FOR iME BENEFlT OF TRACT'D'.
N E9'SO'41'w 719.65 FEET TO TME IN1T4LL POINT. / fj�.
APFROVED iH15 � wr oF />'1 p R C N , Zoo3,
CONTAINING: i 1.J9 ACRES. 6 TRACTS �F�, �C�,AND �M�,ARE 1EMPORARY VfNICLE TURNAROUND LOCAT10N5. �y�$NINGTON COUN7Y BOARD OF COYMISSIONERS
7ME 7EMPORMY STATUS Of THESE TURwtROUr+D SwLLI 7ERwINATE UPON iME �� � �
PER ORS 92.070(PAR. 2) 7HE POST-MONUMEHTA710N Oi TME REIW/MNf EXiENS10N OF THE ROADS i0 WMICM TMEY SERVE OR UVON ACCEPTANCE Of
NONUMEMS IN 7H15 SUBOMSION W�U BE ACCOAIPUSMED MITHIN 90 AN ALTERNAThF fIRE ACCE55 BY THE COVERMNG JURISDICMMIS. THE ���T y! S
GLEHOAR DAYS �OLLOW�NC iHE COYPLETION OF PANNC NAIN7ENANCE RESPON5181L�iY Of iMESE TRACiS IS SET fORTM IN iME � �
IMPROVEMENTS OR ONE 1'EAR FOLLOWING 7HE ORIGIHAL PU7 COYEHANTS, CONdT10N5 MJD RESTRiCT10N5 FOR 7HORNW000 A$RECORDED ,�ppppyEO TMIS �3- DAY OF M�1 RG,�-/ , z�3,
RECORWTqN WHMNEVER OCCURS FIRSi IN ACCOROANCE WITF1 ORS 92.060 IN DOCUMEN7 NO.�Aiz?A,jJT�7 DIRECTOR OF ASSESSMEHT AND iA7UtqN
�C`MA�: 7. TRACTS 'B'. 'C'. 'D".�ND'E'. ARE NOT SU8JEC7 70 iME (WASMINGTON COUNiY ASSE�SS/OR)
CO�ENAHTS, LONOIilONS AND RESTR�CTqNS OF THORNWO00. � / �• �)�
gy �..�� �
KNOW Ml MfN BY iMESE PRESENIS 7W17 VENR1itE FROFER71E5 INC. AN 9. LOTS 1 TMROUCH 9, SMALl NOi BE ALLOWED DIRECT MOTOF
ORECON CORPORATION DOES HEREHY 4AKE, ESTABLISM AND DEC(ARE VFMIGIE ACCE55 TO OR fqOlA S.W. BULL MOIMTAIN ROAD
iME ANNExEO �Of �iHORNWOOO "AS DESCRIBFD MI TF1E UNLE55 OTIIERIWSE GRANTED BY iF1E GO�ERNING BOOY M
ACCONPANYING SURvEYORS CEFfIFIGTE A iRUE uAP ANO PUT NAVING JURISDICTKIN O�SVD RQJD. ATTESi TN1S�_�QAY OF/�//)�-�.ti , 2003.
TNEREOF:ALL LO1S AND iRAC15 BE�MC OF 7ME DIUEN510N5 SMOWN AND D�RECiOR OF ASSESSYENT ANO TANATION
TN[Y pp 11EREBY OEDICATE 70 7ME PUBUC,AS PUBl1C wAYS FOREVER 9� � LOfi AND TRACIS. 'A', 'F', 'G', AND 'M", ARE SU&IECT 70 EX-Ofi"ICIO COUNTI'CIERK
ALL STREEIS. AND 11EREB1'GR�WT AL! FASENENT$ $ET FORTH fOR TME TME COY£NANTS, CON01710NS,ANO RESTPoCTIONS AS ' �" //
RECORDEO M OEED OOCUUENi No. �ll�y3n 37.T�7 �.. /`�
USES STATED AND AS SFIOWN OR N07ED ON SAID MAP. �L�QL�2sr��
TRACiS 'B', �C", b�, �E�, Y, "G',ANO "I(,S/IAII BE OWNED BY 10. LOTS }2 ANO 33 ARE SU&IECT TO A 10.00 f00T WIOE PRNATE S70RM C�,�F�tiic,: ��
T1� DECIARAHf.iHE1R SUCCESSORS OR ASSifiNS. EASEMENT AS SMOWN, fOR THE COMNON BENEFlT OF LOiS 3/, 32/.ND 3'..
iME WVNTENANCE FOR iHE 02UNAGE SYSTEM 5 SEl FOR7M IN iHE �
TIGC7 A'(5/1EREBY OMVEIED TO iHE CRY OF TICARO. iHORNWOOD COVENANTS. CONDITIONS AND RESiRIC710N5. STA7E OF ORECAN
�� COUHTY OF WASMINGTON J 55
11. LOT$ J6 THROUCN /0.ARE SU&1ECT 10 A 10.00 FOOi WIDE PRNAiE
�Q j SiORM DfLtit�NGE EASEUENT, w5 Sr70wN FOR 7HE COAIMON BENEFli OF i pp HEREB�CERTIFY�J 7 iM15 SUBD SION PUT, WAS RECENEU FOR
By: LOTS 26 TMROUCH J0. iHE hWNTENANCE FOR iHE DRAINAGE SYS7EN IS RECORD ON THI$ /.'1�AY OF ��ch , �l1Q,j
KELLY RfR. PRESI NT VENTURE PROPER71E5 INC. SEf FOqTH IN 7HE THORNWOOD COVENAN75, COND1710N5 ANO AT �3 D'CIOCK M, ANO CORDED IN TME COUNTY CLERI(
RESTRICTiONS.
RECOROS.
�,�(��y�,F,��/�J�j; 12. iN15 SUBOIVISION IS SU&1ECi TO iHE CONDITIONS OF
� APPROV.4l VER THE CI7Y OF 71GARD CASE FlLE BY:
STA7E OF ORECON ) No. SUB 7000-00006. $LR 2000-00014. DEPUTY COUNTY C N ,
COUNTY OF WASHINGTON) 55. I3. iHE ONE-OU�RTER SEC710N CORNER CObMON 70 $ECTIONS 9 AND 10,
ON iN15� MY Of �r.�1 , �pp3 TME INIML POINi OF THIS SUBOMSION, LOCAIED AT THE SOUTNWEST
CORNEF OF TRACi E'. IS A PUBLIC UNO SURVEY CORNER. THIS
BEFORE ME,A N07ARY WBL�C IN ANO fOR 5410 STATE AHD COUNTY. CORNEF MONUMENT AND ALL OF IT$ACCESSORIES SWLLL BE PROTECTED STA7E OF ORECON )
PERSONAt1Y APPEARED NELIY RIiZ, MM1�O BEING WLY$WpItN p0 AND PRESERVED A1 ALl iIYES . ACCESS TO SAID CORNER OVER iRAC15 'A', CWNTY 0�W,ISHINGTON) SS
S1Y TINT SME i5 VFtESlOENT OF SND VEwiURE PROPERTiES nuC.AN 'g•µD �E"FOR SURVEYINC PURPOSES SNALL BE ALLOWED Ai ALL t1YE5.
pREGON CORPORA�iON.AND THAT SUD INSTRUMENi WAS SIGNED IN 1 00 HfREBY CERTKY TW1T TMIS TRACING IS A COPY CERTIfIED 70 NE,
9[141Lf O�iMC CORPORA710N ANO SHE ACKNOWLEDCED 5110 11. l0T 59 IS SUBJEC7 TO� 5.00 F00T w�DE FASEUENT�B(li71NG 7NE WEST gy THE SURVEYOR OF T1N$SUBDMSION VUi. TO BE A iRUE AND E%ACT
INSTRUMEM TC BE A FREE ACi AND DEfO. LOi L1NE, fOR INCRE55, EGRESS AND UTILIilES �OR THE BENEFR OF
COPY 0f,,TI�ORIGINAL.,�Q�THAT�R WAS RECOROED ON
TRACTS'8'. 'C'. AND b' AS WELL AS FOR PUBI.IC PEDESTRIMI ACCE55 THE 1.� WY OF C.L�Lp,CC,F1. 'e�(1Qj AT a;��
�����p/� 70 AND FROM TRACT 'A'. 0'CLOCK L V. IN rn[cb CL£RU RECOROS.
TAft R C0IUIISSION NO...Z"]11Q1- I5. TRACi'E'IIAS BEEN CONYEYED TO THE OWNERS OF LOT 3B,ARUNCTON �'�
HEICHTS, BY DOCUMEN7 Np. aAn.�Da�C1fl, WASHINC70N CWNfY DEPUTY CWNtt ClE
NOT�R1'PU IC - ORECON W COMYISSKIN OfPIRES -ID��IY� ������� SHEET 4 OF 4
Ff3��.+R7
►
10/27/2003
��� CondiHons Associated With 4:01:38PM
T •I D E M A R r K, Case #: MLP2003-00009
C�MPUTER SVST�MS. IVC.
>?�iiEtditiUrl Sialc,ti [ ���I:�tec!
;;:<�:::�F�rh ' `�`ttle > �tvlci �t�fiu� �h�u��,�rd Bt: T:�� llatc �j :
..
. __ ��.. �.:. �
I2. Thc � licant s final lat shall conl��in Stalc I I,inc C��ordivatc,on [���o in��iiuinrnts with a tic to thc ( i��.'> s�lnh,il
positioning system(GPS)geodetic control network(GC 22). These monuments shall be on the same Liiie a�id sliall 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 networkecl to the City's GPS survey.
-By random traverse using conventional surveying methods.
1 F-PLAT SUBMISSION None NOT MET 9/4/2003 KSM 10/9/2003 PLL
13. 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. The final plat and data or nanative 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.
C. NOTE: Washington County will not begin their review of the final plat until they receive notice from the
Engineering Department indicating that We City has reviewed the final plat and submitted comments to the applicant's
surveyor.
D. 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).
1 CiJSTOM CONDITION None Met 9/4/2003 MAS 10/27/2003 MAS
14. Submit and implement a detailed plan addressing the landscaping, seerling and erosion conVol measures to be
used.
1 CUSTOM CONDITION None NOT MET 9/4/2003 MAS 10/8/2003 PLL
15. Submit a tree protection plan for trees on neighboring property to the west.
1 CUSTOM CONDITION None NOT MET 9/4/2003 KSM 10/8/2003 PLL
16. The applicant shall provide signage at the entrance of each shared flag lot driveway or private street that lists the
addresses that are served by the given driveway or street.
1 CUSTOM CONDITION None NOT MET 9/4/2003 KSM 10/8/2003 PLL
17. Prior to issuance of building permits,the applicant shall provide the Engineering Department with a"photomylar"
copy of the recorded final plat.
1 CUSTOM CONDITION None NOT MET 9/4/2003 KSM � 10/8/2003 PLL
18. Prior to issuance of the building permit,the applicant shall pay the fee in-lieu of constructing an on-site water
quantity facility.
1 CUSTOM CUNDITION None NOT MET 9/4/2003 KSM 10/8/2003 PLL
19. Prior to issuance of the building permit the applicant shall coordinate with the Public Works Department for new
water service to serve Parcels 1 &2.
1 CUSTOM CONDITION None NOT MET 9/4/2003 KSM 10/8/2003 PLL
20. Prior to issuance of the building permit the applicant shall provide the engineering department with approvals
from CWS for connection to the sewer and storm systems.
1 CUSTOM CONDITION None NOT MET 9/4/2003 MAS 10/8/2003 PLL
21. Provide a monument located at foot of the private drive and Winterview Drive identifying the house numbers for
the two new lots.
Page 2 of 2 CaseConditions..rpt