MLP2007-00003 NOTICE OF TYPE II DECISION
�,
MINOR LAND PARTITION (MLP) 2007-00003 :
WE STVIE W PARTITION
120 DAYS = 11/7/2007
SECTION I. APPLICATION SLJMMARY
FILE NAME: WESTVIEW PARTITION
CASE NO: Minor Land Paitition(MLP) MLP2007-00003
PROPOSAL: The applicant is requesting a Minor Land Partiuon to partition one (1) e�sting .96-acre lot into
three (3) parcels for detached single-family residences. Proposed lots range from 10,001 to
14,618 square feet.
APPLICANT: Westridge Homes APPLICANT'S SFA Design Group,LLC
Steve Yurecko REP.: Ben Altman
11401 SW Skyline Blvd. 9020 SW Wash. Sq.Dr.,#350
Portland,OR 97231 Portland, OR 97223
OWNER Donald&loann Randall
10800 SW North Dakota St.
Tigard,OR 97223
COMPREHENSIVE
PLAN
DESIGNATION: R 3.5;Low DensityResidential
ZONE: R 3.5: The R 3.5 zoning district is designed to accommodate detached single-family homes
with or without accessory residential units at a inuumum lot size of 10,000 square feet.
Duplexes are pernutted conditionally. Some civic and institutional uses are also pernutted
conditionally.
LOCATION: 10800 SW North Dakota Street;WCTM 1S134DA,Tax Lot 2300.
PROPOSE D PARCE L 1: 14,618 Square Feet.
PROPOSED PARCEL 2: 16,361 Square Feet.
PROPOSE D PAKCE L 3: 10,001 Square Feet
APPLICABLE
RE VIE W
CRITERIA: CommunityDevelopment Code Chapters 18.390 (Decision-Making Procedures); 18.420 (Land
Partitions ; 18.510 (Residential Zorung Districts); 18J05 Access Egress and Circulauon);
18J15 ensity Computations ; 18.730 (Exceptions to �evelopment Standards); 18.745
andscaping and Screenu��; 1�.765 (Off-Street parking and Loading Requirements); 18.790
ree Removal); 18J95 (V�sual Clearance Areas); and 1$.810 (Street and Utility Improvement
tandards).
SECTION II. DECISION
Notice is hereby given that the Ciry of Tigard Community Development Director's designee has APPROVED the
above request subject to certa.in conditions. The findings and conclusions on which the decision is based are noted in
Section V.
NOTICE OF DEQSION MLI'2007-00003/WESTVIEW PAR'ITTION PAGE 1 OF 21
CONDITIONS OF APPROVAL
THE FOLLOWING C�NDITIONS SHALL BE SATISFIED
PRIOR TO SITE WORK:
e app icant s a prepare a cover etter an su mit it, a on wi any suppo�mng ocuments an or p ans
that address the followin requirements to the PLANNING�IVISION, ATTTN: CITY ARBORIST 503 639-
4171. The cover letter sha�clearly identify where in the submittal the required information is found:
1. The applicant shall revise lans to meet all Tualatin Valley Fire &Rescue ('TVF&R) requirements. A copy of
the plans approved by�&R must be submitted to the C:ity of Tigard prior to site work.
2. Prior to site work,the applicant shall submit a revised utility plan for review and approval showing no utility
lines within the planter stnp along the shared driveway.
3. Prior to commencing site work, the applicant shall submit construction drawings to both Planning and
Engineering that include:
A The approved Tree Removal,Protection and Mitigation Plan;
B. A construction sequence including installation and removal of tree protection devices, clearing,grading,
and paving;
C A note prolubiting eguipment, vehicles, machinery, grading, dumping, storage, burial of debris, or any
other construction-related activit�es in anytree protection zone;and
D. A note stating�that only those trees ident�fied on the approved Tree Removal plan are authorized for
removal by this report. Notwithstanding any other provision of this title any party found to be in
violation of this chapter [18.790] pwsuant to Cha�pter 1.16 of the Tigard Murucipal Code shall be
subJ'ect to a civil penalty of up to $500 and shall 6e required to remedy any damage caused by the
violation. Such remediation shall include, but not be lunited to, the followulg: 1 Re lacement of
unlawfully removed or damaged trees in accordance with Section 18.790.060 (�) o� the Tigard
Development Code; and 2) Payment of an additional civil penalty representing the eswnated value of
any urilawfull�removed or damaged tree as detemuned usuig the most current International Society of
Arboriculture s Guide for Plant Appra�sa�.
4. Prior to commencing site work, the applicant shall establish fencing as directed by the project arborist to
protect the trees to be retained. The applicant shall call for an inspection and allow access by Plaruung Staff
}or the purpose of monitoring the tree protection to verify that the tree protection measures are performing
adequately.
5. Prior to commencing site work, the applicant shall submit a copy of a contract that ensures that the Project
Arborist submits written reports to the C:ity Arborist, at least once every two weeks f rom inival tree protection
zone ('fPZ) fencing installauon through building construction. The reports shal� include the condition and
location of the tree protection fencing and whether any changes occurred. If the amount of TPZ was reduced
then the Project Arborist shall justi�y why the fencu�ig was moved, and shall certify that the construction
activities to the trees did not adversely unpact the overall,long-term health and stability of the tree�s)..Failure to
follow the plan, or maintain tree protection fencing in the designated locations shall be grounds or unmediate
suspension of work on the site until remediation measures and/or civil citations can be processed.
6. Prior to commencin site work, the applicant shall submit a cash assurance (letter of credit or cash deposit)
for the equivalent v�ue of mitigation required (number of caliper inches times $125 per caliper inch). Any
trees successfully planted on or off-site, in accordance with an approved Tree Mitigation plan and TDC
18.790.060.D will be credited against the assurance for two years followin final lat approval. After such
time,the applicant shall paythe remauung value of the assurance as a fee in�eu o�planting.
THE FOLLOWING CONDITIONS SHALL BE SATISFIED
PRIOR TO APPROVAL OF THE FINAL PLAT:
e app icant s �p repare a cover etter an su mit i a on wi any supportin ocuments an orp ans
that address the foliowing requirements to the PL�IN�DIVISIUN ATT� CHERYL CAINES 503-
639-4171, EXT 2437. The cover letter shall cleatiy identify where in the su�mittal the required information is
found:
7. Prior to final plat approval the applicant shall submit a sununary of the biweekly arborist reports prepared
by the Project Arborist. 1�he siuruiiary shall document the effect of the approved tree protecuon plan,
account for any violations, and cenify the condition of protected trees.
NOTICE OF DEQSION MI.P2007-00003/WESTVIEW PARTITION PAGE 2 OF 21
8. Prior to final plat, the applicant shall submit a revised plat that shows the visual clearance area for the private
shared drive accurately,ui accordance with TC�C Secuon 18J95.040.
9. Place a note on the final plat for visual clearance easements to the benefit of the City of T'igard. Said easements
are subject to the Cary of Tigard Visual Clearance Area standards that restrict the height of plantings and
structures (Tigard Development Code Chapter 18.795).
The applicant shall prepare a cover letter and submit it, along with any supporti�ng documents and/or plans
that address the following requirements to the ENGINEERING DIVISION,ATTN: HIM MCMILLAN 503-
639-4171, EXT 2642. The cover letter shall clearly identify where in the submittal the required information is
found:
10. A Public Faciliry Improvement (PFI perniit is required for this project to cover half-street improvements and
any other work in the public nght-o -way. Six 6�)�sets of detailed public unprovement plans shall be submitted
for review to the Enguleenng llepartment. N�TE: these plans are in addiuon to anydrawings required bythe
' Building Division and should onl�y include sheets reievant to public improvements. Public Fac�ty
Improvement (PFI)pe�rn� zit plans shall conf orm to City of Tigard Pubhc Improvement Design Standards,which
are available at City Hall and the Cit�s web page (www.tigard-or.gov).
11. The PFI perrriit plan submittal shall include the exact legal name, address and tele�phone number of the
individual or corporate enuty who will be designated as the "Perniittee",,and who wiIl provide the financial
assurance for the public improvements. For example,specify if the entiry�s a co, orauon, linuted partnership,
LLC, etc. Also specify the state withul which the entity is incorporated and prov�e the name of the corporate
contact person. Failure to provide accurate infox7nation to the Engineenng Department will delayprocessulg
of pro�ect documents.
12. The applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer.
The purpose of this plan is for parking and traffic control during the pubhc improvement construction phase.
13. The Ciry Engineer may determine the necessity for,and require submittal and approval of, a construction access
and parkulg plan for the.home building hase..If the GtyEngineer deems such a plan necessary,the applicant
shall provide the plan pnor to�ssuance o�building pernzits.
14. Prior to final plat approval, the applicant shall pay the addressing fee. (STAFF CONTACT: Bethany Stewart,
Engineerin�.
15. The applicant shall submit construction plans to the Engineering Department as a part of the Public Faciliry
Improvement ermit, which indicate that they will construct a half-street improvement along the frontage of
North Dakota�treet. The improvements adjacent to this site shall include:
A. Citystandard pavement section for a Neighborhood Route from curb to centerline equal to 18 feet;
B. pavement tapers needed to tie the new unprovement back into the existing edge of pavement shall be
built beyond the site frontage;
G concrete curb,or curb and gutter as needed;
D. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface
nuioff;
E. 5 foot concrete sidewalk with a 5 foot planter strip;
F. street trees in the planter strip spaced per TDC requu-ements;
G. street striping;
I� streetlight layout by applicant's engineer,to be approved by City Engineer;
I. underground utilities;
� street signs (�f ap licable);
driveway apron (Pif applicable); and
L. adjustments u1 vertical and/or horizontal alignment to construct SW North Dakota Street in a safe
inanner,as approved bythe Engineering Department.
16. A profile of North Dakota Street shall be required,e�ending 300 feet either side of the subject site showing the
e�c�stulg grade and proposed future grade.
17. The applicant shall cause a statement to be placed on the final plat to indicate that the proposed shared
drivewaywill be�ointlyowned and maintained bythe private propenyowners who abut and take access from it.
NOTICE OF DEQSION MLI'2007-00003/WESTVIEWPARTTTION PAGE 3 OF 21
18. The applicant's plans shall be revised to locate the new water meters at the ROW of North Dakota Street.
19. An erosion control plan shall be �rovided as part of the Public Facility Improvement (PFI) pernut drawings.
The plan shall conform to the Erosion Prevention and Sediment �ontrol Design and Pluuung Manual,
Febtuary 2003 edition."
20. The applicant's final plat shall contain State Plane Coordinates on two monuments with a tie to the Cit�s global
positiorung system (C7PS) geodetic control network(GC 22) as recorded in Washington Counry survey records.
These monuments shall be on the same line and shall be of the same prec�sion as required for the subdivuion
plat boundary. Along with the coordinates, the plat shall contaui the scale factor to convert ground
measurements to grid measuremenu and the angle from north to grid north. These coordinates can be
established by.
. GPS tie networked to the Cit�s GPS survey.
. By random traveise using conventional surveying methods.
21. Final Plat Application Submission Requirements:
A. Submit for City review four (4) pap er copies of the final plat prepared by a land surveyor licensed to
practice in Oregon, and necessary data or narrauve.
B. Attach a check u1 the amount of the current final plat review fee (Contact Plaiuiulg/Engineering Permit
Technicians,at (503) 639-4171,ext.2421).
G The final plat and data or namauve shall be drawn to the nunuilum standards set forth by the Oregon
Revised Statutes (ORS 92.05),Washington C�unty,and by the City of Tigard.
D. The tract dedication for the pnvate street shall be made on the final plat.
E. NOTE: Washington County will not begin their review of the final plat until they receive notice from
the Engineenng Department indicatmg that the City has reviewed the final plat and submitted
comments to the a�pplicant's surveyor.
F. After the Ci ry and C�oun have reviewed the final plat, submit two m y lar co pies of the final plat for
Ci t y En gineer signature�for parutions), or Ci t y En gineer and Communi t y Develo pment Director
signatures (for subdivisions).
THE FOLLOWING CONDITIONS SHALL SE SATISFIED
PRIOR TO ISSUANCE OF BUILDING PERMITS:
e app icant s a prepare a cover etter an su mit it, a ong wi any suppotting ocuments an orp ans
that address the foliowmg requirements to the PLANNING DIVISION, ATTN CHER1'L CAINES 503-
639-4171, EXT 2437. The cover letter shall clearly identify where in the submittal the required information is
found:
22. Prior to issuance of building permits, the applicant shall demonstrate that the site coverage, height, and front,
rear,and side yard setbacks for structures are as requu-ed in the base zone.
23. Prior to the issuance of building perniits on Parcels 2 and 3, the applicant shall supply building elevations
and/or site plans showiing how the flag lot height standards are met.
24. Prior to building perniit issuance, the applicant shall submit a revised development plan that indicates the size,
species, and location of street trees along the pnvate drive and North Dakota Street for the Ciry Staff's review
and approval. Spacu�g of such trees shall be m accordance with Section 18.745.040.G2.0 of the Tigard
Development Code.
25. At the time of submittal for building pernzits for individual homes within the development, the developer shall
submit materials demonstrating that one (1) off-street parking�space, which meets minunum dimensional
requiremenrs and setback requu-ements as spec�fied in Tide 18,will be provided on-site for each new home.
26. Prior to issuance of building pemiits,the applicant(developer or builder) shall:
A. Submit site plan drawings showing the accurate location of the trees that were preserved,the location of
tree protecuon fencuig, and the location of mitigation trees, if any. Attach co�ies of the a�roved Tree
Protection and Mitigation Plans.
NOTICE OF DEQSION MLI'2007-OOOD3/WESTVIEW PAR'TITiON PAGE 4 OF 21
B. Submit a statement and signature of approval from a certified arborist regarding the siting and
construction techniques to be employed u1 building the house with respect to any protected trees on
site.
G Install requ�ired tree protection fencing as specified bythe project arborist and call for an inspection by
the Ciry Arborist.
D. Submit biweekly reports, prepared by a certified arborist, through final inspection documenting the
status of required tree protection fencing.
27. Prior to issuance of building pernuts, the applicant shall record a deed restriction to the effect that any
existing tree greater than 12 mches diameter may be removed only if the tree dies or is hazardous according
to a cert�fied arborist. The deed restriction rnzy be removed or will be considered invalid if a tree preserved
in accordance with this decision should either die or be removed as a hazardous tree.
The applicant shall prepare a cover letter and submit it, along with any supportin documents and/or plans
that address the following requirements to the ENGINEERING DIVISION, AT�: HIM MCMILLAN 503-
639-4171, EXT 2642. The cover letter shall cleariy identify where in the submittal the required information is
found:
28. Prior to issuance of building perrruts, the applicant shall provide the Engineering Department with a
"photomylar" copyof the recorded final plat.
29. Prior to issuance of building pernuts�he �pplicant shall provide the CitY with as-built drawings of the public
im�provements as follows: 1) 3 mil m ar 2 a diskette of the as-builts in`DWG" format,if available;otherwise
"DXF" will be acceptable,and 3) the as-�wlt dra ' s shall be tied to the Cat}�s GPS network The applicant's
engineer shall provide the Gry with an electroni�e with poinu for each structure (rr�anholes, catch basins,
water valves hydrants and other water system features) in the development, and their respective X and Y State
Plane Coorc�uiates,referenced to NAD 83 (91).
30. The applicant shall provide si nage at the entrance of each shared flag lot driveway or private street that lists the
addresses that are served by t�e grven dnveway or street.
31. Prior to issuance of building pernuts,the applicant's engineer shall submit a final sight distance certification for
the proposed access.
32. Prior to issuance of building perniits,the apPlicant shall provide bike striping or pay$500.50 to the Ciry for the
striping of the bike lane along the f rontage o�North Dakota Street.
33. The applicant shall either place the existing overhead utili lines along SW North Dakota Street underground as
a part of this project, or they shall pay the fee in-lieu o�undergrounding. The fee shall be calculated by the
frontage of the site that �s parallel to the ut�ty lines and will be $35.00 per luieal foot. If the fee option �s
chosen,the amount will be $ 3056.55 and it shaIl be paid prior to�ssuance of biulding perrrnts.
34. During issuance of the building pemiit for Parcels 2 &3 the applicant shall pay the standard water qualiry and
water quantity fees per lot (fee amounts will be the latest approved by C,'WS).
THE FOLLOWING CONDITIONS SHALL BE SATISFIED
PRIOR TO FINAL BLJILDING INSPECTION:
e app icant s �prepare a cover etter an su mit it, a on wi any supportin ocuments an or ans
that address the foliowmg requirements to the PLANNIN�DIVISION ATT� CHERYL CAINE�503-
639-4171, EXT 2437. The cover letter shall clearly identify where in the su�mittal the required information is
found:
35. Prior to final ins ection, the ap licant shall install ood-nei hbor fencing along the entire boundary with
10730 SW North�akota Street �WGTM 1S134DA, �aY Lot �0800) to provide screerung from the proposed
shared access drive.
36. Prior to final inspection,the applicant shall submit a final rePort bythe Project Arborist certifying the health of
protected trees. Tree protecuon measures may be removed and final inspection authorized upon review and
approval by the City Arborist.
NOTIC�OF DEQSION MLI'2007-00003/WESTVIEW PARTITION PAGE 5 OF 21
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.
SE CTION III. BACKGROLJND INFORMATION
Site and Vicinit�Information
The .96 acre site �s located on the south side of North Dakota Street east of 108`'' Avenue, and is zoned R 3.5 (L�w
Density Residential). Properties in the area are zoned mosdy R 4.5 wit�i pockets of R 2,R 3.5,R 7 and R 12. Parcels in
the area are developed v�nth single-family homes of var}nng ages and styles, apartment buildings and one church. The
site is long and narrow with an ewstuig residence.
Pro e Histo &Pro osal Descri tion:
A searc o Ciry records reve e no other land use approvals affecting this parcel. T�vs application proposes a three lot
�artition for construction of single-family homes. Parcel#1 will be 14,618 s quare feet, Parcel#2 w�ll be 16,361 square
eet and parcel#3 will be 10,001. The e�sting residence will reir�in on Parcel 1.
SECI'ION IV. PUBLIC COMMENTS
The Tigard CommururyDevelopment Code re uires that propertyowners within 500 feet of the subject site be notified
of the proposal, and be given an oppomuuty�or wntten corrunents and/or oral testimony pnor to a dec�sion being
made. In addition,staff has posted a notice on the site,visible from SW North Dakota Street.
Comments were received from a couple of neighbors. Mr. Wayne Larson, who lives directly east of the site, has
requested a rivacy fence along the access dnve if it is not reqwred. Screenuig is required for access drives within
Partiuons. �e apphcant has proposed a 6',cedar,good neighbor fence along the access dnve,therefore the standard is
met. The plans show the fence about 10 feet short of nuuiuzg along the entu-e west side of Mr. Larson's property. An
e-mail from the applicant's representauve stated that the appl�cant �s will'u�g to extend the fence alongZVlr. Larson's
entire western property line.
Ronald Brower Helen Brower and Ro�g�er E. Brower, who live a few sites to the west of the site, also provided
comments on t�e proposed partition. The Browers commented on the overwheliriing size of new homes in the area
and the close proxuruties between the homes. They feel that both create unsafe conditions and adverse impacts on
neighbors. A copy of a petition signed by neighbors, includulg those directl�y west of the partition site, was u-icluded.
Tlus petition was c�rculated dtu7ng the review of the Dakota Glen Planned Development in 2006 and was to limit the
development to m;n;mlun densiry with single story homes. The Tigard Development Code allows the applicant to
develop to maxunum density (3 uruts) v�nth a building heig h� t of 30 feet. Staff cannot further limit the development
standards throu�h this dec�sion. Issues ansin from in-fill development are best addressed during tunes of policy
change,such as the upcoming Comprehensive�an Ainendment. Most of the other properties in the viciruty are zoned
for smaller lou (7,500 square feet), as opposed to these lots which are 10,000 s uare feet m;n,n,um Setbacks will be
greater since the two new homes will be on flag lots (10 feet side versus 5 feet side�.
SECTION V. APPLICABLE REVIEW CRITERIAAND FINDINGS
Land Pactitions (18.420):
The proposed partition complies with all statutory and ordinance requirements and regulations;
The proposed partition complies or can be made to comp l�y with all statutory and ordinance requirements and
regulauons as demonstrated by the analysis contained within this adiYUrvstratrve dec�sion and through the imposition of
conditions of development approval. All necessary conditions must be satisfied as part of the development and
building process. Therefore,thu cntenon�s met.
NOTIC�OF DEC[SION MLI'2007-00003/WESTVIEW PARTITION PAGE 6 OF 21
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 & LJtility Improvement
Standards). Based on the analysis provided herein, Staff finds that adequate pubhc facilities are available to serve the
proposal. Therefore,this cntenon�s met.
All proposed improvements meet City and applicable agency standards;and
The public facilities and proposed improvements are discussed and conditioned later in this decision under Chapter
18.810 (Street &Utility Improvement Standards). Improvements will be reviewed as part of the pernut process and
during construcuon, at which tune the appropnate review authority will ensure that City and applicable agency
standards are met. Based on the analysis ui this dec�sion,Staff finds that this cntenon 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 miniinum lot width required for the R 3.5 zoning district is 65 feet. Parcel 1 is 72 feet wide, while parcels 2 and 3
are 87 feet wide within the building envelope. Therefore,this standard has been met.
The lot area shall be as required by the applicable zoning distric� In the case of a flag lot,the accessway may
not be included in the lot area.
The rnuuinum lot area requirement in the R 3.5 zoning district is 10,000 s quare feet for detached
single-faiiuly Luuts. The proposed partition creates three (3) lots that are 14,618, 16,361 (1�,002 excluding the access
easement) and 10,001 square feet respectively. This critenon has been met.
Each lot created through the partition process shall front a public right-of-way by at least 15 feet or have a
legally recorded minimum 15-foot wide access easement
The proposed partition plat illustrates that lot 1 will have 77 feet of frontage along SW North Dakota Street. Lot 2 will
have a I5-foot flag wluch aLso fronts North Dakota. L.ot 3 will utilize a 15-foot access easement across lot 2. This
standard has been met.
Setbacks shall be as required by the applicable zoning distric�
Setbacks for the R 3.5 zoning district are as follows: front, 20 feet; side, 5 feet; street side, 20 feet; and rear, 15 feet.
Because lots 2 and 3 are flag lots,the.side yard setbacks are 10 feet. The setbacks for the future homes will be reviewed
at the time of buildin� perrrut subrruttal. A condition of approval under the Residential Zoning Districts section will
ensure the applicant s ows the correct setbacks on the building site plans. This criterion can be met conditionally.
When the partitioned lot is a flag lot,the developer may detetrnine the location of the front yard,pmvided that
no side yard is less than 10 feet Structures shall generally be located so as to ma�umize separat�on from
existing structures.
Parcels 2 and 3 are flag lots. The applicant calls out anticipated front yards, but final deternzination can be during the
building perniit process.
A screen shall be provided along the propetty 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
The applicant states that a 6-foot hi h wooden fence and trees will be placed along the access drive to provide a screen
for the e:tisting parcels to the east. �lans provided by the applicant show the same fence and tree combulation. This
standard has been met.
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.
NOTICE OF DEQSION MLP2007-00003/WESTVIE W PARTITION PAGE 7 OF 21
There are e�ristin��g hydrants 80 feet to the nonh and 170 feet to the south of the properry The ap plicant states that a
new hydrant will be installed if necessary to serve the fla lots. Comments subrrutted by Tualatin Valley Fire and
Rescue ('IVF&R) conditioned fire flow calculations to s�ow the e�sting hydrant can meet the demand. Th�s
requu-ement can be met conditionally.
Where a common drive is to be provided to serve more than one lot, a reciprocal easement which will ensure
access and maintenance rights shall be recorded with the approved partition map.
A shared access drive is proposed for Parcels 2 and 3. The applicant states that a reci�procal easement and maintenance
ag reement will be recorded for the shared drive. There is a condition of approvaC under the access section of this
decision to ensure this requirement is met.
Any access way shall comply with the standards set forth in Chapter 18.705,Access, Egress and Cimulation.
This standard is addressed under Chapter 18J05 (Access,Egress and Circulation) later in this decision.
Where landfill and/or development is allowed within or adjacent to the one-hundred year floodplain, the city
shall require consideration of the dedication of sufficient open land area for greenway adjoining and within
the floodplain. This area shall include portions at a suitable elevation for the construction of a
pedestrian/bicycle pathway with the floodplain in accordance with the adopted pedestrian/bicycle pathway
plan.
The partitioned lots are approximately 865 feet to the northwest of the nearest 100-year floodplain. Therefore, this
standard does not apply.
An application for a variance to the standar�ds prescribed in this chapter shall be made in accorciance with
Chapter 18.370, Variances and Adjustrnents. The applications forthe partition and variance(s)/adjustrnent(s)
will be processed concurrendy.
No variances or adjustment requests have been proposed.
FINDING: The Land Partition standards have not been fully met but can be as conditioned below.
CONDITION: The applicant shall revise plans to meet all TVF&R requirements. A cop y of the plans
approved by TVF&R must be submitted to the City of Tigard prior to site work
Residential Zonin Districts (18.510�
Development stan�ards in residential zoning districts are contained in Table 18.510.2 below:
TABLE 18.510.2
DEVELOPMENT STANDARDS IN RESIDENTIAL ZONES
STANDARD R-3.5 Parcell xistin Pamel2 Parcel3
Muiunum Loc Size
-Detached uni� 10,000 sq.ft. 14,618 sq.fr. 10,002 sq.ft. 10,001 sq.fc.
-Duplexes
-Attached unit
Average Minimum Lot Width
-Detached unit lou 65 fc. 77 ft. 87 fc. 87 f�.
-Duplex lots 90 h.
-Attached unit lou
Maxunum L.ot Covera e - N/A N/A N/A
Minimum Setbacks Can be met Can be met
-Front yard 20 h. 50.6 ft.
-Side facing street on comer&thmugh lou 20 ft. N/A
-Side yaid 5 ft. 11/5 ft.
-Rear yard 15 ft. 15 ft.
-Side or rear yard abutting more restricuve zoning district -- --
-Dis�ance between propertyline and front of gange 20 fc. N/A
-Side Yard Setbacks for F Lors C 18.420.050 A 4 e 10 h
Maximum He� t 30 fr. 2 sto Can be met Can be met
Mirumum Landsca Re uirement - N/A N/A N/A
NOTIC�OF DEQSION MI.P20C7-00003/WESTVIEW PARTITTON PAGE 8 OF 21
A minimum lot size of 10,000 square feet is required for each lot. The proposed lot sizes meet this standard. The
square footage for Parcel2 does not include area for the accessway. No particular setbacks are proposed for lots 2
and 3, but the setbacks for the e�sting home on Parcel 1 are met. Site and building plans for Parcels 2 and 3 will be
reviewed through the building pernut process to ensure compliance with the R 3.5 and flag lot development
standards, including setbacks andheight restrictions.
18.510.060 states that accessory structures are permitted by right in all residential zones subject to the
dimensional and non-dimensional requirements.
There is an existin accessory stn.icture in the rear yard of Parcel 1. Its location meets setback requirements. The size is
725 square feet, w�ch exceeds the 528 square foot limit. Staff searched City records for inforn�ation on when the
structure w�as buil�, but no pernzits were found. This accessorystructure is non-conforniuig and therefore no additions
can be made. The applicant has proposed no changes to the structure through this application.
FINDING: Based on the analys is above, the Residential Zoning District Standards will be met pursuant to
the following condiuons:
CONDITION: Prior to issuance of building perniits, the app licant shall demonstrate that the site coverage,
height,and front,rear,and side yard setbacks tor structures are as required in the base zone.
Access,Egress and Ci�ulation(18.705�
Continuing obligation of property owner. The provisions and maintenance of access and egress stipulated in
this titie are cont�nuing requirements for the use of any stiucture or parrel of real property in the Gty.
Joint Access. Owners of two or more uses, structures, or pa�els of land may agree to utilize joindy the same
access and egress when the combined access and egress of both uses, structures, orp axrels of land satisfies
the combined requirements as designated in tlus tide, provided: Satisfactory legal evidence shall be presented
in the form of deeds, easements, leases or contracts to establish the joint use; and copies of the deeds,
easements,leases or contracts are placed on permanent file with the City.
Parcels 2 and 3 will be accessed via a shared drive on Parcel2. The applicant states that a reciprocal easement between
the two parcels will be provided. A condition of approval will ensure the standard is met.
Curb cuts. Cut� cuts shall be in accordance with Section 18.810.030N
Public street access. All vehicular access and egress as required in Sections 18.705.030H and 18.705.030I shall
connect direcdy with a public or private street approved by the City for public use and shall be maintained at
the required standards on a cont�nuous basis.
Parcel 1 will keep the existing drive onto North Dakota Street,a public street. Parcels 2 and 3 will share a new driveway
that accesses North Dakota Street. This standard is met.
Section 18.705.030.H.1 states that an access report shall be submitted with all new development proposals
which verifies design of driveways and streets are safe by meeting adequate stackin�g needs, sight distance
and deceleration standa�s as set by ODOT, Washington County,the City and AASHTO.
The applicant's engineer has submitted an Access Reportt dated December 5, 2006. A preluninary s.��ght distance
certification for the shared dnveway was� provided. The designated speed for North Dakota Street is 25 mph,requiruzg
a m�n�mum sight distance of 250 feet. The Engineer states that the measured sight distance from the proposed shared
driveway is 350 feet to the west and 337 feet to the east. However,with the requu-ed unprovements the Enguieer states
that a portion of an e�sting fence may have to be removed to rr�auitain the required sight distance.
Upon completion of the frontage improvements, the Engineer shall submit a final sight distance certification for the
shared driveway. This shall be submitted and accepted pnor to issuance of building permits.
Minimum access requirements for residential use. Table 18.705.1 states that the minimtun vehicular access
and e�ress for single-family dwelling units on individual lots shall be one, 10-foot paved driveway within a 15-
foot-wide accessway. The minimum access width for 3-6 dwelling units is 20 feet with 20 feet of pavemen�
NOTTC�OF DEQSION MLI'2007-00003/WESTVIEW PARTITION PAGE 9 OF 21
The existing drive for Parcel 1 is over 15 feet wide. The prop�sed 10-foot shared drive for Parcels 2 and 3 is within a
15-foot access easement. Access will not be granted to Parcel 1. A private drivewaywill be provided across Parcel 1 for
access to the existing accessory structure in the back yard. Curbing and fencing will be placed along the shared access
drive on Parcel 2 to prevent access by Parcel 1 occupants.
Private residential access drives shall be provided and maintained in accordance with the provisions of the
Uniform Fire Code.
Comments received from Tualatin Valley Fire and Rescue condition the applicant modify the proposed plans and
provide inforn�ation to show all Fire Code requirements are met. Condition#1 requires the applicant to provide proof
of TVF&R sign-off.
Access drives in excess of 150 feet in length shall be provided with app roved provisions for the tuming around
of fire apparatus by one of the followin : a) A circular,paved surface Fiaving a minimum turn radius measured
from center point to outside edge of 3�feet; b) A hammerhead-configured, paved surface with each leg of the
hariunerhead having a minimum depth of 40 feet and a minimtun width of 20 feet; c) The maximum cross
slope of a required turnaround is 5%.
A tumaround is proposed for the shared private drive. Comments received from Tualatin Valley Fire and Rescue
indicates that the twnaround does not meet Fire Code standards. The applicant must provide proof of TVF&R
approval prior to commencing site work
FINDING: The Access,Egress and Carculation standards can be met conditionally.
CONDITION: The applicant shall cause a statement to be placed on the final plat to indicate that the proposed
shared dnveway will be jointly owned and maultained by the pnvate property owners who abut
and take access f rom it.
Density Comvutations and Limitations (18.715):
Chapter 18.7 implements the Compre ensive Plan by establishing the criteria for determinin the number
of dwellin units permitted. The number of allowable dwellin uruts is based on the net deve�opment area.
The net area is the remaining pa�el area after exclusion of e nsitive lands and land dedicated for public
mads or parks. The net area is then divided by the minimum lot size pernutted by the zoning distnct to
detemiine the number of dwelling units that may be developed on a site.
Based on the formulas in Chapter 18J15 of the Ciry of Tigard Communiry Development Code, the maxiinum and
nununum number of units perrrntted on the site �s based on the net developable area, subtracting sensitive land areas,
land dedicated to public parks, land dedicated for public right-of-way andland for private streets from the total site
area. Of the total site area 41,560 s uare feet�,786 squ� are feet �s su�tracted for right-of-wa�y dedication, along with
14,618 square feet for the e(ting res�idence. "I'he resulting net area is 26,156 square feet. Therefore the maximl.ull
number of additional lots perrrutted on this site is 2 and the m�n�mum number of lots is also 2. The applicant's
proposal to create 3 total lots for single-family detached homes meets the maxiinum and muumum densiry
requu-ements of the R 3.5 zone. Calculations shown within the applicant's narrative do not take into consideration the
e�cisting residence.
FINDING: Based on the analysis above,the Densiry Standards have been satisfied.
Exceptions to Development Standards (18.730):
The maximum eigh�or an attached� or detached single-family, duplex, or multiple-family residential
sttucture on a flag lot or a lot having sole access from an accessway private drive or easement is 1-1/2
stories or 25 feet, whichever is less, except that the maximum heig�t may be 2-1/2 stories or 35 feet,
whichever is less, provided:
a. The pro�osed dwelling othenvise complies with the applicable dimensional requirements of the
ZOI11Ilg (llstrict;
b. A 10 feet side yard will be preserved;
c. A residential structure on any abutting lot either is located 50 feet or more from the nearest point of
the subject dwelling, or the residential structure exceeds 1-1/2 stories or 25 feet in height on any
abutting lot; and
d. Windows 15 feet or more above grade shall not face dwelling unit windows or patios on any
abutting lot unless the proposal includes an agreement to plant trees capable of mitigating direct
views, or that such trees exist and will be preserved.
NOTI(�OF DEQSION MLI'2007-00003/WESTVIEW PARTTTION PAGE 10 OF 21
The applicant shows 5-foot side yard setbacks on Parcels 2 and 3, and no specific building design is proposed. The
applicant did not address the proximity or height of neighboring residences. Measures taken to mitigate du-ect
views were also not discussed.
FINDING: Based on the inforniation provided, staff cannot determine if the Exceptions criteria are met.
CONDITTON: Prior to the issuance of building perxnits on Parcels 2 and 3, the applicant shall supply
building elevations and/or site plans showing how the flag lot height standards are met.
Landscaping and Screening (18.745�:
Street trees: Section 18.745.040
Section 18.745.040.A.: All development projects frontin� on a pu� blic street, private street or a private driveway
more than 100 feet in length approved after the adopt�on of this tide shall be required to plant street trees in
accordance with the standards in Section 18.745.040C.
This rop osed pr�o�ect has fronta e on North Dakota Street. Street trees are required along this fronta e and alon the
privat�e dnve which exceeds 100�eet. Trees shall be�lanted in accordance with the standards for size and spacu�gig in
th�s title, under Section 18.745.040.C. The applicant s development plan shows Royal Red Maple (A� cer Platanoides)
along the private drive and Flowering Ash (Fraxuzus Omus) along North Dakota. Size is 1 'Fz inchcaliper. Neither
species is tound on the approved Street Tree L�st. The Floweruig Ash has been a_pproved by the City Arbonst,but not
tl�e Red Maple due to ag�r�essive root systems. The caliper size proposed is berow the 2 inch ininirnum. An 8 inch
water main �s shown within the driveway planter strip. It is likely that the meter� will actually be banked on North
Dakota Street and private lines will be nui to the parcels. Utiliues are not allowed within tree prts, so a condition will
ensure no utilities are iristalled within the driveway planter strip.
FINDING: Based on the analysis above,the Landscaping standards have not been fully met. However, if
the applicant compLes with the conditions beIow the standards will be met.
CONDITTONS:
• Prior to building petmit issuance, the aPplicant shall submit a revised development plan that
indicates the size, sp ecies, and location o} street trees along the private drive and North Dakota
street for the Ci Staff's review and ap roval. S acin of such trees shall be in accordance with
Section 18J45.040.G2.0 of the Tigard�evelopment�de.
• Prior to site work, the applicant shall submit a revised utiliry plan for review and approval
showing no utility lines wrthin the planter strip along the shared driveway.
Off-street Parking and LoadinQ Requirements (18.765�
This Chapter is appli�or development pro�ects when there is new construction, expansion of existing
use, or cFiange of use in accordance with Sechon 18.765.070 Minimum and Maximum Off-Street Paiicing
Requirements.
The proposed partition will create three lots for single-family residences. The applicant does not address off-street
parking provided for the existing home. . A site plan provided shc�ws one space ui the dnveway that will meet the
standard. Detailed plans for the construction of any�home v�nthul the development have not been provided at this time.
Table 18.765.2 reqwres that one (1) off-street parking space be pro�vided per detached dwelling urut. The applicant
states that this standard can be met. There �s no n�unum �irriit on parking allowed for detached single-family
dwellings. There is also no bic�cle parking requirement for single-farruly dwellings. To ensure that homes constructed
in this development complywith these standards,the following condition shall apply.
CONDITION: At the time of submittal for building perniits for individual homes within the development, the
developer shall submit materials demonstrating that one (1) off-street parkin�g space, which
meets nurumum dimensional reqwrements and setback requirements as specitied u7 Title 18,
will be provided on-site for each new home.
NOTICE OF DEQSION MLP2007-00003/WESTVIEW PARTITION PAGE 11 OF 21
Tree Removal(18.790� ,
apter 18.790.030 requires the submittal of a tree�plan that identifies the location size and species of all trees
on the site a program to save e�sting trees over 12-inch diameter at breast height (dbh) or mitigate for their
removal, ic�en�ification of trees to be removed and a protection program defining standards and methods that
will be used by the applicant to protect trees c�uring and after construction.
As reguired for partitions,the applicant submitted a tree plan conducted byPhilip Hickey,cenified arborist. The report
contauLC three o}the four required components and is therefore acceptable.
Plan requirements. The tree plan shall include the following:
1. Identification of the location, size and species of all existing trees including trees designated as
significant by the city;
The Arborist Report identified the location,size and species of all e�sting trees,consistent with this standard.
2. Identification of a program to save existing,trees or mitigate tree removal over 12 inches in caliper.
Mitigation must follow the replacement guidelines of Section 18.790.060D, in accordance with the
following standards and shall be exclusive of trees required by otller development code provisions for
landscaping, streets and parking lots:
a. Retention of less than 25% of e�stin trees over 12 inches in caliper requires a mitigation
program in accordance with Section 18�90.060D of no net loss of trees;
b. Itetention 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 in accordance with Section II3.790.060D;
c. Retention of froin 50% to 75% of e�sting trees over 12 inches in caliper requires that 50 pencent
of the trees to be removed be mitigated m accor�dance with Section 1I3.790;060D;
d. Retention of 75% or greater of e�cisting trees over 12 inches in caliper requires no mitigation.
There are a total of 3 viable trees on site greater than 12 inches which are subject to mitig�ation (#6, # 10 &# 12). The
applicant originally submitted plans that were drawn pnor to the arborist report. The applicant reviewed the report and
decided trees #4, #7 and # 11 must be removed due to condition but the plans were not updated prior to application
submittal. A revised tree removal plan was submitted during t�ie review process to show all hazardous trees beuig
removed.
The nan-ative and revised tree plan both indicate that two of the three viable trees are slated for removal. Therefore one
(1) of the three (3} trees will be retained. According to the mitigation schedule above, 2/3 of the diameter inches must
be rrutigated.
The sum total of diameter inches of the trees which will be removed is 49. The amount of tree mitigation inches
required for this project is 33 inches. To satisfy this requirement,the applicant may plant trees onsite, offsite, or pay a
fee-in-lieu at the rate of $125.00 per inch. Mitigation �s proposed for the full 33 inches by paying a fee-in-lieu of
$4,125.00 ($125 x 33). A condition of approval will ensure th�s cntenon �s met. The rruugat�on calculated in the
applicant's nan-ative includes hazardous trees. Hazardous trees are exempt from miugation requirements and are not
included in the calculations above.
3. Identification of all trees which are proposed to be removed;
All of the trees proposed to be removed are identified in the applicant's narrative and on the plans.
4. A protection program defining standards and methods that will be used by the applicant to protect
trees during and after constiuct�on.
The guidelines for tree protection are outlined in the arborist report.
Section 18.790.040 states that any tree preserved or retained in accordance with this section may thereafter be
removed only for the reasons set out in a tme plan, in accordance with Section 18.790.030, or as a condition of
approval for a conditional use, and shall not be subject to removal under any other section of this chapter.
The property owner shall record a deed restriction as a condition of approval of any development pernut
affected by tlus section to the effect that such tree may be removed only if the tree dies or is hazardous
according to a certified a�orist The deed restriction may be removed or will be considered invalid if a tree
preserved in accorciance with this section should either die or be removed as a haza�ious tree. The form of
tlus deed restriction shall be subject to approval by the Director.
NOTTCE OFDEQSION MLI'20C7-00003/WESTVIEWPAATTTTON PAGE 120F21
One tree over 12 inch caliper will be reta.ined on the site (# 12); removal of this tree is restricted. A condition of
approval will ensure that this standard is met.
FINDING: Based on the analysis abovet the Tree Removal standards will be met, if the applicant
complies with the conditions l�sted below:
CONDITIONS:
♦ Prior to commencing site work, the applicant shall submit construction drawings to both
Planning and Engineenng that uiclude:
A The approved Tree Removal Protection and Mitigation Plan;
B. A construction sequence inciuding installation and removal of tree protection devices,
clearing,grading,and pavuig;
C. A note prohibituig eqwpment,vehicles, machinery,grading, dumping,storage, burial of
debris,or any other construcuon-related activiues m any tree protection zone;and
D. A note stating that only those trees identified on the approved Tree Removal pl�an are
authorized for removal by this report. Notwithstandin any other provision of this tide
any�party found to be ui violation of this chapter[18.�90] pucsuant to Cliapter 1.16 0�
the Tigard Murucipal Code shall be subJ�ect to a crv�l penalty of up to $500 and shall be
reqwred to remedy any damage caused by the violation. Such remediation shall include
but not be].uriited to,the following: 1) Replacement of unlawfullyremoved or damagec�
trees in accordance with Section 1�J90.Ob0 (D) of the.Tigard Deyelopment Code• and
2) Payment of an additional civil penalty representing the estunated value of any
unlawfully removed or damaged tree, as deternuned using the most current
Intemational Society of Arboriculture's Guide for Plant Appraisal.
• Prior to commencing site work, the applicant shall establish fencing as directed by the
pro'ect arborist to protect the trees to be retained. The applicant shall call for an inspection
an� allow access by Planrung Staff for the purpose of monitonng the tree protection to
verifythat the tree protection measures are perforn-ung adequately.
♦ Prior to commencing site work,the applicant shall submit a copy of a contract that ensures that
the Project Arborist subrruts written re orts to the City Arborist, at least once every two weeks,
from initial treeprotection zone ('I'PZ�fencing installation through building constn.iction. The
reports shall incIude the condition an location of the tree protection fencu�g and whether any
changes occurred. If the amount of TPZ was reduced then the Project Arborist shall �ustify
whythe fencing was moved, and shall certify that the construction activities to the trees did not
adversely impact the overall, long-term health and stability of the tree(s). Failure to follow the
plan, or mauztaui tree rotection fencuig in the designated locations shall be grounds for
unrnediate suspension o�work on the site until remediation measures and/or crvil citations can
be processed.
• Prior to commencing site work, the applicant shall submit a cash assurance �letter of credit
or cash deposit) for the equrvalent value of riutigation required (number of caliper inches
times $125 per caliper inch): Any trees successfully planted on or off-site, in accordance with
an approved Tree Miti ation plan and TDC 18J90.060.D will be credited against the
assurance for two years �ollowuig final plat approval. After such time,the applicant shall pay
the remaining value of the assurance as a fee ui-lieu of planting.
• Prior to final plat approval, the applicant shall submit a siunrriary of the biweekly arborist
reports prepared by the Pro�ect Arborist. The sununary shall document the effect of the
approved tree protection plan, account for any violations, and certify the condition of
protected trees.
• Prior to issuance of building permiu,the applicant (developer or builder) shall:
A Submit site plan drawings showing, the accurate location of the trees that were
preserved,the location of tree protection fencing, and the location of mitigation trees,if
any. Attach co�ies of the approved Tree Protection and 1Vl�tigation Plans.
NOTICE OF DEQSION MLI'2007-00003/WESTVIEWPARTITION PAGE 13 OF 21
B. Submit a statement and signature of approval from a certified arborist regarding the
siting and construction techruques to be employed u�building the house with respect to
any protected trees on site.
C. Install required tree pr�otection fencing as specified by the project arborist and call for
an inspection bythe�:ity Arborist.
D. Applicant shall submit biweekly reports, prepared by a certified arborist, through final
u�spection documenting the status of required tree protection fencing.
• Prior to issuance of building pernuts, the applicant shall record a deed restriction to the effect
that any existing tree greater than 12 uiches diameter may be removed only if the tree dies or
is hazardous accordui to a certified arborist. The deed restriction may be removed or will
be considered invalid �a tree preserved in accordance with this decision should either die or
be removed as a hazardous tree.
• Prior to final inspection, the applicant shall submit, a final report by the Project Arborist
certifying the health of protected trees. Tree protecuon measures may be removed and final
inspecuon authonzed upon review and approval by the Caty Arborist.
Visual Clearance Areas (18.795�
This Chapter requires t a clear vision area shall be maintained on the corners of all property adjacent to
intersecting right-of-ways or the intersection of a public street and a private driveway. A clear vision area
shall contain no vehicIe, hedge, pl�anting fence, wall structure, or temporary or permanent obstruction
exceeding three (3) feet in heig-ht �I'he co�e provides that obstructions that may be located in this area shall
be visualIy clear between three (3) and eight(�) feet in height 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
ineasuring from the corner, 30-teet along the right-of way and along the driveway and connecting these two
points with a straight line.
The applicant shows vision clearance areas on the Preliminary Street/Utility Plan based on the existing right-of-way.
The v�sual clearance must be shown for the proposed dnveway after dedication along North Dakota Street. No
structures are shown within the correct vision clearance area.
FINDING: Based on the analysis above,the Vision C�earance Standards can be met conditionally.
GONDITIONS:
• Prior to final plat, the applicant shall submit a revised plat that shows the visual clear�nce area
for the private shared dnve accurately,in accordance�nth TC�C Section 18J95.040.
• Place a note on the final plat for the visual clearance easement on lot 2 to the benefit of the City
of Tigard. Said easements are subJ'ect to the Ci of Tig ard Visual Clearance Area standards that
restnct the height of plantings and structures ('I�gard I�evelopment Code Chapter 18.795).
Im�act Study(18390�
Section 18.360.090 states: "The Director shall make a finding with res�ect to each of the following criteria
when approving, approving with conditions or denying an application: '
Section 18.390.040 states that the applicant shall provide an impact study to quantify the effect of
development on public facilities and services. For each public facility system andtype of impact the
study shall ropose improvements necessary to meet City standard, and to minimize�he impact o� the
developmen�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 s pecifically concur with a requ- irement for public right-of-wa dedication, or provide
evidence that supports �hat the real prope�ty dedica�ion is not roughly propoitional �o the projected impacts
of the develo ment, Section 18.390.D40 stafes that when a condition of ap roval reguires fhe transfer to the
public of an interest in real property,the approval authority shall adopt findin�s whicfi support the conclusion
�hat the interest in real property to be transferred is roughly proportiona to the impact the proposed
development will have on fhe public.
NOTIC�OF DEQSION MI.P2007-00003/WESTVIEW PARTITTON PAGE 14 OF 21
The applicant has submitted an impact study.� Parcels 2 &3 will be served with sanitary sewer and water by connecting
to the public line in North Dakota Street. The increased demand for two new homes �s rnuumal. Stormwater w�ll be
conveyed to a ditch along North Dakota Street. The applicant will pay a fee-in.lieu of water quality and detention.
Parks s�stem development charges will be collected for each new home at building perniit issuance as well as traffic
impact tees.
The Washington County Traffic Impact Fee (TTF) �s a mitigation measure that is 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, TTF's are expected to recapture 32 percent of the traffic impact of new develo ment on the Collector and
Ar-terial Street system. The applicant will be required to pay TIF's of approximately$3,20� (Effecave July 1, 2007) per
new dwelling urut.
Based on the estimate that total TTF fees cover 32 percent of the imp act on major street improvements citywide, a fee
that would cover 100 percent of this projects traffic impact is $20,000 ($6,400 drvided by.32� The difference between
the TTF paid, and the�ull impact, �s considered the unnuugated impact on the street system. �I'he urunitigated impact of
this ro�ect on the transportauon system is $13 600.00. Given that the estimated cost of the dedication is $2,358
(785�7 s quare feet x $3.00/s�quare foot� and hal�-street improvements along SW 103`� Avenue are $10;200 (51 lineal
teet x $200.00/lineal foot). The 51 feet excludes areas for the dnveways wluch would be developed uregardless of
street unprovements.
Estimated Value of Impacts
Fu11I�m�pact............................................................................................................................ $20,000.00
LessTIF Assessment..........................................................................................................-$ 6,400.00
LessBike Lane Striping......................................................................................................-$ 500.50
Less Miti ated Costs -$ 12,558.00
...........................................................................................................
Estimate V ue o Unmitigate Impacts.................
..................................................... $ 541.50
The total value of these improvements and right-of- way dedication is slightly less than the total value of the projected
impacts and is therefore roughly proportionate. In addition, the applicant has proposed the half-street unprovement
along North Dakota Street.
PUBLIC FACILITY CONCERNS
Street And Utilitv Imgrovements Standards (Section 18.810�
Chapter 18.810 provides construction standa s or the implementation of public and private facilities and
utilit�es 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 acco�iance with the TDC.
Minimum Ri�hts-of-Way and Street Widths: Section 18.810.030.E requires a Neighborhood Routes with bike
lane designation to have a 58 foot right-of-way width and 36-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 ad�acent to SW Nonh Dakota Street,which is classified as a Nei hborhood Route with Bike Lanes on the
C�ry of T"igard�'ransportation Plan Map. At present,there is approximately 2�feet of ROW from centerline,according
to the most recent tax assessor's map. The applicant should dedicate the additional ROW to provide 29 feet from
centerline.
SW North Dakota Street is currently partially improved. In order to mitigate the impact from this development, the
applicant should construct half-street unprovements.
NOTIC�OF DEQSION MLI'2007•00003/WES'TVIEW PARTITION PAGE 15 OF 21
Future Street Plan and Extension of Streets: Section 18.810.030.F states that a future street plan shall be filed
which shows the pattern of e�stin and proposed future streets from the boundaries of the proposed land
division. This section also states �at where it is necessary to give access or pemut a satisfactory future
division of ad'oining land, streets shall be extended to the boundary lines of the tract to be developed and a
barricade sha� be constructed at the end of the street These street stubs to adjoining properties are not
considered to be cul-de-sacs since they are intended to continue as through streets at suc-h time as the
adjoining �roperty is developed. A barricade shall be constructed at the end of the street by the property
owners wluch shall not be removed until authorized by the City Engineer, the cost of which shall be included
in the street construction cost Tem orary hammerhead turnouts or temporary cul-de-sac bulbs shall be
constructed for stub streets in excess o�150 feet in length.
The proposed partition is located just.east of 108th Avenue. With the close proximity of 108th Avenue and the existing
deveIopment there are no oppominities to provide for future streets that would better meet the Cit�s block length and
connecuviry standards.
Grades and Curves: Section 18.810.030.N states that grades shall not exceed ten percent on arterials, 12% on
collector streets, or 12°/o on any other street(except that local or residential access streets may have seg ments
with grades up to 15% for distances of no greater than 250 feet). Centerline radii of curves shaII be as
detennined by the City Engineer.
The grade along North Dakota Street is less than 12%. The applicant shall submit a profile of the frontage
improvements and 300 feet bey�nd in each direction with their PFI pemut apphcation.
Block Desi ns - Section 18.810.040.A states that the length, width and shape of blocks shall be designed with
due rega�to providing adequate building sites for the use contemplated, consideration of needs for
converuent access, cir�culation, control and safety of street traffic and recognition of limitations and
oppottunities of topography.
Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks fotmed by streets shall not exceed 1,800
feet measured along the right-of-way line excep�
. Where street location is precluded by natural topography, wedands or other bodies of water or, pre-
existing development or,
. For blocks adjacent to arterial streets,limited access highways, major collectois or railroads.
. For non-residential blocks in which internal public circulation provides equivalent access.
Due to existin development surrounding the property there are no possible street connections or opportuniues to
create shorter b�ock lengths that meet the current standard. It is more feasible to require a connection 6etween North
Dakota and Tigard Street to the south by extending 108`� Avenue. Tlvs public street iw�s north/south approximately
75 feet to the west of the site. To the east there are no possible connections because a large apartment complex along
Tigard Street prevents the e�ension of SW 106`�'Avenue.
Section 18.810.040.B.2 also states that bicycle and pedestrian connections on public easements or ri ht-of-
ways shall be provided when full street connection is notpossible. Spacing between connections sha�be no
more than 330 feet, except where precluded by environmental or topographical constraints, existing
development patterns, or stnct adherence to other standa�ls in the code.
Due to the placement of homes surrounding the property, a bicycle/pedestrian connection is not possible at this time,
nor is a connection likelyin the future.
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 pamel is less than 1.5 emes the minimum lot size of the applicable zoning district
Only the depth of Parcel 1 is more than 2.5 times the average lot width, but none of the three new parcels are greater
than 1.5 times the m,n,mum lot size.
Parcel# 1 is 14,618 square feet,214.64 feet deep,while being 77 feet wide. (77 x 2.5 = 192.5).
Parcel #2 is 10,002 square feet excluding the access easement, 140.12 feet deep, while being 87 feet wide. (87 x 2.5 =
217.5)
NOTIC�OF DEQSION MLP2007-00003/WESTVIEW PARTITION PAGE 16 OF 21
Parcel#3 is 10,003 square feet, 114.60 feet deep,while being 87 feet wide. (87 x 2.5 =217.5)
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 ap lies, wluch requires a pa�el to
either have a minimum 15-foot frontage or a mimmum 15-foot wide reco�ed access easement In cases
where the lot is for an attached single-family dwelling unit,the frontage shall be at least 15 feet
Parcel l has 77 feet of street frontage along North Dakota Street. Parcel2 has 15 feet of frontage along via a flag out to
North Dakota and parcel3 has access across that 15-foot flag.
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's plans show the constnzction of a public sidewalk along the North Dakota Street frontage, thereby
meetulg this critenon.
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 }or Sanitary and Surface Water Management(as adopted by Gean Water
Services in 1996 and including any future revisions or amendments) and the adopted policies of the
comprehensive plan.
4ver-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional
development within the area as projected by t�e Comprehensive Plan.
There is a public sewer mauz located in North Dakota Street. The applicant's plans indicate they will eatend a public
sewer f rom the maul to the southern ternzinus of the shared driveway ui order to serve Parcels 2 and 3.
Storm Draina�e:
General Provisions: Section 18.810.100.A states requires developers to make adequate provisions for storm
water and flood water n►noff.
Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other drainage facility
shall be lar�e 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
pr�ovisions of Design and Construction Standards for Sarutary and Surface Water Management�as adopted by
Z'lean Water Services in 2000 and including any future revisions or amendments).
There are no upstream drainage ways that impact this development.
Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer
that the additional runoff resuldng from the development will ovedoad an exist�ng drainage facility, the
Director and En ineer shall withhold approval of the development until provisions have been made for
improvement of�e potential condition or until provisions have been made for storage of additional runoff
caused by the development in accordance with the Design and Construction Standards for Sanitary and
Surface Water Management(as adopted by Clean Water Services in 2000 and including any future revisions or
amendments).
In 1997, C1ean Water Seivices (CWS) completed a basin study of Fanno Creek and adopted the Fan.no Creek
Watershed Management Plan. Section V of that plan includes a recommendation that local govemments institute a
stormwater detention/effective imp ervious area reduction prog ram resulting in no net increase in storm peak flows up
to the 25-year event. The City wi11 require that all new developments resultin in an increase of impervious surfaces
provide onsite detention faciliues,unless the develo�pment is located adjacent to�anno Creek For those developments
ad�acent to Fanno Creek,the storm water iunoff wiIl be perniitted to d�scharge without detention.
The applicant's plans indicate they will collect the site iunoff and discharge to the ditch along North Dakota Street. The
ditch u an approved pubhc system. The condition of the ditch may reqwre the applicant to clean and grub prior to
connecting the d�scharge pipe to the ditch.
NOTIC�OF DEQSION MLI'2007-00003/WESTVIE W PAR'ITTTON PAGE 17 OF 21
Bikeways and Pedestrian Pathways:
Bikeway Extension: Section 18.810.110.A states that developments adJ'oinin proposed bikeways identified on
the Cit}�s adopted pedestrian/bikeway plan shall include provisions for the�ture e�rtension ot such bikeways
through the dedicat�on of easements or nght-of-way.
North Dakota is a designated bicy�cle faciliry
Cost of Construction:
Section 18.810.110.B states that development perrnits issued for planned unit developments: conditional use
permits, subdivisions, and other developments which will principally benefit from such bikeways shall be
conditioned to include the cost or constniction of bikeway improvements.
If the bikeway exists along North Dakota in this area the applicant will be required to provide striping as part of the
half-street improvements. If, however, the striping is not ul place it does not make sense to stnpe a small portion of a
bike lane at this tune and the applicant shall paythe fee-ul-lieu.
The amount of the striping would be as follows:
87 feet of 8-inch white stnpe,at$2.50/lf $217.50
2 Monadirectional reflectrve markers @ $4.00/ea $8.00
1 Bike lane legends @ $175/ea $175.00
1 Directional mini-arrows @ $100/ea 100.00
Total $500.50
Minimum Width: Section 18.810.110.0 states that the minimum width for bikeways within the roadway is five
feet per bicycle travel lane. Minimum width for two-way bikeways separated fmm the road is eight feet
The micumum width for a bike lane along a Neighborhood Route is 6 feet.
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 unde round, except for surface
mounted txansformers� surface mounted connection boxes and meter cabinets w�iich may be placed above
ground, tempora utihty service facilities during construction, high capacity electric lines opera�ing at 50,000
volts or above, and:
. The developer shall make all necessary arrangements with the serving utility to provide the
under�round services;
. The (.aty reserves the right to approve location of all surface mounted facilities;
. All underground utilit�es, incIuding sanitary sewers and storm drains installed in streets by the
developer, shall be constructed�p riorto the surfacing of the streets; and
. Stubs for service connections shall be long enough to avoid disturbing the street improvements when
service connections are made.
Exception to Under-Grounding Requirement Section 18.810.120.0 states that a developer shall pay a fee in-
lieii of under-grounding costs when the development is pro osed to take place on a street where existing
utilities which are not underground will serve the developmen�and the approval authority detemunes that the
cost and technical difficulty of under-grounding the u�ilities outweighs the benefit of under-grounding in
conjunction with the developmen� The deternunation shall be on a case-by-case basis. The most common,
but not the only such.situa�ion is a short frontage development for which under- rounding would result in
the placement o�addit�onal poles, rather than the removal of above-ground utilities�acilities. An apphcant for
a development which is served by utilities which are not underground and which are located across a public
right-of-way from the applicant's property shall pay a fee in-lieu of under-grounding.
There are existing overhead utiliry lines along the fronta e of SW North Dakota Street on the opposite of the street. If
the fee in-lieu�s proposed, it is equal to $35.00 per lu�e�foot of street frontage that contair�s the overhead lines. The
frontage along this site is 8733 lineal feet;therefore the fee would be$3,056.55.
ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY
IMPROVEMENT STANDARDS:
NOTI(�OF DEQSION MLI'2007-00003/WESTVIEW PARTITION PAGE 18 OF 21
Fire and Life Safetv:
A preliminary review by Tualatin Valley Fire and Rescue (TVFR) staff indicates that the proposed on-site turnaround is
not acceptable. The a�pphcant shall work with TVFR to revise the plans to meet the requirements for the turnaround.
TVFR approval must 6e received prior to �ssuance of any Ciry of Tigard perniits.
Public Water S stem:
The C�ty o Tig provides service in this area. The plans show water meters on site. Tlvs will not be allowed. The
water meters shall be located at the public ROW of North Dakota Street.
Storm Water QualitX
The City has agreed to enfo�e Surface Water Management (SWM) regulations established by C1ean Water
Services (CWS) Design and Construction Standards (adopted by Resolution and Order No. 00-7) which
require the constn.ict�on of on-site water quality facilit�es. The facilities shall be designed to remove 65
percent of the phosphon.is contained in 100 pe�ent of the storm water runoff�enerated trom 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 �,'WS standards include a provision that would exclude small projects such as residential land partitions. It would
be impractical to�requ� ire an on-site water qualityfaciliryto accommodate treatment of the storm water from Parcels 2 &
3. Rather, the C,�X/5 standards provide that apphcants should pay a fee in-lieu of constructing a faciliry if deemed
appropriate. Staff recommends payment of the fee in-lieu on this application.
Grading and Erosion Control:
CWS Desi n and Construction Standards also regulate erosion control to reduce the amount of sediinent and
other po�utants reaching the public storm and surface water system resulting from development,
construct�on, grading, excavatin�, clearing, and any other activity wluch accelerates erosion. Per CWS
regulations, the applicant is required to submit an erosion control plan for City review and approval prior to
issuance 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 disturfi one or more acre of land. Since this
site is over five acres, the develo.per will be required to obtain an NPDES pernut from the City prior to
construction. This pernut will be issued along with the site and/or building perrrut
An erosion control plan shall be included in the PFI Pernut application submittal.
Address Assi nments•
The Caty o igard is responsible for assigning addresses for parcels within the Ciry of �gard and within the Urban
Serv�ce Boundary(USB). An addressing fee in the amount of$50.00 per address shall be assessed. This fee shall be
paid to the City pnor to f mal plat approval.
The developer will aLso be required to provide signage at the entrance of each shared flag lot driveway or private street
that lists the addresses that are served 6y the given driveway or street. Tlvs will ass�st emergency services personnel to
more easily find a particular home.
Surve Re uirements•
The applicant's in p at shall contain State Plane Coordinates AD 83�(9� 1)] on two monuments with a tie to the
Cit�s global positiorung system (GPS) geodetic control network�GC 22). These monuments shall be on the same line
and shall be of the same prec�sion as required for the subdivision plat boundary. Along with the coordinates the plat
shall contain the scale factor to convert ground measurements to gnd measurements and the angle from nort� to gnd
north. These coordinates can be established by.
♦ GPS tie networked to the Cit}�s GPS survey.
♦ By random traverse using conventional surveyuig methods.
In addition, the a plicant's as-built drawin s shall be tied to the GPS network The applicant's engineer shall provide
the City with an e�ectroruc f�le with points�or each structure (iY�u�loles, catch basins, water valves, hydrants and other
water system feanu-es) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD
83 (91).
NOTTC�OF DEQSION MLI'2007-00003/WESTVIEW PARTITION PAGE 19 OF 21
SECTION VI. OTHER STAFF COMMENTS
The Cit}�s Building Division reviewed the proposal but has no objections.
Tigard Police has requested that a sign be placed at the foot of the private drive identify�'ng the addresses of the
proposed homes. This may help reduce possible delays for emergency service providers. Condit�on #30 will ensure
tlus request is met.
SECTION VII. AGENCY COMMENTS
C1ean Water Services has reviewed the proposal. Comments have been incorporated into the decision and
conditions.
Tualatin Valley Fire and Rescue endorses this proposal predicated on the following criteria and conditions of
approval:
1) DEAD END ROADS: Dead end fire apparatus access roads in excess of 150 feet in length shall be provided with
an approved turnaround. (IFC 503.2.5)
The turnaround on the submitted drawings does not meet fire district standards and is therefore not
approved.
2) FIRE APPARATUS ACCESS ROAD EXCEPTION FOR AUTOMATIC SPRINKL,ER PROTECTION:
When buil ings are comp etelyprotecte with an approve automatic ire sp � er system,t e requirements or
fire apparatus access maybe modified as approved bythe fire code official. (IFC503.1.1)
3) FIRE APPARATUS ACCESS ROAD WIDTH AND VERTICAL CI.EARANCE: Fire apparatus access
roads shall have an unobstructed width o not less than 20 eet (12 eet or up to two dwelling uruts and accessory
buildings),and an unobstructed vertical clearance of not less than 13 feet 6 inches. Where fire apparatus roadways
are less than 26 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 26 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 restncted. (IFC 503.2.1)
The fire district does not endorse the design concept wherein twenty feet of unobstructed roadway width
is not provided.
4) SURFACE AND LOAD CAPACITIES: Fire apparatus access roads shall be of an all-weather surface that is
eas' y distin�w�s ab e rom the sucrounding area and�s capable of supporting not less than 12 500 pounds point
load (wheelload) and 60,000 pounds live load (gross velucle weight):You may need to�provic�e documentation
from a reg�stered enguieer that the design will be capable of supportuig such loading. (IFC D102.1)
5) SINGLE FAMILY DWELLINGS- REQUIRED FIRE FLOW: The rninunum available fire flow for single
'y dwe ' s and duplexes served by a municipal water supply shall be 1,000 gallons per minute. If the
structure(s) �s are) 3,600 square feet or lar�ger,the required fire flow shall be detemiined according to IFC Appendix
B. (IFC B 105. )
The fire hydrant shown on the submitted drawings must capable of supplying the required fire flow
demand.
6) ACCESS AND FIRE FIGHTING WATEft SLJI'PLY DURING CONSTRUCTION: Approved fire
apparatus access roa ways and ire ig ting water supp 'es s all e inst e an operational pnor to any
combustible construction or storage of combustible materials on the site. (IFC 1410.1 &1412.1)
NOTTC�OF DEQSION MI.P2007-00003/WES'tVIEW PARTITION PAGE 20 OF 21
SECTION VIII. PROCEDURE AND APPEAL INFORMATION
Notice: Notice was ma�led to:
X The applicant and owners
X Owner of record within the required distance
X Affected government agencies
Final Decision:
THIS DECISION IS FINAL ON SEPTEMBER 7,2007 AND BECOMES
EFFECTIVE ON SEPTEMBER 23, 2007 UNLESS AN APPEAL IS FILED.
DA� �ea-l:
The Director's Decision is final on the date that it is ma.iled. 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 ui
accordance with Section 18.390.040.G.2. of the T'igard Communiry Development Code which provides that a written
appeal to�gether with the re�qu.ired f ee shall be filed with the Director withui ten (10) business.days of,the date the Notice
o}-Dec�sion was mailed. The appeal fee schedule and forms are available from the Plannuig Drv�sion of T'igard City
Hall, 13125 SW Hall Boulevard,fiigard,Oregon 97223.
Unless the applicant is the appellant,the hearing on an appeal from the Director's Decision shall be confined to the
specific issues ident�fied in the wntten comments subrrutted bythe parties during the comment period. Additional
evidence concerning issues �roperly raised in the Notice of Appeal may be subrrutted by any party dunn�the appeal
hearing,subject to any additional ntles of procedure that may be adopted from tune to tune by the appe ate body.
THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON SEPTEMBER 22,2007.
I�estions:
e any questions, please call the Ciry of Tigard Plannulg Division,Tigard City Hall, 13125 SW Hall Boulevard,
Tigard, Oregon at(503) 639-4171.
�1.�.. � �• l �i(.'Lv"l.�'-aJ
Se tember7 2007
PREPARE BY: Che Caines ATE
Associate Planner
� , �
---;--�----_-__
-- .C.�+ �� Se tember 7 2007
APPRO D BY: Richard Bewers o ATE
Platuiuig Manager
c\cucpin\cheryl\mlp\m1p2007-00003(Wesrview)\mIp2007-00003 decision.doc
NOTIC�OF DEQSION MLP2007-00003/WESTVIEW PARTITION PAGE 21 OF 21
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NOTICE OF TYPE II DECISION ,�
MINOR LAND PARTITION (MLP) 2007-00003 �
WE STVIE W PARTITION
120 DAYS = 11/7/2007
SECT'ION I. APPLICATI�N SLJMMARY
FILE NAME: WESTVIEW PARTITION
CASE NO: Minor Land Partition (MLP) MLP2007-00003
PROPOSAL: The applicant is requesting a Minor Land Partition to partition one (1) existing .96-acre lot
into three (3) parcels for detached single-family residences. Proposed lots range from 10,001
to 14,618 square feet.
APPLIC.ANT: Westridge Homes APPLICANT'S SFA Design Group, LLC
Steve Yurecko REP.: Ben Altman
11401 SW Skyline Blvd. 9020 SW Wash. Sq Dr., #350
Portland, OR 97231 Portland, OR 97223
OWNER Donald&Joann Randall
10800 SW North Dakota St.
Tigard,OR 97223
COMPREHENSIVE
PLAN
DESIGNATION: R 3.5;Low DensiryResidential.
ZONE: R 3.5: The R 3.5 zoning district is designed to accommodate detached single-farrvly homes
with or without accessory residential uruts at a minimt,ull lot size of 10,�00 square feet.
Duplexes are pernutted conditionally. Some civic and institutional uses are also pernutted
condrtionally.
LOCATION: 10800 SW North Dakota Street;WCI'M 1S134DA,Tax Lot 2300.
PROPOSE D PARCE L 1: 14,618 Square Feet.
PROPOSED PARCEL 2: 16,361 Square Feet.
PROPOSED PARCEL 3: 10,001 Square Feet
APPLICABLE
RE VIE W
CRITERIA: CommunityDevelopment Code Chapters 18.390 (Decision-Making Procedures); 18.420 (Land
Partiuons ; 18.510 (Residential Zorung Districts); 18.705 Access Egress and Circulation);
18.715 (I�ensity Computations); 18.730 Exceptions to �evelopment Standards); 18.745
Landscapulg and Screenui,�; 18J65 (Off-�treet parkin and Load-ing Requirements); 18.790
ree Removal); 18.795 (V�sual Clearance Areas); and 1�.810 (Street and Utility Improvement
tandards).
SECTION II. DECISION
Notice is hereby given that the City of T"igard Community Development Director's designee has APPROVED the
above request. The findings and conclusions on which the decision is based are noted in the full decision, available at
City Hall.
THIS APPROVAL SHALL BE VALID FOR 18 MONTHS
FROM THE EFFECTIVE DATE OF THIS DECISION.
All documents and applicable criteria in the above-noted file are available for inspection at no cost or copies can be
obtained for twenry-five cents (25�) per page,or the current rate charged for copies at the tune of the request.
SECTION III. PROCEDURE AND APPEAL INFORMATION
Notice:
Notice mailed to:
X The applicant and owners
X Owner of record within the required distance
X Affected government agencies
Final Decision:
THIS DECISION IS FINAL ON SEPTEMBER 7, 2007 AND BECOMES
EFFECTIVE �N SEPTEMBER 22, 2007 UNLESS AN APPEAL IS FILED.
DA� qeal-:
The D-irector's Decision is final on the date that it is mailed. All persons entitled to notice or who are otherwise
adversely affected or aggrieved by the decision as�provided in Section 18.390.040.G.1 may appeal this decision in
accordance with Section 18.390.040.G.2 of the Tigard Community Development Code wluch,provides that a
written appeal together with the required fee shall be filed with the Director within ten 10) business days of the
date the ZVotice of Dec�sion was mailed. The appeal fee schedule and forn�s are ava�able 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 wntten comments subrrutted by the parties during the comment period. Additional
evidence concerning issues properly raised in the Notice of Appeal may be subrrutted by any party dunng the appeal
hearing,subject to any additional niles of procedure that may be adopted f rom tune to tune by the appellate body.
THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON SEPTEMBER 21, 2007.
Fo�estions:
r information�please contact the Plaruiing Division Staff Planner, Che Caines at (503) 639-4171, Tigard
CityHall, 13125 SW Hall Boulevard,Tigard, Oregon 97223 or byemail to chery cCa)tigard-or.gov.
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NO�TIC�TOMORTGAGEE,LIENHOLDER,VENDORORSELLER
TT�E TTGARD DEVELOPMENT OODE REQUIRES THAT IF YOU RECEIVE Tf IIS NOTTC�, IT SHALL BE PROMI''I'L,Y
FORWARDED TO'THE PURQ�ISER
N�TICE OF PENDING ,,
LAND USE APPLICATION :
�
MINOR LAND PARTITION . , ,
DATE OF NOTICE: July 25,2007
FILE NUMBER MINOR LAND PARTITION (MLP) 2007-00003
FILE NAME: WE STVIE W PARTITION
REQiJEST: The applicant is requesting a Minor.Land Partition to partition one (1) existing .96-acre lot into three (3)
parcels for detached single-familyresidences. Proposed lou range from 10,001 to 14,618 square feet
LOCATION: 10800 SW Nonh Dakota Street;Washington CountyTax Map 1S134DA,Tax Lot 2300.
ZONE: R 3.5: The R 3.5 zoning district is designed to accommodate detached single-family homes with or without
accessory residential uniu at a miiumum lot size of 10,000 square feet. Duplexes are pernzitted conditionally.
Some civic and institutional uses are also permitted conditionally.
APPLICABLE
RE VIE W
CRITERIA: Community Development Code C�apters 18.390, 18.420, 18.510, 18.705, 18.715, 18.745, 18,765, 18.790,
18.795 and 18.810.
3�OUR RIGHT TO PROVIDE WRITTEN COMMENTS:
Prior to the City rnaking any decision on the Application, you are hereby provided a fourteen (14) day period to submit written
comments on the application to the Ciry. THE FOURTEEN(14) DAY PERIOD ENDS AT 5:00 PM ON AUGUST 8,2007.
All commenu should be directed to Cher�l Caines, Associate Planner (�437) in the Plaiuung 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 or by e-mail to
c herylc(a�tigard-or.gov.
ALL COMMENTS MUST BE RECEIVED BY THE CITY OF TIGARD IN WRITING PRIOR TO 5:00 PM ON THE
DATE SPECIFIED ABOVE IN ORDER FOR YOUR COMMENTS TO BE CONSIDERED IN THE DECISION-
MAKING PROCESS
THE Q'I'�' OF TTG:�RD APPREQATES REC�,IVI'\TG COti�vvlE�'TS A.'�'D VALLJES YOUR INPUT. CONL�N"TS Vi1ILL
BE C'ANSIDERED AND ADDRESSED WIT�IIN THE NOTICE OF DEQSION. A DEQSION ON T�IIS ISSUE IS
TENTATTVELY SCHEDULED FOR AUGUST 29,2007. IF YOU PROVIDE COIVIIvIENTS,YOU WILL BE SENT A COPY
OF THE FULL DEQSION ONCE IT HAS BEEN RENDERED. WRITTEN COMIVIENTS WILL BECOME A PART OF
T'HE PERMANENT PUBLIC RECORD AND SHALL CONTAIN 7'HE 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 Caty 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 SUFFIQENT SPEQFIQTY
MAY PREQ.UDE SUBSEQUENT APPEALS TO Tf-� LAND USE BOARD OF APPEALS OR QRCCIIT C�URT ON
THAT ISSUE. SPEQFIC FINDINGS DIRECTED AT THE RELEVANT APPROVAL C�ITEftIA ARE WHAT
C�NSTITLJTE RELEVANT EVIDENCE.
AFTER TF�E 14-DAY CO1vIIv1ENf PERIOD Q,OSES, Tf-�E DIRECTOR SHALL ISSLTE A TrPE II ADNIII�IISTRATIVE DEQSION. T�IE
DIRECTOR'S DEQSION SHALL BE MAILED TO Tf�APPLICANI'AND TO OWNERS OF RECORD OF PROPERTY LOC',ATED WITHIN 500
FEET OF Tf-�SUBJEGT SITE,AND TO ANYONE ELSE WHO SUBMITTED WRITTEN COMIvIENI'S OR WHO IS OTI�RWISE ENTITLED TO
NOTICE. 'I��DIREGTOR'S DEQSION SHALL ADDRESS ALL OF THE RELEVANT APPROVAL QtITERIA. BASED UI'ON TT�CRITERIA
AND'1T�FACTS CONTAINED WITHIN'IT-�RECORD,'IHE DIRECTOR SHALL APPROVE,APPROVE WITH OONDITTONS OR DENY THE
REQUESTED PERMIT OR ACITON.
SLJMMARY OF THE DECISION-MAHING PROC,ESS:
• 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 byCityStaff and affected agencies.
• City Staff issues a written decision.
• Notice of the decision is sent to the Applicant and all owners or contract pu.rchasers 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 Cat�recognized
neighborhood group whose boundaries include the site; and any govemmental 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
enutled 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. If you want to
inspect the file,please call and make an appoinunent with either the project planner or the plazuiing technicians. Copies of these items may
be obtained at a cost of $.25 per page or the current rate charged for this service. Questions regarding this application should be
directed to the Plaiuiing Staff indicated on the first page of this Notice under the section titled "Your Right to Provide Written
Commenu."
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��� . RECEIVED PLANNING
Clea�nWater Services
� ,,,�,���„������ �� � i���,. AUG 0 8 2007
CITY OF TIGARD
MEMORANDUM
DATE: August 7, 2007
FROM: David Schweitzer, Clean Water Services
TO: Chery�l Caines, Associate Planner
City of Tigard Planning Division
SUBJECT: Review Comments—Westview Partition, 2007-00003 MLP
GENERAL COMMENTS
■ This Land Use Review by Clean Water Services (CWS) does not constitute approval of
storm or sanitary sewer compliance with the NPDES permit held by CWS. CWS must
review and approve final construction plans prior to issuance of any construction and/or
connection permits.
• All provisions of the development submittal shall be in accordance with current CWS Design
and Construction Standards, (presently R&O 07-20), and all current Intergovernmental
Agreements between the City and CWS.
■ Final construction plans shall be reviewed and approved by CWS for conformance with
current CWS Design and Construction Standards prior to issuance of any construction
permits.
■ A Stormwater Connection Permit shall be required, as approved by CWS, prior to
construction of sanitary sewer, storm and surface water systems, and any work within
sensitive area buffers and vegetated corridors.
■ Public sanitary and storm sewer easements shall be required in accordance with current CWS
Design and Construction Standards.
SANITARY SEWER
■ Each lot in the development shall be provided with a direct gravity side sewer(service
lateral) connection to a public sanitary sewer mainline in accordance with current CWS
Design and Construction Standards. �ach sanitary lateral shall provide service to only one
lot and shall be contiguous with pubic right-of-way or public sewer easement.
■ The engineer shall verify public sanitary sewer availability to adjacent properties and extend
public sanitary sewer to provide service to adjacent properties in accordance with current
CWS Design and Construction Standards, (presently R&O No. 07-20). For Westview
2550 SW Hillsboro Highway• Hillsboro, Oregon 97123
Phone: (503) 681-3600• Fax: (503)681-3603 •www.CleanWaterServices.org
Partition the public sanitary sewer shall be extended to the south property line in a 20'
easement.
■ See R&O 07-20 chapter 5.03 for placement of sewer structures in relation to right of way or
easement boundaries.
STORM DRAINAGE AND WATER QUALITY
■ Each lot in the development shall be provided with a gravity service lateral and individual
connection to a public storm conveyance. Privately owned and maintained storm sewers,
including water quality facilities, serving multiple lots shall not be approved. The public
storm sewer system shall be extended to the most distant upstream parcel boundary—the
south property line of Westview Partition in an appropriately sized public easement.
■ A hydraulic and hydrological analysis of the existing drainage and downstream storm
conveyance system, in accordance with current CWS Design and Construction Standards
(presently R&O 07-20), is required. The applicant is responsible for mitigating downstream
storm conveyance if the existing system does not have the capacity to convey the runoff
volume from a 25-year, 24-hour storm event.
■ Final construction plans shall show all existing and proposed public and private storm
conveyance and easements.
SENSITIVE AREA
• CWS has reviewed this proposal for Tax/Lot Map 1 S 1 34DA-02300 and issued a Sensitive
Area Per-Screening Site Assesment, CWS File Number 06-002629, for the proposed
development dated August 29, 2006. Sensitive areas do not appear to exist on site or within
200' of the site. This document will serve as the Service Provider Letter.
EROSION CONTROL
■ All CWS erosion control requirements in accordance with current CWS Design and
Construction Standards shall be met. All sites exceeding one acre of disturbed area shall
require an NPDES 1200C permit.
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Tualatin Valley ��
Fire & Rescue 7 200?
,
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August 7, 2007
Cheryl Caines, Assistant Planner
City of Tigard Planning Division
13125 SW Hall Boulevard
Tigard, OR 97223
Re: Westview Partition (MLP) 2007-00003
Dear Cheryl,
Thank you for the opportunity to review the proposed site plan surrounding the above named development
project. Tualatin Valley Fire& Rescue endorses this proposal predicated on the following criteria and conditions
of approval:
1) DEAD END ROADS: Dead end fire apparatus access roads in excess of 150 feet in length shall be provided
with an approved turnaround. (IFC 503.2.5)
The turnaround on the submitted drawings does not meet fire district standards and is therefore not
approved.
2) FIRE APPARATUS ACCESS ROAD EXCEPTION FOR AUTOMATIC SPRINKLER PROTECTION: When
buildings are completely protected with an approved automatic fire sprinkler system, the requirements for fire
apparatus access may be modified as approved by the fire code official. (IFC 503.1.1)
3) FIRE APPARATUS ACCESS ROAD WIDTH AND VERTICAL CLEARANCE: Fire apparatus access roads
shall have an unobstructed width of not less than 20 feet(12 feet for up to two dwelling units and accessory
buildings), and an unobstructed vertical clearance of not less than 13 feet 6 inches. Where fire apparatus
roadways are less than 26 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 26 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. (IFC 503.2.1)
The fire district does not endorse the design concept wherein twenty feet of unobstructed roadway
width is not provided.
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 60,000 pounds live load (gross vehicle weight). You may need to provide
documentation from a registered engineer that the design will be capable of supporting such loading. (IFC
D102.1)
5) SINGLE FAMILY DWELLINGS - REQUIRED FIRE FLOW: The minimum available fire flow for single family
dwellings and duplexes served by a municipal water supply shall be 1,000 gallons per minute. If the
structure(s) is (are) 3,600 square feet or larger, the required fire flow shall be determined according to IFC
Appendix 6. (IFC B105.1)
The fire hydrant shown on the submitted drawings must capable of supplying the required fire flow
demand.
Nonh Division Ojfrce
14480 SW Jenkins Road,Beaverton,OR 97005 Phone: 503-356-4700 Fax: 503-644-2214 www.tvfr.com
�-
�
Tualatin Valley
Fire & Rescue
6) 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 combustible
construction or storage of combustible materials on the site. (IFC 1410.1 & 1412.1)
We trust this letter will be helpful with the final design of this proposal insofar as fire apparatus access and
firefighting water supplies are concerned. If there is anything about this letter you do not understand, disagree
with, or wish to discuss further, please call me.
Sincerely,
John K . Dalby
John K. Dalby, Deputy Fire Marshal II
Tualatin Valley Fire & Rescue, North Division
14480 SW Jenkins Road
Beaverton, OR 97005-1152
(503) 356-4723
North Division Office
14480 SW Jenkins Road, Beaverton,OR 97005 Phone: 503-356-4700 Fax: 503-644-2214 www.tvfr.com
----- --- __
Cheryl Caines- MLP 2007-00003 Page 1
--- _ _ -- Y
From: "Wayne Larson" <wayne.larson@verizon.net>
To: <cherylc@tigard-or.gov>
Date: 8/8/2007 8:13:05 AM
Subject: MLP 2007-00003
RE: the minor land partition (MLP) 2007-00003 , located at 10800 SW North Dakota Street; Washington
County Tax Map 1 S134DA, Tax Lot 2300::
I live at 10730 SW North Dakota Street, directly adjacent to the proposed MLP on the East side of the
MLP. My comments are brief but I think deserve your attention and merit action by the buyer of this lot as
proposed.
I would like to request that a privacy fence or barrier be required along the eastern line of the MLP to
ensure privacy and separation form the proposed two houses that are likely to be constructed on the MLP
lots. In all likelihood a driveway will be constructed along the fence that now divides our property and I
believe a barrier along that roadway is required, if not, I would like there to be a barrier instailed as a
requirement of the partition. I have no objections to the partion, excepting our concern about the provacy
issue.
Thanks for your attention to this request.
Wayne A. Larson
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FAILURE OF ANY PARTY TO ADDRESS Tf--�, RELEVANT APPROVAL C�ITERIA WITH SUFFIQENT SPEQFIQTY
MAY PREQ.UDE SUBSEQUEN'I" APPEALS TO Tf-� LAND U5E BOARD OF APPEALS OR QRCCJIT QOURT ON
'I�-iAT ISSLIE. SPEQFIC FINDINGS DIRECTED AT 'IT� RELEVANT APPROVAL C�ZITERIA ARE WHt1T
OONSTT'IUTE RELEVAN'I'EVIDENCE.
AF1ER 'IT� 14DAY COMIv1ENT PERIOD Q.OSES, TI-� DIRECTOR SHALL ISSLIE A �I�'I'E II ADMI1vISTRATIVE DEQSION. THE
DIRECTOR'S DEQSION SHALL BE MAIL:ED TO Tf-iE APPLICANT AND TO OWNERS OF REQORD OF PROPERTY LOCATED WI'I�--III�T 500
FEET OF'I'F�SUBJECT SITE,AND TO ANYONE ELSE WHO SUBMITTED WRITTEN COMA�NI'S OR WHO IS OTHERWISE ENTITLED TO
NOTIGE. 'I�IE DIRECTOR'S DEQSION SHALL ADDRESS ALL OF THE RELEVANT APPROVAL(3tITERIA BASED U['ON'I'E� CRITERIA
AND'I�3E FACI'S CONTAINED WITHIN Tr-IE REQORD,'I'HE DIRECTOR SHALL APPROVE,APPROVE WITH CONDITTONS OR DENY THE
REQUESTED PERNIIT OR ACIION.
SUMMARY OF THE DEQSION-MAHING PROCESS•
• The application is accepted by the City
• Notice is sent to property owners of record within 500 feet of the proposed development area allowing a 14-day written
comrnent period.
• The application is reviewed by Gty 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 propeny located within 500 feet of the site, as shown on the most recent property tax assessment roll; any C'it�recognized
neighborhood group whose boundaries include the site; and any govemmental agency which is entitled to notice under an
intergoveriun�ental agreement entered into with rhe City wiuch includes provision for such notice or anyone wfio is otherwise
entitled to such notice.
INFORMATION/EVIDENCE AVAILABLE FORREVIEW:
The application, written comments and supporting documents relied upon by the Director to make this decision are contained
witlun the record and are available for public review at the City of T"igac�l Community Development Department. If yvu want to
inspect the file,please call and make an appointment with either the project plarmer or the plaruiuig technicians. Copies of these itetns 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 Platuiing Staff indicated on the first page of this Notice under the section tided "Your Right to Pro��ide Written
Comments."
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The applicant has proposed that all homes will be provided with a garage and at least 20 feet in front .
of the garage. Therefore, this standard has been satisfied.
Chapter 18.705, Access, Egress and Circulation; and
Each lot will be served by a driveway to the proposed streets. The minimum required width for a
driveway is 10-feet, which will be assured at time of building permit review. The proposed street
improvements are discussed under Chapter 18.810 (Street and Utility Improvement Standards) later
in this report.
Chapter 18.780, Signs.
No signs are proposed in con!'unction with this development. Any future signage will be subject to the
sign permit requirements in Chapter 18.7$0. The City of Tigard has had a problem enforcing sign
regulat�ons relating to signs advertising lots and homes�for sale. The applicant's acknowledgement of
sign regulations is one measure the City employs to help facilitate enforcement by negating an
argument by an offender that he or she was unaware of the regulations and by serving as notice that
the City intends to hold the develo per responsible for signs associated with sale Qf lots and homes in
the developers suk�divisions. Such notice motivates a developer to address sign reg ulation
compliance with the sales people/company he or she contracts with or employs to market the lots.
Therefore, In accordance with a new policy adopted by the Director's Designee, all new subdivisions
must enter into a sign compliance agreement to facilitate a more expeditious court process for
citations.
In addition, the following criteria shall be met:
� Relationshi to the natural and h sical environment: �
e s reets, ui ings an o er s� e e emen s s a e desi ned and located to reserve the l�
existing trees, topoqraphy and natural drainac�e to_the reatest de ree ossi e;
The applicant has proposed to a(ign the proposed public street and lot layout in a manner that saves the
maximum amount of trees as possible and avoids the grove of trees located on Tract `A' altogether.
Additcnally, thz side�valk alignment on the north side of SV'J Torfand Street is Froposed to meander
through Tract B to further avoid disturbing trees. This will be subject to City Engineer and arborist
approval. Drainage is discussed later in this decision under 18.810 (Street and Utility Standards).
Structures located on the site shall not be in areas subject to ground slumping and sliding;
The applicant has indicated that the proposed single-family homes will be located outside of any area
subject to slumping or sfiding. However, the applicant has not �iven any factual informat�on to
support their statement. Therefore�the apQlicant is re uired to�rovide factual information re�arding
site conditions as it ertains to round slum in and sli in-- —
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,�i Ther� II__be adeauat� distan���ggn__on-�l�� k��lilsljna�and other on-site � off site
, �uildin�s_on adjoining properties to provide for adequate light and air circulation and for fire C
protect�on; -- ----
The applicant has proposed alternative setbacks for interior lots and street-side side yards; however,
none of the alterations will reduce setbacks between units below the minimum three feet required by
Tigard's building code. Units on the perimeter of the praject must meet the base zone setback
requirements as required by this chapter. Therefore, this standard is satisfied.
The structures shall be oriented with consideration for the sun and wind directions, where
possible; and
Thirty three percent of the proposed lots have been oriented east-west, which will receive moming
sunlight in their rear yards. Therefore, this criterion has been satisfied.
DAKOTA GLEN SUBDIVISION/SUB2005-00011 PAGE15 OF 39
F�NAL ORDER NO.2005-05 PC BY THE PLANNING COMMISSION
MEMORANDUM
CITY OF TIGARD, OREGON
DATE: 8/30/07
TO: Cheryl Caines, Associate Plann
FROM: Kim McMillan, Development Review Engineer
RE: MLP2007-00003 Westview Partition
Access Manaqement (Section 18.705.030.H)
Section 18.705.030.H.1 states that an access report shall be submitted with
all new development proposals which verifies design of driveways and
streets are safe by meeting adequate stacking needs, sight distance and
deceleration standards as set by ODOT, Washington County, the City and
AASHTO.
The applicant's engineer has submitted an Access Report, dated December 5,
2006. A preliminary sight distance certification for the shared driveway was
provided. The designated speed for North Dakota Street is 25 mph, requiring a
minimum sight distance of 250 feet. The Engineer states that the measured sight
distance from the proposed shared driveway is 350 feet to the west and 337 feet
to the east. However, with the required improvements the Engineer states that a
portion of an existing fence may have to be removed to maintain the required
sight distance.
Upon completion of the frontage improvements, the Engineer shall submit a final
sight distance certification for the shared driveway. This shall be submitted and
accepted prior to issuance of building permits.
Street And Utilitv Improvements Standards (Section 18.810):
Chapter 18.810 provides construction standards for the implementation of
public and private facilities and utilities such as streets, sewers, and
drainage. The applicable standards are addressed below:
Streets:
Improvements:
Section 18.810.030.A.1 states that streets within a development and streets
adjacent shall be improved in accordance with the TDC standards.
ENGINEERING COMMENTS MLP2007-00003 Westview PAGE 1
_
Section 18.810.030.A.2 states that any new street or additional street width
planned as a portion of an existing street shall be dedicated and improved
in accordance with the TDC.
Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires a
Neighborhood Routes with bike lane designation to have a 58 foot right-of-
way width and 36-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 North Dakota Street, which is classified as a
Neighborhood Route with Bike Lanes on the City of Tigard Transportation Plan
Map. At present, there is approximately 20 feet of ROW from centerline,
according to the most recent tax assessor's map. The applicant should dedicate
the additional ROW to provide 29 feet from centerline.
SW North Dakota Street is currently partially improved. In order to mitigate the
impact from this development, the applicant should construct half-street
improvements.
Future Street Plan and Extension of Streets: Section 18.810.030.F states
that a future street plan shall be filed which shows the pattern of existing and
proposed future streets from the boundaries of the proposed land division.
This section also states that where it is necessary to give access or permit a
satisfactory future division of adjoining land, streets shall be extended to the
boundary lines of the tract to be developed and a barricade shall be
constructed at the end of the street. These street stubs to adjoining
properties are not considered to be cul-de-sacs since they are intended to
continue as through streets at such time as the adjoining property is
developed. A barricade shall be constructed at the end of the street by the
property owners which shall not be removed until authorized by the City
Engineer, the cost of which shall be included in the street construction cost.
Temporary hammerhead turnouts or temporary cul-de-sac bulbs shall be
constructed for stub streets in excess of 150 feet in length.
The proposed partition is located just east of 108th Avenue. With the close
proximity of 108th Avenue and the existing development there are no opportunities
to provide for future streets that would better meet the City's block length and
connectivity standards.
Grades and Curves: Section 18.810.030.N states that grades shall not exceed
ten percent on arterials, 12% on collector streets, or 12% on any other street
(except that local or residential access streets may have segments with
grades up to 15% for distances of no greater than 250 feet). Centerline radii
of curves shall be as determined by the City Engineer.
ENGINEERING COMMENTS MLP2007-00003 Westview PAGE 2
The grade along North Dakota Street is less than 12%. The applicant shall
submit a profile of the frontage improvements and 300 feet beyond in each
direction with their PFI permit application.
Block Designs - Section 18.810.040.A states that the length, width and shape
of blocks shall be designed with due regard to providing adequate building
sites for the use contemplated, consideration of needs for convenient
access, circulation, control and safety of street traffic and recognition of
limitations and opportunities of topography.
Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks
formed by streets shall not exceed 1,800 feet measured along the right-of-
way line except:
• Where street location is precluded by natural topography, wetlands or
other bodies of water or, pre-existing development or;
• For blocks adjacent to arterial streets, limited access highways, major
collectors or railroads.
• For non-residential blocks in which internal public circulation provides
equivalent access.
PLANNING
Section 18.810.040.B.2 also states that bicycle and pedestrian connections
on public easements or right-of-ways shall be provided when full street
connection is not possible. Spacing between connections shall be no
more than 330 feet, except where precluded by environmental or
topographical constraints, existing development patterns, or strict
adherence to other standards in the code.
PLANNING
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
ENGINEERING COMMENTS MLP2007-00003 Westview PAGE 3
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's plans show the construction of a public sidewalk along the North
Dakota Street frontage, thereby meeting this criterion.
Sanitary Sewers:
Sewers Required: Section 18.810.090.A requires that sanitary sewer be
installed to serve each new development and to connect developments to
existing mains in accordance with the provisions set forth in Design and
Construction Standards for Sanitary and Surface Water Management (as
adopted by Clean Water Services in 1996 and including any future
revisions or amendments) and the adopted policies of the comprehensive
plan.
Over-sizing: Section 18.810.090.0 states that proposed sewer systems
shall include consideration of additional development within the area as
projected by the Comprehensive Plan.
There is a public sewer main located in North Dakota Street. The applicant's
plans indicate they will extend a public sewer from the main to the southern
terminus of the shared driveway in order to serve Parcels 2 and 3.
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 development.
ENGINEERING COMMENTS MLP2007-00003 Westview PAGE 4
Effect on Downstream Drainage: Section 18.810.100.D states that where it
is anticipated by the City Engineer that the additional runoff resulting from
the development will overload an existing drainage facility, the Director and
Engineer shall withhold approval of the development until provisions have
been made for improvement of the potential condition or until provisions
have been made for storage of additional runoff caused by the
development in accordance with the Design and Construction Standards
for Sanitary and Surface Water Management (as adopted by Clean Water
Services in 2000 and including any future revisions or amendments).
In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek
and adopted the Fanno Creek Watershed Management Plan. Section V of that
plan includes a recommendation that local governments institute a stormwater
detention/effective impervious area reduction program resulting in no net
increase in storm peak flows up to the 25-year event. The City will require that
all new developments resulting in an increase of impervious surFaces provide
onsite detention facilities, unless the development is located adjacent to Fanno
Creek. For those developments adjacent to Fanno Creek, the storm water runoff
will be permitted to discharge without detention.
The applicanYs plans indicate they will collect the site runoff and discharge to the
ditch along North Dakota Street. The ditch is an approved public system. The
condition of the ditch may require the applicant to clean and grub prior to
connecting the discharge pipe to the ditch.
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.
North Dakota is a designated bicycle facility.
Cost of Construction: Section 18.810.110.B states that development
permits issued for planned unit developments, conditional use permits,
subdivisions, and other developments which will principally bene�t from
such bikeways shall be conditioned to include the cost or construction of
bikeway improvements.
If the bikeway exists along North Dakota in this area the applicant will be required
to provide striping as part of the half-street improvements. If, however, the
striping is not in place it does not make sense to stripe a small portion of a bike
lane at this time and the applicant shall pay the fee-in-lieu.
ENGINEERING COMMENTS MLP2007-00003 Westview PAGE 5
The amount of the striping would be as follows:
• 87 feet of 8-inch white stripe, at $2.50/If $217.50
• 2 Mono-directional reflective markers @ $4.00/ea $8.00
• 1 Bike lane legends @ $175/ea $175.00
• 1 Directional mini-arrows @ $100/ea $100.00
$500.50
Minimum Width: Section 18.810.110.0 states that the minimum width for
bikeways within the roadway is five feet per bicycle travel lane. Minimum
width for two-way bikeways separated from the road is eight feet.
The minimum width for a bike lane along a Neighborhood Route is 6 feet.
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.
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
ENGINEERING COMMENTS MLP2007-00003 Westview PAGE 6
utilities which are not underground and which are located across a public
right-of-way from the applicant's property shall pay a fee in-lieu of under-
grounding.
There are existing overhead utility lines along the frontage of SW North Dakota
Street on the opposite of the street. If the fee in-lieu is proposed, it is equal to
$ 35.00 per lineal foot of street frontage that contains the overhead lines. The
frontage along this site is 87.33 lineal feet; therefore the fee would be $ 3056.55.
ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND
UTILITY IMPROVEMENT STANDARDS:
Fire and Life Safetv:
A preliminary review by Tualatin Valley Fire and Rescue (NFR) staff indicates
that the proposed on-site turnaround is not acceptable. The applicant shall work
with NFR to revise the plans to meet the requirements for the turnaround.
NFR approval must be received prior to issuance of any City of Tigard permits.
Public Water Svstem:
The City of Tigard provides service in this area. The plans show water meters on
site. This will not be allowed. The water meters shall be located at the public
ROW of North Dakota Street.
Storm Water Qualitv:
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 CWS standards include a provision that would exclude small projects such
as residential land partitions. It would be impractical to require an on-site water
quality facility to accommodate treatment of the storm water from Parcels 2 & 3.
Rather, the CWS standards provide that applicants should pay a fee in-lieu of
constructing a facility if deemed appropriate. Staff recommends payment of the
fee in-lieu on this application.
ENGINEERING COMMENTS MLP2007-00003 Westview PAGE 7
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.
An erosion control plan shall be included in the PFI Permit application submittal.
Address Assiqnments:
The City of Tigard is responsible for assigning addresses for parcels within the
City of Tigard and within the Urban Service Boundary (USB). An addressing fee
in the amount of$ 50.00 per address shall be assessed. This fee shall be paid to
the City prior to final plat approval.
The developer will also be required to provide signage at the entrance of each
shared flag lot driveway or private street that lists the addresses that are served
by the given driveway or street. This will assist emergency services personnel to
more easily find a particular home.
Survey Requirements
The applicant's final plat shall contain State Plane Coordinates [NAD 83 (91)] on
two monuments with a tie to the City's global positioning system (GPS) geodetic
control network (GC 22). These monuments shall be on the same line and shall be
of the same precision as required for the subdivision plat boundary. Along with the
coordinates, the plat shall contain the scale factor to convert ground measurements
to grid measurements and the angle from north to grid north. These coordinates
can be established by:
• GPS tie networked to the City's GPS survey.
• By random traverse using conventional surveying methods.
In addition, the applicant's as-built drawings shall be tied to the GPS network.
The applicant's engineer shall provide the City with an electronic file with points
for each structure (manholes, catch basins, water valves, hydrants and other
water system features) in the development, and their respective X and Y State
Plane Coordinates, referenced to NAD 83 (91).
ENGINEERING COMMENTS MLP2007-00003 Westview PAGE 8
Recommendations:
THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO
APPROVAL OF THE FINAL PLAT:
Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642)
for review and approval:
. A Public Facility Improvement (PFI) permit is required for this project to
cover half-street improvements and any other work in the public right-of-way.
Six (6) sets of detailed public improvement plans shall be submitted for
review to the Engineering Department. NOTE: these plans are in addition to
any drawings required by the Building Division and should only include
sheets relevant to public improvements. Public Facility Improvement (PFI)
permit plans shall conform to City of Tigard Public Improvement Design
Standards, which are available at City Hall and the City's web page
(www.tigard-or.gov).
. 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.
. The applicant shall provide a construction vehicle access and parking plan
for approval by the City Engineer. The purpose of this plan is for parking
and traffic control during the public improvement construction phase.
. The City Engineer may determine the necessity for, and require submittal
and approval of, a construction access and parking plan for the home
building phase. If the City Engineer deems such a plan necessary, the
applicant shall provide the plan prior to issuance of building permits.
. Prior to final plat approval, the applicant shall pay the addressing fee.
(STAFF CONTACT: Bethany Stewart, Engineering).
. The applicant shall submit construction plans to the Engineering Depa�tment
as a part of the Public Facility Improvement permit, which indicate that they
will construct a half-street improvement along the frontage of North Dakota
Street. The improvements adjacent to this site shall include:
A. City standard pavement section for a Neighborhood Route from curb
to centerline equal to 18 feet;
ENGINEERING COMMENTS MLP2007-00003 Westview PAGE 9
B. pavement tapers needed to tie the new improvement back into the
existing edge of pavement shall be built beyond the site frontage;
C. concrete curb, or curb and gutter as needed;
D. storm drainage, including any off-site storm drainage necessary to
convey surface and/or subsurFace runofF;
E. 5 foot concrete sidewalk with a 5 foot planter strip;
F. street trees in the planter strip spaced per TDC requirements;
G. street striping;
H. streetlight layout by applicant's engineer, to be approved by City
Engineer;
I. underground utilities;
J. street signs (if applicable);
K. driveway apron (if applicable); and
L. adjustments in vertical and/or horizontal alignment to construct SW
North Dakota Street in a safe manner, as approved by the
Engineering Department.
. A profile of North Dakota Street shall be required, extending 300 feet either
side of the subject site showing the existing grade and proposed future
grade.
. The applicant shall revise the turnaround in accordance with NFR
requirements and provide the City of Tigard of copy of the approved plans
prior to issuance of any City of Tigard permits.
. The applicant shall cause a statement to be placed on the final plat to
indicate that the proposed shared driveway will be jointly owned and
maintained by the private property owners who abut and take access from it.
. The applicant's plans shall be revised to locate the new water meters at the
ROW of North Dakota Street.
. An erosion control plan shall be provided as part of the Public Facility
Improvement (PFI) permit drawings. The plan shall conform to the "Erosion
Prevention and Sediment Control Design and Planning Manual, February
2003 edition."
. The applicant's final plat shall contain State Plane Coordinates on two
monuments with a tie to the City's global positioning system (GPS) geodetic
control network (GC 22) as recorded in Washington County survey records.
These monuments shall be on the same line and shall be of the same
precision as required for the subdivision plat boundary. Along with the
coordinates, the plat shall contain the scale factor to convert ground
measurements to grid measurements and the angle from north to grid north.
These coordinates can be established by:
• GPS tie networked to the City's GPS survey.
ENGINEERING COMMENTS MLP2007-00003 Westview PAGE 10
• By random traverse using conventional surveying methods.
. Final Plat Application Submission Requirements:
A. Submit for City review four (4) paper copies of the final plat prepared
by a land surveyor licensed to practice in Oregon, and necessary data or
narrative.
B. Attach a check in the amount of the current final plat review fee
(Contact Planning/Engineering Permit Technicians, at (503) 639-4171, ext.
2421).
C. The final plat and data or narrative shall be drawn to the minimum
standards set forth by the Oregon Revised Statutes (ORS 92.05),
Washington County, and by the City of Tigard.
D. The right-of-way dedication for North Dakota Street, providing 29 feet
from centerline, shall be made on the final plat.
E. NOTE: Washington County will not begin their review of the final plat
until they receive notice from the Engineering Department indicating that the
City has reviewed the final plat and submitted comments to the applicant's
surveyor.
F. After the City and County have reviewed the final plat, submit finro
mylar copies of the final plat for City Engineer signature (for partitions), or
City Engineer and Community Development Director signatures (for
subdivisions).
THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO
ISSUANCE OF BUILDING PERMITS:
Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642)
for review and approval:
. Prior to issuance of building permits, the applicant shall provide the
Engineering Department with a "photomylar" copy of the recorded final plat.
. Prior to issuance of building permits, the applicant shall provide the City with
as-built drawings of the public improvements as follows: 1) 3 mil mylar, 2) a
diskette of the as-builts in "DWG"format, if available; otherwise "DXF"will be
acceptable, and 3) the as-built drawings shall be tied to the City's GPS
network. The applicanYs engineer shall provide the City with an electronic
file with points for each structure (manholes, catch basins, water valves,
ENGINEERING COMMENTS MLP2007-00003 Westview PAGE 11
hydrants and other water system features) in the development, and their
respective X and Y State Plane Coordinates, referenced to NAD 83 (91).
. The applicant shall provide signage at the entrance of each shared flag lot
driveway or private street that lists the addresses that are served by the
given driveway or street.
. Prior to issuance of building permits, the applicanYs Engineer shall provide
Final Sight Distance Certification for the shared driveway.
. Prior to issuance of building permits, the applicant shall provide bike striping
or pay $500.50 to the City for the striping of the bike lane along the frontage
of North Dakota Street.
. The applicant shall either place the existing overhead utility lines along SW
North Dakota Street underground as a part of this project, or they shall pay
the fee in-lieu of undergrounding. The fee shall be calculated by the
frontage of the site that is parallel to the utility lines and will be $ 35.00 per
lineal foot. If the fee option is chosen, the amount will be $ 3056.55 and it
shall be paid prior to issuance of building permits.
. During issuance of the building permit for Parcels 2 and 3, the applicant shall
pay the standard water quality and water quantity fees per lot (fee amounts
will be the latest approved by CWS).
ENGINEERING COMMENTS MLP2007-00003 Westview PAGE 12
RE QUE ST FOR COMME NTS ��
-
. . , �
nA�: J�1�25,200� /
(
TO: Rob Murchison Pu ' rks Pro'ect En ineer �
FROM: Ci i ard Plaruun Division % �
STAFF OONTACI': Che Caines Associate Planner �43
Phone: (503) 639-4171 F : (503) 624-3681 Email:cherylc tigard-or.gov
MI AND PARTITION (MLP) 2007-00003
- WE STVIE W PARTITION -
RE QUE ST: The applicant is requesting a Minor Land Partition to partition one (1) exi,sting .96-acre lot into three (3)
parcels for detached single-familyresidences. Proposed lots range from 10,001 to 14,618 square feet. LOCATION: 10800
SW North Dakota Street; Washington County Tax Map 1S134DA, T� Lot 2300. ZONE: R 3.5: The R 3.5 zoning
district is designed to accommodate detached single-family homes with o\r without accessory residential units at a minimum
lot size of 10,000 square feet. Duplexes are pernutted conditionally. Some civic and institutional uses are also pernzitted
conditionally. APPLICABLE REVIEW CRITERIA: C.ommunityDevelopment Code Chapters 18390, 18.420, 18.510,
18.705, 18.715, 18.745, 18,765, 18.790, 18.795 and 18.810.
Attached are the Site Plan, Vicinity Map and Ap licant's Materials for your review. From inforniation supplied by
various departments and ag�encies and from other�orn�auon available to our staff, a repon and recommendation will be
prepared and a decision will be rendered on the proposal in the near future. If you w�sh to comment on this application,
WE NEED YOUR COMMENTS BACK BY: AZJGUST 8 2007. You may use the space provided below or attach a
separate letter to return your commenu. I u are una le to res ond b the above date, please phone the staff contact
noted above with your comments and co irmyour comments in writing as soon as possible. If you have any questions,
contact the Tigard Plaiuung Division, 13125 SW Hall Boulevard,Tigard,(�R 97223.
PLEASE CHECKTHE FOLLOWINGITEMS THAT APPLY:
_ We have reviewed the proposal and have no objections to it.
Please contact of our office.
Please refer to the enclosed letter or email.
� Written comments provided below: �, ; ., �1,.- ,i;;.,,-�>
J
�, ��.� � � / �
��" 1yaL�y''li ., c-_.I` ��� �{��ti I
Name&Number of Person Coirunenting: c,c.-
� /
r
RE QUE ST FOR COMMENTS ��
-
� � .
DATE: Tulv?5,2007
TO: Jim Wolf,Tigard Police Department Crime Prevention Officer
FROM: City of Tigard Planning Division
STAFF CONTACT: Cher�l Caines,Associate Planner(x2437�
Phone: (503) 639-4171 F�: (503) 624-3681 E�nail: cherylcCc�tigard-or.gov
MINOR LAND PARTITI�N (MLP) 2007-00003
- WE STVIE W PARTITION -
REQIJEST: The applicant is requesting a Minor Land Partition to partition one (1) existing .96-acre lot into three (3)
parcels for detached single-familyresidences. Proposed lots range from 10,001 to 14,618 square feet. LOC'.ATION: 10800
SW North Dakota Street; Washington County Tax Map 1S134DA, T� Lot 2300. ZONE: R 3.5: The R 3.5 zoning
district is designed to accommodate detached single-family homes with o\r without accessory residential uniu at a miniinum
lot size of 10,000 square feet. Duplexes are perniitted conditionally. Some civic and institutional uses are also pernutted
conditionally. APPLICABLE REVIEW CRITERIA: CommunityDevelopment Code Chapters 18.390, 18.420, 18.510,
18.705, 18.715, 18.745, 18,765, 18.790, 18.795 and 18.810.
Attached are the Site Plan, �cinity Map and Ap licant's Materials for your review. From infornzation supplied by
various departments and ag�encies and from other�orn�ation availablc to our staff, a report and recommendation will be
prepared and a decision will be rendered on the proposal in the near future. If y�u w�sh to comment on this application,
WE NEED YOUR COMMENTS BACK BY: AUGUST 8 2007. You may use the space provided below or attach a
separate etter to return your comments. I u are una e to res ond b the above date, please phone the staff contact
noted above with your comments and co irm�_�y�ur comments in umting as soon as possible. If you have any questions,
contact the Tigard Plaiuung Division, 13125 SW Hall Boulevard,Tigard,C�R 97223.
PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY:
_ We have reviewed the proposal and have no objections to it.
Please contact of our office.
Please refer to the enclosed letter or email.
7 Written comments provided below:
�QCnr�� q rvw�n��cvant riw�r a'C � oF c�.�o�'te, d��v� 4ad�� �o
`� � 10�'� � �4 � �1a��. h��(5 . th�5 wa h� �c�.d�c.
a�Qa�,,b�, deb�yy &i�t qu�c,� �c��a�. o�0►��(5 .
Name&Number of Person Commenting: �,��� ,� -Z�1
(
RE QUE ST FOR COMME NTS ��
� � .
DATE: Ju1,�25,2007
TO: Mark Vandoinelen, Plans Examination Supervisor
FROM: City of Tigard Planning Division
STAFF CONTACT: Chervl Caines,Associate Planner(�437�
Phone: (503) 639-4171 FaX: (503) 624-3681 Email:cherylcCa?tigard-or.gov
MINOR LAND PARTITION (MLP) 2007-00003
- WE STVIE W PARTITION -
REQUEST: The applicant is requesting a Minor Land Partition to partition one (1) existing .96-acre lot into three (3)
parcels for detached single-farrvlyresidences. Proposed lots range from 10,001 to 14,618 square feet. LOCATION: 10800
SW North Dakota Street; Washington County Tax Map 1S134DA, Tax Lot 2300. ZONE: R 3.5: The R 3.5 zoning
district is designed to accommodate detached single-family homes with o\r without accessory residential units at a minunum
lot size of 10,000 square feet, Duplexes are permitted conditionally. Some civic and institutional uses are also pernzitted
conditionally. APPLICABLE REVIEW CRITERIA: CommunityDevelopment Code Chapters 18.390, 18.420, 18.510,
18.705, 18.715, 18.745, 18,765, 18.790, 18.795 and 18.810.
Attached are the Site Plan, Vicinity Map and Ap licant's Materials for your review. From inforn�ation supplied by
various departments and ag�encies and from other�ormation available to our staff, a report and recommendation will be
prepared and a decision will be rendered on the proposal in the near future. If you w�sh to comment on this application,
WE NEED YOUR COMMENTS BACK BY: AZJGUST 8 2007. You mayuse the space provided below or attach a
separate letter to return your comments. I u are una e to res ond b the above date, please phone the staff contact
noted above with your comments and co irmyour comments in writin as soon as possible. If yc�u have any questions,
contact the Tigard Plaruiing Division, 13125 SW Hall Boulevard,Tigard,�R 97223.
PLEASE CHECKTHE FOLLOWING ITEMS THAT APPLY:
� We have reviewed the proposal and have no objections to it.
Please contact of our office.
Please refer to the enclosed letter or email.
_ Written coininents provided below:
Name&Number of Person Commenting: ��`� �e �`�� �� S'Q 3 � �3
RE QUE ST FOR COMMENTS ��
• � .
DATE: Jul��25,2007
TO: PER ATTACHED
FROM: City of Tigard Plannin�Division
STAFF CONTACT: Cheryl Caines,Associate Planner(x2437�.
Phone: (503) 639-4171 Fax: (503) 624-3681 Err�ail: cherylc(c�tigard-or.gov
MINOR LAND PARTITION (MLP) 2007-00003
- WE STVIE W PARTITION -
REQUEST: The applicant is requesting a Minor Land Partition to partition one (1) existing .96-acre lot into three (3)
parcels for detached single-familyresidences. Proposed lots range from 10,001 to 14,618 square feet. LOC'.ATION: 10800
SW North Dakota Street; Washington County T� Map 1S134DA, Tax Lot 2300. ZONE: R 3.5: The R 3.5 zoning
district is designed to accommodate detached single-farrvly homes with o\r without accessory residential uruts at a ininunum
lot size of 10,000 square feet. Duplexes are permitted conditionally. Some civic and institutional uses are also pernutted
conditionally. APPLICABLE REVIEW CRITERIA: CommunityDevelopment Code Chapters 18.390, 18.420, 18.510,
18.705, 18.715, 18.745, 18,765, 18.790, 18.795 and 18.810.
Attached are the Site Plan, Vicinity Map and Ap licant's Materials for your review. From infoxmation supplied by
various departments and ag�encies and from other�orniation 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 w�sh to comment on this application,
WE NEED YOUR COMMENTS BACK BY: AUGUST 8 2007. You may use the space provided below or attach a
separate letter to return your comments. I u are unab e to res ond b the above date, please phone the staff contact
noted above with your commenu and co irm���your comments in writing as soon as possible. If you have any questions,
contact the Tigard Plaiuung Division, 13125 SW Hall Boulevard,Tigard,(�R 97223.
PLEASE CHECKTHE FOLLOWING ITEMS THAT APPLY:
_ We have reviewed the proposal and have no objections to it.
Please contact of our office.
Please refer to the enclosed letter or email.
_ Written comments provided below:
Name&Number of Person Commenting:
. _ �'TY OF TIGARD REQUEST FOP ''OMMENTS
TIFICA . LIST FOR LAND USE & COMMUNITY D. JPMENT APPLICATIONS
FILE NOS.: �b0 FILE NAME: W P�S� � c.�� �Gir�` � °''�
CITIZEN INVOLVEMENT TEAMS
14-DAY PENDING APPLICATION NOTICE TO INTERESTED PARTIES OF AREA: ❑Central ❑East ❑South ❑West
CITY OFFICES
LONG RANGE PLANNING/Ron Bunch,Planning Mgr. COMMUNITY DVLPMNT.DEPT./Planning-Engineering Techs. ✓POLICE DEPT./Jim Wolf,Crime Prevention Officer
yG BUILDING DIVISION/Mark(residential)Brian(commercial) ✓ENGINEERING DEPT./Kim McMillan,�vlpmnt.Review Engineer • PUBLIC WORKS/Todd Prager/Arborist
CIIY ADMINISTRATION/Ca[hy Wheatley,City Recorder ✓PUBLIC WORKS/Rob Murchison,Project Engineer PLANNING COMMISSIONIGRETCHEN(+�p sets)
_CODE ENFORCEMENT/Christine Darnell,Code Compliance Specialist(DCA) _HEARINGS OFFICER(+y sets)
SPECIAL DISTRICTS
TUAL.HILLS PARK&REC.DIST.+►L/TUALATIN VALLEY FIRE 8 RESCUE� _ TUALATIN VALLEY WATER DISTRICT+► ✓CLEAN WATER SERVICES�►
Planning Manager North Division Administrative Office Marvin Spiering/SWM Program
15707 SW Walker Road John K.Dalby,Deputy Fire Marshall PO Box 745 155 N.First Avenue
Beaverton,OR 97006 14480 SW Jenkins Road Beaverton,OR 97075 Hillsboro,OR 97124
Beaverton,OR 97005-1152
LOCAL AND STATE IURISDICTIONS
CITY OF BEAVERTON �IF CITY OF TUALATIN � OR.DEPT.OF FISH&WILDLIFE OR.DIV.OF STATE LANDS
Planning Manager Planning Manager Devin Simmons,Habitat Biologist Melinda Wood�w�uN Fo�R���.ea�
Steven Sparks,Dev Svcs.Manager 18880 SW Martinazzi Avenue North Willamette Watershed District 775 Summer Street NE,Suite 100
PO Box 4755 Tualatin,OR 97062 18330 NW Sauvie Island Road Salem,OR 97301-1279
Beaverton,OR 97076 Portland,OR 97231
_ OR.PUB.UTILITIES COMM.
METRO-LAND U5E&PLANNING � _OR.DEPT.OF GEO.&MINERAL IND. 550 Capitol Street NE
_ CITY OF DURHAM � 600 NE Grand Avenue 800 NE Oregon Street,Suite 5 Salem,OR 97310-1380
City Ma�ager Portland OR 97232-2736 Portland,OR 97232
17160 SW Upper Boones Fry.Rd. _ Joanna Mensher,Data Resource Center(ZCA) US ARMY CORPS.OF ENG.
Durham,OR 97224 _ Paulette Allen,GroM�ManagementCoordinata OR.DEPT.OF LAND CONSERV.B DVLP. Kathryn Harris tMev:acws�ane.o��y�
_ Mel Huie,GreenspacesCoorOinata(CPA20A) Mara Ulloa tcomP P�a�nme�dme��saMeas��ea�� Routing CENWP-OP-G
CITY OF KING CITY� _ Jennifer BUdhabhatti,Re9�a��anne��wena�esl 635 Capitol Street NE,Suite 150 PO Box 2946
City Manager _ C.D.Manager,GraMhManagement5ervices Salem,OR 97301-2540 Portland,OR 97208-2946
15300 SW 116th Avenue
King City,OR 97224 WASHINGTON COUNTY�
OR.DEPT.OF ENERGY�Power�ines in nreaJ _OR.DEPT OF AVIATION�Monovo�e rowers� Dept.of Land Use&Transp.
Bonneville Power Administration Tom Highland,Planning 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 Steve Conway�c�,e�a�aPPs.�
Lake Oswego,OR 97034 Planning Division�zcnJ Ms�a
_ OR.DEPT.OF ENVIRON.QUALITY(DEQ) ODOT,REGION 1 iM Brent Curtis�cva.>
CITY OF PORTLAND �NOorYrawena�asa�aao�e���ai e����o�me��aiimPa��s� Development Review Coordinator poria Mateja�zcn�rns,a
Planning Bureau Director Regional Administrator _Carl Torland, Right-of-Way Section tv�,�o�si _Sr.Cartographer,cPAa�o�+.
1900 SW 4'"Avenue,Suite 4100 2020 SW Fourth Avenue,5uite 400 123 NW Flanders Jim Nims,s�rver��a�A,M5,5
Portland,OR 97201 Portland,OR 97201-4987 Portland,OR 97209-4037
OR.PARKS 8 REC.DEPT.
WA.CO.CONSOL.COMM.AGNCY ODOT,REGION 1 -DISTRICT 2A� _ODOT,RAIL DIVI510N STATE HISTORIC
Dave Austin�wcccnt°e,+",M��b*�.n„ Sam Hunaidi,nssistant Distnct�nanager (NOlify If OOOT R/R-Hwy.Crossing Is Only Acceas to LanC) PRESERVATION OFFICE
PO Box 6375 6000 SW Raab Road Dave Lanning,Sr CrossingSaterySpecialisi (NOtityNPropertyHasMDOvsrlay)
Beaverton,OR 97007-0375 Portland,OR 97221 555-13'"Street,NE,Suite 3 725 Sumner Street NE,Suite C
Salem,OR 97301-4179 Salem,OR 97301
UTILITY PROVIDERS AND SPECIAL AGENCIES
PORTLAND WESTERN R/R,BURLINGTON NORTHERNISANTA FE R/R,OREGON ELECTRIC R/R(�uriington Northern�5anta Fe WR Predecessor)
Bruce Carswell,President&General Manager
1200 Howard Drive SE
Albany,OR 97322-3336
SOUTHERN PACIFIC TRANS.CO.R/R METRO AREA COMMUNICATIONS �COMCAST CABLE CORP. _TRI-MET TRANSIT DVLPMT.
Clifford C.Cabe,Construction Engineer Debra Palmer�n��e=a��o�so��y� Gerald Backhaus cS�MaP�o�A�Par.�„„��, �ua�oie�,�swnn��r M�ieorar�a�S��Ro�ce�
5424 SE McLoughlin Boulevard Twin Oaks Technology Center 14200 SW Brigadoon CouR Ben Baldwin,Project Planner
Portland,OR 97232 1815 NW 169th Place,S-6020 Beaverton,OR 97005 710 NE Holladay Street
Beaverton,OR 97006-4886 Portland,OR 97232
�PORTLAND GENERAL ELECTRIC �NW NATURAL GAS COMPANY �/VERIZON (MC030533) �QWEST COMMUNICATIONS
Ken Gutierrez,Svc.Design Consultant Scott Palmer,Engineering Coord. Brandon Kahler,Engineering Lynn Smith,Eng.ROW Mgr.
9480 SW Boeckman Road 220 NW Second Avenue 20575 Vonnewmann Dr.,Suite 150 8021 SW Capitol Hill Rd,Rm 110
Wilsonville,OR 97070 Portland,OR 97209-3991 Beaverton,OR 97075-1100 Portland,OR 97219
J TIGARD/TUALATIN SCHOOL DIST.#23J BEAVERTON SCHOOL DIST.#48 ✓COMCAST CABLE CORP. COMCAST CABLE COMMUNIC.
Teri Brady,Administrative Offices Jan Youngquist,Demographics Alex Silantiev ,��o�«�ea�,��� Brian Every,�seo����*,o��,
6960 5W Sandburg Street 16550 SW Merlo Road 9605 SW Nimbus Avenue,Bldg. 12 10831 SW Cascade Avenue
Tigard,OR 97223-8039 Beaverton,OR 97006-5152 Beaverton,OR 97008 Tigard,OR 97223-4203
� INDICATES AUTOMATIC NOTIFICATION IN COMPLIANCE WITH INTERGOVERNMENTAL AGREEMENT IF WITHIN 500'OF THE SUBJECT PROPERTY FOR ANY/ALL
CITY PROJECTS (Projett Planner Is Responsi6le For Inditating Parties To Notify). h:lpatty�mas�erslRequest For Comments Noti(ication List.doc (UPDATED: 9-May-07)
i
I
� ,
„ AFFIDAVIT �F POSTING NOTICE
° OF A LAND USE PROPOSAL
. � .
IMPORTANT NOTICE: THIS AFFIDAVIT MUST BE ACCOMPANIED BY
A COPY OF THE NOTICE THAT WAS POSTED ON THE SITE.
In the Matter of the Proposed Land L�se�pplicarions for:
Land Use File Nos.: MLP2007-00003
Land Use File Name: WSESTVIEW PARTITION
I, Cher��l Caines, Associate Planner for the Ci ,� of "I'i>�,ard, do affirm that I posted norice of the land use proposal
affecting the land located at (state the approximate location(s) IF no address(s) and/or tax lot(s) currently
registered) ld SO p `5�,J Iv a rJtit 1�ako-I-a.. 5�- •
and did personally post notice of the proposed land use application(s) b}� means of weatherproof posting in the general
vicinity ��f the affected tcrritory, a copy of said notice being hereto attached and b�� reference made a part hereof,
on the o��1 da�� of c�u.��i-� . ?(1(>7.
���.�..�, a' c�
�
Signature of Person Who Performed Posting
h� I��},au.p:ur� nci<[rc .�ttiJa��it nl��u,uu�G�r�.q���hcan[h,�n�.t pubhr 6r.uvie�l��r
ES VIE PAR I IO
V�U ��' N
MIN4R LAND PARTIT�N (MLP) 2007-00003 �
REQUEST: The applicant is requesting a Minor Land Partition to
partition one (1) existing .96-acre lot into three (3) parcels for detached
single-family residences. Proposed lots range from 10,001 to 14,618
square feet. LOCATION: 10800 SW North Dakota Street; Washingt�n
County Tax Map 1S134DA, Tax Lot 2300. Z�NE: R-3.5: The R-3.5
zoning district is designed to accommodate detached single-familyT homes
with or without accessory residential units at a minimum lot size of 10,000
square feet. Duplexes are permitted conditionally. Some civic and
institutional uses are also permitted conditionally. APPLICABLE
REVIEW CRITERIA: Community Development Code Chapt��s
18.390, 18.420, 18.510, 18.705, 18.715, 18.745, 18,765, 18.790, 18.795 and
18.810.
��urther information ma�� be obtained from the I'lanning Division (staff contact: Chervl
Caines, Associate Planner) at 13125 SW Hall Blvd., Tigard, Oregon 97223, or by calling 503-
639-4171 �r by email to e�le o tigard-or.gov. 1� copy of the application and all documents
and evidence submitted by or on behalf of the applicant and the applicable criteria are available
for inspection at no cost and copies for all items can also be provided at a reasonable cost.
�I � � � L �J I � � � I � � I I \ � . �
GENEVA ST �� � i � � � �� ' , � �� , � „ , � .�� �. . ��,�
;� � � - �� -- _ o i WINDSOR PL� �
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J�- I � , J=! I ,-1-- � �
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should be verified with tAe Development Services Division.
I �,' 131255W Hall8lvd
7igard,OR 97223 �
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__—___ . . _— . _________- __— __ _ _
Community Development Plot date:Jul 24,2007;C:lmagiclMAGIC03.APR
1S134DD-02200 1S134D8-04300
ALEXANDER FERD F&CATHERINE M BRAHM STUART R&SHARON W
TRUSTEES 11085 SW 109TH
21820 SW ELWERT RD TIGARD,OR 97223
SHERWOOD,OR 97140
1 S 134 D D-02300 1 S 134 D B-03800
ALEXANDER FERD F AND BRAUN LIVING TRUST
CATHERINE M TRUSTEES BY BRAUN WILLIAM H JR&ANNE E TRS
21820 SW ELWERT RD 10920 SW NORTH DAKOTA 5T
SHERWOOD, OR 97140 TIGARD,OR 97223
1 S 134 D D-02000 1 S 7 34 DA-04800
ALEXANDER FERD W 8 NATALIE S BRIGGS JOSEPH R&MICHELLE L
11423 SW 107TH PL 11385 SW 108TH AVE
TIGARD, OR 97223 TIGARD,OR 97223
1S134DA-02500 1S134DB-03600
ANDER50N JAMES E&VALERIE L BROWER RONALD RAY
10750 SW DAKOTA ST BROWER HELEN C
TIGARD, OR 97223 BROWER ROGER E
10940 SW NORTH DAKOTA
TIGARD,OR 97223
1S134DB-11200 1S134DD-0040D
BELL JEFFREY M&JENNIFER K BURGHARDT JOSEPH W
15545 SW BRIGHTON CT DOLORES J
BEAVERTON, OR 97007 10805 5W TIGARD AVE
TIGARD,OR 97223
�S 134 DC-10600 1 S 134 DD-00502
BERNARD KYLE L&LISA B BURGHARDT THOMAS&AMY
11556 SW CORNELL PL 10823 SW TIGARD ST
TIGARD, OR 97223 TIGARD,OR 97223
1 S 134 D D-00700 1 S 134DB-00200
BERNHARD SCOTT M CARNAHAN EDITH
10895 SW TIGARD ST 10985 SW NORTH DAKOTA ST
TIGARD, OR 97223 TIGARD,OR 97223
1 S 134DD-02100 15134DC-10500
BLANCHARD DAVID&MARY COBURN KELLY E&TERRIA L
11445 SW 107TH PL 11534 5W CORNELL PL
TIGARD,OR 97223 TIGARD,OR 97223
1S134DA-065D0 1S134DA-10900
BOBERG RICHARD COOK KENNETH RALPH&RENEE R
12480 SW FIRST 10710 SW NORTH DAKOTA
BEAVERTON,OR 97005 TIGARD,OR 97223
1 S 134 DC-10300 1 S 134D6-00300
BOWKER LEANNE MARIE CORPORATION OF THE
11496 SW CORNELL PL PRESIDING BISHOP/CHURCH OF
TIGARD, OR 97223 JESUS CHRIST OF L D S
50 E NORTH TEMPLE 22ND FL
SALT LAKE CITY, UT 84150
15134DA-04400 1 S134DD-00800
CRAVEN RICHARD E 8 MARY N EVANS ROBERT A
9170 SW ELROSE CT 10905 SW TIGARD ST
TIGARD, OR 97224 TIGARD,OR 97223
1 S134DB-12400 1 S134DA-06400
DAKOTA GLEN HOMEOWNERS FERNWOOD DEVELOPMENT INC
ASSOCIATION 5855 SW 198TH AVE
, 0 ALOHA,OR 97007
1 St 34D6-12500 15134DD-00501
DAKOTA GLEN HOMEOWNERS FITZGERALD ROBERT A AND
ASSOCIATION CHRISTINE A
, 0 10835 SW TIGARD AVE
TIGARD,OR 97223
1 S134DA-02000 1 S134DB-04700
DODGE JEANETTE FLORA MICHAEL P&
10900 SW NORTH DAKOTA LORRAINE F
TIGARD, OR 97223 11100 SW 109TH AVE
TIGARD,OR 97223
1 S 134DA-01900 1 S 134 D B-04100
DORR JOHN D&KATHERINE E FRY VERNON L&JEANNETTE A
10875 SW NORTH DAKOTA ST 11125 NW 109TH AVE
TIGARD,OR 97223 TIGARD,OR 97223
1 S 134 D B-00100 15134 DA-01800
DORR JOHN D AND GEDROSE REUBEN H
DORR KATHERINE E DELORES M
10875 SW NORTH DAKOTA ST 4750 SW 182ND
TIGARD,OR 97223 ALOHA,OR 97005
1S134DA-04900 1S134DA-01200
DUNNING CHARLES A JR GOECKS TYLER C
11390 SW 108TH 11045 SW 106TH AVE
TIGARD,OR 97223 TIGARD,OR 97223
1 S134DB-04800 1 S134DA-01901
DURAZO MELANIE GRANT JAMES R&KAREN DORR
11120 SW 109TH AVE 11114 SW 108TH AVE
TIGARD, OR 97223 TIGARD,OR 97223
1 S134DA-06600 1 S134DA-05000
EDWARDS DANIEL A&KAREN I HANAUSKA TERESA M
10684 SW NORTH DAKOTA 11360 SW 108TH AVE
TIGARD,OR 97223 TIGARD,OR 97223
1 S134D8-05000 1 S134DA-00500
ESPINOSA LAUREN J&TOBY W HASLEM ANDREA
11160 SW 109TH AVE 11120 SW 106TH AVE
TIGARD, OR 97223 TIGARD,OR 97223
1S134DA-05100 1S134D8-10800
HENEGAR ROBERT S&LINDA J LARSON JOSEPH KYLE 8
11330 SW 108TH TIFFANY MARIE
TIGARD,OR 97223 11392 SW MEGAN TER
TIGARD,OR 97223
1S134DA-01905 1S134DA-10800
HERBER JEFF P&SANDI D LARSON WAYNE A&YVONNE M
11120 SW 108TH AVE 10730 SW N DAKOTA ST
TIGARD, OR 97223 TIGARD,OR 97223
1S134D6-111D0 1S134DA-06100
HOLLISTON JASON R&DANICA M LE VU CONG&
11330 SW 110TH PL NGUYEN BICH PHUONG THI
TIGARD,OR 97223 10735 SW NORTH DAKOTA
TIGARD,OR 97223
1 S 134 D B-04000 1 S 134 DB-10900
HOLMES STEVE J LENG THAN
11165 SW 109TH AVE 11374 SW MEGAN TER
TIGARD, OR 97223 TIGARD,OR 97223
1 S134DD-01900 1S134DA-01600
HULSE CARL V AND LIU GE&
JENNIFER L GU YUAN
11401 SW 107TH PL 2605 NW BIRKENDENE ST
TIGARD, OR 97223 PORTLAND,OR 97229
1S134DA-04700 1S134DB-04200
HUMES DAVID E& LUZA MICHAEL P
POTTS MELISSA J 11105 SW 109TH
11355 SW 108TH AVE TIGARD,OR 97223
TIGARD, OR 97223
15134DB-03900 1 S134DD-00300
JERGESEN KEITH F&KARRIE J MAI HAI
11185 SW 109TH AVE 10755 SW TIGARD ST
TIGARD,OR 97223 PORTLAND,OR 97223
15134DA-01100 15134�6-05100
KIRKLAND JUSTIN D 8 JESSICA L MIGUELINO BEN S AND HILDALENE
11025 SW 106TH AVE 4817 DON JULIO BLVD
TIGARD,OR 97223 SACRAMENTO,CA 95842
1 S 134 DA-04600 1 S 134 DA-01500
KOEHMSTEDT MATTHEW 8�PAMELA KAY MOMARLS LLC
11325 SW 108TH BY NANCY LEITH
TIGARD,OR 97223 8405 SW 158TH PL
BEAVERTON,OR 97007
1 S 134 DA-01400 1 S 134 DB-04600
K05KI DEANA K MURRAY TONYA J 8
11095 SW 106TH AVE HUDSON HELEN S
PORTLAND,OR 97223 27550 S PELICAN CT
CANBY,OR 97013
1S134DA-02200 1S134DC-0050D
NELSON EDGAR D AND RODRIGUEZ LADONNE
STEPHANIE J 11476 SW TWIN PARK PL
10850 SW NORTH DAKOTA TIGARD,OR 97223
TIGARD, OR 97223
1 S134DA-06700 15134DA-01300
OACE CHRISTINE A SCHENK JOHN H 8 HELEN J
10660 SW NORTH DAKOTA 11065 SW 106TH AVE
TIGARD, OR 97223 TIGARD,OR 97223
1 S134DA-02800 1 S134DB-11500
OACE JON R&CHRISTINE A SCRIVNER RACHEAL 8
10660 SW NORTH DAKOTA OLSON JOSHUA
TIGARD,OR 97223 11000 SW BRENDEN LN
TIGARD,OR 97223
15134DC-10200 1 S134DA-06200
O'HARA DAVID A 8�KAREN D SEXTON JEFFERSON D&HELEN L
11474 SW CORNELL PL 10741 SW NORTH DAKOTA
TIGARD,OR 97223 TIGARD,OR 97223
1S734DA-02900 1S134DA-02400
PATECKY KENNETH F SOLLARS RONALD L
4014 ROSE ST 10770 SW NORTH DAKOTA
VANCOUVER,WA 98660 TIGARD,OR 97223
1S134DA-03000 1S134DB-04900
PATECKY KENNETH F STALEN FRANK
4014 ROSE ST 11140 SW 109TH AVE
VANCOUVER,WA 98660 TIGARD,OR 97223
1 S134DA-00600 1 S134D6-11400
PATRICK CHERYL STEPHENS MICHAEL G
11090 SW 106TH AVE 11008 SW BRENDEN LN
TIGARD, OR 97223 TIGARD,OR 97223
1S134DC-10000 1S134DA-04500
PHAM MYDUNG T& SULLIVAN SEAN P&SUSAN S
PHAM MY H OAI 11295 SW 108TH AVE
11463 SW CORNELL PL TIGARD,OR 97223
TIGARD, OR 97223
15134DA-02300 1S134D6-04500
RANDALL DONALD D AND JOANN VAHL LORIS C
18081 SW BROOKMAN RD 11060 SW 109TH
SHERWOOD, OR 97140 TIGARD,OR 97223
7S134DD-00100 1S134DA-00302
RICHARDS JAMES E&SHARON S VENABLES JOHN V AND
BY NORRIS 8�STEVENS MEYERS-VENABLES VICKI J
621 SW MORRISON ST#800 7120 SW 60TH AVE
PORTLAND,OR 97205 PORTLAND,OR 97219
15134DA-00300 1S134DC-10400
VENABLES JOHN V AND WHIFFIN SHARON K
MEYERS-VENABLES VICKI J 11512 SW CORNELL PL
7120 SW 60TH AVE TIGARD,OR 97223
PORTLAND, OR 97219
1S134D8-11900 1S134DA-06300
VENTURE PROPERTIES INC WHITNEY JACK C&HEATHER A
4230 5W GALEWOOD ST#100 10747 SW NORTH DAKOTA 5T
LAKE OSWEGO,OR 97035 TIGARD,OR 97223
1 S134DB-118D0 1 S134DC-1010D
VENTURE PROPERTIES INC WHITTAKER JEFFREY S&ANITA L
4230 SW GALEWOOD ST#100 11452 SW CORNELL PL
LAKE OSWEGO, OR 97035 TIGARD,OR 97223
1S134DB-71000 1S134DA-01902
VENTURE PROPERTIES INC WIEMER THEODORE E&
4230 SW GALEWOOD ST#100 PATRICIA M TRUSTEES
LAKE OSWEGO, OR 97035 10775 SW NORTH DAKOTA ST
TIGARD,OR 97223
1S134D8-11700 1S134DA-05200
VENTURE PROPERTIES INC WOODCOCK STEPHEN M&FLORENCE L
4230 SW GALEWOOD ST#100 11300 SW 108TH AVE
LAKE OSWEGO, OR 97�35 TIGARD,OR 97223
1S134D6-11300 1S134DA-019D4
VENTURE PROPERTIES INC WORRELL A STUART&
4230 SW GALEWOOD ST#100 WORRELL MEACHELLE CATHERINE
LAKE OSWEGO, OR 97035 11105 SW 108TH AVE
TIGARD,OR 97223
1S134DB-12100
VENTURE PROPERTIES INC
4230 SW GALEWOOD ST#100
LAKE OSWEGO, OR 97035
1S134D6-11600
VENTURE PROPERTIES INC
4230 5W GALEWOOD ST#100
LAKE OSWEGO, OR 97035
1 S134D8-12000
VENTURE PROPERTIES INC
4230 SW GALEWOOD ST#100
LAKE OSWEGO,OR 97035
1S134DA-00400
WALKER DANIEL T&
KRISTEN K
11150 SW 106TH AVE
TIGARD, OR 97223
Brooks Gaston
3206 Princess
Edinburg, TX 78539
Don & Dorothy Erdt
13760 SW 121 st Avenue
Tigard, OR 97223
Ellen Beilstein
14630 SW 139th Avenue
Tigard, OR 97224
Martha Bishop
10590 SW Cook Lane
Tigard, OR 97223
Vanessa Foster
13085 SW Howard Drive
Tigard, OR 97223
Susan Beilke
11755 SW 114�h Place
Tigard, OR 97223
CPO 4B
16200 SW Pacific Highway, Suite H242
Tigard, OR 97224
Patricia Keerins
12195 SW 121 st Avenue
Tigard, OR 97223
John Frewing
7110 SW Lola Lane
Tigard, OR 97223
Gretchen Buehner
13249 SW 136th Place
Tigard, OR 97224
�'ITV AC T1/_ARII _ f[WTRAI IuT[R[fT[Il DARTIL( /�•�..��r..i„��of��..�i�h.,i��r�ir ro..��-,i .�..�� i ionnrGn• �� nn�., n�
1 S134DA-02300
RANDALL DONALD D AND JOANN
18081 SW BROOKMAN RD
SHERWOOD, OR 97140
�/� � 0 7 6�vr��s o
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AFFIDAVIT �F MAILING -
I, Patricia L. Lunsfo�i being fust duly sworn/affirm, on oath depose and say that I am a Planning Administrative
Assistant for the City of�I'iga�l,Washington County, Oregon and that I served the following:
;(hck�y�u�13ux(s)13��1ow��
x❑ NOTTC� OF PENDING LAND USE DEQSION FOR
MLP2007-00003/WESTVIEW PARTTTTON
❑ AMENDED NOTICE
(File!Jo./Nxrc�e Reference)
� City of Tigard Plannuig Director
A copy of the said notice being hereto attached,marked E�ibit"A",and by reference made a part hereof,was mailed to each
named person(s) at the address(s) shown on the attached list(s),marked Exhibit"B",and byreference made a part hereof,on
Jul�25,2007, and deposited in the United States Mail on July 25,2007,postage prepaid.
;
� �lCr"1� � �� �1�
(Pers t�rep d ce)
STATE OF OREGON
County of Washington ss.
City of Tigard +�
Subscribed and sworn/affumed before me on the .7 y - dayof e ,2007.
OFFICIAL SEAL
KRISTIE J PEERMAN
G NOTARY PUBLIC-0REC30N ,
`''��� COMM13SION NO.419242
MY COMMISSION EXPIRES JULY 28,2011 ��
NOT Y PUBLIC F OREG N
MyCorrunission Expires: 7 / � �' I I
� � EXHIBiT.�
NO�I'IC�TO MORTGAC�E,LIENHOLDER,VENDOR OR SELLER
'I�IE TTGARD DEVELOPMENT OODE REQLIIRES THAT IF YOU REC�IVE TfIIS NOTIC�,,, IT SHAI.I_ BE PROMI''IT.Y
FORWARDED TO Tf-�PURQ�ASER
NOTICE OF PENDING ,,
LAND USE APPLICATION :
MINOR LAND PARTITION , , �
DATE OF NOTICE: July 25,2007
FILE NUMBER MINOR LAND PARTITION (MLP) 2007-00003
FILE NAME: WE STVIE W PARTITION
REQUEST: The applicant is requesting a Minor Land Partiuon to partiuon one (1) existing .96-acre lot into three (3)
parcels for detached single-familyresidences. Proposed lots range from 10,001 to 14,618 square feet.
LOCATION: 10800 SW North Dakota Street;Washington CountyTa�c Map 1S134DA,Tax Lot 2300.
ZONE: R 3.5: The R 3.5 zoning district is designed to accommodate detached single-family homes with or without
accessory residential units at a nunimum lot size of 10,000 square feet. Duplexes are perniitted conditionally.
Some civic and institutional uses are also perniitted conditionally.
APPLICABLE
RE VIE W
CRITERIA Community Development Code Chapters 18.390, 18.420, 18.510, 18.705, 18.715, 18.745, 18,765, 18.790,
18.795 and 18.810.
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 AUGUST 8, 2007.
All comments should be directed to Cheryl Caines, Associate Plaruier(�c24371 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 or by e-mail to
c hetylc(cr�tigarci-or.gov.
ALL COMMENTS MUST BE RECEIVED BY THE CITY OF TIGARD IN WRITING PRIOR TO 5:00 PM ON THE
DATE SPECIFIED ABOVE IN ORDER FOR YOUR COMMENTS TO BE CONSIDERED IN THE DECISION-
MAKING PROCE SS
Tf-�E QTY OF TTGARD APPREQAT'ES REC�IVING COMI��NTS AND VALUES YOUR INPUT. COMIVIENTS WILL
BE CONSIDERED AND ADDRESSED WIT�-IIN Tf-� NOTIC� OF DEQSION. A DEQSION ON T�IIS ISSUE IS
TENTATTVELY SCHEDULED FOR AUGUST 29,2007. IF YOU PROVIDE COMI�g',N'TS,YOU WILL BE SENT A COPY
OF THE FULL DEQSION ONC�', IT HAS BEEN RENDERED. WRI'ITEN COMNIENTS WILL BECOME A PART OF
'1�-� 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 imponant with sufficient evidence to allow the Ciry to provide a response;
• Corrunents that provide the basis for an appeal to the Tigard Hearings Officer must address the relevant approval criteria with
sufficient specificiryon that issue.
FAILURE OF ANY PARTY TO ADDRESS 'THE RELEVANT APPROVAL CRITERIA WITH SUFFIQENT SPEQFIQTY
MAY PREQ.UDE SUBSEQUENT APPEALS TO 'IT� LAND USE BOARD OF APPEALS OR QRCLJIT COURT ON
THAT ISSUE. SPEQFIC FINDINGS DIRECTED AT THE RELEVANT APPROVAL C�ITERIA ARE WHAT
CONST'ITLJTE RELEVANT EVIDENCE.
AFTER 'THE 14-DAY COD�IIvIE1V'T PERIOD Q,OSES, THE DIRECTOR SHALL ISSUE A TrPE II ADMINISTRATTVE DEQSION. THE
DIRECTOR'S DEQSION 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 WRITT'EN CONIMEN'I'S OR WHO IS OTf-IERWISE EN7TTLED TO
NOTI�. THE DIRECTOR'S DEQSION SHALL ADDRESS ALL OF THE RELEVANT APPROVAL CRITERIA. BASED LTI'ON THE QZITERIA
AND Tf-IE FACTS CONTAINED WIT�IIN'1"f�E REC.ORD,T'f-�DIRECl'OR SHALL APPROVE,APPROVE WITH CONDITTONS OR DENY'IHE
REQUESTED PERNIIT OR ACITON.
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 byCityStaff and affected agencies.
• CityStaff 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 propeny located within 500 feet of the site, as shown on the most recent propeny tax assessment roll; any Ciry-recognized
neighborhood group whose boundaries include the site; and any governmental agency which is entitled to notice under an
intergovernmental agreement entered into with the City which includes provision for such notice or anyone who is otherwise
entitled to such notice.
INFORMATION/EVIDENCE AVAILABLE FORREVIEW:
The application, written comments and supporting documents relied upon by the Director to make this decision are contained
within the record and are available for public review at the City of Tigard Community Development Department. If yr�u want to
inspect the file,please call and make an appointment with either the project planner or the planning technicians. Copies of these items may
be obtained at a cost of $.25 per page or the current rate charged for this service. Questions regarding this application should be
directed to the Planning Staff indicated on the first page of this Notice under the section titled "Your Right to Provide Written
Corninents."
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Donald D. and Joann Randall MLP2007-00003
18081 SW Brookman Road WESTVIEW PARTITION
Sherwood, OR 97140
Donald and Joann Randall
10800 SW North Dakota Street
Tigard, OR 97223
Westridge Homes
Attn: Steve Yurecko
11401 SW Skyiine Blvd.
Portland, OR 97231
SFA Design Group,LLC
Attn: Ben Altman
9020 SW Washington Square Drive, Suite 350
Portland, OR 97223
1S134DD-02200 1S134D8-04300
ALEXANDER FERD F&CATHERINE M BRAHM STUART R&SHARON W
TRUSTEES 11085 SW 109TH
21820 SW ELWERT RD TIGARD,OR 97223
SHERWOOD,OR 97140
1 S134DD-02300 1 S134DB-03800
ALEXANDER FERD F AND BRAUN LIVING TRUST
CATHERINE M TRUSTEES BY BRAUN WILLIAM H JR 8�ANNE E TRS
21820 SW ELWERT RD 10920 SW NORTH DAKOTA ST
SHERWOOD,OR 97140 TIGARD,OR 97223
1S134DD-02000 1S134DA-04800
ALEXANDER FERD W 8 NATALIE S BRIGGS JOSEPH R&MICHELLE L
11423 SW 107TH PL 11385 SW 108TH AVE
TIGARD,OR 97223 TIGARD,OR 97223
1 S134DA-02500 1 S134D6-03600
ANDERSON JAMES E 8�VALERIE L BROWER RONALD RAY
10750 SW DAKOTA ST BROWER HELEN C
TIGARD,OR 97223 BROWER ROGER E
10940 SW NORTH DAKOTA
TIGARD,OR 97223
1 S 134 D B-11200 1 S134 DD-00400
BELL JEFFREY M&JENNIFER K BURGHARDT JOSEPH W
15545 SW BRIGHTON CT DOLORES J
BEAVERTON,OR 970�7 10805 SW TIGARD AVE
TIGARD,OR 97223
7 S 134 DC-10600 1 S134 DD-00502
BERNARD KYLE L&LISA B BURGHARDT THOMAS 8 AMY
11556 SW CORNELL PL 10823 SW TIGARD ST
TIGARD,OR 97223 TIGARD,OR 97223
1 S134DD-00700 1 S134D8-00200
BERNHARD SCOTT M CARNAHAN EDITH
10895 SW TIGARD ST 10985 SW NORTH DAKOTA 5T
TIGARD,OR 97223 TIGARD,OR 97223
1 S134DD-02100 1S134DC-10500
BLANCHARD DAVID&MARY COBURN KELLY E&TERRIA L
11445 SW 107TH PL 11534 SW CORNELL PL
TIGARD,OR 97223 TIGARD,OR 97223
1 S134DA-06500 1 S134DA-10900
BOBERG RICHARD COOK KENNETH RALPH&RENEE R
12480 SW FIRST 10710 SW NORTH DAKOTA
BEAVERTON,OR 97005 TIGARD,OR 97223
1 S134DC-10300 1 S134DB-00300
BOWKER LEANNE MARIE CORPORATION OF THE
11496 SW CORNELL PL PRESIDING BISHOP/CHURCH OF
TIGARD,OR 97223 JESUS CHRIST OF L D S
50 E NORTH TEMPLE 22ND FL
SALT LAKE CITY, UT 84150
1 S134DA-04400 1 S134DD-00800
CRAVEN RICHARD E 8 MARY N EVANS ROBERT A
9170 SW ELROSE CT 10905 SW TIGARD ST
TIGARD,OR 97224 TIGARD,OR 97223
iS134D6-12400 1S134DA-06400
DAKOTA GLEN HOMEOWNERS FERNWOOD DEVELOPMENT INC
ASSOCIATION 5855 SW 198TH AVE
, 0 ALOHA,OR 97007
1S134DB-12500 1S134DD-U0501
DAKOTA GLEN HOMEOWNERS FITZGERALD ROBERT A AND
ASSOCIATION CHRISTINE A
, 0 1�835 5W TIGARD AVE
TIGAR�,OR 97223
1 St 34DA-02000 1 S134D8-04700
DODGE JEANETTE FLORA MICHAEL P&
10900 SW NORTH DAKOTA LORRAINE F
TIGARD, OR 97223 11100 SW 109TH AVE
TIGARD,OR 97223
1S134DA-07900 1S134D6-04100
DORR JOHN D&KATHERINE E FRY VERNON L&JEANNETTE A
10875 SW NORTH DAKOTA 5T 11125 NW 109TH AVE
TIGARD,OR 97223 TIGARD,OR 97223
15134D6-00100 1 S134DA-01800
DORR JOHN D AND GEDROSE REUBEN H
DORR KATHERINE E DELORES M
1D875 SW NORTH DAKOTA ST 4750 SW 182ND
TIGARD,OR 97223 ALOHA,OR 97005
1S134DA-04900 1S134DA-01200
DUNNING CHARLES A JR GOECKS TYLER C
11390 SW 108TH 11045 SW 106TH AVE
TIGARD,OR 97223 TIGARD,OR 97223
1S134D8-04800 15134DA-01901
DURAZO MELANIE GRANT JAMES R&KAREN DORR
11120 SW 109TH AVE 11114 SW 108TH AVE
TIGARD,OR 97223 TIGARD,OR 97223
1S134DA-06600 7S134DA-O5000
EDWARDS DANIEL A&KAREN I HANAUSKA TERESA M
10684 SW NORTH DAKOTA 11360 SW 108TH AVE
TIGARD,OR 97223 TIGARD,OR 97223
1 S 134D B-05000 15134DA-00500
ESPINOSA LAUREN J 8 TOBY W HASLEM ANDREA
11160 SW 109TH AVE 11120 SW 106TH AVE
TIGARD,OR 97223 TIGARD,OR 97223
15134 DA-05100 1 S 134D B-10800
HENEGAR ROBERT S&LINDA J LARSON JOSEPH KYLE 8
11330 SW 108TH TIFFANY MARIE
TIGARD,OR 97223 11392 SW MEGAN TER
TIGARD,OR 97223
1S134DA-01905 1S134DA-10800
HERBER JEFF P 8�SANDI D LARSON WAYNE A&YVONNE M
11120 SW 1D8TH AVE 10730 SW N DAKOTA ST
TIGARD,OR 97223 TIGARD,OR 97223
1 S 134D8-11100 1 S 134DA-06100
HOLLISTON JASON R&DANICA M LE VU CONG&
11330 SW 110TH PL NGUYEN BICH PHUONG THI
TIGARD,OR 97223 10735 SW NORTH DAKOTA
TIGARD,OR 97223
1 S134D6-04000 1 S134D6-10900
HOLMES STEVE J LENG THAN
11165 SW 109TH AVE 11374 SW MEGAN TER
TIGARD,OR 97223 TIGARD,OR 97223
1 S134DD-01900 1 S134DA-01600
HULSE CARL V AND LIU GE 8�
JENNIFER L GU YUAN
11401 SW 107TH PL 2605 NW BIRKENDENE ST
TIGARD,OR 97223 PORTLAND,OR 97229
1 S134DA-04700 1 S134DB-04200
HUMES DAVID E& LUZA MICHAEL P
POTTS MELISSA J 11105 SW 109TH
11355 SW 108TH AVE TIGARD,OR 97223
TIGARD,OR 97223
1 S 134D6-03900 1 S134DD-00300
JERGESEN KEITH F&KARRIE J MAI HAI
11185 SW 109TH AVE 10755 SW TIGARD ST
TIGARD,OR 97223 PORTLAND,OR 97223
1 S134DA-01100 1 S134DB-05100
KIRKLAND JUSTIN D&JESSICA L MIGUELINO BEN S AND HILDALENE
11025 SW 106TH AVE 4817 DON JULIO BLVD
TIGARD,OR 97223 SACRAMENTO,CA 95842
1 S134DA-04600 1 S134DA-01500
KOEHMSTEDT MATTHEW&PAMELA KAY MOMARLS LLC
11325 SW 108TH BY NANCY LEITH
TIGARD,OR 97223 8405 SW 158TH PL
BEAVERTON,OR 97007
1 S134DA-01400 1 S134DB-04600
KOSKI DEANA K MURRAY TONYA J&
11095 SW 106TH AVE HUDSON HELEN 5
PORTLAND,OR 97223 27550 S PELICAN CT
CANBY,OR 97013
1S134DA-02200 1S134DC-00500
NELSON EDGAR D AND RODRIGUEZ LADONNE
STEPHANIE J 11476 SW TWIN PARK PL
10850 SW NORTH DAKOTA TIGARD,OR 97223
TIGARD,OR 97223
15134DA-06700 1S134DA-01300
OACE CHRISTINE A SCHENK JOHN H&HELEN J
10660 SW NORTH DAKOTA 11065 SW 106TH AVE
TIGARD,OR 97223 TIGARD,OR 97223
1 S134DA-02800 1 S134DB-11500
OACE JON R 8�CHRISTINE A SCRIVNER RACHEAL&
10660 SW NORTH DAKOTA OLSON JOSHUA
TIGARD,OR 97223 11000 5W BRENDEN LN
TIGARD,OR 97223
1S134DC-10200 1S134DA-D6200
O'HARA DAVID A&KAREN D SEXTON JEFFERSON D 8�HELEN L
11474 SW CORNELL PL 10741 SW NORTH DAKOTA
TIGARD,OR 97223 TIGARD,OR 97223
1S134DA-02900 7S134DA-02400
PATECKY KENNETH F SOLLARS RONALD L
4014 ROSE ST 10770 SW NORTH DAKOTA
VANCOUVER,WA 98660 TIGARD,OR 97223
1 S 7 34DA-03000 1 S 134 D&04900
PATECKY KENNETH F STALEN FRANK
4014 ROSE ST 11140 SW 109TH AVE
VANCOUVER,WA 98660 TIGARD,OR 97223
1 S134DA-00600 1 S134D&11400
PATRICK CHERYL STEPHENS MICHAEL G
11090 SW 106TH AVE 11008 SW BRENDEN LN
TIGARD,OR 97223 TIGARD,OR 97223
1 S134DC-10000 1 S734DA-04500
PHAM MYDUNG T& SULLIVAN SEAN P&SUSAN S
PHAM MY H OAI 11295 SW 108TH AVE
11463 SW CORNELL PL TIGARD,OR 97223
TIGARD,OR 97223
1 S134DA-02300 1 S134DB-04500
RANDALL DONALD D AND JOANN VAHL LORIS C
18081 SW BROOKMAN RD 11060 SW 109TH
SHERWOOD,OR 97140 TIGARD,OR 97223
1S134DD-00100 1S734DA-00302
RICHARDS JAMES E&SHARON S VENABLES JOHN V AND
BY NORRIS 8�STEVENS MEYERS-VENABLES VICKI J
621 SW MORRISON ST#800 7120 SW 60TH AVE
PORTLAND,OR 97205 PORTLAND,OR 97219
7S134DA-00300 1S134DC-10400
VENABLES JOHN V AND WHIFFIN SHARON K
MEYERS-VENABLES VICKI J 11512 SW CORNELL PL
7120 SW 60TH AVE TIGARD,OR 97223
PORTLAND,OR 97219
1S134D6-11900 1S134DA-06300
VENTURE PROPERTIES INC WHITNEY JACK C&HEATHER A
4230 SW GALEWOOD ST#100 10747 SW NORTH DAKOTA ST
LAKE 05WEG0,OR 97035 TIGARD,OR 97223
1 S 134 D6-11800 1 S 134 DG 10100
VENTURE PROPERTIES INC WHITTAKER JEFFREY S 8�ANITA L
4230 SW GALEWOOD ST#100 11452 SW CORNELL PL
LAKE OSWEGO,OR 97035 TIGARD,OR 97223
1S134D6-11000 1S134DA-01902
VENTURE PROPERTIES INC WIEMER THEODORE E&
4230 SW GALEWOOD ST#100 PATRICIA M TRUSTEES
LAKE OSWEGO,OR 97035 10775 SW NORTH DAKOTA ST
TIGARD,OR 97223
1S134DB-11700 1S134DA-05200
VENTURE PROPERTIES INC WOODCOCK STEPHEN M&FLORENCE L
4230 SW GALEWOOD ST#100 11300 SW 108TH AVE
LAKE OSWEGO,OR 97035 TIGARD,OR 97223
1S134D6-11300 1S134DA-01904
VENTURE PROPERTIES INC WORRELL A STUART&
4230 SW GALEWOOD ST#100 WORRELL MEACHELLE CATHERINE
LAKE OSWEGO,OR 97035 11105 SW 108TH AVE
TIGARD,OR 97223
1 S134D6-12100
VENTURE PROPERTIES INC
4230 SW GALEWOOD ST#100
LAKE OSWEGO,OR 97035
1 S134DB-11600
VENTURE PROPERTIES INC
4230 SW GALEWOOD ST#100
LAKE OSWEGO,OR 97035
15134D8-12000
VENTURE PROPERTIES INC
4230 SW GALEWOOD ST#100
LAKE OSWEGO,OR 97035
1 S 134 DA-00400
WALKER DANIEL T 8�
KRISTEN K
11150 SW 106TH AVE
TIGARD,OR 97223
Brooks Gaston
3206 Princess
Edinburg, TX 78539
Don & Dorothy Erdt
13760 SW 121stAvenue
Tigard, OR 97223
Ellen Beilstein
14630 SW 139th Avenue
Tigard, OR 97224
Martha Bishop
10590 SW Cook Lane
Tigard, OR 97223
Vanessa Foster
13085 SW Howard Drive
Tigard, OR 97223
Susan Beilke
11755 SW 114th Place
Tigard, OR 97223
CPO 4B
16200 SW Pacific Highway, Suite H242
Tigard, OR 97224
Patricia Keerins
12195 SW 121 st Avenue
Tigard, OR 97223
John Frewing
7110 SW Lola Lane
Tigard, OR 97223
Gretchen Buehner
13249 SW 136� Place
Tigard, OR 97224
�'ITV AC TI�:ARII _ fCNTRAI IIJTLRGCTGfI DARTILC (�•�����..I.,��o���.,�i�l,ol��r^iT r�o.,+.ol �1..�� I IDI'I�TCI'1• �7_�An��_!1�
q
AFFIDAVIT OF MAILING -
.
I, Patricia L. Lunsford, bein fust duly sworn/affirm, on oath depose and say that I am a Planning Adininistrative
Assistant for the City of Tiga�,Washington County, Oregon and that I served the following:
��eck App�op�i�u�6o.r(s)&lu.�-}
0 NoTic� OF DEQSION FOx:
MLP2007-00003/WESTVIEW PARTITTON
(File No./Name Reference�
� AMENDEDNOTIC�
� City of Tigard Planning Director
A copyof the said notice being hereto attached,marked Exhibit"A",and byreference made a part hereof,was mailed to each
named person(s) at the address(s) shown on the attached list(s),marked E�ibit"B",and byreference made a part hereof,on
Se�tember 7,2007, and deposited in the United States Mail on Se�tember 7,2007,postage prepaid.
_ � .� �1�
(Person t P ared Notice)
STATE OF ORE GON
County of Washington ss.
City of Tigard
Subscribed and sworn/affirmed before me on the ���dayof ����� ,2007.
OFFICIAL SEAL
SHIRLEY L TREAT
NOTARY PUBLIC-OREOON
COMMISSION NO.416777
MY COMMISSION EXPIRES APRIL 2S,2011 NOTARY P LIC OF OREGON
MyCorrullission Expires: `�����
� EXHIBIT.�..
NOTICE OF TYPE II DECISION ,�
MINOR LAND PARTITION (MLP) 2007-00003 °�
WE STVIE W PARTITION
120 DAYS = 11/7/2007
SECTION I. APPLICATION SLJMMARY
FILE NAME: WESTVIEW PARTITION
CASE NO: Minor Land Partition(MLP) MLP2007-00003
PROPOSAL: The applicant is requesting a Minor Land Partition to partition one (1) e�sting .96-acre lot
into three (3) parcels for detached single-familyresidences. Proposed lots range from 10,001
to 14,618 square feet.
APPLICANT: Westridge Homes APPLICANT'S SFA Design Group, LLC
Steve Yurecko REP.: Ben Altman
11401 SW Skyline Blvd. 9020 SW Wash. Sq Dr.,#350
Portland, OR 97231 Portland, OR 97223
OWNER Donald &loann Randall
10800 SW Nonh Dakota St.
Tigard, OR 97223
COMPREHENSIVE
PLAN
DESIGNATION: R 3.5;Low DensityResidential.
ZONE: R 3.5: The R 3.5 zoning district is designed to accommodate detached single-family homes
with or without accessory residential uruts at a min,mum lot size of 10,�00 square feet.
Duplexes are pemutted conditionally. Some civic and institutional uses are also perniitted
condiuonally.
LOCATION: 10800 SW North Dakota Street;WG"TM 1S134DA,Tax Lot 2300.
PROPOSED PARCEL 1: 14,618 Square Feet.
PROPOSED PARCEL 2: 16,361 Square Feet.
PROPOSED PARCEL 3: 10,001 Square Feet
APPLICABLE
RE VIE W
CRITERIA: CommuniryDevelopment Code Chapters 18.390 (Decision-Making Procedures); 18.420 (Land
Partitions ; 18.510 (Residential Zorung Districts); 18J05 (Access Egress and Circulation);
18J15 (�ensity Computations); 18J30 (E xceptions to Development Standards); 18J45
Landscapuig and Screenul,�; 18J65 (Off-Street parkulg and Loading Requirements); 18J90
ree Removal}; 18.795 (V�sual Clearance Areas); and 18.810 (Street and LJtility Improvement
tandards).
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 fu11 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 twenry-five cents (25t) per page,or the current rate charged for copies at the tune of the request.
SECTION III. PROCEDURE AND APPEAL INFORMATION
Notice:
Notice mailed to:
X The applicant and owners
X Owner of record within the required distance
X Affected government agencies
Final Decision:
THIS DECISION IS FINAL ON SEPTEMBER 7, 2007 AND BECOMES
EFFECTIVE ON SEPTEMBER 22, 2007 UNLESS AN APPEAL IS FILED.
DA� De-al-:
The D-irector's Decision is final on the date that it is mailed. All persons entitled to notice or who are otherwise
adversely affected or aggrieved by the decision as� provided in Section 18.390.040.G.1 may appeal this decision in
accordance with Section 18.390.040.G.2 of the Tigard Community Development Code wluch provides that a
written appeal together with the required fee shall be filed with the Director wrthin ten�10) busmess days of the
date the Notice of Dec�sion was mailed. The appeal fee schedule and forn�s are av able from the Planning
Division of Tigard City Hall, 13125 SW Hall Boulevard,Tigard,Oregon 97223.
Unless the applicant is the appellant,the hearsng on an apgeal from the Director's Decision shall be confined to the
specific issues ident�fied in the wntten comments subrrutted bythe parties during the comment period. Additional
evidence concerning issues properly raised in the Notice of Appeal may be subrrutted by any party durin�the appeal
hearing, subject to any additional rules of procedure that maybe adopted from time to tune by the appe ate body.
THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON SEPTEMBER 21, 2007.
Fo�estions:
r infor�nation�please contact the Planning Division Staff Planner, Cher � Caines at (503) 639-4171, Tigard
City Hall, 13125 SW HaII Boulevard,Tigard,Oregon 97223 or by email to chery c ti�ard-or.gov.
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1 S134DD-02200 1 S134D8-04300 EXH!B I T..�
ALEXANDER FERD F 8�CATHERINE M BRAHM STUART R&SHARON W
TRUSTEES 11085 SW 109TH
21820 SW ELWERT RD TIGARD,OR 97223
SHERWOOD,OR 97140
1 S 134DD-0230D 1 S134D6-03800
ALEXANDER FERD F AND BRAUN LIVING TRUST
CATHERINE M TRUSTEES BY BRAUN WILLIAM H JR&ANNE E TRS
21820 SW ELWERT RD 10920 SW NORTH DAKOTA ST
SHERWOOD,OR 97140 TIGARD,OR 97223
1 S134DD-02000 1 S134DA-04800
ALEXANDER FERD W&NATALIE S BRIGGS JOSEPH R 8�MICHELLE L
11423 SW 107TH PL 11385 SW 108TH AVE
TIGARD,OR 97223 TIGARD,OR 97223
1 S134DA-02500 1 S134D6-03600
ANDERSON JAMES E&VALERIE L BROWER RONALD RAY
10750 SW DAKOTA ST BROWER HELEN C
TIGARD,OR 97223 BROWER ROGER E
10940 SW NORTH DAKOTA
TIGARD,OR 97223
1 S 134D B-11200 1 S 7 34DD-00400
BELL JEFFREY M&JENNIFER K BURGHARDT JOSEPH W
15545 SW BRIGHTON CT DOLORES J
BEAVERTON, OR 97007 10805 SW TIGARD AVE
TIGARD,OR 97223
1 S134DC-10600 1 S134DD-00502
BERNARD KYLE L&LISA B BURGHARDT THOMAS 8�AMY
11556 SW CORNELL PL 10823 SW TIGARD ST
TIGARD,OR 97223 TIGARD,OR 97223
1 S 134 D D-00700 1 S134 DB-00200
BERNHARD SCOTT M CARNAHAN EDITH
10895 SW TIGARD ST 10985 SW NORTH DAKOTA ST
TIGARD,OR 97223 TIGARD,OR 97223
1 S 134DD-02100 1 S134 DC-7 0500
BLANCHARD DAVID&MARY COBURN KELLY E&TERRIA L
11445 SW 107TH PL 11534 SW CORNELL PL
TIGARD,OR 97223 TIGARD,OR 97223
1 S134DA-O6500 1 S134DA-10900
BOBERG RICHARD COOK KENNETH RALPH&RENEE R
12480 SW FIRST 10710 SW NORTH DAKOTA
BEAVERTON,OR 97005 TIGARD,OR 97223
1S134DC-10300 1S134DB-00300
BOWKER LEANNE MARIE CORPORATION OF THE
11496 SW CORNELL PL PRESIDING BISHOPICHURCH OF
TIGARD,OR 97223 JESUS CHRIST OF L D S
50 E NORTH TEMPLE 22ND FL
SALT LAKE CITY,UT 84150
1 S134DA-04400 1 S134DD-00800
CRAVEN RICHARD E 8 MARY N EVANS ROBERT A
9170 SW ELROSE CT 10905 SW TIGARD ST
TIGARD,OR 97224 TIGARD,OR 97223
1S134D6-12400 1S134DA-06400
DAKOTA GLEN HOMEOWNERS FERNWOOD DEVELOPMENT INC
ASSOCIATION 5855 SW 198TH AVE
, 0 ALOHA,OR 97007
1 S 134D6-12500 1 S134D D-00501
DAKOTA GLEN HOMEOWNERS FIRGERALD ROBERT A AND
ASSOCIATION CHRISTINE A
, D 1�835 SW TIGARD AVE
TIGARD,OR 97223
1 S134DA-02000 1 S134D6-04700
DODGE JEANETTE FLORA MICHAEL P&
10900 SW NORTH DAKOTA LORRAINE F
TIGARD,OR 97223 11100 SW 109TH AVE
TIGARD,OR 97223
1 S 134DA-D 190D 1 S 7 34 DB-D4100
DORR JOHN D 8�KATHERINE E FRY VERNON L&JEANNETTE A
10875 SW NORTH DAKOTA ST 11125 NW 109TH AVE
TIGARD,OR 97223 TIGARD,aR 97223
1 S134D8-00100 1 S134DA-01800
DORR JOHN D AND GEDR05E REUBEN H
DORR KATHERINE E DELORES M
10875 SW NORTH DAKOTA ST 4750 SW 182ND
TIGARD,OR 97223 ALOHA,OR 97005
1 S134DA-04900 1 S134DA-01200
DUNNING CHARLES A JR GOECKS TYLER C
11390 SW 108TH 11045 SW 106TH AVE
TIGARD,OR 97223 TIGARD,OR 97223
1 S134D6-04800 1 S134DA-01901
DURAZO MELANIE GRANT JAMES R 8 KAREN DORR
11120 SW 109TH AVE 11114 SW 108TH AVE
TIGARD,OR 97223 TIGARD,OR 97223
1 S1340A-06600 1 S134DA-05000
EDWARDS DANIEL A 8�KAREN I HANAUSKA TERESA M
10684 SW NORTH DAKOTA 11360 5W 108TH AVE
TIGARD, OR 97223 TIGARD,OR 97223
1 S134DB-O5000 1 S134DA-00500
ESPINOSA LAUREN J&TOBY W HASLEM ANDREA
11160 SW 109TH AVE 11120 SW 106TH AVE
TIGARD,OR 97223 TIGARD,OR 97223
1S134DA-05100 1S134DB-10800
HENEGAR ROBERT S&LINDA J LARSON JOSEPH KYLE&
11330 SW 108TH TIFFANY MARIE
TIGARD,OR 97223 11392 SW MEGAN TER
TIGARD,OR 97223
1S134DA-01905 1S134DA-10800
HERBER JEFF P 8�SANDI D LARSON WAYNE A&YVONNE M
11120 SW 108TH AVE 10730 SW N DAKOTA ST
TIGARD,OR 97223 TIGARD,OR 97223
1 S134D6-11100 1 S134DA-06100
HOLLISTON JASON R&DANICA M LE VU CONG&
11330 SW 110TH PL NGUYEN BICH PHUONG THI
TIGARD,OR 97223 10735 SW NORTH DAKOTA
TIGARD,OR 97223
1 S134DB-04000 1 S134D6-10900
HOLMES STEVE J LENG THAN
11165 SW 109TH AVE 11374 SW MEGAN TER
TIGARD,OR 97223 TIGARD,OR 97223
1 S134DD-01900 1 S134DA-01600
HULSE CARL V AND LIU GE&
JENNIFER L GU YUAN
11401 SW 107TH PL 2605 NW BIRKENDENE ST
TIGARD,OR 97223 PORTLAND,OR 97229
1 S134DA-04700 1 S134D6-04200
HUMES DAVID E& LUZA MICHAEL P
POTTS MELISSA J 11105 SW 109TH
11355 SW 108TH AVE TIGARD,OR 97223
TIGARD,OR 97223
1 S 134 D B-03900 1 S 134 DD-00300
JERGESEN KEITH F&KARRIE J MAI HAI
11185 SW 109TH AVE 10755 SW TIGARD ST
TIGARD,OR 97223 PORTLAND,OR 97223
1S134DA-01100 1S134D6-05100
KIRKLAND JUSTIN D&JESSICA L MIGUELINO BEN S AND HILDALENE
11025 SW 106TH AVE 4817 DON JULIO BLVD
TIGARD,OR 97223 SACRAMENTO,CA 95842
1 S 134 DA-04600 1 S 134DA-01500
KOEHMSTEDT MATTHEW&PAMELA KAY MOMARLS LLC
11325 SW 108TH BY NANCY LEITH
TIGARD,OR 97223 8405 SW 158TH PL
BEAVERTON,OR 97007
1S134DA-01400 1S134D6-04600
KOSKI DEANA K MURRAY TONYA J&
11095 SW 106TH AVE HUDSON HELEN S
PORTLAND,OR 97223 27550 S PELICAN CT
CANBY,OR 97013
1S134DA-02200 1S134DC-00500
NELSON EDGAR D AND RODRIGUEZ LADONNE
STEPHANIE J 11476 SW TWIN PARK PL
1�850 SW NORTH DAKOTA TIGARD,OR 97223
TIGARD,OR 97223
1S134DA-06700 1S134DA-01300
OACE CHRISTINE A SCHENK JOHN H&HELEN J
1 D660 SW NORTH DAKOTA 11065 SW 106TH AVE
TIGARD,OR 97223 TIGARD,OR 97223
1 S134DA-02800 1 S134DB-11500
OACE JON R&CHRISTINE A SCRIVNER RACHEAL&
10660 SW NORTH DAKOTA OLSON JOSHUA
TIGARD,OR 97223 11000 SW BRENDEN LN
TIGARD,OR 97223
1S134DC-10200 1S134DA-06200
O'HARA DAVID A 8 KAREN D SEXTON JEFFERSON D 8 HELEN L
11474 SW CORNELL PL 1�741 SW NORTH DAKOTA
TIGARD,OR 97223 TIGARD,OR 97223
1S134DA-02900 1S134DA-02400
PATECKY KENNETH F SOLLARS RONALD L
4014 ROSE ST 10770 SW NORTH DAKOTA
VANCOUVER,WA 98660 TIGARD,OR 97223
1 S134DA-03000 1 S134DB-04900
PATECKY KENNETH F STALEN FRANK
4014 ROSE ST 11140 SW 109TH AVE
VANCOUVER,WA 98660 TIGARD,OR 97223
1S134DA-00600 1S134DB-11400
PATRICK CHERYL STEPHENS MICHAEL G
11090 SW 106TH AVE 11008 SW BRENDEN LN
TIGARD,OR 97223 TIGARD,OR 97223
1S134DC-70000 7S134DA-04500
PHAM MYDUNG T 8� SULLIVAN SEAN P&SUSAN S
PHAM MY H OAI 11295 SW 108TH AVE
11463 SW CORNELL PL TIGARD,OR 97223
TIGARD,OR 97223
7S134DA-02300 1S134DB-04500
RANDALL DONALD D AND JOANN VAHL LORIS C
18081 SW BROOKMAN RD 11060 SW 109TH
SHERWOOD,OR 97140 TIGARD,OR 97223
1 S134DD-00100 1 S134DA-00302
RICHARDS JAMES E&SHARON S VENABLES JOHN V AND
BY NORRIS 8 STEVENS MEYERS-VENABLES VICKI J
621 SW MORRISON ST#800 7120 SW 60TH AVE
PORTLAND,OR 97205 PORTLAND,OR 97219
1 S 134 DA-00300 1 S 134 DC-10400
VENABLES JOHN V AND WHIFFIN SHARON K
MEYERS-VENABLES VICKI J 11512 SW CORNELL PL
7120 SW 60TH AVE TIGARD,OR 97223
PORTLAND,OR 97219
1S134DB-11900 1S134DA-06300
VENTURE PROPERTIES INC WHITNEY JACK C&HEATHER A
4230 SW GALEWOOD ST#100 10747 SW NORTH DAKOTA ST
LAKE OSWEGO,OR 97035 TIGARD,OR 97223
1S134D6-11800 1S134DC-10100
VENTURE PROPERTIES INC WHITTAKER JEFFREY S&ANITA L
4230 SW GALEWOOD ST#100 11452 SW CORNELL PL
LAKE OSWEGO,OR 97035 TIGARD,OR 97223
1 S134DB-11000 1 S134DA-01902
VENTURE PROPERTIES INC WIEMER THEODORE E 8
4230 SW GALEWOOD ST#100 PATRICIA M TRUSTEES
LAKE OSWEGO,OR 97035 10775 SW NORTH DAKOTA ST
TIGARD,OR 97223
1S134D6-11700 1S134DA-05200
VENTURE PROPERTIES INC WOODCOCK STEPHEN M 8�FLORENCE L
4230 SW GALEWOOD ST#100 11300 SW 108TH AVE
LAKE OSWEGO,OR 97035 TIGARD,OR 97223
1S134D6-11300 1S134DA-01904
VENTURE PROPERTIES INC WORRELL A STUART 8�
4230 SW GALEWOOD ST#100 WORRELL MEACHELLE CATHERINE
LAKE OSWEGO,OR 97035 11105 SW 108TH AVE
TIGARD,OR 97223
1S134D6-12100
VENTURE PROPERTIES INC
4230 SW GALEWOOD ST#100
LAKE OSWEGO,OR 97035
1 S134DB-11600
VENTURE PROPERTIES INC
4230 SW GALEWOOD ST#100
LAKE OSWEGO,OR 97035
1 S134DB-12000
VENTURE PROPERTIES INC
4230 SW GALEWOOD ST#100
LAKE OSWEGO,OR 97035
1 S134DA-00400
WALKER DANIEL T&
KRISTEN K
11150 SW 106TH AVE
TIGARD,OR 97223
Brooks Gaston
3206 Princess
Edinburg, TX 78539
Don & Dorothy Erdt
13760 SW 121st Avenue
Tigard, OR 97223
Ellen Beilstein
14630 SW 139th Avenue
Tigard, OR 97224
Martha Bishop
10590 SW Cook Lane
Tigard, OR 97223
Vanessa Foster
13085 SW Howard Drive
Tigard, OR 97223
Susan Beilke
11755 SW 114th Place
Tigard, OR 97223
CPO 46
16200 SW Pacific Highway, Suite H242
Tigard, OR 97224 �
Patricia Keerins
12195 SW 121 st Avenue
Tigard, OR 97223
John Frewing
7110 SW Lola Lane
Tigard, OR 97223
Gretchen Buehner
13249 SW 136� Place
Tigard, OR 97224
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AFFIDAVIT OF MAILING -
�
I, Patricia L. Lunsford, bein first duly sworn/affirni, on oath depose and say that I am a Planning Administrative
Assistant for the City of Tiga�, Washington County,Oregon and that I served the following:
(<}u��k.4�ry.n�d,�&�.{)Brbw�
� NOTTC� OF DEQSION FOx:
MI.P2007-00003/WESTVIEW PARTTTION
(File i�io./Namc Refcmncc)
� AMENDEDNOTI(�
� City of Tigard Plaiuung Director
A copy of the said notice being hereto attached,marked E�ibit"A",and byreference made a part hereof,was mailed to each
named person(s) at the address(s) shown on the attached list(s),marked Exhibit"B",and byreference made a part hereof,on
Se�tember 7,2007,and deposited in the United States Mail on Se�tember 7,2007,postage prepaid.
_ , ` l��
(Person that re d No e
STATE OF OREGON
County of Washington ss.
City of Tigard
Subscribed and sworn/affumed before me on the� ��dayof �C�'g� ,2007.
OFFlCIAL SEAL
SHIRLEY L TREAT
' NOTARY PUBLIC-OREOON
,� ;L�Cc,f
.. COMMISSION NO.418777 NOT Y P C OF OREGON
MY COMMISSION EXPIRES APRIL 25,2011 /
MyCoirunissionExpires: �{�a-�1��
EXHIBIT�.
NOTICE OF TYPE II DECISION
,,
MINOR LAND PARTITION (MLP) 2007-00003 :
WE STVIE W PARTITION
120 DAYS = 11/7/2007
SECTION I. APPLICATION SLTMMARY
FILE NAME: WESTVIEWPARTITION
CASE NO: Minor Land Partition(MLP) MLP2007-00003
PROPOSAL: The applicant is requesting a Minor Land Partition to partition one 1) e�sting .96-acre lot into
three (3) parcels for detached single-family residences. Proposed ots range from 10,001 to
14,618 square feet.
APPLICANT: Westridge Homes APPLICANT'S SFA Design Group,LLC
Steve Yurecko REP.: Ben Altinan
11401 SW Skyline Blvd. 9020 SW Wash. Sq.Dr.,#350
Ponland,OR 97231 Portland,OR 97223
OWNER Donald&Joann Randall
10800 SW North Dakota St.
Tigard, OR 97223
COMPREHENSIVE
PLAN
DESIGNATION: R 3.5;Low DensityResidential
ZONE: R 3.5: The R 3.5 zoning district is designed to accommodate detached single-family homes
with or without accessory residential uruts at a mirnmum lot size of 10,000 square feet.
Duplexes are permitted conditionally. Some civic and institutional uses are also pernutted
conditionally.
LOCATION: 10800 SW North Dakota Street;WCTM 1S134DA,T�Lot 2300.
PROPOSED PARCEL 1: 14,618 Square Feet.
PROPOSED PARCEL 2: 16,361 Square Feet.
PROPOSED PARCEL 3: 10,001 Square Feet
APPLICABLE
RE VIE W
CRITERIA: CommunityDevelopment Code Chapters 18.390 (Decision-Making Procedures�; 18.420 (Land
Partitions ; 18.510 (Residential Zorung Districts); 18.705 Access Egress and Cu-culation);
18J15 (�ensiry Computauons); 18J30 �E xceptions to �evelopment Standards); 18J45
dscapulg and Screerun,�; 18.765 (Off-Street parking and Load-ing Re_qu��i�rements); 18.790
ree Removal); 18J95 (V�sual Clearance Areas); and 1$.810 (Street and LJtility Improvement
tandards).
SECTION II. DECISION
Notice is hereby given that the Caty of T'�igard Community Development Director's designee has APPROVED the
above request subject to certain conditions. The findings and conclusions on which the decision is based are noted in
Section V.
NOTTC�OF DEQSION MLI'2007-00003/WESTVIEW PARTITION PAGE 1 OF 21
CONDITIONS OF APPROVAL
THE FOLLOWING CONDITIONS SHALL BE SATISFIED
PRIOR TO SITE WORK:
e app icant s prepare a cover etter an su mrt it, a on wi any suppo�rting ocuments an orp ans
that address the followin requirements to the PLANNING�IVISION, ATTN: CITY ARBORIST 503 639-
4171. The cover letter sha�clearly identify where in the submittal the required information is found:
1. The applicant shall revise lans to meet all Tualatin Valley Fire &Rescue ('I'VF&R) requirements. A copy of
the plans approved by�&R must be submitted to the C:ity of T'igard prior to site work.
2. Prior to site work, the applicant shall submit a revised utilityplan for review and approval showing no utility
lines withui the planter stnp along the shared driveway.
3. Prior to commencing site work, the applicant shall submit construction drawings to both Plaiuiing and
Engineering that include:
A. The approved Tree Removal,Protection and Mi u'�ation Plan;
B. A construction sequence including installation and removal of tree protection devices,clearing,grading,
and paving;
C. A note prohibiting eguipment,vehicles, machinery, grading, dumping, storage, burial of debris, or any
other construction-related activities in any tree protecuon zone;and
D. A note stating�that only those trees identified on the approved Tree Removal plan are authorized for
removal by tfus report. Notwithstanding any other provision of this title, a�ny party found to be in
violation of this chapter [18.790] puisuant to Cha-pter 1.16 of the T� ard Municipal Code shall be
subJ'ect to a civil penalty of up to $500 and shall 6e required to reme�y any damage caused by the
violation. Such remed�ation shall include, but not be ]united to, the followuig: 1 Re lacement of
unlawfully removed or damaged trees in accordance with Section 18.790.060 (�),o� the Tigard
Development Code; and 2) Payment of an additional civil penalty represent�n� the estunated value of
any unlawfull�removed or damaged tree as determined usulg the most current International Society of
Arboriculture s Guide for Plant Appraisa�.
4. Prior to commencing site work, the applicant shall establish fencing.as directed by the project arborist to
�rotect the trees to be retained. The applicant.shall call for an inspection and allow access byPlanning Staff
or the purpose of monitoring the tree protection to verifythat the tree protection measures are perfornung
adequately.
5. Prior to conunencing site work, the appli�cant shall submit a copy of a contract that ensures that the Project
Arborist submits wntten reports to the Caty Arborist, at least once every two weeks from initial tree protection
zone ('TPZ) fencing installation through building construction. The reports shal� include the condition and
location of the tree protection fencing and whether any changes occurred. If the amount of TI'Z was reduced
then the Project Arbonst shall justi�y why the fencul-� was moved, and shall certify that the construction
activities to the trees did not adversely unpact the overall,long-term health and stability of the tree�s). Failure to
follow the plan, or inaintain tree protection fencing in the des� nated locations shall be grounds or irnmediate
suspension of work on the site until remediation measures and�or civil citations can be processed.
6. Prior to commencin site work, the applicant shall submit a cash assurance (letter of credit or cash deposit)
for the equivalent v�ue of nutigation required (number of caliper inches times $125 per caliper inch). Any
trees successfully planted on or off-site, in accordance with an approved Tree Mitigation plan and TDC
18.790.060.D will be credited against the assurance for two years followui final�p lat approval. After such
time,the applicant shall paythe remauung value of the assurance as a fee in�eu ot-plantuig.
THE FOLLOWING CONDITIONS SHALL BE SATISFIED
PRIOR TO APPROVAL OF THE FINAL PLAT:
e app icant s �p repare a cover etter an su mrt i a on wi any supportin ocuments an orp ans
that address the foltowmg requirements to the PL�IN�DIVISIC�N ATT� CI-�ERYL CAINES 503-
639-4171, EXT 2437. The cover letter shall cleariy identify where in the su�mittal the required info�nation is
found:
7. Prior to final plat approval the applicant shall submit a surrunary of the biweekly arborist reports prepared
by the Project Arborist. 'I�he surrunary shall document the effect of the approved tree protection plan,
account f or any violations, and certify the condition of protected trees.
NOTTC�OF DEQSION MLI'2007-00003/WESTVIEW PARTITION PAGE 2 OF 21
8. Prior to final plat, the applicant shall submit a revised plat that shows the visual clearance area for the private
shared drive accurately,ui accordance with TCDC Section 18J95.040.
9. Place a note on the final plat for vist�al clearance easements to the benefit of the City of Tigarci. Said easements
are subject to the City of Tigard Visual Clearance Area standards that restrict the height of plantings and
structures (Tigard Development Code Chapter 18.795).
The applicant shall prepare a cover letter and submit it, along with any supportin documents and/or plans
that address the following requirements to the ENGINEERING DIVISION,AT�: HIM MCMILLAN 503-
639-4171, EXT 2642. The cover letter shall cleady identify where in the submittal the required infonnation is
found:
10. A Public Faciliry Improvement (PFI) pennit is required for this project to cover hall-street unprovements and
any other work in the publicr�ht-of-way. S� (6�)�sets of detailed public unprovement plans shall be submitted
for review to the Enguzeenng Department. NOTE: these plans are ui addition to any drawings required by the
Building Division and should onl�y include sheets relevant to public improvements. Public Fac�ty
Improvement (PFI)pe�r�mit plans shall conform to Catyof'I"igard Pubhc Improvement Design Standards,which
are available at Caty Hall and the Cit�s web page (www.ugard-or.gov).
11. The PFI pernzit plan submittal shall include the exact legal name, address and tele�phone number of the
individual or corporate entity who will be designated as the "Permittee", and who wiIl provide the financial
assurance for the public improvements. For example, specify if the entity is a co oration, limited partnership,
LLC, etc. Also spec�fy the state withui which the entity is incorporated and prov�e the name of the corporate
contact person. Failure to provide accurate inforn�ation to the Engineenng Department will delay processing
of project documents.
12. The applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer.
The purpose of this plan is for parking and traffic control dunng the public improvement construcuon phase.
13. The City Engineer may detei7nine the necessity for, and rec�uire subnuttal and approval of,a construction access
and parku�g plan for the home building phase. If the Caty Engineer deems such a plan necessary,the applicant
shall provide the plan pnor to�ssuance o} bwlduig pernuts.
14. Prior to final plat approval, the applicant shall pay the addressing fee. (STAFF CONfACT: Bethany Stewart,
Engineerin�.
15. The applicant shall submit construction plans to the Engineering Department as a part of the Public Facility
Improvement erniit, which indicate that they will construct a half-street improvement along the frontage of
North Dakota�treet. The improvements adjacent to this site shall include:
A. Citystandard pavement section for a Neighborhood Route from curb to centerline equal to 18 feet;
B. pavement ta�pers needed to tie the new unprovement back into the exi,sting edge of pavement shall be
built beyondthe site frontage;
G concrete curb,or curb and gutter as needed;
D. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface
nuioff;
E. 5 foot concrete sidewalk with a 5 foot planter strip;
F. street trees in the planter strip spaced per TDC reqwrements;
G. street striping;
I-� streetlight layout by applicant's engineer,to be approved by City Engineer;
I. underground utilities;
J. street signs (�f ap licable);
K driveway apron(f applicable); and
L. adjustments ui vertical and/or horizontal alignment to construct SW North Dakota Street in a safe
manner,as approved bythe Engineering Department.
16. R profile of Nonh Dakota Street shall be required,extending 300 feet either side of the subject site showing the
e�sting grade and proposed future grade.
17. The applicant shall cause a statement to be �placed on the final plat to indicate that the proposed shared
driveway will be�ointly owned and maintained by the private property owners who abut and take access f rom it.
NOTTC�OF DEQSION MLI'2007-00003/WESTVIEW PARTITION PAGE 3 OF 21
18. The applicant's plans shall be revised to locate the new water meters at the ROW of North Dakota Street.
19. An erosion control plan shall be �rovided as part of the Public Facility Improvement (I'FI) percriit drawings.
The plan shall conform to the Erosion Prevention and Sediment C:ontrol Design and Plancung Manual,
Febniary 2003 edition."
20. The applicant's final plat shall contain State Plane Coordinates on two monuments with a tie to the Cit�s global
positionulg system (GPS�geodetic control network(GC 22) as recorded in Washington C�unty survey records.
These monuments shall e 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 contaui 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 Cit�s GPS survey.
. By random trave�e using conventional surveyu7g methods.
21. Final Plat Application Submission Requiremenu:
A. Submit for Ciry review four (4) pap er copies of the final plat prepared by a land surveyor licensed to
practice in Oregon and necessarydata or narrative. ,
B. Attach a check ui t�e amount of the current final plat review fee (Contact Planning/Engineering Perrrut
Technicians,at (503) 639-4171,ext.2421).
C. The final plat and data or narrative shall be drawn to the miniinum standards set forth by the Oregon
Revised Statutes (ORS 92.05),Washington County,and by the City of Tigard.
D. The tract dedication for the pnvate street shall be made on the final plat.
E. NOTE: Washington Counry 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.
F. After the Ca t y and C;oun have reviewed the final plat, submit two m y lar co pies of the final plat for
City Enguzeer signature�for partitions), or Caty Engineer an d Community Deve lopment Director
signatures (for subdivisions).
THE FOLLOWING CONDITIONS SHALL BE SATISFIED
PRIOR TO ISSUANCE OF BLTILDING PERMITS:
e app cant s �prepare a cover etter an su mit it, a on wi any supporting ocuments an or ans
that address the folIowmg requirements to the PLANNIN�DIVISION, ATTN CHERYL CAINE�503-
639-4171, EXT 2437. The cover letter shall cleady identify where in the submittal the required infonnation is
found:
22. Prior to issuance of buil� permits, the applicant shall demonstrate that the site coverage, height, and front,
rear,and side yard setbacks or structures are as reqLUred in the base zone.
23. Prior to the issuance of building pernuts on Parcels 2 and 3, the applicant shall supply building elevations
and/or site plans showing how the flag lot height standards are met.
24. Prior to building pernut issuance, the applicant shall submit a revised development plan that indicates the size,
species, and locat�on of street trees along the pnvate drive and North Dakota Street for the City Staff's review
and approval. Spacing of such trees shall be u� accordance with Section 18.745.040.G2.0 of the Tigard
Development Code.
25. At the time of submittal for building pern�its for individual homes within the development, the developer shall
submit materials demonstrating that one (1) off-street parking�space, which meets m,n,mum dimensional
requirements and setback requirements as spec�fied in Title 18,will be provided on-site for each new home.
26. Prior to issuance of building pernzits,the applicant (developer or btulder) shall:
A. Submit site plan drawings showing the accurate location of the trees that were preserved,the location of
tree protection fencuig, and the location of mitigation trees, if any. Attach co�ies of the a�roved Tree
Protection and Mitigauon Plans.
NOTTC�OF DEQSION MLI'2007-00003/WESTVIEW PARTITION PAGE 4 OF 21
B. Submit a statement and signature of approval from a certified arborist regarding the siting and
construction techniques to be employed uz building the house with respect to any protected trees on
site.
C. Install required tree protection fencing as specified bythe project arborist and call for an inspection by
the City Arborist.
D. Subrrut biweekly reports, prepared by a certified arborist, through final inspection doci.unenting the
status of required tree protection fencing.
27. Prior to issuance of building pern�its, the applicant shall record a deed restriction to the effect that any
e�sting tree greater than 12 inches diameter may be removed only if the tree dies or is hazardous according
to a certified arborist. The deed restriction rriay be removed or will be considered invalid if a tree preserved
in accordance with this deci�ion should either die or be removed as a hazardous tree.
The applicant shall prepare a cover letter and submit it, along with any suppoiti�ng documents and/or plans
that address the following requirements to the ENGINEERING DIVISION,ATTN: HIM MCMILLAN 503-
639-4171, EXT 2642. The cover letter shall cleady identify where in the submittal the required information is
found:
28. Prior to issuance of building pernlits, the applicant shall provide the Engineering Deparrment with a
"photomylar" copyof the recorded final plat.
29. Prior to issuance of building pernzits�he �pplicant shall provide the CitY with as-built drawings of the public
im�provements as follows: 1) 3 mil m ar 2 a diskette of the as-builrs in`DWG" forn7at, if available; otherwise
"I�XF" will be acceptable, and 3) the as-�iult drawing s shall be tied to the Cit�s GPS network The applicant's
engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins,
water valves hydrants and other w-ater sys tem features) in the development, and their respective X and Y State
Plane Coorc�inates,referenced to NAD 83 (91).
30. The applicant shall provide s� nage at the entrance of each shared flag lot driveway or private street that lists the
addresses that are served byt�e given dnvewayor street.
31. Prior to issuance of building pern�its, the applicant's engineer shall submit a final sight distance certification for
the proposed access.
32. Prior to issuance of building pernuts,the apPlicant shall provide bike striping or pay$500.50 to the City f or the
striping of the bike lane along the frontage o}Nonh Dakota Street.
33. The applicant shall either place the e�stin overhead utility lines along SW North Dakota Street underground as
a part of this project, or they shall pay�e fee in-lieu of undergrounding. The fee shall be calculated by the
frontage of the site that �s parallel to the ut�ty lines and will be $35.00 per lineal foot. If the fee option �s
chosen,the amount will be $3056.55 and it shaIl be paid prior to issuance of bwlding pern�uts.
34. During issuance of the building perniit for Parcels 2 &3 the applicant shall pay the standard water quality and
water quantity fees per lot (fee amounts will be the latest approved by CWS).
THE FOLLOWING CONDITIONS SHALL BE SATISFIED
PRIOR TO FINAL BUILDING INSPECTION:
e app icant s prepare a cover etter an su mit it, a ong wi any supporting ocuments an orp ans
that address the folIowmg requirements to the PLANNING DIVISION, ATTN CHERYL CAINES 503-
639-4171, EXT 2437. The cover letter shall cleariy identify where in the submittal the required information is
found:
35. Prior to final ins ection, the ap licant shall install go� od-neighbor fencing along the entire boundary with
10730 SW North�akota Street �CTM 1S134DA, Tax Lot 10800) to provide screening from the proposed
shared access drive.
36. Prior to final inspection,the applicant shall submit a final rePort bythe Project.Arborist certifying the health of
protected trees. Tree protecuon measures may be removed and final inspection authorized upon review and
approval by the Caty Arborist.
NOTICE OF DEQSION MLI'2007-00003/WESTVIEW PARTITION PAGE 5 OF 21
THIS APPROVAL IS VALID IF EXERCISED WITHIN EIGHTEEN (18) MONTHS OF THE
EFFECTIVE DATE OF THIS DECISION NOTED LTNDER THE PROCESS AND APPEAL SECTION
OF THIS DECISION.
SECTION III. BACKGROUND INFORMATION
Site and Vicinity Inf orn�ation
The .96 acre site �s located on the south side of North Dakota Street east of 108'i' Avenue, and is zoned R 3.5 (Low
Density Residential). Properties in the area are zoned mostly R 4.5 wit�i pockeu of R 2,R 3.5�R 7 and R 12. Parcels in
the area are developed with single-family homes of vacying ages and styles, apartment builduigs and one church. The
site is long and narrow with an ex�stulg residence.
Pro e Histo &Pro osal Descri tion:
A searc o City records reve e no other land use approvals affecting this parcel. T�vs application proposes a three lot
artition for construction of sin le-familyhomes. Parcel# 1 will be 14,618 square feet,Isarcel#2 will be 16,361 square
�eet and parcel#3 will be 10,00� The e�usting residence will remain on Parcel 1.
SEC'TION IV. PUBLIC COMMENTS
The Tigard CommuniryDevelopment Code re uires that propertyowners within 500 feet of the.subject site be notified
of the proposal, and be given an opponLUUty�or wntten conunents and/or oral testunony pnor to a decision being
made. In addition,staff has posted a notice on the site,visible from SW North Dakota Street.
Comments were received from a couple of neighbors. Mr. Wayne Latson, who lives directly east of the site, has
requested a� privacy fence along the access dnve if it is not reqwred. Screening is required for access drives within
partitions. The appltcant has proposed a 6',cedar,good neighbor fence along the access drive,therefore the standard is
met. The plans s how the fence a bout 10 feet short of nuuiulg along the ent�re west side of Mr. Larson's property. An
e-mail from the applicant's representauve stated that the apphcant �s willuig to e�tend the fence along7Vlr. Larson's
entire western property line.
Ronald Brower Helen Brower and Ro er E. Brower, who live a few sites to the west of the site, also provided
comments on t�ie proposed partition. �e Browers commented on the overwhehning size of new homes in the area
and the close proxuruties between the homes. They feel that both create unsafe conditions and adverse impacts on
neighbors. A copy of a petition signed by neighbors, incluciin� those directyl west of the partition site, w�as uicluded.
Tl-us petition was cu-culated dunng the review of the Dakota en Planned llevelopment in 2006 and was to limit the
development to mulunum density v�nth single story homes. The Tigard Development Code allows the applicant to
develop to inaximum density (3 uruts) wrth a building heig h�t of 30 feet. Staff cannot further limit the development
standards throu�h this dec�sion. Issues arisulg from in-fi11 development are best addressed during tunes of policy
change,such as the upcoming Comprehensive 1'lan Amendment. Most of the other properties in the vicuuty are zoned
for smaller lots (7,500 square feet), as opposed to these lots which are 10,000 s uare feet iYUnunurn. Setbacks will be
greater since the two new homes will be on flag lots (10 feet side versus 5 feet side�.
SECTION V. APPLICABLE REVIEW CRITERIAAND FINDINGS
Land Pattitions (18.420):
The proposed partition complies with all statutory and ordinance requirements and regulations;
The proposed partition complies or can be made to comp ly with all statutory and ordinance requirements and
regulations as dem�r�strated by the analysis contauied wiihin tFiis adinirustrative dec�sion and through the unposition of
conditions of development approval. All necessary conditions must be satisfied as part of the development and
building process. Therefore,th�s cntenon�s met.
NOTICE OF DEQSION MLI'2007-00003/WESTVIEW PARTITION PAGE 6 OF 21
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�s met.
All proposed improvements meet City and applicable agency standards;and
The public facilities and proposed improvements are discussed and conditioned later in this decision under Chapter
18.8T0 (Street & LTtility Improvement Standards). Improvemenu will be reviewed as part of the permit process and
during construction, at which tune the appropnate review authority will ensure that City and applicable agency
standards are met. Based on the analysis u1 this dec�sion,Staff finds that this cntenon 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 m�r,�r„um lot width required for the R 3.5 zoning district is 65 feet. Parcell is 72 feet wide, while parcels 2 and 3
are 87 feet wide within the building envelope. Therefore,this standard has been met.
The lot area shall be as required by the applicable zoning distric� In the case of a flag lot,the accessway may
not be included in the lot area.
The inuiunum lot area requirement in the R 3.5 zoning district is 10,000 square feet for detached
single-family uniu. The proposed partition creates three (3) lots that are 14,618, 16,361 (1�,002 excluding the access
easement) and 10,001 square feet respectively. This criterion has been met.
Each lot created through the partition process shall front a public right-of-way by at least 15 feet or have a
legally recorded minimum L5-foot wide access easement�
The proposed partition plat illustrates that lot 1 will have 77 feet of frontage along SW North Dakota Street. Lot 2 will
have a I5-foot flag wl-uch also fronts North Dakota. L.ot 3 will utilize a 15-foot access easement across lot 2. This
standard has been met.
Setbacks shall be as required by the applicable zoning district
Setbacks for the R 3.5 zoning district are as follows: front, 20 feet; side, 5 feet; street side, 20 feet; and rear, 15 feet.
Because lots 2 and 3 are flag lots,the side yard setbacks are 10 feet. The setbacks for the future hoines will be reviewed
at the time of buildin� pernut subrruttal. A condiuon of a�pproval under the Residential Zoning Districts section will
ensure the applicant s ows the correct setbacks on the buildu-ig site plans. Tlvs criterion can be met conditionally.
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 separat�on froin
e�sting structures.
Parcels 2 and 3 are flag lots. The applicant calls out anticipated front yards, but final detern�ination can be during the
bwlding pernzit process.
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
The applicant states that a 6-foot hig_h wooden fence and trees will be placed along the access drive to provide a screen
for the existing parcels to the east. 1'lans provided by the applicant show the same fence and tree combinauon. Tlvs
standard has been met.
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.
NOTICE OF DEQSION MLP2007-00003/WESTVIEW PARTIT'ION PAGE 7 OF 21
There are e�stin��g hydrants SO feet to the north and 170 feet to the south of the property The ap plicant states that a
new hydrant will be mstalled if necessary to serve the fla lots. Comments subrrutted by Tualatin Valley Fire and
Rescue ('I'VF&R) conditioned fire flow calculat�ons to s�ow the e�sting hydrant can meet the demand. Tlvs
requ.irement can be met conditionally.
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 parkition map.
A shared access drive is proposed for Parcels 2 and 3. The applicant states that a recip rocal easement and maintenance
ag reement will be recorded for the shared drive. There �s a condition of approvaC under the access section of this
decision to ensure this requirement is met.
Any access way shall comply with the standards set forth in Chapter 18.705,Access,Egress and Ci�ulation.
T�vs standard is addressed under Chapter 18.705 (Access,Egress and Carculation) later in this decision.
Where landfill and/or development is allowed within or adjacent to the one-hundred year floodplain, the city
shall require consideration ot the dedication of sufficient open land area for greenway adjoining and vcnthin
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 partitioned lots are approx.imately 865 feet to the northwest of the nearest 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 Adjustrnents. The applications for the partition and variance(s)/adjustment(s)
will be processed concurrendy.
No variances or adjustment requests have been proposed.
FINDING: The Land Partition standards have not been fullymet but can be as conditioned below.
CONDITTON: The applicant shall revise plans to meet all TVF&R requirements. A co�py of the plans
approved by TVF&R must be submitted to the City of Tigard prior to site work
Residential Zonin�Districts (18.510�
Development stan ards�'in resi�al zoning districts are contained in Table 18.510.2 below:
TABLE 18.510.2
DEVELOPMENT STANDARDS IN RESIDENTIAL ZONES
STANDARD R 3.5 Par�el l �stin Parcel 2 Patrel3
Mu�imum I.ot Size
-Deuched urut 10,000 sq.ft. 14,618 sq.ft. 10,002 sq.fr. 10,001 sq.it.
-Duplexes
-Attached urut
Average Minimum Lot Width
-Detached unit lou 65 ft. 77 ft. 87 ft. 87 fc.
-Duplex lors 90 ft.
-Attached unit lou
Maxiinum Lot Covera e - N/A N/A N/A
Minunum Setbacks Can be met Can be met
-Front}ard 20 ft. 50.6 ft.
-Side facing sireet on comer&through lou 20 ft. N/A
-Side yani 5 ft. 11/5 ft.
-Rear yacd 15 ft. 15 ft.
-Side or rear yard abutting more restrictive wning district -- --
-Distance between propertyline and front of garage 20 ft. N/A
-Side Yard Setbacks for Fla Lors C 18.420.050 A 4 e 10 ft
M:ixiinum He� t 30 ft. 2 sto � Can be met Can be mec
Minimum Landsca Re wrement - N/A N/A N/A
NOT'IC�OF DEQSION MLI'2007-00003/WESTVIEW PARTITION PAGE 8 OF 21
A ininunum lot size of 10,000 square feet is required for each lot. The proposed lot sizes meet this standard. The
square footage for Parcel2 does not include area for the accessway. No particular setbacks are proposed for lots 2
and 3, but the setbacks for the existing home on Parcel 1 are met. Site and building plans for Parcels 2 and 3 will be
reviewed through the building permit process to ensure compliance with the R 3.5 and flag lot development
standards, including setbacks andheight restrictions.
18.510.060 states that accessory structures are permitted by right in all residential zones subject to the
diinensional and non-dimensional requirements.
There is an existing a�ccessory structure in the rear yard of Parcel l. Its location meets setback requ.irements. The size is
725 square feet, which exceeds the 528 square foot limit. Staff searched Caty records for information on when the
structure was built, but no perniits were found. Tlvs accessorystructure is non-conforn-mlg and therefore no additions
can be made. The applicant has proposed no changes to the structure through this applicauon.
FINDING: Based on the analys is above, the Residential Zoning District Standards will be met pursuant to
the following conditions:
CONDITTON: Prior to issuance of building pernuts, the app licant shall demonstrate that the site coverage,
height,and front,rear,and side yard setbacks tor structures are as required in the base zone.
Access,Egress and Circulation(18.705�
Continuing obligation of p%perty owner. The provisions and maintenance of access and egress stipulated in
this title are cont�nuing requirements for the use of any stn.icture or parrel of real property in the City.
Joint Access. Owners of two or more uses, stiuctures, or parcels of land may agree to utilize joindy the same
access and egress when the combined access and egress of both uses, structures, or�par�cels of land satisfies
the combined requirements as designated in this tide,provided: Satisfactory legal evidence shall be presented
in the form of deeds, easements, leases or contracts to establish the �oint use; and copies of the deeds,
easements, leases or contracts are placed on permanent file with the City.
Parcels 2 and 3 will be accessed via a shared drive on Parcel 2. The applicant states that a reciprocal easement between
the two parcels will be provided. A condition of approval will ensure the standard is met.
Curb cuts. Cu�cuts shall be in accordance with Section 18.810.030N
Public street access. All vehicular access and egress as required in Sections 18.705.030H and 18.705.030I shall
connect direcdy with a public or private street approved by the City for public use and shall be maintained at
the required standards on a cont�nuous basis.
Parcel 1 will keep the existing drive onto North Dakota Street,a public street. Parcels 2 and 3 will share a new driveway
that accesses North Dakota Street. T�us standard is met.
Section 18.705.030.H.1 states that an access report shall be submitted with all new development proposals
which verifies design of driveways and streets are safe by meeting adequate stackin�g needs, sight distance
and deceleration standards as set by ODOT,Washington County,the City and AASHTO.
The applicant's engineer has submitted an Access Reportr dated December 5, 2006. A preluninary s�� ht distance
certification for the shared dnvewaywas� provided. The designated speed for North Dakota Street is 25 mph, requiruig
a m;n;rr,um sight distance of 250 feet. The Engineer states that the measured sight distance from the proposed shared
driveway is 350 feet to the west and 337 feet to the east. However,with the required unprovements the Enguieer states
that a portion of an existing fence mayhave to be removed to maintain the required sight distance.
Upon completion of the frontage improvements, the Engineer shall submit a final sight distance certification for the
shared driveway. Tltis shall be submitted and accepted pnor to issuance of building perrruts.
Minimum access requirements for residential use. Table 18.705.1 states that the minimum vehicular access
and e�ress for single-family dwelling units on individual lots shall be one, 10-foot paved driveway within a 15-
foot-wide accessway. The minimum access width for 3-6 dwelling units is 20 feet with 20 feet of pavemen�
NOTIC�OF DEQSION MLP2007-00003/WESTVIEW PARTITTON PAGE 9 OF 21
The existing drive for Parcel 1 is over 15 feet wide. The proposed 10-foot shared drive for Parcels 2 and 3 is within a
15-foot access easement. Access will not be granted to Parcel l. Aprivate drivewaywill be provided across Parcel 1 for
access to the e�cisting accessory structure in the back yard. Curbing and fencing will be placed along the shared access
drive on Parcel 2 to prevent access by Parcel l occupants.
Private residential access drives shall be provided and maintained in accordance with the provisions of the
Uniform Fire Code.
Comments received from Tualatin Valley Fire and Rescue condition the applicant modify the proposed plans and
provide inforn�ation to show all Fire Code requirements are met. Condition#1 reqt.ures the applicant to provide proof
of TVF&R sign-off.
Access drives in excess of 150 feet in length shall be provided with app roved provisions for the tuming 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%.
A turnaround is proposed for the shared private drive. Coirunents received from Tualatin Valley Fire and Rescue
indicates that the turnaround does not meet F�re Code standards. The applicant must provide proof of TVF&R
approval prior to commencing site work.
FINDING: The Access,Egress and Circulation standards can be met conditionally.
GONDITTON: The applicant shall cause a statement to be placed on the final plat to indicate that the proposed
shared driveway will be jointly owned and maintained by the pnvate property owners who abut
and take access from it.
Density Com utations and Limitations (18.715):
Chapter 18J implements the Compre ensive Plan by establishing the criteria for determinin the number
of dwellin units permitted. The nlunber of allowable dwellin umts is based on the net deve�opment area.
The net area is the remaining parcel area after exclusion of e nsitive lands and land dedicated for public
roads or parks. The net area is then divided by the minimum lot size perniitted by the zoning distnct to
determine the number of dwelling units that may be developed on a site.
Based on the formulas in Chapter 18.715 of the City of Tigard Communiry Development Code, the maxiinum and
m;n�,,,um number of units pernzitted on the site �s based on the net developable area, subtracting sensitive land areas,
land dedicated to�public parks, land dedicated for public right-of;way andland for private streets from the total site
area. Of the totarsite area 41,560 s uare feet 78G s quare feet �s su�tracted for right-of-wa�y dedication, along with
14,618 square feet for the e(ting resdence. �e resulting net area is 26,156 square feet. Therefore the inaxirnum
number of additional lots perniitted on this site is 2 and the minimum n�.unber of lo�.s is aLso 2. The applicant's
proposal to create 3 total lots for single-family detached homes meets the maxitnum and miniinum density
regluremenu of the R 3.5 zone. Ca1cL�lations shown within the applicant's narrative do not take into consideration the
e�stu7g residence.
FINDING: Based on the analysis above,the DensityStandards have been satisfied.
Exceptions to Development Standar�ds 18.730 :
The maximum hei ht�or an attached or detached single-family, duplex, or multiple-family residential
structure on a flag�ot or a lot having sole access from an accessway pnvate dnve or easement is 1-1/2
stories or 25 feet, whichever is less, except that the maximum heig�t may be 2-1/2 stories or 35 feet,
whichever is less, provided:
a. The proposed dwelling otherwise complies with the applicable dimensional requirements of the
zoning district;
b. A l0 feet side yard will be preserved;
c. A residential structure on any abutting lot either is located 50 feet or more from the nearest point of
the subject dwelling, or the residential structure exceeds 1-1/2 stories or 25 feet in height on any
abutting lot; and
d. Windows 15 feet or more above grade shall not face dwelling unit windows or patios on any
abutting lot unless the proposal includes an agreement to plant trees capable of mit�gating direct
views, or that such trees exist and will be preserved.
NOTIC�OF DEQSION MLI'2D07-00003/WESTVIEW PARTITION PAGE 10 OF 21
The applicant shows 5-foot side yard setbacks on Parcels 2 and 3, and no specific building design is proposed. The
applicant did not address the proximity or height of neighboring residences. Measures taken to mitigate d�rect
views were also not discussed.
FINDING: Based on the infoimation provided,staff cannot deternline if the Exceptions criteria are met.
CONDITTON: Prior to the issuance of building pernuts on Parcels 2 and 3, the applicant shall supply
building elevations and/or site plans showing how the flag lot height standards are met.
Landsca�in�and Screening(18.745):
Street trees: Section 18.745.040
Section 18.745.040.A.: All development projects frontin� on a pu� blic street, private street or a private driveway
more than 100 feet in length approved after the adopt�on of this tide shall be required to plant street trees in
accordance with the standards in Section 18.745.040C.
This rop osed pr�o�ect has frontage on North Dakota Street. Street trees are required along this fronta e and alon the
privatPe dnve which exceeds 100 }eet. Trees shall be�lanted in accordance with the standards for size and spac'u-gig in
th�s title, under Section 18.745.040.C. The applicant s development plan shows Royal Red Maaple (A� cer Platanoides)
along the private drive and Flowering Ash (Fr�a�nus Ornus) along North Dakota. Size is 1 lli inchcaliper. Neither
species �s found on the approved Street Tree L�st. The Flowenng�sh has been approved by the City Arbonst,but not
the Red Ma le due to ag�r�essive root s tems. The cali er size proposed is below the 2 uzch ininunum. An 8 inch
water main Pis shown within the driveway planter strip. �t is.likely that the mete�s will actually be banked on North
Dakota Street and private lines will be nui to the parcels. Uulities are not allowed within tree prts, so a condition will
ensure no utilities are installed within the drivewayplanter strip.
FINDING: Based on the analysis above, the Landscaping standards have not been fully met. However, if
the applicant complies with the conditions beIow the standards will be met.
CONDITIONS:
♦ Prior to building pernut issuance, the applicant shall submit a revised development plan that
indicates the size, species, and location o} street trees along the private drive and North Dakota
street for the Ciry�taff's review and ap roval. Spacin of such trees shall be in accordance with
Section 18.745.040.C.2.0 of the T'igard�evelopment�de.
♦ Prior to site work, the applicant shall submit a revised utility plan for review and approval
showing no utility lines within the planter strip along the shared driveway.
Off-street Parking and Loadin�Rec�uirements (18.765�
This Chapter is applicable or development pro�ects when there is new construction, expansion of e�sting
use, or change of use in accordance with Section 18.765.070 Minimum and Maximum Off-Street Pat�king
Requirements.
The proposed partition will create three lots for single-family residences. The applicant does not address off-street
parkuig provided for the existing home. A site plan provided shows one space ui the driveway that will meet the
standard. Detailed plans for the construct�on of any�home withui the development have not been provided at this time.
Table 18.765.2 reqwres that one (1) off-street parking space be pro�vided per detached dwelling urut. The applicant
states that this standard can be met. There �s no max�mLUn �irrut on parking allowed for detached single-family
dwellin s. There is also no bic�cle parking requirer��ent for single-family dwellings. To ensure that homes constructed
in this�evelopment complywith these standards,the followuig condition shall apply:
CONDITION: At the time of submittal for building pern�its for individual homes within the development,the
developer shall submit materiaLs demonstratuz that one (1) off-street parkin�g space, which
meets rniniinum dimensional reqwrements an�setback reqwrements as speci�ied m Title 18,
will be provided on-site for each new home.
NOTTCE OF DEQSION MLI'2007-00003/WESTVIEW PARTITION PAGE 11 OF 21
Tree Removal(18.790� ,
pter 18.790.030 requires the submittal of a tree�plan that identifies the location size and species of all trees
on the site a program to save e�usting trees over 1Z-inch diameter at breast height (dbh) or mitigate for their
removal, ic�en�ification of trees to be removed and a protection program defining standards and methods that
will be used by the applicant to protect trees c�uring and after constiuction.
As required f or anitions,the applicant submitted a tree plan conducted by Philip H'ickey,certif ied arborist. The repon
contains three o�the four required components and is therefore acceptable.
Plan rec�uirements. The tree plan shall include the following:
1. Identification of the location, size and species of all existing trees including trees designated as
significant by the city;
The Arborist Report identified the location,size and species of all existing trees,consistent with this standard.
2. Identification of a program to save existing,trees or mitigate tree removal over 12 inches in caliper.
Mitigation must follow the replacement gi.udelines of Section 18.790.060D, in accordance with the
following standarcis and shall be exclusive of trees required by other development code provisions for
landscaping, streets and parking lots:
a. Retention of less than 25% of existin trees over 12 inches in caliper requires a mitigation
program in accordance with Section 18�90.060D of no net loss of trees;
b. itetention of from 25% to 50% of existing trees over 12 inches in caliper reyuires that two-thirds
of the trees to be removed be mitigated in accordance with Section 1�3.790.060D;
c. Retention of from 50% to 75% of e�usting trees over 12 inches in caliper requires that 50 percent
of the trees to be removed be mitigated in accordance with Section T8.790.060D;
d. Retention of 75% or greater of existing trees over 12 inches in caliper requires no mitigation.
There are a total of 3 viable trees on site greater than 12 inches which are subject to mitig�ation (#6, # 10 &# 12). The
applicant originally submitted plans that were drawn pnor to the arborist report. The applicant reviewed the report and
decided trees #4, #7 and # 11 must be removed due to condition but the plans were not updated prior to application
subrnittal. A revi�ed tree removal plan was submitted during t�e review process to show all liazardous trees being
removed.
The narrative and revised tree plan both indicate that two of the three viable trees are slated for removal. Therefore one
(1) of the three (3) trees will be retained. According to the mitigation schedule above,2/3 of the diameter inches must
be mitigated.
The sum total of diameter inches of the trees which will be removed is 49. The amount of tree mitigation inches
required for this project is 33 inches. To satisfy this requirement,the applicant may plant trees onsite, offsite, or pay a
fee-in-lieu at the rate of $125.00 per inch. 1VI�t� ation �s proposed for the full 33 inches by paying a fee-ui-lieu of
$4,125.00 ($125 x 33). A condition of approv�will ensure th�s cntenon is met. The miugation calculated in the
applicant's narrative includes hazardous trees. Hazardous trees are exempt from mitigation requirements and are not
included in the calculations above.
3. Identification of all trees which are proposed to be removed;
All of the trees proposed to be removed are identified in the applicant's narrative and on the plans.
4. A protection program defining standards and methods that will be used by the applicant to protect
trees during and after construct�on.
The guidelines for tree protection are outlined in the arborist report.
Section 18.790.040 states that any tree preserved or retained in accordance with tlus section may thereafter be
removed only for the reasons set out in a tree plan, in acco�iance with Section 18.790.030, or as a condihon of
approval for a conditional use, and shall notbe subject to removal under any other section of this chapter.
The property owner shall record a deed restriction as a condition of approval of any development perniit
affected by tlus section to the effect that such tree may be removed only if the tree dies or is hazardous
according to a certified arfioris� The deed restriction may be removed or will be considered invalid if a tree
preserved in accordance with this section should either die or be removed as a hazardous tree. The form of
tivs deed restriction shall be subject to approval by the Director.
NOTIC�OF DEQSION MLP2007-00003/WES'MEW PARTITION PAGE 12 OF 21
One tree over 12 inch caliper will be retained on the site (# 12); removal of this tree is restricted. A condiuon of
approval will ensure that this standard is met.
FINDING: Based on the analysis above= the Tree Removal standards will be met, if the applicant
complies with the conditions l�sted below:
CONDI'ITONS:
• Prior to commencing site work, the applicant shall submit construction drawings to both
Planning and Engineeruig that include:
A. The approved Tree Removal Protection and Mitigation Plan;
B. A construction sequence inc�uding installauon and removal of tree protection devices,
clearing,grading,and pavuig;
C. A note prohibiung eq�upment,vehicles,machinery, grading, dumping,storage, burial of
debris,or anyother construcuon-related activiues m anytree protection zone;and
D. A note stating that only those trees identified on the approved Tree Removal pl�an are
authorized f or removal by this report. Notwithstanding any other provision of ttus title
any�party found to be ui violation of this chapter[18.790] pursuant to Chapter 1.16 0�
the Tigard Murucipal Code shall be sub'ect to a civ�l penalty of up to $500 and shall be
requu-ed to remedy any damage caused�y the violauon. Such remediation shall include
but not be limited to,the following: 1) Replacement of unlawfully removed or damagec�
trees in accordance with Section 18.790.Ob0 (D) of the.T"igard Development Code• and
2) Payment of an additional civil penalty representuig the estimated value o� any
unlawfully removed or damaged tree, , as deternvned using the most current
International Societyof Arboriculture's Glude for Plant Appraisal.
♦ Prior to commencing site work, the applicant shall establish fencing as directed by the
pro'ect arborist to protect the trees to be retained. The applicant shall call for an inspection
an� allow access by Planrung Staff for the purpose of morutonng the tree protection to
verifythat the tree protection measures are performuig adequately.
• Prior to corninencing site work,the applicant shall submit a copy of a contract that ensures that
the Project Arborist submits wntten re orts to the C�ty Arborist, at least once every two weel�s,
from initial tree protection zone (TPZ�fencuig installation through building construction. The
reports shall include the condition an location of the tree protection fencui and whether an�y
changes occurred. If the amount of TPZ was reduced then the Pro�ect Ar�orist shall �ust�y
whythe fencing was moved, and shall certify that the construction acuvities to the trees did not
adversely impact the overall, long-term heaIth and stability of the tree(s). Failure to follow the
plan, or ma.uitaui tree rotection fenculg in the designated locations shall be grounds for
unmediate suspension o�work on the site until remediauon measures and/or civil citations can
be processed.
♦ Prior to commencing site work, the applicant shall submit a cash assurance etter of credit
or cash deposit) for the equivalent value of mitigation required (number o�caliper inches
times $125 per caliper inch): Anytrees successfully planted on or off-site, in accordance with
an approved Tree Miti ation plan and TDC 18.790.060.D will be credited against the
assurance for two years �ollowu�g final plat approval. After such time,the applicant shall pay
the remauung value of the assurance as a fee in-l�eu of planting.
• Prior to final plat approval, the applicant shall submit a surrunary of the biweekly arborist
reports prepared by the Project Arborist. The surrunary shall document the effect of the
approved tree protection plan, account for any violations, and certify the condition of
protected trees.
• Prior to issuance of building perniits,the applicant (developer or builder) shall:
A. Submit site plan drawings showing the accurate location of the trees that were
preserved,the location of tree protecuon fencing,and the location of mitigation trees,if
any.Attach co�ies of the a�roved Tree Protecuon and IVl�tigation Plans.
NOTIC�OF DEQSION MLI'2007-00003/WESTVIEW PARTITION PAGE 13 OF 21
B. Submit a statement and signature of approval from a certified arborist regarding the
siting and construction techniques to be employed in building the house with respect to
anyprotected trees on site.
C. Install required tree pr-otection fencing as specified by the project arborist and call for
an inspection by the�aty Arborist.
D. Applicant shall submit biweekly reports, prepared by a certified arborist, through final
u�spection documenting the status of requu-ed tree protection fencing.
• Prior to issuance of building perniits, the applicant shall record a deed restriction to the effect
that any e�sting tree greater than 12 inches diameter may be removed only if the tree dies or
is hazardous accordin to a certified arborist. The deed restricuon may be removed or will
be considered invalid � a tree preserved in accordance with this decision should either die or
be removed as a hazardous tree.
• Prior to final inspection, the applicant shall submit a final report by the Project Arborist
certifying the heaCth of protected trees. Tree protecuon measures may be removed and final
inspection authonzed upon review and approval by the Ciry Arborist.
�sual Clearance Areas (18.795�
This Chapter requires t a clear vision area shall be maintained on the corneis of all property adjacent to
intersect�ng nght-of-ways or the intersection of a public street and a private driveway. A clear vision area
shall contain no vehicIe hed e pl�antin fence, wall stiucture, or temporary or permanent obstruction
exceedin� three (3) feet in heig�t �I'he coc�e provides that obstructions that may be located in this area shall
be visua y clear between three (3) and eight(�) feet in height 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 from the corner, 30-teet along the right-of way and along the driveway and connecting these two
points with a straight line.
The applicant shows vision clearance areas on the Preluninary Street/Utility Plan based on the existing � ht-of-way.
The v�sual clearance mlut be shown for the proposed dnveway after dedication along Nonh Dakota�treet. No
structures are shown within the correct vision clearance area.
FINDING: Based on the analysis above,the Vision Clearance Standards can be met conditionally.
CONDITIONS:
♦ Prior to final plat, the applicant shall submit a revised plat that shows the visual clearance area
for the private shared dnve accurately,in accordance with TmC Section 18.795.040.
• Place a note on the final plat for the visual clearance easement on lot 2 to the benefit of the City
of Tigard. Said easements are sub'ect to the Ca of T' ard Visual Clearance Area standards that
restrict the height of plantings an�structures ('I�gard�evelopment Code Cliapter 18.795).
Impact Study(18.390�
Sect�on 18.360.090 states, "The Director shall make a finding with res�ect to each of the following criteria
when approving, approving with conditions or denying an application:'
Section 18.390.040 states that the applicant shall provide an impact study to quantify the effect of
development on public facilities and services. For each public facility system andtyp e of impact the
study shall ropose improvements necessary to meet City standard, and to minimize�he impact o� the
developmen�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 s pecifically concur with a requ- irement for public right-of-wa dedication, or provide
evidence that supports �hat the real prope�y dedica�ion is not roughly proportional �o the projected impacts
of the develo men�, Section 18.390.D40 stafes that when a condition of ap roval reguires fhe transfer to the
public of an interest in real property,the approval authority shall adopt findin�s whic6 suppott the conclusion
�hat the interest in real prope�y to be transfetred is roughly proportiona to the impact the proposed
development will have on fhe public.
NOTICE OF DEQSION MLI'2007-00003/WESTVIEW PARTIITON PAGE 14 OF 21
The applicant has submitted an impact stud y. Parcels 2 &3 will be served with sanitary sewer and water by connecting
to the public line in North Dakota Street. The increased demand for two new homes is mirumal. Stormwater will be
conveyed to a drtch along North Dakota Street. The applicant will pay a fee-in,lieu of water qualiry and detention.
Parks system development chaiges will be collected for each new home at bwlding pernzit issuance as well as traffic
impact�ees.
The Washington County Traffic Impact Fee ('ITF) �s a mitigation measure that is required at the time of development.
Based on a transportauon unpact study prepared by Mr. David Larson for the A Boy E�pansion/Dolan II/Resolution
95-61, TTF's are e�:pected to recapture 32 percent of the traffic impact of new develo ment on the Collector and
Arterial Street system. The applicant will be required to pay TTF's of approximately$3,20� (Effective July 1, 2007) per
new dwelling urut.
Based on the estimate that total TIF fees cover 32 percent of thc imp act on major street imp rovements citywide, a fee
that would cover 100 percent of this projects traffic impact is $20,000 ($6,400 divided by.3Z)._ The difference between
the TTF paid,and the�ull impact,�s considered the i.uunitigated impact on the street system. The uiunitigated impact of
this pro�ect on the transportauon system is $13 600.00. Given that the estimated cost of the dedication is $2,358
�785.97 square feet x $3.00/s�quare foot) and hal�-street improvements along SW 103`� Avenue are $10t200 (51 lineal
eet x $200.00/lineal foot). The 51 feet excludes areas for the driveways which would be developed u7-egardless of
street improvements.
Estimated Value of Im acts
FI�m�pact............................................................................................................................ $20,000.00
LessTIF Assessment..........................................................................................................-$ 6,400.00
Less Bike Lane Striping......................................................................................................-$ 500.50
Less Mit� ated Costs...........................................................................................................-$ 12.558.00
Estimate Value o Unmiti ate Im acts $
g P ...................................................................... 541.50
The total value of these improvements and right-of- way dedication is slightly less than the total value of the projected
impacts and is therefore roughly proportionate. In addition, the applicant has proposed the half-street improvement
al�ng North Dakota Street.
PUBLIC FACILITY CONCERNS
Street And Utility Im rovements Standards (Section 18.810):
Chapter 18.810 provi�es construction stand`a�or the implementation of public and private facilities and
utilit�es such as streets,sewers,and drainage. The applicable standards are addressed below:
Streets:
Improvements:
Sect�on 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in
accordance with the TDC standards.
Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing
street shall be dedicated and improved in accordance with the TDC.
Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires a Neighborhood Routes with bike
lane designation to have a 58 foot right-of-way width and 36-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 ad'acent to SW North Dakota Street,which is classified as a Neighborhood Route with Bike Lanes on the
Gry of Tigard�'ransportation Plan Map. At present,there is approximately20 feet of ROW from centerline,according
to the most recent tax assessor's map. The applicant should dedicate the additional ROW to provide 29 feet from
centerline.
SW North Dakota Street is currently partially improved. In order to mitigate the impact from this development, the
applicant should construct half-street improvements.
NOTICE OF DEQSION MLI'2007-00003/WES'1'VIEW PART'ITTON PAGE 15 OF 21
Future Street Plan and E�ctension of Streets: Section 18.810.030.F states that a future street plan shall be filed
which shows the pattern of existin and proposed future streets from the boundaries of the proposed land
division. This section also states �at where it is necessary to give access or pernlit a satisfactory future
division of ad'oining land, streets shall be extended to the boundaiy lines of the tract to be developed and a
barricade sha� be constructed at the end of the stree� These street stubs to adjoining properties are not
considered to be cul-de-sacs since they are intended to continue as through streets at suc1� time as the
adjoining �roperty is developed. A barricade shall be constructed at the end of the street by the property
owners wluch shall not be removed until authorized by the City Engineer,the cost of which shall be included
in the street construction cost Tem ora�y hammerhead turnouts or temporary cul-de-sac bulbs shall be
constcucted for stub streets in excess o�150 teet in length.
The proposed partition is located just.east of 108th Avenue. Wth the close proximityof 108th Avenue and the existing
deveIopment there are no opportwiities to provide for future streets that would better meet the Cit�s block length and
connecuvity standards.
Grades and Curves: Section 18.810.030.N states that grades shall not exceed ten percent on arterials, 12% on
collector streets, or 12% on any other street(except that local or residential access streets may have seg ments
with grades up to 15% for distances of no greater than 250 feet). Centeriine radii of curves shaII be as
determined by the City Engineer.
The grade along North Dakota Street is less than 12%. The applicant shall submit a profile of the frontage
improvements and 300 feet bey�nd in each direction with their PFI perrrut apphcation.
Block Desig ns - Section 18.810.040.A states that the length, width and shape of blocks shall be designed with
due regard to providing adequate buildin sites for the use contemplated, consideration of needs for
convement access, circulation, control an� 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 measu�d along the right-of-way line except
. Where street location is precluded by natural topography, wedands or other bodies of water or, pre-
e�risting development or,
. For blocks adjacent to arterial streets, limited access highways,major collectors or railroads.
. For non-residential blocks in which internal public circulahon provrdes equivalent access.
Due to existin�development surrounding the property there are no possible street connections or opportunities to
create shorter ock lengths that meet the current standard. It is more feasible to reqwre a connecuon 6etween North
Dakota and Tigard Street to the south by e�rtending 108''' Avenue. Tlvs public street nu�s north/south approximately
75 feet to the west of the site. To the east there are no possible connections because a large apartment complex along
Tigard Street prevents the extension of SW 106`�'Avenue.
Section 18.810.040.B.2 also states that bicycle and pedestrian connections on public easements or n�ght-of-
ways shall be provided when full street connection is not.possible. Spacing between connections shall be no
more than 330 feet, exce�t where precluded by environmental or topographical constraints, existing
development patterns,or stnct adherence to other standa�ls in the code.
Due to the placement of homes surrounding the property, a bicycle/pedestrian connection is not possible at this time,
nor is a connecuon hkely in the future.
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 bmes the minimum lot size of the applicable zoning district
Only the depth of Parcel 1 is more than 2.5 times the average lot width, but none of the three new parcels are greater
than 1.5 tunes the mm�mum lot size.
Parcel# 1 is 14,618 square f eet,214.64 f eet deep,while being 77 f eet wide. (77 x 2.5 = 192.5).
Parcel #2 is 10,002 square feet excluding the access easement, 140.12 feet deep, while being 87 feet wide. (87 x 2.5 =
217.5)
NO7TCE OF DEQSION MLI'2007-00003/WESTVIEW PARTITION PAGE 16 OF 21
Parcel#3 is 10,003 square feet, 114.60 feet deep,while being 87 feet wide. (87 x 2.5 =217.5)
Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of fronta�e on public or private
streets, other than an alley. In the case of a land partition, 18.420.050.A.4.c ap lies, wluch requires a parcel to
either have a minimum 15-foot frontage or a mimmum 15-foot wide reco�ed access easement In cases
where the lot is for an attached single-family dwelling unit,the frontage shall be at least 15 feet.
Parcel l has 77 feet of street frontage along North Dakota Street. Parcel2 has 15 feet of frontage along via a flag out to
North Dakota and parcel3 has access across that 15-foot flag.
Sidewalks: Section 18.810.070.A r�quires 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's plans show the construction of a public sidewalk along the North Dakota Street frontage, thereby
meeting this critenon.
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}or Sanitary and Surface Water Management(as adopted by C1ean Water
Services in 1996 and including any future revrsions or amendments) and the adopted pohcies of the
comprehensive plan.
�ver-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional
development within the area as projected by t1�e Comprehensive Plan.
There is a public sewer main located in North Dakota Street. The applicant's plans indicate they will e�nend a public
sewer from the rnaui to the southern tern�inus of the shared drivewayui order to serve Parcels 2 and 3.
Storm Draina�e:
General Provisions: Section 18.810.100.A states requires developers to make adequate provisions for storm
water and flood water runoff.
Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other drainage facility
shall be lar�e 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
pro� visions of Design and Construction Standands for Sarutary and Surface Water Management�as adopted by
�1ean Water Services in 2000 and including any future revisions or amendments).
There are no upstream drainage ways that impact this development.
Effect on Downstream Dt�inage: Section 18.810.100.D states that where it is anticipated by the City Engineer
that the additional runoff resuldn� from the development will overload an exiseng 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(:lean Water Services in 2000 and including any future revisions or
amendments).
In 1997, C1ean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno Creek
Watershed Management Plan. Section V of that plan includes a recorrunendauon that local governments institute a
stormwater detention/effective imp ervious area reduction prog ram resultin ul no net ulcrease uz storm peak flows up
to the 25-year event. The City will require that all new developments res�ting in an ulcrease of impervious surfaces
provide onsite detention facilities,unless the develo�pment is located adjacent to Fanno Creek For those developments
ad�acent to Fanno Creek,the storm water ninoff wiIl be pernutted to d�scharge without detention.
The applicant's plans indicate theywill collect the site runoff and discharge to the ditch along North Dakota Street. The
ditch �s an approved public system. The condition of the ditch may require the applicant to clean and grub prior to
connecting the discharge pipe to the ditch.
NOTI�OF DEQSION MLI'2007-00003/WES'MEW PARTITION PAGE ll OF 21
Bikeways and Pedestrian Pathways:
Bikeway Extension: Section 18.810.110.A states that developments ad'oining�proposed bikeways identified on
the Cit�s adopted pedestrian/bikeway plan shall include provisions �or the luture extension of such bikeways
tluuough the dedicahon of easements or nght-of-way.
North Dakota is a designated bicy�le facility
Cost of Constcuction:
Section 18.810.110.B states that development pernuts issued for planned unit developments, conditional use
pemuts, subdivisions, and other developments which will principally benefit from such bikeways shall be
conditioned to include the cost or construction of bikeway improvements.
If the bikeway exists along North Dakota in this area the applicant will be required to provide striping as part of the
half-street improvements. If, however, the striping �s not ui place it does not inake sense to smpe a small portion of a
bike lane at this tune and the applicant shall paythe fee-ul-lieu.
The amount of the striping would be as follows:
87 feet of 8-inch white stnpe,at$2.50/lf $217.50
2 Mono-directional reflective markers @ $4.00/ea $8.00
1 Bike lane legends @ $175/ea $175.00
1 Directional m�rii-arrows�a $100/ea 100.00
Total $500.50
Minimum V�dth: Section 18.810.110.0 states that the minimum width for bikeways within the roadway is five
feet per bicycle travel lane. Minimum width for two-way bikeways separated from the road is eight fee�
The ir�inirnum width for a bike lane along a Neighborhood Route is 6 feet.
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 under�ro� und, except for surface
mounted transformers; surface mounted connection boxes and meter cabinets which may be laced above
ground,tempora�y utihty service facilities during construction, high capacity electric lines opera�ng at 50,000
volts or above, and:
. The developer shall make all necessary arrangements with the serving utility to provide the
under�round services;
. The C;ity reserves the right to approve location of all surface mounted facilities;
. All underground utilit�es, incIuding sanitary sewers and storm drains mstalled in streets by the
developer,shall be constructed�p rior to the surfacing of the streets;and
. Stubs for service connections sFiall be long enough to avoid distu�fiing the street improvements when
service connections are made.
Exception to Under-Grounding Requirement Section 18.810.120.0 states that a developer shall pay a fee in-
lieu of under-grounding costs when the development is pro osed to take place on a street where e�usting
utilities which are not underground will serve the developmen�and the approval authority deternunes that the
cost and technical difficulty of under-grounding the u�ilities outweighs the benefit of under-grounding in
conjunction with the developmen� The deternunation shall be on a case-by-case basis. The most common,
but not the only such,situa�ion is a short frontage development for which under- rounding would result in
the placement o�addit�onal poles, rather than the removal of above-ground utilities�acilities. An applicant for
a development which is served by utilities which are not underground and which are located across a public
right-of-way from the applicant's propeity shall pay a fee in-lieu of under-grounding.
There are e�sting overhead utility lines along the frontage� of SW North Dakota Street on the opposite of the street. If
the fee in-lieu is proposed, it is equal to $35.00 per luzeal foot of street frontage that contairis the overhead lines. The
frontage along this site is 8733 lineal feet;therefore the fee would be$3,056.55.
ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY
IMPROVEMENT STANDARDS:
NOTICE OF DEQSION MLI'2007-00003/WESTVIEW PARTITION PAGE 18 OF 21
Fire and Life Safe :
A pre ' ' ary review by Tualatin Valley Fire and Rescue �I'VFR) staff indicates that the proposed on-site turnaround is
not acceptable. The a�pphcant shall work with TVFR to rev�se the plans to meet the requu�ements for the turnaround.
TVFR approval must be received prior to Lssuance of any C'ity of Tigard perrruts.
Public Water S stem:
The Caty o T' ar provides service in this area. The plans show water meters on site. This will not be allowed. The
water meters s�all be located at the public ROW of North Dakota Street.
Storm Water ali .
The City as agreed to enfome Surface Water Management (SWM) regulations established by Clean Water
Seivices (CWS) Design and Construction Standards (adopted by Resolution and Order No. 00-7) which
requirc the construct�on of on-site water quality facihties. The facilities shall be desi ned to remove 65
percent of the phosphonis contained in 100 percent of the storm water runoff�enerated�rom 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 CWS standards include a provision that would exclude small projects such as residential land partitions. It would
be unpractical to�requ� ire an on-site water quality facilityto accommodate treatment of the storm water from Parcels 2 &
3. Rather, the C�X/S standards provide that a plicants should pay a fee in-lieu of constructing a facility if deemed
appropriate. Staff recommends payment of the�ee in-lieu on this application.
Grading and Erosion Control:
CWS Desi n and Construction Standards also regulate erosion control to reduce the amount of sediment and
other po�utants reaching the public sto�n and surface water system resulting from development,
construct�on, gradin�, excavatin�, clearing, and any other activity wluch accelerates erosion. Per CWS
regulations the apphcant is required to submit an erosion control plan for City review and approval prior to
issuance of City permits.
The Federal C1ean 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 develo.per will be required to obtain an NPDES pemut from the City prior to
construction. This permit will be issued along with the site and/or building pernut
An erosion control plan shall be included in the PFI Pernlit application submittal.
Address Assi nments•
The City o igar is responsible for ass�ning addresses for parcels within the Ciry of Tigard and within the Urban
Service Boundary(U5B). An addressuig ee in the amount of$50.00 per address shall be assessed. T1vs fee shall be
paid to the City pnor to f uial plat approval.
The developer will aLso be required to provide signa e at the entrance of each shared flag lot driveway or private street
that lists the addresses that are served 6y the given�veway or street. This will assist emergency services personnel to
more easily find a particular home.
Surve Re uirements•
The app 'cant's in p at shall contain State Plane Coordinates AD 83 (9� 1)] on two monuments with a tie to the
Cit�s global posiuorung system (GPS) geodetic control network�GC 22). These monuments shall be on the same line
and shall be of the same precision as requ.ired for the subdivision plat boundary. Along with the coordinates the plat
shall contain the scale factor to convert ground measurements to gnd measurements and the angle from nort.�to gnd
north. These coordinates can be established by:
• GPS tie networked to the Cit�s GPS survey.
• By random traverse using conventional surveyuig methods.
In addition, the a�plicant's as-built drawings shall be tied to the GPS network The applicant's eng'ineer shall provide
the City with an e ectronic file with points tor each structure (ir�anholes, catch basins,water valves, hydrants and other
water system feanu-es) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD
83 (91).
NOTICE OF DEQSION MLI'2007-00003/WESTVIEW PARTITION PAGE 19 OF 21
SECTION VI. OTHER STAFF COMMENTS
The Cit�s Building Division reviewed the proposal but has no objections.
Tigarci Police has requested that a sign be placed at the foot of the private drive identifyu'�g the addresses of the
proposed homes. This may help reduce possible delays for emergency service providers. C�ondit�on #30 will ensure
this request is met.
SECTION VII. AGENCY COMMENTS
Clean Water Services has reviewed the proposal. Comments have been incorporated into the decision and
conditions.
Tualatin Valley Fire and Rescue endorses this proposal predicated on the following criteria and conditions of
approval:
1) DEAD END ROADS: Dead end fire apparatus access roads in eYCess of 150 feet in length shall be provided with
an approved turnaround. (IFC 503.2.5)
The turnaround on the submitted drawings does not meet fire district standards and is therefore not
approved.
2) FIRE APPARATUS ACCESS ROAD EXCEPTION FOR AUTOMATIC SPRINKLER PROTECTION:
When uildings are comp ete y protecte wi an approve automatic ire sp � er system,t e requirements or
fire apparatus access maybe mod�fied as approved bythe fire code official. (IFC503.1.1)
3) FIRE APPARATUS ACCESS ROAD WIDTH AND VERTICAL CLEARANCE: Fire apparatus access
roads shall have an uno structe wi th o not less than 20 eet 12 eet or up to two dwelling units and accessory
buildings),and an unobstructed vertical clearance of not less than 13 feet 6 inches. Where fire apparatus roadways
are less than 26 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 26 feet wide but less than 32 feet wide,"NO
PARKING" signs shall be installed on one side of the roadwayand in turnarounds as needed. Where fire
apparatus roadways are 32 feet wide or more,parking is not resrncted. (IFC 503.2.1)
The fire district does not endorse the design concept wherein twenty feet of unobstn.icted roadway width
is not provided.
4) SURFACE AND LOAD CAPACITIES: Fire apparatus access roads shall be of an all-weather surface that is
easily distin�u�'sha le rom t e surroun u7 area and�s capable of supporting not less than 12 500 pounds point
load (wheelload� and 60,000 pounds live�oad (gross vehicle weight):You may need to provic�e documentation
from a reg�stere enguzeer that the design will be capable of supportuig such Ioading. (IFC D102.1)
5) SINGLE FAMILY DWELLINGS- RE UIRED FIRE FLOW: The miniinum available fire flowfor single
�y dwellin s and duplexes served by a municipal water supply shall be 1,000 gallons per minute. If the
structure(s) �s are) 3,600 square feet or larger,the required fu-e flow shall be deterinined according to IFC Appendix
B. (IFCB105. )
The fire hydrant shown on the submitted drawings must capable of supplying the required fire flow
demand.
6) ACCESS AND FIRE FIGHTING WATER SUPPLY DURING CONSTRUCTION: Approved fire
apparatus access roa ways an ire ig ting water supp �es s e inst e an operation pnor to any
combustible construction or storage of combustible materials on the site. (IFC 1410.1 &1412.1)
NOTIC�OF DEQSION MLI'2007-00003/WESTVIEW PARTITION PAGE ZO OF 21
SECTION VIII. PROCEDURE AND APPEAL INFORMATION
Notice: Notice was mailed to:
X The applicant and owners
X Owner of record within the required distance
X Affected government agencies
Final Decision:
THIS DECISION IS FINAL ON SEPTEMBER 7,2007 AND BECOMES
EFFECI'IVE ON SEPTEMBER 23,2007 LTNLESS AN APPEAL IS FILED.
� eal:
The Director's Decision is final on the date that it is mailed. All persons entitled to notice or who are otherwise
adversely affected or aggrieved by the decision as provided in Section 18.390.040.G.1. may appeal this decision in
accordance with Section 18.390.040.G.2. of the T"igard Community Development Code which provides that a written
ap eal together with the re�quired fee shall be filed with the Director withui ten(10) business days of the date the Notice
o}�ec�sion was mailed. The a eal fee schedule and forms are available from the Planning Div�sion of Tigard City
Hall, 13125 SW Hall Boulevard,�igard,Oregon 97223.
Unless the applicant is the appellant,the hearing on an appeal from the Director's Decision shall be confined to the
specific issues ident�fied in the wntten comments subrrutted bythe parties during the comment period. Additional
evidence concerntng�ssues.Qroperly raised in the Notice of Appeal may be subrrutted by any party dunn�the appeal
hearing,subject to any additional rules of procedure that maybe adopted from time to tune by the appe ate body.
THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON SEPTEMBER 22,2007.
I�estions:
e any questions,please call the City of Tigard Pla�uzuig Division,Tigard City Hall, 13125 SW Hall Boulevard,
Tigard,Oregon at (503) 639-4171.
�`u� � U� ��c�,�.� �� Se tember7 2007
PREPARE BY: e Caines ATE
Associate Planner
--�5� �.�-� Se tember 7 2007
APPRO D BY: Ric ar Bewers o ATE
Planning Manager
c\curpin\cheryl\mlp\m1p2007-00003(Wesrview)\mIp2007-00003 decision.doc
NOTICE OF DEQSION MI.P2007-00003/WESTVIEW PARTITION PAGE 21 OF 21
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Community Development Plot date:Jul 24,2007;C:lmagiclMAGIC03.APR
A 3-LOT PARTITION OF TAX MAP 1 S1 34DA, TAX LOT 2300
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� i 95075831
� " A L E X ; E S T A T E S ��
EXHIBIT�
Donald D. and Joann Randall MLP2007-00003
18081 SW Brookman Road WESTVIEW PARTITION
Sherwood, OR 97140
Donald and Joann Randall
10800 SW North Dakota Street
Tigard, OR 97223
Westridge Homes
�ttn: Steve Yurecko
11401 SW Skyiine Blvd.
Portland, OR 97231
SFA Design Group, LLC
Attn: Ben Altman
9020 SW Washington Square Drive,Suite 350
Portland, OR 97223
Wayne A. Larson
10730 SW North Dakota Street
Tigard, OR 97223
Ronald Ray Brower
Helen G Brower
Roger E. Brower
10940 SW North Dakota Street
Tigard, OR 97223
f'
� �
1 C OL, I � 1�1
PR&APP.HEI U BY:
CITY OF TIGARD PLANNING DIVISION
� �� LAND USE PERMIT APPLICATION
=
City of Tigecnl Pern�t Cerner 13125 S W Hall Blu.�, Ti�z� OR 97223
Phon� 503.639.4171 Fax:503,598.1960
File N Other Case f{
Date By � Receipt N Fee Date Comple[e �
TYPE OF PERMIT YOU ARE APPLYING FOR
❑ Adjustment/Variance(I or II) �Minor Land Partition(II} ❑Zone Change(III�
❑ Comprehensive Plan Ainendment(IV� ❑ Planned Development(III� ❑ Zone�ange Annexation(I�
❑ Conditional Use (III� ❑ Sensiuve Lands Review(I,II or III� ❑Zone Ordinance Amendment(IV}
❑ Historic Overlay(II or III� ❑Site Development Review(II)
❑ Home Occupauon(II) ❑Subdivision(II or III)
LOCA O[V A VI W[ iess av e
1 v �oo s� ,���Th r�,���r� S�2%�� ������ o� y7���
AX & L Iv .
�' / �I� — x L�T �3 a v
TO SI I NING
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�i,�v� y�r�/��ro l,��s;�2�� e ��M�,s
MAILIN A
< < yc�/ x w Si ����� Gvv. ��vl-�TG��urJ �J/1 9 7��/
PHONE NO. FAX N .
5�3 - � �-0�30
PRIMARY A PE N NE Np_
rn� �rrw�N sr9 �s,�,� ����� S�3 - 6�/i �3��
R PERTY OWNE DEED HOLDER Anac t moie one
U N��d e�-�0�iK,� X„��- L
MAILIN SS S A
I � �v� s c✓���7�+ 1�,�yvT s� ����-D a/� y7?��
PHONE N . FAX N .
�`When the owner and the applicant are different people, the applicant must be the purchaser of record or a lessee in possession with written
authorization from the owner or an agent of the owner. The owners must sign this application in the space provided on the back of this form
or submit a written authorization with this a licauon.
PROPOSAL SI.Rv12�fARY ease spec u
GD � T!J IvIV
APPLICATIONS WILL NOT BE ACCEPTED WITHOUT ALL �F THE REQUIRED SUBMITTAL ELEMENTS AS
DESCRIBED IN THE "BASIC SUBMITTAL REQLJIREMENTS" INFORMATION SHEET.
i:\cuipin\masters\land use applications\land use pernut app.doc
i
THE APPLICANT SHALL CERTIFY THAT:
♦ If the application is granted,the applicant shall exercise the righu granted in accordance with the terms and
subject to all the conditions and limitations of the approval.
♦ All the above statements and the statements in the plot plan, attachments, and exhibiu transmitted herewith, are
true; and the applicants so acknowledge that anypernut issued, based on this application, map be revoked if it is
found that anysuch 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 SUSJECT PROPERTY ARE REQUIRED.
_ � �`.. ,�^
� ,�,
� `/� � � ;;'" � � a°7
Owner's Signature Date
���� J �1�L�� � � � �
Owne�'s Signature Date
Owne�'s Signature Date
Owne�s Signature Date
Ownec's Signature Date
Applicant/Agent/Representative's Signature Date
Applicant/Agent/Representative's Signature Date
r
= LAND USE PROPOSAL DESCRIPTION
. . ,
120 DAYS = 11/7/2007
FILE NuMSEx: MINOR LAND PARTITION (MLP) 2007-00003
FILE TITLE: WESTVIEW PARTITION
APPLICANT: ��'cstrid�;c Homcs APPLICANT'S til�:� I)c:sign Grc>u�, I.I.0
:1ttn: 5te�-e Yurecko REPRESENTATIVE: �1ttn: Ben :1ltman
11401 SW Sk��line Bl�-d. 9020 SW Washington Square Dr.
Portland, OR 97231 Suite 350
Portland, OK 97223
OWNER: Donald &Joann Randall
10800 SW North Dakota Street
Tigard, OR 97223
REQUEST: The applicant is requesting a �Tinor Land Partirion to parririon one (1) etiisting .9G-acre lot into three
(3) parcels for detached single-famil�- residences. Proposed lots range from 10,001 to 14,618 square
feet.
LOCATION: 10800 SW North llakota Street;Washington Counn•Tat�1ap 1S134ll.1,"1'at Lot 2300.
ZONE: R-3.5: "1'he K-3.5 zoning district is designed to accommodate detached single-family homes �vith or
with�ut access�ry resicienrial units at a iniiiiinum lot size of 10,000 syuarc feet. Duple�:es are
pernzitted conditionally. Some ci�ric and institutional uses are also perniitted conciitionallt�.
APPLICABLE
REVIEW
CRITERIA: Communiry Development Code Chaprers 18.390, 18.420, 18.510, 18.705, 18.715, 18.745, 18,765,
18.790, 18.795 and 18.810.
DECISION MAHING BODY BELOW: ❑ TYPE I � TYPE II ❑ TYPE III ❑ TYPE IV
COMMENTS WERE SENT: JULY 25, 2007 COMMENTS ARE DUE: AUGUST 8, 2007
❑ HEI�RINGS OFFICER (MON.) ll�'I'E Ol- HEl-�RING: '1'I�i�:: 7:00 PM
❑ PI..�INNING CO�i�1ISSI()N (MON.) DI�TE O�' H�;:�RING: 'I'I�1E: 7:00 PM
❑ CIT�'COL NCIL (TUES.) D��T�; OI�' HE�IRING: 'I'I�iE: 7:30 PM
� ST��FF DECISION (TENTATNE) v,�TE OF DECISIO'�: AUGUST 29, 2007
COMPONENTS RELATED TO THE PROJECT AVAILABLE FOR VIEWING IN THE PLANNING DIVISION
� `'ICINI'I'�' ���P � llR1�1INAGE PL:�N ❑ �I'I'I�. .�SSI:�S�iL:N'1' R�1'ORT
� SI1�'F. PI.r�N � S'I'ORl��i W!-�TER��N_1LYSIS � I:�iP�CT Si't-DY
� N�RR�ITIVE � ARBORIST REPORT � OTHER: I�ZISCEI.I.�INFOL'S
STAFF CONTACT: Chetyl Caines,Associate Planner (503) G39-4171, Ext. 2437
LAND USE REVIEW APPLICATION FOR:
.��r �����.'�
, �� �
,
APR 2 4 2007
CITY QF�-P�qRD
P[.ANNING/EIVG�NEERING
SW North Dakota Street
3-Lot- Land Partition
January 29, 2007
Revised April 23, 2007
For Completeness
APPLICANT: OWNER:
Steve Yurecko Donald & Joann Randall
c/o Westridge Homes 10800 SW North Dakota Street
11401 NW Skyline Boulevard Tigard, OR 97223
Portland, OR 97231
Ph. (503) 784-4328
PLANNING/ENGINEERING:
SFA Design Group, LLC
9020 Washington Square Drive, Suite 350
Portland, OR 97223
Contacts: Ben Altman
Ph. (503)641-8311 Fax (503)643-7905
CITY OF TIGARD
LAND USE APPLICATIONS
BASIC SUBMITTAL REQUIREMENTS
This checklist identifies the basic submittal requirements for a land use application.
BASIC INFORMATION:
�t Completed Master"Land Use PermiY'Application with property owner's signature or name of agent and letter of
authorization
,I� Title transfer instrument or grant deed
`� Written summary of proposal
,� Narrative demonstrating compliance with all applicable development standards and approval criteria (as
specified in the Pre-Application Conference notes}
,� Two (2) sets of stamped, addressed #10 envelopes for all owners of property within 500 feet of the subject
property. Mailing envelopes shall be standard legal-size (#10), addressed with 1" x 4" labels (see envelope
submittal requirements). Property owner mailing lists must be prepared by the City for a minimal fee (see
request for 500' property owner mailing list form).
� Documentary evidence of Neighborhood Meeting for the following: Site Development Review, Subdivision,
Conditional Use, Sensitive Lands Review, Zone Change, Com prehensive Plan Amen dmen ts.
�— Neighborhood Meeting Affidavits of Posting & Mailing Notice, Minutes, Sign-in Sheets
� Service Provider Letter
� Impact Study per Se�tion 18.390.040.B.2.(e)
� Copy of the Pre-Application Conference notes
, Filing Fee (see fee schedule)
PLANS REQUIRED•
In addition to the above basic information, each type of land use application will require one or more of the following maps
or plans. PLEASE SUSMIT EACH OF THE PLANS CHECKED BELOW WITH YOUR APPLICATION (See separate
attachment for details on what information to include on each plan):
�Vicinity Map � Preliminary Grading/Erosion Control Plan
� Existing Conditions Map � Preliminary Utilities Plan
O Subdivision Preliminary Plat Map 0� Preliminary Storm Drainage Plan
f3� Preliminary Partition/Lot Line Adjustment Plan � Tree Presen,�ation/Mitigation Plan
❑ Site Development Plan ❑ Architectural Drawings (elevations &floor plans)
❑ Landscape Plan ❑ Sign Drawings
�' Public Improvements/Streets Plan
;
NUMBER OF COPIES REQUIRED•
The City requires multiple copies of submittal materials. The number of copies required depends on the type of review
process. FOR PURPOSES OF REVIEWING YOUR APPLICATION FOR COMPLETENESS, ONLY 3 COPIES ARE
NEEDED. THE BALANCE OF THE COPIES WILL BE REQUESTED FROM YOU, ONCE DEEMED COMPLETE, TO
MAKE YOUR APPLICATION SUBMITTAL COMPLETE.
h:lpattylmasterslapplication submittal requirements.doc
UPDATED: 26-Jun-02
� �� �
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�S
4
S �
5FA Design Group, LLC TRANSMITTAL MEMO
�TRUCTURAL � CIVIL � LAND USE PLANNING
■
9020 SW Washington Square Dc•Suite 350•Portland,Ocegon 972Z3
PHONE(503)641-8371 FAX(503)501643-7905
Date: : January 30,2007 € Job No: : 172-001
..............€................................................................................................;.......................................;...............................................................................................................................................
Attention: Cheryl Caines, Planning = From: Ben Altman
.......................................:................................................................................................:.......................................................................................................................................................................................
RE: i Application-Partition : CC:
......_:...............................................................................................:.............................................. ......................................................................................................................................
Fax#: i Pages: 1,with attachments
WE ARE SENDING YOU:
❑Urgent � For Review ❑Please Comment ❑Please Reply ❑As Requested ❑Please Recycle
REMARKS
Cheryl:
Attached are three copies of our application for Land Partition on SW North Dakota Street. Also
included is a check for the application fee.'
Please review for completeness.
If you have any questions, please call me.
Thank you.
Copy To: : File € Signed: :
�
City of Tigard, Oregon • 13125 SW Hall Blvd. • Tigard, OR 97223
��
Februar�- 20, 20U7 �
Ben �ltman
SF:-� Design Group, LI.0 � � �
9020 S��G'Washington Square Dr., Suite 3�0
'Tigard, OR 97223
RE: Completeness Wesn-iew�finor Land Parrition,
Case File No. �ILP2007-00003
Dear:�Ir. .�ltman:
The Cin- has recei�-ed�-our application for a muior land partirion (1fLP200G-00003) to di�-ide
a .9G acre site into three parcels. The de�-elopment site is located at 10800 S��' North
Dakota 1��-enue. Staff has completed a preliminan' re�-iew of the submittal materials and has
determined that the following additional informaaon is necessar�- before the applicarion can
be deemed complete:
1. Narrari�-e. Please make necessan- re�-isions to the narrari�-e and plans for the follo��•ing
issues.
♦ 18.420.050.A.4.f. — Screening is required along the proposed access and must meet
the requirements of 18.745.050. The narraare reads that no screening is required, ✓
but uees are proposed on the plans. Please clarifi- «-hat n�e of screening is
proposed.
♦ Re�-ise the narrau�-e and plans to reflect necessan- changes outlined on the Public � s
Facilin- Plan Completeness Checl:list (see attached). If the access is de�-eloped as a �v �
pri�-ate sueet, please appl�- for a�'ariance if necessan�.
2. Tree Plan and .�rborist Re�ort. Please pro�-ide three copies of a Tree Plan/��rborist
Report addressing the four components outlined in 18.790.030. Number the trees �
on the tree remo�-al plan to match the arborist's assessment.
3. Public Facilit�- Items. Please pro�-ide the information required b�� our de�•elopment
re�-ie�v engineer, as sho�vn on the attached sheet.
Should �-ou ha�-e am• yuesuons w•ith regard to these items, please contact me at 503-G39-
4171 �?437.
Sincerel�-,
vfL�.l,�� `Gt_l,�uzJ
0
Chert-1 Caines
.lssistant Planner
c: :�fLP2007-00003 Land L'se File
Phone: 503.639.4171 . Fax: 503.684.7297 . www.tigard-or.gov • TTY Relay: 503.684.2772
PUBLIC FACILITY PLAN Project: �restview Partifion
COMPLETENESS CHECKLIST Dafe: 2/15/07
GRADING
� Existin and ro osed contours shown.
❑ Are there radin im acts on ad�acent arcels?
❑ Ad�acent arcel rades shown.
❑ Geotech stud submitted?
STREETISSUES
� Ri ht-of-wa clearl shown.
� Centerline of street s clearl shown.
� Street name s shown.
❑ Existing/proposed curb or edge of pavement shown. Show these-improvements will be required
(see comments regarding rough
ro ortionalit 6elow
❑ Street rofiles shown. Must be rovided with PFI ermit a lication
❑ Future Street Plan: Must show street profiles, topo
on ad�acent arcel s , etc.
� Traffic Im act and/or Access Re ort
❑ Street rades com liant?
❑ StreeUROW widths dimensioned and a ro riate? Show ROW dedication on Prelim Plat
❑ Private Streets? Less than 6 lots and width There are fwo options: 1) Construct private
appropriate? streef and sidewalk back to Parcel 2 then
shared driveway to Parcel3, 2) Remove
existing garage and more turn-around to
parcel2 so that driveway clearly serves only
arcels 2 8 3
❑ Other: Half-Street Improvements Rough proportionality ca/cs were done and
applicant will be required fo construct
fionta e im rovemenfs
SANITARY SEWER ISSUES
� Existin / ro osed lines shown.
❑ Stubs to ad�acent arcels re uired/shown?
WATER ISSUES
� Existin / ro osed lines w/ sizes noted?
❑ Existin / ro osed fire h drants shown?
❑ Pro osed meter location and size shown? Show f ica/meter size
❑ Pro osed fire rotection s stem shown?
STORM DRAINAGE AND WATER QUALITY ISSUES
� Existin / ro osed lines shown?
❑ Preliminary sizing calcs for water quality/detention
rovided?
❑ Water ualit /detention facilit shown on lans?
❑ Area for facilit match re uirements from calcs?
❑ Facilit shown outside an wetland buffer?
REVISED: 02/15/07
� . .
❑ Storm stubs to adjacent parce�� required/shown?
The submittal is hereby dee ed ❑ COMPLETE � INCOMPLETE
By: Date: 2/15/07
REVISED: 02/15/07
5FA Design Group, LLC
• STRUCTURAL � CIVIL � LAND USE PLANNING
a�����1���
Apri123, 2007 APR 2 4 2007
Cheryl Caines, Assistant Planner �
t�:ITY OF 1-iGARD
City of Tigard ��._�r,��i����;r��,��n,,rF�i�r
13125 SW Hall Blvd.
Tigard, OR 97223
RE: Response to Letter of Incomplete Application—Westview Land Partition,
Case File MLP2007-00003.
Dear Cheryl:
Your letter, dated February 20, 2007 noted the following items were needed to
"complete" the above referenced application:
1. Narrative Revisions:
a. 18.420.OSO.A.4.f. — Screening is required along the proposed access and
must meet the requirements of 18.745.050.
b. Revised Narrative to address Public Facilities Plan Checklist items, which
include:
i. Provide Street frontage improvements.
ii. Provide Street Profile.
iii. Show Right-of-way dedication on Preliminary Plat.
iv. Show Private Street, with sidewalk, or remove garage and move I
turn-around onto Lot 2.
v. Show typical meter size
2. Tree Plan and Arborist Report— Provide 3 copies of tree plan and arborist report
in compliance with 18.790.030.
3. Public Facilities Items— Revise Plan Sheets per items listed in l.b.
RESPONSE
Screenin� The Narrative and Plans have been revised to reflect the required
screening for the access drive. The plans and narrative have been revised to provide 6'
wood fencing along the eastern property line, together with street trees..
Public Facilities Checklist The Narrative and Plans have been revised to:
a. Address and show half-street frontage improvements;
b. Provide Street Profile for North Dakota;
c. Show Right-of-way dedication of 9 feet on Preliminary Plat;
9020 SW Washington Square Drive,Suite 350• Portland,Oregon 97223•503-641-8311 •Fax 503-643-7905•wwwsfades�gngroup.com
d. Reflect relocation of the access drive turn-around onto Lot 2, while
maintaining minimum setbacks to existing shop and minimum net lot area
for Lot 2.
e. The typical meter size will be standard residential 5/8".
Tree Plan and Arborist Report We have provided 3 copies of the tree plan and
Arborist Report in compliance with 18.790.030. The Narrative has been revised to
address the code requirements.
With these revisions our application should be complete.
Sincerely;
SFA Design Group
/�.JG!�!2 .L�,C��n
Ben Altman
Senior Planner/Project Manager ,
Attachments: 3 copies of Revised Narrative;
3 copies of Revised Plan Sheets.
3 copies of Arborist's Report
2
06/13/2007 13:44 FAX 5035981960 CITY OF TIGARD �001
***�����x�������*�*��
�*� TX REPORT ���
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TRANSMISSION OK
TX/RX NO 4835
CONNECTION TEL 5036395251
SUBADDRESS
CONNECTION Ill
ST. TIME 06/13 13:44
USAGE T 00'28
PGS. SENT 4
RESULT OK
City af Tigard
�3�25SW,F�a.l1 B.lvd. �1
Tigard, �R 97223 -
(503) 639-�117� �
F�x T�s��r�. • � �
Date �nne �3, 2U07
Number of pa�es includin�cover 4
sheet
xo: Steve Yureckc� From: Chervl Caines
Co: Co: Citv of Ti�rd
, v
Fa�c#: 503-G39-5251 Fax#:
Ph#: (503� 639-4171.Ext. 2437
SUBJECT:
City of Tigard, Oregon • 13125 SW Hall Blvd. • Tigard, OR 97223
��
.
.
� ' �
May 23, 2007
Ben Altman
SFA Design Group,LLC
9020 SW Washington Square Dr., Suite 350
Tigaxd, OR 97223
RE: Completeness Westview Minor Land Partition,
Case File No. MLP2007-00003
Dear Mr. Altman:
The City has received your application for a minor land partition (MI,P2006-00003) to divide
a .96 acre site into three parcels. The development site is located at 10800 SW North
Dakota Avenue. Staff has completed a preliminary review of the submittal materials and has
determined that the following addirional informarion is necessary before the applicarion can
be deemed complete:
1. Public Facilitv It�_ms. Please provide the information required by our development
review engineer, as shown on the attached sheet.
Should you have any questions with regard to these items, please contact me at 503-639-
4171 �437.
Sincerely,
C'��,,�� �c2.tin.c.�
.._- ��
Cheryl Caines
Assistant Planner
c: MLP2007-00003 Land Use File
Phone: 503.639.4171 . Fax: 503.684.7297 . www.tigard-or.gov . T7'Y Relay: 503.684.2772
�" : IS� �� D�1 2 �
PUBLlC FAC/LITY PLAN Project: Westview Parfition
COMPLETENESS CHECKLIST Dafe: 2/15/07
� �/����_ vODU.�
GRADING
� Existin and ro osed contours shown.
❑ Are there radin impacts on ad�acent arcels?
❑ Ad�acent arcel rades shown.
❑ Geotech stud submitted?
STREETISSUES
� Ri ht-of-wa clearl shown.
� Centerline of street s clearl shown.
� Street name s shown.
❑ Existing/proposed curb or edge of pavement shown. Show these- improvemenfs will be required
-t-�}pEQ o� EAST �D M1.lS T BE (see commenfs regarding rough
�— ^ X 5 Z� � ro ortionalif below
❑ Street rofiles shown. Musf be rovided with PFI ermit a lication
❑ Future Street Plan: Must show street profiles, topo
on ad'acent arcel s , etc.
� Traffic Im act and/or Access Re ort
❑ Street rades com liant?
StreeUROW widths dimensioned and a ro riate? Show ROW dedication on Prelim Plat
Private Streets? Less than 6 lots and width There are fwo options: 1) Construct privafe
appropriate? street and sidewalk back to Parcel 2 then
shared driveway to Parcel 3, 2) Remove
exisfing garage and more furn-around to
parcel 2 so fhat driveway clearly serves on/y
arcels 2 & 3
❑ Other: Half-Street Improvements Rough proportionality ca/cs were done and
.DETRiC. FoR No�TX Da CaT�1 /S applicant will be required to construct
�(iEc.T- SEE �A1� [,S fronta eim rovements
D� Fi6�uRE 18.8to. 3 W/g�KE C.�1�S
SANITARY SEWER ISSUES
� Existin / ro osed lines shown.
❑ Stubs to ad'acent arcels re uired/shown?
WATER ISSUES
� Existin / ro osed lines w/ sizes noted?
❑ Existin / ro osed fire h drants shown?
❑ Pro osed meter location and size shown? Show t ical meter size - GOt�lC.pf�1
❑ Pro osed fire rotection s stem shown? Sf,E
11f Cl�E�
STORM DRAINAGE AND WATER QUALITY ISSUES
� Existin / ro osed lines shown?
❑ Preliminary sizing calcs for water quality/detention
rovided?
❑ Water ualit /detention facilit shown on lans?
❑ Area for facilit match requirements from calcs?
❑ Facilit shown outside an wetland buffer?
REVISED: 02/15/07
f •
• '
❑ Storm stubs to adjacent Narcels required/shown?
The submittal is hereby deemed ❑ COMPLETE � INCOMPLETE
By: �.vY�"� Date: 2/15/07
��ZZ�O�
TA P� � w�.s r E N� 3 : l
REVISED: 02/15/07
5FA Design Group, LLC �4 ;�:; : � ?
. -
�
STRUCTURAL � CIVIL � LAND USE PLANNING 'J 2 2 200�
June 21, 2007 _ -. �
Cheryl Caines, Assistant Planner
City of Tigard
13125 SW Hall Blvd.
Tigard, OR 97223
RE: Response to Second Letter of Incomplete Application—Westview Land
Partition, Case File MLP2007-00003.
Dear Cheryl:
Your letter, dated May 23, 2007 noted the following items were needed to "complete" the
above referenced application:
1. Public Facilitv Items: - per Engineer's notes
a. Street frontage improvements—correct tapers, per standard.
b. Show ROW dedication on Preliminary Plat.
c. Correct street detail for North Dakota, per Figure 18.810.3 W/Bike Lane.
2. Water Meters—Revise Plan Sheets to clearly identify new water meters, and note
typical size.
RESPONSE
Public Facilities: The Plans have been revised to:
a. Street frontage improvements—correct tapers, per standard.
b. Show ROW dedication on Preliminary Plat.
c. Correct street detail for North Dakota, per Figure 18.810.3 W/Bike Lane
i
Water Meters—The Plan Sheets were revised to clearly identify new water meters. The I
typical meter size will be standard residential 5/8".
We are providing 3 copies of Revised Plan Sheets. The narrative has not been changed.
With these revisions our application should be complete.
Sincerely; �
SFA Design Group ;
�����-
Ben Altman
Senior Planner/Project Manager
9020 SW Washington Square Drive,Suite 350•Portland,Oregon 97223•503-641-8311 •Fax 503-643-7905•www.sfadesigngroup.com
City of Tigard, Oregora • 13125 S1�Ha11 Blvd. • Ttg�rd, OR 97223
�i
.
� � �
May 23,2007
Ben Altman
SFA Design Group, LLC
9020 SW Washington Square Dr., Suite 350
Tigard, OR 97223
RE: Completeness Westview Minor Land Partition,
Case File Na MLP2007-00003
Dear Mr. r'�lttnan:
The City has received your applicarion for a minor land parriuon (MLP2006-00003) to divide
a .96 acre site into three parcels. The development site is located at 10800 SW North
Dakota Avenue. Staff has completed a preluninary review of the submittal materials and has
determined that the following addirional informarion is necessary before the applicarion can
be deemed complete:
1. Public Facilit� Items. Please provide the information required by our development
review engineer, as shown on tlle attached sheet.
Should you have any questions with regard to these items, please contact me at 503-639-
4171 x2437.
Sincerely,
�'/t.2/U�t� l�/Q,ciru.�.�
Cheryl Caines
Assistant Planner
c: MLP2007-00003 Land Use File
Phone: 503.639.4171 • Fax: 503.684.7297 . www.tigard-or.gov • TTY Relay: 503.684.2772
� l' � �� D� 2 ��
PUBLIC FACILITY PLAN Project: Westview Partifion
COMPLETENESS CHECKLIST Date: 2/15/07
GRADING
� Existin and proposed contours shown.
❑ Are there radin im acts on ad'acent parcels?
❑ Ad'acent arcel rades shown.
❑ Geotech stud submitted?
STREETISSUES
� Ri ht-of-wa clearl shown.
� Centerline of street s clearl shown.
� Street name s) shown.
❑ Existing/proposed curb or edge of pavement shown. Show these-improvements will be required
`�f}PE� 0.� �AST 1� I�(,t$T� (see comments regarding rough
�— � Vi� X S 2� CO U ro ortionalit below
❑ Street profiles shown. Must be rovided with PFl ermit a lication
❑ Future Street Plan: Must show street profiles, topo
on ad'acent parcel s), etc.
� Traffic Im act and/or Access Re ort
❑ Street rades compliant?
Street/ROW widths dimensioned and a ro riate? Show ROW dedication on Prelim Plat
Private Streets? Less than 6 lots and width There are fwo options: 1) Construct private
appropriate? street and sidewalk back to Parcel 2 then
shared drive�ivay to Parcel 3, 2) Remove
existing garage and more turn-around to
parcel 2 so that driveway clearly serves only
arce/s2 & 3
❑ Other: Half-Street Improvements Rough proportionality ca/cs were done and
.I�T�IL- F01� A1012.Tff pa KGIA /S applicant will be required to construct
/Z�GE�-T- SEE �A10I� Na'TGS fronta e im rovements
O�. ��G�u�eE I s.8ro. 3 W/�3�KE C..ANES
SANITARY SEWER ISSUES
� Existin / ro osed lines shown.
❑ Stubs to ad�acent parcels re uired/shown?
WATER ISSUES
� Existin /proposed lines w/sizes noted?
❑ Existin / ro osed fire h drants shown?
❑ Pro osed meter location and size shown? Show t ical meter size - C.pt,,��„DN
❑ Proposed fire protection s stem shown? Sf� N E�tf
N Q'('��
STORM DRAINAGE AND WATER QUALITY ISSUES
� Existin /proposed lines shown?
�] Preliminary sizing calcs for water quality/detention
rovided?
❑ Water ualit /detention facilit shown on lans?
❑ Area for facilit match re uirements from calcs?
❑ Facilit shown outside an wetland buffer?
REVISED: 02/15/07
u �
3
.� a� � �
^ LEGEND eo ��-�
g GRAPHIC SCALF. 10 g �p��g
C+ --181- - EXISTING I'CON'fOI.R C- ��'!�
�ppp I I I I n -185---- EXl$TINGS'COMOUR �y�s '�
� ' -181- PROPOSED 1'CONTOfIIt y u ����
AD GRATE=195.69 I I � CMH Fi1M='93.91 SEE DETAIL ��' �6�
� w ree�r�
IE IN W=193.79 I Fl-OWLAVE(W/E)=1409' ��nen- so rt 6p- PROPOSEDS'fORMDRAINLINE
� � ) REMOVE{EXISTING � I � �� & n
� IE OUT�E)=193.69 I 'h� ,� � -" � � AD GRATE 19C.59
I I �� �,.�-� � � � PROPOSED BIOBAG BARRIER
` �� �� � ' IE IN Wj=18819
� ___ ____ .� �. _-�„�_ y,�{� L,_ IE�9~SET ,. ;'��,- � _�}_ __IE OUT(S)=187.gg____ _-_-- -_ 000000 PROPOSEDEROSIONCONTROLFENCING
,:�• .,. � .�.
\
� ��� � � �~ DJ�T 1 7 �� �� �o �� °o
$ � `�'gt� FG 196 � e o � PROPOSE�RETARJINGWALL
E 1 � �\ � � \ '�,� n
1Z \�1�f
�w �-m=�=�w Km- - � - - � E7(ISTING TREE TO BE REMO�'E�
g ��` __ Fc �qa ! SW NO�TH DAKOTA STREET o
t
2 r m-,m-,m - „� � � __- ' y=- ---� �
3 -� . I �--------- • �r ---
m � °� I �� � 9'ROW DE�ICATIO ��'� '� ^ r - `�-iy'CULVERT r � ERISTMGTREETOBESAVED
I � � i I�---�8'OU1fA�l�. . � � � IE=t88.01 i �
IE IN W�=197.24 � IE=192.66 IE�'s'�� .' ' �---_---_-_--
� � IE=192.79 -zB� � I 12'CUL RT I
� �'����� �, �� � � IE=789.16 � I �-� PROPOSEDTREE PROTECTION FENCiNG �
nD GR TE-19fi.5 12'CULVERT � ; wnTER�';,, _ � 12"CULVERT � � I uf
� � R�?�:f' �� iE=t90.a3 I �-----�
IE IN(S )=193.341 � ATTEIAPT TOI ;� � 9 ICONNECT E%6TWG LINE I I I PROPOSEDBUILDINGEVVELOPE Z
IE OUT SAVE TREE '•. , 18"OUTFALL��ITD PROP05E0 MANHOLE I � �
�E)�19b.� � • IE�190.56 I I � L-----J Q a
� W� � REMOVE E%ISTING .t.�r'. p�.� 1 REMOVE EXISTING � J
I � I I/ t :^ 196 PRIVATE DRAIN'� � � Z � Z
I ZW I � sa � � OUTFALLS(4'&BE) � a
I > I I� '^/�� 15' ACCESS EASEMENT � I � PROPOSEDCONSTRUCTIOYEVTRANCE � J �
I al I �� • "'�� � -'Z � I � i Q �
I m I N0� � PORCH i � � ,(�a QQ � � � G � Q
I � I �F'N��� � I B�p�F' � � i � � �
jN� i QO�'$01� � EXISTING JOk�E P�-�S P I I � O O 3
i , i i I I OMH f2�tii=193.91 H V CL
i i I � ,. i i � I I I FLOWLI�IE(W/E)=190.81 � Z
� � � -�� i � • REMOVE� EXISTING I I � �
� � _ ive--` � � � � � -r •.' I � W
i i .,`, i i i �� �� � . � AD GRATE=190.F9 � � 3
� � � �� i � � � � � T � � IE IN W -188.19 Z
� � ` i j � I I 12"�61LVERT ��� . -� . � � � )- 0
i � � i i � _�, IE OUT(S)=187.89 � �
i � � � � i _ -��. - L IE=192�6-� �
i � � i �- Q W
/ I A� � i i i �V - �\ -------------- �
/ I . •. . . . . , �
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, r- --------� \ :.�. 28' RADIUS , , � �� > � 1
� � PROPOSED 6'CEDAR FENCE �" - I I �
i � � ('C,OOD NEIGHBOR'STYLE) � j Xm xso -x�-xso - xso xso- ,cs, TW 19 .4 � ----- _ ___ K�T
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, i � �� � 3 � � SW NO�TH DA A
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� R i � , n: , -- ' ___
� I � ATTEMPT Tf� w_36 a I I I X� X� X� .-. ,.. -�. ��� � -_-_ -\--_-__
� 0 9 S�vE 7REE � r 9' ROW DEDICATIOx- r -���-
I I G i �� � �` -----------�-----------J i I -._ ., . T � r 12"CULVERT
� F,N� I�I �� ze• "ows ,.� ��---18�"O`UT�FtkLL� � 9 ' _ •� I IE=188.01
� �F- j �� �WATER��R�� 1 i IE=192J9 e. -
i 0 r----- i \(��f.� \ \ O� ' I 12"CULVERT �E .WAT�R..•.., - 84�� ' � 12"CULV�RT
� -----------� y \ � ' •� � �'�. i IE=169.1f
I I �� �`` PROPOSED 6�CE�AR FENCE I I " � , �L�CULVERT I
� I ( �� � ('c000 NEIGHBOR srnE) i I � IE=192.66 �,TER:�TYP.) ; -
i i i � I� � � � � ATTEMPT TO I o� IE=190.43 ICONNECT EXISTING LINE
i I � i �� °� i � SAVE TREE � ._ 18"OUTFALL '/ITO PROPOSED MANHOLE �
I I H �'� \ \ 15' ACCE55 EASEMENT pARCEL � � � ��• m
i � jl; `� '` I I REMOVE EXISTING �.� , 4,p. 19 I IE=190.56 �REMOVE EXISTING
i T � I ' .� �` 196 �, PRIVATE DRAIN
i i i � �� �� O i I / � : '�'9a � � OUTFALLS (4"&8F')
i � �i� � � I � .• • � ' � 15' ACCESS EASEMENT �
i �----------------it� �� � � i � �I � � � �
i i i'1. �� \ � � � �I -- --- J � 2 O' I �
I I I 1 I WA�R NErE� ! �� �
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� P i � �
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i I I � � :�� �� � '� ° P
i i �� �� p j I O�'�0�� � EXISTING HOJdSE � ���-'s � � o
i i i �Fl-'° � ` � i I � � I i i DETAIL
� � � , ,1 \ . � � � � , � SCALE�1"=20' o
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i i Y i � Q i
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i � 95075831
� " ?. L E X � E S T A T E 5 " w � o �
�
DRO,ECT MIE8IVEN
N0. 02-001
TvPE MY�V
1�, �
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J
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= LEGEND ;� � $E
SMH RIM=195.88 � � I I O° e°��`
� 8"FLOWLWE(W/E)=186.38 � I I i � EXISTfNGPAVEMENT C g ��3��
��g�
1 I I I � PROPOSEDPAVEhfENT �u �'�"�II
� I I I I
I I I I SMH RIM=180.8'. � ��a R
� SMH RIM=197.63 I I I � �—d5— PROPOSEDSANITARYSEWERLME O� 3°e
B'S n B I N S 8"FLOWLINE W�E;=167.71 y
�g 8'�LOWIINE(W/E)=188.23 I I� � � —W— PROPOSEDWATERLME �� e �
� --- __ _—� __ ___ L _ __L �_ _ ___ ______________ _________________ _ �6D— PAOPOSEDSTORMDRAfNLINE E _
�� a
� o ��—XSS EXISTING SANITARY SEWER LIN
� ` � x5D EXISTING STORM DRAM I.INE
I 0
� -""'a+ m �pt�.-�!--�.T+as.-��w +$ ��m .-..-_ac-+—��-.-�.. --���AS �.�—im—aa—�a—m "� —�s—m—�s—w—�—�-�— � EXIST[NGEVERGREENTREE
� ���'� �'-� ��°°� , SW NORTH DAKOTA STREET et EXISTINGDECIDUOUSTREE
� p ... ` -:-:-- � �
. : , _,�— o
g -� � I '�g. �__- 9' ROW�EDICATIO �.:. .:. . ------ r----------r-----��I O EXISCMGTREETOBESAVED
� � � ����. . � v1510N CLEARANCE AREq � �'------------------ PROPOSEDTREEPROTECTIONFENCING
� j � f I I Z
I
I I � .. `.. �.•....., � I i I � Q
� I � ATTEMPT TO I r��R.�....;' j, � � I J
I I SavE 7REE CTEtZ(T!?S :� I I � �
� I I � �
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� ZW ; � i i ; PLANT LIST
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I a I I � • " I I I QUAM. COMMON PLANT NAA� SIZF/COND. SPACWG Z
� m � ��, --voRCN� v' �6�pp I i � screxrmicrr.wrx,axg � E
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i N� i Q0�'$01� � EXISTINC HOUSE e � � j � Q�
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I I I - I I I a F1U,i7nv.S 02vuS W 3
I �
I I I 8'•�GRAVEL DRIVE . RELOCATED GRAVfL � � � � �
� I �RIVEWAY I I I �
� � I � � i 1 � � �
, ,� , , � Q 3
� � d i i �
� I �i � � � R�. R,� Z
/ j i i � �� �
i � I ^� I I I
� / � SHOP �� I I � s' s� � is' z°' W
/ ` 28'RADIUS I � � 0.3' � a.s' -4�' �
� I I � sw 3
� � PROPOSE�6'CEDAR FENCE REMOVE PORTION OF I I Q' �
� � / ('GO00 NEIGHBOR'SME) � �^�Ex'��STINC CONCRETE � � I
' / -.' I I I e'enar w�c�\ 'a'�'ES_
� � � ��� I I � �
I �
� � ° E-VEHICLE I ( I 4
APPROnMA1E A/C SAMtUI LINE
I I G O 9 $AVE�i(tEE � _TURN_ARWND ____�___________� i TYPICALSTAEETSECTION
i i�F-�i i ss• R�o�us � PUBLIC RIGHT-OFWAY
i i i wAreR ME1ER 'I �, � SW NORTH DAKOTA STREET
i 0 O� r-----------------� c�.� �o i SfRF�T SECIlON A A
"� � PROPOSED 6' CEDAR FENCE � I •"�'�r°°�'aTM�µ�0°���'p`
I I
f� ("G00�NEIGHBOR" STYLE) � I ����ii ro���
I I I I � � �
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PARCEL t I
I I � ��{ � � I
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i I I � -y O I is m
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I I I � j �
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I I I � WATER METER
I I � - _ - _ (Tw.) Q�' � �.333_ �............., �
ii � r----------------------------!
i i � I � i
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i I i � i � ; DR►VEWAY SEG7TON B B `
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I I 95D75831 j „ j , `8' o � i vUi
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N0. T7$-0pl
TYPE Rwiep
CZt�! Of Tigard, Oregon • 13125 SW Hall Blvd. � Tigard, uR 97223
��
�
�
J�y 5,200�
Ben Altman � � 1
SFA Design Group,LLC
' 9020 SW Washington Square Dr.,Suite 350
Tigard, OR 97223
RE: Completeness Westview Mi.nor Land Partition,
Case File No. MLP2007-00003
Dear Mr.Altman:
The Ciry has received your application for a minor land partition (MLP2006-00003) to divide
a .96 acre site into three parcels. The development site is located at 10800 SW North
Dakota Avenue. Staff has completed a preliminary review of the submittal rnaterials and has
detemiined that the following additional information is necessary befoxe the application can
be deemed complete:
♦ Submit 7 copies of complete application packets. This includes plans and all
application materials that have been submitted to the City. If items have been revised,
please only include the rev-ised version.
♦ Submit 8 additional copies of plan sets. These may be reduced copies provided they
are legible.
♦ Submit two sets of pre-stamped, pre-addressed envelopes. Property ,owner list
must be produced by Patty Lunsford in the Planning Departtnent, 503-639-4171, ext.
2438.
Should you have any questions with regard to these items, please contact me at 503-639-
4171 x2437.
Sincerely, ,
` ��
Cheryl Caines
Associate Planner
c: MLP2007-00003 Land Use File
Phone: 503.639.4171 . Fax: 503.684.7297 . www.tigard-or.gov . TTY Relay: 503.684.2772
. . _ ��� �� D� 2 �
PUBLIC FACILITY PLAN Project: Wesfview Partifion
COMPLETENESS CHECKLlST Date: 2/15/07
GRADING
� Existin and ro osed contours shown.
❑ Are there radin im acts on ad�acent arcels?
❑ Ad�acent arcel rades shown.
❑ Geotech stud submitted?
STREETISSUES
� Ri ht-of-wa clearl shown.
� Centerline of street s clearl shown.
� Street name s shown.
Existing/proposed curb or edge of pavement shown. Show fhese-improvemenfs will be required
-�J4PE� aJ EAST �D MI.tST�E (see commenfs regarding rough
L = S Z) � ro orfionalit below
❑ Street rofiles shown. Must be rovided with PFI ermit a lication
❑ Future Street Plan: Must show street profiles, topo
on ad�acent arcel s , etc.
� Traffic Im act and/or Access Re ort
❑ Street rades com liant?
Street/ROW widths dimensioned and a ro riate? Show ROW dedication on Prelim Plaf
Private Streets? Less than 6 lots and width There are two opfions: 1) Construcf private
appropriate? street and sidewalk back to Parcel 2 then
shared driveway fo Parcel 3, 2) Remove
existing garage and more turn-around to
parcel 2 so that driveway clearly serves only
arcels 2 & 3
❑ Other: Half-Street Improvements Rough proportionality calcs were done and
,DErA��. FoR NoaTH pa K.c� /S applicanf wil!be required to construct
�LT- SEE �AP CS fronta e im rovements
orc. ���u�eE i s.e,o. 3 W/��KE C.A�S
SANITARY SEWER ISSUES
� Existin / ro osed lines shown.
❑ Stubs to ad�acent arcels re uired/shown?
WATER ISSUES
� Existin / ro osed lines w/ sizes noted?
❑ Existin / ro osed fire h drants shown?
Pro osed meter location and size shown? Show t ica!meter size - C,Ot�IC.p/�1
Pro osed fire rotection s stem shown? �
NS QT'E�
STORM DRAINAGE AND WATER QUALITY ISSUES
� Existin / ro osed lines shown?
❑ Preliminary sizing calcs for water quality/detention
rovided?
❑ Water ualit /detention facilit shown on lans?
❑ Area for facilit match re uirements from calcs?
❑ Facilit shown outside an wetland buffer?
REVISED: 02/15/07
❑ Storm stubs to ad�acent arcels re uired/shown?
�
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The submittal is hereby deemed � COM LE E � INCOMPLETE
gy: ��5y1-� Date: 2/15/07
5�2Z�o�
TA�� � w�,Sr EN� 3 : �
REVISED: 02/15/07
City of Tigard, Oregon • 13125 SW Hall Blvd. • Tigard, OR 97223
��
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July 17, 2007
Ben Altman
SFA Design Group,LLC
9020 SW Washington Square Dr., Suite 350
Tigard, OR 97223
RE: Completeness Westview Minor Land Parririon,
Case File No. MLP2007-00003
Deax Mx. Altman:
The City of Tigard received your original application submittal for a Minor Land Partition
on January 30, 2007. The development site is located at 10800 SW North Dakota Street.
Staff has completed a preliminary review of the submittal materials and has determuied that
your application was complete as of July 10th for the purpose of beginnuig the 120-day
xeview period for a final decision.
The formal comment and review process will take appro�mately 6 to 8 weeks. It should be
noted that staff has not reviewed the applicarion submittal for compliance with the relevant
code criteria, and that additional items may arise during the application review which may
require further clarification.
Should you have any questions with regard to these items, please contact me at 503-639-
4171 x2437.
Sincerely,
�"_ D �,�'cc.►.�'J
Cheryl Caines
Associate Planner
c: MLP2007-00003 Land Use File
Phone: 503.639.4171 . Fax: 503.684.7297 . www.tigard-or.gov • TTY Relay: 503.684.2772
5FA Design Group, ��� .t .. . TRANSMITTAL MEMO
STRUCTURAL � CIVII � LAND USE PLANNING
■
9020 SW Washington Squaie Dc•Suite 350•Portland,Oieyon 97223 '7
PHONE(503)641-8311 FAX(503)503W3•7905
Date: : July 24,2007 Job No: € 172-001 —City MLP2007-00003
.......................:......................................................................................... ....<.......................................:..............................................................................................................................................
Attention: € Cheryl Caines, Planning : From: Ben Altman
..................................€...............................................................................................:.......................................................................................................................................................................................
RE: � Revised Mailing Envelopes : CC:
.....................................:..............................................................................................:.......................................................................................................................................................................................
Fax#: € Pages: 1,with two sets of mailing envelopes
WE ARE SENDING YOU:
❑Urgent � For Review ❑Please Comment ❑Please Reply � As Requested ❑Please Recycle
REMARKS
Cheryl:
Attached are the two sets of revised mailing envelopes for our application for Land Partition on SW
North Dakota Street. Also included is a check for the application fee.'
If you have any questions, please call me.
Thank you.
Copy To: : File : Signed: /��
1
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l
LAND USE REVIEW APPLICATION FOR:
SW North Dakota Street
3-Lot- Land Partition
January 29, 2007
Revised Apri123, 2007
For Completeness
APPLICANT: OWNER:
Steve Yurecko Donald & Joann Randall
c/o Westridge Homes 10800 SW North Dakota Street
11401 NW Skyline Boulevard Tigard, OR 97223
Portland, OR 97231
Ph. (503) 784-4328
PLANNING/ENGINEERING:
SFA Design Group, LLC
9020 Washington Square Drive, Suite 350
Portland, OR 97223
Contacts: Ben Altman
Ph. (503)641-8311 Fax (503)643-7905
FACTSHEET
Project Name: Westview Partition
Proposed Actions: 3-Lot Land Partition, retaining existing house.
T� Map: 1 S 1 34DA
Tax Lot: 2300
Site Size: .96 Acres
Site Address: 10800 SW North Dakota Street
Location: South side of North Dakota Street between S W 121 S` Avenue and
SW Tiedeman Avenue
Zoning: Residential Low R-3.5
Applicant: Steve Yurecko
Westridge Homes
11401 NW Skyline Blvd.
PoRland, OR 97231
Ph. (503) 784-4328
Owners: Donald & Joann Randall
10800 SW North Dakota Street
Tigard, OR 97223
Applicant's Representative: SFA Design Group. LLC
9020 SW Washington Square Dr., Suite 350
Portland, OR 97223
Contact: Ben Altman
(503)641-8311
baltman@sfadg.com
Citizen Involvement
Team Area: C.PO-4B, Bull Mountain/Tigard
Wesriiew Partition
10800 SW N.Ual:ota
Revised for Completenss -2 -
GENERAL INFORMATION
The applicant is requesting approval for a 3-Lot Partition on the proposed site, specifically
identified as Tax Lot 2300 on Tax Map 1 S 1 34DA.
The site is approximately .96 acres in size. This property is designated Low Density Residential
and zoned R-3.5 by the City of Tigard.
The following narrative and supplemental materials will demonstrate that the proposed
subdivision is in compliance with the applicable provisions of the City of Tigard Development
Code.
VICINITY & SITE INFORMATION
The immediate neighborhood is a long standing residential area, but on e that has undergone a
transition from a suburban community to smaller urban lots and some apartments over the last
three decades. Subdivisions and land partitions have occurred throughout the surrounding
neighborhood. The surrounding zoning is a mixture of R-2, R3.5, R-4.5, and R-12.
Site Location
The site is located at 10800 S W North Dakota Street, between 106`h and 108`h Avenues. The
property is currently developed with a two-story single family house and garage, with a detached
accessory shop located in the rear yard. The house and detached shop will be retained.
Existin� and Surroundin� Land Uses
This property currently contains one single-family residence. The house will be retained (Parcel
1), together with the detached garage, which sits behind the house. The subject site is located in
a substantially developed area of single family housing. The lot sizes in this general
neighborhood range from small urban lots at 4,500 square feet to larger rural and sub-urban lots
from .5 to over 1 acre. The immediately abutting lots range from 7,300 sq. ft. to .75 acres.
Topography
The site has a gentle slope from a high elevation of about 205 feet in the southwest corner down
to about 195 feet in the northeast corner, at North Dakota Street.
Ve etation
The site only has a few trees mostly around the perimeter. The home is landscaped
predominantly in lawn.
Wesriiew Partition
10800 S W N.Dakota
Revised for Completenss -3 -
PROJECT DESCRIPTION
The applicant is proposing to partition the .96 acre site into three lots. This development is a
simple land partition, within the R3.5 zone. This application does not include a PD or variance
request.
The proposed lots range in size from 10,001 square feet to 14,618 square feet, for the existing
house. Lot 2 contains 16,361 square feet, but includes the joint access easement, which also
serves Lot 3. The net area for Lot 2 is 10,002 square feet. Therefore the net average lot size is
11,540 square feet. Lots 2 & 3 will ultimately be developed with single-family detached
dwellings, and the existing house and detached shop will be retained on Lot 1.
Access for Lots 2 & 3 will be provided via a shared driveway off of SW North Dakota Street.
The shared driveway will bc within a 15 foot wide easement, contained within Lot 2. This
shared driveway will have 40 feet of separation from the existing driveway, which will continue
to serve Parcel 1, and there will only 10 feet of separation to the driveway on the adjacent lot to
the east. There will also be a turn-around provided to meet emergency service requirements.
The turn-around will be located at the northeast corner of Lot 2, with an easement provided to
Lots 3. However, the easement does not provide any access to Lot l. Lot 1 will retain it current
separate access driveway, and a driveway to the rear shop will be provided within the side yard
setback. No new street is proposed.
There are 19 trees scattered around the perimeter of the site, with a couple of trees very close to
the southern property line, but on the adjacent property. A total of 9 trees will need to be
removed, for construction of the shared driveway and utilities. Ultimate widening of North
Dakota Street, may require removal of 2-3 additional 7 trees. Mitigation for these additional
trees will be addressed in the Future Street Improvements Agreement.
APPLICABLE DEVELOPMENT CODE CRITERIA
Chapter 18.390
DECISION-MAKING PROCED URES
18.390.040 Type li Procedure
A. Pre-application conference. A pre-application conference is required for Type II actions.
Pre-application conference requirements and procedures are set forth in section
18.390.080C.
RESPONSE: The applicant is submitting the proposed land partition which will be
reviewed as a Type II Procedure, with approval criteria set forth in 18.420.050. A Pre-
application conference was held with the City of Tigard on September 5, 2006 and was
attended by City Staff. The meeting covered the requirements and procedures set forth in
Section 18.390.080C.
Westview Partition
10800 SW N.Dakota
Revised for Completenss -4-
The applicant has submitted the partition application with the form provided by the
Planning Director, and has included the information and requirements listed in
18.390.040. The applicant has reviewed the criteria for the decision making process and
understands the requirements.
B. Application requirements.
1. Application Forms. Type II applications shall be macte on forms provided by the
Director as provided by Section 18.390.080 El;
RESPONSE: The applicant has submitted the subdivision application with the form
provided by the Planning Director. This criterion has been met.
Chapter 18.420
LAND PARTITIONS
18.420.020 Administration
A. Applicant. The applicant of a partition proposal shall be the recorded owner of the
properry or an agent authorized in writing by the owner.
B. Conformance with state statute. Any application for a land partition shall be in
conformity with all state regulations set forth in ORS Chapter 92, Subdivisions and
Partitions.
C. Prohibition on sale of lots. No lot or parcel to be created through the partitioning
process shall be sold until approval and filing of the ftnal partition plat.
D. Future re-division. When partitioning tracts into large parcels, the Director shall
require that the parcels be of such size and shape to facilitate future re partitioning of
such parcels in accordance with the requirements of the zoning district and this title.
RESPONSE: The applicant, with written consent of the owners has submitted an
application for the approval of the preliminary partition plat, which is the first of the two-
step platting process. Upon approval of the preliminary plat, the applicant will submit a
final plat, which reflects all conditions of the approval of the preliminary plat. The
applicant has submitted a partitioning proposal which is in conformity with all state
regulations set forth in ORS Chapter 92. No lots will be offered for sale until the final
plat is approved and recorded.
The largest lot, which will contain the existing house, will be 16,361 square feet, but it
includes the joint access easement for Lot 3. None of the parcels are large enough to
accommodate a secondary 10,000 square foot lot, which is the minimum lot size for the
R3.5 zone. Therefore the proposed partition does not include any over-sized lots that
could be further partitioned and maintain the minimum lot size for the R 3.5 zone. The
proposed preliminary plan is consistent with the R3.5 zone standards. "1'hese criteria have
been met.
Westview Partition
10800 SW N.Dakota
Revised for Completenss - $ -
18.420.050 Approval Criteria:
A. Approval criteria. A request to partition land shall meet al nf the following criteria:
1. The proposed partition complies with all statutory and ordinance requirements and
regulations;
2. There are adequate public facilities available to serve the proposal;
3. All proposed improvements meet City and applicable agency standards;
4. All proposed lots conform to the specifrc requirements below:
a. The minimum width of the building envelope area shall meet the lot requirement
of the applicable zoning district.
b. 'The lot area shall be as required b y the applicable zoning district. In the case of
a flag lot, the accessway may be included in the lat area calculation.
c. Each lot created through the partition process shall front a public right-of-way by
at least 1 S feet or have a legally recorded minimum 15 foot wide access
easement.
d. Setbacks shall be as required by the applicable zoning district.
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 then 10 feet. Structures shall
generally be located so as to maximize separation from existing structures.
f. A screen shall be provided along the properry line of a lot of record where the
paved drive is an accessway is located within ten feet of an abutting lot in
accordance with Sections 18.745.OSD. Screening may also be required ia
maintain privacy for abutting lots and to provide usable outdoor recreation areas
for proposed development.
g. The frre district may require the installation of a fire hydrant where the length of
an accessway would have a detrimental effect on fire-fighting capabilities.
h. Where a common drive is to be provided to serve more than on lot, a reciprocal
easement which will ensure access and maintenance rights shall be recorded with
the approved map.
S. Any accessway shall comply with the standards set forth in Chapter 18.705, Access,
Egress, and Circulation.
6. Where landfill andlor development is allowed within or adjacent to the one-hundred year
floodplain, the City shall require considerution of the dedication of sufficient open space
area for greenway adjoining and within the floodplain. This area shall include portions
at a suitable elevation for the construction of a pedestrian/bicycle pathway with the
floodplain in accordance with the adopted pedestrian/bicycle pathway plan.
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(.$)/adju.stment(s) will be processed concurrently.
RESPONSE: The applicant will be partitioning the site into three residential lots. The
existing house and detached shop will be retained on Lot 1. The proposed preliminary
plat is designed to comply with the underlying R-3.5 zoning district. The preliminary
plat is also in conformance with other applicable ordinances and approval criteria as
reflected in this narrative and the preliminary plans.
Wesriiew Partition
10800 S W N.Dakota
Revised for Completenss -6-
There are adequate public facilities available to serve the proposal as follows:
• There are 12" and 6" water lines in SW North Dakota Street, both
capable of serving the site and lots as proposed. The existing house is
already served. There are fire hydrants located within 80 feet to the west
and 170 feet to the east of the subject property along North Dakota
Street. Standard 5/8"water will be used.
• There is also an 8" sanitary sewer line located within SW North Dakota
Street, which is capable of serving the proposed two additional lots.
• Storm drainage it currently handled by a ditch along the frontage of the
property. The storm system will be directed to the ditch, and the
applicant will pay a fee in-lieu of constructing on-site storm water
treatment and detention. All proposed street and utilities improvements
will meet City and applicable agency standards.
All three proposed lots conform to the specific requirem�nts below:
b. The proposed lot widths range from 72.26 feet to 87.33 feet, which exceeds the
minimum of 65 feet for the R-3.5 zone. These lots provide sufficient building
envelopes, given the standard setbacks, as reflected in the Table below.
c. The lots meet or exceed the minimum lot area of 10,000 square feet, excluding the
joint access easement serving the two rear lots.
d. Each lot created will have at least 15 feet of frontage on a public right-of-way,
with the two flag lots meeting this standard via a shared 15-foot wide access
easement.
e. The lots provide for compliance with the standard setbacks as reflected in the
Table below.
f. The developer will determine the location of the front yard for the two flag lots,
and no side yard will be less then 10 feet. It is anticipated that the front yard for
Lot 2 will be the east yard, facing the access easement, and the front yard for Lot
3 will be the north yard, facing Lot 2. Structures will be generally located so as to
maximize separation from existing structures.
g. There are no abutting lots of record, as all abutting properties have prcviously be
partition or subdivided. There is no a requirement for buffering and screening
relative to different types or densities of uses. However, the proposed shared
access drive is within 10 feet of the abutting property, therefore screening is
required for the accessway, in accordance with Sections 18.745.050. The plan
provides for trees to be planted along the eastern side of the accessway, and a 6
foot high wooden fence will be installed to meet the screening requirement.
h. If required, a fire hydrant will be installed to serve the flag lots, however there is a
hydrant 80 feet to the north and 170 feet to the south of this property.
i. The common drive serving Parcels 2 & 3 will be within a reciprocal easement,
with appropriate maintenance agreement recorded to ensure proper access to each
lot and to ensure proper maintenance of the shared access drive. The shared
accessway shall comply with the standards set forth in Chapter 18.705, Access,
Egress, and Circulation. The accessway is 15 feet in width and will be paved to a
minimum of 10 feet in width. The drive will be 350 feet in length, so an
appropriate turn-around is provided. The location of the turn-around has been
Westview Partition
10800 SW N.Dakota
Revised for Completenss - � -
adjusted so that it is entirely within Lot 2, curbing and fencing is provided along
the property line between Lot 1 and Lot 2 to ensure no access is provided to the
rear of Lot 1. Access to the rear of Lot 1 is provided by a gravel driveway within
the side yard setback as shown on the plans.
The proposed development is not within or adjacent to the one-hundred-year floodplain.
Therefore this criterion does not apply. No variances are requested or neccssary,
therefore this criterion does not apply. The application meets all of the applicable criteria
as addressed above.
Chapter 18.510 �
RESIDENTIAL ZONINC DISTRICTS
18.510.020 List of Zoning Districts
C. R-3.5:Low-Density Residential District. The R-3.5 zoning district is designed to
accommodate detached single family homes with or without accessory residential units at
a minimum lot size of 10,000 sguare feet. Duplexes are permitted conditionally. Some
civic and institutional uses are also permitted conditionally.
RESPONSE: The property is currently zoned R-3.5 by the City of Tigard. The proposed
detached single-family homes are permitted outright per Table 18.510.1.
18.510.040 Minimum and Maximum Densities
RESPONSE: The applicant has designed the proposed development to comply with the
density requirements set in Section 18.510.020(F.) for R-3.5 zoning. The minimum and
maximum density calculations are listed in Section 18.715.020(B.) and (C.).
The gross site area is .96 acres or 41,560 square feet. The net site area, minus street
right-of-way, is 40,774 square feet. Using the minimum lot size of 10,000 square feet,
the maximum density allowed is 4.07 units. The minimum density is calculated at 80%
of maximum, which equals 3.26 units in this case.
The preliminary plat is proposed with 14,618 square feet to go with the existing house on
Parcel 1. Subtracting this area trom the net land area leaves 26,156 square feet, divided
by 10,000 equals 2.62 or 3 additional lots allowed. The applicant is proposing 2 lots, in
addition to one for the existing house for a total of 3 lots, which is consistent with the
allowable density. Therefore no adjustments to the Code standards are requested. The
propose development complies with the minimum and maximum density requirements.
Chapter 18.715
DENSITY COMPUTATIONS
18.715.020 Density Calculation
RESPONSE: According to the Residential Density Calculation provisions within this
code, the number of dwelling units permitted on this site can be calculated by dividing
Wes[view Parti[ion
10800 SW N.Dal:ota
Revised for Completenss - g -
the net area by the minimum lot size, which in this case is 10,000 square feet. The net
area, in this development, is derived by subtracting the public right-of-way from the gross
acreage. The maximum and minimum density computations for this partition are as
follows:
SINGLE-FAMILY Maximum Density
41,560 Sq. Ft. of gross site area
- 786 Sq. Ft. for public ri�ht-of-way (@ 9' x 87.33')
NET: 40,774 Sq. Ft.
— 10,000 Sq. Ft. (minimum lot area)
4.08 Units Maximum
SINGLE-FAMILY Minimum Density
4.08 Units per Acre
x 0.80 (80% of the maximum density�
= 3.26 Units per Acre Minimum
18.SIO.OSO Development Standards
A. Compliance required. All development must comply with:
1. All of the applicable development standards contained in the underlying zoning
district, except where the applicant has obtained vuriances or udjustments in
accordance with Chapters� 18.370;
2. All other applicable standards and requirements contained in this title.
B. Development Standards. Development standards in residential zoning districts are
contained in Table 18.510.2.
RESPONSE: The applicant has designed the proposed subdivision to comply with the
dimensional standards as laid out in Table 18.510.2, specifically and shown on the
submitted plans.
Required Setbacks Other Requirements
Front Yard: 20 feet Minimum Lot Size: 10,000 square feet.
Street Side 15 feet Average Lot Width: 65 feet
Side Yard: 5 feet Maximum Height: 30 feet
Rear Yard: 15 feet Maximum Lot Cover none
Garage: 20 feet
The proposed subdivision will comply with all of these development standards. Per
Section 18.430.020(D), lot averaging is allowable provided no lots are less than 80% of
the minimum lot size of the underlying district. All lots will exceed the minimum 10,000
square feet standard, and the average "usable" lot size is 11,540 square feet.
Westview Partition
I 0800 S W N.Dakota
Revised for Completenss -9 -
Lot Coverage:
For the R-3.5 zoning district, does not have a maximum lot coverage standard, nor a
minimum landscape coverage requirement.
In most cases it is not a requirement to show the building envelopes on the preliminary
plat except where needed to demonstrated compliance with other standards such as tree
preservation. However, lot envelopes have been shown to confirm compliance with
standard setbacks, without need for any Variance.
18.510.060 Accessory Structures
A. Permitted uses. Accessory structures are permitted by right in all residential zones
subject to...
RESPONSE: No specific buildings are proposed as part of this land use request.
However, the existing house and detached accessory shop will be retained. Appropriate
setbacks for the shop have been provided, consistent with the R 3.5 standards. New
homes will be built on the other two lots, at some time in the future, after the plat is
recorded. This request only involves platting. It will be the responsibility of the home
owner and/or builder to meet the requirements of this Section. This item does not apply
to this decision.
Chapter 18.705
ACCESS, EGRESS,AND CIRCULATION
18.705.030 General Provisions
A. Continuing obligation of property owner. The provisions and maintenance of�access und
egres.s stipulated in this tide are continuing requirements for the use of any structure or
parcel of real property in the Cily.
RESPONSE: The provisions and maintenance of access and egress for the use of the
new structures or parcels of real property as stipulated in this title will be continuing
requirements.
B. Access plan requirements. No building or other permit shall be issued until scaled plans
are presented and approved as provided by this chapter that show how access, egress
and circulation requirements are to be fulfilled...
RESPONSE: The applicant has submitted scaled plans for approval showing proposed
access, egress and circulation consistent with code requirements.
C. Joint Access. Chvners 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 in this title,
provided.•
Wesriiew Partition
10800 S W N.Dakota
Revised for Completenss - ��-
1. Satisfactary legal evidence shall be presented in the form of deed,
easement, leases or contracts to establish the joint use; and
2. Copies of the deeds, easements, leases or contracts are placed on
permanent file with the Ciry.
RESPONSE: This section applies to Lots 2 & 3, as proposed they will share a common
access easement. This easement is proposed in order to mcet thc street frontage standard
of 15 feet. The appropriate easement, including maintenance responsibilities will be
recorded with the plat. Because the common drive is over 300 feet in length, a turn-
around is provided at the northeast corner of Lot 2. The easement will be reciprocal
between Lots 2 & 3, but the easement will not grant any access rights to Lot 1. The
limitation of access rights to Parcel 1 is necessary to avoid the minimum 20 foot wide
street access requirement for access to 3 or more parcels. Curbing and fencing between
Lots 1 & 2 are proposed to ensure restricted access to Lot 1 from the joint access drive.
The turn-around, as designed, meets the requirements of emergency vehicle access, and is
designed to Fire District standards.
D. Public street access. All vehicular access and egress as required in Sections
18.70�.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.
RESPONSE: The existing house, which will remain on Lot 1, takes access from SW
North Dakota Street. This individual access will be retained. In addition, a private
driveway will be provided within the side yard setback of Lot I for access to the detached
shop in the rear yard. Proposed Lots 2 & 3 will share a common access drive, off of
North Dakota Street. The shared access drive will provide the minimum 15 foot street
frontage required for these two lots. The vehicular access and egress will be maintained
at the required standards on a continuous basis by the owner of each parcel. This access
drive will not provide any access for Lot 1.
E. Curb cuts. Curb cuts shall be in accordance with Section 18.810.030N.
RESPONSE: All curb cuts will conform to the requirements of 18.810.030.N. See
18.810.030.N later within this narrative.
F. Required walkway location. On-site pedestrian walkways shall comply with the
following standards...
RESPONSE: There are no on-site pedestrian walkways created with the public street.
This item does not apply.
G. Inadequate or hazardous access.
1. Applications for building permits shall be referred to the Commission for review
when, in the opinion of�the Director, the access proposed...
Westview Partition
10800 SW N.Dalcota
Revised for Completenss - 1 1 -
RESPONSE: This application is not for a building permit. No direct individual access
to an arterial or collector is proposed and no service drives are proposed. Therefore, this
item does not apply.
H. Access Management.
1. An access report shall be submitted with all new development proposals which
verifies design of driveways and streets are safe by meeting adequate stacking
needs, sight distance and deceleration standards as set by ODOT, Washington
County, the City and ASSHTO(depending on jurisdiction of faciliry.)
RESPONSE: The application has been submitted with an access report which verifies
the design of the driveways and streets to be safe. This criterion has been met.
2. Driveways shall not be permitted to be placed in the influence ureu of collector or
arterial street intersections...
RESPONSE: The proposed partition has been designed to allow the driveways to be
placed outside of the influence area of collector or arterial streets. The site does not abut
either an arterial or collector street. This criterion is met.
3. The minimum spacing of driveways and streets along a collector shall be 200 feet.
The minimum spacing of driveways and streets along an arterial shall be 600 feet.
RESPONSE: The proposed partitioning is not proposing access to either a collector�r
arterial street. Therefore, this item does not apply.
4. The minimum spacing of local streets along a local street shall be 125 feet.
RESPONSE: There are no new or opposing local streets proposed. This item does not
apply.
1. Minimum access requirements for residential use.
RESPONSE: Consistent with Table 18.705.1, all lots will meet the minimum 15 foot
wide, with 10 feet of paving driveway standard.
Chapter 18.725
ENVIRONMENTAL PERFORMANCE STANDARDS
18.725.020 General Provisions
A. Purpose. The purpose of this chapter is to apply the federal and state environmental laws,
rules and regulations to development with the City of Tigard.
RESPONSE: The applicant understands that compliance with state, federal, and local
environmental regulations are the continuing obligation of the property owner, and will
Westview Partition
]0800 S W N.Dakota
Revised for Completenss . - 12 -
abide by the applicable standards. As a residential development there are no anticipated
problems of compliance with performance standards set froth in 18.725.030.
Chapter 18.745
LANDSCAPING AND SCREENING
18.745.040 Street Trees
RESPONSE: Street improvements will be provided along the site frontage. Therefore
street trees will also be provided along the North Dakota frontage. Street trees are also
proposed along the east side of the shared access drive serving Lots 2 & 3. Screening for
the joint access drive was addressed above.
Chapter 18.755
MIXED SOLID WASTE AND RECYCLABLE STORAGE
18.755.010 Purpose and Applicability
RESPONSE: The proposed waste/recyclables management system will function in the
same manner as any other single-family detached residential development with curbside
service.
Chapter 18.765
OFF-STREET PARKING AND LOADING REQUIREMENTS
18.765.020 Applicability of Provisions
A. New construction. At the time of the erection of a new structure within any zoning
district, off=street vehicle parking will be provided in accordance with Section
18.765.070.
RESPONSE: As required by Table 18.765.2, the proposed subdivision is designed to
meet or exceed the minimum of one (1) off-street parking space per dwelling unit. While
no structures are proposed, at this time, it is anticipated that each lot will have a 2 car
garage with driveway space in front adequate to accommodate 2 cars.
Chapter 18.790
TREE REMOVAL
18.790.030 Tree Plan Requirement
C. Subsequent tree remova[. Trees removed within the period of one 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 18.790.060D.
RESPONSE: A tree removal plan has been developed and an Arborist Report has been
provided. 'l�he existing trees were surveyed as to location, size and species. The plan
identifies all trees which will need to be removed for initial site construction and future
Westview Partition
I0800 SW N.Dakota
Revised for Completenss - 13 -
street improvements. The plan illustrates the proposed building envelopes of the homes
on each of the lots, based on standard setbacks.
There are 19 trees on-site, 13 of which are greater than 12-inches in diameter at breast
height. Ten of these trees have been determined to be hazards due to poor health, while 3
are identified as preservable.
Eleven of the 12+ inch trees will need to be removed to construct the shared access drive,
and to provide utilities for Lots 2 & 3 and street frontage improvements. The trees to be
removed include tree numbers 06 and 10, which were identified as preservable. Tree No.
6 will be too close to the required street improvement for North Dakota Street to allow
preservation. However, efforts will be made to preserve Tree No. 11, which is at the
edge of the turn-around.
The removed trees will require 100% mitigation. The total�caliper inches of the 11 trees
to be removed is 260 caliper inches. Consequently, the applicant will need to pay for 260
caliper inches, or plant an equivalent in caliper inches.
The applicant is planning mitigation via a fee-in-lieu. If the applicant proposes to
complete the plantings instead, a landscape plan will be provided to the City for City
Arborist review and compliance.
Chapter 18J95
VISUAL CLEARANCE AREAS
18.795.030 Visual Clearance Requirements
A. At corners. Except within the CBD zoning district a visual clearance area shall be
maintained on the corners of all properry adjacent to the intersection of two streets, a
streel and u ruilrouc� or a driveway providing access to a public or private street.
RESPONSE: Vision clearance areas, as required, are shown on the plans. A
preliminary access report is also included, which demonstrates adequate sight distance for
the proposed new shared driveway.
18.795.040 Computations
B. Non-arteria!streets.
1. Non-arterial streets 24 feet or more in width. At all intersections of two non-
arterial streets, a non-arterial street and a driveway, and a non-arterial street or
driveway and railroad where at least one of the streets or driveways is 24 feet or
more in width, a visual clearance area shall be a triangle formed by the right-of-
way or properry lines along such lots and a straight line joining the right-of-way
or properry line at points which are 30 feet distance from the intersection of the
right-of-way line measured along such lines. See Figure I8.795.1:...
RESPONSE: Appropriate vision clearance areas are provided, based on local street
access.
Westview Partition
10800 SW N.Dakota
Revised for Completenss - 14-
Chapter 18.81 D
STREET AND UTILITY IMPROVEMENT STANDARDS
18.810.030 Streets
A. Improvements.
1. No development shall occur unless the development has frontage or approved access to a
public street.
2. No development shall occur unless streets within the development meet the standards of
this chapter...
RESPONSE: The proposed partition has frontage on SW North Dakota Street, which is
a public street. The proposed lot access is via private driveways, one existing serving the
existing house, and one shared driveway for the two new lots. These accesses meet the
standards set forth in this chapter.
S. If the City could and would otherwise require the applicant to provide street
improvements, the Ciry Engineer may accept a future improvements guarantee in
lieu of street...
RESPONSE: The applicant is proposing a future improvement guarantee and will work
with the City Engineer on the specific details prior to or in conjunction with Final Plat
approval and prior to recording of the plat.
B. Creation of rights-of-way for streets and related purposes. Rights-of-way shall be
created through the approval of a final subdivision plat or major partition...
RESPONSE: With the preliminary approval and recording of the final plat of this
partition, 9 feet of additional right-of-way will be dedicated along the frontage of North
Dakota Street. This dedication will provide for a 29 foot centerline section. As noted
above, frontage improvements will be provided. No new road way is being created.
C. Creation of access easements. The approval authoriry may approve an access easement
established by deed without full compliance with this title provided...
RESPONSE: One shared access easement is proposed between Lots 2 & 3. The
easement provides adequate access for the two lots, and will be recorded with the
appropriate maintenance agreement.
D. Street location, width and grade. Except as noted below, the location, width and grade of
all streets shall conform to an approved street plan and shall be considered...
RESPONSE: No new street is being proposed, so this criterion does not apply.
E. Minimum rights-of-way and street widths. Unless otherwise indicated on an approved
street plan, or as needed to continue an existing improved street, street right-of-way...
Westview Partition
10800 SW N.Dakota
Revised for Completenss - 1 S -
RESPONSE: Nine feet of additional right-of-way will be dedicated for North Dakota
Street. Street improvement will be provided. The criteria for this Section will be met.
f�: Future street plan and extension of streets.
RESPONSE: An existing streets plan has been submitted with this application showing
the pattern of existin�streets in this neighborhood. The existing local street network in
the immediate neighborhood provides reasonable connectivity. There are no proposed
future streets within the immediate area surrounding or adjacent to the proposed project.
All items that are required to be shown have been placed on the plan.
H. Street alignment and connections.
1. Full street connections with spacing af no more than 530 feet between
connections is required except where prevented by barriers such as topography,
railroads,freeways, pre-existing developments, lease provisions, easements,
covenants or other restrictions existing prior to May 1, 1995 which preclude
street connections. A full street connection may also be exempted due to a
regulated water feature if regulutions would not permit construction.
RESPONSE: There are no proposed full street connections within the proposed project.
And, there is no proposed new street, therefore this criterion does not apply.
2. All local, neighborhood routes and collector streets which abut a development...
RESPONSE: There are no existing streets stubbed to the site and no logical extension of
future streets. Therefore this criterion does not apply.
3. Pruposec!street or street extensions shall be located to provide direct access to
ezisting or planned transit stops, commercial services, and other neighborhood
facilities, such as schools, shopping areas and parks.
RESPONSE: There are no existing or planned transit stops within or adjacent to the
proposed development site. This criterion does not apply.
4. All developments should provide an internal network of connecting streets that
provide short, direct travel routes and minimize travel distances within the
development.
RESPONSE: This site is small and does not involve any new streets. This criterion
does not apply.
J. Existing rights-of-way. Whenever existing rights-of-way adjacent to or within a tract are
of less than standard width, additional rights-of-way shall be provided at the time of
subdivision or development.
Westview Partition
10800 SW N.Dakota
Revised for Completenss - 1 f) -
RESPONSE: The partitioning will provide for 9 feet of additional right-of-way for
North Dakota Street. There are no other streets involved with this application. This
criterion is met.
N. Grades and curves.
1. Grades shall not exceed ten percent on arterials, 12 0 on collector streets, or
12% on any other street (except that local or residential access streets may have
segments with grades up to 1 S%for distances of no greater than 250 feet), and
2. Centerline radii of curves shall be as determined by the City Engineer.
RESPONSE: The applicant will not be changing the grade of the existing street. This
criterion does not apply.
O. Curbs, curb cuts, ramps, and driveway approaches. Concrete curbs, curb cuts,
u•heelchair, bicycle ramps and driveway approaches shall be constructed in accordance
with standards specified in this chapter and Section 1 S.04.080; and:
1. Concrete curbs and driveway approaches are required; except
2. Where no sidewalk is planned, an asphalt approach may be constructed with Ciry
Engineer approval; and
3. Asphalt and concrete driveway approaches to the property line shall be built to
City configuration standards.
RESPONSE: A half-street improvement will be provided along the site frontage. The
concrete driveway approach for the shared access drive is designed and will be
constructed to the standards specified in the chapter and Section 15.04.080.
S. Survey monuments. Upon completion of a street improvement and prior to acceptance
by the Ciry, it shall be the responsibilily af(he develvper's registered professionul land
surveyor to provide certificution to the Ciry that all boundary and interior monuments
shall be reestablished and protected.
RESPONSE: The applicant will provide certification to the City that all boundary and
interior monuments have been reestablished and protected. This survey will be
completed by a registered professional surveyor and will be done upon completion of the
street improvement and prior to acceptance by the City.
18.8I0.040 Blocks
A. Block design. The length, width and shape of hlocl�s.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.
RESPONSE: This application does not involve creating any new blocks. Therefore,
this criterion does not apply.
Westview Partition
10800 S W N.Dakota
Revised for Completenss - �� -
B. Sizes.
1. The perimeter of blocks formed by streets shall not exceed 2,000 feet mea.rured
along the centerline of the streets except.•
RESPONSE: The existing block network is established by the existing development
pattern of lots and streets, and there are no additional opportunities to provide shorter
blocks or more street connections related to this application. This Section does not
apply.
18.810.060 Lots
A. Size and sftape. Lot size, width, shape and orientation shall be appropriate for the
location of the development and for the rype of use contemplated...
RESPONSE: The development provides for appropriately designed lots relative to size,
width, shape and orientation and for the single family residential use contemplated. Each
lot has been designed to meet the criteria listed in subsections (1), with no lot including
public right-of-way; and (2)with all three lots having the depth @ less than 2 `/2 times the
average width). None of the lots are sized such that they could be further partitioned
under the current zoning, and they all meet the minimum lot size for the zone.
Subsection three (3) relates to non-residential use and therefore does not apply to the
proposed development. All lots have at least fifteen(15) feet of frontage on a public
street.
C. Througfr lots. Through lots shall be avoided...
RESPONSE: The proposed partition has been designed to avoid through lots, and none
are created.
D. Lot side lines. The side lines of lots, as far as practicable, shall be at right angles to the
street upon which the lots front.
RESPONSE: As far as practicable, the proposed lots have been designed with side lines
at right angles to the street upon which the lots front.
18.810.120 Utilities
A. Underground utilities. All utiliry lines including, but not limited to those required for
electric, communication, lighting and cable television services and related facilities...
RESPONSE: The development is designed with all utilities underground. The
necessary arrangements have been created with the serving utility companies to provide
the underground services. All underground utilities to be installed in the streets will be
constructed prior to the surfacing of the streets. The stubs for service connections are
designed to avoid disturbing the street improvements when the service connections are
made. These criteria have been met.
Westview Partition
10800 SW N.Dakota
Revised for Completenss - 1 g -
CWS Service Provider Letter
RESPONSE: The proposed partition is not located on a site that contains, nor is it
adjacent to, an area deemed sensitive by Clean Water Services.
SUMMARY CONCLUSIONS
The proposed Partitioning and preliminary plat complies with all applicable elements of the
Comprehensive Plan, and Development Code. The proposed plat meets the provisions of ORS
Chapter 92. The streets are laid out to conform to existing and planned roads on adjacent
properties. An explanation is provided for all common improvements. The proper steps have
been taken to ensure compatibility with the established neighborhood character within the City
boundaries. Adequate public facilities and services exist to serve the development and all
improvements will be constructed to City and other applicable standards.
Westview Partition
10800 SW N.Dakota
Revised for Completenss - 19 -
ac
u
ESTRIDGE
OMES
AND ARTITION
Development Impact Report
3 Lots
Prepared by
SFA Design Group, LLC
9020 SW Washington Sq. Dr., Suite 350
Portland, OR 97223
IMPACT STUDY
The proposed development is located at 10800 SW North Dakota Street, Tigard, Oregon.
Impacts of this development wiil result from construction of 2 new homes eventually built on
this property. There is one existing house, which will not be retained.
Based on Portland State University's Center for Population and Research, the average household
size is 2.3 people. Therefore, with three new homes, there will be an added impact created from
an estimated 5 new people. However, some of these people may already live in Tigard and will
just be relocating from one area of town to this development.
Water
There is an existing water line in SW North Dakota Street, which can be utilized to provide water
service to the proposed site. The proposed site will be equipped with fire hydrants and adequate
access for emergency equipment prior to construction of homes. There are existing hydrants,
one about 80 feet to the west and one about 170 feet to the east of the subject site. The
development will pay required SDC's, as its proportional contribution towards facility capacity.
Typical household water usage is about 300 gallons per day. Therefore the increased impact of
this development will only be about 600 gallons per day. T'he current Tigard Water District has a
current system storage capacity of 24.5 million gallons. The current average daily demand is 5
mg/day, with a peak summer demand of 14 mg/day. With two additional homes, this
development will have a de minimus impact on the water system.
Sewer
There is a manhole to an existing 8" sanitary sewer line located in SW North Dakota Street.
This line will provide service to the two proposed new lots. The sanitary sewer lines will be
installed prior to construction of homes. The development will pay required SDC's, as its
proportional contribution towards facility capacity.
The current wastewater treatment system for Tigard is part of Clean Water Services regional
system, which is designed for capacity anticipated within the UGB and their service area. The
system has ample capacity to serve this proposed development. Clean Water Services' Service
Provider Letter is included in the application packet.
Storm Draina�e
Storm water will be collected through a system of pipes and catch basins. Collected storm water
will be conveyed to the ditch along the frontage of the property. The applicant will pay a fee in-
lieu of providing water quality and detention. The development will pay required SDC's, as its
proportional contribution towards facility capacity.
Westview Constcuction Land Partition—Impact Report -2 -
The attached storm drainage report defines the impact of the proposed development. Storm run-
off from this development will be managed consistent with City and Clean Water Services
standards and will not create any significant off-site impact.
Other Utilities
� All public utilities will be delivered to the proposed site via underground lines in the proposed
street. The public utilities will be installed prior to home construction.
Transportation
Traffic will predominantly use SW North Dakota Street to either Scholls Ferry Road to the west
or SW Tiedeman to Greenburg to the east. Both routes link easily to State highway 217. SW
North Dakota Street is currently built as a two lane local street. There currently are no sidewalks
long the frontage of the property. Sidewalks are intermittent along this street. The development
will pay required TIF, as its proportional contribution towards facility capacity.
The traffic addition from the proposed subdivision will not significantly affect the existing roads.
Typical single family housing generates an average of 7-10 vehicle trips per day. The total
estimated new trip generation will be between 14 to 20 trips per day. Because the site will
generate less than 500 trips no traffic study is required.
Tri-Met bus routes 12, 94 and 95 all run along Highway 99W, which can be accessed from
Greenburg Road. Routes 45, 62 and 92 all run on Scholls Ferry Road, Route 45 runs on SW
1215` Avenue, and Route 64 runs on Greenburg Road. There is, however, no bus stop located
adjacent to or near the subject site. Auto and non-auto transportation facilities are already well
developed in the local area surrounding the subject site.
All improvements proposed in this subdivision will be local on-site facilities. Because of the
existing roads and development surrounding this site, there is no opportunity to make additional
road connections.
Fire Services
The City is served by Tualatin Valley Fire & Rescue. The District has 22 fire stations, three of
which are in or near Tigard and the subject site(Tigard Station, King City Station, and Durham
Station). The district has a goal of less than a 6 minute response for fire and medical calls. The
district serves a 210 square mile are with a population of 418,000 citizens.
Police
The Tigard Police Department employs 78 personnel, including 62 sworn officers and 16 non-
sworn staff. The department received accreditation through the State of Oregon in 2003. The
department serves a base population of 46,000 and a daytime population of about 96,000,
including Washington Square.
Westview Constniction Land Partition—[mpact RepoR -3 -
Parks
The City has over 350 acres of park land, with a current population of over 46,000, which
computes to an average of 7.6 acres of parks per 1,000 people. The development will pay
required SDC's, as it proportional contribution towards facility capacity.
Noise
This is a residential development located within a residential neighborhood. Other than the
interim construction period, there is nothing unusual about this development that would result in
any substantial increase in noise over normal residential ambient levels.
Conclusion
All of the impacts of this development will be proportional and similar to other existing and
planned residential developments.
Westview Construction Land Partition—Impact Report -4-
CC�°_ S
� o �
5FA Design Group, LLC
■ STRUCTURAL � CIVIL � LAND USE PLANNING
December 5, 2006
Current Planning Division
City of Tigard
13125 SW Hall Blvd.
Tigard, Oregon 97223
Re: Access Report for Westridge Homes— Land Partition, North Dakota Street
Dear Kim,
I have designed and reviewed the development plans for the Westridge Land Partition. The
design of the access points are in accordance with the requirements of the City of Tigard for
public and private improvements. No new street will be created. However, a shared access drive
will be created to serve two of the proposed three lots.
We are proposing deferred public street improvements within the existing dedicated right-of-
way, plus additional dedicated right-of-way for S W North Dakota Street. The applicant will
execute a"Future Street Improvements Agreement" with the City to ensure completion of the
required improvements.
The existing house will retain access from its existing driveway. A second access drive will be
constructed to serve the two new lots to the rear of the existing house. There are no other
existing or proposed public streets which can serve this development.
All access will be from North Dakota Street. The shared driveway will be located 42 feet east of
the existing driveway. SW 108`�Avenue is located 120 feet to the west of the existing driveway,
and SW 106�' Avenue is located 337 feet to the east of the proposed shared access drive. The
proposed access drive will intersect with S W North Dakota and will provide adequate sight
distance of, at least, 350 feet from the west and 337 feet to the east.
• S W North Dakota runs slightly downgrade to the east along the frontage of the site. This
vertical alignment does not hinder sight distance for the subject site. However, visibility
from the west is restricted slightly by an existing (approximately 3' high)hedge along the
frontage of the adjacent property at the southeast corner of SE 108`h Avenue. However,
the proposed driveway will be elevated 2-3 feet above the grade of the street, which
compensates for the hedge.
• Visibility from the east is unobstructed from, at least SW 106`� Avenue, which intersects
North Dakota 337 feet east of the site. The existing fence, which is located on the south
property line, currently will not limit visibility since the front of the vehicle will be past
the fence before entering the street. The fence is currently setback 12 feet from the edge
9020 SW Washington Square Drive,Suite 350•Portland,Oregon 97223•503-641-8311 •Fax 503-643-7905•www.sfadesigngroup.com
of the pavement. In the future, with the additional dedication and road improvements,
one panel of the fence may need to be removed to ensure adequate sight distance.
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 Counry, the City and AASHTO (depending
on jurisdiction offacility.)
This letter serves as the access report required with all new development proposals verifying the
design of driveways and streets are safe and meet adequate stacking needs, sight distance and
deceleration standards as set by ODOT, Washington County,the City and AASHTO as required
depending on the jurisdiction of the facility. The shared access drive will be private facility
maintained by Parcels 2 & 3. Southwest North Dakota is a local street, which extends between
Greenburg Road and Scholls Ferry Road.
2. Driveways shall not be permitted to be placed in the influence area of collector or aYterial
street intersections. Influence area of intersections is that area where queues of tra�c
commonly form on approach to an intersection. The minimum driveway setback from a
collector or arterial street intersection shall be I50 feet, measured from the right-of-way line
of the intersecting street to the throat of the proposed driveway. The setback may be greater
depending upon the influence area, as determined from City Engineer review of a traffic
impact report submitted by the applicant's traffic engineer. In a case where a project has less
than 1 SO feet of street frontage, the applicant must explore any option for shared access with
the adjacent parcel. If shared access is not possible or practical, the driveway shall be placed
as far from the intersection as possible.
No driveways are proposed in the influence area of a collector or arterial street intersection. All
access will be directly to North Dakota, which is not a collector 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.
No driveways are proposed along a collector or arterial and therefore the spacing standards are
not applicable.
4. The minimum spacing of local streets along a local street shall be 125 feet
No new local streets are proposed. Southwest 106th is located 337 feet east of the subject site.
Southwest 108`I' is located 145 feet west of the proposed shared driveway. Therefore the
spacing standarc� is met.
Sight Distance:
The current conditions and elevations of SW North Dakota do not limit the required sight
distance. The proposed private access drive intersection with North Dakota will not cause any
significant reduction in sight distance.
The designated speed for SW North Dakota Street is 25 MPH, which requires a minimum sight
distance of 250 feet. The measured sight distance from the proposed shared access drive is 350
feet to the west and 337 feet to the east.
If you should have any questions or comments please contact me.
Sincerely,
SFA Design Group, L C.
Brent Fitch, P.E. ,����p PR p�Fs�,
Civil Project Manager—Principal �5 � 1 h /0
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■ STRUCTURAL � CIVIL � LAND USE PLANfJING
WESTVIEW LAND PARTITION
PRELIMINARY STORM REPORT
PRE-DEVELOPED AND DEVELOPED FLOW ANALYSIS
Job No. 172-001
Date: December 7, 2006
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VALID THROUGH 12-31-07
Applicant: Steve Yurekco Owner: Donald&Joann Randall
Westridge Homes 10800 SW North Dakota Street
11401 NW Skyline Boulevard Tigard, OR 97223
Portland,OR 97231
Ph. (503)978-0830
Prepared By: Brent Fitch, PE
Civil Project Manager—Principal
9020 SW Washington Sq. Drive, Suite 350
Portland, OR 97223
Ph. (503) 641-8311
9020 SW Washington Square Drive,Suite 350•Portland,Oregon 97223•503-641-8311 • Fax 503-643-7905•www.sfadesigngroup.com
TABLE OF CONTENTS
1. NARRATIVVE
2. VICINITY MAP
3. EXISTING AND PROPOSED CONDITIONS
4. SOIL AND WATER FEATURES
5. RUNOFF CURVE NUMBERS (TR55)
6. MANNING'S "n" VALUES
7. IMPERVIOUS AREA CALCULATIONS
8. PREDEVELOPED TIME OF CONCENTRATION
9. DEVELOPED TIME OF CONCENTRATION
10. WATER QUALITY CALCULATIONS
11. SANTA BARBARA URBAN HYDROGRAPHS
12. STORMWATER CONVEYANCE CALCULATIONS
B:�I.and Projects 2004\172-OOIU�ydroU721-prelm-storm-report.doc
December 7, 2006
City of Tigard
13125 SW Hall Blvd.
Tigard, OR 97223
RE: Westview Land Partition Job No. 172-001
To Whom It May Concern,
I have attached the supportive calculations for the Westview Land Partition. The address is
10800 SW North Dakota Street, Tigard, OR 97223. Tax Lot#2300 and Map# 151-34DA.
The property will be developed into a 3-lot partition.
The site prior to development is acres having 0.96 acres of impervious surface as a result of
the existing buildings and gravels within the site boundary. The proposed development will
create 0.29 acres of impervious surface. Refer to the Impervious Area Calculations. The
design flow for water quality is 0.03 cfs.
The site prior to development has one drainage basin. The existing basin directs the surface
water to the northeast side the property (refer to Existing Basin Exhibit). With the site
development, we are collecting drainage from the site with 12"culverts and connecting to an
existing storm line on SW North Dakota Street. (Refer to Developed Conditions Exhibit).
We will not be doing water quality or detention on site since the applicant will be paying fee
in-lieu.
The minimum slope required to convey the 25-year flow through 12" concrete pipes for this
development is 0.0044. (Refer to the attached Conveyance Calculations)
Sincerely,
.
Brent Fitch, P.E.
Civil Project Manager- Principal
SFA DESIGN GROUP, LLC.
B:U.and Projects 2004\172-0011hydro11721-prelm-storm-report.doc
Westridge �a nd Pa rtition
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VICINITY MAP
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AD GRf�TE=196.5d I 12"CULVERT � I I �E�t89'�� I
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IE IN(W =193.24 IE=192.66 . 12"CULVERT I I
�1 IE=190.43
IE IN(S�)=193.34 I � � � � \
IE OUT(�E)=193.14 I •.•. ;';., " 18"OUTFALL
I � , , � � IE=190.56 I I
PRIVATE DRAIN I
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9507583� " A L E X i E S T A T E
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� o o SHEET DESIGNED BY BEF DATE 12/06
�' � DRAWN BY 1N� DATE 12 06 5FA DeSign Graup, LLC
� I REVIEWED BY BEF DATE STRUCTURAL I CIVIL I LAND USE PLANNING
� PROJECT N0. 12'001 F�EF. 9020 SW Washington Square Dr. Suite 350
N � �F Portland, Oregon 97223
� � SCALE HORZ.1'-50' ■ p: (503)641-8311 f: (503)643•7905
2 VERT.NIA sfadesigngroup.com
17201STORM-EXHIBIT.DWG
5MH RIMm195.88 I I I I
B"FLOWLINE(W/E)=186.38
I I I OMH R1M=193.91
AD GRATE=195.69 I I I FLOWLfiIE(W/E)=190.81
IE IN{W)=193.79
BMINt9S 63 IE OUT(E)=1g3.69 I I I AD GRATE=190.59
�WLINE(W/E)=188.23 12"CULVERT — — — IE IN(W)=188.19
— — — — — — 1 , _ _ L IE=i92.36 L � IE OUT(5)=187.89
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IE IN{W =193.24 I@=192.66 � •� . 12"CULVERT
IE IN(5�)=193.34 I 50.6' IE=190.43 I I I
IE OUT E)=193.1 ( i8��0UTFALI.
y W I ATTEMPT TO ��=�g0.56 I I I
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I I � 2 I �
I I DOCUMENT N0. I I
I I 95075831 � " A L E X I E S T A T E S '�
-� Z � SHEET DESIGNED BY BEF DATE 12-06
m o � DRAWN BY TNT DATE 12-06 5FA Design Group, LLC
� � REVIEWED BY BEF DATE '�TRUCTURAL I CNIL � LAND USE PLANNING
N �F PROJECT N0. 172-001 REF. 9020 SW Washington Square Dr. Suite 350
� SCALE HORZ.1'-50' Portland, Oregon 97223
2 VERT. N/A
� p: (503)641-8311 f: (503)643•7905
sfadesigngroup.com
1721STORM-EXHIBIT.DWG
SOIL FEA� tJRES FOR WASHINGTON CUUNTY
Soil nacne and map symbol Hydro-logic Flooding
group Frcc�uency Duration Months
Aloha:
t C NONE NONE IvTONE
Amiri: :<
z C NONE NONE NONE
Astoria:
sE,3r B NONE NONE NONE
Briedwel l:
aB,ss,sc,sv B NONE NONE NONE
Carlton:
6s,6c B NONE NONE NONE
Cascade:
�B,�c,�D,�E,�F C NONE NONE NONE
Chehalem:
sc C NONE NONE NONE
Chehalis:
9,io B COMMON BRIEF NOV-MAR
Cornelius:
11B, 11C,11D,11E,11F:
Cornelius part C NONE NONE NONE
Kinton part C NONE NONE NONE
Cornelius Varient:
iz�, tzs,i2c D NONE NONE NONE
Cove:
i3, ia D COIvIlVION BRIEF DEC-APR
Da}ton:
1� D NONE NONE NONE
Delena:
t 6c D NONE NONE NONE
Goble:
17B, 17C,17U,17E, 18E,18F C NO� NO� NO�
Hclvetia:
19B, 19C,19D,19E C NONE I��NE I�1�NE
Hembre:
2oE,zoF,2oc B NONE NONE NONE
Hillsboro:
2 i,a,z i s,z i c,2 i D B NONE NONE NONE
Hubberlv:
22 D NONE NONE NONE
Jory:
23B,23C,23D,23E,23F C �T�� N�� �I��
KIICt115:
24G
Kilchis part C NONE NONE NONE
Klicldtat part B NONE NONE NONE
1721 HYDR.xIs 1 SOIL FEATURES PRINTED:12/8/2006 7:09 AM
Water Features
Washington County,Oregon
Water table Ponding Flooding
Map symbol Hydrologic Surface runoff Month
and soil name group Upper limit Lower limit Surface depth Duration Frequency Duration Frequency
Ft Ft Ft ,
1:
Aloha C -- January 1.5-2.0 1.7-3.3 -- --- None -- None
February 1.5-2.0 1.7-3.3 -- --- None -- None
March 1.5-2.0 1.7-3.3 -- --- None --- None
April 1.5-2.0 1.7-3.3 -- --- None -- None
December 1.5-2.0 1.7-3.3 -- --- None -- None
US DA Natural Resources This report shows only the major soils in each map unil.Others may exist.
Tabular Data Version:3
= Conservation Service Tabular Data Version Date:09/21/2006 Page 1 of 1
h.,��iOFF CURVE NUMBERS (TR55)
Table 2-2a: Runoff curve numbers Cor urban areas �
Cover description CN for hydrologic soil group
Average percent
Cover type and hydrologic condition im ervious areaz A B C D
Fully developed urban areas(vegetation established)
Open space(lawns,parks,golf courses,cemeteries,etc.)3:
Poor condition(grass cover<50%) 68 79 86 89
Fair condition(grass cover 50%to 7�%) 49 69 79 84 DEV
Good condition(grass cover>75%) 39 61 74 80 PRE
Impervious areas:
Paved parking lots,roofs,driveways,etc.(excluding right-of-way) 98 98 98 98 IMP
Strects and roads:
Paved;curbs and storm sewers(excluding right-of-way) 98 98 98 98
Paved;open ditches(including right-of-way) 83 89 92 93
Gravel(including right-of-way) 76 8� 89 91
Dirt(including right-of-way) 72 82 87 89
Westem desert urban areas:
Natural desert landscaping(pervious areas only)4 63 77 85 88
Artificial desert landscaping(impervious weed barrier,desert shrub with
1-to 2-inch sand or gravel mulch and basin borders) 96 96 96 96
Urban districts:
Commercial and business 8� 89 92 94 95
Industrial 72 81 88 91 93
Residential districts by average lot size:
1/8 acre or less(town hoases) 6� 77 8� 90 92
1/4 acre 38 6l 7� 83 87
1/3 acre 30 57 72 81 86
t/2 acre 2� 54 70 80 85
1 acre 20 �1 68 79 84
2 acres 12 46 65 77 82
Developing urban areas
Newly graded areas(pervious areas only,no vegetation)5 77 86 91 94
Idle lands(CNs are determined using cover types similar to those in table
2-2c)
1:Average runoff condition,and[a=0.2S.
2: The average percent impervious area shown was used to develop the composite CN's. Other assumptions are as follows:impervious areas are
directly connec[ed to the drainage system,impervious areas hava a CN of 98,and pervious areas are considered equivalent to open space in good
hydrologic condition. CN's for other combinations of conditions may be computed using figure 2-3 or 2-4.
3: CN's shown are equivalent to those of pasture. Composite CN's may be computed for other combinations of open space cover type.
4: Composite CN's for natural desert landscaping should be computed using figures 2-3 or 2-4 based on the impervious area percentage(CN=
98)and the pervious area CN. The pervious area CN's are assumed equivalent to desert shrub in poor hydrologic condition.
5: Composite CN's to use for the desigrt of temporary measures during grading and construction should be computed using figure 2-3 or 2-4
based on the degree of development(impervious area percentage)and the CN's for the newly graded pervious azeas.
MANNING'S "n" VALU�S
SHEET FLOW EQUATION MANNING'S VALUES n,
Smooth Surfaces(concrete,asphault, gravel,or bare hand packed soil) 0.011
Fallow Fields or loose soil surface(no residue) 0.05
Cultivated soil with residue cover(<20%) 0.06
Cultivated soil with residue cover(>20%) 0.17
_ ..... .. ____.
__ .. __
___. ._.._____
Short prairie grass and lawns �.i5;
Dense grasses 0.24
Bermuda grasses 0.41
Range(natural) 0.13
Woods or fonest with light underbrush 0.40
Woods or forrest with dense underbrush 0.80
SHALLOW CONCENTRATED FLOW(after initial 300 ft of sheet flow,R=0.1) �
Forrest with hea�y ground litter and meadows (n = 0.010) 3
Brushy ground with some trees(n=0.060) 5
Fallow or minimum tillage cultivation(n=0.040) 8
High grass(n=0.035) 9
Short grass,pasture and lawns(n=0.030) 11
Nearly bare ground(n=0.25) 13
Paved and gravel areas(n=0.012) 27
CHANNEL FLOW (Intermittent) (At tl�e beginning of all visible channels,R= kr
Forested swale with heavy ground cover(n=0.10) �
Forested drainage course/ravine with defined channel bed(n=0.0�0) 10
Rock-lined watenvay(n=0.035) 15
Grassed waterway{n=0.030) 17
Earth-lined waterway(n=0.025} 20
CMP pipe(n=0.024) 21
Concrete pipe(n=0.012} 42
Other waterways and pipe 0.508/n
CHAN1vEL FLOW(continuous stream,R=0.4) f:�
Meandering stream(n=0.040) 20
Rock-lined stream(n=0.035) 23
Grass-lined stream(n=0.030) 27
Other streams, man-made channels and pipe(n=0.807/n)
1721 HYDR.xIs\ MANNING'S COEFFICIENTS 12/14/2006 10:47 AM
IMPERVIOUS AREA CALCULATIONS
JOB NUMBER: 172-001
PROJECT: Westview Partition
FILE: 17201hydr.xls
DEVELOPED IMPERVIOUS AREA
ON-SITE
3 LOTS AT 2,640-SF IMPERVIOUS AREA/ LOT 7,920.00 ftZ
PROPOSED STREET PAVEMENT&TURNAROUND 4,832.00 ft2
12,752.00 ft2 0.29 ac
EXISTING IMPERVIOUS AREA
BUILDINGS 3,372.41 ft2
CONCRETE 3,227.29 ft2
GRAVEL @ 60% IMPERVIOUS 1,558.40 ft2
8,158.10 ft2 0.19 ac
Total Development Area 41,765.70 ft2 0.96 ac
Developed Impervious Area 12,752.00 ft' 0.29 ac
% Developed Impervious 30.5 %
Existing Impervious Area 8,158.10 ft2 0.19 ac
% Existing Impervious 19.5 %
1721 HYDR.xIs
12/14/2006 12:11 PM
PREDEVELOPED TIME OF CONCENTRATION
JOB NUMBER: 172-001
PROTECT: Westview Partition
FII.E: 17201 hydr.�s
LAG ONE: SHEET FLOW(FIRST 109 FEET)
Tt=Travel time
Manning's"n"= 0.15
Flow Length,L = 109 ft (300 ft. max.)
P=2-year, 24hr storm= 2.5 in
Slope, So= 0.032 ftJft
_ �0.42��n * L�o.s
TT — �P�o.s �S �o.a 9.83 min.
0
_ ___ __
____ _ _ _ __ _
TOTAL PREDEVELOPED TIME OF CONCENTRATION= ' 9.83!:min.
1721 HYDR.xIs\PREDEVELOPED Tc 12/14/2006 12:19 PM
UI;VI;LOPED TIME OF CONCI?NTRA7'ION
JOB NUMBER: 172-001
PROJECT: Westview Partition
FILE: 17201hydr.xls
Catchment Time 5 min.
Longest Run of Pipe 380 ft
Velocity of Flow 3 fk/s
Time in Pipe=(380 ft)/(3.00 ft/s)= 127 s
TOTAL DEVELOPED Tc= 7.11 min.
1721HYDR.xIs\DEVELOPED Tc 12/14/2006 10:48 AM
WATER QUALITY CALCULATIONS
JOB NUMBER: 172-001
PROJECT: Westview Partition
FILE: 17201 hydr.xls
REFERENCES:
1.Clean Water Services R&O 04-9
2. Discussions with Clean Water Services.
REQUIRED WATER QUALITY TREATMENT: 65%Phosphorus Removal.
PROPOSED TREATMENT METHODS:
1. Sumped Catch Basins 15%
2. Bio-Filtration Swale 50%
total 65%
DESIGN STORM:
Precipitation: 036 inches
Storm Duration: 4 hours
Storm Return Period: 96 hours
Storm Window: 2 weeks
IMPERVIOUS AREA:
Watershed Area: 0.96 acres
Percent imp: 30.37 %
Impervious Area: 029 acres
Design Intlow=(0.29 ac)*(43560 ft^2/ac)*(036 in/4.0 hrs)= 0.03 cfs
1721HYDR.xIs\H20 QUALITY l2/14/2006 10:53 AM
SANTA BARBARA URBAN HYDROGRAPHS
JOB: 172-001
PROJECT: Westview Partition
FILE: 17201 hydr.xls
DESIGN DURATION PRECIP AREA % AREA CN AREA CN TIME Q
STORM TOTAL IMP PERV. PER. IMP. IMP. (MIN) (CFS)
DESCRIPTION (YR) (HR) (IN) (AC) (AC) (AC)
PREDEVELOPED 2-YEAR PEAK DISCHARGE 2 24 2.5 0.96 19.53 0.77 74 0.19 98 9.83 0.1728
DEVELOPED 2-YEAR PEAK DISCHARGE 2 24 2.5 0.96 30.53 0.6661 79 0.29 98 7.11 0.2859
PRE�EVELOPED 10-YEAR PEAK DISCHARGE 10 24 3.45 0.96 19.53 0.77 74 0.19 98 9.83 0.3336
DEVELOPED 10-YEAR PEAK DISCHARGE 1a 24 3.45 0.96 30.53 0.6661 79 0.29 98 7.11 0.4813
PREDEVELOPED 25-YEAR PEAK DISCHARGE 25 24 3.9 0.96 19.53 0.77 74 0.19 98 9.83 0.4184
DEVELOPED 25-YEAR PEAK DISCHARGE 25 24 3.9 0.96 30.53 0.6661 79 0.29 98 7.11 0.5799
DEVELOPED 50-YEAR PEAK DISCHARGE 50 24 4.2 0.96 19.53 0.7715 74 0.19 98 9.83 0.4772
DEVELOPED 50-YEAR PEAK DISCHARGE 50 24 4.2 0.96 30.53 0.6661 79 0.29 98 7.11 0.6472
PREDEVELOPED 100-YEAR PEAK DISCHARGE 100 24 4.5 0.96 19.53 0.77 74 0.19 98 9.83 0.5377
DEVELOPED 100-YEAR PEAK DISCHARGE 100 24 4.5 0.96 30.53 0.6661 79 0.29 98 7.11 0.7155
1721 HYDR.xIsSBUH
12/14/200612:19 PM
STORMWATER CONVEYANCE CALCULATI�NS
JOB: 172-001
PROJECT: Westview Partition
FILE: 17201 hydr.xls
Design Storm: 25 YR
Storm Duration: 24 HRS
Precipitation: 3.9 IN
Manning's"n" 0.013
INC. AREA % AREA CN AREA CN TIME Q PIPE SLOPE Qf Q/Qf Vf VNf ACTUAL
AREA TOTAL IMP. PERV. PER. IMP. IMP. (M1N) (CFS) SIZE V
LINE (AC) (AC) (AC) (AC) (IN) (FT/FT) (CFS) (%) (FPS) (%) (FPS)
SDLN-04
CB-04B TO MH-03E 0.29 0.96 30.53 0.67 79 0.29 98 7.1 I 0.58 12 0.0044 237 0.2447 3.02 0.4447 1.34
1721HYDR.xIs\CONVEYANCE
12/14/2006 12:20 PM
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IC �
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Aus .29• 2006 2:03PM CLEAN WATER SERVICES 503 6814439 No•4382 P• 1
e�;��•��leu� e�:�►� 50364�/yN' �r;;: FAU-E ez
� .._.. ...__. ---�---�--
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• �� - 6-O�� �
CleanV�atc�.r \ Service I � -- - �
Vur �•��mmilment i� �_Ir.ac. gY- - -�n It�-!ve rea PreScreening Site Assessment
Jurisdiction Ci 7%af //G�}R� Date �-�2-06
Map �TaxLat 1 s� 3y/J ._7�T 130� Owner paH�rA�Jauuu�sl�vl�i9l.G
' Applicant �Cnr �G7`rJ�
Slte Address � dd _�dj{ lt ��1_AT Company S�'7U,�"fiti�r <-r�ov/�
Address• 9asv y�G�f��MsT�a So:/,i2�
Proposed Activity 3�G r P,�R r�7'��� City State Zip �/{l/,,,fiv/��Ok �'I�Z�
Phone y`a�- 6f/- $3//
Fax h�j-6 Q3 -�y'u s-.
By submltting this form the Owner,o��wner'S 1UthOrlYed agent or representative, aCknowledges
and�gre4�that employees of Glean Water Services have authorlty to enter the project site at all
reasonable times for the purpose of inspecting proJect site conditions and gatheri�g infvrtnation
rel9ted to the project site.
Offlclal uee only befow thls Ilno
_-:_�:�s�•_,.:�::
Offftlal uSC O��y below thle Ilne OtfitWl YSe only balow 1h1�I lne
Y N NA Y N NA
Sensitive Area Compoaite Map Stormwater Infrastructure maps
C� � ❑ Map�F _ S/cclD ❑ ❑ � as# 4/.2/�
locally adopted studies or maps Other
❑ ❑ � Specify � n � Specify �__ _._ _
Based on a review of the above Info�mation and the requirements of Clean Water Servlces
Desig� and Construction Standards Resolution and Order No. 04-5:
� SensitiYe areas potentiatly exist on slte or within 2RQ'of the site. THE APPLICANT MUST
PERFORM A SITE CERTIFICATION PRIOR TO ISSUANCE OF A SERVtC�PROVIDER. If
SQtlSltive AreaS Pxist on the SitE 01'Withfll Z00 feet on adjacent properties, a Natural
Rc�ourccs ASSC�91t'►ent Repon may also be required.
� Sensitive areas do not appear to exist on site o�within 200'of the site. This pre-screcnin�
site assessment does MOT e[iminate the need to evaluate and protect water quallty
sc�nsitive areas If they are subsequently discovered. This document wiU serve as your
Servioe Ptovider letter as required by Resolutlon and Order a4�,Sectivn 3.0z.1. AI!
required permits and app�ovals must be obtained and completed under applicable local,
state, and federal law.
❑ The proposad activity dor.s not mr.crt the de�nition of development. NO StT�ASS�SSM�NT
OR SERVICE PROVIDER LE7TER IS REQUIRED.
Reviewer Comments:
Reviewed 8y: Date: �/,'�, �
!
Post-�t•Fax tvoce �6�1 oa�$ ;t �,g�► � Off�c�a� use only
T, �,m Rerur�ed to Applii•c�nt
''�` �' '�'" Mull Fr;u D( Courrter
Co./p�l. Co. f. .
C�{'�/ Dafe .2 13y�
Phone IF Phone M ��2� �'�,��� �/T—.
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tch The Wave Of The FuturE
Pacific Northwest Title
Please return the favor by ordering title 8 escrow services from Pacific Northwest Title.
Note: You may request this information by using Transaction Number T-116656
Ben Altman
SFA Design Group, LLC
9020 SW Washington Square Road
Suite 350
Portland,OR 97223
Phone: 503-641-8311
Fax: 503-643-7905
Email: baltman@sfadg.com
Order Date County Property Address
08/09/2006 Washington -
Order Time Marketing Rep Owner
10:39:45 AM Katie Frahm -
.o ❑ PO ❑ Map ❑ Deed ❑ CC&R's ❑ Labels 0 Other
❑ FAX � Deliver ❑Will Pick Up ❑ Mail ❑ EMail O Other
Additional Information
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Order customer service on the internet at www.pnwtor.com
Customer Service 8� Nite Owl
503-671-0525
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benefit the ultimate insured; indiscriminate use only benefiting intermediaries will not be permitted. Said services may
be discontinued. No liability is assumed for any errors in this report.
08/09/2006 09: 38 FA\ 503 690 7954 PAC NW TITLE SLiNSET f�00'L/006
PACIFIC NORTHWEST TITLE
TRi-CouN�nr
9020 SW Washington Sq. Rd., Suife 220
`�` Tlgerti, �R 97223
Titfa:503-6r1-0505 Fax:503-643-3746
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of Oregoo,Inc.
PRELIMINARY TITLE REPORT
FOR TITLE INSURANCE
June 20, 2006
Order Number: 06283712-W
Property Address: 10800 5W North Dakota Street
Tigard, OR 97223
Pacific Northwest Title of Oregon, Inc.
1975 NW 167th Place#103
Beaverton, OR 97006
Attention: Cindy Murphy
Telephone: (503) 350-5060
Reference: Randall/Windridge Homes
Amount Premium
ALTA Owners Policy{1992) $260,000.00 $ 850.00
ALTA Loan Policy (1992) $ 255,000.00 $ 352.00
Government Service Charge $ 50.00
City Lien Search—City of Tigard $ 35.00
OT1R0 Endorsements 209, 59 8�208.1 $ 100.00
This is a preliminary billing only; a consolidated statement of all charges, credits, and advances, if any in
connection with this order will be provided at closing.
Pacific Northwest Title +s prepared t�issue on request and on recording of the appropriate documents, a policy or
policies as applied for, with coverages as indicated, based on this preliminary commitment that as of June 9, 2006
at 5:00 p.m. title of the property described herein is vested in:
DONALD D. RANDALL and JOANN RANDALL,
as tenants by the entirety
Subject only to the exceptions shown herein and to the terms, canditions and exceptions contained in the policy
form. This commitment is preliminary to the issuance of a policy of title insurance and shall become null and void
unless a policy is issued, and the full premium paid.
Description:
See Exhibit A Attached hereto and made a part hereof
Page 1 of Preliminary Order Number. 06283712-W
OS/09/200fi 09: 38 FAX 503 690 7954 PAC NW TITLE SLINSE'P 1�003/OQ6
SCHEDULE B—CONTINUEU
GENERAL EXCEPTIONS:
1. Taxes or assessments which are not shown as existing liens by the records of any taxing authority that levies
taxes or assessments on real property or by the public records. Proceedings by a public agency which may
result in taxes or assessments, or notices of such proceedings, whether or not shown by the records of such
agency or by the pubiic records.
2. Any facts, rights, interest, easements or claims which are not shown by the public records but which could be
ascertained by an inspection of said fand or by making inquiry of persons in possessio�thereof.
3. (a) Unpatented mining claims; (b) reservations or exceptions in patents or in Acts authorizing the issuance
thereof; (c} water rights, claims or title to water, whether or not the matters excepted under (a), (b), or (c) are
shown by the public records.
4. Discrepancies, conflicts in boundary lines, shortage in area, encroachments or any other facts which a correct
survey would disclose, and which are not shown by the pubtic records.
5. Statutory liens or other liens or encumbrances, or claims thereof,which are not shown by the public records.
SPECIAL EXCEPTIONS:
6. City liens, if any, of the City of Tigard. We find none as of June 9, 200fi.
7. The herein described premises are within the boundaries of and subject to the statutory powers, including the
power of assessment, of Clean Water Services.
8. Rights of the public in and to any portion of the he�ein described premises lying within the boundaries af S.W.
North Dakota.
9. Line of Credit Trust Deed, including the terms and provisions thereof to secure the amount noted below and
other amaunts secu�ed thereunder, if any:
Grantor : Donald �. Randall and JoAnn Randall, husband and wife
Trustee : Chicago Title Insurance Company
Beneficiary : Bank of America, N.A.
Dated : March 24, 2003
Recorded : April 7, 2003
Fee No. : 2003-05262Q
Amount : $20,fl00.Q0
Loan No. : 34268160100823599
1�. Trust Oeed, including the terms and provisions thereof to secure the amount noted below and other amounts
secured thereunder, if any:
Grantor - Donald D. Randafl and JoAnn Randall, husband and wife
Trustee : First American Title insurance Company
Beneficiary : Bank of America, N.A., a national banking association
Dated : December 8, 2005
Recorded : January 18, 20�6
Fee No. : 2006-006413
Amount : $130,000.00
Loan No. : 64232d7189
11. Parties in possession, or claiming to be in possession, other than the vestees shown herein. Fo�the purpose
of ALTA Extended coverage, we will require an Affidavit of Possession be completed and returned to us.
Exception may be taken to such matters as may be shown thereby.
Page 2 of Preliminary Order Number: 06283712-W
08/09/2006 09: 39 FAX 503 690 7954 PAC NW TITLE SUNSET lp]004/006
SCHEDULE B—CONTINUED
12. Statutory liens for labor or materials, including liens for contributions due to the State of Oregon for
unempioyment compensation and for workmen's compensation,which have now gained or hereafter may
gain priority over the lien of the insured mortgage where no notice of such liens appear of record.
13. An accurate survey of these premises showing boundary lines, and iocation of improvements and easements,
should be furnished for our review prior to our writing an ALTA Extended Policy. Exception may be taken to
such matters as may be shown thereby.
14. The legal description contained in this Preliminary Title Report covers more property than is intended for the
transaction. We will require a surveyor's legal description covering the specific property. A sale or
conveyance of said parcel may be in violation af the partition statutes.
NOTE: Washington County Ordinance No. 193, recorded May 13, 1977 in Washington County, Oregon,
imposes a tax of$1.00 per$1,000.00 or fraction thereof on the transfer of real property located within
Washington County.
NOTE: Taxes paid in full for 2QD5-2006:
Le�ied Amount : $3,�373.43
Account No. : 1S134DA-02300
Levy Code : �23.74
Key No. : R269569
NOTE: We find no judgments or Federal Tax Liens against WINORIDGE HOMES, INC.
NOTE: Oregon law provides that monetary judgments may become a lien on real property owned by the
judgment debtor. We find no judgments against the vested owners of the herein described property other
than those, if any, listed as a numbered exception above.
If you have any questions regarding this report or your escrow closing please contact Cindy Murphy
at (5�3) 350-5060, located at 1975 NW 167th Place#103, BeaveRon, OR 97006 .
Email add�ess: cindym�pnwtor.com
PACIFIC NORTHWEST TITLE OF OREGON, INC.
By
To er tr
Tit Officer
TRB:p fi
cc: Donald 8 JoAnn Randall
cc: Windridge Homes
cc: RelMax Equity Group, Inc.
Attn: Steve Yurecko
Attn: Branch Coo�dinator
Page 3 of Prefiminary Order Number: 06283712-W
OS/09/YOOb 09: J9 r'AX 503 ti90 7y54 t'A(; NW '1'1'1'L� Sl11V5�'1' 1Q005/006
Exhibit A
A portion of the John L. Hicklin Donation Land Claim No. 54 in Section 34, Township 1 South, Range 1 West of
the Willamette Meridian, in the County of Washington and State of Oregon, said tract of land hereby conveyed
being the Westerly one-third portion of that certain tract of land conveyed to Helen L. Glass by deed recorded on
Page 663 in Book 170, Record of Deeds of Washington County, Oregon, and more particularly described as
follows, to-wit:
BEGINNING at a point on the North line of the John L. Hicklin Do�ation land Claim#54 in Section 34, Township
1 South, Range 1 West, Willamette Meridian, 27.035 chains East of the Northwest corner thereof, and running
thence South, parallel with the West line of the said Hicklin C1aim 7.55-1/2 chains ko an iron pipe; thence East,
parallel with the North line of said claim 87.34 feet to an iron pipe; thence No�th, parallel with the West line of said
claim, 7.55-1/2 chains to a point on the North line thereof, from which point an iron pipe bears South 20.0 feet
thence West along the claim fine 87.34 feet to the place of beginning.
EXCEPTING however, the rights of the public in and to any portion thereof lying and being within the boundaries
of County roads and highways.
,
Page 4 of Preliminary RepoR Qtder Number: 062B3712-W
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THIS MAP IS FURNISHED AS A CONVENIENCE BY PACIFIC NORTHWEST TITLE �
This map is not a survey and does not show the location of any improveme�ts. -��'
The company assumes no liabiliry for errors therein,
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i I i ' ' i VICINITY MAP
I ; � � ., � � � I N.T.S.
i � i � �.�5506 :� � � � i
i W� i I . I ; � ; OWNER: Q z
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i W: i ! � i DONALD F�ND JOANN RANDALL � F=
� )� � � 15' ACCESS EASEMENT ' I �
i ¢: i ' i i i 0800 S W I�IORTH DAKOTA STREET � o�
i �� i o I PORCH o I ��°n � i i TIGARD,OR 97223 � �
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� �i � ���"��s`�'� eP°'G i i � APPLICANT: Z w
iN,, i �0 g60 � Exiro R�aN SE � i I � � �
i i i i � i i WESTRIDGE HOMES J �
� � ;' •1' i i � ll401 NW SKYLINE BLVD W w
1 i I f . �' ~ I i i i PORTLAND,OR 97231 � �
i � � i" � i i i i PHONE(503)978-0830
� � � �a,sta sF � i i i CONTACT: STEVE YUREKCO
J( ' (1 10'PAVEMENT I � I
� � ; ; � PLANNING/ENGINEFRiNG/ SURVEYING:
� � � � I i � GRAPHIC SCALE
�� � i SHON � i i i SFA DESIGN GROUP,LLC
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,' T� i i � � 15 � �� 9020 WASE{INGTON SQUARE RD,SUITE 3�0
� f--— ------� aE�,� to�. 2B'RADIUS i i i i �,��.� PORTLAND,OR 97223
� •�::
�� r i i m i i � ''�`"- �° " PHONE(503)641-831 I /FAX(503)643-7905
, i � is � 20• . i i
� � � -�� �_s � 4s• �m i i ' CONTACTS: BEN ALTMAN/BREN"I'FITCH/
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� � 95075831 � �
� " A � E X � E S T A T E S " � � � a N
(IM FEET)
1 I�E- ]0 (t £
TYF'ICAL STREET SECTION W � o �
Tl1RNAROUND �
SIREEf S6CIION C�
Pao.�c, w�vew
NO. 92-001
TYPE PIr+iO
PRE-APPLICATION
=
'' CONFE RE NCE RE QUE ST
City�Tigxrz�Penret Center 13125 SWHaII Blul, Ti�xrr� OR 97223
Phor�• 503.639.4171 Fax:503.598.1960
GENER.AL INFORMATION
Applicant �QS/ !�//x�t/ �o�u3i�2kcT«�r FORSTAFFUSE ONLY
Address: �d �}�,G ��'f 3�� Phone: .SV„3" 7�y y3�f
��,; T�G'"'u/L� Zip: CJ 7 iy�� Case No.• � ��,Z--t�t��o 'Oc� �Z�
3�3-6 y/;�'3!/ �ceipt No.: 2c»I,— 3 �b2.�
Contact Person: . �/� /�lir/1/j�j�(,/ Phone: �
S'�t,¢ Q,�tid N 6��yI� Application Acce ted By:
Property Owner/Deed Holder(s): �(���U�N� ��'�L,�,¢�/ Date: ���OS�
� DATE OF PRE-APP.: pI �
Address: l g��� f S/��/r/Qk �Phone: TIME OF PRE-APP.: ��- �
G�y: _ S ��ICl,�.Eb� , D�� zip: _ �?!f(� PRE-APP.HELD WITH:
�} xe,..�isio�
Property Address/Location�S�: �G�a ��+1�/�f//'�'/� ���]�Q i:\cucpin\mascersVand use applications\Pre-App Request App.doc
REQUIRED SUBMITTAL ELEMENTS
Tax Map&Tax L,ot#(s): `�� 3 Z !✓!� � LoT�3 0� (Note: applications will not be accepted
without the required submittal elements)
Zoning:_ � '" 3• s �' Pre-A.pplication Conf.Request Form
Site Size: . ��j /�G�IE S 5 COPIES EACH OF THE FOLLOWINCy.�
❑ Brief Description of the Proposal and any
PRE-APPLICATION CONFERENCE INFORMATION site-specific questions/issues that you would
like to have staff research prior to the
All of the information identified on this form are required to be submitted by meeting.
the applicant and received by the Plaruiing Division a rr>in�rr�um of one (11 � Site Plan. The site plan must show the
week �rior to officially scheduling a �re-a��lication conference date/time to proposed lou and/or building layouu drawn
allow staff ample time to prepare for the meeting. to scale. Also, show the location of the
subject propeny in relation to the nearest
A pre-application conference can usually be scheduled within 1-2 weeks of the streeu; and the locations of driveways on the
Planning Division's receipt of the request for either Tuesday or Thursda� subject property and across the street.
mominQS. Pre-application conferences are one (1� hour long and are typically � VicinityMap.
held between the hours of 9:00-11:00 AM.
[� The Proposed Uses.
PRE-APPLICATION CONFERENCES MUST BE SCHEDULED IN 0 Topographic Information. Include Contour
PERSON AT THE COMMLJNITY DEVELOPMENT COUNTER Lines if Possible.
FROM 8:00-4:00/MONDAY-FRIDAY.
❑ If the Pre-Application nference is for a
IF MORE THAN 4 PEOPLE ARE EXPECTED TO ATTEND THE I; MONOPOLE projec , the applicant must
PRE-APPLICATION CONFERENCE IN YOUR GROiJP, PLEASE ��� � attach a copy of th,e'letter and proof in the
INFORM THE CITY IN ADVANCE SO THAT ALTERNATE ROOM form of an affietavit of mailing, that the
ARRANGEMENTS CAN BE MADE TO ACCOMMODATE THE collocauon protocol was completed (see
GROUP. Section 18.7,.98.080 of the Tigard Community
Developr�fent Code).
❑ Filing Fee$362.00
Seplember 2006 Octobar 2006
, S M T W T F S 3 M T W T F 3
1 2 1 2 3 4 5 fi 7
3 4 �5 6 7 8 9 8 8 10 11 12 13 14
10 11 72 13 14 75 16� ��. 15 16 17 18 19 20 27 !
t7 18 79 20 21 22 23I I 22 23 24 25 26 27 28
Z4 Z5 zfi 2� ZB Z9 3o Tuesda Se tember 05 2006 29 30 3,
-Pre-A s CD Meetin s
Earl
8:00 AM
9:00 AM (9:00 AM - 10:00 AM) Pre-App
10:00 AM (10:00 AM- 11:00 AM) Ben Altman 503-641-8311 10800 SW North Dakota 3-lot MLP
11:00 AM
12:00 PM
1:00 PM
2:00 PM
3:00 PM
4:00 PM
Late
Tasks
Notes
Kristie Peerman 1 8!7/2006-1:11 PM
5FA Design Group, LLC
■ STRUCTURAL � CIVIL � LAND USE PLANNING
August 7, 2006
Planning Division
City of Tigard
13125 SW Hall Blvd.
Tigard, Or 97223
RE: Pre-Application Conference Project Summary.
Dear Planners:
Attached is a request for Pre-Application Conference, plus check for$362.00.
We are representing a developer, who is purchasing Tax Lot 2300, 1 S 1 34DA, see
attached maps. The lot contains .96 acres.
The site is zoned, with R-3.5. Our client desires to file a 3 lot partition.
Attached is a copy of the Tax Map, general topography, and a conceptual lot layout.
Access to the site is from SW North Dakota.
Sincerely,
SFA Design Group, LLC
j���. L�%Cl/1+��.,
Ben Altman
Senior Planner/Project Manager
9020 SW Washington Square Drive,Suite 350• Portland,Oregoo 97223 •503-641-8311 • Fax 503 6d3 7905 •e�^,�,���vsfadesigngroup.com
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THIS MAP IS FURNISHED AS A CONVENIENCE BY PACIFIC NORTHWEST TITLE `�f (UU �
This map is not a survey and does not show the location of any improvements.
The company assumes no liability for errors therein.
MAP# 1S134DA 02300
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of Oregon,Inc.
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1S134DA 2300
Washington County
Oregon
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PRE-APPLICATION CONFERENCE NOTES � ���
➢ ENGINEERING SECTION Q ��,�nga„,,o;�go�
Community�Development
S�ia � ABetterCommun'
PUBLIC FACILITIES Tex Mep[gl: 1S1340A
rax�oas�: 2300
Use iype: MLP
The extent of necessary public improvements and dedications which shall be required of the applicant
will be recommended by City staff and subject to approval by the appropriate authority. There will be
no final recommendation to the decision making authority on behalf of the City staff until all concerned
commenting agencies, City staff and the public have had an opportunity to review and comment on
the application. The following comments are a projection of public improvement related requirements
that may be required as a condition of development approval for your proposed project.
Riqht-of-way dedication:
The City of Tigard requires that land area be dedicated to the public:
(1.) To increase abutting public rights-of-way to the ultimate functional street classification
right-of-way width as specified by the Community Development Code; or
(2.) For the creation of new streets.
Approval of a development application for this site will require right-of-way dedication for:
� SW North Dakota Street to 29 feet from centerline (appears to 20 feet)
❑ SW to feet
❑ SW to feet
❑ SW to feet
Street improvements:
� Half street improvements will be necessary along SW North Dakota Street, to include:
� 18 feet of pavement from centerline
� concrete curb
� storm sewers and other underground utilities
� 5-foot concrete sidewalk with 5 foot planter strip
� street trees sized and spaced per TDC
� street signs, traffic control devices, streetlights and a two-year streetlight fee.
❑ Other:
CITII OFTI6ARD Pre-Applfcatlon CoMerence Notes Paga 1 of 6
Englneering O�partm�at S�cUon
-+� '
❑ street improvements will be necessary along SW , to include:
❑ feet of pavement
❑ concrete curb
❑ storm sewers and other underground utilities
❑ -foot concrete sidewalk
❑ street trees
❑ street signs, traffic control devices, streetlights and a two-year streetlight fee.
❑ Other:
❑ street improvements will be necessary along SW , to include:
❑ feet of pavement
❑ concrete curb
❑ storm sewers and other underground utilities
❑ -foot concrete sidewalk
❑ street trees
❑ street signs, traffic control devices, streetlights and a two-year streetlight fee.
❑ Other:
❑ street improvements will be necessary along SW , to include:
❑ feet of pavement
❑ concrete curb
❑ storm sewers and other underground utilities
❑ -foot concrete sidewalk
❑ street trees
❑ street signs, traffic control devices, streetlights and a two-year streetlight fee.
❑ Other:
❑ street improvements will be necessary along SW , to include:
❑ feet of pavement
❑ concrete curb
❑ storm sewers and other underground utilities
❑ -foot concrete sidewalk
❑ street trees
❑ street signs, traffic control devices, streetlights and a finro-year streetlight fee.
CIT110F T16ARD Prealpplicadon Co�eronce Notes Page 2 of 6
Englenring oeaar�m�ut s�ctl�n
❑ Other:
Aqreement for Future Street Improvements:
In some cases, where street improvements or other necessary public improvements are not currently
practical, the improvements may be deferred. In such cases, a condition of development approval
may be specified which requires the property owner(s) to provide a future improvement guarantee.
The City Engineer will determine the form of this guarantee. The following street improvements may
be eligible for such a future improvement guarantee:
(1.) North Dakota Street
�2.)
Overhead Utility Lines:
� Section 18.810.120 of the Tigard Municipal Code (TMC) requires all overhead utility lines
adjacent to a development to be placed underground or, at the election of the developer, a
fee in-lieu of undergrounding can be paid. This requirement is valid even if the utility lines
are on the opposite side of the street from the site. If the fee in-lieu is proposed, it is equal to
$ 35.00 per lineal foot of street frontage that contains the overhead lines.
There are existing overhead utility lines which run adjacent to this site along SW North
Dakota (opposite side of the street). Prior to issuance of building permits, the applicant shall
either place these utilities underground, or pay the fee in-lieu described above.
Sanitary Sewers:
The nearest sanitary sewer line to this property is a(n) 8 inch line which is located in North Dakota
Street. The proposed development must be connected to a public sanitary sewer. It is the
developer's responsibility to connect to the public sewer. Each lot must have a separate lateral
connected to the public sewer.
Water Supplv:
The Citv of Tiqard (Phone:(503) 639-4171 provides public water service in the area of this site. This
service provider should be contacted for information regarding water supply for your proposed
development.
Fire Protection:
Tualatin Valley Fire and Rescue District (South Division) [Contact: Eric McMullen, (503) 612-7010]
provides fire protection services within the City of Tigard. The District should be contacted for
information regarding the adequacy of circulation systems, the need for fire hydrants, or other
questions related to fire protection.
CI'TY OF i1CARU Pre-Applicatlon Co�erence Notes Page 3 M 6
Ed�In��rlaB��partm�M S�ctl�n
Storm Sewer Improvements:
All proposed development within the City shall be designed such that storm water runoff is conveyed
to an approved public drainage system. The applicant will be required to submit a proposed storm
drainage plan for the site, and may be required to prepare a sub-basin drainage analysis to ensure
that the proposed system will accommodate runoff from upstream properties when fully developed.
The public storm sewer line may need to be extended on the south side of North Dakota Street or the
runoff from the site connected to the storm sewer on the north side of the street.
A fee-in-lieu of detention will be allowed if there are no downstream concems by fhe City's PW
Department.
Storm Water Qualitv:
The City has agreed to enforce Surface Water Management (SWM) regulations established by the
Unified Sewerage Agency (USA) (Resolution and Order No. 00-7) which requires the construction of
on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus
contained in 100 percent of the storm water runoff generated from impervious surfaces. The
resolution contains a provision that would allow an applicant to pay a fee in-lieu of constructing an on-
site facility provided specific criteria are met. The City will use discretion in determining whether or not
the fee in-lieu will be offered. If the fee is allowed, it will be based upon the amount of impervious
surfaces created; for every 2,640 square feet, or portion thereof, the fee shall be $210. Preliminary
sizing calculations for any proposed water quality facility shall be submitted with the development
application. It is anticipated that this project will require:
❑ Construction of an on-site water quality facility.
� Payment of the fee in-lieu.
Other Comments:
All proposed sanitary sewer and storm drainage systems shall be designed such that City
maintenance vehicles will have unobstructed access to critical manholes in the systems. Maintenance
access roadways may be required if existing or proposed facilities are not otherwise readily
accessible.
9) Driveway spacing standards per Drawing 140 of Public Improvement Design Standards.
6 feet minimum between adjacent property line and driveway approach. 30 foot minimum spacing
between driveway approaches on the same property.
2) Private sfreet required if all three lots use the same access.
3) 18.705.030.H.1 Provide preliminary sight distance certification for access point(s) wifh Land Use
application for completeness.
TRAFFIC IMPACT FEES
CITY OF i16ARD Pre-Appllcatlon Co�er�nce Notes Page 4 ef 6
FnglnnrinB D�partmeM S�ctl�n
In 1990, Washington County � pted a county-wide Traffic Impact � � (TIF) ordinance. The Traffic
Impact Fee program collects Tees from new development based _.� the development's projected
impact upon the City's transportation system. The applicant shall be required to pay a fee based upon
the number of trips which are projected to result from the proposed development. The calculation of
the TIF is based on the proposed use of the land, the size of the project, and a general use based fee
category. The TIF shall be calculated at the time of building permit issuance. In limited
circumstances, payment of the TIF inay be allowed to be deferred until the issuance of an occupancy
permit. Deferral of the payment until occupancy is permissible o� when the TIF is greater than
$5,000.00.
Pay the TIF
PERMITS
Public Facility Improvement (PFI) Permit:
Any work within a public right-of-way in the City of Tigard requires a PFI permit from the Engineering
Department. A PFI permit application is available at the Planning/Engineering counter in City Hall.
For more extensive work such as street widening improvements, main utility line extensions or
subdivision infrastructure, plans prepared by a registered professional engineer must be submitted for
review and approval.
The Engineering Department fee structure for this permit is considered a cost recovery system. A
deposit is collected with the application, and the City will track its costs throughout the life of the
permit, and will either refund any remaining portion of the deposit, or invoice the Permittee in cases
where City costs exceeds the deposit amount. NOTE: Engineering Staff time will also be tracked for
any final design-related assistance provided to a Permittee or their engineer prior to submittal of a PFI
permit application. This time will be considered part of the administration of the eventual PFI permit.
The Permittee will also be required to post a perFormance bond, or other such suitable security.
Where professional engineered plans are required, the Permittee must execute a Developer/Engineer
Agreement, which will obligate the design engineer to perform the primary inspection of the public
improvement construction work. The PFI permit fee structure is as follows:
NOTE: If an PFI Perm�is required,the applicant must obtain that
permit prior to release of any permits from ihe Building Diuision.
Building Division Permits:
The following is a brief overview of the type of permits issued by the Building Division. For a more
detailed explanation of these permits, please contact the Development Services Counter at
503-639-4171, ext. 304.
Site Improvement Permit (SIT). This permit is generally issued for all new commercial,
industrial and multi-family projects. This permit will also be required for land partitions where lot
grading and private utility work is required. This permit covers all on-site preparation, grading
and utility work. Home builders will also be required to obtain a SIT permit for grading work in
CITy OFi16ARU Pro-Aqplicatlon CoMerence Notes Pago 5 of 6
fngln�ering D�partm�M E�etl�n
�w �
cases where the lot ' � are working on has slopes in -cess of 20% and foundation
excavation material is not to be hauled from the site.
Building Permit (BUP). This permit covers only the construction of the building and is issued
after, or concurrently with, the SIT permit.
Master Permit (MST). This permit is issued for all single and multi-family buildings. It covers all
work necessary for building construction, including sub-trades (excludes grading, etc.). This
permit can not be issued in a subdivision until the public improvements are substantially
complete and a mylar copy of the recorded plat has been returned by the applicant to the City.
For a land partition, the applicant must obtain an Engineering Permit, if required, and return a
mylar copy of the recorded plat to the City prior to issuance of this permit.
Other Permits. There are other special permits, such as mechanical, electrical and plumbing
that may also be required. Contact the Development Services Counter for more information.
GRADING PLAN REQUIREMENTS FOR SUBDIVISIONS
All subdivision projects shall require a proposed grading plan prepared by the design engineer. The
engineer will also be required to indicate which lots have natural slopes between 10% and 20%, as
well as lots that have natural slopes in excess of 20%. This information will be necessary in
determining if special grading inspections will be required when the lots develop. The design engineer
will also be required to shade all structural fill areas on the construction plans. In addition, each
homebuilder will be required to submit a specific site and floor plan for each lot. The site plan shall
include topographical contours and indicate the elevations of the corners of the lot. The builder shall
also indicate the proposed elevations at the four corners of the building.
,
PREPARED BY: -� Y � � � �_ � -S —o �°
ENGINEERIN DE ARTMENT STAFF DATE
Phone: [5031639�4171
Fax: [5031624-0752
dowment2
Revised: September 2,2003
CIT10F 116ARD Pre-Applicatlon CoMaronce Notes Pago 6 af 6
Engin��ring D�puap�M S�ctlm
CITY OF TIGARD „
PRE-APPLICATION CONFERENCE NOTES °
(Pre-Application Meeting Notes are Valid for Six (6) Months) � � �
_,__.____ - _ - -
-- �1��-� �/( 1
PRE-APP.MTG.DATE: � � �j � �-��'
STAFF AT PRE-APP.: l%�`�' I IC�" �-
_ _ _ - -- - - RESIDENTIAL
5 F f! t'�<�s���n 6�ti..�.�
APPLICANT: �ti;�si v����.: �c-, _.h-� ���; �� AGENT: ��'^ �l +.�,n n
Phone: (�,<�,) �y�:� - y3.�� Phone: f�����) ��u� - ���l
PROPERTY LOCATION:
ADDRESS/GENERAL IOCATION: J�'��'t' S��% iL'�=� +t� .!7 a k��•�- 5 t� cz t
TAX MAP(S)/LOT #(S): �5► 3�I 1�A - o.�.�t%c�
NECESSARY APPLICATIONS: M �n o- ��-n d- ��-r-�� fi �,� �1�t��' )
PROPOSAL DESCRIPTION: J7�+v � d� ��-� , `1� ��� s�� � �-� -�'1-��-�. �-��r��r Is,
COMPREHENSIVE PLAN
MAP DESIGNATION: L�.� ��',,s . �-�, -7�rs r de,�-h��t l �
ZONING MAP DESIGNATION: t� - 3 .S
ZONING DISTRICT DIMENSIONAL REQUIREMENTS [Refer to Code Section 18. J ►� l
MINIMUM LOT SIZE: � ��� sq. ft. Average Min. lot width: G%5 ft. Max. building height: 3�� ft.
Setbacks: Front�o ft. Side -� ft. Rear i5� ft. Comer o ft. from street.
MAXIMUM SITE COVERAGE: �- % Minimum landscaped or natural vegetation area: - %.
GARAGES: _;t o ft.
❑ NEIGHBORHOOD MEETING [Refer to the Neighborhood Meeting Handoutl
THE APPLICANT SHALL NOTIFY ALL PROPERTY QWNERS WITHIN 500 FEET, INTERESTED
PARTIES, AND THE CITY OF TIGARD PLANNING DIVISION of their proposal. A minimum of two
(2) weeks between the mailing date and the meeting date is required. Please review the Land Use
Notification handout concerning site posting and the meeting notice. Meetinq is to be held prior to
submittinQ vour application or the application will not be accepted.
* NOTE: In order to also preliminarily address building code standards, a meeting with a Plans
Examiner is encouraged prior to submittal of a land use application.
CITY OF TIGARD Pre-Application Conference Notes Page 1 of 9
ResidenGal Appliw6onlPlanning Division Section
�'NARRATIYE tRefer 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 Sectlons 18.390.040 and 18.390.0501
As a part of the APPLICATION SUBMITTAL REQUIREMENTS, applicants are required to INCLUDE
AN IMPACT STUDY with their submittal package. The impact study shall quantify the effect of the
development on public facilities and services. The study shall address, at a minimum, the
transportation system, including bikeways, the drainage system, the parks system, the water system,
the sewer system and the noise impacts of the development. For each public facility system and type
of impact, the study shall propose improvements necessary to meet City standards, and to minimize
the impact of the development on the public at large, public facilities systems, and affected private
property users. In situations where the Community Development Code requires the dedication of real
property interests, the applicant shall either specifically concur with the dedication requirement, or
provide evidence which supports the conclusion that the real property dedication requirement is not
roughly proportional to the projected impacts of the development.
� ACCESS [Refer to Chapters 18.705 and 18.765]
Minimum number of accesses: � Minimum access width: �s �
Minimum pavement width: D )
�
�71�t.5 Or�L �r"��C�v�L� tl� �.!- � .'l` c�l'c` t'.I�/
❑ WALKWAY�EQUIREMENTS [Refer to Code Chapter 1�7051
Within all ATTACHED HOUSING (except finro-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.
�C RESIDENTIAL DENSITY CALCULATION [Refer to Code Chapter 18.1151-SEE DIAMPLE 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: ��,h,",�d t�,,,�s S�. ��� y.l , 7��
All sensitive lands areas includinQ: ,-n���� �1��w,s�Ruc-�s dcd;c�u,� - �, 3=�� (a�%�
➢ Land within the 100-year floodplain;
➢ Slopes exceeding 25%; 33, U ia
➢ Drainageways; and �.-�,�. ►�t S%2L - �v vv�
➢ Wetlands for the R-1, R-2, R-3.5, R-4.5 and R-7 zoning districts. 3. �y �� 3 �t.,��h mak
Public riqht-of-wav dedication: � u�.�+s �,�,, .
➢ 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.
ERAIMPLE OF RESIDENTIAL DENSITY CALCULATIOMS:
EXAMPLE: USING A ONE ACRE SITE IN THE R-12 ZONE(3,050 MINIMUM LOT SIZE)WITH NO DEDUCTION FOR SEN5ITIVE LANDS
Single-Family Multi-Family
43,560 sq.ft. of gross site area 43,560 sq.ft. of gross site area
8,712 sq.ft. (20%)for public riqht-of-way 6.534 sg.ft. (15%)for public riqht-of-wav
NET: 34,848 square feet NET: 37,026 square feet
- minimum lot area) - � im m lo
= 11A Units Per Acre = � 1 .1 Units Per Acre
�ihe�evelopmem Code requlres that the net slte area exlst tor the next whole dwelling unit NO BOUNDING UP IS PERMITTED.
�Mfnlmum Prolea Denslty Is 80%of ine maxlmum auoweu uensny.TO DETERMINE THIS STANDARD,MULTIPLY THE MAl11MUM NUMBER OF UNITS B1f.8.
CITY OF TIGARD Pre-Application Conference Notes Page 2 of 9
Residential ApplicationlPlanning Division Secbon
� SPECIAL SETBACKS [Refer to Cou.,�ection 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 applicable zoning district for the primary structures'seWack repuiremems.l
,�' FLAG LOT BUILDING NEIGHT PROVISIONS [Referto Code Chapter18.7301
MAXIMUM HEIGHT OF 1'/2 STORIES or 25 feet, whichever is less in most zones; 2'/2 stories, or 35
feet in R-7, R-12, R-25 or R-40 zones provided that the standards of Section 18.730.010.C.2 are
satisfied.
❑ BUffERING AND SCREENING tRefer 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
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 only be occupied by
vegetation, fences, utilities, and walkways. Additional information on required buffer area materials
and sizes may be found in the Development Code.
The ESTIMATED REQUIRED BUFFERS applicable to vour proposal area is:
Buffer Level along north boundary. Buffer Level along east boundary.
Buffer Level along north boundary. Buffer Level along east boundary.
IN ADDITION, SIGHT OBSCURING SCREENING IS REQUIRED ALONG:
�LANDSCAPING (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 property within six (6) feet of the right-of-
way boundary. Street trees must have a minimum caliper of at least two (2) inches when measured
four (4) feet above grade. Street trees should be spaced 20 to 40 feet apart depending on the
branching width of the proposed tree species at maturity. Further information on regulations
affecting street trees may be obtained from the Planning Division.
A MINIMUM OF ONE (1) TREE FOR EVERY SEVEN (7) PARKING SPACES MUST BE PLANTED
in and around all parking areas in order to provide a vegetative canopy effect. Landscaped parking
areas shall include special design features which effectively screen the parking lot areas from view.
❑ RECYCLING (Refer to Code Chapter 18.1551
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 finro (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-Applica6on Conference Notes Page 3 of 9
Residen6al ApplicatioNPlanning Division Section
,�] PARKING tRefer to Code Chapie�_ �8.765 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 PACES. Parking stalls shall be dimensioned as follows:
➢ Standard parking space dimensions: 8 feet. 6 inches X 18 feet, 6 inches.
➢ Compact parking space dimensions: 7 feet. 6 inches X 16 feet, 6 inches.
➢ Handicapped parking: All parking areas shall provide appropriately located and dimensioned
disabled person parking spaces. The minimum number of disabled person parking spaces to
be provided, as well as the parking stall dimensions, are mandated by the Americans with
Disabilities Act (ADA). A handout is available upon request. A handicapped parking space
symbol shall be painted on the parking space surface and an appropriate sign shall be
posted.
❑ BICYCLE RACKS [Refer to Code Secdon 18J651
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 responsibility to precisely
identify sensitive land areas, and their boundaries, is the responsibility of the applicant. Areas
meetinq the definitions of sensitive lands must be clearlv indicated on plans submitted with the
development application.
Chapter 18.775 also provides regulations for the use, protection, or modification of sensitive lands
areas. RESIDENTIAL DEVELOPMENT IS PROHIBITED WITHIN FLOODPLAINS.
❑ STEEP SLOPES [Refer to Code Sectlon 18.715.O70.C1
When STEEP SLOPES exist, prior to issuance of a final order, a geotechnical report must be
submitted which addresses the approval standards of the Tigard Community Development Code
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 SERVICES[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:
CITY OF TIGARD Pre-Application Conference Notes Page 4 of 9
Residential ApplicationlPlanning Division Section
� ._.dLE 3.1 VEGETQTED CORRIDOR WIDTNS
SOURCE: CWS DESIGN AND CONSTRUCTION STANDARDS MANUAL/RESOLUTION a OROER 96-44
SENSITIVE AREA DEFINITION SLOPE ADJACENT� WIDTH OF VEGETATED
TO�ENSITIVE AREA CORRIDOR PER SIDE
• Streams with intermittent flow draining: <25% 15 feet
� 10 to <50 acres
� >50 to <100 acres 25 feet
• Existing or created wetlands <0.5 acre 25 feet
♦ Existing or created wetlands >0.5 acre <25% 50 feet
• Rivers, streams, and springs with year-round flow
• Streams with intermittent flow draining >100 acres
• Natural lakes and onds
• Streams with intermittent flow draining: >25% 30 feet
� 10 to <50 acres
� >50 to <100 acres 50 feet
♦ Existing or created wetlands >25% Variable from 50-200 feet. Measure
• Rivers, streams, and springs with year-round flow in 25-foot increments from the starting
• Streams with intermittent flow draining >100 acres point to the top of ravine (break in
• Natural lakes and ponds <25�slope), add 35 feet past the top
of ravine3
Starting point for measurement = edge of the defined channel (bankful flow) for streams/rivers, delineated wetland boundary, delineated spring
boundary, andlor average high water for lakes or ponds, whichever offers greatest resource protection. Intermittent springs, located a minimum of 15
feet within the riverlstream or wetland vegetated corridor,shall not serve as a starting point for measurement.
?1/egetated corridor averaging or reduction is allowed only when the vegetated corridor is certified to be in a marginal or degraded condition.
3The vegetated corridor extends 35 feet from the top of the ravine and sets the outer boundary of the vegetated corridor. The 35 feet may be reduced to
15 feet,if a stamped geotechnical report confirms slope stability shall be maintained with the reduced setback from the top of ravine.
Restrictions in the Vegetate Corridor_
NO structures, development, construction activities, gardens, lawns, application of chemicals,
dumping of any materials of any kind, or other activities shall be permitted which otherwise detract
from the water quality protection provided by the vegetated corridor, except as provided for in the
USA Design and Construction Standards.
Location of Vegetated Corridor:
IN ANY RESIDENTIAL DEVELOPMENT WHICH CREATES MULTIPLE PARCELS or lots intended
for separate ownership, such as a subdivision, the vegetated corridor shall be contained in a
separate tract, and shall not be a part of any parcel to be used for the construction of a dwelling unit.
CWS Service Provider Letter: ��
PRIOR TO SUBMITTAL of any land use applications, the applicant must obtain a CWS Service
Provider Letter which will outline the conditions necessary to comply with the R&O 96-44 sensitive
area requirements. If there are no sensitive areas, CWS must still issue a letter stating a CWS
Service Provider Letter is not required.
❑ SIGNS [Refer to Code Chapter 18.1801
SIGN PERMITS MUST BE OBTAINED PRIOR TO INSTALLATION OF ANY SIGN in the City of
Tigard. A "Guidelines for Sign Permits" handout is available upon request. Additional sign area or
height beyond Code standards may be permitted if the sign proposal is reviewed as part of a
development review application. Alternatively, a Sign Code Exception application may be filed for
Director's review.
� TREE REMOVAL PLAN REQUIREMENTS [Refer to Code Section 18.T90.030.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
� THE TREE PLAN SHALL li _UDE 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
finro-thirds of the trees to be removed be mitigated according to Section 18.790.060.D.;
. Retainage of from 50 to 75% of existing trees over 12 inches in caliper requires that
50% of the trees to be removed be mitigated according to Section 18.790.060.D.;
. Retainage of 75% or greater of existing trees over 12 inches in caliper requires no
mitigation;
➢ Identification of all trees which are proposed to be removed; and
➢ A protection program defining standards and methods that will be used by the applicant to
protect trees during and after construction.
TREES REMOVED WITHIN THE PERIOD OF ONE (1) YEAR PRIOR TO A DEVELOPMENT
APPLICATION LISTED ABOVE will be inventoried as part of the tree plan above and will be
replaced according to Section 18.790.060.D.
Q MITIGATION [Refer to Code Secuon 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.
0' CLEAR VISION AREA [Refer to Code Chapter 18.1951
The City requires that CLEAR VISION AREAS BE MAINTAINED BETWEEN THREE (3) AND
EIGHT (8) FEET IN HEIGHT at road/driveway, road/railroad, and road/road intersections. The size
of the required clear vision area depends upon the abutting street's functional classification and any
existing obstructions within the clear vision area. The applicant shall show the clear vision areas on
the site plan, and identify any obstructions in these areas.
CIN OF TIGARD Pre-Application Conference Notes Page 6 of 9
Residentlal ApplicationlPlanning Division Section
❑ FUTURE STREET PLAN AND E1lTENS��.�OF STREETS [Refer to Code Section 1S. .030.FJ
A FUTURE STREET PLAN shall:
➢ Be filed by the applicant in conjunction with an application for a subdivision or partition. The
plan shall show the pattern of existing and proposed future streets from the boundaries of the
proposed land division and shall include boundaries of the proposed land division and shall
include other parcels within 200 feet surrounding and adjacent to the proposed land division.
➢ Identify existing or proposed bus routes, pullouts or other transit facilities, bicycle routes and
pedestrian facilities on or within 500 feet of the site.
Where necessary to give access or permit a satisfactory future division of adjoining land, streets shall
be extended to the boundary lines of the tract to be developed.
� ADOITIONAL LOT DIMENSIONAL REQUIREMENTS [Refer to Code Section 18.810.0601
MINIMUM LOT FRONTAGE: 25 feet unless lot is created through the minor land partition process.
Lots created as part of a partition must have a minimum of 15 feet of frontage or have a minimum
15-foot wide access easement.
The DEPTH OF ALL LOTS SHALL NOT EXCEED 2'/2 TIMES THE AVERAGE WIDTH, unless the
parcel is less than 1%2 times the minimum lot size of the applicable zoning district.
❑ BLOCKS [Refer to Code Sectlon 18.810.090]
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(Conditional Use) �B.6ZO(Tgard Triangle Design 5tandards) X 18.7G5(Off-Street ParkinglLoading Requirements)
_ 18.340(�irectors�nterPretation) 18.630(wasnirgtor�square Reyiona��enter) _ 18.775(sensitive�ands Re�ew)
_ 18.350(�anned�e�ebPment) _� 18.705(Access�9ress�Cimu�ation) _ 18.780(sgns)
_ 18.360(Site Development Review) 18.71 O(Accessory Residential Un'rts) — 15.785(Temporary Use Permits)
_ 1 H.37O(VarianceslAdjustrnents) X 1 S.7�5(Densiry Computations) ?� 1 S.79O(7ree Removaq
_ �S.3SO(Zoning MaplText Amendments) �H.7ZO(Design Compatibility Standards) � 18.795(Vsual Clearance,4reas)
_ 18.385(Miscellaneous Permits) 18.725(Environmenta�Performance Standards) _ 18.798(Wireless Communication Faci�ities)
!� �H.39O(Decision Making Procedures/lmpact Study) �S.73O(Excep6ons To Devebpment Standarcls) X �H.8�O(Street 8 U61ity Improvement Standards)
_ �8.4�O(Lot Line Adjustrnents) 18.740(Historic Overlay) —
x �S.42O(Land Partitions) �S.T42(Home Occupa6on Permits)
_ 1 S.43O(Subdivisans) L �H.745(landscaping 8 Screening Standards)
�C 18.51 O(Residential Zoning Districts) �$.�SO(ManufacturedlMobil Home Regulations)
_ 18.520(Canmeroial Zoning Districts) 15.755(Mixed Solid WastelRecycling Storage)
_ 1 H.53O(Industrial Zoning Districts) 18.760(Norxonforming Sihiatans)
CITY OF TIGARD Pre-Application Conference Notes Page 7 of 9
Residential Applica6on/Planning Division Section
AODITIONAL CONCERNS OR COMMENT�.
o �G�; �ti� <t-�, c .� � � •)/S :::�{ c�
-� .�l� z �X ;.s-f�., 5 h� �� ;.; �-�-n ;-�.-,�,« ;��� - -�1-�e a��Fz< �.i /,��� s;��
�� -I /C 7 � �S "fccK�•1 Ucff �1f ��'L:S 5�,�..l�t:t �v�fz'��'�C� 7, rJ�� f i �i..i f rL.
,
/U'1 ✓_� "�'}�1� ►'Yi i�1 i •vt �t.�1 �� 2c' .
" �-f c� L�f —F����i L.�� C1 C C C J s i� �-I.S c` S��tY'tl C�t �
' /� } { L , � ; -t �l � -/� -f��e �,.K��s��,,� h� �� �
Y-iN. LL)-i`!Yl('r) l Q � �V a/I L1 rl��� IS _ _L ��wi-l_•_ 1
, .t ICQ�'� Cin d [�annv� m<P �' 5�c1��- uarc� s<'�b��c,C.f •
PROCEDURE
,.i Administrative Staff Review.
Public hearing before the Land Use Hearings Offcer.
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: Applications
submitted b mail or dro ed off at the counter without Plannin ivision acce tance ma be
returned. e anninq counter c oses at 5:
Ma s submitted with an a lication shall be folded IN ADVANCE to 8'/z" x 11". One 8'/z" x 11"
ma o a ro ose ro'ect s a a so e su mitte or attac ment to t e sta re ort or
a ministrative ecision. App ications wit un ol e maps s a 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
ResidenGal ApplicationlPlanning Division Section
� The administrative decision public hearing will �pically occur a�. ,cimately 45 to 60 days after an
application is accepted as being complete by the lanning 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 pe iod follows all land use decisions. An appeal on this matter
would be heard by the Tigard ea-r,�1�; s c��-+;�_r� . A basic flow chart
which illustrates the review process is availab e 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 PLAT NAME RESERVATION [Coumy Surueyors Oifice: 503-648-88841
PRIOR TO SUBMITTING A SUBDIVISION LAND USE APPLICATION with the City of Tigard,
applicants are required 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 Reseniation.
BUILDING PERMITS
PLANS FOR BUILDING AND OTHER RELATED PERMITS WILL NOT BE ACCEPTED FOR
REVIEW UNTIL A LAND USE APPROVAL HAS BEEN ISSUED. Final inspection approvals by
the Building Division will not be granted until there is compliance with all conditions of
development approval. These pre-application notes do not include comments from the
Building Division. For proposed buildings or modifications to existing buildings, it is
recommended to contact a Building Division Plans Examiner to determine if there are
building code issues that would prevent the structure from being constructed, as proposed.
Additionally, with regard to Subdivisions and Minor Land Partitions where any structure to be
demolished has system development charge (SDC) credits and the underlying parcel for that
structure will be eliminated when the new plat is recorded, the City's policv is to applv those svstem
development credits to the first buildina permit issued in the development (UNLESS OTHERWISE
DIRECTED BY THE DEVELOPER AT THE TIME THE DEMOLITION PERMIT IS OBTAINED).
e con erence an notes canno cover a o e requiremen s an aspec s re a e to
site planning that should ap ply to the develo p,ment of your site plan. Failure of the staff to provide
information required by the Gode shall not cons�ltute a waiver of the applicable standards or requirements.
It is recommended that a prospectiye applicant either obtain and read the Community Development Code or
ask an questions of Ci staff relative to Code re uirements prior to submittin an application.
AN ADDITIONAL PRE-APPLICATION FEE AND CONFERENCE WILL BE REQUIRED IF AN
APPLICATION PERTAINING TO THIS PRE-APPLICATION CONFERENCE IS SUBMITTED AFTER A
PERIOD OF MORE THAN SIX (6) MONTHS FOLLOWING THIS CONFERENCE (unless deemed as
unnecessary by the Planning Division).
PREPARED BY: Ghrr�l I L��;,�e-�
CITY OF TIGARD PLANNING DIVISION - STAfF PERSON HOLDING PRE-APP. MEETING
PHONE: 503-639-4111 FAX: 503-684-7291
EMAIL• . . .
�
('.hC r�/ I(_.�"h�r a r�I —C r.�. ��t v
TITLEI8(CITY OF TIGARD'S COMMUNITY DEYELOPMENT LODE)INTERNETADDRESS: WWW.CI.tigard.0�.05
H:IpattylmasterslPre-App Notes Residential.doc Updated: 15-Dec-04
(Engineering section:preapp.eng)
CITY OF TIGARD Pre-Application Conference Notes Page 9 of 9
Residential Application/Planning Division Section
. .�
5FA Design Group, LLC TRANSMITTAL MEMO
STRUCTURAL � CIVIL � LAND USE PLANNING
■
9020 SW Washington Square Dr.•Suite 350•Portland,Oregon 97223
PHONE(503)641-8311 FAX(503)503-643-7905 �O�[ ^�
[ L/
I �
Date:... . ....� August.30,.2007................ . . . . Job No: .....^.172-001 .City MLP2007-00003.................
............... . .. . �
Attention: Cheryl Cames, Planning ' From Ben Altman �� ����
.... ......................................................... ........... ......... ......... ...................... .
RE: Revised Sheet 3 of 4 : CC:
...................................................................................:..................................................................................................................................................
Fax#: Pages:
WE ARE SENDING YOU:
❑Urgent � For Review ❑Please Comment ❑Please Reply � As Requested ❑Please Recycle
REMARKS
Cheryl:
Attached are one full-sized and 1 reduced copy of Sheet 3,which has been revised related to tree
removal, as you requested. We also revised the fencing detail to extend to the south property line.
If you have any questions, please call me. �
Thank you.
Copy To: File Signed:
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, i 9507583? �
" A L E X � E S T A T E S "
i C7 0 �
PRO,EC7 MiBIVEM
N0. p1-001
TYPE PYnMY
' HALSTEAD'S
A R BQ R I C U LTU R E ��Specialists in the care and
preservation of trees"
CONSULTANTS, INC.
�� David Halstead,Consultant,B.S.
Phillip Whitcomb,Consultant
♦ P.O. Box 1182•Tualatin,OR 97062
� (503)245-1383 ����Q��D
�
����
April 12, 2007 �-,�� Y ,
► Pl.ANr�1��vi;;-_,,,,,•;,r�RRING
� -
Windridge Homes
� Attn: Mr. Steve Yurecko
� 11401 NW Skyline Blvd.
Portland, OR 97231
TEL: (503) 784-4328
FAX: (503) 639-5251
Reference: Tree Assessment for Proposed Development Project
� ' -� Location: 10800 SW North Dakota Street, Tigard, OR 97223
Subject: Tree Assessment Report
.
With your approval, I have inspected the trees and the site plan for the proposed
y� development project located at 10800 SW North Dakota Street, Tigard, Oregon.
�, `
The purpose of this inspection was to (1) identify all trees within project boundaries
� having trunk diameters of six inches and larger measured at fifty-four inches above
� � � ground level (DBH), and (2) evaluate the preservation potential of all trees within
project boundaries having trunk diameters of twelve inches and larger that could
� potentially be affected by construction. This study was completed in accordance with
� the City of Tigard's Development Code —Chapter 18.790, which describes tree
� preservation and removal cnteria, performance requirements and plan review, and
tree mitigation and replacement measures as a condition for land development
' construction.
� 4� �
TREE ASSESSMENT
� I have individually inspected, tagged, and numbered all trees measuring six inches in
trunk diameter and larger on-site, in this report, and on the included Tree Location
I Map using R48501 through R48513 series tags for easy identification. For the
purposes of this report, only the last two digits of the tags will be used to reference
and identify the inspected trees.
1
( The first numbered tree is located near the northwest corner of the project and
f continues in sequential order toward the eastern boundary, then moving southward
�j ending in the southeast corner of the project.
Email: hac�spiritone.com
www.halsteadsarboricultu re.com
cCS�oosasas .
Page 2
April 12, 2007
Reference: Tree Assessment for Proposed Development Project
Location: 10800 SW No�th Dakota Street, Tigard, OR 97223
Subject: Tree Assessment Report
For each tree, I have included an "Individual Tree Assessment Sheet" field report
that will explain in detail the species, tree measurements, and health and structural
conditions.
Tree inspection criteria included: tree species and tree measurements, canopy
structure and development, storm damage, insect and disease problems, overafl
structural integrity, root crown and root system development, wind throw potential,
and construction trauma resistance. In addition, the tree trunk diameters were also
measured at ground level (DGL) in order to provide a more accurate reflection of tree
trunk sizes where construction excavation occurs.
INSPECTION RESULTS
There are a total of thirteen (13) trees on site that have been identified in accordance
with the City of Tigard's Development Code.
-Ten (10) of the total trees on-site have trunk diameters of twelve inches and
larger and are identified as hazardous due to existing structural problems, wind
throw potential and/or poor health.
-Three (3) of the total trees on-site have trunk diameters of twelve inches and
larger and are identified as preservable, provided they receive professional
pruning and therapeutic care before, during, and after project construction
activities. These trees are relatively healthy and structurally stable.
"""` It should be noted that none of the trees on site were found to have trunk
diameters of six inches and larger, but less than twelve inches in diameter
measured at 54 inches above ground on the uphill side (DBH).
Hazardous Trees:
All of the following trees are listed as hazardous due to hazardous characteristics
such as severe trunk and limb splitting, cavities and wounds with decay, dead trunks
and dead limbs, dieback and/or decline of tree health, and other health and structural
problems that are not correctable. If additional information is required concerning an
individual trees health and structural condition, please refer to the attached Individual
Tree Assessment Sheets.
Hazardous trees are listed as follows:
Tree Numbers: 01, 02, 03, 04, 05, 07, 08, 09, 11, and 13.
Page 3
April 12, 2007
Reference: Tree Assessment for Proposed Development Project
Location: 10800 SW North Dakota Street, Tigard, OR 97223
Subject: Tree Assessment Report
Preservable Trees:
All of the following trees are listed as preservable as they are relatively healthy and
structurally stable. These trees have the ability to survive construction trauma
provided their root zones are protected and they receive professional pruning and
therapeutic care before, during, and after all construction project activities have been
completed.
Preservable trees are as follows:
Tree Numbers: 06, 10, and 12.
"*"' Tree number 06 is listed as a "preservable tree" and can only be preserved if the
other pouglas-fir trees growing around it are not removed. Tree number 06 is
growing within the canopies of the other trees and is protected from direct wind
exposure. If the surrounding trees are removed, it will have a high potential for wind
throw and possibly blow over during a wind storm, as its root system has not
developed well enough to fully anchor and support the tree by itself.
If any of these trees are to be preserved, it is our recommendation that they be
preserved under the following Tree Care and Preservation guidelines.
TREE CARE AND PRESERVATION
Pre-Construction Tree Preservation Meeting:
Before any construction activities begin, a pre-construction tree preservation
conference will be held on site with the general contractor in charge of project, the
Project Consultinq Arborist and those official representatives who have interest in the
trees.
The purpose of the on site meeting will be to introduce all parties involved to the
specifications and sensitivity needed in the protection of the preserved trees, their
environment, and their root zone areas.
Tree Protection Fencing:
Before a�construction or excavation work begins on-site, it is vital that a Tree
Protection Zone be created to protect and safeguard the root systems of all
preserved trees. The Tree Protection Zone (TPZ) is established by having the
Pro�ect Consultinq Arborist install tree protection fencing around the critical root
zones of all preserved trees. The tree protection fencing will help to ensure that the
tree root systems are not accidentally compacted or damaged from construction
personnel, equipment and machinery.
Page 4
April 12, 2007
Reference: Tree Assessment for Proposed Devetopment Project
Location: 10800 SW North Dakota Street, Tigard, 4R 97223
Subject: Tree Assessment Report
The type of fencing used needs to be a 5-foot tall, orange plastic construction fencing
and must be securely anchored to the ground with 7-foot tall metal posts, every 6 to
8 feet on center forming a protective line around the preserved trees. Fencing needs
to be installed around the perimeter of the critical root zone, which is generally
understood as the canopy dripline of the preserved trees. Once the fence has been
established, it cannot be adjusted, moved, or removed without the consent and
supervision of the Proiect Consultinq Arborist.
In addition, the City of Tigard requires that the Proiect Consultinq Arborist inspect,
maintain, and submit reports concerning the Tree Protection Zone and protection
fencing throughout the entirety of the project. The reports, commonly referred to as
"TPZ Reports° must be submitted twice per month to the City Urban Forester and
provide information as to the status of the protection fencing and preserved trees.
Tree Removals:
Those trees that are structurally unsound, unhealthy, or removed within the
preservation areas, will need to be removed under the direct supervision of the
Proiect Consultinq Arborist.
Tree removal will be done in such a way so as not to damage the preserved trees
and their root zones. Removal of these trees may require climbing the trees and
taking them down in small pieces. Stumps from removed trees, which are less than
15 feet from a preserved tree, will need to be groundout using a stump grinder.
Root Pruning:
Excavation when using backhoe, trackhoe, or other mechanical device will be
completed outside of the Tree Protection Zone and will be completed facing the tree
(perpendicular to the roots) rather than along side of the tree (across the roots).
Furthermore, before excavation begins, "Air Spade" bridging and tunneling will be
considered, especially if tree roots are found to be in excess of 2 inches in diameter.
Therapeutic Care:
Therapeutic care is described as those treatments that are needed to increase the
preserved trees chances for survival. Treatments can include watering, therapeutic
fertilization, soil aeration, mulching, and soil pH adjustments in order to provide the
highest level of care from construction trauma.
Page 5
April 12, 2007
Reference: Tree Assessment for Proposed Development Project
Location: 10800 SW North Dakota Street, Tigard, OR 97223
Subject: Tree Assessment Report
Treatments are based on individual tree needs, their root zones, and structural
conditions and health. Factors will be taken into consideration, such as the tree
species, soil composition and compaction, season in which construction is done,
percentage of root zone affected by construc#ion, losses of surrounding native
plantings and changes in surf'ace and sub-surface wafier.
The success of any tree preservation project is based on good communication
between the general contractor and the Project Consultinq A�borist, who will be on-
site and/or on-call for the entire project.
Sincerely,
� --
Philip C. Hic ey, BS
Project Consulting Arborist
I SA Board Certified Master Arborist PN-16048
ISA Member/ ISA-PNW Member
ASCA Member
Page 6
April 12, 2007
Reference: Tree Assessment for Proposed Development Project
Location: 10800 SW North Dakota Street, Tigard, OR 97223
Subject: Tree Assessment Report
ASSUMPTIONS 8� LIMITING CONDITIONS
1. Any legal description provided to the consultant is assumed to be correct.
Any titles and ownerships to any property are assumed to be good and
marketable. No responsibility is assumed for matters legal in character. Any
and all property is evaluated as though free and clear, under responsible
ownership and competent management.
2. Care has been taken to obtain all information from reliable sources. All data
has been verified insofar as possible; however, the consultant can neither
guarantee nor be responsible for the accuracy of information provided by
others, especially regarding property line determinations and project
boundaries.
3. The consultant shall not be required to give testimony or attend court by
reason of this report unless subsequent contractual arrangements are made,
including payment of an additional fee for such services.
4. Loss or alteration of any part of this report invalidates the entire report.
5. Possession of this report or a copy thereof does not imply right of publication
or use for any purpose by any other than the person to whom it is addressed,
without the prior expressed written or verbal consent of the consultant.
6. Neither all nor any part of the contents of this report, nor copy thereof, shall
be conveyed by anyone, including the client, to the public through advertising,
public relations, news, sales or other media, without the prior expressed
written or verbal consent of the consultant; particularly as to value
�conclusions, identity of the consultant, or any reference to any professional
society or institute or to any initialed designation conferred upon the
consultant as stated in his qualifications.
7. This report and values expressed herein represent the opinion of the
consultant, and the consultanYs fee is in no way contingent upon the
repo�ting of a specified value, a stipulated results, the occurrence of a
subsequent event, nor upon any finding to be reported.
8. Sketches, diagrams, graphs, and photographs in this report, being intended
as visual aids, are not necessarily to scale and should not be construed as
engineering or architectural reports or surveys.
9. Unless expressed otherwise: (1) information contained in this report covers
only those items that were examined and reflects the condition of those items
at the time of inspection; and (2) the inspection is limited to visual
examination of accessible items without dissection, excavation, probing, or
coring. There is no warranty or guarantee, expressed or implied, that
problems or deficiencies of the plants or property in question may not arise in
the future.
Page 7
Aprii 12, 2007
Reference: Tree Assessment for Proposed Development Project
Location: 10800 SW North Dakota Street, Tigard, OR 97223
Subject: Tree Assessment Report
CERTIFICATION OF PERFORMANCE
I, Philip C. Hickey, certify:
• I have personally inspected the trees and property referred to in this report
and have stated my findings accurately. The extent of the evaluation is
stated in the attached report.
• I have no current or prospective interest in the vegetation or the property that
is the subject of this report and have no personal interest or bias with respect
to the parties involved.
• The analysis, opinions, and conclusions were developed and this report has
been prepared according to commonly accepted arboricultural practices.
• No one provided significant professional assistance to me, except as
indicated within the report.
• My compensation is not contingent upon the reporting of a predetermined
conclusion that favors the cause of the client or any other party nor upon the
results of the assessment, the attainment of stipulated results, or the
occurrence of any subsequent events.
I further certify that I am a member in good standing of the International Society of
Arboriculture and the American Society of Consulting Arborists. I have been
involved in the field of Arboriculture and the care and study of trees for a period of
more than 12 years.
Signed:
Date:
Philip C. Hickey
Project Consulting Arborist
Halstead's Arboriculture Consultants, Inc.
Individual Tree Assessment
Tree Characteristics Code Sheet
Project: 10800 SW North Dakota Street, Tiqard. OR Date 4/12/07 CODE SHEET
--------------------------------------------------------------------------------------------------------------------------
Defect Code Defect Code
Root Damage/Scarring RD Borers/Termites/Ants BR
Girdling Roots GR Nesting Hole/Bee Hive NH
Surface/Exposed Roots SR Conks/Mushrooms CN
Bow, Sweep in Trunk SW Cankers/Galls/Burls CA
Trunk Lean LE Poor Taper PT
Co-dominant Trunks/Stems CO Unbalanced Canopy UN
Multiple Attachments MA Excessive Limb End Weighting LW
Included Bark BI Multiple Tops MT
Loose/Cracked Bark LB P�evious Failure PF
Seam Splits/Cracks SS Dog Leg DL
Bleeding/Sap Flow SF Storm Damage SD
Wounds WO Hanging Limbs HL
Cavity CV Deadwood/Stubs DW
Decay DE
Defect Ratin Level Ratin
Mild 1
Moderate 2
Severe 3
Very Severe 4
Individual Tree Assessment Sheet
Project: 10800 SW No�th Dakota Street, Tiqard, OR Date 4/12/07 Page j
--------------------------------------------------------------------------------------------------------------------------
Tree Number � Common Name -k�0 - HAZ ✓
�—
DGL�_FT DBH 2(0�� ZZ �� IN Height�FT Limb Spread ,�,5'� FT
RATING: Health �% Structure .�4 % (0-40% Haz Tree / 50-70% Requires Pro. Care)
Comments: o p — �
� � � �
!d�i�t1��—�A r � 7`>'U�,� ��,J�� � ��i.l ��° - 1�-�3 _ �D�D i„/-z,�,�
�i, .��� v�J-.� ,� 3
--------------------------------------------------------------------------------------------------------------------------
Tree Number �Z Common Name d �Q - ,r' HAZ �
�
DGL�_FT DBH �(o IN Height�FT Limb Spread FT
RATING: Health �_°/a Structure3a % (0-40% Haz Tree / 50-70% Requires Pro. Care)
Comments: �S�JJ �f 1� � /✓/„�-S'°- Z �L- � �� S�D -�/
�����
--------------------------------------------------------------------------------------------------------------------------
Tree Number�.� Common Name ����q.� --�i�' HAZ t�
DGL �{ FT DBH Z9 IN Height___��__FT Limb Spread FT
RATING: Health �D % Structure�_% (0-40% Haz Tree / 50-70% Requires Pro. Care)
Comments: _��,��/�l�nl� '�.1� � T� -�Pr� � �c��e° .ci/'d J.J� lJ/ �/'�'/ _-
���� -� So,�����y ��-z
Individual Tree Assessment Sheet
Project: 10800 SW North Dakota Street, Tiqard, OR Date 4/12/07 Page Z
--------------------------------------------------------------------------------------------------------------------------
Tree Number� Common Name���0��,S=�J�ir' HAZ�
DGL_�_FT DBH �� IN Height /0p FT Limb Spread S� FT
RATING: Health 1�% Structure Zl� % (0-40% Haz Tree I 50-70% Requires Pro. Care}
Comments: �y0�,�L- �/ SQ-� ��- ��Q'�/=� U,^/:���f ��.,/
--------------------------------------------------------------------------------------------------------------------------
Tree Number �s Common Name DD����� — �'r- HAZ �
DGL�_FT DBH �p IN Height FT Limb Spread ..3� FT
RATING: Health �% Structure�_% (0-40% Haz Tree / 50-70% Requires Pro. Care)
Comments: T �
--------------------------------------------------------------------------------------------------------------------------
Tree Number �b Common Name��4 !/4�a.�fl-�l� HAZ
DGL�FT DBH IN Height /DO FT Limb Spread � FT
RATING: Health �% Structure SO % (0-40% Haz Tree / 50-70% Requires Pro. Care)
Comments: SD���-/�Z �SR/'fq�f� dn1�y i� ��f o��Jct�i�.l c �n�f
Y�P,/�g;.J . �`.r fi�P1Z �'4 nl �of -S7'!�n/D f}-�Onl F_ .
Individuai Tree Assessment Sheet
Project: 10800 SW North Dakota Street. Tigard. OR Date 4/12/07 Page 3
--------------------------------------------------------------------------------------------------------------------------
Tree Number�_ Common Name - ' HAZ v
DGL FT DBH �.3 IN Height /00 FT Limb Spread�.�FT
RATING: Health .S� % Structure�% (0-40% Haz Tree / 50-70% Requires Pro. Care)
Comments: S�Z -z _('c,l-s°- / � 4�D �T �� -..I�'D -��� _��1
�py � . s - �,
__________________________________________________________________________________________________________________________
Tree Number� Common Name ,Q �/,� ql r-�`�' HAZ �
�,�-a—�
DGL / FT DBH IN Height c� FT Limb Spread��FT
RATING: Health 6� % Structure�% (0-40% Haz Tree / 50-70% Requires Pro. Care)
Comments: S�- Z 7'D fi�J�i s�-e ��r,y . � ����� r��� `�
�rN - s� -.�
—�
--------------------------------------------------------------------------------------------------------------------------
Tree Number�� Common Name ���/�� HAZ �
DGL Z FT DBH /� IN Height � FT Limb Spread Z.1'- FT
RATING: Health _�_% Structure % (0-40% Haz Tree/ 50-70% Requires Pro. Care)
Comments: %�� %S �� �/PQ/'S /P�.¢�� 1�1�� �ST �-1 _9�C.,
��R� Or� ffbA�h�i �i�I� .
Individual Tree Assessment Sheet
Project: 10800 SW North Dakota Street. Tiqard, OR Date 4/12/07 Page /
�-T
"��"""'��"'�'_'_"'___""""�"�'�'�"�"_"'�_""����"__""__"�"_"_""'�_'�"_"'_""�"�"_'�"_""'�"'
Tree Number�_ Common Name ��n/De/�O.fa �n/� HAZ
DGL��FT DBH 2� IN Height�_FT Limb Spread .�f� FT
RATING: Health (0'� % Structure�% (0-40% Haz Tree / 50-70% Requires Pro. Care)
Comments: ..$,�- Z Lln� - Z c�l��,� f1��2cafit L�f�,��
--------------------------------------------------------------------------------------------------------------------------
Tree Number �� Common Name WI I I q t,1 HAZ �
DGL Z� FT DBH ,�� IN Height�_FT Limb Spread 60 FT
RATING: Health �% Structure �f o % (0-40% Haz Tree / 50-70% Requires Pro. Care)
Comments: LE- � fQ��i � 7�''Vnl� l.A.t1,Na �� �b J� �Q ' ����tl�-�.-`�
S 0 1i/ - ,� � <►/ c rYCJ ,
--------------------------------------------------------------------------------------------------------------------------
Tree Number,�� Common Name r4 0�S �A S -(l'�( HAZ
DGL 0 FT DBH S� IN Height /Z 0 FT Limb Spread�FT
RATING: Health _�% Structure 6� % (0-40% Haz Tree / 50-70% Requires Pro. Care)
Comments: ,SDI�h/- Z `1/� ('Q� T'�p _
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Individual Tree Assessment Sheet
Project: 10800 SW North Dakota Street, Tiqard, OR Date 4/12/07 Page -�
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Tree Number� Common Name (_.{�?/"/`V HAZ �
DGL ) p FT DBH ZZ IN Height�_FT Limb Spread�FT
RATING: Health 60 % Structure�% (0-40% Haz Tree / 50-70% Requires Pro. Care)
Comments: S�- 3�� �, N� �/ �►�J�w���a�rA�. C'✓I.D E ON C
.�/� c�-,�-z s�l�o�✓- Z
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Tree Number Common Name HAZ
DGL FT DBH IN Height FT Limb Spread FT
RATING: Health % Structure % (0-40% Haz Tree / 50-70% Requires Pro. Care)
Comments:
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Tree Number Common Name HAZ
DGL FT DBH IN Height FT Limb Spread FT
RATING: Health % Structure % (0-40% Haz Tree / 50-70% Requires Pro. Care)
Comments:
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T'hursday, October 18, 2012 City of�Tigard
�onald &Joann Randall Westridge Homes
10800 SW North Dakota Street Steve Yurecko
Tigard, OR 97223 11401 SW Skyline Blvd
Portland, OR 97231
RE: NoTICE OF EXPIRATION OF LAND USE��PPROVAL.
Project Type: Minor Land Partition
Project Name: Westview Partition
Project Number: MLP2007-00003
Tax Lot Number: 1S134DA-2300
Expiration Date: December 31, 2012
Dear Properry Owners:
The purpose of this letter is to serve as a courtesy reminder that the Land Use Approval
listed above will expire at close of business, Monday, December 31, 2012.
In recognition of the effects of the economic downturn, the Tigard City Council passed
Development Code l�mendment (DCA) 2010-00001 on Apri127, 2010 to extend until
December 31, 2012 the Land Use Approvals for Site Development Reviews and Minor Land
Partitions that othenvise would have expired bett�veen July 1, 2008 and December 31, 2011.
This is incorporated in Tigard Municipal Code 18.420.030.D.2 which states that: "Approval
periods for land partitions lapsing bet��een July 1, 2008 and December 31, 2011 shall be
automatically extended through December 31, 2012. No further extensions will be granted."
�ccording to our records, your original approval for the above project would have expired
during that July 1, 2008 — December 31, 2011 period and that approval was, therefore,
extended by DCA2010-00001 until December 31, 2012. No further extension is available.
You can secure your Land Use Approval against expirauon if you submit a recorded final
plat to this office prior to close of business, Monday, December 31, 2012. Please let us
know if you anticipate submitting a recorded plat.
Sincer , __
1-�lbert Shields
Program Development Specialist
13125 SW Hall Blvd. • Tigard, Oregon 97223 � 503.639.4171
TTY Relay: 503.684.2772 • www.tigard-or.gov
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C
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'I'hursda�-, Oct��bcr 1�, 2012 C1ty of T1garC�
Donald & Joann Randall �lestrid�e Homes
10H00 SW N�rth Dakota Street Ste�-c Yurecko
'1'igard, (�R 97223 114O1 SW Sk��line I31�d
Portland, OR 97231
R�',: N(>'1'IC1��O1�l�;�PIR.ITION OI�I,_ANll �IS1�: ��PPROV��l..
Project Type: 1�linor Land 1'artition
Project Name: Wcst�riew Partition
Project Number: l��iLP2007-00003
Tax Lot Number: 1S134D<�-2300
Expiration Date: December 31, 2012
Dcar Propern� O�vncrs:
1'he purpose of this lctter i5 to scn-c as a courtcs�- rcmiridcr that the Land Use 1'�ppro�-al
listed ab<��-e �vill e�pire at close of business, �tonda��, December 31, 2012.
In reco�nition of the effects of the economic dc��vnturn, the '1'igard Cin� Council passed
De�-clopmcnt C�de �lmcndment (DC_�) 2010-OOU01 on ;1pri1 27, 2U10 to e�tend until
December 31, 2U1? the I,and Use I�ppro�rals for Site Decclopment Re��ie�as and i�linor I,and
Partiuons that otherwise would have eapired bct�vecil�uly 1, 2UO8 and Dccembcr 31, ?O11.
'1'his is ina�rporatcd in TigaYd Municipal Code 18.420.03U.D? which statcs that: "l�ppro�ral
peri�>ds f��r land partitions lapsing between July 1, 2008 and December 31, 2011 shall be
automaticall�� extended through December 31, 2012. N�� further eatcnsions will be �ranted."
.3ccordin� to ��ur recc�rds, t�our original appro�-al for the abo��e }�roject �vould ha�re e�pired
during that�uly 1, 2008— December 31, 2011 period and that ap�ro�•al �vas, therefore,
eatendcd b�� DC_12O10-0O001 until December 31, 2012. N� further extension is a�-ailable.
You can secure }�our Land Use .�ppro�-al against elpiradon if}rou submit a recordcd final
plat to this office pri��r to close of business, �Tonda��, December 31, 2012. Please let us
kno��� if�-ou anticipate submitting a recorded plat.
Sincerel -
1�1 ert �hiclds
Program De�-clopment Specialist
13125 SW Hall Blvd. • Tigard, Oregon 97223 • 503.639.4171
TTY Relay: 503.684.2772 • www.tigard-or.gov