MLP2003-00020 •
City of Tigard, Oregon • 13125 SW Hall Blvd. • Tigard, OR 97223
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December 23, 2010
Jon David & Kari G. Mason
. 12220 SW Walnut St.
Tigard, OR 97223
Re: Permit No. MLP2003 -00020
Dear Mr. & Mrs. Mason:
The City of Tigard has processed a refund for the deposit of fees on the above referenced
permit for the following:
Site Address: 12220 SW Walnut St.
Project Name: Mason Partition
Job No.: N/A
Refund: ® Check #200311 in the amount of $12,750.00.
❑ Credit card "return" receipt in the amount of $
❑ Trust account "deposit" receipt in the amount of $
Notes: Tree mitigation requirements are satisfied; refund 100% of cash asssurance.
If you have any questions please contact me at 503.718.2430.
• Sincerely,
Dianna Howse
Building Division Services Supervisor
Enc.
\ Building\ Refunds\ Administration \LtrRefund- Depositdoc 01/16/07
Phone: 503.639.4171 • Fax: 503.684.7297 • www.tigard- or.gov • TTY Relay: 503.684.2772
II City of Tigard
TIGARD Accela Refund Request
This form is used for refund requests of land use, development engineering and building application
fees. Receipts, documentation and the Request for Permit Action form (if applicable) must be attached
to this request. Refund requests are due to Accela System Administrator by Wednesday at
5:00 PM for processing by the following Wednesday. Accounts Payable will route refund
checks to Accela System Administrator for distribution. Please allow up to 2 weeks for processing.
PAYABLE TO: Jon David & Kari G Mason DATE: 12/23/2010
12220 SW Walnut St.
Tigard, OR 97223 REQUESTED BY: Dianna Howse
Cheryl Caines
TRANSACTION INFORMATION:
Receipt #: 2007 -3895 Case #: MLP2003 -00020
Date: 8/23/07 Address /Parcel: 12220 SW Walnut St.
Pay Method: Check Project Name: Mason Partition
EXPLANATION: The tree mitigation requirements for partition have been satisfied. Refund 100% of tree
replacement cash assurance.
REFUND INFORMATION:
Fee Description From Receipt Revenue Account No. Refund
Example: Building Permit Fee Example: 2300000 -43104 $ Amount
Tree Replacement Cash Assurance 2600000 -22000 $12,750.00
TOTAL REFUND: $12,750.00
APPROVALS:
If under $5,000 Professional Staff
If under $12,500 Division Manager ,r
If under $25,500 Department Manager i
If under $50,000 City Manager i,
If over $50,000 Local Contract Review Board
FOR TIDEMARK SYSTEM ADMINISTRATION USE ONLY 7177
Case Refund Processed: I Date: / /2. //c By: I
l: \Building \Refunds \RefundRequest.doc x 09/01/2010
•
CITY OF TIGARD RECEIPT
4
1 m ... 13125 SW Hall Blvd., Tigard OR 97223 •
• 503.639.4171
TIGARD
A t7 ui
Receipt Number: 180806 - 12/23/2010
CASE NO. FEE DESCRIPTION REVENUE ACCOUNT NUMBER PAID
MLP2003-00020 $- 12,750.00
Total: $- 12,750.00
•
PAYMENT METHOD CHECK # CC AUTH. CODE ACCT ID CASHIER ID RECEIPT DATE RECEIPT AMT
Check 200311 DHOWSE 12/23/2010 5- 12,750.00,
Payor: Jon David & Kari G. Mason
Total Payments: $- 12,750.00
Balance Due: $12,750.00
•
J <6 6 ,
Tidemark
System Administration
"' "." Finance Department Request
Date: /.2 /�dI_/ /v
To: ✓ Liz Lutz
Angela McCoy
From: 'Dianna Howse/
Re: Receipt #: 0 ? �` YS. /eoR49 6
Please process this request as follows:
Journal Entry (route copy of JE to
Dianna Howse).
Reversal (fees have been reversed on
Revenue Account Report).
Credit Card Return (fees have been
reversed on Revenue Account Report).
l' ------ Other /Explanation: Ji c7
- PCrs rr - ter , ,�7
. Thank you. 1111111k. ,
'/®
I: \Buil \
ding Forms \RteSlip- FinanccRes.doc
Page 1 of 1
•
•
CITY OF TIGARD RECEIPT
V
I :. . 71 _ 13125 SW HaII Blvd., Tigard OR 97223
503.639.4171
TIGARD
Receipt Number: 27200700000000003895 - 08/23/2007
CASE NO. FEE DESCRIPTION REVENUE ACCOUNT NUMBER PAID
MLP2003 -00020 [TREECA] Tree Rplc Cash Assur 225-0000 - 229011 $12,750.00
Total: $12,750.00
PAYMENT METHOD CHECK # CC AUTH. CODE ACCT ID CASHIER ID RECEIPT DATE RECEIPT AMT
Check 1032 TAM CONV 08/23/2007 $12,750.00
Payor: JON DAVID MASON KARI G MASON
Total Payments: $12,750.00
Balance Due: $0.00
. •
Page 1 of 1
e
Community Development
•
TIGARD Request for Permit Action
• TO: CITY OF TIGARD
Building Division Services Coordinator
13125 SW Hall Blvd., Tigard, OR 97223
Phone: 503.718.2430 Fax: 503.598.1960 www.tigard-or.gov
FROM: ® Owner ❑ Applicant ❑ Contractor ❑ City Staff
(check one)
REFUND OR Name: Jon David Mason & Kari G Mason
INVOICE TO: (Business or Individual)
Mailing Address: 12220 SW Walnut St.
City/State /Zip: Tigard, OR 97223
Phone No.: 503 - 590 -5757
PLEASE TAKE ACTION FOR THE ITEM(S) CHECKED (1):
p - ANC- IRMIT APPLICATION.
REFUND P RMIT FEES (attach receipt, if available).
' ' - ' 1 • CE FOR FEES DUE (attach case fee schedule and explain below).
❑ REMOVE CONTRACTOR FROM PERMIT (do not cancel permit).
Permit #: MLP2003 -00020
Site Address or Parcel #: 122220 SW Walnut St.
Project Name: Mason Partition
Subdivision Name: Lot #:
EXPLANATION: Please refund tree replacement cash assurance in the amount of $12,750
The applicant has satisfied the mitigation requirements for MLP2003 -00020 by planting over 102
caliper inches of trees.
Signature: Q • NALAco,i Date: 12 -3 -10
Cheryl aines
Print Name:
Refund Policy
1. The Director or Building Official may authorize the refund of:
a) any fee which was erroneously paid or collected.
. b) not more than 80% of the land use application fee when an application is withdrawn or canceled before any review effort has been expended.
c) not more than 80% of the land use application fee for issued permits.
d) not more than 80% of the building plan review fee when an application is canceled before any plan review effort has been expended.
e) not more. than 80% of the building permit fee for issued permits prior to any inspection requests.
2. Refunds will be returned to the original Payer in the same method in which payment was received. Please allow 1 -2 weeks for processing refunds.
Rte to Sys Admin: Date By Rte to Admin: Date 4,4/.2 3J/Cl By
Refund Processed: Datefge2.2 //C By ,, Invoice Processed: Date By
Permit Canceled: Date /V /e, By Parcel Tag Added: Date By
Receipt #3 ? 5 Date vy j /o '7 Method CX L Amount $
I: \Building \Forms \RegPermitAction. oc Re (07/26/07 •
•
f., Jon and Kari Mason
12220 SW Walnut St. • Tigard, OR 97223 • 503 - -590 -5757 ® mason 1184@comcast.net
November 23, 2010
To:
City of Tigard
Planning/City Arborist
RE: Tree Mitigation Plan MLP2003 -00020 Mason Partition
We are submitting the required site plan & Arborist report regarding the Tree Mitigation Plan for
MLP2003 -00020 Mason Partition. The sites for the tree planting, the inch caliper requirements,
and tree descriptions are included.
We are requesting full reimbursement of $12,750 (102 caliper inches) that was deposited in the
tree mitigation account in 2007.
Sincerely,
Jon Mason
1:771
Kari Mason
r '�
v a a s v a a /V( Z. a . . . . , W •
13125 SW Hall Blvd. 2:23:34PM •
Tigard, OR 97223 503.639.4171
TIGARD,
Receipt #: 27200700000000003895
Date: 08/23/2007
Line Items:
Case No Tran Code Description Revenue Account No Amount Paid
MLP2003 -00020 [TREECA] Tree Rplc Cash Assur 225- 0000 - 229011 12,750.00
Line Item Total: $12,750.00
Payments:
Method Payer User ID Acct. /Check No. Approval No. How Received Amount Paid
Check JON DAVID MASON & KARI G DEB 1032 In Person 12,750.00
MASON
Payment Total: $12,750.00
•
•
cReceipi.rp[ Page 1 of I
Community Development
WILL CALL / PICK UP
TIGARD
Fill out this form completely and attach it securely to the
document(s). Bring it to the WILL CALL / PICK UP
area at the Permit Center Counter and file alphabetically by
last name of individual or company name.
TO: ,.7bA/_..� 11/ X6L/ / i49,i1-6
COMPANY NAME:
•
DOCUMENT NAME: C/fEL,(-
��� FROM: /, / G✓S
ti
DEPARTMENT: 4, u/ 1 f/cJ&
DATE TO WILL CALL: /1--/1.3/0 (
FEES DUE:
ATTACH FEE INFORMATION (ACCOUNTS, PERMITS, COPIES, ETC.)
Document will be returned to the o . ginator if not picked up
within 5 business days of the "D TO WILL CALL ".
CEIVED BY: J
MUST BE SIGNED BY THE PERSON LIS ED ABOVE
RECEIVED DATE: 4: 7/
RETURNED TO ORIGINATOR DATE: by
I: \Budding\ Forms \RteSlip - WillCall.doc
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.
NOTICE OF TYPE II DECISION ������=
MINOR LAND PARTITION (MLP) 2003-00020
CITY OF TIGARD
MASON PARTITION c°"""un'����.e���"t
Sj+apingA BetterCommunity
20 DAY = 0 4 2004
(Includes a 30-day extension)
SECTION 1. APPLICATION SUMMARY
FILE NAME: MASON PARTITION
CASE NOS: Minor Land Partition (MLP) MLP2003-00020
Sensitive Lands Review SLR2003-00012
Adjustment VAR2003-00112
PROPOSAL: The applicant is requesting Minor Land Partition approval to create a three (3) lot
partition on a parcel of land containing approximately 77,101 square feet. 1"his
partition will create parcel #1 with approximately 7,523 square feet, Parcel #2 with
7,582 s uare feet, and Parcel #3 with 45,663 square feet. The a plicant is also
requestp g Sensitive Lands Review approval for building on steep slopes, and an
Ad�ustment to the driveway spacin standards of Chapter 18.705 (Access, Egress
and Circulation) from the required �00 feet to 176 feet.
APPLICANT: Jon and Kari Mason PROPERTY OWNER: Same
12220 SW Walnut Street
Tigard, OR 97223
APPLICANT'S
REP: Harris-McMonagle Associates, Inc.
12555 SW Hall Boulevard
Tigard, OR 97223
ZONING �
DESIGNATION: R-4.5: Low-Density Residential District. The R-4.5 zoning district is desi�ned to
accommodate detached single-family homes with or without accessory residential
units at a minimum lot size of 7,500 square feet. Duplexes and attached
single-family units are permitted conditionally. Some civic and institutional uses are
also permitted conditionally.
LOCATION: 12220 SW Walnut Street; WCTM 2S103BC, Tax Lot 700.
APPLICABLE
REVIEW
CRITERIA: Community Development Code Chapters 18.370, 18.390, 18.420, 18.510, 18.705,
18.715, 18.745, 18.765, 18.775, 18.790, 18.795 and 18.810.
SECTION II. DECISION
Notice is hereby given that the City of Tigard Community Development Director's designee has
APPRCVED the above request subject to certain conditions. The findings and conclusions on which the
decision is based are noted in Section V.
NOTICE OF DECISION MLP2003-00020 MASON PARTITION PAGE 1 OF 22
A
.
CONDITIONS OF APPROVAL
THE F�LLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO COMMENCING ANY ONSITE
IMPROVEMENTS, INCLUDING DEM�LITION, GRADING, CLEARING, EXCAVATION AND/OR FILL
ACTIVITIES:
u mit to t e ann�ng epartment at ew c ei egger , , ext. or review an
approval:
1. Revise the shadow plat to show the square footage of each future parcel to show that they meet
the minimum lot size required by the R-4.5 zonmg district.
2. Provide documentation that Eric McMullen from Tualatin Valley Fire and Rescue has approved
the proposed access.
3. Construct the proposed hammerhead at the end of the access drive shown on the preliminary
grading plan.
4. Provide and implement a landscaping plan that provides plant types and procedures for
revegetation.
5. Prior to any site work, the applicant shall submit a final Tree Protection Plan that follows the
recommendations of the City Forester, as outlined under the discussion of Chapter 18.790, Tree
Removal, in this decision.
Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and
approval:
6. Prior to any site work, the applicant.shall submit documentation addressing the concems of the
Public Works Department. Public Works concems can be located under Section VI.
"Other Staff Comments".
THE FOLLOWING CONDITION SHALL BE COMPLIED WITH AT ALL TIMES:
7. The property owner/applicant and their assigns are responsible for complying with the following
requirement: The Project Arborist shall inspect the site at a minimum of every two weeks, and at
any time when intrusions into the TPZ are required. The project arborist shall submit written
reports to the City Forester a minimum of once every two weeks, as he monitors the construction
activities and progress. These reports shall include any changes that may have occurred to the
TPZ as well as indicate the condition and location of the tree protection fenc�ng. If the amount of
TPZ was reduced, then the Project Arborist shall justify why the fencins was moved, and shall
certify that the construction activities to the trees did not adversely impact the overall and
long-term health and stability of the tree(s). If the reports are not submitted or received by the
City Forester at the scheduled intervals, and if it appears the TPZ's or the Tree Protection Plan is
not being followed by the contractor, the City can stoP work on the project until an inspection can
be done by the City Forester and the Project Arbonst and appropriate remedies can be imposed,
if necessary. This inspection will be to evaluate the tree protection fencing, determine if the
fencing was moved at any point during construction, and determine if any part of the Tree
Protection Plan has been violated.
THE F�LLOWING CONDITIONS SHALL BE SATISFIED
PRIOR TO APPROVAL OF THE FINAL PLAT:
u mit to t e ngineering epartment im c i an, 639 7 , ext. or rev�ew an
approval:
8. A Public Facility Improvement (PFI) permit is required for this project to cover the storm culvert,
driveway and any other work in the public right-of-way ROW). Six (6) sets of detailed public
improvement plans shall be submitted for review to the �ngineering Department. NOTE: these
plans are in addition to any drawings required by the Builciing Division and should only include
sheets relevant to public improvements. Public Facility Improvement (PFI) permit plans shall
conform to City of Tigard Public Improvement Design Standards, which are available at City Hall
and the City's web page (www.ci.tigard.or.us).
NOTICE OF DECISIOfV MLP2003-00020 MASON PARTITION PAGE 2 OF 22
r
9. 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.
10. The PFI permit plan shall include the removal of the existing driveway on SW Walnut Street.
11. The final plat shall include the dedication of ROW to provide 35 feet from centerline on SW
Walnut Street.
12. Prior to final plat approval, the applicant shall pay the addressing fee. (STAFF CONTACT:
Shirley Treat, Engineenng).
13. The applicant shall execute a Restrictive Covenant whereby they agree to complete or participate
in the future improvements of SW Walnut Street adjacent to the subject property, when any of the
following events occur:
A. when the improvements are part of a larger project to be financed or paid for by the
formation of a Local Improvement District,
B. when the improvements are part of a larger project to be financed or paid for in whole or in
part by the Gity or other public agency,
C. when the improvements are part of a larger project to be constructed by a third party and
involves the sharing of design and/or construction expenses by the third party owner(s) of
property in addition to the subject property, or
D. when construction of the im�rovements is deemed to be appropriate by the City Engineer
in conjunction with construction of improvements by others ad�acent to the subject site.
14. The applicant shall cause a statement to be placed on the final plat to indicate that the private
street and utility easement will be Jointly owned and maintained by the private property owners
who abut and take access from it (them).
15. The applicant's engineer shall provide post-public improvement sight distance certification.
16. The final plat shall show a private water easement on Parcel 1 in favor of Parcel 2.
17. The applicant shall provide connection of proposed buildings to the, public sanitary sewerage
system. A connection permit is required to connect to the existing public sanitary sewer system.
18. The a plicant's final plat shall contain State Plane Coordinates on two monuments with a tie to
the Ci�jr's global positioning system (GPS) geodetic control network (GC 22). These monuments
shall be on the same line and shall be of the same precision as required for the subdivision plat
boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground
measurements to grid measurements and the angle from north to grid north. These coordinates
can be establishedby:
. GPS tie nefinrorked to the City's GPS survey.
. By random traverse using conventional surveying methods.
19. 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.
�. Attach a check in the amount of the current final plat review fee (Contact
Planning/En�ineering Permit Technicians at (503) 639-4171, ext. 2421).
C. The final pla and data or narrative shall be drawn to the minimum standards set forth by
the Ore on Revised Statutes (ORS 92.05) Washington County, and by the City of Tigard.
D. The rqi h�-of-way dedication for Walnut sha�l be made on the final plat.
E. NOTE Washin ton County will not begin their review of the final plat until they receive
notice from the �ngineering Department mdicating that the City has reviewed the final plat
and submitted comments to the applicant's surveyor.
NOTICE OF DECISION MLP2003-00020 MASON PARTITION PAGE 3 OF 22
F. After the City and County have reviewed the final plat, submit three mylar cop ies of the
final plat for City Engineer signature (for partitions), or City Engineer and Community
Development Director signatures (for subdivisions).
Submit to the Planning Department (Mathew Scheidegger), 639-4171, ext. 2437 for review and
approval:
20. Record access and maintenance rights for the proposed parcels.
21. Provide a plan showing street trees alon SW Walnut Street and the proposed private street that
are in compliance with Section 18.745.�40.C.2.0 of the Tigard Development Code and type of
tree that is consistent with Tigard's street tree list prior to recording the final plat.
22. The applicant is required to submit and implement a tree mitigation plan for 102 inches.
23. Record deed restrictions for all trees to remain located on the proposed parcels.
THE FOLLOWING CONDITIONS SHALL BE SATISFIED
PRIOR TO ISSUANCE OF BUlLDING PERMITS:
u mit to t e anning epartment at ew c ei egger, , ext. or review an
approval:
24. Prior to issuance of building permits the ProJ�ect Arborist shall submit to the City Forester a final
report describing how the Tree Protection Plan was implemented and detailing any failures to
comply with the Tree Protection Plan. The report shall also describe the health of all remaining
trees on the site, with details provided as to any tree that has had its root system disturbed or that
has otherwise been damaged.
Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and
approval:
25. Prior to issuance of building permits, the applicant shall provide the Engineering Department with
a "photomylar" copy of the recorded final plat.
26. Prior to issuance of building permits, the applicant shall provide signage at the entrance of the
private street that lists the addresses that are served by the given driveway or street.
27. The applicant shall either place the existing overhead utility lines along SW Walnut 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 $17,080.00 and it shall be paid prior
to issuance of building permits.
28. During issuance of the building permit for Parcels 1 & 2, the applicant shall pay the standard
water quality and water quantifjr fees per lot (fee amounts will be the latest approved by Clean
Water Services (CWS).
THIS APPROVAL IS VALID IF EXERCISED WITHIN EIGHTEEN (18) MONTHS OF THE EFFECTIVE
DATE OF THIS DECISIUN NOTED UNDER THE PROCESS AND APPEAL SECTION OF THIS
DECISION.
SECTION III. BACKGROUND INFORMATION
Pro ert Histo :
e property is designated Low-Density Residential on the Tigard Comprehensive Plan and Zoning
Map. No additional land use approvals were found to be on file.
NOTICE OF DECISIDN MLP2003-00020 MASON PARTITION PAGE 4 OF 22
Site Information and Pro osal Descri tions
e app icant is requestmg inor an artition approval to perform a three (3) lot partition on a parcel
of land containing approximately 77,101 square feet. This partition will create parcel #1 with
approximately 7,523 square feet, Parcel #2 with 7,582 square feet, and Parcel #3 with 45,663 square
feet. The applicant is also requestin� Sensitive Lands Review apProval for building on steep slopes, and
an Adjustment to the driveway spacing standards of Chapter 18.705 (Access, Egress and Circulation)
from the required 200 feet to 176 feet.
SECTION IV. PUBLIC COMMENTS
The City mailed notice to Property owners within 500 feet of the subJ'ect site providing them an
opportunity to comment. One letfer was received from a nearby neighbor. The submitted letter
expres�ed the concern that their home's value would be decreased with the development of the subJ�ect
property. No evidence was provided why there would be a decrease in value. Value of surrounding
properties is not addressed in Tigard's Development Code. Therefore, Staff cannot base a decision on
the value of property. The appficant has addressed the applicable criteria of the Development Code
below.
SECTION V. APPLICABLE REVIEW CRITERIA AND FINDINGS
Variances and�Ad'ustments (18.370):
.5 Ad�ustment to access and egress standards (18.705).
In all zoning districts where access and egress drives cannot be readily designed to conform to
Code stanciards within a particular parcel, access with an adjoining prope�ty shall be considered.
If access in conjunction with another parcel cannot reasonably be achieved, the Director may
grant an adjustment to the access requirements of Chapter 18.705 through a Type II procedure,
as governed in Section 18.390.030, using approval criteria contained in Subsection 2b below.
The applicant has requested an adjustment to the street s acing standards of Section 18.705.030H,
Minimum access requirements for a residential use in order �o retain and improve the existing driveway
at the west end of the subject property, which is located in the influence area of a collector intersection.
The Director may approve, apQrove with conditions, or deny a request for an ad�ustment from
the access requirements contained in Chapter 18.705, based on the following cnteria:
It is not possible to share access;
The proposed parcels wifl share the new private street which is approximately 176 feet from the
intersection of SW Walnut and 122"d Avenue. Proposed parcel #3, which is deve�oped with an existing
home, has an existing access that is less than 100 feet from the SW Walnut/122� Avenue intersection.
The applicant has proposed to terminate the existing access and use the new private street to access all
three proposed parcels. The location of the new private street is the furthest away possible from the
intersection due to topographical constraints. Due to topographical constraints it is impossible to share
access with an adjoining parcel. Therefore, this standard has been met.
There are no other alternative access points on the street in question or from another street;
There are no other alternative access points to the subject parcels. Access further west along SW
Walnut is limited by topography, wetlands and trees. Sharing access to the east would not be alfowed
because the site would become more non-conforming. Staff Fias already required the applicar�t to close
the eastern driveway because of its close proximity to the intersection of SW Walnut and 122" Avenue.
Therefore, by allowing the applicant to share the existing driveway to the east would contradict the
requirement to close the eastern most driveway of the subject property. This standard has been
satisfied.
The access separation requirements cannot be met.
As mentioned above, access further west along SW Walnut is limited by topography, wetlands, trees
and existing development. Therefore, this standard has been satisfied.
NOTICE OF DECISION MLP2003-0002�MASON PARTITION PAGE 5 OF 22
The request is the minimum adjustment required to provide adequate access;
The proposed driveway is located as far away from the existing intersection of SW Walnut and 122nd
Avenue as possible. See responses above. This standard has been met.
The approved access or access approved with conditions will result in a safe access; and
Tualatin Valley Fire and Rescue has reviewed the proposed access drive and has not indicated that the
driveway will result in an unsafe access. The driveway will serve no more than six future lots generating
minimal additional traffic impact upon SW Walnut Street. Therefore, this criterion has been satisfied.
The visual clearance requirements of Chapter 18.795 will be met.
Visual clearance will be met as outlined in Chapter 18.795 (Visual Clearance) which is addressed later in
this decision.
FINDING: Based on the analysis above, the adjustment standards have been met.
Land Partitions (18.420):
e propose partition complies with all statutory and ordinance requirements and regulations;
The proposed partition complies or can be made to comply with all statutory and ordinance requirements
and regulations as demonstrated by the analysis contamed within this administrative decision and
through the imPosition of conditions of development approval. All necessary conditions must be satisfied
as part of the development and building process. Therefore, this criterion is met.
There are adequate public facilities available to serve the proposal;
Public facilities are discussed in detail later in this decision under Cha pter 18.810 (Street & Utility
Improvement Standards). Based on the analysis provided herein, Staff finds that adequate public
facilities are available to serve the proposal. Therefore, this cnterion is met.
All proposed improvements meet City and applicable agency standards; and
The public facilities and proposed, improvements are discussed and conditioned later in this decision
under Chapter 18.810 (Street & Utility Improvement Standards). Improvements will be reviewed as part
of the permit process and during construction, at which time the appropriate review authority will ensure
� that City and applicable agency standards are met. Based on the analysis in this decision, Staff finds
that this criterion is met.
All proposed lots conform to the specific requirements below:
The minimum width of the building envelope area shall meet the lot requirement of the applicable
zoning district.
The minimum lot width required for the R-4.5 zoning district is 50 feet. Parcel #1 is approximately 92
feet in width. Parcel #2 is approximately 105 feet in width and Parcel #3 is 150 feet in width. Therefore,
this standard has been met.
The lot area shall be as required by the applicable zoning district. In the case of a flag lot, the
accessway may not be included in the lot area.
The minimum lot area requirement in the R-4.5 zoning district is 7,500 square feet for detached
single-family units. The proposed partition creates three (3) lots that are 7,523, 7,582 and 45,663
square feet respectively. The proposed lots are not considered flag lots because they will front a private
street.
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.
NOTICE OF DECISION MLP2003-00020 MASON PARTITION PAGE 6 OF 22
The proposed partition plat illustrates that parcel #1 will have approximately 100 feet of frontage on SW
Walnut Street. Proposed parcel #2 will have 26 feet of frontage onto the proposed private street. Parcel
#3 has approximately 126 feet of frontage on SW Walnut. Therefore, this standard has been satisfied.
Setbacks shall be as required by the applicable zoning district.
Setbacks for the R-4.5 zoning district are as follows: front, 20 feet; side, 5 feet; street side, 15 feet; and
rear, 15 feet. The existing home on parcel #3 has a 67 ft. front, 20 ft. side, 83 ft. rear yard setback.
Setbacks for the future home will be reviewed at time of building permit. Therefore, this standard has
been satisfied.
When the partitioned lot is a flag lot, the developer may determine the location of the front yard,
provided that no side yard is less than 10 feet. Structures shall generally be located so as to
maximize separation from existing structures.
No flag lots are associated with this application. Therefore, this standard does not apply.
A screen shall be provided along the property line of a lot of record where the paved drive in an
accessway is located within ten feet of an abutting lot in accordance with Sections 18.745.040.
Screening may also be required to maintain privacy for abutting lots and to provide usable
outdoor recreation areas for proposed development.
The access to the proposed parcels is not within 10 feet of any adjoining parcels. Therefore, this
standard does not apply.
The fire district may require the installation of a fire hydrant where the length of an accessway
would have a detrimental effect on fire-fighting capabilities.
According to City maps, there are two fire hydrants approximately 50 feet from the east and west
corners of the subject property located on the north side of SW Walnut Street. Therefore, this standard
has been met.
Where a common drive is to be provided to serve more than one lot, a reciprocal easement
which will ensure access and maintenance rights shall be recorded with the approved partition
map.
Access is discussed and conditioned under the Access & Egress Standards later in this decision.
Therefore, this standard has been satisfied.
Any access way shall comply with the standards set forth in Chapter 18.705, Access, Egress and
Circulation.
This standard is addressed under Chapter 18.705 (Access, Egress and Circulation) later in this decision.
Where landfill and/or development is allowed within or adjacent to the one-hundred year
floodplain, the city shall rec�uire consideration of the dedication of sufficient open land area for
greenway ad�oining and within the floodplain. This area shall include portions at a suitable
elevation for the construction of a pedestrian/b�cycle pathway with the floodplain in accordance
with the adopted pedestrian/bicycle pathway plan.
The partitioned lots are not within nor adjacent to a one-hundred-year floodplain according to FEMA
floodplain maps. Therefore, this standard does not apply.
An application for a variance to the standards prescribed in this chapter shall be made in
accordance with Chapter 18.370, Variances and Adjustments. The applications for the partition
and variance(s)/adjustment(s)will be processed concurrently.
An adjustment to the 200-foot street and driveway spacing standard has been requested, which has
been addressed above. This standard has been satisfied.
FINDING: Based on the analysis above, the Land Partition standards have been met.
NOTICE OF DECISION MLP2003-00020 MASON PARTITION PAGE 7 OF 22
Residential Zoninq Districts (18.510):
eve opmen� a�darcrs in resicle�al zoning districts are contained in Table 18.510.2 below:
TABLE 18.510.2
DEVELOPMENT STANDARDS IN RESIDENTIAL ZONES '
�TANDAR� R=4:5 � ;� Y�ar`ce�#'C���'�v_p��+ceC#�2;� _�'�ii:e��;�;`
._,.. .. , �, .. __ . � � ,,.. ..
�_ .
Minimum Lot Size
-Detached unit 7,500 sq.ft. 7,523 sq.ft. 7,582 sq.ft. 45,663 sq.ft.
-Duplexes 10,000 sq.ft.
-Attached unit
Average Minimum Lot Width
-Detached unit lots 50 ft. 100 ft. 110 ft. 150 ft
-Duplex lots 90 ft.
-Attached unit lots
Mauimum Lot Coverage - - - -
Minimum Setbacks
-Front yard 20 ft. 67 ft.
-Side facing street on corner&through lots 15 ft. -
-Side yard 5 ft. Can be met Can be met 21 ft.
-Rear yard 15 ft. 82 ft.
-Side or rear yard abutting more restrictive zoning district -
-Distance between property line and front of garage 20 ft.
-Side Yard Setbacks for Flag Lots DC 18.420.050 A 4 e 10 ft. -
Maximum Hei ht 35 ft. Can be met Can be met
Minimum Landscape Requirement Can be met Can be met
A minimum lot size of 5,000 square feet is required for each lot. The proposed lot sizes of 7,523, 7,582
and 45,663 square feet meet this standard. Setbacks for future homes will be reviewed at time of
building permits.
FINDING: Based on the analysis above, the Residential Zoning District Standards have been met.
Access, Eqress and Circulation (18.705):
�onfinuing o6fi�a ion o prope, y owner. The provisions and maintenance of access and e ress
stipulated in this title are continuing requirements for the use of any structure or parcel o� real
property in the City.
Access shall be continually maintained. Therefore, this standard has been satisfied.
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 sig ht distance and deceleration standards as set by ODOT, Washingfon County, the City
and A�SNTO.
The applicant's engineer has indicated that sight distance at the new private street can be met. The
applicant s engineer shall provide post-public improvements certification that sight distance has been
met. The appficant's narrative has also mdicated that the visual clearance area requirement will be met
at the new private street.
Section 18.705.030.H.2 states that driveways shall not be permitted to be placed in the influence
area of collector or arterial street intersections. Influence area of intersections is that area where
queues of traffic commonly form on approach to an intersection. The minimum driveway
setback from a collector or arterial street intersection shall be150 feet, measured from the righf-
of-way line of the intersecting street to the throat of the proposed driveway. The setback may be
greater dependin upon the influence area, as determined from City Engineer review of a traffic
impact re�ort su�mi�ted by the applicant's traffic engineer. In a case where a project has less
than 150 feet of street fronfage, the applicant must explore any option for shared access with the
adjacent parcel. If shared access is not possible or practical, the driveway shall be placed as far
from the intersection as possible.
The existin driveway will be removed. The location of the new private street is approximately 176 feet
from the in�ersection, which has been addressed under the Variance and Adjustment section of this
decision. Therefore, this criterion has been satisfied.
NOTICE OF DECISION MLP2003-00020 MASON PARTITIOfv PAGE 8 OF 22
Section 18.705.030.H.3 and 4 states that the minimum spacing of driveways and streets along a
collector shall be 200 feet. The minimum spacing of driveways and streets along an arterial shall
be 600 feet. The minimum spacing of local streets along a local street shall be 125 feet.
The applicant has asked for an adjustment to this standard for the proposed private street (private
streets serve 3 —6 lots). The applicanYs plans show the center�ine of the driveway is approximately 176
feet from the centerline intersection of Walnut Street and 122 Avenue. The applicant has stated that
the proposed street cannot be located further west due to the steep slope adjacent to Walnut Street and
the impact to a significant grove of trees. Staff concurs with the placement of the proposed street and
therefore grants the adjustment.
Joint Access. Owners of two or more uses, structures, or parcels of land may agree to utilize
jointly the same access and egress when the combined access and egress of both uses,
structures, or parcels of land satisfies the combined requirements as designated in this title,
provided: Satisfactory legal evidence shall be presented in the form of deeds, easements, leases
or contracts to establish the joint use; and copies of the deeds, easements, leases or contracts
are placed on permanent file with the City.
Proposed parcels #1, #2 and #3 will share the same access from SW Walnut Street. Therefore, the
applicant will record access and maintenance rights for all three parcels on the final plat.
Public street access. All vehicular access and egress as required in Sections 18.705.030H and
18.705.0301 shall connect directly with a public or private street approved by the City for public
use and shall be maintained at the required standards on a continuous basis.
All three of the proposed parcels will have access to SW Walnut Street. This standard is met.
Minimum access requirements for residential use. Private residential access drives shall be
provided and maintained in accordance with the provisions of the Uniform Fire Code.
Proposed parcels #1-3 will share a 20-foot-wide private street with a minimum of 20 feet of pavement
that is in excess of 150 feet in len th. Because the eastern most access to pro osed parcel #3 has
been closed, the applicant is required to provide documentation that Eric McMullen from Tualatin Valley
Fire and Rescue has approved the proposed access.
Access drives in excess of 150 feet in length shall be Provided with approved provisions for the
turning around of fire apparatus by one of the following:. a) A circular, paved surface having a
minimum turn radius measured from center point to outside edge of 35 feet; b} A hammerhead-
configured, paved surFace with each leg of the hammerhead having a minimum depth of 40 feet
and a minimum width of 20 feet; c) The maximum cross slope of a required turnaround is 5%.
The applicant has shown the proposed private street to provide a future hammerhead. Because the
access to the proposed parcels is in excess of 150 feet, the applicant is required to construct the
proposed hammerhead at the end of the access drive shown on the preliminary grading plan.
To provide for increased traffic movement on congested streets and to eliminate turning
movement problems, the Director may restrict the location of driveways on streets and require
the location of driveways be placed on adjacent streets, upon the finding that the proposed
access would cause or increase existing hazardous tra�c conditions; or provide inadequate
access for emergency vehicles; or cause hazardous conditions to exist which would
constitute a clear and present danger to the public health, safety, and general welfare.
Staff does not foresee any need to restrict the location of access on the proposed parcels. The applicant
has proposed to terminate the existing driveway to the east. Therefore, this standard has been satisfied.
FINDING: Based on the analysis above, the Access Egress and Circulation standards have not been
fully met. However, if the applicant complies with the condition below, the standards will
be met.
NOTICE OF DECISION MLP2003-00020 MASON PARTITION PAGE 9 OF 22
CONDITIONS:
. Record access and maintenance rights for the proposed parcels.
. Provide documentation that Eric McMullen from Tualatin Valley Fire and Rescue has
approved the proposed access.
. Construct the proposed hammerhead at the end of the access drive shown on the preliminary
grading plan.
�Densit �Computations (18.715):
A. Defini�ion o ne eve opment area. Net development area, in acres, shall be determined
by subtracting the followin land area(s) from the gross acres, which is all of the land
included in the legal descrip�ion of the property to be developed:
1. All sensitive land areas
2. All land dedicated to the public for park purposes;
3. All land dedicated for public rights-ofa+vay.
4. All land proposed for private sfreets; and
5. A lot of at least the size required by the applicable base zoning district, if an existing
dwelling is to remain on the site.
B. Calculating maximum number of residential units. To calculate the maximum number of
residential units per net acre, divide the number of square feet in the net acres by the
minimum number of square feet required for each lot in the applicable zoning district.
C. Calculating minimum number of residential units. As required by Section 18.510.040, the
minimum number of residential units per net acre shall be calculated b multiplying the
maximum number of units determined in Subsection B above by 80% (0.8�
The standards for density computation address the intensity of residential land uses, typically
expressed as the number of housing units per acre. The total square footage of the subject property
is 82,243 square feet. There is an existing home to be retained on proposed parcel #3. Therefore,
7,500 square feet is subtracted from the total square footage, 2,481 square feet for street dedication,
5,282 square feet for wetlands and 12,219 square feet for slopes greater than 25% slope. Therefore,
the net development area is 62,481 square feet. Dividing the net developable area (62,481 sq. ft.) by
the minimum fot size (7,500 sq. ft.) the maximum density for the sub�ect site is eight units and the
minimum is six. The applicant is proposing three. The a plicant has provided a shadow plat showing
how the property can meet minimum density in the fu�ure. However, the applicant is required to
revise the shadow plat to show the square footage of each future parcel to show that they meet the
minimum lot size.
FINDING: Based on the analysis above, the Density Computation Standards have not been met.
CONDITION:Revise the shadow plat to show the square footage of each future parcel to show that
they meet the minimum lot size required by the R-4.5 zoning district.
Landscapinq and Screeninq (18.745):
Street trees: Section 18.745.040
ec ion . 45.040.A.: All development projects fronting on a public street, private street or a
private driveway more than 100 feet in length approved after the adoption of this title shall be
required to plant street trees in accordance with the standards in Section 18.745.040C.
The applicant has indicted that a street tree planting list will be provided with the final plat. Therefore, the
applicant is required to provide a plan showing street trees along SW Walnut Street and the proposed
pnvate street that are in compliance with Section 18.745.040.C.2.0 of the Tigard Development Code
and type of tree that is consistent with Tigard's street tree list prior to recording the final plat.
FINDING: Based on the analysis above, the Landscaping standards have not been fully met.
However, if the applicant complies with the condifions below, the Landscaping standards
will be met.
NOTICE OF DECISION MLP2003-00020 MASON PARTITION PAGE 10 OF 22
CONDITION: Provide a plan.showing street trees along SW Walnut Street and the proposed private
street that are in compliance with Section 18.745.040.C.2.0 of the Tigard Development
Code and type of tree that is consistent with Tigard's street tree list prior to recording the
final plat.
Sensitive Lands (18.775):
T�6ire�or s�a1T�v�he authority to issue a sensitive lands permit in the following areas by
means of a Type II procedure, as governed in Section 18.390.040, using approval criteria
contained in Section 18.775.070:
The subject site has slopes that are greater than 25°/a. Therefore, the criterion of Section 18.775.070.0
"With steep slopes" has been addressed below.
The extent and nature of the proposed land form alteration or development will not create site
disturbances to an extent greater than that required for the use;
The proposed development is for single-family homes. The City of Tigard's Buildin� Department
re�uires a Geotechnical report for all construction on slopes greater than 20 percent, which will ensure
stability. This standard has been satisfied.
The proposed land form alteration or development will not result in erosion, stream
sedimentat�on, ground instability, or other adverse on-site and of-site effects or hazards to life or
property;
During construction, appropriate erosion and sedimentation control measures and facilities will be in
place. These facilities will stay in place subsequent to construction until the seeding and plantings in the
disturbed areas have matured such that the danger from erosion is past. The City of Tigard s Building
Department requires a Geotechnical report for all construction on slopes greater than 20 percent, whicF�
will ensure stability. This standard has been satisfied.
The structures are appropriately sited and designed to ensure structural stability and proper
draina�e of foundation and crawl space areas for development with any of the following soil
conditions: wet/high water table; high shrink-swell capability; compressible/organic; and
shallow depth-to-bedrock; and
According to the applicant, the homes that will be constructed on the pro�osed parcels will be designed
to ensure structural stability and proper drainage. According to the `United States Department of
Agriculture Soil Conservation Service" manual, the site consists of, "Woodburn silt loam, 12 to 20
percent slopes. This moderately steep soil is along terrace escarpments. Included with this soil in
mapping were areas of Aloha Amity, Willamette, Helvetia, and Dayton soils, which occupy as much as
15 percent of this mapping unit. Runoff is medium, and the hazard of erosion is moderate." Uses
associated with the sub�ect sites soils are wildlife habitat, recreation, and home sites. The Soil
conservation manual did not mention any of the above soil conditions. Therefore, this standard has
been satisfied.
Where natural vegetation has been removed due to land form alteration or development, the
areas not covered by structures or impervious surfaces will be replanted to prevent erosion in
accordance with Chapter 18.745, Landscaping and Screening.
The applicant has indicated that areas not covered by structures or impervious surFaces will be
replanted. Therefore, the applicant is required to provide and implement a landscaping plan that
provides types and procedures for revegetation.
FINDING: Based on the analysis above, the Sensitive Lands standards have not been met. If the
applicant complies with the condition below, the standards will be met.
CONDITION:
� Provide and implement a landscaping plan that provides plant types and procedures for
revegetation. -
NOTICE OF DECISION MLP200�00020 MASON PARTITION PAGE 11 OF 22
Tree Removai (18.790}:
ree p an or e p anting, removal and protection of trees prepared by a certified arborist shall
be provided for any lot„ parcel or combination of lots or parcels for which a development
application for a subdivision, partition site development review, planned development or
conditional use is filed. Protection is pre�erred over removal wherever possible.
The applicant has submitted an arborist report and tree plan that shows all trees greater than six inches
in diameter. According to the report, there are a total of 30 trees greater than 12-inches in diameter.
According to the preliminary grading plan, the applicant is removing ten of the trees greater than 12-
inches. Therefore, the applicant is retainmg 67 percent of the trees greater than 12-inches. Based on
the retention of 67 percent, the applicant is required to mitigate 50 percent of the inches removed (102
inches).
Below are the City Forester's tree protection plan quidelines:
TREE PROTECTION PLAN REQUIREMENTS
The full text of these following requirements shall be placed on the tree protection plan.
Any tree that will not be removed onsite that is within the limits of disturbance of this pro��ect must be
protected. Any tree that is located on property adjacent to the construction project that will have more
than 15% of its root system disturbed by construction activities shall also be protected.
Prior to construction, a Tree Protection Plan, conforming to the International Society of Arboriculture
(ISA) uidelines, shall be submitted with the proposed construction drawings for review and approval by
the Ci�jr Forester. This plan shall include the existing and proposed grading contours and a composite
utility plan to ensure minimization of utility lines and street improvemenfs within the specified tree
protection zone (TPZ). All tree protection devices, along with their details and specifications, shall be
shown on the Tree Protection Plan and shall show, to scale, exactly how far the tree protection fencing
will be from the face of each protected tree. This plan shall also include the proposed building footprints
shown in relation to the trees being preserved. These footprints represent the maximum limits of
disturbance for home construction and are binding upon the applicant and future owners of lots within
the subdivision.
If construction is to occur within the trees' driplines, the applicant, through their Project Arborist, shall
justify the close proximity of the construction activities to the trees. He shall certify that the activities will
not adversely impact the overall and long-term health and stability of each tree. Any construction that
occurs within the neighboring trees' dripfines should be justified by the applicant and approved by the
City Forester. The applicant shall note that damage inflicted upon neighboring trees may be subject to
private civil action by the ad�oining property owner. Prior to any site work, {ree protection measures
must be mstalled around all trees to be retained. Once installed, the City Forester must inspect the tree
protection measures. Work may proceed on the site only after the City Forester has approved the
placement of the tree protection measures.
Prior to site work, the applicant shall submit a detailed construction schedule to the City Forester with
notatior�s as to when tree protection devices will be either installed or removed throughout construction
of the project.
A note shall be placed on the final set of plans indicatin that equipment, vehicles, machinery, grading,
dumping, storage, burial of debris, or any other construc�ion-related activities shall not be located inside
of any tree protection zone or outside of fhe limits of disturbance where other trees are being protected.
All tree protection devices shall be:
. Visible.
. Constructed of 11 Gauge steel chain-link fencing supported on at least 2" O.D. steel �osts. Each
post shall be no less than four feet high from the top of grade. Each post shall be driven into the
ground to a depth of no less than finro and a half feet below grade. Each post shall be spaced no
further apart than four feet.
. Between each post, securely attached to the chain-link fencing, shall be a sign indicating that the
area behind the fencing is protected and no construction activity, including matenal storage, may
occur behind the fencing.
NOTICE OF DECISION MLP2003-00020 MASON PARTITION PAGE 12 OF 22
. Inspected and approved in the field by the project arborist and City Forester prior to clearing,
grading, or the beginning of construction.
. Remain in place and maintained until all construction is completed and a final inspection is
conducted.
To determine the size of the tree protection zone (TPZ) the project arborist shall follow one or more of
the guidelines listed below:
. For individual trees follow the trunk diameter method. For every one-inch of diameter at breast
height (DBH), or 4 '/2 feet above the ground, allow 12 inches of space from the trunk of the tree.
For example, a tree that is 15" at DBH must have at least 15' of tree protection zone around the
entire canopy of the tree.
. For groups of trees the tree protection zone must be outside of the drip line of the trees on the
edge of the stand. If there are conifers with narrow crowns on the edge of the stand follow the
trunk diameter method or the drip line method, whichever is greater.
. Calculate and follow the Optimal Tree Protection Zone calculation as shown in "Trees and
Development: A Technical Guide to Preservation of Trees During Land Development" by Nelda
Mathen�r and James R. Clark.
. The pro�ect arborist may propose an alternate method for the establishment of the TPZ, provided
the effort is coordinated with the City Forester.
If it is necessary to enter the tree protection zone at any time with equipment (trucks, bulldozers, etc.)the
pro�ect arborist and Ci�Forester must be notified before any entry occurs. Before entering the TPZ, the
proJ ect arborist and Ci Forester shall determine the method by which entry can occur, along with any
additional tree protection measures.
The Project Arborist shall submit written reports to the City Forester, at least, once every two weeks, as
he monitors the construction activities and progress. These reports should include any changes that
occurred to the TPZ as well as the condition and location of the tree protection fencing. If the amount of
TPZ was reduced then the Project Arborist shall justify why the fencmg was moved, and shall certify that
the construction activities to the trees did not adversely impact the overall and long-term health and
stability of the tree(s). If the reports are not submitted or received by the City Forester at the scheduled
intervals, and if it appears the TPZ's or the Tree Protection Plan is not being followed by the contractor,
the City will stop work on the project until an inspection can be done by the City Forester and the Project
Arborist. This inspection will be to evaluate the tree protection fencing, determine if the fencing was
moved at any point during construction, and determine if any part of the Tree Protection Plan has been
violated. If a violation has occurred, one or more of the following penalties will be pursued through the
infraction process. -
Notwithstanding any other provision of this title, any party found to be in violation of this chapter pursuant
to Chapter 1.16 of the Tigard Municipal Code shall be subject to a civil penalty of up to $500 and shall be
required to remedy any damage caused by the violation. Such remediation shall include, but not be
limited to, the following:
A. Replacement of unlawfully removed or damaged trees in accordance with Section 18.790.060 (D)
of the Tigard Development Code; and
B. Paymen{of an additional civil penalty representing the estimated value of any unlawfully removed
or damaged tree, as determined usmg the most current International Society of Arboriculture's
Guide for Plant Appraisal.
Prior to issuance of building permits, the ProJ'ect Arborist shall submit a final certification indicating the
elements of the Tree Protection Plan were followed and that all remaining trees on the site are healthy,
stable and viable in their modified growing environment.
Section 18.790.040 states that any tree preserved or retained in accordance with this section may
thereafter be removed only for fhe reasons set out in a tree plan, in accordance with Section
18.790.030, or as a condifion of ap roval for a conditional use, and shall not be subject tv
removal under any other section o� this chapter. The property owner shall record a deed
restriction as a condition of approval of any development permit affected by this section to the
effect that such tree may be removed only if the tree dies or is hazardous according to a certified
arborist. The deed restriction may be removed or will be considered invalid if a tree preserved in
accordance with this section should either die or be removed as a hazardous tree. The form of
this deed restriction shall be subject to approval by the Director.
NOTICE OF DECISION MLP2003-00020 MA50N PARTITION PAGE 13 OF 22
The applicant will be required as a condition of approval to record a deed restriction limiting the removal
of trees that are retained on the project site following completion of the partition improvements, in
accordance with this standard.
FINDING: Based on the analysis above, the Tree Removal standards are not presently met but the
proposal can be made to comply, by the imposition of the following conditions:
CONDITIONS:
. Prior to any site work, the applicant shall submit a final Tree Protection Plan that
follows the recommendations of the City Forester, as outlined under the discussion
of Chapter 18.790, Tree Removal, in this decision.
. Prior to issuance of building permits the Project Arborist shall submit to the City
Forester a final report describing how the Tree Protection Ptan was implemented
and detailing any failures to comply with the Tree Protection Plan. The report shall
also describe the health of all remaming trees on the site, with details provided as to
any tree that has had its root system disturbed or that has otherwise been
damaged.
. The applicant is required to submit and implement a tree mitigation plan for 102
inches.
. Record deed restrictions for all trees to remain located on the proposed parcels.
Visual Clearance Areas (18.795):
TFiis ap er requires a a c ear vision area shall be maintained on the corners of all property
adjacent to intersecting right-of-ways or the intersection of a public street and a private
driveway. A clear vision area shall contain no vehicle, hedge, planting, fence, wall structure, or
temporary or permanent obstruction exceeding three (3) feet in height. The code provides that
obstructions that may be located in this area shall be visually clear between three (3) and eight
(8) feet in height. Trees may be placed within this area provided that all branches below eight (8)
feet are removed. A visuaf clearance area is the triangular area formed by,measuring from the
corner, 30-feet along the right of way and along the driveway and connecting these two points
with a straight line.
Submitted plans show no obstructions within the visual clearance triangles for the existing driveway and
SW Walnut Street. Therefore, this standard has been satisfied.
FINDING: Based on the analysis above, the Visual Clearance standards have been met.
PUBLIC FACILITY C4NCERNS
Street And Utilitv Improvements Standards (Section 18.810):
Z aQ er : provi es cons ruc ion s an ar s or e implementation of public and private
facilities and utilities such as streets, sewers, and drainage. The applicable standards are
addressed below:
Streets:
Improvements:
Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be
improved in accordance with the TDC standards.
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 Ri�hts-of-Way and Street Widths: Section 18.810.030.E requires a Collector street to
have a 70 right-of-way width and 46-foot paved section. Other improvements required may
include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm
drainage, and street trees.
NOTICE OF DECISION MLP2003-00020 MASON PARTITION PAGE 14 OF 22
This site lies ad'acent to SW Walnut Street, which is classified as a Collector on the City of Tigard
Transportation �lan Map. At present, there is approximately 60 feet of ROW, accordin to the most
recent tax assessor's map. The applicant should dedicate tFie additional ROW required�o provide 35
feet from centerline.
SW Walnut is currently partially improved. In order to mitigate the impact from this development, the
applicant should construct half-street improvements or enter mto a restnctive covenant for these
improvements. Because of the impending Washington County MSTIP improvement project, the street
will be improved.
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
�he boundary lines of the tract to be developed and a barricade shall be constructed at the end of
the street. These street stubs to adjoining properties are not considered to be cul-de-sacs since
they are intended to continue as through streets at such time as the adjoining property is
developed. A barricade shall be constructed at the end of the street by the property owners
which shall not be removed until authorized by the City Engineer, the cost of which shall be
included in the street construction cost. Temporary hammerhead turnouts or temporary
cul-de-sac bulbs shall be constructed for stub streets in excess of 150 feet in length.
The applicant has submitted a Future Circulation Plan showing how the future lots will be served by a
private street, which extends to the southeast corner of the sub�ect parcel. Abutting parcels to the east
could feasible be consolidated and divided in the future. The proposed private street could serve the
adjacent lots in the future. This standard is satisfied.
Street Alignment and Connections:
Section 18.810.030.H.1 states that full street connections with sPacing of no more than 530
feet between connections is required except where prevented by barriers such as topography,
railroads, freeways,,pre-existing developments, lease provisions, easements, covenants or
other restrictions existing prior to May 1, 1995 which preclude street connections. A full street
connection may also be exempted due to a regulated water feature if regulations would not
permit construction.
Section 18.810.030.H.2 states that all local, nei�hborhood routes and collector streets which
abut a development site shall be extended within the site to provide through circulation when
not precluded by environmental or topo�raphical constraints, existing development patterns
or stnct adherence to other standards in this code. A street connection or extension is
precluded when it is not possible to redesign, or reconfigure the street pattern to provide
required extensions. Land is considered topographically constrained if the slope is greater
than 15% for a distance of 250 feet or more. In the case of environmental or topographical
constraints, the mere presence of a constraint is not sufficient to show that a street
connection is not possible. The applicant must show why the constraint precludes some
reasonable street connection.
The existing, surrounding development does not allow for the redesign or reconfiguration of the street
pattern to provide required extensions. Therefore, this criterion is met.
Grades and Curves: Section 18.810.030.N states that grades shall not exceed ten percent on
arterials, 12% on collector streets, or 12% on any other street (except that local or residential
access streets may have segments with grades up to 15% for distances of no greater than 250
feet). Centerline radii of curves shall be as determined by the City Engineer.
The existing grade of Walnut, a collector, does not exceed 12%, therefore the criterion is met.
Block Designs - Section 18.810.040.A states that the length, width and shape of blocks shall be
desi�ned with due regard to providing adequate buifding sites for the use contemplated,
consideration of needs for convenient access, circulation, control and safety of street traffic and
recognition of limitations and opportunities of topography.
NOTICE OF DECI510N MLP2003-00020 MASON PARTITION PAGE 15 OF 22
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.
No blocks are created with the proposed development, nor are blocks feasible for future partitioning.
Therefore, this standard does not apply.
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.
No further Pedestrian and bicycle connections are required. Pedestrian and bicycles access to SW
Walnut will be available through the proposed private street. Connections in other directions is
prohibited by wetlands and existing development. Therefore, this standard has been satisfied.
Lots - Size and Shape: Section 18.810.060(A) prohibits lot depth from bein� more than 2.5 times
the average lot width, unless the parcel is �ess than 1.5 times the minimum lot size of the
applicable zoning district.
Proposed parcel #3 is 126 feet in width. Two and a half times the lot width is 315 feet. The lot depth of
parcel #3 is approximately 253 feet. Therefore, this standard has been satisfied.
Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public
or Private streets, other than an alley. In the case of a land partition, 18.420.050.A.4.c applies,
which requires a parcel to either have a minimum 15-foot frontage or a minimum 15 foot wide
recorded access easement. In cases where the lot is for an attached single-family dwelling unit,
the frontage shall be at least 15 feet.
Proposed parcel #1 has 101 feet of frontage along SW Walnut Street. Proposed parcel #2 has 52 feet
of frontage on to the newly created private street. Parcel #3 has 126 feet of frontage on to SW Walnut
Street. Therefore, this standard has been satisfied.
Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design
standards and be located on both sides of arterial, collector and local residential streets. Private
streets and industrial streets shall have sidewalks on at least one side.
The applicant is required to construct the half-street improvements or enter into a Restrictive Covenant,
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-siziny: Section 18.810.090.0 states that proposed sewer systems shall include
consideration of additional development within the area as projected by the Comprehensive
Plan.
The applicant's plan indicates that there are two existing sewer laterals that will serve the proposed lots.
NOTICE OF DECISION MLP2003-00020 MASON PARTITION PAGE 16 OF 22
Storm Drainage:
General Provisions: Section 18.810.100.A requires developers to make adequate provisions for
storm water and flood water runoff.
Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other
drainage facility shall be large enough to accommodate potential runoff from its entire upstream
drainage area, whether inside or outside the development. The City Engineer shall approve the
necessary size of the facility, based on the provisions of Design and Construction Standards for
Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and
including any future revisions or amendments).
There are no upstream drainage ways that impact this site.
Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the
City Engineer that the additional runoff resulting from the development will overload an existing
draina�e facility, the Director and Engineer shall withhold approval of the development until
provisions have been made for improvement of the potential condition or until provisions have
been made for storage of additional runoff caused by the development in accordance with the
Design and Construction Standards for Sanitary and Surface Water Management (as adopted by
Clean Water Services in 2000 and including any future revisions or amendments).
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 sformwater 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.
Developments of this small size, especially residential land partitions, are not required to provide on-site
detention. The applicant will be required to pay the water quantity SDC upon application for the building
permit for the two new parcels.
All proposed development within the City shall be designed such that storm water runoff is conveyed to
an approved public drainage,system. The applicanf has indicated that surFace drainage from the
driveway will flow into an existing ditch along Walnut Street. The engineering plans indicate that a new
12" culvert will be installed under the proposed driveway. This culvert must be included in the PFI permit
from the City. The applicant has also indicated that roof drains will be directed to dissipaters and then
directed overland to the existmg creek that runs through the site.
Bikeways and Pedestrian Pathways:
Bikeway Extension: Section 18.810.110.A states that developments adjoining proposed
bikeways identified on the City's adopted pedestrianlbikeway plan shall include provisions for
the future extension of such bikeways through the dedication of easements or right-of-way.
Southwest Walnut is designated as a bicycle facility. The applicant will enter into a restrictive covenant
for half-street improvements that will include a bicycle lane, thereby meeting this criterion. In addition,
the Washington County MSTIP project will include bike lanes.
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 benefit from such bikeways shall be conditioned to include the cost or construction
of bikeway improvements.
The applicant will enter into a restrictive covenant for half-street improvements that will include a bicycle
lane, thereby meeting this criterion.
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 finro-way bikeways separated from
the road is eight feet.
NOTICE OF DECISION MLP2003-00020 MASON PARTITION PAGE 17 OF 22
According to the current Transportation Systems Plan, the bicycle lane width for a collector is six feet.
The Washington County MSTIP for SW Walnut Street is including a bike lane. Therefore, this standard
has been safisfied.
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 wh�ch may be placed above ground, tem orary utility service facilities during
construction, high capacity electric lines operating at 50,00�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-�rounding costs when the development is proposed to take place on a
street where existing utilities which are not underg round will serve the development and the
ap�roval authority determines that the cost and technical difficulty of under�rounding the
uti ities outweighs the benefit of under-grounding in conjunction with the deve opment. The
determination shall be on a case-by-case basis. The most common1 but not the only: such
situation is a short frontage development for which under-grounding would result in the
placement of additional poles, rather than the removal of above-ground utilities facilities. An
applicant for a development which is served by utilities which are not underground and which
are located across a public right-of-way from the applicant's property shall pay a fee in-lieu of
under-grounding.
There are existing overhead utility lines along the frontage of SW Walnut. If the fee in-lieu is proposed, it
is equal to $35.00 per lineal foot of street frontage. The frontage along this site is 488 lineal feet;
therefore the fee would be $17,080.00.
ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT
Public Water S stem:
e ity o igar provides water service in this area. The applicant's. plans shows two new water
meters fo serve the new lots. An easement for the water line to Parcel 2 will be required on the plat.
Storm Water Qualit :
e iy as agree to enforce Surface Water Management (SWM regulations established by
Clean Water Services (CWS) Design and Construction Standards adopted by Resolution and
Order No. 00-7) which require the construction of on-site water quality facilities. The facilities
shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm
water runoff generated from newly created 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 impracticaf to require an on-site water quality facility to accommodate treatment of
the storrn water from the two new parcels. Rather, CWS standards provide that applicants should pay a
fee in-lieu of constructing a facility if deemed appropriate. The applicant shall pay the fee in-lieu for this
application.
NOTICE OF DECISION MLP2003-00020 MASON PARTITION PAGE 18 OF 22
Gradin and Erosion Control:
esign an ons ruc ion Standards also regulate erosion control to reduce the amount of
sediment and other pollutants reaching the pubTic storm and surface water system.resulting
from development, construction, grading, excavating, clearing, and any other activity whicFi
accelerates erosion. Per CWS regulations, the applicant is required to submit an erosion control
plan for City review and approval prior to issuance of City permits.
The Federal Clean Water Act requires that a National Pollutant Discharge Elimination System
(NPDES) erosion control permit be issued for any development that will disturb one or more acre
of land. Since this site is over five acres, the develo er will be required to obtain an NPDES
permit from the City prior to construction. This permi�will be issued along with the site and/or
building permit.
A final grading plan shall be submitted showing the existing and proposed contours. The plan shall
detail the provisions for surFace drainage of all lots, and show that they will be graded to insure that
surFace drainage is directed to the street or a public storm drainage system approved by the Engineering
Department. For situations where the back portions of lots drain away from a street and toward adjacent
lots, appropriate private storm drainage lines shall be provided to sufficiently contain and convey runoff
from each lot.
Address Assi nments:
e i y o igar is responsible for assigning addresses for parcels within the City of Tigard and within
the Urban Service Boundary (USB). An addressing fee in the amount of $50.00 per address shall be
assessed. This fee shall be paid to the City prior to �inal plat approval. The addressing fee amount may
be adjusted to the current rate at the time of 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.
Surve Re uirements
e app ican s ina p at shall contain State Plane Coordinates [NAD 83 (91)] on two monuments with a
tie to the City's global positioning system (GPS) geodetic control network (GC 22). These monuments
shall be on the same line and shall be of the same precision as required for the subdivision plat
boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground
measurements to grid measurements and the angle from north to grid north. These coordinates can be
established by:
. GPS tie networked to the City's GPS survey.
. By random traverse using conventional surveying methods.
In addition, the ap�licant's as-built drawings shall be tied to the GPS nefinrork. 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�.
Impact Studv 18.390
ec ion .3b states, "The Director shall make a finding with respect to each of the
following criteria when approving, approving with conditions or denying an application:"
Section 18.390.040 states that the applicant shall provide an impact study to quantify the
effect of development on public facilities and services. For each public facility system and
type of impact, the stud shall propose improvements necessary to meet City standard, and to
minimize the impact of�he 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 concuc with a requirement for public right-of-way
dedication, or provide,evidence that supports that the real property dedication is not roughly
proportional to the pro�ected impacts of the development. Section 18.390.040 states that when a
condition of approval requires the transfer to the public of an interest in real roperty, the
approval authority shall adopt findings which support the conclusion that the in�erest in real
property to be transferred is roughly proportional to the impact the proposed development will
have on the public.
NOTICE OF DECISION MLP2003-00020 MASON PARTITION PAGE 19 OF 22
The applicant has submitted an impact study. Any re uired street im rovements to certain collector or
higher volume streets and the Washington County Tra�c Impact Fee �TIF) are mitigation measures that
are required at the time of development. Based on a transportation impact study prepared by Mr. David
Larson for the A-Boy Expansion/Dolan II/Resolution 95-61, TIF's are expected to recapture 32 percent of
the traffic impact of new development on the Collector and Arterial Street system. The total TIF for a
single-family dwelling is $2,530 per unit.
Based on the estimate that total TIF fees cover 32 percent of the impact on major street improvements
citywide, the TIF fee is $5,060 ($2,530 times two new units). Based on the estimate that total TIF fees
cover 32 percent of the impact on ma or street improvements citywide, a fee that would cover 100
percent of this projects tra�c impact is $�15,812 ($5,060 divided by .32)_ The difference befinreen the TIF
paid_ and the full impact, is considered as unmitigated impact. Since the TIF paid is $5,060, the
unmitigated impact can be valued at $10,752. Given that the estimated cost of the dedication of
proper�y along SW Walnut Street is $7,125, the value of the dedication is less than the value of the
unmitigated impacts, the exactions are proportionate.
SECTION VI. OTHER STAFF COMMENTS
City of Tigard Long Range Planning Department has reviewed the proposal and has no objections to
City of Tigard Public Works Department has reviewed the proposal and has offered the following
comments:
Water:
. Proposed water services must be located on the west side of the new driveway.
. The applicant should work with NFR to make sure the proposed and any future parcels will have
adequate hydrant coverage.
. The applicant should be aware that the Washington County MSTIP road project for Walnut Street
will include water line improvements in this area. The applicant may want to work with that
proJ ect to get the proposed water services installed.
. Refocation of existing water mete�s is done by City crews at the applicant's expense.
Sanita Sewer
. e sanitary sewer laterals shown on the; plan do not exist. The applicant will need to install
laterals.
. New Sanitary Sewer laterals must have cleanouts installed at the right-of-way line.
Storm Draina e
. u ic orks staff believes that there could be some runoff coming from Tax Lots 5600 and 5700
(Tippit Place) that would impact Parcel #2. Also, properties on the north side of Tippit Place may
have combined private.storm lines that discharge toward this site. The City does not have record
of these private storm lines.
• The roadside ditch on the south side of Walnut Street will need re-grading work in order to ensure
that storm water will flow properly past the new driveway. The re-g rading work will likely need to
start from an existing catch basin outFall to the east of the site, and 6e continued to the west of the
new private driveway. A final design of this ditch work will need to be submitted for Engineering
and Public Works approval during the construction plan review stage.
City of Tigard Police Department has reviewed the proposal and has offered the following comment:
. Request monument at foot of private driveway identifying the two house addresses of the
proposed 2 "new" properties.
City of Tigard Urban Forester has reviewed the proposal and has offered the following comments:
. Tree protection fencing is still necessary although construction will not occur within the dripline of
the cedars.
. Provide a more detailed descri ption of each tree.
. It appears that the driveway will impact the 20-inch Oak. How will they Protect it?
. Project arborist has to follow guidelines for tree plan under Section 18.790.030.
NOTICE OF DECISION MLP2003-00020 MASON PARTITION PAGE 20 OF 22
City of Tigard Residential Plans Examiner has reviewed the proposal and has no objections to it.
SECTION VII. AGENCY COMMENTS
Clean Water Services comments have been discussed above under Public Facility Concems.
Tualatin Valley Fire and Rescue has reviewed the proposal and offered the following comments:
>> Fire hydrants for single family dwellings, duplexes and sub-divisions, shall be placed at each
intersection. Intermediate fire hydrants are required if any portion of a structure exceeds 500 feet
from a hydrant at an intersection as measured in an approved manner around the outside of the
structure and along approved fire apparatus access roadways. Placement of additional fire hydrants
shall be as approved by the Chief. (UFC Sec. 903.4.2.2)
z� Fire hydrants shall be located not more than 15 feet from an approved fire apparatus access
roadway. (UFC Sec. 903.4.2.4)
s� Fire hydrant locations shall be identified by the installation of reflective markers. The markers shall
be blue. They shall be located adjacent and to the side of the centerline of the access road way that
the fire hydrant is located on. In case that there is no center line, then assume a centerline, and
place the reflectors accordingly. (UFC Sec. 901.4.3)
a� The minimum available fire flow for single family dwellings and duplexes shall be 1,000 gallons per
minute. If the structure(s is(are) 3,600 square feet or larger, the required fire flow shall be
determined according to U�C Appendix Table A-III-A-1. (UFC Appendix III-A, Sec. 5)
s> Approved fire apparatus access roadways and fire fighting water supplies shall be installed and
operational prior to any other construction on the site or subdivision. (UFC Sec. 8704)
Please contact me at (503} 612-7010 with any additional questions.
�,
SECTION VIII. PROCEDURE AND APPEAL INFORMATION
Notice: Notice was mailed to:
X The applicant and owners
� Owner of record within the required distance
—� Affected government agencies
Final Decision:
THIS DECISION IS FINAL ON SETEMBER 23, 2004 AND BECOMES
EFFECTIVE ON OCTOBER 8, 2004 UNLESS AN APPEAL IS FILED.
A��eal:
The Director's Decision is final on the date that it is mailed. All persons entitled to notice or who are
otherwise adversely afFected or aggrieved by the decision as provided in Section 18.390.040.G.1. may
appeal this decision in accordance with Section 18.390.040.G.2. of the Tigard Community Development
Code which provides that a written appeal together with the required fee shall be filed with the Director
within ten (10) business days of the date thelVotice of Decision was mailed. The appeal fee schedule
and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard,
4regon 97223.
Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be
confined to the specific issues identified in the written comments submitted by the parties during the
comment period. Additionat evidence concerning issues properly raised in the Notice of Appeal may
be submitted by any party during the appeal hearing, sub�ect to any additional rules of procedure that
may be adopted from time to time by the appellate body.
NOTICE OF DECISION MLP2003-00020 MASON PARTITION PAGE 21 OF 22
THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON OCTOBER 7, 2004.
Questions:
yoT�u�e any questions, please call the City of Tigard Planning Division, Tigard City Hall, 13125 SW
Hall Boulevard, Tigard, Oregon at (503) 639-4171.
Se tember 23 2004
D a ew eide e
Asso lann r
'� Se tember 23 2004
. c ar ewers o
Planning Manager
i:\curpinUnathevu�MLP�mIp2003-00020 decision.doc
NOTICE OF DECISION MLP2403-00020 MASON PARTITION PAGE 22 OF 22
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MASON PARTITION
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NOTICE OF TYPE II DECISI�N
MINOR LAND PARTITION (MLP) 2003-00020 ��
CITY OF TIGARD
MASON PARTITION c°mn`u"``''�Dez�e�p'n�'t`
S(apingA�etterCommunity
DAY = 00
(Includes a 30-day extension)
SECTION I. APPLICATION SUMMARY
FILE NAME: MASON PARTITION
CASE NOS: Minor Land Partition (MLP) MLP2003-00020
Sensitive Lands Review SLR2003-00012
Adjustment VAR2003-00112
PROPOSAL: The applicant is requesting Minor Land Partition approval to create a three (3� lot
partition on a parcel of land containing approximately 77,101 square feet. his
partition will create parcel #1 with ap roximately 7,523 square feet, Parcel #2 with
7,582 square feet, and Parcel #3 wi h 45,663 square feet. The a plicant is also
requesting Sensitive Lands Review approval for building on steep slopes, and an
Ad�ustment to the driveway spacin standards of Chapter 18.705 (Access, Egress
and Circulation)from the required �00 feet to 176 feet.
APPLICANT: Jon and Kari Mason PROPERTY OWNER: Same
12220 SW Walnut Street
Tigard, OR 97223
APPLICANT'S
REP: Harris-McMonagle Associates, Inc.
12555 SW Hall Boulevard
Tigard, OR 97223
ZONING
DESIGNATION: R-4.5: Low-Density Residential District. The R-4.5 zoning district is designed to
accommodate detached single-family homes with or without accessory
residential units at a minimum lot size of 7,500 square feet. Duplexes and
attached single-family units are permitted conditionally. Some civic and
institutional uses are also permitted conditionally.
LOCATION: 12220 SW Walnut Street; WCTM 2S103BC, Tax Lot 700.
APPLICABLE
REVIEW
CRITERIA: Community Development Code Chapters 18.370, 18.390, 18.420, 18.510,
18.705, 18.715, 18.745, 18.765, 18.775, 18.790, 18.795 and 18.810.
SECTION II. DECISION
Notice is hereby given that the City of Tigard Community Development Director's designee has
APPROVED the above request. The findings and conclusions on which the decision is based are noted
in the full decision, available at City Hall.
THIS APPROVAL SHALL BE VALID FOR 18 MONTHS i
FROM THE EFFECTIVE DATE OF THIS DECISION.
All documents and applicable criteria in the above-noted file are available for inspection at no cost or
copies can be obtained for twenty-five cents (25�) per page, or the current rate charged for copies at the
time of the request. I
SECTION III. PROCEDURE AND APPEAL INFORMATION
Notice:
01�1 tic mailed to:
X The applicant and owners
�— Owner of record within the required distance
�— Affected government agencies
Finai Decision:
THIS DECISION IS FINAL ON SEPTEMBER 23, 2004 AND BECOMES
EFFECTIVE ON OCTOBER 8, 2004 UNLESS AN APPEAL IS FILED.
A�peal;
The Director's Decision is final on the date that it is mailed. All persons entitled to notice or who are
otherwise adversely affected or aggrieved by the decision as provided in Section 18.390.040.G.1 may
appeal this decision in accordance with Section 18.390.040.G.2 of the Tigard Community
Development Code which provides that a written appeal together with the required fee shall be filed
with the Director within ten (10) business days of the date the Notice of Decision was mailed. The
appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW
Hall Boulevard, Tigard, Oregon 97223.
Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be
confined to the specific issues identified in the written comments submitted by the parties during the
comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may
be submitted by any party during the appeal hearing, subject to any additional rules of procedure that
may be adopted from time to time by the appellate body.
THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON OCTOBER 7, 2004.
Questions:
For further information please contact the Planning Division Staff Planner, Mathew Scheidegger at
(503) 639-4171, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223.
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NOTICE TO MORTGAGEE, LIENHOLDER,VENDOR OR SELLER:
THE TIGARD DEVELOPMENT CODE REQUIRES THAT IF YOU RECEIVE THIS NOTICE,IT SHALL BE PROMPTLY FORWARDED TO THE PURCHASER.
NOTICE OF PENDING LAND USE APPLICATION CITYOFTIGARD
MINOR LAND PARTITION �°tt`n`u",j��r��pn'l�;Ity
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DATE OF NOTICE: May 19, 2004
Fi�E NuMBER: MINOR LAND PARTITION (MLP) 2003-00020
SENSITIVE LANDS REYIEW (SLR� 2003-00012
ADJUSTMENT (VAR) 2003-Oo i i
FILE NAME: MASON PARTITION
PROPOSAL: The applicant is requesting Minor Land Partition approval to perform a three (3) lot partition
on a parcel of land containing approximately 77,101 square feet. This partition will create
Parcel #1 with approximately 7,523 square feet, Parcel #2 with 7,582 square feet, and Parcel
#3 with 45,663 square feet. The applicant is also requesting Sensitive Lands Review
approval for building on steep slopes, and an Adjustment to the driveway spacing standards
of Chapter 18.705 (Access, Egress and Circulation) from the required 200 feet to 176 feet.
ZONE: R-4.5: Low-Density Residential District. The R-4.5 zoning district is designed to
accommodate detached single-family homes with or without accessory residential units at
a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are
permitted conditionally. Some civic and institutional uses are also permitted conditionally.
APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.370,
18.390, 18.420, 18.510, 18.705, 18.715, 18.745, 18.765, 18.775, 18.790, 18.795 and
18.810.
LOCATION: 12220 SW Walnut Street; WCTM 2S1036C, Tax Lot 700.
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
3:00 PM ON JUNE 2, 2004: All comments should be directed to Mathew Scheideaqer, Associate Planner in the
Planning Division at the City of Tigard, 13125 SW Hall Boulevard, Tigard, Oregon 97223. You may reach the City
of Tigard by telephone at 503-639-4171 or by e-mail to matts an.ci.tigard.or.us.
ALL COMMENTS MUST BE RECEIVED BY THE CITY OF TIGARD IN WRITING PRIOR TO 5:00 PM ON THE DATE SPECIFIED
ABOVE IN ORDER FOR YOUR COMMENTS TO BE CONSIDERED IN THE DECISION-MAKING PROCESS.
THE CITY OF TIGARD APPRECIATES RECEIVING COMMENTS AND VALUES YOUR INPUT. COMMENTS
WILL BE C�NSIDERED AND ADDRESSED WITHIN THE NOTICE OF DECISION. A DECISION ON THIS ISSUE
IS TENTATIVELY SCHEDULED FOR JUNE 28. 2004. IF YOU PROVIDE COMMENTS, YOU WILL BE SENT A
COPY OF THE FULL DECISION ONCE IT HAS BEEN RENDERED.
WRITTEN COMMENTS WILL BECOME A PART OF THE PERMANENT PUBLIC RECORD AND SHALL
CONTAIN THE FOLLOWING INFORMATION:
. Address the specific "Applicable Review Criteria" described in the section above or any other criteria
believed to be applicabie to this proposal;
. Raise any issues and/or concerns believed to be important with sufficient evidence to allow the City to
provide a response;
. Comments that provide the basis for an appeal to the Tigard Hearings Officer must address the relevant
approval criteria with sufficient specificity on that issue.
� .
Failure of any party to address the relevant approval criteria with sufficient specificity may preclude
subsequent appeals to the Land Use Board of Appeals or Circuit Court on that issue. Specific findings
directed at the relevant approval criteria are what constitute relevant evidence.
AFTER THE 14 DAY COMMENT PERIOD CLOSES, THE DIRECTOR SHALL ISSUE A TYPE II ADMINISTRATIVE DECISION. THE
DIRECTOR�S DECISION SHALL BE MAILED TO THE APPLICANT AND TO OWNERS OF RECORD OF PROPERTY LOCATED WITHIN
500 FEET OF THE SUBJECT SITE, AND TO ANYONE ELSE WHO SUBMITTED WRITTEN COMMENTS OR WHO IS OTHERWISE
ENTITLED TO NOTICE. THE DIRECTOR'S DECISION SHALL ADDRESS ALL OF THE RELEVANT APPROVAL CRITERIA. BASED
UPON THE CRITERIA AND THE FACTS CONTAINED WITHIN THE RECORD, THE DIRECTOR SHALL APPROVE, APPROVE WITH
CONDITIONS OR DENY THE REQUESTED PERMIT OR ACTION.
SUMMARY OF THE DECISION-MAKING PROCESS:
. The application is accepted by the City
. Notice is sent to property owners of record within 500 feet of the proposed development area allowing a
14-day written comment period.
. The application is reviewed by City Staff and affected agencies.
. City Staff issues a written decision.
. Notice of the decision is sent to the Applicant and all owners or contract purchasers of record of the site; all
owners of record of property located within 500 feet of the site, as shown on the most recent property tax
assessment roll; any City-recognized neighborhood group whose boundaries include the site; and any
governmental agency which is entitled to notice under an intergovernmental agreement entered into with the
City which includes provision for such notice or anyone who is otherwise entitled to such notice.
INFORMATION/EVIDENCE AVAILABLE FOR REVIEW:
The application, written comments and supporting documents relied upon by the Director to make this decision are
contained within the record and are available for public review at the City of Tigard Communiry Development
Department. Copies of these items may be obtained at a cost of $.25 per page or the current rate charged for this
service. Questions regarding this application should be directed to the Planning Staff indicated on the first page of
this Notice under the section titled "Your Ri ht to Provide Written Comments."
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MEMORANDUM
CITY OF TIGARD, OREGON
DATE: 9/17/04
TO: Matt Scheidegger, Associate Planner
FROM: Kim McMillan, Development Review Engine���<�y�
RE: MLP2003-00020 Mason 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 indicated that sight distance at the new private
street can be met. The applicanYs engineer shall provide post-public
improvements certification that sight distance has been met. The applicant's
narrative has also indicated that the visual clearance area requirement will be
met at the new private street
Section 18.705.030.H.2 states that driveways shall not be permitted to be
placed in the influence area of collector or arterial street intersections.
Influence area of intersections is that area where queues of traffic
commonly form on approach to an intersection. The minimum driveway
setback from a collector or arterial street intersection shall be150 feet,
measured from the right-of-way line of the intersecting street to the throat
of the proposed driveway. The setback may be greater depending upon the
influence area, as determined from City Engineer review of a tra�c impact
report submitted by the applicant's traffic engineer. In a case where a
project has less than 150 feet of street frontage, the applicant must explore
any option for shared access with the adjacent parcel. If shared access is
not possible or practical, the driveway shall be placed as far from the
intersection as possible.
The existing driveway will be removed, thereby meeting this criterion.
Section 18.705.030.H.3 and 4 states that the minimum spacing of driveways
and streets along a collector shall be 200 feet. The minimum spacing of
driveways and streets along an arterial shall be 600 feet. The minimum
spacing of local streets along a local street shall be 125 feet.
ENGINEERING COMMENTS MLP2003-00020 MASON PARTITION PAGE 1 �
.�;.
The applicant has asked for an adjustment to this standard for the proposed
private street (private streets serve 3 — 6 lots). The applicant's plans show the
centerline of the driveway is approximately 175 feet from the centerline
intersection of Walnut Street and 122"d Avenue. The applicant has stated that
the proposed street cannot be located further west due to the steep slope
adjacent to Walnut Street and the impact to a significant grove of trees. Staff
concurs with the placement of the proposed street and therefore grants the
adjustment.
Street And Utilitv Improvements Standards (Section 18.8101:
Chapter 18.810 provides construction standards for the implementation of
public and private facilities and utilities such as streets, sewers, and
drainage. The applicable standards are addressed below:
Streets:
Improvements:
Section 18.810.030.A.1 states that streets within a development and streets
adjacent shall be improved in accordance with the TDC standards.
Section 18.810.030.A.2 states that any new street or additional street width
planned as a portion of an existing street shall be dedicated and improved
in accordance with the TDC.
Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires a
Collector street to have a 70 right-of-way width and 46-foot paved section.
Other improvements required may include on-street parking, sidewalks and
bikeways, underground utilities, street lighting, storm drainage, and street
trees.
This site lies adjacent to SW Walnut Street, which is classified as a Collector on
the City of Tigard Transportation Plan Map. At present, there is approximately 60
feet of ROW, according to the most recent tax assessor's map. The applicant
should dedicate the additional ROW required to provide 35 feet from centerline.
SW Walnut is currently partially improved. In order to mitigate the impact from
this development, the applicant should construct half-street improvements or
enter into a restrictive covenant for these 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
ENGINEERING COMMENTS MLP2003-00020 MASON PARTITION PAGE 2
boundary lines of the tract to be developed and a barricade shall be
constructed at the end of the street. These street stubs to adjoining
properties are not considered to be cul-de-sacs since they are intended to
continue as through streets at such time as the adjoining property is
developed. A barricade shall be constructed at the end of the street by the
property owners which shall not be removed until authorized by the City
Engineer, the cost of which shall be included in the street construction cost.
Temporary hammerhead turnouts or temporary cul-de-sac bulbs shall be
constructed for stub streets in excess of 150 feet in length.
The applicant has submitted a Future Circulation Plan showing how the future lots
will be served by a private street. Staff agrees with the proposed private street
layout.
Street Alignment and Connections:
Section 18.810.030.H.1 states that full street connections with spacing of
no more than 530 feet between connections is required except where
prevented by barriers such as topography, railroads, freeways, pre-existing
developments, lease provisions, easements, covenants or other
restrictions existing prior to May 1, 1995 which preclude street
connections. A full street connection may also be exempted due to a
regulated water feature if regulations would not permit construction.
Section 18.810.030.H.2 states that all local, neighborhood routes and
collector streets which abut a development site shall be extended within
the site to provide through circulation when not precluded by
environmental or topographical constraints, existing development patterns
or strict adherence to other standards in this code. A street connection or
extension is precluded when it is not possible to redesign, or reconfigure
the street pattern to provide required extensions. Land is considered
topographically constrained if the slope is greater than 15% for a distance
of 250 feet or more. In the case of environmental or topographical
constraints, the mere presence of a constraint is not sufficient to show that
a street connection is not possible. The applicant must show why the
constraint precludes some reasonable street connection.
The existing, surrounding development does not allow for the redesign or
reconfiguration of the street pattern to provide required extensions. Therefore,
this criterion is met.
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 MLP2003-00020 MASON PARTITION PAGE 3
The existing grade of Walnut, a collectar, does not exceed 12°/a, therefore the
criterion is met.
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 18.810.040.6.2 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 rivate streets, other than an alley. In the case of a land
partition, 18.420.050.�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 MLP2003-00020 MASON PARTITION PAGE 4
Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to
meet City design standards and be located on both sides of arterial,
collector and local residential streets. Private streets and industrial streets
shall have sidewalks on at least one side.
The applicant is required to construct the half-street improvements or enter into a
Restrictive Covenant, thereby meeting this criterion.
Sanitary Sewers:
Sewers Required: Section 18.810.090.A requires that sanitary sewer be
installed to serve each new development and to connect developments to
existing mains in accordance with the provisions set forth in Design and
Construction Standards for Sanitary and Surface Water Management (as
adopted by Clean Water Services in 1996 and including any future
revisions or amendments) and the adopted policies of the comprehensive
plan.
Over-sizing: Section 18.810.090.0 states that proposed sewer systems
shall include consideration of additional development within the area as
projected by the Comprehensive Plan.
The applicant's plan indicates that there are two existing sewer laterals that will
serve the proposed lots.
Storm Drainage:
General Provisions: Section 18.810.100.A requires developers to make
adequate provisions for storm water and flood water runoff.
Accommodation of Upstream Drainage: Section 18.810.100.0 states that a
culvert or other drainage facility shall be large enough to accommodate
potential runoff from its entire upstream drainage area, whether inside or
outside the development. The City Engineer shall approve the necessary
size of the facility, based on the provisions of Design and Construction
Standards for Sanitary and Surface Water Management (as adopted by
Clean Water Services in 2000 and including any future revisions or
amendments).
There are no upstream drainage ways that impact this site.
Effect on Downstream Drainage: Section 18.810.100.D states that where it
is anticipated by the City Engineer that the additional runoff resulting from
the development will overload an existing drainage facility, the Director and
ENGINEERING COMMENTS MLP2003-00020 MASON PARTITION PAGE 5
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.
Developments of this small size, especially residential land partitions, are not
required to provide on-site detention. The applicant will be required to pay the
water quantity SDC upon application for the building permit for the finro new
parcels.
All proposed development within the City shall be designed such that storm water
runoff is conveyed to an approved public drainage system. The applicant has
indicated that surFace drainage from the driveway will flow into an existing ditch
along Walnut Street. The engineering plans indicate that a new 12" culvert will
be installed under the proposed driveway. This culvert must be included in the
PFI permit from the City. The applicant has also indicated that roof drains will be
directed to dissipaters and then directed overland to the existing creek that runs
through the site.
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.
Walnut is designated as a 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 benefit from
such bikeways shall be conditioned to include the cost or construction of
bikeway improvements.
ENGINEERING COMMENTS MLP2003-00020 MASON PARTITION PAGE 6
The applicant will enter into a restrictive covenant for half-street improvements
that will include a bicycle lane, thereby meeting this criterion.
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 bicycle lane for a collector 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
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.
ENGINEERING COMMENTS MLP2003-00020 MASON PARTITION PAGE 7
There are existing overhead utility lines along the frontage of SW Wa�nut. If the
fee in-lieu is proposed, it is equal to $ 35.00 per lineal foot of street frontage. The
frontage along this site is 488 lineal feet; therefore the fee would be $ 17,080.00.
ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND
UTILITY IMPROVEMENT STANDARDS:
Public Water Svstem:
The City of Tigard provides water service in this area. The applicant's plans
shows two new water meters to serve the new lots. An easement for the water
line to Parcel 2 will be required on the plat.
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 the two new
parcels. Rather, CWS standards provide that applicants should pay a fee-in-lieu
of constructing a facility if deemed appropriate. The applicant shall pay the fee-
in-lieu for this application.
Gradinq and Erosion Control:
CWS Design and Construction Standards also regulate erosion control to
reduce the amount of sediment and other pollutants reaching the public
storm and surface water system resulting from development, construction,
grading, excavating, clearing, and any other activity which accelerates
erosion. Per CWS regulations, the applicant is required to submit an
erosion control plan for City review and approval prior to issuance of City
permits.
The Federal Clean Water Act requires that a National Pollutant Discharge
Elimination System (NPDES) erosion control permit be issued for any
development that will disturb one or more acre of land. Since this site is
over five acres, the developer will be required to obtain an NPDES permit
ENGINEERING COMMENTS MLP2003-00020 MASON PARTITION PAGE 8
from the City prior to construction. This permit will be issued along with
the site and/or building permit.
A final grading plan shall be submitted showing the existing and proposed contours.
The plan shall detail the provisions for surFace drainage of all lots, and show that
they will be graded to insure that surface drainage is directed to the street or a
public storm drainage system approved by the Engineering Department. For
situations where the back portions of lots drain away from a street and toward
adjacent lots, appropriate private storm drainage lines shall be provided to
sufficiently contain and convey runoff from each lot.
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 addressing fee amount may be adjusted
to the current rate at the time of 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 nefinrork.
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 MLP2003-00020 MASON PARTITION PAGE 9
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 the storm culvert, driveway and any other work in the public right-of-
way. Six (6) sets of detailed public improvement plans shall be submitted for
review to the Engineering Department. NOTE: these plans are in addition to
any drawings required by the Building Division and should only include
sheets relevant to public improvements. Public Facility Improvement (PFI)
permit plans shall conform to City of Tigard Public Improvement Design
Standards, which are available at City Hall and the City's web page
(www.ci.tiqard.or.us).
. The PFI permit plan submittal shall include the exact legal name, address
and telephone number of the individual or corporate entity who will be
designated as the "Permittee", and who will provide the financial assurance
for the public imp�ovements. 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 PFI permit plan shall include the removal of the existing driveway.
. The final plat shall include the dedication of ROW to provide 35 feet from
centerline.
. Prior to final plat approval, the applicant shall pay the addressing fee.
(STAFF CONTACT: Shirley Treat, Engineering).
. The applicant shall execute a Restrictive Covenant whereby they agree to
complete or participate in the future improvements of SW Walnut Street
adjacent to the subject property, when any of the following events occur:
A. when the improvements are part of a larger project to be financed or
paid for by the formation of a Local Improvement District,
B. when the improvements are part of a larger project to be financed or
paid for in whole or in part by the City or other public agency,
C. when the improvements are part of a larger project to be constructed
by a third party and involves the sharing of design and/or construction
ENGINEERING COMMENTS MLP2003-00020 MASON PARTITION PAGE 10
expenses by the third party owner(s) of property in addition to the
subject property, or
D. when construction of the improvements is deemed to be appropriate
by the City Engineer in conjunction with construction of improvements
by others adjacent to the subject site.
. The applicant shall cause a statement to be placed on the final plat to
indicate that the private street and utility easement will be jointly owned and
maintained by the private property owners who abut and take access from it
(them).
. The applicant's engineer shall provide post-public improvement sight
distance certification.
. The final plat shall show a private water easement on Parcel 1 in favor of
Parcel 2.
. The applicant shall provide connection of proposed buildings to the public
sanitary sewerage system. A connection permit is required to connect to the
existing public sanitary sewer system.
. The applicant's final plat shall contain State Plane Coordinates on two
monuments with a tie to the City's global positioning system (GPS) geodetic
control network (GC 22). These monuments shall be on the same line and
shall be of the same precision as required for the subdivision plat boundary.
Along with the coordinates, the plat shall contain the scale factor to convert
ground measurements to grid measurements and the angle from north to
grid north. These coordinates can be established by:
• GPS tie nefin►orked to the City's GPS survey.
• By random traverse using conventional surveying methods.
. Final Plat Application Submission Requirements:
A. Submit for City review four (4) paper copies of the final plat prepared
by a land surveyor licensed to practice in Oregon, and necessary data or
narrative.
B. Attach a check in the amount of the current final plat review fee
(Contact Planning/Engineering Permit Technicians, at (503) 639-4171, 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 Walnut shall be made on the final plat.
ENGINEERING COMMENTS MLP2003-00020 MASON PARTITION PAGE 11
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 three
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 signage at
the entrance of each private street that lists the addresses that are served
by the given driveway or street.
. The applicant shall either place the existing overhead utility lines along SW
Walnut 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 $ 17,080.00 and it shall be paid prior
to issuance of building permits.
. During issuance of the building permit for Parcels 1 & 2, 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 MLP2003-00020 MASON PARTITION PAGE 12
' -^,.,
REQUEST FOR COMMENTS CITYOFTIGARD
Communaty�Ue�eeCopment
S(utping�Better�'ommunity
DATE: May 19,2004
T0: Barbara Shields,Long Range Planning Manager
FROM: City of Tigard Planning Di�ision
STAFF CONTACT: Mathew Scheide99er,Associate Planner[x243T1
Phone: [5031639-4171/Fax: [5031684-129)
MINOR LAND PARTITION[MLPI 2003-00020/SENSITIVE LANDS REYIEW[SLRI 2003-00012/ADIUSTMENT[VARI 2003-00112
➢ MASON PARTITION Q
REQUEST: The applicant is requesting Minor Land Partition approval to perform a three (3) lot partition
on a parcel of land containing approximately 77,101 square feet. This partition will create parcel #1 with
approximately 7,523 square feet, Parcel #2 with 7,582 square feet, and Parcel #3 with 45,663 square feet.
The applicant is also requesting Sensitive Lands Review approval for building on steep slopes, and an
Adjustment to the driveway spacing standards of Chapter 18.705 (Access, Egress and Circulation) from
the required 200 feet to 176 feet. LOCATION: 12220 SW Walnut Street; WCTM 2S103BC, Tax Lot 700.
ZONE: R-4.5: Low-Density Residential District. The R-4.5 zoning district is designed to accommodate
detached single-family homes with or without accessory residential units at a minimum lot size of 7,500
square feet. Duplexes and attached single-family units are permitted conditionally Some civic and
institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community
Development Code Chapters 18.370, 18.390, 18.420, 18.510, 18.705, 18.715, 18.745, 18.765, 18.775,
18.790, 18.795 and 18.810.
Attached are the Site Plan, Vicinity Map and Applicant's Information for your review. From information supplied by
various departments and agencies and from other information available to our staff, a report and recommendation will
be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this
application, WE NEED YOUR GOMMENTS BACK'BY: JUNE`2. 2004. You may use the space provided below
or attach a separate letter to return your comments. If vou are unable to resaond bv the above date, please phone
the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you
have any questions, contact the Tigard Planning Division, 13125 SW Hall Blvd., Tigard, OR 97223.
PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY:
_ We have reviewed the proposal and have no objections to it.
Please contact of our office.
Please refer to the enclosed letter.
_ Written comments provided below:
l
VI��
�� 'n
Name 8 Number of Person Commenting:
MEMORANDUM
CITY OF TIGARD, OREGON
DATE: June 11, 2004
TO: Matt Scheidegger, Associate Planner
FROM: Brian Rager, Public Works Engineering Manager
RE: MLP 2003-00020, Mason Partition
Here are PW comments:
Water:
• Proposed water services must be located on the west side of the new driveway.
• The applicant should work with TVFR to make sure the proposed and any future parcels
will have adequate hydrant coverage.
� The applicant should be aware that the Washington County MSTIP road project for Walnut
Street will include water line improvements in this area. The applicant may want to work
with that project to get the proposed water services installed.
• Relocation of existing water meters is done by City crews at the applicant's expense.
Sanitarv Sewer
• The sanitary sewer laterals shown on the plan do not exist. The applicant will need to
install laterals.
• New SS laterals must have cleanouts installed at the ROW line.
Storm Drainaqe
• Public Works staff believes that there could be some runoff coming from Tax Lots 5600
and 5700 (Tippit Place) that would impact Parcel 2. Also, properties on the north side of
Tippit Place may have combined private storm lines that discharge toward this site. The
City does not have record of these private storm lines.
• The roadside ditch on the south side of Walnut Street will need re-grading work in order to
ensure that storm water will flow properly past the new driveway. The re-grading work will
likely need to start from an existing catch basin outfall to the east of the site, and be
continued to the west of the new private driveway. A final design of this ditch work will
need to be submitted for Engineering and Public Works approval during the construction
plan review stage.
' ` �,..
REQUEST FOR COMMENTS CITYOFTIGARD
Community�[�eveCapment
SfcapingA�etter Community
DATE: Ma]I19,2004
T0: lim Wolf,Tigard Police Department Crime Preuention Officer RECEf VED PLANNING
FROM: City of Tigard Planning Di�ision JUN 0 2 2004
STAFF CONTACT: Mathew Scheide9ger,Associate Planner[x243T1 CITY OF TIGARD
Phone: [5031639-41n/Fax: [5031684-7291
MINOR LAND PARTITION[MLPI 2003-00020/SENSITIVE LANDS REVIEW[SLRI 2003-00012/ADIUSTMENT[VARI 2003-00112
➢ MASON PARTITION Q
REQUEST: The applicant is requesting Minor Land Partition approval to perform a three (3) lot partition
on a parcel of land containing approximately 77,101 square feet. This partition will create F'arcel #1 with
approximately 7,523 square feet, Parcel #2 with 7,582 square feet, and Parcel #3 with 45,663 square feet.
The applicant is also requesting Sensitive Lands Review approval for building on steep slopes, and an
Adjustment to the driveway spacing standards of Chapter 18.705 (Access, Egress and Circulation) from
the required 200 feet to 176 feet. LOCATION: 12220 SW Walnut Street; WCTM 2S103BC, Tax Lot 700.
ZONE: R-4.5: Low-Density Residential District. The R-4.5 zoning district is designed to accommodate
detached single-family homes with or without accessory residential units at a minimum lot size of 7,500
square feet. Duplexes and attached single-family units are permitted conditionally Some civic and
institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community
Development Code Chapters 18.370, 18.390, 18.420, 18.510, 18.705, 18.715, 18.745, 18.765, 18.775,
18.790, 18.795 and 18.810.
Attached are the Site Plan, Vicinity Map and Applicant's Information for your review. From information supplied by
various departments and agencies and from other information available to our staff, a report and recommendation will
be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this
application, WE NEED YOUR COMMENTS BACK BY: JUNE 2, 2004. You may use the space provided below
or attach a separate letter to return your comments. If vou are unable to respond bv the above date, please phone
the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you
have any questions, contact the Tigard Planning Division, 13125 SW Hall Blvd., Tigard, OR 97223.
PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY:
� We have reviewed the proposal and have no objections to it.
Please contact of our office.
Please refer to the enclosed letter.
� Written comments provided below:
�1Lj13�'�\ '('�lalvt,cvt.rl�" L �Cco� c'� �XtiJv'���2, G��j.Je,�ay VGu%�t 1�y►hc� �}�..
��p �lou� Ac�C������ C/� �� P.(�d a " � �N��e�C��r�� .
Name 8 Number of Person Commenting: �J „�,Ol� x .L� I
\���
^�:,
REQUEST FOR COMMENTS CITYOFTIGARD
Community�l�e�vefopment
ShapingA Better Community
DATE: May 19,2004
T0: Matt Stine,Urban Forester/Public Works Annex RECEtVED PLANNING
FROM: City of Tigartl Planning Division MAY 2 6 2004
STAFF CONTACT: Mathew Scheidegger,Associate Planner[x243A CITY OF TIGARD
Phone: [5031639-4111/Fax: [5031684-1291
MINOR LAND PARTITION[MLPI 2003-00020/SENSITIYE LANDS REYIEW[SLRI 2003-00012/ADIUSTMENT[VARI 2003-00112
➢ MASON PARTITION �
REQUEST: The applicant is requesting Minor Land Partition approval to perform a three (3) lot partition
on a parcel of land containing approximately 77,101 square feet. This partition will create parcel #1 with
approximately 7,523 square feet, Parcel #2 with 7,582 square feet, and Parcel #3 with 45,663 square feet.
The applicant is also requesting Sensitive Lands Review approval for building on steep slopes, and an
Adjustment to the driveway spacing standards of Chapter 18.705 (Access, Egress and Circulation) from
the required 200 feet to 176 feet. LOCATION: 12220 SW Walnut Street; WCTM 2S1036C, Tax Lot 700.
ZONE: R-4.5: Low-Density Residential District. The R-4.5 zoning district is designed to accommodate
detached single-family homes with or without accessory residential units at a minimum lot size of 7,500
square feet. Duplexes and attached single-family units are permitted conditionally� Some civic and
institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community
Development Code Chapters 18.370, 18.390, 18.420, 18.510, 18.705, 18.715, 18.745, 18.765, 18.775,
18.790, 18.795 and 18.810.
Attached are the Site Plan, Vicinity Map and Applicant's Information for your review. From information supplied by
various departments and agencies and from other information available to our staff, a report and recommendation will
be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this
application, WE NEED YOUR COMMENTS BACK BY: JUNE 2, 2004. You may use the space provided below
or attach a separate letter to return your comments. If vou are unable to respond bv the above date, please phone
the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you
have any questions, contact the Tigard Planning Division, 13125 SW Hall Blvd., Tigard, OR 97223.
PLEASE CHECK THE FULLOWING ITEMS THAT APPLY:
_ We have reviewed the proposal and have no objections to it.
Please contact of our office.
Please refer to the enclosed letter.
� Written comments provided below:
L; �P-Q�;�ISr e2EIPL�� �� i5 rrli COM�i.ti F;
/-f !i-PP�l4Y�s �tr�-T toNSr�Ruc rr c:� n!� �-� �����2��y �m P/��r rt�t F� N�m�.�r2s
'��? `1��C`l� �t36 � y43� ('l��y►� �oN�T. e� D��Y�I�✓RY 0« u 2_��,rV T(t�S F
•ry��` D�i v�L��s j � Sr, ��►J W i r�— r���� 3� P�rEC rE u �
Name 8� Number of Person Commenting:
REQUEST FOR COMMENTS CITYOFTI(3ARD
Community�Development
S�apingA Better�ommunity
DATE: May 19,2004
T0: Richard lackson,Qwest Communications Engineerin9 RECEIVED PLANNING
FROM: Cit�of fgard Planning Division
MAY 2 5 2004
STAFF CONTACT: Mathew Scheidegger,Associate Planner[x243n CITY OF TIGARD
Phone: [5031639-4111/fax: [5031684-7291
MINOR LAND PARTITION[MLPI 2003-00020/SENSITIVE LANDS REVIEW[SLRI 2003-00012/ADIUSTMENT[VARI 2003-00112
➢�MASON PARTITION Q
REQUEST: The applicant is requesting Minor Land Partition approval to perform a three 3) lot partition
on a parcel of land containing approximately 77,101 square feet. This partition will create arcel #1 with
approximately 7,523 square feet, Parcel #2 with 7,582 square feet, and Parcel #3 with 45,663 square feet.
The applicant is also requesting Sensitive Lands Review approval for building on steep slopes, and an
Adjustment to the driveway spacing standards of Chapter 18.705 (Access, Egress and Circulation) from
the required 200 feet to 176 feet. LOCATION: 12220 SW Walnut Street; WCTM 2S103BC, Tax Lot 700.
ZONE: R-4.5: Low-Density Residential District. The R-4.5 zoning district is designed to accommodate
detached single-family homes with or without accessory residential units at a minimum lot size of 7,500
square feet. Duplexes and attached single-family units are permitted conditionally Some civic and
institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community
Development Code Chapters 18.370, 18.390, 18.420, 18.510, 18.705, 18.715, 18.745, 18.765, 18.775,
18.790, 18.795 and 18.810.
Attached are the Site Plan, Vicinity Map and Applicant's Information for your review. From information supplied by
various departments and agencies and from other information available to our staff, a report and recommendation will
be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this
application, WE NEED YOUR Ct)MMENTS BACK BY: JUNE 2, 2004. You may use the space provided below
or attach a separate letter to return your comments. If you are unable to respond bv the above date, please phone
the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you
have any questions, contact the Tigard Planning Division, 13125 SW Hall Blvd., Tigard, OR 97223.
PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY:
_ We have reviewed the proposal and have no objections to it.
Please contact of our office.
Please refer to the enclosed letter.
� Written comments provided below:
/�d d ress is r�tt �r� � �� e��'" .�er✓�� e a.rc� .
Name Number of Person Commenting:
c ra��e� T�9-c.��so r/ - s,P. �Esi E,� ���� S e3- Z�z - 7SG o
! �
REQUEST FOR COMMENTS CITYOFTIGARD
Commutrity�Ue�veCopment
SFiaping A Better Community
DATE: Ma]119,2004
T0: Mark Yandomelen,Residential Plans Examiner RECEIVED PLANNING
FROM: City of Tigard Planning Diuision
MAY 2 4 2004
STAfF CONTACT: Mathew Scheidegger,Associate Planner[x243A C�N 4F TIGARD
Phone: [5031639-4111/Fax: [5031684-129T
MINOR LAND PARTITION[MLPI 2003-00020/SElISITIVE LANDS REYIEW[SLR)2003-00012/ADIUSTMENT[11AR12003-00112
➢ MASON PARTITION �
REQUEST: The applicant is requesting Minor Land Partition approval to perform a three 3} lot partition
on a parcel of land containing approximately 77,101 square feet. This partition will create arcel #1 with
approximately 7,523 square feet, Parcel #2 with 7,582 square feet, and Parcel #3 with 45,663 square feet.
The applicant is also requesting Sensitive Lands Review approval for building on steep slopes, and an
Adjustment to the driveway spacing standards of Chapter 18.705 (Access, Egress and Circulation) from
the required 200 feet to 176 feet. LOCATION: 12220 SW Walnut Street; WCTM 2S1036C, Tax Lot 700.
ZONE: R-4.5: Low-Density Residential District. The R-4.5 zoning district is designed to accommodate
detached single-family homes with or without accessory residential units at a minimum lot size of 7,500
square feet. Duplexes and attached single-family units are permitted conditionally Some civic and
institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community
Development Code Chapters 18.370, 18.390, 18.420, 18.510, 18.705, 18.715, 18.745, 18.765, 18.775,
18.790, 18.795 and 18.810.
Attached are the Site Plan, Vicinity Map and ApplicanYs Information for your review. From information supplied by
various departments and agencies and from other information available to our staff, a report and recommendation will
be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this
application, WE NEED YOUR COMMENTS BACK B���UNE 2.`2004. You may use the space provided below
or attach a separate letter to return your comments. If vou are unable to resaond bv the above date, please phone
the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you
have any questions, contact the Tigard Planning Division, 13125 SW Hall Blvd., Tigard, OR 97223.
PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY:
�� We have reviewed the proposal and have no objections to it.
Please contact of our office.
Please refer to the enclosed letter.
_ Written comments provided below:
Name& Number of Person Commenting:
� .2 N 1
. �
REQUEST FOR COMMENTS CITYOFTIGARD
�'ommunity�Deve!'opment
S(tapingA Better Community
DATE: Ma]I19,2004
T0: PER ATTACHED
FROM: CitY of Tigard Planning Di�ision
STAFF CONTACT: Mathew Scheidegger,Associate Planner[x24311
Phone: [5031639-4111/Fax: [5031684-129)
MINOR LAND PARTITION[MLPI 2003-00020/SENSITIVE LANDS REYIEW[SLRI 2003-00012/ADIUSTMENT[YAR)2003-00112
➢ MASON PARTITION Q
REQUEST: The applicant is requesting Minor Land Partition approval to perForm a three 3) lot partition
on a parcel of land containing approximately 77,101 square feet. This partition will create arcel #1 with
approximately 7,523 square feet, Parcel #2 with 7,582 square feet, and Parcel #3 with 45,663 square feet.
The applicant is also requesting Sensitive Lands Review approval for building on steep slopes, and an
Adjustment to the driveway spacing standards of Chapter 18.705 (Access, Egress and Circulation) from
the required 200 feet to 176 feet. LOCATION: 12220 SW Walnut Street; WCTM 2S103BC, Tax Lot 700.
ZONE: R-4.5: Low-Density Residential District. The R-4.5 zoning district is designed to accommodate
detached single-family homes with or without accessory residential units at a minimum lot size of 7,500
square feet. Duplexes and attached single-family units are permitted conditionally Some civic and
institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community
Development Code Chapters 18.370, 18.390, 18.420, 18.510, 18.705, 18.715, 18.745, 18.765, 18.775,
18.790, 18.795 and 18.810.
Attached are the Site Plan, Vicinity Map and Applicant's Information for your review. From information supplied by
various departments and agencies and from other information available to our staff, a report and recommendation will
be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this
application, WE NEED Yf3UR COMMENTS BACK BY: JUNE 2. 2004. You may use the space provided below
or attach a separate letter to return your comments. If vou are unable to respond bv the above date, please phone
the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you
have any questions, contact the Tigard Planning Division, 13125 SW Hall Blvd., Tigard, OR 97223.
PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY:
_ We have reviewed the proposal and have no objections to it.
Please contact of our office.
Please refer to the enclosed letter.
_ Written comments provided below:
Name 8 Number of Person Commenting:
� �. TY OF TIGARD REQUEST F0� OMMENTS
NOTIFICATION LIST FOR LAND USE & COMMUNITY DEVELOPMENT APPLICATIONS
� ,
FILE NOS.: � � � ��c�'�.S --��c��';�' % FILE NAME: �f �:. �= i ' -��
CITIZEN INVOLVEMENT TEAMS
14-DAY PENDING APPLICATION NOTICE TO CIT AREA: �entral ❑East ❑South ❑West �Proposal Descrip. in Library CIT Book
CITY OffICES
�LONG RANGE PLANNING/Barbara Shields,Planning Mgr. COMMUNITY DVLPMNT.DEPT./Planning-Engineering Techs. %'POLICE DEPT./Jim Wolf,Crime Prevention Officer
✓`BUILDING DIVISIONlGary Lampella,Building Official �ENGINEERING DEPT./Kim McMillan,Dvlprtnl.Review Engineer�UBLIC WORKSIMatt Stine,Urban Forester
CITY ADMINISTRATION/Cathy Wheatley,City Recorder �PUBLIC WORKS/8rian Rager,Engineering Mana9er
d PLANNER—POST PROJECT SITE IF A PUBLIC HEARING ITEM-10 BUSINESS DAYS PRIOR TO THE PUBLIC HEARING!
SPECIAL DISTRICTS
TUAL.HILLS PARK&REC.DISL+►j�'TUALATIN VALLEY FIRE&RESCUE+� �TUALATIN VALLEY WATER DISTRICT� �CLEANWATER SERVICES+►
Planning Manager Fire Marshall Administrative O�ce � Lee Walker/SWM Program
15707 SW Walker Road Washington County Fire District PO Box 745 155 N.First Avenue
Beaverton,OR 97006 (place in pick-up box) Beaverton,OR 97075 Hillsboro,OR 97124
LOCAL AND STATE IURiSDICTIONS
CITY OF BEAVERTON� CITY OF TUALATIN� OR.DEPT.OF FISH&WILDLIFE _OR.DIV.OF STATE LANDS
Planning Manager Planning Manager 2501 SW First Avenue Melinda Wood�w�uN Fo.m Raq���aai
Irish Bunnell,Devebpment Services 18880 SW Martinaai Avenue PO Box 59 775 Summer Street NE
PO Box 4755 Tualatin,OR 97062 Portland,OR 97207 Salem,OR 97301-1279
Beaverton,OR 97076
_ OR.PUB.UTILITIES COMM.
METRO-LAND USE&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 Manager Portland.OR 97232-2736 Portland,OR 97232
PO BOx 23483 Bob Krlight,oaie Resou�ce cerner�zct�) _US ARMY CORPS.OF ENG.
Durham,OR 97281-3483 Paulette Allen,GiowlhManapemerrtCoordinatar OR.DEPT.OF LAND CONSERV.&DVLP. Kathryn Harris
Mel Huie,c��v��cooro+�r�cPazoa> LBRy F�2f1CI1(Comp.PlanAmenOmen[sOnly) Routing CENWP-OP-G
CITY OF KING CITY� Jennifer Budhabhatti,Repbnal Planner(WetlanOS) 635 Capitol Street NE,Suite 150 PO Box 2946
City Manager _ C.D.Manager,GmwthManapemeMServices Salem,OR 97301-2540 Portland,OR 97208-2946
15300 SW 116th Avenue
King City,OR 97224 WASHINGTON COUNTY�
OR.DEPT.OF ENERGY�POwen+nesinnrea> _OR.DEPT OF AVIATION IMOnoPo�eTOweral Dept.of Land Use&Transportatic
Bonneville Power Administration Tom Highland,Plannirq 155 N. First Avenue
CITY OF LAKE OSWEGO� Routing TTRC—Attn: Renae Ferrera 3040 25th Street,5E Suite 350,MS 13
Planning Director PO Box 3621 Salem,OR 97310 Hillsboro.OR 97124
PO Box 369 Portland,OR 97208-3621 _Steve Conwaycc�inpu�.�
Lake Oswego,OR 97034 _Gregg Leion�cPn�
OR.DEPT.OF ENVIRON.QUALITY(DEQ) ODOT,REGION 1 � Brent Curtis ccPn�
CITY OF PORTLAND cr,oeir�o�weua�a:am Po��n��e������m��mu�as> _Marah Danielson,Devebpment Review Coordinalor _DOnB M8Y8�8(2CA)MS 14
Planning Bureau Director Regional Administrator Carl Toland, Right-of-Way Section eva�o�s� _Sr.Cartographer ccr�rzu��+s,.
1900 SW 4'"Avenue,Suite 4100 2020 SW Fourth Avenue,Suite 400 123 NW Flanders
PoRland,OR 97201 PoRland,OR 97201-4987 Portland,OR 97209-4037
WA.CO.CONSOL.COMM.AGNCY ODOT,REGION 1 -DISTRICT 2A� ODOT,RAIL DIVISION _STATE HISTORIC
Dave Austin�wcccn�••9++^�MarophTown� Jane Estes,Permlt5petialisl (NotllyllODOTRIR-Hwy.Crosalnpi50nlyACtesstoLand) PRESERVATION OFFICE
PO Box 6375 5440 SW Westgate Drive,Suite 350 Craig Reiley (Notiy ItProperty Has HD Overlay)
Beaverton,OR 97007-0375 Portland,OR 97221-2414 555-13`"Street,NE,Suite 3 1115 Commercial Street,NE
5alem,OR 97301-4179 Salem,OR 97301-1012
UTILITY PROYIDERS AND SPECIAL AGENCIES
PORTLAND WESTERN R/R,BURLINGTON NORTHERNlSANTA FE R/R,OREGON ELECTRIC R/R(Bu�i�n9tc�Northem/Santa Fe R!R Predecessor)
Robert I.Melbo,President&General Manager
110 W. 10th Avenue
Albany,OR 97321
50UTHERN PACIFIC TRANS.CO.R!R METRO AREA COMMUNICATIONS COMCAST CABLE CORP. _TRI-MET TRANSIT DVLPMT.
Clifford C.Cabe,Construction Engineer Debra PalmercA��xa��o�:oo�r� Randy Bice (SrMR�^�M�aCanlact) (IfPmjectisWit�in%MileofaTransitRONe)
5424 SE McLoughlin Boulevard Twin Oaks Technology Center 14200 SW Brigadoon Court Ben Baldwin,Project Planner
Portland,OR 97232 1815 NW 169th Place,S-6020 Beaverton,OR 97005 710 NE Holladay Street
Beaverton,OR 97006-4886 Portland,OR 97232
�PORTLAND GENERAL ELECTRIC �NW NATURAL GA5 COMPANY VERIZON �QWEST COMMUNICATIONS
Ken Gutierrez,Svc.Design Consultant Scott Palmer,Engineering Coord. Ken Perdue,Engineering Richard Jackson,Engineering
9480 SW Boeckman Road 220 NW Second Avenue PO Box 1100 8021 5W Capitol Hill Rd,Rm 110
Wilsonville,OR 97070 Portland,OR 97209-3991 Beaverton,OR 97075-1100 Portland,OR 97219
`�TIGAR�/TUALATIN SCHOOL DIST.#23J_BEAVERTON SCHOOL DIST.#48 _COMCAST CABLE CORP. _COMCAST CABLE CORP.
Marsha Butler,Administrative Offices Jan Youngquist,Demographics Alex Silantiev,s..�bN..��u Diana Carpenter��,,,EdH.�d��
6960 SW Sandburg Street 16550 SW Merlo Road 9605 SW Nimbus Avenue,Bldg. 12 3500 SW Bond Street
Tigard,OR 97223-8039 Beaverton,OR 97006-5152 Beaverton,OR 97008 PoRland,OR 97232
#F INDICATES AUTOMATIC NOTIFICATION IN COMPLIANCE WITH INTERGOVERNMENTAL AGREEMENT IF WITHIN 500' OF THE SUBJECT PROPERTT FOR ANY/ALL
CITY PROJECTS(Project Planner Is Responsi6le For Indicating Parties To Notify). h:�pattyvresters�Request For Comments Notircai�on�ist.doc (UPDATED: 12-May-04)
(Also update:"i:\curpinl5elup1labels�annexalion utililies and iranchises.doc when updating this document)
. ,
AFFIDAVIT OF MAILING CRYOFTICaARO
Community,17eveCopment
S�iapingA Better�ommunity
I, �Pat�iaaL. Lun�o�'d, being first duly sworn/affirm, on oath depose and say that I am a SeniorAdmini.strat�iveSpecraCutfor
the �'ity of 7'rgar�4Nasfcington County, Oregon and that I served the following:
{Check Appropnate Box(s)Below}
❑x NOTICE OF DECISION FOR: MLP2003-00020/SLR2003-00012/VAR2003-00112 — MASON PARTITION
❑ AMENDED NOTICE (File No./Name Reference)
� City of Tigard Planning Director
A copy of the said notice being hereto attached, marked Exhlblt"A",and by reference made a part hereof, was mailed to
each named person(s) at the address(s) shown on the attached list(s), marked Ellhiblt"B",and by reference made a part
hereof, on September 23,2004,and deposited in the United States Mail on SCptC111bC1'23,2004, postage prepaid.
�
_ �
(Person re re � e)
.57,��IE O�F 04�C�OJ1�
G'�' t�o�'�T�gtote ss
o�`rg /'�,�,
Subscribed and sworn/a�rmed before me on the ��'� day of 1�C�1U��� , 2004.
OFFICIAL SEAL �
SUE ROSS
NOTARY PUBL.IC-OREGON
COMMISSION N0.375152 �)
MY COMMISSION IXPIRES DEC.1,2007 My Commis Expires: v
. .
EXHIBIT �
NOTICE OF TYPE II DECISION
MINOR LAND PARTITION (MLP) 2003-00020 �
CITY OF TIGARD
MASON PARTITION Community�Dever�m�,�t
S�iapingA Better�ommunity
DA = 0
(Includes a 30-day extension)
SECTION I. APPLICATION SUMMARY
FILE NAME: MASON PARTITION
CASE NOS: Minor Land Partition (MLP) MLP2003-00020
Sensitive Lands Review SLR2003-00012
Adjustment VAR2003-00112
PROPOSAL: The applicant is requesting Minor Land Partition approval to create a three (3) lot
partition on a parcel of land containing approximately 77,101 square feet. This
partition will create parcel #1 with approximately 7,523 square feet, Parcel #2 with
7,582 square feet, and Parcel #3 with 45,663 square feet. The applicant is also
requesting Sensitive Lands Review approval for building on steep slopes, and an
Ad�ustment to the driveway spacin standards of Chapter 18.705 (Access, Egress
and Circulation) from the required �00 feet to 176 feet.
APPLICANT: Jon and Kari Mason PROPERTY OWNER: Same
12220 SW Walnut Street
Tigard, OR 97223
APPLICANT'S
REP: Harris-McMonagle Associates, Inc.
12555 SW Hall Boulevard
Tigard, OR 97223
ZONING
DESIGNATION: R-4.5: Low-Density Residential District. The R-4.5 zoning district is desi�ned to
accommodate detached single-family homes with or without accessory residential
units at a minimum lot size of 7,500 square feet. Duplexes and attached
single-family units are permitted conditionally. Some civic and institutional uses are
also permitted conditionally.
LOCATION: 12220 SW Walnut Street; WCTM 2S103BC, Tax Lot 700.
APPLICABLE
REVIEW
CRITERIA: Community Development Code Chapters 18.370, 18.390, 18.420, 18.510, 18.705,
18.715, 18.745, 18.765, 18.775, 18.790, 18.795 and 18.810.
SECTION II. DECISION
Notice is hereby given that the City of Tigard Community Development Director's designee has
APPRGVED the above request subject to certain conditions. The findings and conclusions on which the
decision is based are noted in Section V.
NOTICE OF DECISION MLP2003-00020 MASON PARTITION PAGE 1 OF 22
CONDITIONS OF APPROVAL
THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO COMMENCING ANY ONSITE
IMPROVEMENTS, INCLUDING DEMOLITION, GRADING, CLEARING, EXCAVATION AND/OR FILL
ACTIVITIES:
u mit to t e anning epartment at ew c ei egger , , ext. or review an
approval:
1. Revise the shadow plat to show the square footage of each future parcel to show that they meet
the minimum lot size required by the R-4.5 zoning district.
2. Provide documentation that Eric McMullen from Tualatin Valley Fire and Rescue has approved
the proposed access.
3. Construct the proposed hammerhead at the end of the access drive shown on the preliminary
grading plan.
4. Provide and implement a landscaping plan that provides plant types and procedures for
revegetation.
5. Prior to any site work, the applicant shall submit a final Tree Protection Plan that follows the
recommendations of the City Forester, as outlined under the discussion of Chapter 18.790, Tree
Removal, in this decision.
Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and
approval:
6. Prior to any site work, the applicant shall submit documentation addressing the concerns of the
Public Works Department. Public Works concerns can be located under Section VI.
"Other Staff Comments".
THE FOLLOWING CONDITION SHALL BE COMPLIED WITH AT ALL TIMES:
7. The property owner/applicant and their assigns are responsible for complying with the following
requirement: The ProJect Arbonst shall inspect the site at a minimum of every two weeks, and at
any time when intrusions into the TPZ are required. The project arborist shall submit written
reports to the City Forester a minimum of once every two weeks, as he monitors the construction
activities and progress. These reports shall include any changes that may have occurred to the
TPZ as well as indicate the condition and location of the tree protection fencing. If the amount of
TPZ was reduced, then the Project Arborist shall justify why the fencin� was moved, and shall
certify that the construction activities to the trees did not adversely impact the overall and
long-term health and stability of the tree(s). If the reports are not submitted or received by the
City Forester at the scheduled intervals, and if it appears the TPZ's or the Tree Protection Pfan is
not being followed by the contractor, the City can stop work on the project until an inspection can
be done by the City Forester and the Project Arborist and appropriate remedies can be imposed,
if necessary. This inspection will be to evaluate the tree protection fencing, determine if the
fencing was moved at any point during construction, and determine if any part of the Tree
Protection Plan has been violated.
THE FOLLOWING CONDITIONS SHALL BE SATISFIED
PRIOR TO APPROVAL OF THE FINAL PLAT:
u mit to t e ngineering epartment im c i an, 39 7 , ext. or review an
approval:
8. A Public Facility Improvement (PFI) permit is. required for this project to cover the storm culvert,
driveway and any other work in the public right-of-way (ROW). Six (6) sets of detailed public
improvement plans shall be submitted for review to the Engineering Department. NOTE: these
plans are in addition to any drawings required by the Building Division and should only include
sheets relevant to public improvements. Public Facility Improvement (PFI) permit plans shall
conform to City of Tigard Public Improvement Design Standards, which are available at City Hall
and the City's web page (www.ci.tigard.or.us).
NOTICE OF DECISION MLP2003-00020 MASON PARTITION PAGE 2 OF 22
9. 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 tY�e 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.
10. The PFI permit plan shall include the removal of the existing driveway on SW Walnut Street.
11. The final plat shall include the dedication of ROW to provide 35 feet from centerline on SW
Walnut Street.
12. Prior to final plat approval, the applicant shall pay the addressing fee. (STAFF CONTACT:
Shirley Treat, Engineering).
13. The applicant shall execute a Restrictive Covenant whereby they agree to complete or participate
in the future improvements of SW Walnut Street adjacent to the sub�ect property, when any of the
following events occur:
A. when the improvements are part of a larger project to be financed or paid for by the
formation of a Local Improvement District,
B. when the improvements are part of a larger project to be financed or paid for in whole or in
part by the City or other public agency,
C. when the improvements are par� of a larger project to be constructed by a third party and
involves the sharing of design and/or construction expenses by the third party owner(s) of
property in addition to the sub�ect property, or
D. when construction of the improvements is deemed to be appropriate by the City Engineer
in conjunction with construction of improvements by others adjacent to the subject site.
14. The applicant shall cause a statement to be placed on the final plat to indicate that the private
street and utility easement will be Jointly owned and maintained by the private property owners
who abut and take access from it (them).
15. The applicant's engineer shall provide post-public improvement sight distance certification.
16. The final plat shall show a private water easement on Parcel 1 in favor of Parcel 2.
17. The applicant shall provide, connection of proposed buildings to the public sanitary sewerage
system. A connection permit is required to connect to the existing public sanitary sewer system.
18. The applicant's final plat shall contain State Plane Coordinates on two monuments with a tie to
the City's global positioning system (GPS) geodetic control network (GC 22). These monuments
shall be on the same line and shall be of the same precision as required for the subdivision plat
boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground
measurements to grid measurements and the angle from north to grid north. These coordinates
can be established by:
. GPS tie networked to the City's GPS survey.
. By random traverse using conventional surveying methods.
19. 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.
F3. Attach a check in the amount of the current final plat review fee (Contact
Planning/En�ineering Permit Technicians at (503) 639-4171, ext. 2421).
C. The final pla and data or narrative shall be drawn to the minimum standards set forth by
the Ore on Revised Statutes (ORS 92.05) Washington County, and by the City of Tigard.
D. The rqi h�-of-way dedication for Walnut shall be made on the final plat.
E. NOTE Washin ton County will not begin their review of the final plat until they receive
notice from the �ngineering Department indicating that the City has reviewed the final plat
and submitted comments to the applicant's surveyor.
NOTICE OF DECISION MLP2003-00020 MASON PARTITION PAGE 3 OF 22
F. After the City and County have reviewed the final plat, submit three mylar copies of the
final plat for City Engineer signature (for partitions), or City Engineer and Community
Development Director signatures (for subdivisions).
Submit to the Planning Department (Mathew Scheidegger), 639�171, ext. 2437 for review and
approval:
20. Record access and maintenance rights for the proposed parcels.
21. Provide a plan showing street trees alon SW Walnut Street and the proposed private street that
are in compliance with Section 18.745.�40.C.2.0 of the Tigard Development Code and type of
tree that is consistent with Tigard's street tree list prior to recording the final plat.
22. The applicant is required to submit and implement a tree mitigation plan for 102 inches.
23. Record deed restrictions for all trees to remain located on the proposed parcels.
THE FOLLOWING CONDITIONS SHALL BE SATISFIED
PRIOR TO ISSUANCE �F BUILDING PERMITS:
u mit to t e anning epartment at ew c ei egger, , ext. or review an
approval:
24. Prior to issuance of building permits the Project Arborist shall submit to the City Forester a final
report describing how the Tree Protection Plan was implemented and detailing any failures to
comply with theTree Protection Plan. The report shall also describe the health of all remaining
trees on the site, with details provided as to any tree that has had its root system disturbed or that
has otherwise been damaged.
Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and
approval:
25. Prior to issuance of building permits, the applicant shall provide the Engineering Department with
a "photomylar" copy of the recorded final plat.
26. Prior to issuance of building permits, the applicant shall provide signage at the entrance of the
private street that lists the addresses that are served by the given dnveway or street.
27. The applicant shall either place the existing overhead utility lines along SW Walnut 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 willbe $35.00
per lineal foot. If the fee option is chosen, the amount will be $17,080.00 and it shall be paid prior
to issuance of building permits.
28. During issuance of the building permit for Parcels 1 & 2, the applicant shall pay the standard
water quality and water quantify fees per lot (fee amounts will be the latest approved by Clean
Water Services (CWS).
THIS APPROVAL IS VALID IF EXERCISED WITHIN EIGHTEEN (18) MONTHS OF THE EFFECTIVE
DATE OF THIS DECISION NOTED UNDER THE PROCESS AND APPEAL SECTION OF THIS
DECISION.
SECTION III. BACKGROUND INFORMATION
Pro ert Histo :
e property.is designated Low-Density Residential on the Tigard Comprehensive Plan and Zoning
Map. No additional land use approvals were found to be on file.
NOTICE OF DECISION MLP2003-00020 MASON PARTITION PAGE 4 OF 22
Site Information and Pro osal Descri tions
e app icant is requesting inor an artition approval to perForm a three (3) lot partition on a parcel
of land containing approximately 77,101 square feet. This partition will create parcel #1 with
approximately,7,523 square feet, Parcel #2 with 7,582 square feet, and Parcel #3 with 45,663 square
feet. The applicant is also requestin� Sensitive Lands Review apProval for building on steep slopes, and
an Adjustment to the driveway spacing standards of Chapter 18.705 (Access, Egress and Circulation)
from the required 200 feet to 176 feet.
SECTION IV. PUBLIC COMMENTS
The City mailed notice to property owners within 500 feet of the subJ�ect site providing them an
opportunity to comment. One letter was received from a nearby neighbor. The submitted letter
expressed the concern that their home's value would be decreased with the development of the subJ'ect
property. No evidence was provided why there would be a decrease in value. Value of surrounding
properties is not addressed in Tigard's Development Code. Therefore, Staff cannot base a decision on
the value of property. The appficant has addressed the applicable criteria of the Development Code
below.
SECTION V. APPLICABLE REVIEW CRITERIA AND FINDINGS
Variances and�Ad'ustments (18.3701:
i���5 Ad�ustment to access and egress standards (18.705).
In all zoning districts where access and egress drives cannot be readily designed to conform to
Code stancfards within a particular parcel, access with an adjoining property shall be considered.
If access in conjunction with another parcel cannot reasonably be achieved, the Director may
grant an adjustment to the access requirements of Chapter 18.705 through a Type II procedure,
as governed in Section 18.390.030, using approval criteria contained in Subsection 2b below.
The applicant has requested an adjustment, to the street s acing, standards of Section 18.705.030H,
Minimum access requirements for a residential use in order�o retain and improve the existing driveway
at the west end of the subject property, which is located in the influence area of a collector intersection.
The Director may approve, ap�rove with conditions, or deny a request for an ad�ustment from
the access requirements contained in Chapter 18.705, based on the following criteria:
It is not possible to share access;
The proposed parcels will share the new private street which is approximately 176 feet from the
intersection of SW Walnut and 122"d Avenue. Proposed parcel #3, which is deve�loped with an existing
home, has an existing access that is less than 100 feet from the SW WaInuU122" Avenue intersection.
The applicant has proposed to terminate the existing access and use the new private street to access all
three proposed parcels. The location of the new private street is the furthest away possible from the
intersection due to topographical constraints. Due to topographical constraints it is impossible to share
access with an adjoining parcel. Therefore, this standard has been met.
There are no other alternative access points on the street in question or from another street;
There are no other alternative access points to the subject parcels. Access further west along SW
Walnut is limited by topography, wetlands and trees. Sharing access to the east would not be alfowed
because the site would become more non-conforming. Staff has already required the applicar�t to close
the eastern driveway because of its close proximity to the intersection of SW Walnut and 122n Avenue.
Therefore, by allowing the applicant to share the existing driveway to the east would contradict the
requirement to close the eastern most driveway of the subject property. This standard has been
sat�sfied.
The access separation requirements cannot be met.
As mentioned above, access further west along SW Walnut is limited by topography, wetlands, trees
and existing development. Therefore, this standard has been satisfied.
NOTICE OF DECISION MLP2003-00020 MASON PARTITION PAGE 5 OF 22
The request is the minimum adjustment required to provide adequate access;
The proposed driveway is located as far away from the existing intersection of SW Walnut and 122nd
Avenue as possible. See responses above. This standard has been met.
The approved access or access approved with conditions will result in a safe access; and
Tualatin Valley Fire and Rescue has reviewed the proposed access drive and has not indicated that the
driveway will result in an unsafe access. The driveway will serve no more than six future lots �enerating
minimal additional traffic impact upon SW Walnut Street. Therefore, this criterion has been satisfied.
The visual clearance requirements of Chapter 18.795 will be met.
Visual clearance will be met as outlined in Chapter 18.795 (Visual Clearance) which is addressed later in
this decision.
FINDING: Based on the analysis above, the adjustment standards have been met.
Land Partitions (18.420):
e propose partition complies with all statutory and ordinance requirements and regulations;
The proposed partition complies or can be made to comply with all statutory and ordinance requirements
and regulations as demonstrated b the analysis contained within this administrative decision and
through the imposition of conditions o�development approval. All necessary conditions must be satisfied
as part of the development and building process. Therefore, this criterion is met.
There are adequate public facilities available to serve the proposal;
Public facilities are discussed in detail later in this decision under Chapter 18.810 (Street & Utility
Improvement Standards). Based on the analysis provided, herein, StafF finds that adequate public
facilities are available to serve the proposal. Therefore, this criterion is met.
All proposed improvements meet City and applicable agency standards; and
The public facilities and proposed, improvements are discussed and conditioned later in this decision
under Chapter 18.810 (Street & Utility Improvement Standards). Improvements will be reviewed as part
of the permit process and during construction, at which time the appropriate review authority will ensure
that City and applicable agency standards are met. Based on the analysis in this decision, Staff finds
that this criterion is met.
All proposed lots conform to the specific requirements below:
The minimum width of the building envelope area shall meet the lot requirement of the applicable
zoning district.
The minimum lot width required for the R-4.5 zoning district is 50 feet. Parcel #1 is approximately 92
feet in width. Parcel #2 is approximately 105 feet in width and Parcel #3 is 150 feet in width. Therefore,
this standard has been met.
The lot area shall be as required by the applicable zoning district. In the case of a flag lot, the
accessway may not be included in the lot area.
The minimum lot area requirement in the R-4.5 zoning district is 7,500 square feet for detached
single-family units. . The proposed partition creates three (3) lots that are 7,523, 7,582 and 45,663
square feet respectively. The proposed lots are not considered flag lots because they will front a private
street.
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.
NOTICE OF DECISION MLP2003-00020 MASON PARTITION PAGE 6 OF 22
The proposed partition plat illustrates that parcel #1 will have approximately 100 feet of frontage on SW
Walnut Street. Proposed parcel #2 will have 26 feet of frontage onto the proposed private street. Parcel
#3 has approximately 126 feet of frontage on SW Walnut. Therefore, this standard has been satisfied.
Setbacks shall be as required by the applicable zoning district.
Setbacks for the R-4.5 zoning district are as follows: front, 20 feet; side, 5 feet; street side, 15 feet; and
rear, 15 feet. The existing home on parcel #3 has a 67 ft. front, 20 ft. side, 83 ft. rear yard setback.
Setbacks for the future home will be reviewed at time of building permit. Therefore, this standard has
been satisfied.
When the partitioned lot is a flag lot, the developer may determine the location of the front yard,
provided that no side yard is less than 10 feet. Structures shall generally be located so as to
maximize separation from existing structures.
No flag lots are associated with this application. Therefore, this standard does not apply.
A screen shall be provided along the property line of a lot of record where the paved drive in an
accessway is located within ten feet of an a6utting lot in accordance with Sections 18.745.040.
Screening may also be required to maintain privacy for abutting lots and to provide usable
outdoor recreation areas for proposed development.
The access to the proposed parcels is not within 10 feet of any adjoining parcels. Therefore, this
standard does not apply.
The fire district may require the installation of a fire hydrant where the length of an accessway
would have a detrimental effect on fire-fighting capabili�ies.
According to City maps, there are two fire hydrants approximately 50 feet from the east and west
corners of the subject property located on the north side of SW Walnut Street. Therefore, this standard
has been met.
Where a common drive is to be provided to serve more than one lot, a reciprocal easement
which will ensure access and maintenance rights shall be recorded with the approved partition
map.
Access is discussed and conditioned under the Access & Egress Standards later in this decision.
Therefore, this standard has been satisfied.
Any access way shall comply with the standards set forth in Chapter 18.705, Access, Egress and
Circulation.
This standard is addressed under Chapter 18.705 (Access, Egress and Circulation) later in this decision.
Where landfill and/or development is allowed within or adjacent to the one-hundred year
floodplain, the city shall require consideration of the dedication of sufficient open land area for
greenway ad�oining and within the floodplain. This area shall include portions at a suitable
elevation for the construction of a pedestrian/bicycle pathway with the floodplain in accordance
with the adopted pedestrian/bicycle pathway plan.
The partitioned lots are not within nor adjacent to a one-hundred-year floodplain according to FEMA
floodplain maps. Therefore, this standard does not apply.
An application for a variance to the standards prescribed in this chapter shall be made in
accordance with Chapter 18.370, Variances and Adjustments. The applications for the partition
and variance(s)/adjustment(s) will be processed concurrently.
An adjustment to the 200-foot street and driveway, spacing standard has been requested, which has
been addressed above. This standard has been satisfied.
FINDING: Based on the analysis above, the Land Partition standards have been met.
NOTICE OF DECISION MLP2003-00020 MASON PARTITION PAGE 7 OF 22
Residential Zoninq Districts (18.5101:
eve opmen s an ar s in resa�ial zoning districts are contained in Table 18.510.2 below:
TAB LE 18.510.2
DEVELOPMENT STANDARDS IN RESIDENTIAL ZONES
STANDARD R-4.5 Parcel#1 Parcel#2 Parcel#3
Minimum Lot Size
-Detached unit 7,50U sq.ft. 7,523 sq.ft. 7,582 sq.ft. 45,663 sq.ft.
-Duplexes 10,000 sq.ft.
-Attached unit
Average Minimum Lot Width
-Detached unit lots 50 ft. 100 ft. 110 ft. 150 ft
-Duplex lots 90 ft.
-Attached unit lots
Maximum Lot Covera e - - - -
Minimum Setbacks
-Front yard 20 ft. 67 ft.
-Side facing street on corner&through lots 15 ft. -
-Side yard 5 ft. Can be met Can be met 21 ft.
-Rear yard 15 ft. 82 ft.
-Side or rear yard abutting more restrictive zoning district -
-Distance between property line and front of garage 20 ft.
-Side Yard Setbacks for Fla Lots DC 18.420.050 A 4 e 10 ft. -
Maximum Hei ht 35 ft. Can be met Can be met
Minimum Landsca e Re uirement Can be met Can be met
A minimum lot size of 5,000 square feet is required for each lot. The proposed lot sizes of 7,523, 7,582
and 45,663 square feet meet this standard. Setbacks for future homes will be reviewed at time of
building permits.
FINDING: Based on the analysis above, the Residential Zoning District Standards have been met.
Access, Eqress and Circulation (18.705):
�onfinuing o6figa'�ion o prope, y owner. The provisions and maintenance of access and e ress
stipulated in this title are continuing requirements for the use of any structure or parcel o� real
property in the City.
Access shall be continually maintained. Therefore, this standard has been satisfied.
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 sig ht distance and deceleration standards as set by ODOT, Washingfon County, the City
and A�►SNTO.
The applicant's engineer has indicated that sight distance at the new private street can be met. The
applicant's engineer shall provide post-public improvements certification that sight distance has been
met. The apprcant's narrative has also indicated that the visual clearance area requirement will be met
at the new private street.
Section 18.705.030.H.2 states that driveways shall not be permitted to be placed in the influence
area of collector or arterial street intersections. Influence area of intersections is that area where
queues of traffic commonly form on approach to an intersection. The minimum driveway
setback from a collector or arterial street intersection shall be150 feet, measured from the righf-
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 traff'ic
impact rep ort suGmi�ted by the applicant's traffic engineer. In a case where a project has less
than 150 feet of street fronfage, the applicant must explore any option for shared access with the
adjacent parcel. If shared access is not possible or practical, the driveway shall be placed as far
from the intersection as possible.
The existing driveway will.be removed. The location of the new private street is approximately 176 feet
from the intersection, which has been addressed under the Variance and Adjustment section of this
decision. Therefore, this criterion has been satisfied.
NOTICE OF DECISION MLP2003-00020 MASON PARTITION PAGE 8 OF 22
Section 18.705.030.H.3 and 4 states that the minimum spacing of driveways and streets along a
collector shall be 200 feet. The minimum spacing of driveways and streets along an arterial shall
be 600 feet. The minimum spacing of local streefs along a local street shall be 125 feet.
The applicant has asked for an adjustment to this standard for the proposed private street (private
streets serve 3 — 6 lots). The applicant's plans show the center ine of the driveway is approximately 176
feet from the centerline intersection of Walnut Street and 122n� Avenue. The applicant has stated that
the proposed street cannot be located further west due to the steep slope adjacent to Walnut Street and
the impact to a significant grove of trees. Staff concurs with the placement of the proposed street and
therefore grants the adjustment.
Joint Access. Owners of two or more uses, structures, or parcels of land may agree to utilize
jointly the same access and egress when the combined access and egress of both uses,
structures, or parcels of land satisfies the combined requirements as designated in this title,
provided: Satisfactory legal evidence shall be presented in the form of deeds, easements, leases
or contracts to establish the joint use• and copies of the deeds, easements, leases or contracts
are placed on permanent file with the G�ity.
Proposed parcels #1, #2 and #3 will share the same access from SW Walnut Street. Therefore, the
applicant will record access and maintenance rights for all three parcels on the final plat.
Public street access. All vehicular access and egress as required in Sections 18.705.030H and
18.705.0301 shall connect directly with a public or private street approved by the City for public
use and shall be maintained at the required standards on a continuous basis.
All three of the proposed parcels will have access to SW Walnut Street. This standard is met.
Minimum access requirements for residential use. Private residential access drives shall be
provided and maintained in accordance with the provisions of the Uniform Fire Code.
Proposed parcels #1-3 will share a 20-foot-wide private street with a minimum of 20 feet of pavement
that is in excess of 150 feet in len th. Because the eastern most access to pro osed parcel #3 has
been closed, the applicant is required to provide documentation that Eric McMullen from Tualatin Valley
Fire and Rescue has approved the proposed access.
Access drives in excess of 150 feet in length shall be provided with approved provisions for the
turning around of fire apparatus by one of the following:. a) A circular, aved surface having a
minimum turn radius measured from center point to outside edge of 35 �eet; b) A hammerhead-
configured, paved surface with each leg of the hammerhead having a minimum depth of 40 feet
and a minimum width of 20 feet; c) The maximum cross slope of a required turnaround is 5%.
The applicant has shown the proposed private street to provide a future hammerhead. Because the
access to the proposed parcels is in excess of 150 feet, the applicant is required to construct the
proposed hammerhead at the end of the access drive shown on the preliminary grading plan.
To provide for increased traffic movement on congested streets and to eliminate turning
movement problems, the Director may restrict the location of drivewa�s on streets and require
the location of driveways be placed on ad�acent streets, upon the finding that the proposed
access would cause or increase existing hazardous traffic conditions; or provide inadequate
access for emergency vehicles; or cause hazardous conditions to ex�st which would
constitute a clear and present danger to the public health, safety, and general welfare.
Staff does not foresee any need to restrict the location of access on the proposed parcels. The applicant
has proposed to terminate the existing driveway to the east. Therefore, this standard has been satisfied.
FINDING: Based on the analysis above, the Access Egress and Circulation standards have not been
fully met. However, if the applicant complies with the condition below, the standards will
be met.
NOTICE OF DECISION MLP2003-00020 MASON PARTITION PAGE 9 OF 22
CONDITIONS:
. Record access and maintenance rights for the proposed parcels.
. Provide documentation that Eric McMullen from Tualatin Valley Fire and Rescue has
approved the proposed access.
. Construct the proposed hammerhead at the end of the access drive shown on the preliminary
grading plan.
_�Den�sit �Computations (18.7151:
A. Defini ion o ne eve opment area. Net development area, in acres, shall be determined
by subtracting the following land area(s) from the gross acres, which is all of the land
included in the legal description of the property to be developed:
1. All sensitive land areas
2. All land dedicated to the public for park purposes;
3. All land dedicated for public rights-of�nray.
4. All land proposed for private streets; and
5. A lot of at least the size required by the applicable base zoning district, if an existing
dwelling is to remain on the site.
B. Calculating maximum number of residential units. To calculate the maximum number of
residential units per net acre, divide the number of square feet in the net acres by the
minimum number of square feet required for each lot in the applicable zoning district.
C. Calculating minimum number of residential units. As required by Section 18.510.040, the
minimum number of residential units per net acre shall be calculated b multiplying the
maximum number of units determined in Subsection B above by 80% (0.8�
The standards for density computation address the intensity of residential land uses, typically
expressed as the number of housing units per acre. The total square footage of the subject property
is 82,243 square feet. There is an existin home to be retained on proposed parcel #3. Therefore,
7,500 square feet is subtracted from the to�al square footage, 2,481 square feet for street dedication,
5,282 square feet for wetlands and 12,219 square feet for slopes greater than 25% slope. Therefore,
the net development area is 62,481 square feet. Dividing the net developable area (62,481 sq. ft.) by
the minimum lot size (7,500 sq. ft.) the maximum density for the subject site is eight units and the
minimum is six. The applicant is proposing three. The applicant has provided a shadow plat showing
how the property can meet minimum density in the fufure. However, the applicant is required to
revise the shadow plat to show the square footage of each future parcel to show that they meet the
minimum lot size.
FINDING: Based on the analysis above, the Density Computation Standards have not been met.
CONDITION:Revise the shadow plat to show the square footage of each future parcel to show that
they meet the minimum lot size required by the R-4.5 zoning district.
Landscapinq and Screeninq (18.745):
Street trees: Section 18.745.040
ec ion . 45.040.A.: All development projects fronting on a public street, private street or a
private driveway more than 100 feet in fength approved after the adoption of this title shall be
required to plant street trees in accordance with the standards in Section 18.745.040C.
The applicant has indicted that a street tree planting list will be provided with the final plat. Therefore, the
applicant is required to provide a plan showing street trees along SW Walnut Street and the proposed
pnvate street that are in compliance with Section 18.745.040.C.2.0 of the Tigard Development Code
and type of tree that is consistent with Tigard's street tree list prior to recording tFie final plat.
FINDING: Based on the analysis above, the Landscapin g, standards have not been fully met.
However, if the applicant complies with the condi{ions below, the Landscaping standards
will be met.
NOTICE OF DECISION MLP2003-00020 MASON PARTITION PAGE 10 OF 22
CONDITION: Provide a plan showing street trees along SW Walnut Street and the proposed private
street that are in compliance with Section 18.745.040.C.2.0 of the Tigard Development
Code and type of tree that is consistent with Tigard's street tree list prior to recording the
final plat.
Sensitive Lands (18.775):
��6irec or s���he authority to issue a sensitive lands permit in the following areas by
means of a Type II procedure, as governed in Section 18.390.040, using approval criteria
contained in Section 18.775.070:
The subject site has slopes that are greater than 25%. Therefore, the criterion of Section 18.775.070.0
"With steep slopes" has been addressed below.
The extent and nature of the proposed land form alteration or development will not create site
disturbances to an extent greater than that required for the use;
The proposed development is for single-family homes. The City of Tigard's Buildin� Department
requires a Geotechnical report for all construction on slopes greater than 20 percent, which will ensure
stability. This standard has been satisfied.
The proposed land form alteration or development will not result in erosion, stream
sedimentation, ground instability, or other adverse on-site and of-site effects or hazards to life or
property;
During construction, appropriate erosion and sedimentation control measures and facilities will be in
place. These facilities will stay in place subsequent to construction until the seeding and plantings in the
disturbed areas have matured such that the danger from erosion is past. The City of Tigard s Building
Department requires a Geotechnical report for all construction on slopes greater than 20 percent, which
will ensure stability. This standard has been satisfied.
The structures are appropriately sited and designed to ensure structural stability and proper
draina�e of foundation and crawl space areas for development with any of the following soil
conditions: wet/high water table; high shrink-swell capability; compressible/organic; and
shallow depth-to-bedrock; and
According to the applicant, the homes that will be constructed on the pro�osed parcels will be designed
to ensure structural stability and proper drainage. According to the `United States Department of
Agriculture Soil Conservation Service" manual, the site consists of, Woodburn silt loam, 12 to 20
percent slopes. This moderately steep soil is along terrace escarpments. Included with this soil in
mapping were areas of Aloha Amity, Willamette, Helvetia, and Dayton soils, which occupy as much as
15 percent of this mapping unit. Runoff is medium, and the hazard of erosion is moderate." Uses
associated with the sub�ect sites soils are wildlife habitat, recreation, and home sites. The Soil
conservation manual did not mention any of the above soil conditions. Therefore, this standard has
been satisfied.
Where natural vegetation has been removed due to land form alteration or development, the
areas not covered by structures or impervious surtaces will be replanted to prevent erosion in
accordance with Chapter 18.745, Landscaping and Screening.
The applicant has indicated that areas not covered b�r structures or impervious surfaces will be
replanted. Therefore, the applicant is required to provide and implement a landscaping plan that
provides types and procedures for revegetation.
FINDING: Based on the analysis above, the Sensitive Lands standards have not been met. If the
applicant complies with the condition below, the standards will be met.
CONDITION:
� Provide and implement a landscaping plan that provides plant types and procedures for
revegetation.
NOTICE OF DECISION MLP2003-00020 MASON PARTITION PAGE 11 OF 22
Tree Removal (18.790):
ree p an or ff�e pianting, removal and protection of trees prepared by a certified arborist shall
be provided for any lot„ parcel or comb�nation of lots or parcels for which a development
application for a subdivision, partition, site development review, planned development or
conditional use is filed. Protection is preferred over removal wherever possible.
The applicant has submitted an arborist report and tree plan that shows all trees greater than six inches
in diameter. According to the report, there are a total of 30 trees greater than 12-inches in diameter.
According to the preliminary grading plan, the applicant is removing ten of the trees greater than 12-
inches. Therefore, the applicant is retaming 67 percent of the trees greater than 12-inches. Based on
the retention of 67 percent, the applicant is required to mitigate 50 percent of the inches removed (102
inches).
Below are the City Forester's tree protection plan quidelines:
TREE PROTECTION PLAN REQUIREMENTS
The full text of these following requirements shall be placed on the tree protection plan.
Any tree that will not be removed onsite that is within the limits of disturbance of this pro�ect must be
protected. Any tree that is located on property adjacent to the construction project that will have more
than 15% of its root system disturbed by construction activities shall also be protected.
Prior to construction, a Tree Protection Plan, conforming to the International Society of Arboriculture
(ISA) guidelines, shall be submitted with the proposed construction drawings for review and approval by
the Cify Forester. This plan shall include the existing and proposed grading contours and a composite
utility plan to ensure minimization of utility lines and street improvemenfs within the specified tree
protection zone (TPZ). All tree protection devices, along with their details and specifications, shall be
shown on the Tree Protection Plan and shall show, to scale, exactly how far the tree protection fencing
will be from the face of each protected tree. This plan shall also incfude the proposed building footQrints
shown in relation to the trees being preserved. These footprints represent the maximum limits of
disturbance for home construction and are binding upon the applicant and future owners of lots within
the subdivision.
If construction is to occur within the trees' driplines, the applicant, through their Project Arborist, shall
justify the close proximity of the construction activities to the trees. He shall certify that the activities will
not adversely impact the overall and long-term health and stability of each tree. Any construction that
occurs within the neighboring trees' dripfines should be justified by the applicant and approved by the
City Forester. The applicant shall note that damage inflicted upon neighboring trees may,be sub�ect to
private civil action by the ad�oining property owner. Prior to any site work, tree protection measures
must be installed around all trees to be retained. Once installed, the City Forester must inspect the tree
protection measures. Work may proceed on the site only after the City Forester has approved the
placement of the tree protection measures.
Prior to site work, the applicant shall submit a detailed construction schedule to the City Forester with
notatior�s as to when tree protection devices will be either installed or removed throughout construction
of the project.
A note shall be placed on the final set of plans indicatin that equipment, vehicles, machinery, grading,
dumping, storage, burial of debris, or any other construc�ion-relafed activities shall not be located inside
of any tree protection zone or outside of the limits of disturbance where other trees are being protected.
All tree protection devices shall be:
. Visible.
. Constructed of 11 Gauge steel chain-link fencing supported on at least 2" O.D. steel Qosts. Each
post shall be no less than four feet high from the top of grade. Each post shall be driven into the
ground to a depth of no less than two and a half feet below grade. Each post shall be spaced no
further apart than four feet.
. Between each post, securely attached to the chain-link fencin�, shall be a sign indicating that the
area behind the fencing is protected and no construction activity, including material storage, may
occur behind the fencing.
NOTICE OF DECISION MLP2003-00020 MASON PARTITION PAGE 12 OF 22
. Inspected and approved in the field by the project arborist and City Forester prior to clearing,
grading, or the beginnmg of construction.
. Remain in place and maintained until all construction is completed and a final inspection is
conducted.
To determine the size of the tree protection zone (TPZ) the project arborist shall follow one or more of
the guidelines listed below:
. For individual trees follow the trunk diameter method. For every one-inch of diameter at breast
height (DBH), or 4 'h feet above the ground, allow 12 inches of space from the trunk of the tree.
For example, a tree that is 15" at DBH must have at least 15' of tree protection zone around the
entire canopy of the tree.
. For groups of trees the tree protection zone must be outside of the drip line of the trees on the
edge of the stand. If there are conifers with narrow crowns on the edge of the stand follow the
trunk diameter method or the drip line method, whichever is greater.
. Calculate and follow the Optimal Tree Protection Zone calculation as shown in "Trees and
Development: A Technical Guide to Preservation of Trees During Land Development" by Nelda
Matheny and James R. Clark.
. The pro�ect arborist may propose an alternate method for the establishment of the TPZ, provided
the effort is coordinated with the City Forester.
If it is necessary to enter the tree protection zone at any time with equipment (tn.icks, bulldozers, etc.)the
project arborist and City Forester must be notified before any entry occurs. Before entering the TPZ, the
pro1 ect arborist and City Forester shall determine the method by which entry can occur, along with any
additional tree protection measures.
The Project Arborist shall submit written reports to the City Forester, at least, once every two weeks, as
he monitors the construction activities and progress. These reports should include an changes that
occurred to the TPZ as well as the condition and location of the tree protection fencing. I�the amount of
TPZ was reduced then the Project Arborist shall justify why the fencing was moved, and shall certify that
the construction activities to the trees did not adversely impact the overall and long-term health and
stability of the tree(s). If the reports are not submitted or received by the City Forester at the scheduled
intervals, and if it appears the TPZ's or the Tree Protection Plan is not being followed by the contractor,
the City will stop work on the project until an inspection can be done by the City Forester and the Project
Arborist. This inspection wilf be to evaluate the tree protection fencing, determine if the fencing was
moved at any point during construction, and determine if any part of the Tree Protection Plan has been
violated. If a violation has occurred, one or more of the following penalties will be pursued through the
infraction process.
Notwithstanding any other provision of this title, any party found to be in violation of this chapter pursuant
to Chapter 1.16 of the Tigard Municipal Code shall be sub�ect to a civil penalty of up to $500 and shall be
required to remedy any damage caused by the violation. Such remediation shall include, but not be
limited to, the following:
A. Replacement of unlawfully removed or damaged trees in accordance with Section 18.790.060 (D)
of the Tigard Development Code; and
B. Paymenf of an additional civil penalty representing the estimated value of any unlawfully removed
or damaged tree, as determined using the mosf current International Society of Arboriculture's
Guide for Plant Appraisal.
Prior to issuance of building permits, the ProJ ect Arborist shall submit a final certification indicating the
elements of the Tree Protection Plan were followed and that all remaining trees on the site are healthy,
stable and viable in their modified growing environment.
Section 18.790.040 states that any tree preserved or retained in accordance with this section may
thereafter be removed only for fhe reasons set out in a tree plan, in accordance with Section
18.790.030, or as a condifion of ap roval for a conditional use, and shall not be subject to
removal under any other section o� this chapter. The property owner shall record a deed
restriction as a condition of approval of any development permit affected by this section to the
effect that such tree max be removed only if the tree dies or is hazardous according to a certified
arborist. The deed restriction may be removed or will be considered invalid if a tree preserved in
accordance with this section should either die or be removed as a hazardous tree. The form of
this deed restriction shall be subject to approval by the Director.
NOTICE OF DECISION MLP2003-00020 MASON PARTITION PAGE 13 OF 22
. �
The applicant will be required as a condition of approval to record a deed restriction limiting the removal
of trees that are retained on the project site following completion of the partition improvements, in
accordance with this standard.
FINDING: Based on the analysis above, the Tree Removal standards are not presently met but the
proposal can be made to comply, by the imposition of the following conditions:
CONDITIONS:
. Prior to any site work, the applicant shall submit a final Tree Protection Plan that
follows the recommendations of the City Forester, as outlined under the discussion
of Chapter 18.790, Tree Removal, in this decision.
. Prior to issuance of building permits the Project Arborist shall submit to the City
Forester a final report describing how the Tree Protection Plan was implemented
and detailing any failures to comply with the Tree Protection Plan. The report shall
also describe the health of all remaining trees on the site, with details provided as to
any tree that has had its root system disturbed or that has otherwise been
damaged.
. The applicant is required to submit and implement a tree mitigation plan for 102
inches.
. Record deed restrictions for all trees to remain located on the proposed parcels.
Visual Clearance Areas 18.795 :
is apter requires a a c ear vision area shall be maintained on the corners of all property
adjacent to intersecting right-of-ways or the intersection of a public street and a private
drrveway. A clear vision area shall contain no vehicle, hedge, planting, fence, wall structure, or
temporary or permanent obstruction exceeding three (3) feet in heighf. The code provides that
obstructions that may be located in this area shall be visually clear between three (3) and eight
(8) feet in height. 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-feet along the right of way and along the driveway and connecting these finro points
with a straight line.
Submitted plans show no obstructions within the visual clearance triangles for the existing driveway and
SW Walnu{ Street. Therefore, this standard has been satisfied.
FINDING: Based on the analysis above, the Visual Clearance standards have been met.
PUBLIC FACILITY CONCERNS
Street And Utilitv Improvements Standards (Section 18.810�:
Z a`�� . provaes cons ruc ion s an ar s or e implementation of public and private
facilities and utilities such as streets, sewers, and drainage. The applicable standards are
addressed below:
Streets:
Improvements:
Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be
improved in accordance with the TDC standards.
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 Ri�hts-of-Way and Street Widths: Section 18.810.030.E requires a Collector street to
have a 70 right-of-way width and 46-foot paved section. Other improvements required may
include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm
drainage, and street trees.
NOTICE OF DECISION MLP2003-00020 MASON PARTITION PAGE 14 OF 22
This site lies ad1'acent to SW Walnut Street, which is classified as a Collector on the City of Tigard
Transportation Plan Map. At present, there is approximately 60 feet of ROW, accordin� to the most
recenf tax assessor's map. The applicant should dedicate the additional ROW required o provide 35
feet from centerline.
SW Walnut is currently partially improved. In order to mitigate the impact from this development, the
applicant should construct half-street improvements or enter into a restrictive covenant for these
improvements. Because of the impending Washington County MSTIP improvement project, the street
will be improved.
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 drvision. 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 roperty owners
which shall not be removed until authorized by the City Engineer, the cost o�which shall be
included in the street construction cost. Temporary hammerhead turnouts or temporary
cul-de-sac bulbs shall be constructed for stub streets in excess of 150 feet in length.
The applicant has submitted a Future Circulation Plan showing how the future lots will be served by a
private street, which extends to the southeast corner of the sub�ect parcel. Abutting parcels to the east
could feasible be consolidated and divided in the future. The proposed private sfreet could serve the
adjacent lots in the future. This standard is satisfied.
Street Alignment and Connections:
Section 18.810.030.H.1 states that full street connections with spacing of no more than 530
feet between connections is required except where prevented by barriers such as topography,
railroads, freeways, pre-existing developments, lease provisions, easements, covenants or
other restrictions existing prior to May 1, 1995 which preclude street connections. A full street
connection may also be exempted due to a regulated water feature if regulations would not
permit construction.
Section 18.810.030.H.2 states that all local, nei�hborhood routes and collector streets which
abut a development site shall be extended within the site to provide through circulation when
not precluded by environmental or topo�raphical constraints, existing development patterns
or strict adherence to other standards in this code. A street connection or extension is
precluded when it is not possible to redesign, or reconfigure the street pattern to provide
required extensions. Land is considered topographically constrained if the slope is greater
than 15% for a distance of 250 feet or more. In the case of environmental or topographical
constraints, the mere presence of a constraint is not sufficient to show that a street
connection is not possible. The applicant must show why the constraint precludes some
reasonable street connection.
The existing, surrounding development does not allow for the redesign or reconfiguration of the street
pattern to provide required extensions. Therefore, this criterion is met.
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 u� to 15% for distances of no greater than 250
feet). Centerline radii of curves shall be as determined by the City Engineer.
The existing grade of Walnut, a collector, does not exceed 12%, therefore the criterion is met.
Block Designs - Section 18.810.040.A states that the length, width and shape of blocks shall be
desi�ned with due regard to providing adequate buifding sites for the use contemplated,
consideration of needs for convenient access, circulation, control and safety of street traffic and
recognition of limitations and opportunities of topography.
NOTICE OF DECISION MLP2003-00020 MASON PARTITION PAGE 15 OF 22
Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall
not exceed 1,800 feet measured along the right-of-way line except:
. Where street location is precluded by natural topography, wetlands or other bodies of
water or, pre�xisting development or;
. For blocks adjacent to arterial streets, limited access highways, major collectors or
railroads.
• For non-residential blocks in which internal public circulation provides equivalent access.
No blocks are created with the proposed development, nor are blocks feasible for future partitioning.
Therefore, this standard does not apply.
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.
No further Pedestrian and bicycle connections are required. Pedestrian and bicycles access to SW
Walnut will be available throu�h the proposed private street. Connections in other directions is
prohibited by wetlands and existing development. Therefore, this standard has been satisfied.
Lots - Size and Shape: Section 18.810.060(A) prohibits lot depth from beiny more than 2.5 times
the average lot width, unless the parcel is �ess than 1.5 times the minimum lot size of the
applicable zoning district.
Proposed parcel #3 is 126 feet in width. Two and a half times the lot width is 315 feet. The lot depth of
parcel #3 is approximately 253 feet. Therefore, this standard has been satisfied.
Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public
or private streets, other than an alley. In the case of a land partition, 18.420.050.A.4.c applies,
which requires a parcel to either have a minimum 15-foot frontage or a minimum 15-foot wide
recorded access easement. In cases where the lot is for an attached single-family dwelling unit,
the frontage shall be at least 15 feet.
Proposed parcel #1 has 101 feet of frontage along SW Walnut Street. Proposed parcel #2 has 52 feet
of frontage on to the newly created private street. Parcel #3 has 126 feet of frontage on to SW Walnut
Street. Therefore, this standard has been satisfied.
Sidewalks: Section 18.810.070.A requires �hat sidewalks be constructed to meet City design
standards and be located on both sides of arterial, collector and local residential streets. Private
streets and industrial streets shall have sidewalks on at least one side.
The applicant is required to construct the half-street improvements or enter into a Restrictive Covenant,
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-sizin�: Section 18.810.090.0 states that proposed sewer systems shall include
consideration of additional development within the area as projected by the Comprehensive
Plan.
The applicant's plan indicates that there are two existing sewer laterals that will serve the proposed lots.
NOTICE OF DECISION MLP2003-00020 MASON PARTITION PAGE 16 OF 22
Storm Drainage:
General Provisions: Section 18.810.100.A requires developers to make adequate provisions for
storm water and flood water runoff.
Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other
drainage facility shall be large enough to accommodate potential runoff from its entire upstream
drainage area, whether inside or outside the development. The City Engineer shall approve the
necessary size of the facility, based on the provisions of Design and Construction Standards for
Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and
including any future revisions or amendments).
There are no upstream drainage ways that impact this site.
Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the
City Engineer that the additional runoff resulting from the development will overload an existing
drainage facility, the Director and Engineer shall withhold approval of the development until
provisions have been made for improvement of the potential condition or until provisions have
been made for storage of additional runoff caused by the development in accordance with the
Design and Construction Standards for Sanitary and Surface Water Management (as adopted by
Clean Water Services in 2000 and including any future revisions or amendments).
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 impennous 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.
Developments of this small size, especially residential land partitions, are not required to provide on-site
detention. The applicant will be required to pay the water quantity SDC upon application for the building
permit for the two new parcels.
All proposed development within the City shall be designed such that storm water runoff is conveyed to
an approved public draina�e system. The applican{ has indicated that surFace drainage from the
driveway will flow into an existing ditch along Walnut Street. The engineering plans indicate that a new
12" culvert will be installed under the proposed dnveway. This culvert must be included in the PFI permit
from the City. The applicant has also indicated that roof drains will be directed to dissipaters and then
directed overland to the existing creek that runs through the site.
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.
Southwest Walnut is designated as a bicycle facility. The applicant will enter into a restrictive covenant
for half-street improvements that will include a bicycle lane, thereby meeting this criterion. In addition,
the Washington County MSTIP project will include bike lanes.
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 benefit from such bikeways shall be conditioned to include the cost or construction
of bikeway improvements.
The applicant wilt enter into a restrictive covenant for half-street improvements that will include a bicycle
lane, thereby meeting this criterion.
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.
NOTICE OF DECISION MLP2003-00020 MASON PARTITION PAGE 17 OF 22
According to the current Transportation Systems Plan, the bicycle lane width for a collector is six feet.
The Washington County MSTIP for SW Walnut Street is including a bike lane. Therefore, this standard
has been safisfied.
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-�rounding costs when the development is proposed to take place on a
street where existing utilities which are not underg round will serve the development and the
approval authority determines that the cost and technical difficulty of under-g rounding the
utilities outweighs the benefit of under-grounding in conjunction with the development. The
determination shall be on a case-by-case basis. The most common, but not the only, such
situation is a short frontage development for which under-grounding would result in the
placement of additional poles, rather than the removal of above-ground utilities facilities. An
applicant for a development which is served by utilities which are not underground and which
are located across a public right-of-way from the applicant's property shall pay a fee in-lieu of
under-grounding.
There are existing overhead utility lines along the frontage of SW Walnut. If the fee in-lieu is proposed, it
is equal to $35.00 per lineal foot of street frontage. The frontage along this site is 488 lineal feet;
therefore the fee would be $17,080.00.
ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT
Public Water S stem:
e iy o igar provides water service in this area. The applicant's. plans shows finro new water
meters to serve the new lots. An easement for the water line to Parcel 2 will be required on the plat.
Storm Water Qualit :
e iy as agree to enforce SurFace Water Management (SWM regulations established by
Clean Water Services (CWS) Design and Construction Standards �adopted by Resolution and
Order No. 00-7) which require the construction of on-site water quality facilities. The facilities
shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm
water runoff generated from newly created 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 impracticaf to require an on-site water quality facility to accommodate treatment of
the storm water from the two new parcels. Rather, CWS standards provide that applicants should pay a
fee in-lieu of constructing a facility if deemed appropriate. The applicant shall pay the fee in-lieu for this
application.
NOTICE OF DECISION MLP2003-00020 MASON PARTITION PAGE 18 OF 22
Gradin and Erosion Control:
esign an ons ruc ion Standards also regulate erosion control to reduce the amount of
sediment and other pollutants reaching the public, storm and surFace water system.resulting
from development, construction, grading, excavating, clearing, and any other activity whicFi
accelerates erosion. Per CWS regulations, the applicant is required to submit an erosion control
plan for City review and approval prior to issuance of City permits.
The Federal Clean Water Act requires that a National Pollutant Discharge Elimination System
(NPDES} erosion control permit be issued for any development that will disturb one or more acre
of land. Since this site is over five acres, the developer will be required to obtain an NPDES
permit from the City prior to construction. This permif will be issued along with the site and/or
building permit.
A final grading plan shall be submitted showing the existing and proposed contours. The plan shall
detail the provisions for surface drainage of all lots, and show that they will be graded to insure that
surface drainage is directed to the street or a public storm drainage system approved by the Engineering
Department. For situations where the back portions of lots drain away from a street and toward adjacent
lots, appropriate private storm drainage lines shall be provided to sufficiently contain and convey runoff
from each lot.
Address Assi nments:
e i y o igar is responsible for assigning addresses for parcels within the City of Tigard and within
the Urban Service Boundary (USB). An addressing fee in the amount of $50.00 per address shall be
assessed. This fee shall be paid to the City prior to final plat approval. The addressing fee amount may
be adjusted to the current rate at the time of 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.
Surve Re uirements
e app ican s ina p at shall contain State Plane Coordinates [NAD 83 (91)] on two monuments with a
tie to the City's global positioning system (GPS) geodetic control nefinrork (GC 22). These monuments
shall be on the same line and shall be of the same precision as required for the subdivision plat
boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground
measurements to grid measurements and the angle from north to grid north. These coordinates can be
established by:
. GPS tie networked to the City's GPS survey.
. By random traverse using conventional surveying methods.
In addition, the applicant's as-built drawings shall be tied to the GPS nefinrork. The 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�.
Impact Study 18.390
��ion f8:3 . states, "The Director shall make a finding with respect to each of the
following criteria when approving, approving with conditions or denying an application:"
Section 18.390.040 states that the applicant shall provide an impact study to quantify the
effect of development on public facilities and services. For each public facility system and
type of im act, the study shall propose improvements necessary to meet City standard, and to
minimize �he impact of�the development on the public at large, public facili�ies systems, and
affected private property users.
In situations where the Community Development Code requires the dedication of real property
interests, the applicant shall either specifically concur with a requirement for public right-of-way
dedication, or provide,evidence that supports that the real property dedication is not roughly
proportional to the pro�ected impacts of the development., Section 18.390.040 states that when a
condition of approval requir�s the transfer to the public of an interest in real roperty, the
approval authority shall adopt findings which support the conclusion that the in�erest in real
property to be transferred is roughly proportional to the impact the proposed development will
have on the public.
NOTICE OF DECISION MLP2003-00020 MASON PARTITION PAGE 19 OF 22
The applicant has submitted an impact study. Any required street im rovements to certain collector or
higher volume streets and the Washington County Traffic Impact Fee �TIF) are mitigation measures that
are required at the time of development. Based on a transportation impact study prepared by Mr. David
Larson for the A-Boy Expansion/Dolan I I/Resolution 95-61, TIF's are expected to recapture 32 percent of
the traffic impact of new development on the Collector and Arterial Street system. The total TIF for a
single-family dwelling is $2,530 per unit.
Based on the estimate that total TIF fees cover 32 percent of the impact on major street improvements
citywide, the TIF fee is $5,060 ($2,530 times two new units). Based on the estimate that total TIF fees
cover 32 percent of the impact on ma or street improvements citywide, a fee that would cover 100
percent of this projects traffic impact is �15,812 ($5,060 divided by .32). The difference between the TIF
paid and the full impact, is considered as unmitigated impact. Since the TIF paid is $5,060, the
unmitigated impact can be valued at $10,752. Given that the estimated cost of the dedication of
property along SW Walnut Street is $7,125, the value of the dedication is less than the value of the
unmitigated impacts, the exactions are proportionate.
SECTION VI. OTHER STAFF COMMENTS
City of Tigard Long Range Planning Department has reviewed the proposal and has no objections to
it.
City of Tigard Public Works Department has reviewed the proposal and has offered the following
comments:
Water:
. Proposed water services must be located on the west side of the new driveway.
. The applicant should work with NFR to make sure the proposed and any future parcels will have
adequate hydrant coverage.
. The applicant should be aware that the Washington County MSTIP road project for Walnut Street
will include water line improvements in this area. The applicant may want to work with that
proJ ect to get the proposed water services installed.
• Relocation of existing water meters is done by City crews at the applicanYs expense.
Sanita Sewer
. e sanitary sewer laterals shown on the; plan do not exist. The applicant will need to install
laterals.
. New Sanitary Sewer laterals must have cleanouts installed at the right-of-way line.
Storm Draina e
• u ic orks staff believes that there could be some runoff coming from Tax Lots 5600 and 5700
(Tippit Place) that would impact Parcel #2. Also, properties on the north side of Tippit Place may
have combined private storm lines that discharge toward this site. The City does not have record
of these private storm lines.
• The roadside ditch on the south side of Walnut Street will need re-grading work in order to ensure
that storm water will flow properly past the new driveway. The re-grading work will likely need to
start from an existing catch basin outfall to the east of the site, and be continued to the west of the
new private driveway. A final design of this ditch work will need to be submitted for Engineering
and Public Works approval during tF�e construction plan review stage.
City of Tigard Police Department has reviewed the proposal and has offered the following comment:
. Request monument at foot of private driveway identifying the two house addresses of the
proposed 2 "new" properties.
City of Tigard Urban Forester has reviewed the proposal and has offered the following comments:
. Tree protection fencing is still necessary although construction will not occur within the dripline of
the cedars.
. Provide a more detailed descri�tion of each tree.
. It appears that the driveway will impact the 20-inch Oak. How will they protect it?
. Pro�ect arborist has to follow guidelines for tree plan under Section 18.790.030.
NOTICE OF DECISION MLP2003-00020 MASON PARTITION PAGE 20 OF 22
City of Tigard Residential Plans Examiner has reviewed the proposal and has no objections to it.
SECTION VII. AGENCY COMMENTS
Clean Water Services comments have been discussed above under Public Facility Concerns.
Tualatin Valley Fire and Rescue has reviewed the proposal and offered the following comments:
�� Fire hydrants for single family dwellings, duplexes .and sub-divisions, shall be placed at each
intersection. Intermediate fire hydrants are required if any portion of a structure exceeds 500 feet
from a hydrant at an intersection as measured in an approved manner around the outside of the
structure and along approved fire apparatus access roadways. Placement of additional fire hydrants
shall be as approved by the Chief. (UFC Sec. 903.4.2.2)
z� Fire hydrants shall be located not more than 15 feet from an approved fire apparatus access
roadway. (UFC Sec. 903.4.2.4)
s� Fire hydrant locations shall be identified by the installation of reflective markers. The markers shall
be blue. They shall be located adjacent and to the side of the centerline of the access road way that
the fire hydrant is located on. In case that there is no center line, then assume a centerline, and
place the reflectors accordingly. (UFC Sec. 901.4.3)
a� The minimum available fire flow for single family dwellings and duplexes shall be 1,000 gallons per
minute. If the structure(s is(are) 3,600 square feet or larger, the required fire flow shall be
determined according to U�C Appendix Table A-III-A-1. (UFC Appendix III-A, Sec. 5)
s� Approved fire apparatus access roadways and fire fighting water supplies shall be installed and
operational prior to any other construction on the site or sub�ivision. (UFC Sec. 8704)
Please contact me at (503) 612-7010 with any additional questions.
SECTION VIII. PROCEDURE AND APPEAL INFORMATION
Notice: Notice was mailed to:
X The applicant and owners
� Owner of record within the required distance
� Affected government agencies
Final Decision:
THIS DECISION IS FINAL ON SETEMBER 23, 2004 AND BECOMES
EFFECTIVE ON OCTOBER 8, 2004 UNLESS AN APPEAL IS FILED.
A��eal:
The Director's Decision is final on the date that it is mailed. All persons entitled to notice or who are
otherwise adversely affected or aggrieved by the decision as provided in Section 18.390.040.G.1. may
appeal this decision in accordance with Section 18.390.040.G.2. of the Tigard Community Development
Code which provides that a written appeal together with the required fee shall be filed with the Director
within ten (10) business days of the date the Notice of Decision was mailed. The appeal fee schedule
and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard,
Oregon 97223.
Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be
confined to tF�e specific issues identified in the wntten comments submitted by the.parties during the
comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may
be submitted by any party during the appeal hearing, sub�ect to any additional rules of procedure that
may be adopted from time to time by the appellate body.
NOTICE OF DECISION MLP2003-00020 MASON PARTITION PAGE 21 OF 22
THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON OCTOBER 7, 2004.
Questions:
you ave any questions, please call the City of Tigard Planning Division, Tigard City Hall, 13125 SW
Hall Boulevard, Tigard, Oregon at (503) 639-4171.
Se tember 23 2004
a ew ei e e
Asso lann r
'� Se tember 23 2004
. c ar ewers o
Planning Manager
i:lcurpinUnathewlMLPlmIp2003-0o020 decision.doc
NOTICE OF DECISION MLP2003-00020 MASON PARTITION PAGE 22 OF 22
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cm or no�4o
SITE PLAN N
MASON PARTITION
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EXHIBIT
Jon & Kari Mason MLP2003-00020/SLR2003-00012/
12220 SW Walnut Street VAR2003-00112
Tigard, OR 97223 MASON PARTITION
Harris-McMonagle Associates, Inc.
12555 SW Hall Boulevard
Tigard, OR 97223
Greg Titsworth
12215 SW Tippitt Place
Tigard, OR 97223
'k .
S
AFFIDAVIT OF NiAILING CITYOFTI6ARD
�'ommunity�Drvelupment
S�iapingA BetterCommunity
I, �Pat�icra L. Lu d being first duly sworn/affirm, on oath depose and say that I am a Scnior�ministrativeSpecraGstfor
the City of?'�ar�asFiingtorc County, Oregon and that I served the following:
{Check Appropr�te Box(s)Below}
❑x NOTICE OF DECISION FOR: MLP2003-00020/SLR2003-00012/VAR2003-00112 — MASON PARTITION
❑ AMENDED NOTICE (File No./Name Reference)
� City of Tigard Planning Director
A copy of the said notice being hereto attached, marked E)Ihlblt"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 6chlbit"B",and by reference made a part
hereof, on September 23,2004, and deposited in the United States Mail on SCpIC111bC1'23,2004,postage prepaid.
r
(Person that repared Noti )
,S`�A�E O�'O��ON
C�'nj'o��1'sgarrf jrngton ss
Subscribed and sworn/affirmed before me on the �� day of ��"��" , 2004.
�
w �,r, OFFICIAL SEAL
� SUE ROSS
NOTARY PUBLIC-0REGON
COMMISSION N0.375152
MYCOMMISSION IXPIRES DEC.1,2007
My Commissio ires: ( �-'�� 7
. #
� EXHIBIT�
NOTICE OF TYPE il DECISI4N .
MINOR LAND PARTITION (MLP) 2003-00020 �
CITY OF TIGARD
MASON PARTITION c°mmu"Ity`"`z�`�p„""`
,SFeapin�A�6etter�onzmu�nity
DAY =
(Includes a 30-day extension)
SECTION I. APPLICATION SUMMARY
FILE NAME: MASON PARTITION
CASE NOS: Minor Land Partition (MLP) MLP2003-00020
Sensitive Lands Review SLR2003-00012
Ad justment VAR2003-00112
PROPOSAL: The applicant is requesting Minor Land Partition approval to create a three (3) lot
partition on a parcel of land containing approximately 77,101 square feet. This
partition will create parcel #1 with approximately 7,523 square feet, Parcel #2 with
7,582 square feet, and Parcel #3 with 45,663 square feet. The applicant is also
requesting Sensitive Lands Review approval for building on steep slopes, and an
Ad�ustment to the driveway spacin standards of Chapter 18.705 (Access, Egress
and Circulation) from the required �00 feet to 176 feet.
APPLICANT: Jon and Kari Mason PROPERTY OWNER: Same
12220 SW Walnut Street
Tigard, OR 97223
APPLICANT'S
REP: Harris-McMonagle Associates, Inc.
12555 SW Hall Boulevard
Tigard, OR 97223
ZONING
DESIGNATION: R-4.5: Low-Density Residential District. The R-4.5 zoning district is designed to
accommodate detached single-family homes with or without accessory
residential units at a minimum lot size of 7,500 square feet. Duplexes and
attached single-family units are permitted conditionally. Some civic and
institutional uses are also permitted conditionally.
LOCATION: 12220 SW Walnut Street; WCTM 2S103BC, Tax Lot 700.
APPLICABLE
REVIEW
CRITERIA: Community Development Code Chapters 18.370, 18.390, 18.420, 18.510,
18.705, 18.715, 18.745, 18.765, 18.775, 18.790, 18.795 and 18.810.
SECTION II. DECISION
Notice is hereby given that the City of Tigard Community Development Director's designee has
APPROVED the above request. The findings and conclusions on which the decision is based are noted
in the full decision, available at City Hall.
, THIS APPROVAL SHALL BE VALID FOR 18 MONTHS
- �ROM ?'HF �E�FFEGTI!/E DAT� OF �'HIS DEC!SION.
All documents and applicable criteria in the above-noted file are available for inspection at no cost or
copies can be obtained for twenty-five cents (25�) per page, or the current rate charged for copies at the
time of the request.
SECTION III. PROCEDURE AND APPEAL INFORMATION
Notice:
oT�tice mailed to:
X The applicant and owners
—� Owner of record within the required distance
� Affected government agencies
Final Decision:
THIS DECISION IS FINAL ON SEPTEMBER 23, 2004 AND BECOMES
EFFECTIVE ON OCTOBER 8, 2004 UNLESS AN APPEAL IS FILED.
Appeal:
The Director's Decision is final on the date that it is mailed. All persons entitled to notice or who are
otherwise adversely affected or aggrieved by the decision as provided in Section 18.390.040.G.1 may
appeal this decision in accordance with Section 18.390.040.G.2 of the Tigard Community
Development Code which provides that a written appeal together with the required fee shall be filed
with the Director within ten (10) business days of the date the Notice of Decision was mailed. The
appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW
Hall Boulevard, Tigard, Oregon 97223.
Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be
confined to the specific issues identified in the written comments submitted by the parties during the
comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may
be submitted by any party during the appeal hearing, subject to any additional rules of procedure that
may be adopted from time to time by the appellate body.
THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON OCTOBER 7, 2004.
Questions:
For further information please contact the Planning Division Staff Planner, Mathew Scheidegger at
(503) 639-4171, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223.
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ALLEN ELIZABETH A&STEVEN P BOLEN RICHARD L&GERALDINE L EXHIBIT�
12540 SW 121ST AVE 12185 SW WALNUT ST
TIGARD,OR 97223 TIGARD,OR 97223 �'
2 103BD-00901 2S1036C-05200
ALL ST N P&ELIZABETH A BOWDOIN JONATHAN T&
12540 1 ST AVE KATHERINE J
T RD,OR 97223 21419 SW 92ND AVE
TUALATIN,OR 97062
2S103BA-01003 251036B-08801
ANDERSON EDWARD L& BOWERS GERALD A AND BONNIE L
MARY ANNE 12455 SW 122ND
PO BOX 23593 TIGARD,OR 97223
TIGARD, OR 97281
2S103BC-06300 2S103BD-00600
ANDERSON KRIS J& BOYCE RONALD J/ANA L
KATHLEEN M 11970 SW WALNUT ST
12132 SW LANSDOWNE LN TIGARD,OR 97223
TIGARD,OR 97223
2S1036C-07800 251036C-06100
ARAVE SPENCER D/JANICE I BREDALL DOUGLAS S&
12225 SW LANDSDOWNE LN HENRICKSEN RENEE M
PORTLAND,OR 97223 12695 SW 121ST AVE
PORTLAND,OR 97223
2S103BA-01000 2S10368-06600
AUSBIE DONNA D BROWN HARRY E&SALLY M
12400 SW 121 ST AVE PO BOX 230906
TIGARD,OR 97223 TIGARD,OR 97281
2S103BB-08800 2S103BC-06600
BARRON KATHLEEN F BURTZOS SANDRA L
12225 SW WALNUT ST 12790 SW BLUE HERON PL
TIGARD,OR 97223 TIGARD,OR 97223
2S1036B-08900 2S1038C-04600
B ON LEEN F CHONG KAREN L&JOHN
12225 WALNUT ST 12350/12352 SW WALNUT ST
T RD,O 97223 TIGARD,OR 97223
2S103BC-08300 2S103BC-06400
BERGQUIST DAVID M&YSELA M CRYSTAL ROGER E AND JUDY A
12230 SW TIPPITT PL 12148 SW LANSDOWNE LN
TIGARD,OR 97223 TIGARD,OR 97223
2S103BD-01300 2S103BC-05400
BERGQUIST R KELLY DECKER JAMES W 8 RUTH C
MERRILL M 8920 SW OSAGE ST
12660 SW 121ST TUALATIN,OR 97062
TIGARD,OR 97223
2siosac-ossoo 2s�osBa-ooaoo
DEPAOLI PETER JAMES 8�TONI-ANN FRANZEN NORMAN R
12235 SW TIPPITT PL JANET E
TIGARD,OR 97223 12605 SW 124TH
TIGARD,OR 97223
2S103BC-0470� 2S1038C-05004
DORSEY CHARLES FRANKLIN FURST EDGAR&ANNA TRUSTEES
AND GEORGA SUE 13850 SW BONNIE BRAE CT
12705 SW 124TH BEAVERTON,OR 97005
TIGARD,OR 97223
zsiossc-oasoo zs�ossc-o�ioz
DOWNS JAMES R FYRE MILTON F 8 PAMELA S
12380 SW WALNUT ST 12121 SW LANDSDOWN LN
TIGARD,OR 97223 TIGARD,OR 97223
2S103BC-0510D 2S1036C-08000
DOYLE CAROLENE S FY MILTO &PAMELA S
12135 SW TIPPITT 12121 LANDSDOWN LN
TIGARD,OR 97223 T RD,O 97223
2S1038C-01400 2S103BC-07300
DUNNING DRAKE D& FYRE MILTON F REV LIV TRUST&
MARY P FYRE PAMELA S REV LIV TRUST
12745 SW 121ST AVE 12121 SW LANDSDOWNE LN
TIGARD,OR 97223 TIGARD,OR 97223
2S103BB-06100 2S1036B-01100
ENGLISH JAMES 8 GILLESPIE LEANNE N
HAYES JEANETTE 12465 SW 124TH AVE
12600 SW 124TH TIGARD,OR 97223
TIGARD, OR 97223
2S1038B-07600 2S103BC-04500
EVANS DALE F JOANN GISI JOSEPH TRUSTEE
12502 SW 123RD AVE c/o LITTLE C BRUCE&
TIGARD,OR 97223 LITTLE RONALD D
PO BOX 871
NEWBERG,OR 97132
2S103BD-07400 25103B8-0770�
FINSTAD TERRANCE E GRAHAM STEPHEN D 8 KAREN M
PO BOX 231256 12430 SW 124TH AVE
TIGARD,OR 97281 TIGARD,OR 97223
2S103BC-00300 2S103BD-03000
FLEWELLYN WILLIAM D&SUANNE E GR05SWILER R EDWARD 8
12180 SW WALNUT ST CATE LUCY M
TIGARD,OR 97223 12780 SW 121ST AVE
TIGARD,OR 97223
2S103BC-04800 2S103BC-05300
FORD WILLIAM H 8 SHEILA C HALL JOANNE P 8
12675 SW 124TH RICHARD W TRUSTEES
TIGARD, OR 97224 PO BOX 23961
TIGARD,OR 97281
2S103BC-04400 2S103B8-01000
HAMES BEVERLY J KLEVE RUSSELL C
PO BOX 23115 12475 SW 124TH AVE
TIGARD,OR 97281 TIGARD,OR 97223
2S103BB-05700 2 036B-0830
HARTFIELD LEE E AND APRIL L LAK ACE
12500 SW 124TH OW F ALL LOTS
TIGARD,OR 97223 , 0
2S103BC-08500 2S103BC-06500
HAWES DIANE S LARSON LAWRENCE J/ARLEEN P
12780 SW BLUE HERON PL FAMILY TRUST
TIGARD,OR 97223 12164 SW LANSDOWNE LN
TIGARD,OR 97223
2S1036C-06000 2S103BC-07107
HERNANDEZ MIGUEL D&ISIS A LEGGETT ALBERT UJANINE
12295 SW TIPPITT PL 12717 SW 121ST AVE
TIGARD,OR 97223 PORTLAND,OR 97223
2S1036B-07900 2S103B6-0840D
HINDS THOMAS& LEWIS LINDA ANN
JUDY 12415 SW 122ND AVE
1235D SW 124TH AVE TIGARD,OR 97223
TIGARD,OR 97223
251036D-01001 2S1036B-06900
HUGHES JACK D TR 8 LIGUID ANA L 8
HUGHES LEONE M TR LIGUID-MAHINAY SARAH
12580 SW 121ST AVE 12435 SW 121ST AVE
TIGARD,OR 97223 TIGARD,OR 97223
2S10388-06700 2S103BC-05800
HUMPHREY GRETCHEN G LOEWER STEPHEN J 8 KATHRYN G
12385 SW 121 ST AVE 12275 SW TIPPITT PL
PORTLAND,OR 97223 TIGARD,OR 97223
2S103BG05003 2S103BB-06000
JEPPSON TRENT L 8 MAAG WAYNE H
TRINA S AND ALTA L
12363 SW WALNUT ST 12580 SW 124TH
TIGARD,OR 97223 TIGARD,OR 97223
2S1036C-07400 2S1036C-05002
JONES JOHN THOMAS III/DIANE E MAHONEY ELAINE
12274 SW LANDSDOWNE LN c/o EBNER DARIUS WOLFGANG
TIGARD,OR 97223 1260 12TH ST
WEST LINN,OR 97068
2S10386-00500 2S103BD-01600
KELLY PATRICIA M&MARLEEN MARY MALONE THOMAS E
12565 SW 124TH PFAHL SUSAN N M
TIGARD,OR 97223 11985 SW CARMEN STREET
TIGARD,OR 97223
2S103BB-05900 2S103B8-06800
MANAHAN WILLIAM D 8 CHARLENE A RAM SANT
12550 SW 124TH AVE 12442 SW 122ND AVE
TIGARD,OR 97223 TIGARD,OR 97223
2S1036C-0a700 2S103BC-04200
MASON JON D&KARI G RAU JULIE M
12220 SW WALNUT ST 12430 SW WALNUT ST
TIGARD,OR 97223 TIGARD,OR 97223
2S703BD-02900 2S103BC-01500
MAYEAUX JACK JOSEPH& REED GEORGIA J LIVING TRUST
SALLY JO 12795 SW 121ST AVE
12020 SW CARMEN ST TIGARD,OR 97223
TIGARD,OR 97223
2S1036C-05700 251036C-07300
MICALLEF RICO F REYNOLDS JANICE L REVOC TRUST 8
12255 SW TIPPITT PL REYNOLDS BARRY W REVOC TRUST
TIGARD,OR 97223 12262 SW LANSDOWNE LN
TIGARD,OR 97223
2S103B8-05600 2S103BC-07900
MINER MARGARET K ROBERTS JOHN L&
12470 5W 124TH AVENUE COWDIN LINNEA A
TIGARD,OR 97223 12207 SW LANDSDOWNE LN
TIGARD,OR 97223
2S103BC-08100 2S1036B-01200
MOSES JAY H 8 MARY JO SCHREINER STEVEN A AND
19061 SW INDIAN SPRINGS RD ANNE-LY
LAKE OSWEGO,OR 97035 12425 SW 124TH
TIGARD,OR 97223
2S7036D-01200 2S703B8-08700
NIX LOY CARL MARSHA A SCHROEDER TIM R 8 VANESSA R
12630 SW 121 ST 12445 SW 122ND AVE
TIGARD,OR 97223 TIGARD,OR 97223
2S1036D-00602 2S103BD-00700
NORMAN JACK J JR AND SHIVLEY JULIE A
MARY J 12020 SW WALNUT ST
11930 SW WALNUT TIGARD,OR 97223
TIGARD,OR 97223
2S103B6-08600 251036C-04900
PAULSON ANGELA RENE REVOCABLE L SHULTS BRUCE L
PAULSON JACK GUSTAV REVOCABLE LIVI 12625 SW 124TH
BY ANGELA RENE/JACK G PAULSON TRS TIGARD,OR 97223
PO BOX 11585
PORTLAND,OR 97211
2S103BC-07600 2S103BB-07400
PILANT SEAN L&LAURA A SIMMONS BRETON DAN&
12294 SW LANSDOWNE LN SIMMONS ROBT DAN 8�
TIGARD,OR 97223 SIMMONS MARY LEOLA
12522 SW 123RD AVE
TIGARD,OR 97223
2S103B6-07800 2S103BB-07100
SPARWASSER RICHARD C WASHINGTON COUNTY
KAREN M DEPT OF LAND USE 8 TRANSPORTATION
12410 SW 124TH CPM DIV-RIGHT OF WAY SECTION
TIGARD,OR 97223 1400 SW WALNUT ST MS#18
HILLSBORO,OR 97123
2S103BC-0060D 2S103BC-07500
STEVENS JAMES H AND LYNN N WEISS KURT J AND JULIE A
12605 SW 121ST 12280 SW LANSDOWNE LN
TIGARD,OR 97223 TIGARD,OR 97223
2S1036D-01500 2S10366-09100
TIEMAN HENRY W 8 GENELLE E WHITCHER RONALD ROYCE&
12025 SW CARMEN ST JOAN ELAINE
TIGARD,OR 97223 12265 SW WALNUT ST
TIGARD,OR 97223
1038C-059 2S103BC-08200
TI D OF WHITFORD/SCOTT LLC
131 ALL BY EDWARD P OSBURN
T ARD,O 97223 12279 5W LANSDOWNE LN
TIGARD,OR 97223
2S103BC-0550D 2S1036B-07300
TITSWORTH GREG&CHRISTINA WHITWORTH PERRY R AND BONNIE J
12215 SW TIPPITT PL TRUSTEES
TIGARD,OR 97223 12532 SW 123RD
TIGARD,OR 97223
2S703BC-06200 2S103BC-00400
TULLSEN MARK A&TERESA J WIGGINS HAL C 8
12116 SW LANSDOWNE LN WIGGINS JOANNE A
TIGARD,OR 97223 12200 SW WALNUT ST
TIGARD,OR 97223
2510366-05500 2S1038C-10400
UTZ SURVIVOR'S TRUST& WINDWOOD CONSTRUCTION INC
UTZ FAMILY TRUST 12655 SW NORTH DAKOTA ST
BY UTZ BETTY L TR TIGARD,OR 97223
PO BOX 23935
TIGARD,OR 97281
2S1038C-07700 2 03BC•10300
VOLK RANDY J&SHANNON O WIND CONSTRUCTION INC
12237 SW LANDSDOWNE LN 1265 N DAKOTA ST
TIGARD,OR 97223 T ARD,OR 97223
2S103BC-0020a 2 1038C-10200
VRVILO WANDA I WIN CONSTRUCTION INC
12565 SW 121ST 1265 RTH DAKOTA ST
TIGARD,OR 97223 ARD,OR 9 3
2S103BC-00100 2S103BC-D5001
WASHINGTON COUNTY WING LOUIE FAMILY LIMITED PARTNE
BY LUT CPM DIVISION RIGHT-OF-WAY PO BOX 86404
1400 SW WALNUT ST MS18 PORTLAND,OR 97206
HILLSBORO,OR 97123
2S1D368-05800
WINKLER L DUANE/MARIE B
12520 SW 124TH AVE
TIGARD,OR 97223
zsiosec-oeaoo
WOOD JOANNE
12770 SW BLUE HERON PL
TIGARD,OR 97223
2S1036D-DOS00
WOOD ROLAND R
12070 SW WALNUT
TIGARD,OR 97223
2S1038B-09001
WORTENDYKE CAROLYN L
12245 SW WALNUT
TIGARD,OR 97223
2S103BB-07500
WYLDER DUANE C 8
WYLDER SANDRA J
12512 SW 123RD AVE
TIGARD,OR 97223
2S103B8-08500
YOUNG JOHN G VIRGINIA F
12425 SW 122ND AV
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 139�h Avenue
Tigard, OR 97224
Martha Bishop
10590 SW Cook Lane
Tigard, OR 97223
Vanessa Foster
13085 SW Howard Drive
Tigard, �R 97223
Susan Beilke
11755 SW 114� 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
CITY OF TIGARD - fENTRAL (IT SUBfOMMITTEE �i:lcurpinlsetupllabelslClT Central.doc) UPDATED: 7-May-04
AFFIDAVIT OF MAILING CITYOFTIGARD
('ommunity l�eveCop�nent
ShapingA BetterCommunity
I, �Patricia G. Gu � being first duly sworn/affirm, on oath depose and say that I am a SeniosAdministrativ�Specr'aCst for
the City of 7'sgar�asfeington County, Oregon and that I served the following:
{Check Appropnate Box(s)Below}
0 NOTICE OF PENDING LAND USE APPLICATION FOR: MLP2003-00020/SLR2003-00012/VAR2003-00112 — MASON PARTITION
❑ AMENDED NOTICE (File No./Name Reference)
� City of Tigard Planning Director
A copy of the said notice being hereto attached, marked EXhlblt"A",and by reference made a part hereof, was mailed to
each named person(s) at the address(s) shown on the attached list(s), marked Exhibit"B",and by reference made a part
hereof, on Ma]I 19,2004,and deposited in the United States Mail on May 19,2004, postage prepaid.
�� �z �
(Person that Prepar d Notice)
57,�2E O�F��ON
L'�' �r of� rngton ss
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Subscribed and sworn/affirmed before me on the � day of�,,,�V�k.� , 2004.
OFFlCIAL SEAL
SUE ROSS
NOTARY PUBLIC-OREGON
Ml'COMMISS ON IIXP RES D C 11 2007
My C ssion Expires: � � �
1
�:
NOTICE TO MORTGAGEE, LIENHOLDER,VENDOR OR SELLER: EXHIBR�
THE TIGARD DEVELOPMENT CODE REQUIRES THAT IF YOU RECEIVE THIS NOTICE,IT SHALL BE PROMPTLY FORWARDED TO THE PURCHASER.
NOTICE OF PENDING LAHD USE APPLICATION CITYOFTIGARD
MINOR LAND PARTITION c0111`un�tUr�`mnu,�i�
S(zapingA y
DATE OF NOTICE: May 19, 2004
I Fi�E NuMBER: MINOR LAND PARTITION (MLP) 2003-00020
SENSITIVE LANDS REVIEW (SLR) 2003-00012
ADJUSTMENT (VAR) 2003-OUI12 "'
FILE NAME: MASON PARTITION
PROPOSAL: The applicant is requesting Minor Land Partition approval to perForm a three (3) lot partition
on a parcel of land containing approximately 77,101 square feet. This partition will create
Parcel #1 with approximately 7,523 square feet, Parcel #2 with 7,582 square feet, and Parcel
#3 with 45,663 square feet. The applicant is also requesting Sensitive Lands Review
approval for building on steep slopes, and an Adjustment to the driveway spacing standards
of Chapter 18.705 (Access, Egress and Circulation) from the required 200 feet to 176 feet.
ZONE: R-4.5: Low-Density Residential District. The R-4.5 zoning district is designed to
accommodate detached single-family homes with or without accessory residential units at
a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are
permitted conditionally. Some civic and institutional uses are also permitted conditionally.
APPLICABLE REVIEW CRITERIA: Communiry Development Code Chapters 18.370,
18.390, 18.420, 18.510, 18.705, 18.715, 18.745, 18.765, 18.775, 18.790, 18.795 and
18.810.
LOCATION: 12220 SW Walnut Street; WCTM 2S103BC, Tax Lot 700.
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 JUNE 2, 2004. All comments should be directed to Mathew Scheideg,.qer, Associate Planner in the
Planning Division at the City of Tigard, 13125 �SW Hall Boulevard, Tigard, Oregon 97223. You may reach the City
of Tigard by telephone at 503-639-4171 or by�e-mail to matts _ci.tigard.or.us.
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 TA BE CONSIDERED IN THE DECISION-MAKING PROCESS.
THE CITY OF TIGARD APPRECIATES RECEIVING COMMENTS AND VALUES YOUR INPUT. COMMENTS
WILL BE CONSIDERED AND ADDRESSED WITHIN THE NOTICE OF DECISION. A DECISION ON THIS ISSUE
IS TENTATIVELY SCHEDULED FOR JUNE 28. 2004. IF YOU PROVIDE COMMENTS, YOU WILL BE SENT A
COPY OF THE FULL DECISION ONCE IT HAS BEEN RENDERED.
WRITTEN COMMENTS WILL BECOME A PART OF THE PERMANENT PUBLIC RECORD AND SHALL
CONTAIN THE FOLLOWING INFORMATION:
. Address the specific "Applicable Review Criteria" described in the section above or any other criteria
believed to be applicable to this proposal;
. Raise any issues and/or concerns believed to be important with sufficient evidence to allow the City to
provide a response;
. Comments that provide the basis for an appeal to the Tigard Hearings Officer must address the relevant
approval criteria with sufficient specificity on that issue.
Failure of any party to address the relevant approval criteria with sufficient specificity may preclude
subsequent appeals to the Land Use Board of Appeals or Circuit Court on that issue. Specific findings
directed at the relevant approval criteria are what constitute relevant evidence.
AFTER THE 14 DAY COMMENT PERIOD CLOSES, THE DIRECTOR SHALL ISSUE A TYPE II ADMINISTRATIVE DECISION. THE
DIRECTOR�S DECISION SHALL BE MAILED TO THE APPLICANT AND TO OWNERS OF RECORD OF PROPERTY LOCATED WITHIN
500 FEET OF THE SUBJECT SITE, AND TO ANYONE ELSE WHO SUBMITTED WRITTEN COMMENTS OR WHO IS OTHERWISE
ENTITLED TO NOTICE. THE DIRECTOR'S DECISION SHALL ADDRESS ALL OF THE RELEVANT APPROVAL CRITERIA. BASED
UPON THE CRITERIA AND THE FACTS CONTAINED WITHIN THE RECORD, THE DIRECTOR SHALL APPROVE, APPROVE WITH
CONDITIONS OR DENY THE REQUESTED PERMIT OR ACTION.
SUMMARY OF THE DECISION-MAKING PROCESS:
. The application is accepted by the City
. Notice is sent to property owners of record within 500 feet of the proposed development area allowing a
14-day written comment period.
. The application is reviewed by City Staff and affected agencies.
. City Staff issues a written decision.
. Notice of the decision is sent to the Applicant and all owners or contract purchasers of record of the site; all
owners of record of property located within 500 feet of the site, as shown on the most recent property tax
assessment roll; any City-recognized neighborhood group whose boundaries include the site; and any
governmental agency which is entitled to notice under an intergovernmental agreement entered into with the
City which includes provision for such notice or anyone who is otherwise entitled to such notice.
INFORMATION/EVIDENCE AVAILABLE FOR REVIEW:
The application, written comments and supporting documents relied upon by the Director to make this decision are
contained within the record and are available for public review at the City of Tigard Community Development
Department. Copies of these items may be obtained at a cost of $.25 per page or the current rate charged for this
service. Questions �egarding this application should be directed to the Planning Staff indicated on the first page of
this Notice under the section titled "Your Ri ht to Provide Written Comments."
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251038D-00900 2S10366-07000
ALLEN ELIZABETH A&STEVEN P BOLEN RiCHARD L&GERALDINE L EXHIBIT�
12540 SW 1215T AVE 12185 SW WALNUT ST
TIGARD,OR 97223 TIGARD,OR 97223
2 7038D-00901 257036C-05200
ALL ST N P 8 ELIZABETH A BOWDOIN JONATHAN T 8
12540 1 ST AVE KATHERINE J
T RD,OR 97223 21419 SW 92ND AVE
TUALATIN,OR 97062
2S103BA-01003 2S1038B-08801
ANDERSON EDWARD L& BOWERS GERALD A AND BONNIE L
MARY ANNE 12455 SW 122ND
PO BOX 23593 TIGARD,OR 97223
TIGARD,OR 97281
2S1036C-063D0 2S703BD-00600
ANDERSON KRIS J& BOYCE RONALD J/ANA L
KATHLEEN M 11970 SW WALNUT ST
12132 SW LANSDOWNE LN TIGARD,OR 97223
TIGARD,OR 97223
251038C-07800 2S103BC-06100
ARAVE SPENCER D/JANICE I BREDALL DOUGLAS S 8
12225 SW LANDSDOWNE LN HENRICKSEN RENEE M
PORTLAND,OR 97223 12695 SW 121ST AVE
PORTLAND,OR 97223
2S703BA-01000 2S70368-06600
AUSBIE DONNA D BROWN HARRY E&SALLY M
12400 SW 121 ST AVE PO BOX 230906
TIGARD,OR 97223 TIGARD,OR 97281
2S10388-0880U 2S103BC-08600
BARRON KATHLEEN F BURTZ05 SANDRA L
12225 5W WALNUT ST 12790 SW BLUE HERON PL
TIGARD,OR 97223 TIGARD,OR 97223
2S103BB-08900 2S1036C-D4600
B ON LEEN F CHONG KAREN L&JOHN
12225 ALNUT ST 12350/12352 SW WALNUT ST
T RD,O 7223 TIGARD,OR 97223
2S1036C-08300 2S103BC-06400
BERGQUIST DAVID M&YSELA M CRYSTAL ROGER E AND JUDY A
12230 SW TIPPITT PL 12148 SW LANSDOWNE LN
TIGARD,OR 97223 TIGARD,OR 97223
2S1036D-01300 2S103BC-05400
BERGQUIST R KELLY DECKER JAMES W 8 RUTH C
MERRILL M 8920 SW OSAGE ST
12660 SW 121ST TUALATIN,OR 97062
TIGARD,OR 97223
251038C-05600 2S103BB-00400
DEPAOLI PETER JAMES&TONI-ANN FRANZEN NORMAN R
12235 SW TIPPITT PL JANET E
TIGARD,OR 97223 12605 SW 124TH
TIGARD,OR 97223
2S103BC-04700 2S103BC-DSOD4
DORSEY CHARLES FRANKLIN FURST EDGAR&ANNA TRUSTEES
AND GEORGA SUE 13850 SW BONNIE BRAE CT
12705 SW 124TH BEAVERTON,OR 97005
TIGARD,OR 97223
2S103BC-04300 2S1038C-01102
DOWNS JAMES R FYRE MILTON F 8 PAMELA S
12380 SW WALNUT ST 12121 SW LANDSDOWN LN
TIGARD,OR 97223 TIGARD,OR 97223
2S1036C-05100 zs�ossc-os000
DOYLE CAROLENE S FY MILTO 8 PAMELA S
12135 SW TIPPITT 12121 LANDSDOWN LN
TIGARD,OR 97223 T RD,O 97223
2S103BC-01400 2S1038C-01300
DUNNING DRAKE D& FYRE MILTON F REV LIV TRUST&
MARY P FYRE PAMELA S REV LIV TRUST
12745 SW 121 ST AVE 12121 SW LANDSDOWNE LN
T�GARD,OR 97223 TIGARD,OR 97223
2S10366-06100 2S703B8-07100
ENGLISH JAMES& GILLESPIE LEANNE N
HAYES JEANETTE 12465 SW 124TH AVE
12600 SW 124TH TIGARD,OR 97223
TIGARD,OR 97223
2S103B8-07600 2S103BC-04500
EVANS DALE F JOANN GISI JOSEPH TRUSTEE
12502 SW 123RD AVE c/o LITTLE C BRUCE 8
TIGARD,OR 97223 LITTLE RONALD D
PO BOX 871
NEWBERG,OR 97132
2S103BD-01400 2S1036B-07700
FINSTAD TERRANCE E GRAHAM STEPHEN D&KAREN M
PO BOX 231256 12430 SW 124TH AVE
TIGARD,OR 97281 TIGARD,OR 97223
2S1038C-00300 2S1036D-03000
FLEWELLYN WILLIAM D 8 SUANNE E GROSSWILER R EDWARD&
12180 SW WALNUT ST CATE LUCY M
TIGARD,OR 97223 12780 SW 121ST AVE
TIGARD,OR 97223
2S103BC-04800 2S1038C-05300
FORD WILLIAM H 8 SHEILA C HALL JOANNE P 8
12675 SW 124TH RICHARD W TRUSTEES
TIGARD,OR 97224 PO BOX 23961
TIGARD,OR 97281
2S1D36C-D4400 2S103B8-01000
HAMES BEVERLY J KLEVE RUSSELL C
PO BOX 23115 12475 SW 124TH AVE
TIGARD,OR 97281 TIGARD,OR 97223
2S103BB-05700 2 0366-06360
HARTFIELD LEE E AND APRIL L LAK ACE
12500 SW 124TH OW F ALL LOTS
TIGARD,OR 97223 , 0
2S103BC-OS500 251036C-06500
HAWES DIANE S LARSON LAWRENCE J/ARLEEN P
12780 SW BLUE HERON PL FAMILY TRUST
TIGARD,OR 97223 12164 SW LANSDOWNE LN
TIGARD,OR 97223
2S1036C-06000 2S103BC-01101
HERNANDEZ MIGUEL D&ISIS A LEGGETT ALBERT UJANINE
12295 SW TIPPITT PL 12717 SW 121ST AVE
TIGARD,OR 97223 PORTLAND,OR 97223
251038B-07900 2S103B8-08400
HINDS THOMAS 8 LEWIS LINDA ANN
JUDY 12415 SW 122ND AVE
12350 SW 124TH AVE TIGARD,OR 97223
TIGARD,OR 97223
2S103BD-01001 2510386-D6900
HUGHES JACK D TR 8 LIGUID ANA L 8
HUGHES LEONE M TR LIGUID-MAHINAY SARAH
12580 SW 121ST AVE 12435 SW 121ST AVE
TIGARD,OR 97223 TIGARD,OR 97223
2S103BB-06700 2S1�36C-05800
HUMPHREY GRETCHEN G LOEWER STEPHEN J 8 KATHRYN G
12385 SW 121ST AVE 12275 SW TIPPITT PL
PORTLAND,OR 97223 TIGARD,OR 97223
2S1036C-05003 2S103BB-O6000
JEPPSON TRENT L 8 MAAG WAYNE H
TRINA S AND ALTA L
12363 SW WALNUT ST 12580 SW 124TH
TIGARD,OR 97223 TIGARD,OR 97223
2S103BC-07400 2S103BC-05002
JONES JOHN THOMAS III/DIANE E MAHONEY ELAINE
12274 SW LANDSDOWNE LN Go EBNER DARIUS WOLFGANG
TIGARD,OR 97223 1260 12TH ST
WEST LINN,OR 97068
2S103BB-00500 251036D-01600
KELLY PATRICIA M 8 MARLEEN MARY MALONE THOMAS E
12565 SW 124TH PFAHL SUSAN N M
TIGARD,OR 97223 11985 SW CARMEN STREET
TIGARD,OR 97223
2S703BB-05900 2S103B6-06800
MANAHAN WILLIAM D 8 CHARLENE A RAM SANT
12550 SW 124TH AVE 12442 SW 122ND AVE
TIGARD,OR 97223 TIGARD,OR 97223
2S103BC-00700 2S1036C-04200
MASON JON D&KARI G RAU JULIE M
12220 SW WALNUT ST 12430 SW WALNUT ST
TIGARD,OR 97223 TIGARD,OR 97223
2S103BD-02900 2S103BC-07500
MAYEAUX JACK JOSEPH 8 REED GEORGIA J LIVING TRUST
SALLY JO 12795 SW 121ST AVE
12020 SW CARMEN ST TIGARD,OR 97223
TIGARD,OR 97223
2S103BC-05700 251036C-07300
MICALLEF RICO F REYNOLDS JANICE L REVOC TRUST&
12255 5W TIPPITT PL REYNOLDS BARRY W REVOC TRUST
TIGARD,OR 97223 12262 SW LANSDOWNE LN
TIGARD,OR 97223
2S10368-05600 2S1038C-079D0
MINER MARGARET K ROBERTS JOHN L&
12470 SW 124TH AVENUE COWDIN LINNEA A
TIGARD,OR 97223 12207 SW LANDSDOWNE LN
TIGARD,OR 97223
2S103BC-08100 2S103B6-07200
MOSES JAY H&MARY JO SCHREINER STEVEN A AND
19061 SW INDIAN SPRINGS RD ANNE-LY
LAKE OSWEGO,OR 97035 12425 SW 124TH
TIGARD,OR 97223
2S7036D-01200 251038B-08700
NIX LOY CARL MARSHA A SCHROEDER TIM R&VANESSA R
12630 SW 121 ST 12445 SW 122ND AVE
TIGARD,OR 97223 TIGARD,OR 97223
2S103BD-00602 2S103BD-00700
NORMAN JACK J JR AND SHIVLEY JULIE A
MARY J 1202�SW WALNUT ST
11930 SW WALNUT TIGARD,OR 97223
TIGARD,OR 97223
2S1038B-08600 2S1038C-04900
PAULSON ANGELA RENE REVOCABLE L SHULTS BRUCE L
PAULSON JACK GUSTAV REVOCABLE LIVI 12625 SW 124TH
BY ANGELA RENE/JACK G PAULSON TRS TIGARD,OR 97223
PO BOX 11585
PORTLAND,OR 97211
ss�osac-o�soo 2S10386-074�0
PILANT SEAN L 8 LAURA A SIMMONS BRETON DAN&
12294 SW IANSDOWNE LN SIMMONS ROBT DAN&
TIGARD,OR 97223 SIMMONS MARY LEOLA
12522 SW 123RD AVE
TIGARD,OR 97223
2S1036B-07800 2S103BB-07100
SPARWASSER RICHARD C WASHINGTON COUNN
KAREN M DEPT OF LAND USE 8 TRANSPORTATION
12410 SW 124TH CPM DIV-RIGHT OF WAY SECTtON
TIGARD,OR 97223 1400 SW WALNUT ST MS#18
HILLSBORO,OR 97123
2S103BC-00600 2S1036C-07500
STEVENS JAMES H AND LYNN N WEISS KURT J AND JULIE A
12605 SW 121ST 12280 SW LANSDOWNE LN
TIGARD,OR 97223 TIGARD,OR 97223
2S103BD-01500 2S103B6-09100
TIEMAN HENRY W&GENELLE E WHITCHER RONALD ROYCE&
12025 SW CARMEN ST JOAN ELAINE
TIGARD,OR 97223 12265 SW WALNUT ST
TIGARD,OR 97223
1036C-059 2S103BC-06200
TI D OF WHITFORD/SCOTT LLC
131 ALL BY EDWARD P OSBURN
T ARD,OR 97223 12279 SW LANSDOWNE LN
TIGARD,OR 97223
2S1036C-OSSDO 2S103B8-07300
TITSWORTH GREG&CHRISTINA WHITWORTH PERRY R AND BONNIE J
12215 SW TIPPITT PL TRUSTEES
TIGARD,OR 97223 12532 SW 123RD
TIGARD,OR 97223
2S103BC-06200 2S103BC-00400
TULLSEN MARK A 8 TERESA J WIGGINS HAL C&
12116 SW LANSDOWNE LN WIGGINS JOANNE A
TIGARD,OR 97223 12200 SW WALNUT ST
TIGARD,OR 97223
2S103B8-05500 2S103BC-10400
UTZ SURVIVOR'S TRUST 8 WINDWOOD CONSTRUCTION INC
UTZ FAMILY TRUST 12655 SW NORTH DAKOTA ST
BY UTZ BETTY L TR TIGARD,OR 97223
PO BOX 23935
TIGARD,OR 97281
2S1036C-07700 2 03BC-10300
VOLK RANDY J&SHANNON O WIND CONSTRUCTION INC
12237 SW LANDSDOWNE LN 1265 N DAKOTA ST
TIGARD,OR 97223 T ARD,OR 97223
251036C-00200 2 1036C-10200
VRVILO WANDA I WIN CONSTRUCTION INC
12565 SW 121 ST 1265 RTH DAKOTA ST
TIGARD,OR 97223 ARD,OR 9 3
2S103BC-00100 2S1038C-05001
WASHINGTON COUNTY WING lOUIE FAMILY LIMITED PARTNE
BY LUT CPM DIVISION RIGHT-OF-WAY PO BOX 86404
1400 SW WALNUT ST MS18 PORTLAND,OR 97206
HILLSBORO,OR 97123
2510366-05800
WINKLER L DUANE/MARIE B
12520 SW 124TH AVE
TIGARD,OR 97223
2S103BC-08400
WOOD JOANNE
12770 SW BLUE HERON PL
TIGARD,OR 97223
2S1038D-00800
WOOD ROLAND R
12070 SW WALNUT
TIGARD,OR 97223
2S1036B-09001
WORTENDYKE CAROLYN L
12245 SW WALNUT
TIGARD,OR 97223
2S10366-07500
WYLDER DUANE C&
WYLDER SANDRA J
12512 SW 123RD AVE
TIGARD,OR 97223
2S103BB-06500
YOUNG JOHN G VIRGINIA F
12425 SW 122ND AV
TIGARD,OR 97223
Harris-McMonagle Associates, Inc.
12555 SW Hall Blvd.
Tigard, OR 97223
Brooks Gaston
3206 Princess
Edinburg, TX 78539
Don & Dorothy Erdt
13760 SW 121st Avenue
Tigard, OR 97223
Ellen Beilstein
14630 SW 139"�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� 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
CITY OF TIGARD - [ENTRAL CIT SUB(OMMITTEE �i:\curpin\setup\IabeIslCIT Central.doc) UPDATED: 7-May-04
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Community Development Plot date:May 7,2004;C:MagicIMAGIC03.APR
257038D-00900 2S103BB-07000
ALLEN ELIZABETH A 8 STEVEN P BOLEN RICHARD L&GERALDINE L
12540 SW 121 ST AVE 12185 SW WALNUT ST
TIGARD,OR 97223 TIGARD,OR 97223
2 103BD-00901 2S103BC-05200
ALL ST N P 8 ELIZABETH A BOWDOIN JONATHAN T&
12540 1 ST AVE KATHERINE J
T RD, OR 97223 21419 SW 92ND AVE
TUALATIN,OR 97062
2S1036A-01003 251036B-08801
ANDERSON EDWARD L 8 BOWERS GERALD A AND BONNIE L
MARY ANNE 12455 SW 122ND
PO BOX 23593 TIGARD,OR 97223
TIGARD, OR 97281
2S1038C-06300 2S103BD-00600
ANDERSON KRIS J& BOYCE RONALD J/ANA L
KATHLEEN M 11970 SW WALNUT ST
12132 SW LANSDOWNE LN TIGARD,OR 97223
TIGARD, OR 97223
2S103BC-07800 2S103BC-06100
ARAVE SPENCER D/JANICE I BREDALL DOUGLAS S&
12225 SW LANDSDOWNE LN HENRICKSEN RENEE M
PORTLAND,OR 97223 12695 SW 121ST AVE
PORTLAND,OR 97223
2S1036A-01000 2S103BB-06600
AUSBIE DONNA D BROWN HARRY E&SALLY M
12400 SW 121 ST AVE PO BOX 230906
TIGARD,OR 97223 TIGARD,OR 97281
2S103B6-08800 25103BC-08600
BARRON KATHLEEN F BURTZOS SANDRA L
12225 SW WALNUT ST 12790 SW BLUE HERON PL
TIGARD, OR 97223 TIGARD,OR 97223
2S10366-08900 2S103BC-04600
B ON LEEN F CHONG KAREN L&JOHN
12225 ALNUT ST 12350/12352 SW WALNUT ST
T RD, O 7223 TIGARD,OR 97223
2S1036C-08300 2S1036C-06400
BERGQUIST DAVID M 8 YSELA M CRYSTAL ROGER E AND JUDY A
12230 SW TIPPITT PL 12148 SW LANSDOWNE LN
TIGARD,OR 97223 TIGARD,OR 97223
2S103BD-01300 2S1036C-05400
BERGQUIST R KELLY DECKER JAMES W&RUTH C
MERRILL M 8920 SW OSAGE ST
12660 SW 121ST TUALATIN,OR 97062
TIGARD,OR 97223
2S103BC-05600 2S103BB-00400
DEPAOLI PETER JAMES&TONI-ANN FRANZEN NORMAN R
12235 SW TIPPITT PL JANET E
TIGARD,OR 97223 12605 SW 124TH
TIGARD,OR 97223
2S103BC-04700 2S103BC-05004
DORSEY CHARLES FRANKLIN FURST EDGAR 8�ANNA TRUSTEES
AND GEORGA SUE 13850 SW BONNIE BRAE CT
127�5 SW 124TH BEAVERTON,OR 97005
TIGARD, OR 97223
2S1036C-04300 2S1036C-01102
DOWNS JAMES R FYRE MILTON F&PAMELA S
12380 SW WALNUT ST 12121 SW LANDSDOWN LN
TIGARD,OR 97223 TIGARD,OR 97223
2S1038C-05100 2S103BC-OB000
DOYLE CAROLENE S FY MILTO 8 PAMELA S
12135 SW TIPPITT 12121 LANDSDOWN LN
TIGARD,OR 97223 T. RD,0 97223
2S103BC-01400 2S1036C-41300
DUNNING DRAKE D& FYRE MILTON F REV LIV TRUST 8
MARY P FYRE PAMELA S REV LIV TRUST
12745 SW 121ST AVE 12121 SW LANDSDOWNE LN
TIGARD,OR 97223 TIGARD,OR 97223
2S103BB-06100 2S1036B-01100
ENGLISH JAMES& GILLESPIE LEANNE N
HAYES JEANETTE 12465 SW 124TH AVE
12600 SW 124TH TIGARD,OR 97223
TIGARD,OR 97223
2S103BB-07600 2S1036C-04500
EVANS DALE F JOANN GISI JOSEPH TRUSTEE
12502 SW 123RD AVE c/o LITTLE C BRUCE&
TIGARD,OR 97223 LITTLE RONALD D
PO BOX 871
NEWBERG,OR 97132
2S103BD-01400 2S103B8-07700
FINSTAD TERRANCE E GRAHAM STEPHEN D&KAREN M
PO BOX 231256 12430 SW 124TH AVE
TIGARD,OR 97281 TIGARD,OR 97223
2S1038C-00300 2S1036D-03000
FLEWELLYN WILLIAM D 8 SUANNE E GROSSWILER R EDWARD&
12180 SW WALNUT ST CATE LUCY M
TIGARD,OR 97223 12780 SW 121 ST AVE
TIGARD,OR 97223
2S103BC-04800 2S103BC-05300
FORD WILLIAM H&SHEILA C HALL JOANNE P 8
12675 SW 124TH RICHARD W TRUSTEES
TIGARD,OR 97224 PO BOX 23961
TIGARD,OR 97281
2S103BC-04400 2S103BB-01000
HAMES BEVERLY J KLEVE RUSSELL C
PO BOX 23115 12475 SW 124TH AVE
TIGARD,OR 97281 TIGARD,OR 97223
2S103BB-05700 2 D3BB-0830
HARTFIELD LEE E AND APRIL L LAK ACE
12500 SW 124TH OW F ALL LOTS
TIGARD,OR 97223 , 0
2S103BC-08500 2S1038C-06500
HAWES DIANE S LARSON LAWRENCE J/ARLEEN P
12780 SW BLUE HERON PL FAMILY TRUST
TIGARD,OR 97223 12164 SW LANSDOWNE LN
TIGARD,OR 97223
2S1038C-06000 251038C-01101
HERNANDEZ MIGUEL D&ISIS A LEGGETT ALBERT UJANINE
12295 SW TIPPITT PL 12717 SW 121ST AVE
TIGARD,OR 97223 PORTLAND,OR 97223
2S103BB-07900 2S10366-D8400
HINDS THOMAS 8 LEWIS LINDA ANN
JUDY 12415 SW 122ND AVE
12350 SW 124TH AVE TIGARD,OR 97223
TIGARD,OR 97223
2S1038D-01001 2S1038B-06900
HUGHES JACK D TR& LIGUID ANA L&
HUGHES LEONE M TR LIGUID-MAHINAY SARAH
12580 SW 121ST AVE 12435 SW 121ST AVE
TIGARD,OR 97223 TIGARD,OR 97223
2S103BB-06700 2S103BC-05800
HUMPHREY GRETCHEN G LOEWER STEPHEN J 8 KATHRYN G
12385 SW 121 ST AVE 12275 SW TIPPITT PL
PORTLAND,OR 97223 TIGARD,OR 97223
2S703BC-05003 2510386-06000
JEPPSON TRENT L 8 MAAG WAYNE H
TRINA S AND ALTA L
12363 SW WALNUT ST 12580 SW 124TH
TIGARD,OR 97223 TIGARD,OR 97223
2S1038C-07400 2S103BC-05002
JONES JOHN THOMAS III/DIANE E MAHONEY ELAINE
12274 SW LANDSDOWNE LN c/o EBNER DARIUS WOLFGANG
TIGARD,OR 97223 1260 12TH ST
WEST LINN,OR 97068
2s�oaae-oosoo 2S1036D-01600
KELLY PATRICIA M 8 MARLEEN MARY MALONE THOMAS E
12565 SW 124TH PFAHL SUSAN N M
TIGARD,OR 97223 11985 SW CARMEN STREET
TIGARD,OR 97223
251038B-05900 2S103B8-06800
MANAHAN WILLIAM D 8 CHARLENE A RAM SANT
12550 SW 124TH AVE 12442 SW 122ND AVE
TIGARD,OR 97223 TIGARD,OR 97223
251038C-00700 2S103BC-D42D0
MASON JON D&KARI G RAU JULIE M
12220 SW WALNUT ST 12430 SW WALNUT ST
TIGARD, OR 97223 TIGARD,OR 97223
2S103BD-02900 2S103BC-01500
MAYEAUX JACK JOSEPH& REED GEORGIA J LIVING TRUST
SALLY JO 12795 SW 121ST AVE
12020 SW CARMEN ST TIGARD,OR 97223
TIGARD, OR 97223
251038C-05700 2S1038C-07300
MICALLEF RICO F REYNOLDS JANICE L REVOC TRUST&
12255 SW TIPPITT PL REYNOLDS BARRY W REVOC TRUST
TIGARD, OR 97223 12262 SW LANSDOWNE LN
TIGARD,OR 97223
2S1038B-05600 251036C-07900
MINER MARGARET K ROBERTS JOHN L&
12470 SW 124TH AVENUE COWDIN LINNEA A
TIGARD,OR 97223 12207 SW LANDSDOWNE LN
TIGARD,OR 97223
2S1038C-08100 2S703B8-01200
MOSES JAY H&MARY JO SCHREINER STEVEN A AND
19D61 SW INDIAN SPRINGS RD ANNE-LY
LAKE OSWEGO,OR 97035 12425 SW 124TH
TIGARD,OR 97223
2S103BD-01200 2S103B8-08700
NIX LOY CARL MARSHA A SCHROEDER TIM R&VANESSA R
12630 SW 121 ST 12445 SW 122ND AVE
TIGARD,OR 97223 TIGARD,OR 97223
2S1036D-00602 251038D-00700
NORMAN JACK J JR AND SHIVLEY JULIE A
MARY J 12020 SW WALNUT ST
11930 SW WALNUT TIGARD,OR 97223
TIGARD,OR 97223
2S1�368-08600 2S103BC-04900
PAULSON ANGELA RENE REVOCABLE L SHULTS BRUCE L
PAULSON JACK GUSTAV REVOCABLE LIVI 12625 SW 124TH
BY ANGELA RENE/JACK G PAULSON TRS TIGARD,OR 97223
PO BOX 11585
PORTLAND,OR 97211
2S103BC-07800 251038B-07400
PILANT SEAN L 8 LAURA A SIMMONS BRETON DAN&
12294 5W LANSDOWNE LN SIMMONS ROBT DAN&
TIGARD,OR 97223 SIMMONS MARY LEOLA
12522 SW 123RD AVE
TIGARD,OR 97223
' ' • •
25103B6-07800 2510368-0710D
SPARWASSER RICHARD C WASHINGTON COUNTY
KAREN M DEPT OF LAND USE&TRANSPORTATION
12410 SW 124TH CPM DIV-RIGHT OF WAY SECTION
TIGARD,OR 97223 1400 SW WALNUT ST MS#18
HILLSBORO,OR 97123
2S103BC-00600 2S703BC-07500
STEVENS JAMES H AND LYNN N WEISS KURT J AND JULIE A
12605 SW 121ST 12280 SW LANSDOWNE LN
TIGARD,OR 97223 TIGARD,OR 97223
2S103BD-01500 2S103B8-09100
TIEMAN HENRY W 8 GENELLE E WHITCHER RONALD ROYCE&
12025 SW CARMEN ST JOAN ELAINE
TIGARD,OR 97223 12265 SW WALNUT ST
TIGARD,OR 97223
1038C-059 2S103BC-08200
TI D Y OF WHITFORDISCOTT LLC
131 ALL BY EDWARD P OSBURN
T ARD,OR 97223 12279 SW LANSDOWNE LN
TIGARD,OR 97223
2S103BC-05500 2S10388-07300
TITSWORTH GREG&CHRISTINA WHITWORTH PERRY R AND BONNIE J
12215 SW TIPPITT PL TRUSTEES
TIGARD,OR 97223 12532 SW 123RD
TIGARD,OR 97223
2S103BC-06200 2S1036C-00400
TULLSEN MARK A&TERESA J WIGGINS HAL C&
12116 SW LANSDOWNE LN WIGGINS JOANNE A
TIGARD,OR 97223 12200 SW WALNUT ST
TIGARD,OR 97223
2S103BB-OSSOD 2S103BC-10400
UTZ SURVIVOR'S TRUST 8 WINDWOOD CONSTRUCTION INC
UTZ FAMILY TRUST 12655 SW NORTH DAKOTA ST
BY UTZ BETTY L TR TIGARD,OR 97223
PO BOX 23935
TIGARD,OR 97281
2S103BC-07700 2 03BC-10300
VOLK RANDY J &SHANNON O WIND CONSTRUCTION INC
12237 SW LANDSDOWNE LN 1265 N DAKOTA ST
TIGARD,OR 97223 T ARD,OR 97223
2S1038C-00200 2 103BC-10200
VRVILO WANDA I WIN CONSTRUCTION INC
12565 SW 121 ST 1265 RTH DAKOTA ST
TIGARD,OR 97223 T ARD,OR 9 3
2S103BC-00100 2S1038C-O5001
WASHINGTON COUNTY WING LOUIE FAMILY LIMITED PARTNE
BY LUT CPM DIVISION RIGHT-OF-WAY PO BOX 86404
1400 SW WALNUT ST MS18 PORTLAND,OR 97206
HILLSBORO,OR 97123
251038B-05800
WINKLER L DUANE/MARIE B
12520 SW 124TH AVE
TIGARD, OR 97223
2S103BC-08400
WOOD JOANNE
12770 SW BLUE HERON PL
TIGARD,OR 97223
2S 1038D-00800
WOOD ROLAND R
1207D SW WALNUT
TIGARD,OR 97223
2S 103BB-09001
WORTENDYKE CAROLYN L
12245 SW WALNUT
TIGARD,OR 97223
2S103B6-07500
WYLDER DUANE C&
WYLDER SANDRA J
12512 SW 123RD AVE
TIGARD,OR 97223
2S103BB-08500
YOUNG JOHN G VIRGINIA F
12425 SW 122ND AV
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, �R 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
CITY OF TIGARD - CENTRAL CIT SUBCOMMITfEE (i:lcurpinlsetupllabelslClT Central.doc) UPDATED: 7-May-04
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CITY �F TIGARD , � 1�� � � � ��
�� � a ,�1�P �� �'�,
COMMUNlTY DEYEIOPMENT DEPARTMENT � S� C,t? � �'i
PIAHNING DIYISION , �.G� �G� ��
13125 SVY HALL BOULEYARD �1 , � �RY�F iIOARG
TIGARD, OREGON 91223 � ��/�j� � '"�'�'���t��t
PHONE: 503-639-1111 FA1L• 503-684-1297 (Attn: Patt�r/Planniog) ��''" ��P'�9��trer�onmrwnity
O � O O � � O � e D Q �� O O �� �
Property owner information is valid for 3 months from the date of your request
lNDICATE ALL PROJECT MAP & TAX LOT NUMBERS (i.e. �s��Ag, Tax�ot oo�oo) QR THE
ADDRESSES FOR ALL�PROJECT PARCELS BELOW:
25 � � -- 03 f3' e L oa �
� � ��
INDICATE WHETHER YOU ARE REQUESTING 1, 2 OR 3 SETS OF LABELS: �
(NOTE: A minimum of 2 sets of labels will be provided (unless only holding a neighborhood mee6ng at this time�to place on
your 2 sets of envelopes that applicants are required to submit at the time of application submittal. If a neighbofiood
mee6ng is requi�ed and you have not yet held that meeting, you can request 3 sets p�ovided your land use application wil!be
submitted and deemed complete by the Planning Oivision within 3 months frorn mis request.)
� - x/3
NAME OF CONTACT PERS�N: G� ,�Y� PHONE: .S L � �~.S' G� .�� S�
� Th�s request may e mailed, faxe or hand e ivered to t e City of Tigard. Please allow a
2�lay minimum for processing reques�s. Upon completion of your request, the contact person will be
called to pick up their request that v�nl[ be placed in "Wili Calf by their last name, at tfie Community
Development Reception Desk.
The cost of processing your request must be paid at the fime of pick up, as exact cost can not be
pre-determined.
PLEASE NOTE: FOR REASONS OF ACCURACY, ONLY ORIGINAL MAILING LABELS PROVIDED
BY THE CITY VS. RE-TYPED MAILING LABELS WILL BE ACCEPTED.
Cost Description: �
$11 to generate the mailing fist,plus$2 per sheet for prin6ng the list onto labels(20 add�esses per sheet).
Then,mu16 fhe cost to rint one set of labels b the number of sets�e uested.
EXAMPLE COST FOR THIS REQUEST
4 sheets of labels x$2lsheet= 8.00 x 2 sets= $16.OQ �sheet(s)of labels x$2/sheet=$ /d x � sels= , :�
2 sheets of labels x$2/sheet fo�CIT area x 2 sets=$ 4.00 �sheet(s)of fabels x$2lsheet for IT area=�x��=�
GENERATE LIST =$1. �� GENERATE LIST =
TOTAL =$31.00 � � TOTAL 2�
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CITY OF TIGARD
Conuriiuiity•I7e�oeC�prnent
.S��i��irtfj_'�l •B��lf��r(���nnaurrr(y
LAND USE PROPOSAL DESCRIPTI�N
120 DAYS = 9114/2004
FILE NO.: MINOR LAND PARTITION (MLP) 2003-00020
SENSITIVE LANDS REVIEW (SLR� 2003-0001�
ADJUSTMENT (VAR) 2003-Ooi i
FILE TITLE: MASON PARTITION
APPLICANT/ Jon & Kari Mason APPLICANT'S Harris-McMonagle Associates, Inc.
OWNER: 12220 SW Walnut Street REP.: 12555 SW Hall Boulevard �
Tigard, OR 97223 Tigard, OR 97223
REQUEST: The applicant is requesting Minor Land Partition approval to perform a three (3� lot
partition on a parcel of land containing approximately 77,101 square feet. This partition
will create Parcel #1 with approximately 7,523 square feet, Parcel #2 with 7,582 square
feet, and Parcel #3 with 45,663 square feet. The applicant is also requesting Sensitive
Lands Review approval for building on steep slopes, and an Adjustment to the driveway
spacing standards of Chapter 18.705 (Access, Egress and Circulation) from the required
` 200 feet to 176 feet.
LOCATION: 12220 SW Walnut Street; WCTM 2S103BC, Tax Lot 700.
� ZONE: R-4.5: Low-Density Residential District. The R-4.5 zoning district is designed to
accommodate detached single-family homes with or without accessory residential
units at a minimum lot size of 7,500 square.feet. Duplexes and attached single-family
units are permitted conditionally. Some civic and institutional uses are also permitted
conditionally.
APPLICABLE �
REVIEW Community Development Code Cha pters 18.370, 18.390, 18.420, 18.510, 18.705,
CRITERIA: 18.715, 18.745, 18.765, 18.775, 18.790, 18.795 and 18.810.
CIT AREA: Central
DECISION MAKING BODY BELOW: ❑ TYPE I � TYPE II ❑ TYPE III ❑ TYPE IV
DATE COMMENTS WERE SENT: MAY 19, 2004 DATE COMMENTS ARE DUE: JUNE 2, 2004
❑HEARINGS OFFICER [MONJ DATE OF HEARING: TIME: 7:00 PM
❑PLANNING COMMISSION [MONJ DATE OF HEARING: TIME: i:00 PM
❑CITY COUNCIL RUESJ DATE OF HEARING: TIME: 1:30 PM
�STAFF DECISION [TENTATIVE] DATE OF DECISION: JUNE 28, 2004
COMPONENTS RELATED TO THE PROJECT AVAILABLE FOR VIEWING IN THE PLANNING DIVISION
� VICINITY MAP � PARTITION PLAT ❑ ARBORIST REPORT �
� SITE PLAN ❑ UTILITY PLAN � IMPACT STUDY
� NARRATIVE ❑ GRADING PLANS � OTHER:
�
STAFF CONTACT: Mathew Scheideqqer, Associate Planner (5031639-4171, Ext. 2437
11/24�200J 17:15 FA% 50J59819 CITY OF TIGARD �002 �
�
PR6,APP.HaD 8Y:
� CITY �F TIGARD PLANNING DIVIS�O(� � � � � '
13125 SW�HALL BOULEVARD TIG�ARD;,:OR 97223�=818�9`.��':; : � � ��.
, 503.639.41711503:684:7297 � .� � ��
CRr OF TIOARD � , ' ' '
°RE�°" IAND USE'PfRMIT APPLI�CATIfl�� ;�. � .
File# (� L d0 3-pc� Other Case# � ��ti �=ol��. � S � =..z-•_c� -v�� i z ' .
Date: �'� 3 + � By � Recefpt# ��J� �SS7 G�ty.��;EJrb:�:.� :Dafe;Compl;ete'Q
TYPE OF PERMIT YOU ARE APPLYING FOR i
❑AdjustmentNariance(I or II) ,�Minor Land Partition (II) ❑Zone Change(III) ' I
❑ Comprehensive Plan Amendment(IV) ❑ Planned Development(III) ❑Zone Change Annexation (IV)
❑ Conditional Use (III) ❑ Sensitive Lands Review(I, II or Ill) ❑Zone Ordinance Amendment(IV)
❑ Historic Over�ay(II or III) ❑Site Oevelopment Review(II)
❑ Home Occupation {II} ❑Subdivision(II or III)
ressi avaia e
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"When the owner and the applicant are different people, the applicant must be �purchaser of record or a lessee in
possession with written authorization from the owner or an agent of the owner. The ners must sign this application in the
s ace rovided on the back of this form or submlt a wrltten authorization with this a lication.
ease e spea�c
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� C;�C55 '� �S �1N��2a r�.ivSTM�N � �
�
APPLICATIONS WILL NOT BE ACCEPTED WITHOUT ALL OF THE REQUIRED SUBMIT7AL ELEMENTS AS
11CCf^�I�C11 1\I TLIL it�Al�II+C�1�O���TTA� rfen�����������e.0����r.w��w��w�� ����.��
11/24/200J 17:16 FA% 5035981�,�, CITY OF TIGARD [�003
. .
THE APPLICANT SHALL CERTIFY THAT:
• If the application is granted, the applicant shall exercise the rights granted in accordance with the
terms and subject to all the conditions and limitations of the approval.
• All the above statements and the statements in the plot plan, attachments, and exhibits
transmitted herewith, are true; and the applicants so acknowledge that any permit issued, based
on this application, map be revoked if it is found that any such statements are false.
♦ The applicant has read the entire contents of the application, including the policies and criteria, �
and understands the requirements for approving or denying the application(s). '
SIGNAl'URES OF EACH OWNER OF THE SUBJECT PROPERTY ARE REQUIRED.
�� l�'�/ / z 3� �� ,,
'O ner's Signature Date
�
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. ��,�� /z/3
Owner's ignature Date
Owner's Signature Date
Owner's Signature Date
Owner's Signature Date
Applicant/Agent/Representative's Signature Date
ApplfcanUAgent/Representative's Signature Date �
��:.: , . �
P i
.. - . . . � :i�
MASON PARTITION
PARTITION APPLICATIUN FEE CALCULATION
Partition Application, 3 Parcels= $2,896.00
Sensitive Lands Review Type II= $1,870.00/2= $935.00
Variance/Adjustment, Access/Egress=$477.00/2= $238.50
TOTAL= $4,069.50
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May 17, 2004 CITY OF TIGARD
OREGON
Harris McMonagle Associates Inc.
Attn: Jay Harris
12555 SW Hall Blvd.
Tigard, OR 97223
D�ear Mr. Harris:
RE: Notice of Complete Application Submittal (MLP2003-00020)
The City has reviewed your submittal material and finds that your application is
complete as of 05/17/04. Staff will now review your application for Land Partition
Approval and associated applications. A decision will be rendered within 5-6 weeks.
I am available to answer questions and otherwise assist you as may be required at
503-639-4171, extension 2437. Office hours are from 8:00 a.m. to 5:00 p.m. Monday
through Friday. If I am not available, please leave your name and phone number so
that I can call you as soon as possible.
Sincerely, , r-
�/�,r �.�,•c.-c.� C c � ,R�'�. �_�—
��
Mathew Scheidegger
Associate Planner
Sincerely,
Mathew Scheidegger
Associate Planner
i:1cu rpinlmathew\mIp2003-00020.acc.acc
c: MLP2003-00020 Land Use File
�
13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503)684-2772
TR � NSMIT i AL
Harris - McMonagle Associates, Inc.
Engineers -Surveyors -Planners
12555 S.W. Hall Boulevard
Tigard, Oregon 97223
Tel. (503) 639-3453 -Fax {503) 639-1232
DATE: `��!��2 vU�-
To: ���- �-r sc� � � ��G���e �i�C�iV�D
Gl `7 y Z��= T�C�l4 ,�'1�
qY � � 1l1�4
�tY OF T�GARD
RE: /��iA�.SC��,� _ 1?4��f T7 G��,�
WE ARE SENDING YOU ATTACHED THE FOLLOWING ITEMS:
SHOP DRAWINGS PRINTS SAMPLES CHANGE ORDER
COPY OF LETTER PLANS DATA SPECIFICATIONS
MYLARS OTHER:
FOR YOUR:
REVIEW COMMENTS APPROVAL USE FILE
COPIES DATE DESCRIPTION
I � �MA 5 D ' ' p �} � ,,,-�,I
I �JY :J r4�U!� �/L.nll,l�l �<F �.,� C�IF�
L 5 S ,rNV' � S7.^m Pc-%;�
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REMARKS:
,� ���, �.. N ' -4 I v� C� � ,.S►� ' � '' � v� N'�C -4 C?�k L-
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May 6, 2004
Harris McMonagle Associates Inc.
Attn: Jay Harris
12555 SW Hall Blvd.
Tigard, OR 97223
Dear Mr. Harris:
RE: Notice of Incomplete Application Submittal MLP2003-00020
The City has not received the information necessary to begin the review of your Minor
Land Partition application. Staff has, therefore, deemed your application submittal as
incomplete. In order for staff to proceed, the following materials will need to be
submitted:
. Two sets of pre-stamped, pre-addressed envelopes.
The mailing list is only good for three months. Therefore, your labels have
expired. Please contact Patty Lundsford in the Planning Department.
. Submit 14 additional copies of all submittal materials.
I am available to answer questions and otherwise assist you as may be required at
503-639-4171, extension #2437. Office hours are from 8:00 a.m. to 5:00 p.m. Monday
through Friday. If I am not available, please leave your name and phone number so
that I can call you as soon as possible.
Sincerely,
Mathew Scheidegger
Associate Planner
i:1cu rp I n\m a thew\m I p2003-00020.acc.a cc
c: MLP2003-00020 Land Use File
�
Harris - McMonagle Associates, Inc.
Engineers - Surveyo�s
12555 S.W. Hall Boulevarcl
Tigard, Oregon 97223
Tel. (503)639-3453 -Fax 639-1232
April 16, 2004
City of Tigard
Matthew Scheidegger
13125 SW Hall Boulevard
Tigard, Oregon 97223
Re: Walnut Mason MLP P2003-0020
Dear Matt:
Per your request in your letter dated January 28, 2004, attached is:
1 copy of the Arborist report
5 sets of the Mason Partition showing:
a. Grades of adjacent parcels and
b. Water meter size.
If you have any questions, please feel free to call Jay Harris at (503) 639-3453 xt. 13.
Best regards,
����-�� �4
�
Cherry H. Moore
����IVED
APR 1 9 2004
C�T1'OF TK',ARD �
�����ENGINEER���f;
; �
�
�
9 �7 �
�(�� I e 9 JON & KARI MASON
12220 SW Walnut St.
Tigard, OR 97223
April 16, 2004
To: City of Tigard
Attn: Matt Scheideggar
RE: Mason Partition, 12220 SW Walnut, #MLP2003-00020, half-street improvements
Matt,
In checking with Washington County, on MSTIP Project #2549, the C.O.T. required lot
partition/half-street improvements, regarding sidewalks, e�tc., will be satisfied. The project
is scheduled to begin in late 2005, between 121st St., to 135th. In the event that the project
is cancelled, we understand that the improvements become our responsibility, but not prior
to the scheduled MSTIP completion date. I met & spoke again today with Kim McMillan
on this issue, and she agreed with our conclusion.
Sincerely,
Jon D.11r�aaon
L.� C`'��. �l<• ;"/�l.�,,zr�-/
t
� Kari G. Maso
� ,
��
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�
fax(503)590-2451 phone(503)590-2451
�
January 28, 2004 �'�TM QF T�G�D
OREGON
Harris McMonagle Associates Inc.
Attn: Jay Harris
12555 SW Hall Blvd.
Tigard, OR 97223
Dear Mr. Harris:
RE: Notice of Incomplete Application Submittal MLP2003-00020
The City has not received the information necessary to begin the review of your Minor
Land Partition application. Staff has, therefore, deemed your application submittal as
incomplete. In order for staff to proceed, the following materials will need to be
submitted:
. Submit tree plan prepared by a certified arborist (inventory, protection,
removal and mitigation).
. Submit a plan showing grades of the adjacent parcels.
. Provide certification that sight distance can be met. Applicant must also
request they be allowed to enter into a Restrictive Covenant in lieu of
constructing half-street improvements or provide plan and profile for
improvements to Walnut Street.
. Show water meter size.
I am available to answer questions and otherwise assist you as may be required at
503-639-4171, extension #2437. Office hours are from 8:00 a.m. to 5:00 p.m. Monday
through Friday. If I am not available, please leave your name and phone number so
that I can call you as soon as possible.
Sincerely,
� J
e ��-
�
athew Scheidegger
Associate Planner
i:\cu rpinlmathewlm I p2003-00020.acc
c: MLP2003-00020 Land Use File
13125 SW Hall Blvd., Tigard, OR 97223 (503)639-4171 TDD(503)684-2772
��-G�3� �,�
LAND USE APPLIC�1'IOH Dateect:_ �-
COMPLETEHESS REVIEW ❑ COMPLETE ❑ INCOMPLETE
STI�NDARD INFORMATION; �'�
Deed/TidelProof 0(Ownership `.. C Neighborhood Mtg. Affidavits, Minutes, List Of Attendees �__Impact Study(18.390)
11SA Service Provider letter ,� Canstruction[ost Estimate ❑ # Sets Of Application Materials/Plans
Pre-Application Conference Notes � Envelapes With Postage (Yerify Cuunt)
PROJECT STATISTICS:
❑ Building Footprint Size ❑ %Of landscaping On Site ❑ %Of Building Impervious Sur{ace On Site
❑ Lot Square Footage
PLANS DIMENSIONED:
❑ Building Footprint ❑ Parking Space Dimensions(Indude Accessible b Bike P�rking) ❑ Trudc Loading Space Where Applicable
❑ Building Height ❑ Access Approach And Aisle ❑ Visual Clearance Triangle Shown
�DDITIONAL PLANS:
❑ Vianity�1ap ❑ Architectural Plan � Tree Inventary
❑ Existing Conditions Plan ❑ landscape Plan
❑ Site Plan ❑ Lighting Plan
TREE PLAN/MITIGATION PLAN:
� i . �( -C:s'�1✓�2�1r1' L �
❑ � �;' ❑
ADDITIONAL REPORTS: (list any special reports)
❑ �
❑ �
RESPONSE TO APPLICABLE CODE SECTIONS:
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ADDITIONAL ITEMS: .
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1:lcurpinlrnasterslrevisedVand use application completeness review.dot REVISEO: 17-Jan-01
PUBLlC FACILITY PLAN Project: Mason Partition
COMPLETENESS CHECKUST Date: -�1��f93---
1 ��.� ��,�.
GRADING
� Existing and proposed contours shown.
� Does proposed grading impact adjacent parcels?
❑ Yes � No
Adjacent parcel grades shown. Not shown
STREETISSUES
� Right-of-way clearly shown.
� Centerline of street(s) clearly shown.
� Street name(s) shown.
� Existing/proposed curb or edge of pavement shown.
� Street profiles shown.
❑ Future Street Plan: Must show street profiles, topo n/a
on adjacent parcel(s), etc.
❑ Traffic Impact Report Not provided.
� Street grades compliant?
� Street widths dimensioned and appropriate?
� Private Streets? Less than 6 lots and width
appropriate?
❑ Other: Sig�it gy�t�ance 8 Half-street improvements Engineer to provide certification that sight
1� distance can be met. Applicant must also
request they be allowed to enter into a
Restrictive Covenant in lieu of constructing
half-sfreet improvements or provide plan and
profile for improvements to Walnut Street.
SANITARY SEWER ISSUES
� Existing/proposed lines shown.
� Stubs to adjacent parcels required/shown?
WATER ISSUES
� Existing/proposed lines w/sizes noted?
� Existing/proposed fire hydrants shown?
❑ Proposed meter location and size shown? Show meter size
� Proposed fire protection system shown?
STORM DRAINAGE AND WATER QUALITY ISSUES
� Existing/proposed lines shown?
reliminary sizing calcs for water quality/detention Applicant indicates they will pay a fee-in-lieu
provided? of water quality/quantity
❑ Water quality/detention facility shown on plans? n/a
❑ Area for facility match requirements from calcs? n/a
❑ Facility shown outside any wetland buffer? n/a
❑ Storm stubs to adjacent parcels required/shown?
REVISED: OU20/04
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The submittal 's hereby deemed � C MPLETE ❑ INCOMPLETE
By: Date: 01/20/04
REVISED: 01/20/04
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MASON PARTITION
CITY OF TIGARD
PARTITION APPLICATION
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APPLICANT ,�-��GN�EP�
- Jon and Kari Mason '��N
12220 SW Walnut Street
Tigard, Oregon 97223
503-590-2451
ENGINEER/ SURVEYOR
HARRIS-McMONAGLE ASSOCIATES, INC.
12555 SW Hall Boulevard
Tigard, Oregon 97223
503-639-3453
December 16, 2003
TABLE OF CONTENTS
DATA SUMMARY AND REGULATIONS ...............................................SECTION 1
IMPACT STUDY .........................................................................................SECTION 2
COMPLIANCE WITH COMMiJNITY DEVELOPMENT CODE ............SECTION 3
REDUCED DEVELOPMENT REVIEW PLANS .......................................SECTION 4
DEVELOPMENT REVIEW PLANS (Full size).................BOUND SEPARATELY
ENCLOSED �1 co�,v each�
APPLICATION, INCLUDING FEE
PRE-APPLICATION NOTES
VESTING DEEDS
LAND USE APPLICATION CHECK LIST
500 FOOT MAILING NOTIFICATION LIST
REDUCED DEVELOPMENT REVIEW PLANS
CLEAN WATER SERVICES SERICE LETTER
ENCLOSED (2 sets)
ADDRESSED STAMPED ENVELOPES
, a.`
MASON PARTITION APPLICATION
SECTION 1
DATA SUMMARY & REGULATIONS
Applicant Jon and Kari Mason
12220 SW Walnut Street
Tigard, Oregon 97223
Phone: 503-590-2451
Contact: Jon Mason
Civil Engineer/Surveyor/Planner Harris-McMonagle Associates, Inc.
12555 SW Hall Boulevard
Tigard, Oregon 97223
Phone: 503-639-3453. Fax: 503-639-1232
Contact: Jay Harris
Property Description Tax Map 2S 1 03BC,Tax Lot 700
Site Size 1.77 acres
Zoning City of Tigard, R-4.5
Existing Use of Property One(1) single family detached housing lots
Proposed Use of Property Three (3) single family detached housing lots.
REGULATIONS
Applicable chapters and sections of the Tigard Community Development Code(TCDC) are as follows:
18.370 Variances and Adjushnents
18.390 Decision Making Procedures/Impact Statement
18.420 Land Partitions
18.510 Residential Zoning Districts
18.705 Access/Egress/Circulation
18.715 Density Calculations
18.725 Environmental Performance Standards
18.745 Landscaping& Screening Standards
18.765 Off-Street Parking/Loading Requirements
18.775 Sensitive Lands Review
18.790 Tree Removal
18.795 Visual Clearance Areas
18.810 Street&Utility Improvement Standards
CLEAN WATER SERVICES Buffer Standards
MASON PARTITION APPLICATION
SECTION 2
IMPACT STUDY
GENERAL
The proposal is to subdivide the 1.77 acre site into 3 single-family lots. This will involve the construction
of all necessary street, water, sanitary sewer, storm drainage, and utility improvements to serve the new
parcels.
TRANSPORTATION
Traffic impacts will be primarily to SW Walnut Street. The additional traffic created by the proposed
project will amount to approximately 20 trips per day.
DRAINAGE
The impact to the downstream drainage systems will be minimal, as the drainage from the site will be
surface drainage from the proposed driveway which will flow into the existing ditch along SW Walnut
Street and from roof drains which�?vill flow into dissipaters and then overland to the existing creek that
runs through the site.
PARKS
Tract A adjacent to the proposed partition was dedicated to the City of Tigard for Open Space/park
purposes.
Fowler JR High School and Mary Woodard Elementary School are both within walking distance of the
project site and have facilities capable of accommodating the proposed project.
WATER SYSTEM
Potable water will be supplied to the proposed parcels by extending private water service lines from the
existing Tigard Water Department main in SW Walnut Street. T'his main has adequate capacity to serve
the proposed subdivision.
SANITARY SEWER
There is an existing sanitary sewer located in SW Walnut Street. Service laterals for the proposed new
lots already exist per the property owner.
NOISE
The proposed subdivision will result in future single-family dwellings,which will be compatible with the
surrounding single-family neighborhood.
MASON PARTITION APPLICATION
SECTION 3
. �
.. ,
COMPLIANCE WITH SPECIFIC TIGARD COMMUNITY
DEVELOPMENT C�DE STANDARDS
NARRATIVE
Chapter 18.370—VARIANCES AND ADJiJSTMENTS
18.370.020 Adjustments Section
A. Purpose. The purpose of this section is to establish two classes of special variances:
1. "Development adjustments"which allow modest variation from required development
standards within proscribed limits. Because such adjustments are granted using"clear and
objective standards,"these can be granted by means of a Type I procedure, as opposed to the
more stringent standards of approval and procedure for variances.
2. "Special adjustments"which are variances from development standards which have their own
approval criteria as opposed to the standard approval criteria for variances contained in Section
18.370.O10.C.
C. Special adjustments.
5. Adjustrnent to access and egress standazds (Chapter 18.705).
a. In all zoning districts where access and egress drives cannot be readily designed to conform to
Code standards within a particular parcel, access with an adjoining property shall be
considered. If access in conjunction with another parcel cannot reasonably be achieved, the
Director may grant an adjustment to the access requirements of Chapter 18.705 through
a Type II procedure, as governed in Section 18.390.030, using approval criteria
contained in Subsection 2b below.
Comment:An adjustment of the standards of Section 18.705.030H, Minimum access requirements
for residential use, Subsection 3 is requested, as follows:
3. The minimum spacing of driveways and streets along a collector shall be 200 feet. The
minimum spacing of driveways and streets along an arterial shall be 600 feet.
Comment: The proposed private driveway serving parcels 1 and 2 is approximately 176 feet from
the existing driveway serving parcel 3 to the east. The city has classifted SW Walnut Street as a
collector, so the proposed ariveway spacing exceeds the standard by 25 feet. The existing house is
served by the existing driveway and cannot be served by the proposed driveway due to the steep
slopes involved. The proposed driveway cannot be located further west, due to the steep slope
adjacent to SW Walnut Street and a significant grove of trees is proposed to remain.
d. The Director may approve, approve with conditions, or deny a request for an adjustment
from the access requirements contained in Chapter 18.705,based on the following criteria:
e. It is not possible to share access;
�
Comment: The proposed new parcels 1 and 2 will share the proposed new driveway. The existing
house on parcel 3 cannot be served by the proposed driveway due to topographic limitations.
Access to parcels 1 and 2 cannot be shared with the property to the west due to the lots being
separated from it by an existing creek and wetlands. The properties along the south and east
property lines are fully developed single family homesites, with no existing accessways stubbed to
the project site.
f. T'here are no other alternative access points on the street in question or from
another street;
Comment:No, there are no other alternative access points to the streets in question. Access
further west along SW Walnut is limited by topography, wetlands and trees.
g. The access separation requirements cannot be met;
Comment: The proposed driveway cannot be located elsewhere, as discussed above.
h. The request is the m.�.nimum adjustment required to provide adequate access;
Comment: Yes, the driveway was located as far as feasible from the existing driveway.
i. The approved access or access approved with conditions will result in a safe access; and
Comment: The spacing is 12%less than that required and thus does not represent a signiftcant
difference from the standard. The driveways will serve no more than six future lots generating a
minimal additional traffic impact upon SW Walnut Street.
j. The visual clearance requirements of Chapter 18.795 will be met.
Comment: The visual clearance requirements at the proposed private drive intersections, as
outlined in Chapter 18.795, will be met.
A request is hereby made for an adjustment to allow the proposed access configuration.
Chapter 18.390—DECISION MAKING/IMPACT STUDY
18.390.040 Type II Procedure
Comment: The 3 parcel land division application is being submitted under a Type II procedure.
The Applicant met with the City staff in a pre-application conference on May 20, 2003 as required
by this Section and is providing the submittal information required. The Impact Study is Section 2
of this support information.
�
Chapter 18.420—LAND PARTITIONS
18.420.030 Approval process
Comment: The preliminary partition plat review is the first step in the subdivision approval process.
This application is for approval of the preliminary partition plat through a Type II procedure in
accord with TCDC requirements
18.420.040 Application Submission Requirements
This section sets forth the material required in the submission.
Comment: All required material, both written and graphic, is a part of this submittal.
18.420.050 Approval Criteria
A. Approval criteria. A request to partition land shall meet all of the following criteria:
1. The proposed partition complies with all statutory and ordinance requirements and regulations;
Comment: The proposed partition complies with all ordinances and regulations of the City of
Tigard.
2. There are adequate public facilities are available to serve the proposal;
Comment: The public facilities are in place and adequate to serve the proposed partition, as shown
on the preliminary partition plat plan set.
3. All proposed improvements meet City and applicable agency standards; and
Comment: Construction plans will be submitted/approved after the preliminary plat application
approval process is completed. The proposed improvements will be constructed in conformity with
City and applicable agency standards.
4. All proposed lots conform to the specific requirements below:
a. The minimum width of the building envelope area shall meet the lot requirement of the
applicable zoning district.
Comment: The minimum width requirement of SO feet is met. Refer to the preliminary plat.
b. The lot area shall be as required by the applicable zoning district. In the case of a flag lot,
the accessway may not be included in the lot area calculation.
Comment: All of the proposed parcels exceed the minimum lot area requirement of 7,500 square
feet. The proposed parcel2 shall be considered a flag lot, and the accessway through parcel l is not
included in its lot area calculation.
c. Each lot created through the partition process shall front a public right-of-way by at least
15 feet or have a legally recorded minimum 15-foot wide access easement.
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Comment: Parcels 1 and 3 have frontage along SW Walnut Street well in excess of 1 S feet. An
access easement is proposed across parcel l serving parcel l which is 18 feet in width. Refer to the
preliminary plat for the location of the proposed access easement.
d. Setbacks shall be as required by the applicable zoning district.
Comment: All minimum setbacks will be met or exceeded at the time of building permit
applications to the City of Tigard, in conformance with the R-4.5 zoning standards.
e. When the partitioned lot is a flag lot, the developer may determine the location of the front
yard, provided that no side yard is less than 10 feet. Structures shall generally be located so
as to maximize separation from existing structures.
Comment: Parcel 2 is a flag lot. The proposed side yards meet the 1 D foot width standard. The
front of the proposed structures will be a minimum of 1 S feet from the east property line.
f. A screen shall be provided along the property line of a lot of record where the paved drive
in an accessway is located within ten feet of an abutting lot in accordance with Sections
18.745.050. Screening may also be required to maintain privacy for abutting lots and to
provide usable outdoor recreation areas for proposed development.
Comment: The proposed new driveway is greater than 10 feet from any abutting lot of record. The
existing driveway on the east is located within 10 feet of an abutting lot of record, however its use is
not proposed to change at this time.
g. The fire district may require the installation of a fire hydrant where the length of an
accessway would have a detrimental effect on fire-fighting capabilities.
Comment: The length of the proposed driveway meets the requirements of the City of Tigard and the
Tualatin Valley Fire District. Existing fire hydrants are located at the intersections of SW 122"d Ave.
and SW 123'�Ave., both approximately 2S0 feet from the intersection of the new driveway with SW
Walnut Street.
h. Where a common drive is to be provided to serve more than one lot, a reciprocal easement
which will ensure access and maintenance rights shall be recorded with the approved
partition map.
Comment: The access easement across parcel l shall be recorded with reciprocal access and
maintenance rights with the final partition plat.
5. Any accessway shall comply with the standazds set forth in Chapter 18.705, Access,
Egress, and Circulation.
Comment: The proposed accessway complies with the standards set forth in Chapter 18.705.
6. Where landfill and/or development is allowed within or adjacent to the one-hundred-year
floodplain, the City shall require consideration of the dedication of sufficient open land
area for greenway adjoining and within the floodplain. This area shall include portions at a
_ `�
suitable elevation for the construction of a pedestrian/bicycle pathway with the floodplain
in accordance with the adopted pedestrian/bicycle pathway plan.
Comment: This section is not applicable to the application. However, a portion of the site contains
a creek and wetlands that will be dedicated as an open space tract.
7. An application for a variance to the standards prescribed in this chapter shall be made in
accordance with Chapter 18.370, Variances and Adjushnents. The applications for the
partition and variance(s)/adjustment(s) will be processed concurrently.
Comment: An adjustment to the 200 foot street and driveway spacing standard is being requested.
Refer to the Narrative for Chapter 18.370 for details.
18.430.050 Submission Requirements: Preliminarv Plat
Comment: This application contains the general information required for a Type II procedure, as set
forth in Chapter 18.390.
Chapter 18.510—RESIDENTIAL ZONING DISTRICTS
18.510.020 List of Zoning Districts
E. R-4.5: Low-Density Residential District. The R-7 zoning district is designed to accommodate
detached single-family homes with or without accessory residential units at a minimum
lot size of 7,500 square feet. Duplexes and attached single-family units are permitted
conditionally. Some civic and institutional uses are also permitted conditionally.
Comment: The subject property is within the R-4.5 Medium-Density Residential District. No lots less
than 7,S00 square feet are proposed. The proposed subdivision complies with the District standards
as follows:
18.510.030 Uses
Comment: The proposed lots will be developed as single family housing which is permitted outright
in the R-4.5 District.
18.510.040 Minimum and Maximum Densities
Comment: This section requires that the properry be developed to a minimum of 80%of the
maximum density. The propo,;ed partition density calculations are as follows:
Gross site area: 82,243 S.F.
Less: Walnut Street dedication 2,481 S.F.
Wetland area 5,282 S.F.
>25%slope 12,219 S.F.
Netsite area 62,481 S.F.
Maximum Density: 62,481 S.F. =7,500 S.F. /Unit = 8.33 Units
Minimum Density: 8.33 x 80% = 6.66 Units
._.��'
The proposed partition will create three units. A future partition may be done in the future (shown
on the Partition Plat Future Circulation Plan) that will create an additional three units.
18.510.050 Development Standards
Comment: The proposed parcels meet the development standards for the R-4.5 District as set forth in
this section.
Chapter 18.705—ACCESS, EGRESS. AND CIRCULATION
18.705.030 General Provisions
D. Public street access. All vehicular access and egress as required in Sections 18.705.030H and
18.705.030I shall connect directly with a public or private street approved by the City for
public use and shall be maintained at the required standards on a continuous basis.
Comment: The proposed parcels will connect directly to SW Walnut Street or to a private access
easement and then to SW Walnut Street.
E. Curb cuts. Curb cuts shall be in accordance with Section 18.810.030N.
Comment:All curb cuts will be made in accordance with Section 18.810.030N.
H. Access Mana e�
Comment:All aspects of the Access Management Section will be complied with in the development of
the subdivision. Refer to Section 18.370 for the access spacing modification request.
I. Minimum access requirements for residential use.
1. Vehicular access and egress for single-family, duplex or attached single-family dwelling units on
individual lots and multi-family residential uses shall not be less than as provided in Table 18.705.1
and Table 18.705.2;
TABLE 18.705.1
VEHICULAR ACCESS/EGRESS REQUIREMENTS:
.RESIDENTIAL USE 6 OR FEWER LINITS
Number Minimum Number Minimum Access Minimum Pavement
DweWng of Driveways Width Width
Unit/Lots Re uired
1 or 2 1 15' 10'
3-6 1 20' 20'
Comment:All of the requirements of this section shall be complied with in the design and
construction of the partition improvements. The proposed pavement width of I S'exceeds the 10'
minimum.
3. Private residential access drives shall be provided and maintained in accordance with the
provisions of the Uniform Fire Code;
Comment:All of the proposed private residential drives shall be in conformance with the Unifarm
Fire code.
Chapter 18.715—DENSITY COMPUTATIONS
Comment: The density computation is shown in Section 18.510.040 above. The computation was
performed according to the provisions of 18.715.020.
Chapter 18.725—ENVIRONMENTAL PERFORMANCE STANDARDS
Comment:All federal and state environmental laws, rules and regulations will be complied with as
well as those of the Ciry of Tigard.
Chapter 18.745—LANDSCA?ING & SCREENING STANDARDS
18.745.040 Street Trees
A. Protection of existin�eg,etation. All development projects fronting on a public street,private street or
a private driveway more than 100 feet in length approved after the adoption of this title shall be
required to plant street trees in accordance with the standards in Section 18.745.040.C.
B. Street tree plantin lg ist• Certain trees can severely damage utilities, streets and sidewalks or can cause
personal injury. Approval of any planting list shall be subject to review by the Director.
Comment: The partition improvements will include the planting of street trees in conformity with the
size and spacing standards set forth in 18.745.040 C. A street tree planting list will be submitted
with the final plat as provided under 17.745.040 B. The preliminary street tree locations are shown
on the Development Review Plans.
18.745.050 Buffering and Screening
Comment: The proposed single family residential use is the same as the abutting development;
therefore buffering and screening is not applicable by this Section. Section 18.430.540-A.4f
(Partition Approval Criteria).
Setbacks and height restrictions for fences and walls will be observed as set forth under 18.745.050
C and D.
Chapter 18.765—OFF STREET PARKING AND LOADING REQUIREMENTS
Comment:At the time of house construction a minimum of one off-street parking space will be
provided on each lot as set forth in Table 18.765.2.
Chapter 18.775.070—SENISTIVE LANDS PERMITS
C. With steep slopes. The appropriate approval authority shall approve, approve with
conditions or deny an application request for a sensitive lands permit on slopes of 25%or
greater or unstable ground based upon findings that all of the following criteria have been
satisfied:
1. The extent and nature of the proposed land form alteration or development
will not create site disturbances to an extent greater than that required for the use;
Comment: The land form alteration proposed is the minimum required to provide the two new
building sites.
2. The proposed landform alteration or development will not result in erosion, stream
sedimentation, ground instability, or other adverse on-site and off-site effects or
hazards to life or property;
Comment:During construction appropriate erosion and sedimentation control measures and
facilities will be in place. These facilities will stay in place subseguent to construction until the
seeding and plantings in the di.sturbed areas have matured such that the danger from erosion is past.
The proposed land form alteration will not result in ground instabiliry or other adverse effects onsite
or offsite.
3. The structures are appropriately sited and designed to ensure structural
stability and proper drainage of foundation and crawl space areas for
development with any of the following soil conditions: wet/high water table;
high shrink-swell capability; compressible/organic; and shallow depth-to-bedrock;
and
Comment: The homes that will be constructed on the proposed parcels will be designed to ensure
structure stability and proper drainage. At the time building permits are requested detailed plans of
the proposed structures will be provided for review.
4. Where natural vegetation has been removed due to land form alteration or
development, the areas not covered by structures or impervious surfaces will
be replanted to prevent erosion in accordance with Chapter 18.745, Landscaping
and Screening.
Comment: Subsequent to construction the site will be seeded and landscaped. All applicable
requirements of Chapter 18.745 will be met.
Chapter 18.790—TREE RErvIOVAL
Comment: A separate tree plan has been included as a part of this submittal. In general, six trees
located within parcel 2 are proposed to be removed. Two of these trees are greater than 12"in
caliper. This is less than 25%of the existing trees over 12"in caliper, and no mitigation is required
or proposed.
Chapter 18.795—VISUAL CLEARANCE AREAS
Comment: The visual clearance requirements that assure proper sight distances at intersections will
be implemented with development of the parcels. The configuration of the proposed driveway
approach onto SW Walnut Street will meet the vision clearance area standards.
. -�.: _ . . .. . .,`
Chapter 18.810—STREET & UTILITY IMPROVEMENTS STANDARDS
18.810.030 Streets
Comment:All street improvements will be constructed in strict conformiry with the Ciry's street
standards. The proposed driveway width, alignment, and vertical profile are shown on the
preliminary plat application plan set.
18.810.040 Blocks
Comment:Due to existing topographical constraints and existing development patterns, the
proposed driveway will not complete a block.
18.81.0.050 Easements
Comment: Existing and prop�sed ingress/egress easements are shown on the preliminary partition
plat.
18.810.060 Lots
A. Size and shape
Comment:All of the lots meet the size and shape requirements of this section. Neither parcel
contains part of a public right-of-way within its boundaries nor do the depths exceed 2-1/2 times the
average width.
B. Lot fronta�e
Comment: The parcels are being created by a partition and meet the requirements of 18.420.050
subsection 4c.
18.810.070 Sidewalks
Comment: Sidewalks are not proposed along the private driveway, as allowed in the private street
development standards.
18.810.090 Sanitary Sewers
Comment: Sanitary sewer is already being served per the property owner by existing service laterals
off of the existing main located in SW Walnut Street.
18.810.100 Storm Draina�e
Comment: The impact to the downstream drainage systems will be minimal, as the drainage from the
site will be surface drainage from the proposed driveway which will flow into the existing ditch along
SW Walnut Street and from roof drains which will flow into dissipaters and then overland to the
existing creek that runs through the site.
All storm drainage improvements will be designed and constructed in conformity with City
requirements.
18.810.120 Utilities
Comment:All utilities will be placed underground within the proposed subdivision as set forth in
18.810.120 A.
18.810.130 Cash or Bond Required
Comment:All requirements for assurances and guarantees will be met.
18.810.140 Monuments
Comment:All monuments that have been disturbed prior to completion of the proposed
improvements will be replaced.
18.810.150 Installation Prereauisite
Comment:No public improvements will be undertaken in the proposed subdivision until the City has
approved plans,permit fees have been paid and permits issued.
18.810.160 Installation Conformation
Comment:All improvements installed will conform to the requirements of this chapter and to the
City improvement standards and specifications.
18.810.170 Plan Check
Comment: Work will not commence on any improvements until construction plans and construction
estimates have been submitted, checked for accuracy and approved by the City Engineer in writing.
18.810.180 Notice to Citv
Comment: Work will not begin until the City has been notified in advance. Iffor any reason work is
discontinued, it shall not be resumed until the City is notifted.
18.810.190 Cit.�pection
Comment: The applicant understands and accepts that all improvements in the proposed subdivision
will be inspected by the City and must be constructed to the City's satisfaction and that unusual site
conditions may, in the public interest,force changes to construction plans, sections or details.
18.810.200 Engineer's Certification
Comment: The applicant's engineer will provide the written documentation to certify that all
improvements, workmanship and materials meet current and standard engineering and construction
practices. This certification will be submitted for review and approval prior to the City's acceptance
of the partition improvements.
CLEANWATER SERVICES (CWS) BUFFER STANDARDS
Comment:A service provider letter from CWS is enclosed.
i
T RMERICRN TITLE . �12-17 12�28 #037 P.02/05
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�~ '� First American Title Insurance Company of Oregon
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washington(oR)
Prepazad For: Prepared By:Phoebe
CUstomcr Service Depar�e�t
1700 SW Fourth Avcnue - Portland,Oregon 97201-5512
Phone: (503)222-3651 Fa.x:(503)790-7872
owrr�RS�nv�oi�,.�orr
Owner ; Mason Joxt D&Kari G Ref Par�:el Number : 2S 1(13BC 00700
CoO►v�:er . T=02S R:O1W S: 03 Q:250
Site rlddress : 12220 SW Wamnt St Tigard 97223 Parcel Number :R0473U80
Mai!Address : 12220 S'�V'Walnnt St Tigard Or 97223 ll�ap Number ,
Telephone : Ow�rer: Tc•,iant: Counly :Washington(OR)
SALES AND LOAN INFOR1�tiATlON
Trm�sferred : O1/17I2001 Loun Amount .
Documen� # :4087 Lender :
Sale Price : $354,000 j,o��e ,
Deed Type . In�erest Rnte .
%Owned : loo Yesting Type :
PROPERTY DES�R[PT,[ON � ASSESSMEN�'AND TAX INFORMATION
Map Page &Grid : 655 B4 MktLand : $188,500
Census . : Trac:[:319.05 .Rlock. 3 bfktSMicriire : $192,710
SubdtvtstordPlat . I11k101hc:r .
Neighbr�rhnr�d('d :WDML MktTotal : $381,210
Land Use : 1012 Rcs,l.mproved M5U Assd Total : $288,400
l:ega! :ACRES 1.77 %1►nproved : 51
• 0?-03 Taxes : $4,804.07
• Exempt Amount :
Exempt Type .
Levy Cade : 02374
Millage Rate : 16.6576
PROPERTY CHARAC'TERLSTICS
Bedrovnts : 4 l.ot�1.c.res : 1.77 Year Buflt � 1963
Barhroamc � a.00 Lot SqFt : 77,101 BJfYeurBl! : 1963
Heal hIc-lhn�! : Cu�r�b HGg�cool. Bsm Fin Sq1�i : 588 Floor Cover : Carpet
Pool :Yes Bsm Unfen SqFI : Faunrtntion : Concrete Ftg
Applinnc.ea . Bsm Low SqFt . Roof S/sapc .
Dishx.,asher . 131dgSqFt :4,070 RoofMatl : Comp Shingle
Hood Fan . Ist Flr Sg.Ft : 1,352 InleriorMu� : Drywall
Deck : Upper Flr SqI'i : 1,176 Pavir��Matl :Asphalt
Garage Type :Attached Porch SqFt . Consc Typc : Wd Stud�shtg
Garrlge SF : 548 Ac1ic SqFt :534 Exi Finish :251
Der.k SqFt .
Thls dde Informati�on hae been fumished,without charge,in conformance wlth the guldelinea epprwad by Ihe State cF Oregon Insurance
FROM :FIRST AMERICAN TITLE . .12-17 12:29 #037 P.03/05
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FROM :FIRST AMERICRN TITLE � ,12-17 12:30 #037 P.04/05
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V
I ` I�![OHO�NO HEpUESTEO BY
FIDEIITV NATIONAI,TRLE COMCANV Of UREOON ST1lTE Of OAEAON �
Cow►ty o�w.�Alnpton 85
uf aRRNTOR'S NAME •-
C�� t,.le� R.li�f��ori�dreCbr M A�y�so•
OvuQtes K. Hah�snd Kethleen A.Hrhn ry�� � �� �
�- man, ena,? y
G�eric for-etie trlebr-MtiN Ilwl
GRANTEE'6 NA�1E �n�wcinp�ins ��IY�p►ws raelvv0
Jon D. Msson enC Kari G. Meaon a�d reowd Y+� o� ro�o�ds ot sa�d
counry: .�t._t��:��:, 1
SEND TAK S'ATEMEkTS T0: ��~�.� �
Mr_en6 11Rrs.Jon D_Maeon �\' � ��
., ,
12220 Sw Wdnu�Svee� • � ,�eny R.N,,;;yn;;.p;,ec�o� a
Tlpnrd, OR 97223 °.���+n+ enOTiuo�bn.�-
ORicio Cawity Clenc
ARR1 nECOP0�N0 AETVi1N TOr poC : 20010010A7
M�.�nd Mr�.Jon D.M�scn Rect: 270627 eel.00
�zzzo sw w.M��sne�s ul/17/20u1 03:�2:03pm "
Tlpard,OR 97ZZ3
bTATUTORY WARRANTIf DEED
�ouplar K.Naho and K�fileen A.HaM��s 1w►ants D��+s mdr�ty, Grantor,conveys end warran�s m
Jan D.Musn�ne K.ri G.M�aen.Mus�nd end Wlfa, Grs�tee,t1u following described reel prope�tv,tree enG c�eer
�� 01 sncumDrar+csa except es spec)flcelti aee tortn Oelcw, sRvatad in tho Cou�cy pf Weshingtvn, $tere o1 Qregon,
I� 3EE EXNIB�T ONE ATTACNED HFRETO AND MAOE A PART MEFiEOF
�
C�
$ Subiect m and e�csponp:
��
� Hig�is aod easamerrte for nevigetion and fishi�g as may exlst o�er thac por[Jon of cne property lying beneatM1 the waters
+— pf wsU�+d sress.Rig�1s vf the public and governmental ayendes In and to any poNon e(aeid lend{ying wiehln�i►e
� buondarles af SW WaMut Saeet.
�
� THiS iNS7RUMa7 w�c.�NvT a�I.Ow uSE oFTHE PROVER7Y DESCRIBED IN TIi18 INSTRUMENT IN YIOLATION OF
. � APPlICABLE LAND USE LAW$ AND REGULATIONS. BEFOpE 51GNING OR ACCEPTING THIS INSTRUMENT THE
FERSON ACQUIRING FEE TITLE TO THE PqOPER7Y SHOUID CHECK WffH THE APPFiOPRIATE CITY OR COUNN
. PIANNING DEPAHTMENT TO VERIFY APPROVEO USES ANO TO OETERMINE ANY UM17S ON LAWSUITS AGAINST
" FAfiMING OR fORESf PRACTICES AS DEFINED IN ORS 30.930.
THE TRUE AND ACTUAL CONSIDFRATION FOR THIS CONVEYANCE iS E954,D00.00 lSea OR5 93.0301
�ATE�: Januerv 10,2001 � � �I �
U�0 —, —h��wL
Duuglas . Hahn
wasr����;�rc:�,,�;;>�,�--r �� `Z.P.��.;���/ � ���'.1.�^�;�/
:il�'�` . �*en*,r;��r,sFEa ;4c
��, -}:� ����y�o �j�-/� Katbleen A. Hann
` � ` p`G°a� Ur,TE
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: T
OfFIC1Al 3EAl
DENI�!R�pp�y�y
STATE OF OREG NOTAqYpUB�IG-pqEQON
� 4N���,1i�`!��J) COMMissioti wa.a���,•
� COUNTY OF �� �C MYCOMMIBSIONF�(PIqEByAp�9i.20�
iie in6trument was aelviawledged Oefore me on
i '' �lf ,��'Y` I
bY � c C��'� .- �� l�f��' Q�i.:. IJ�r��'..�.1
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� �- ! !t ij�j � �!l��t r l�l� L(!l/frl.._•
NOTApY PVBUC f0A ORCGON �
MY COMM15610N EXP�RES: '-� �l l, •
r-�-
ICnan.»7 IA�(r 9/YF1 STA 1�7rfAV w•eAAau7v nPCn
FROM :FIRST RMERICAN TITLE � ,12-17 12:30 #037 P.05/05
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tra�a.�qo.ooe�6�eo
EXHIBIT ONE
PAFCEL 1
A vsct af Is�d in Ssction 3, Townshi� 2 South, Rang• 1 Wast, af the W�tlam�tte M��idisn, In th� C�tv of Tpe�d,
w.sn�nocon C�untr. OrepOn, mora Daticvle�fy destrlbed as follows:
B�ginninq s�ths��tersec�ion ol Ih�ceme�l�ne ol Wslnue Ava�ue and the canteiline of Christsn�en Av�nu�; rvnn�np
�h•nr,e Sa�tr+s°OS' Ess�,donp tha CeMer of Christencen Avenue,365,Z31��t; thenc�Nvr�h 99"64'Wat�,8�0,96
fv�t to�n 4on pipe: t�once North 39.65 foet to esnter of Welnut A�sn�e; thente North 62°32' Es�� elonp centeiline
of welnue Avcn�e.583-83 feet; thenre Nortn 77°50'Ease,275.9 fsa eionQ anta�Hns o1 Wslnu�Avs�ue.to the pof�c
ot befl�nMn9;
EXCEPTING THEREFtiQM d+e foAoWine desaibed usce
6�ginning st tha inte�settion of t4e cante�lii�e of We��ut Avonue end ths Csnte�tiM 0�CArietsnaen Avonue; running
men�e South 4"05'E�along ihe centor of Chrisansen Avenu�.385,23 I�N: tMr+c�Nonn A9°54'Weat a diste�ce
ot 1B5 feet�o e point; tnenco Nortn 0°OB'Eeat, e O�stance ol 100 leet: U►�nc�Norl�89°5�'West, a distsnca of
133.25 teet; thanco Nortn 27°28' West, e diatance o1 174.5 Isat 10 �Doi�t on tAs centallna ol Weinut Avenue;
thence NorM 82°32' E.at,don8 Ma cente�of Welnut Avanue, �dlstsnc�oi 119.1Q fnt to en anpk In said Walnut
Av�+ua; tnenca North 77°50'Esst,dV�9��a cCnterliM oE 6siC Wd�u�Av�n:1�,�Ol��pnce of 275.8 feat to Me p0�nt
of Oeginning;
FURTHER EXCEPT�NG tha following des��6ed tract:
A trsct o�la�d in the Soulhwest ona-quarter of the Northwo9t o�e•Qu�rter of Secdon 3,Township 2 5outh, Rangc 7
West,Willemette Meridlan, in tho Ciry of Tipord, Woahinyton CoumY,4lapon, Ooinp mora particularlV dasc�ibe0 es
+O�b ws:
Beginn�ng at the Southwesc one-Quarter vf thst asct of land in Da�d to Muron F.Well,Jr,and Phyllis a.WaH,�ecordad
in Bcok 550. Paga 1a5, Deed Raeords Wsaldngton Co�ntv, Orepon; d►anca North 00°3fi'2A'West,27.83 feet to
Me Southe�ly right ot way fina of Southwast WeMut 5usat ICounty Roea A�651; thence Nonh 62°13'22" North,
149.30 fest slong asld rlght of way liea; thenca 5outh Z 1°18'20"Eest, 104.t 6 feet ta a point on the Souch iine of
said Wa�l Trect: thence South 89°5�'20` Was4 9a.10 faes abng eaid Soust�Ii�e,to tAe point of beginning.
PAliCEI 2
A trect of Iand in Sectlo� 3. Tcwnshlp 2 South, R�nge 1 West, of the Willamette Maidian, in tha Clty of Trgerd,
Washington County,Oregon, more panlculerly dasaibad ss iollows:
I Commencinp et the intersaoden of Me Centsrline of Wdnu�Avanua end tha csnterline of Christensen Avenus; running
Mence South b°05'Esat,donp Ma eeeter of CAriatae+san Avsnur,365.23 feer, t�ence No�tfi 89°64'Wast a distaoce
vr�85��ec�v a voi�n; �A•nes Nonh 0°06'E�st,�d�ele�co ol 100 faQt to an anple Doint in d�et voct of Isnd conveYed
to Mailon f.Wall,bv Deed,recordod in 9ook 550,Page 145,Wash�ngton Cou�ty�eed Records,said point being the
Vue point of beginning of the harein deeCribed t�sct; thence Nonh 99°5`' West, along tha North line of eeid Wdl
Tract, 133.25 taer thenee North 2i°28'Wes�, continuing s�eng the NortAerly Ilne of aaid Wall Tract, 174,5 faec to
a point in tha cs�tar of Wslnut Avanu�; thsnce North 62°48'20 East alony the center of Welnut Avenua,a di�tance
oI 10 tial, mor�or 1oss,to Me No�thweat cor�er of that tract conveyed to RoHa�d J. Deniels, et ux, by conected
instrument,�eeorGeE In 0ook 507,Pege 65; thanca Soueh 2B°40'Eaat,along tne Westaly line of seid DanfelsT�act,
172.13 feAS to Ne Southwest co�nar the►eof; thvnce Nor[ti 88°21' East,olon9 the South line of 8aid Daniela Tract
and slong d+e 5outh line af tAat trxt co�veyed to Cleir E.Rant,bY Deed,recorded in Aook 578,Page 555,WasAingmn
County Records, t 22.7a feet to en iron rod et the NorMwest corne�of thst vact conveyed to T,flo�d Conrv,et�x,
by Oeed, recurded in Boolc 503, Psgs 146,Weahlnp�on Countv Deed Hecords;then�e South 00°D6'EeSt along t�e
Weat lins of sald Conry Tract, 10 fssi, more or Isss, to tha true point ot beainninp.
�
CITY OF TIGARD
LAND USE APPLICATIONS
BASIC SUBMITTAL REQUIREMENTS
This checklist identifies the basic submittal requirements for a land use application.
BASIC INFORMATION:
Completed Master"Land Use PermiY'Application with property owner's signature or name of agent and letter of
authorization
C� Title transfer instrument or grant deed
C3� Written summary of proposal
C� Narrative demonstrating compliance with all applicable development standards and approval criteria (as
specified in the Pre-Application Conference notes)
C-� 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 Ciry for a minimal fee (see
request for 500' property owner mailing list form).
rl�!� ❑ Documentary evidence of Neighborhood Meeting for the following: Site Development Review, Subdivision,
�� Conditional Use, Sensitive Lands Review, Zone Change, Comprehensive Plan Amendments.
//t� O Neighborhood Meeting Affidavits of Posting& Mailing Notice, Minutes, Sign-in Sheets
I9' Service Provider Letter
� Impact Study per Section 18.390.040.62.(e) (i n /1�u��u�'�t �
� Copy of the Pre-Application Conference notes �
lY 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 SUBMIT 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
� Subdivision Preliminary Plat Map [Y Preliminary Storm Drainage Plan
'� Preliminary Partition/Lot Line Adjustment Plan 0' Tree Preservation/Mitigation Plan
� Site Devefopment P an n/�� � Architectural Drawings (elevations &floor plans)
�� ❑ Landscape Plan N�A �I� O Sign Drawings
�' Public Improvements/Streets Plan
NUMBER OF COPIES REQUIRED:
The City requires multiple copies of submittaf 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
= °�; :�.
CLEAN
WATER
SERVICES
. , ���� File Number
CleanWate� Servlces i o
Our commitment is clear.
Clean Water Services
Service Provider Letter
Jurisdiction Tigard Date August 5, 2003
Map &Tax Lot 2S103BC00700 Owner John and Kari Mason
Contact Randy Cunningham
Site Address 12220 SW Walnut Drive 13131 SE 125 Ave
Tigard, OR 97105 Address Ciackamas, OR 97015
,
Proposed Activity 3 lot partition
Phone 503-698-1201
This form and the attached conditions will serve as your Service Provider Letter in
accordance with Clean Water Services Desi n and Construction Standards R�O 03-11 .
YES NO YES NO
Natural Resources Altematives Analysis
Assessment(NRA) � � Required � �
Submitted (Section 3.02.6)
District Site Visit � � Tier 1 Altematives Analysis � �
Date: 7/22703
Concur with NRA/or � � Tier 2 Altematives Analysis � �
submitted information
Sensitive Area Present � ❑ Vegetated Corridor ❑ ❑
On-Site Averaging
Sensitive Area Rresent � ❑ Vegetated Corridor ❑ �
Off-Site Mitigation Required
Vegetated Corridor � � On-Site Mitigation � �
Present On-Site
Width of Vegetated 50 feet Off-Site Mitigation � �
Corridor(feet)
Planting Plan Attached
Condition of Vegetated Marginal P�an is required p�iorto any � �
COffldO(' clearing,grading or
constrvctlon
Enhancement Required � � Enhancement/restoration To be determined
completion date
Encroachment into
Vegetated Corridor � � RSAT(no longer required) � �
(Section 3.02.4)
Type and Square Footage encro chment Geotechnical Report ❑ �
of Encroachment required
A roved
Allowed Use � � Conditions Attached � �
(Section 3.02.4.b.2)
This Service Provider Letter does NOT eliminate the need to evaluate and protect
water quality sensitive areas if they are subsequently discovered on your
property.
Page 1 of 3
File Number
� �
In order to comply with Clean Water Services (the District) water quality
protection requirements the project must comply with the following conditions:
1. No structures, development, construction activities, gardens, lawns, application of chemicals,
uncontained areas of hazardous materials as defined by Oregon Department of Environmental
Quality, pet wastes, dumping of materials of any kind, or other activities shall be permitted within
the sensitive area which may negatively impact water quality, except those allowed by Section
3.02.3.b.
2. No structures,development, construction activities, gardens, lawns, application of chemicals,
uncontained areas of hazardous materials as defined by Oregon Department of Environmental
Quality, pet wastes, dumping of materials of any kind, or other activities shall be permitted within
the vegQtated corridor which may negatively impact water quality, except those allowed by
Section 3.02.4.b.2).
3. The vegetated corridor width for sensitive areas within the project site shall be a minimum of 50
feet wide,as measured horizontally from the delineated boundary of the sensitive area.
4. Prior to any site clearing, grading or construction the vegetated corridor and water quality
sensitive areas shall be surveyed, staked, and temporarily fenced per approved plan. During
construction the vegetated corridor shall remain fenced and undisturbed except as allowed by
Section 3.02.5.a and per approved plans.
5. Prior to any activity within the sensitive area, the applicant shall gain authorization for the project
from the Oregon Division of State Lands (DSL)and US Army Corps of Engineers (USACE). The
applicant shall provide the District with copies of all DSL and USACE project authorization
permits. No activitiy is proposed within the vegetated corridor at this time.
6. For vegetated corridors 50 feet wide or greater,the first 50 feet closest to the sensitive
area shall be equal to or better than a"good"corridor condition as defined in Section
3.02.7,Table 3.2.
7. An approved Oregon Department of Forestry Notification is required for one or more trees
harvested for sale,trade, or barter, on any non-federal lands within the State of Oregon.
8. Clean Water Services shall be notified 72 hours prior to the start and completion of
enhancemenUrestoration activities. Enhancement/restoration activities shall comply with the
guidelines provided in Landscape Requirements (R&0 03-11:Appendix D).
9. Prior to installation of plant materials, all invasive vegetation within the vegetated corridor shall be
removed. During removal of invasive vegetation care shall be taken to minimize impacts to
existing native trees and shrub species.
10. Prior to any site clearing,grading or construction,the applicant shall provide the District
with the required vegetated corridor enhancement/restoration plan in compliance with
R&O 03-11.
11. Protection of the vegetated corridors and associated sensitive areas shall be provided by the
installation of qermanent fencinq and signage between the development and the outer limits of
the vegetated corridors.
12. Maintenance and monitoring requirements shall comply with Section 2.11.2 of R&O 03-11. If at
any time during the warranty period the landscaping falls below the 80%survival level,the Owner
shall reinstall all deficient planting at the next appropriate planting opportunity and the two year
maintenance period shall begin again from the date of replanting.
Page 2 of 3
, �
File Number
3(�LU
13. PerFormance assurances for the vegetated corridor shall comply with Section 2.06.2, Table 2-1.4
and Section 2.10, Table 2-2.2.
14. Appropriate Best Management Practices (BMP's)for Erosion Control, in accordance with the
CWS Erosion Control Technical Guidance Manual shall be used prior to, during, and following
earth disturbing activities.
15. Prior to construction, a Stormwater Connection Permit from the District or its designee is required
pursuant to Ordinance 27, Section 4.6.
16. For any developments,which create multiple parcels or lots intended for separate ownership, the
District shall require that the vegetated corridor and the sensitive area be contained in a separate
tract.
17. The District or City/County may require an easement over the vegetated corridor conveying
storm, surFace water management, and/or sanitary sewer rights to the District or City that would
prevent the owner of the vegetated corridor from activities and uses inconsistent with the purpose
of the corridor and any easements therein.
18. Activities located within the 100-year floodplain shall comply with Section 3.13 of R&O 03-11.
19. Removal of native,woody vegetation shall be limited to the extent practicable.
20. Final construction plans shatl clearly depict the location and dimensions of the sensitive area and
the vegetated corridor(indicating good, marginal, or degraded condition). Sensitive area
boundaries shall be marked in the field.
21. Final construction plans shall include landscape plans. Plans shall include in the details a
description of the methods for removal and control of exotic species, location,
distribution,condition and size of plantings, existing plants and trees to be preserved, and
installation meth�ds for plant materials. Plantings shall be tagged for dormant season
identification. Tags to remain on plant material after planting for monitoring purposes.
22. A Maintenance Plan shall be included on final plans including methods, responsible party
contact information, and dates (minimum two times per year,by June 1 and September
30).
23. Should final development plans differ significantly from those submitted for review by the District,
the applicant shall provide updated drawings, and if necessary, obtain a revised Service Provider
Letter.
Please call (503) 846-3613 with any questions.
�'�Y�GB,� ��
Heidi K. Berg
Site Assessment Coordinator
Attachments(1)
Page 3 of 3
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Rpr 13 04 05: 40p Mark Bourgeois 8 5J34°12�34 p. 2
Arbor Pro, Inc. 503.491.2844
912 NE Kelly Avenue, Suite 219 Fax: 503.491.2834
Gresham,OR 97030 Cetlular: 503.710.�815
ARBORlST REPORT
April 13,2004
John Mason
JLM Services, Inc.
12220 SW Walnut Street
Tigard,OR 97223
DearJohn:
This is an arborist report for the Mason partition at 1222Q SW Wainut Street,Tigard,OR 97223.
!reviewed the site and the proposed construciion with John Mason. The trees to be removed are listed
below writh their corresponding sunrey numbers. The total DBH measurements(diameter at breast height
is 4.5 ft.)of trees to be retained over 12"DBH are far above the reiention level of 75°k of trees over 12"
which requires no mitigation (Chapter 18.790.030 B.2.d.).
Trees to be removed over 12"DBH: #4898 at 14°
#4901 at 14"
six io ten other t�ees under 12"DBH will be removed.
Total measurements of trees over 12"DBH= 622"DBH
Total measurements of trees over 12"DBH to be removed= 28"DBH
The protection plan shall include installation of 4'plastic fence(o�similar}beiween the margin of
excavation where it abuts the dnp line of existing trees. Any roots exposed over i"diameter by excavatron
beyond this point shalt be hand pruned.
Please cali me if you have any questions.
,�
Sincerel , " `� -
Y'�,;� ����/���1
Mark Bourgeois
Certified Arborist#PN-1562A
�C�i � '� � . _
,,...,,,.,�,...,..r„t �.�',�..
CCB#1281�2 TIN#93-1242529
�
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LOCATED IN THE SW � OF THE NW � SECTION 3 TOVVNiSHIP 2 SOUTH . ���/ � -; t.�� � ��,;�� �'' ' � C�f
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CITY �F TIGARD �
PRE—APPLICATION CONfERENCE NOTES ��°�t��D����n�nt
.5'fiapingA BetterCommunity
(Pre-Application Meeting Notes are Valid for Six (b) hlonths)
_ _ __ _ , _ _ _ �-
RESIDENTIAL
��� - - _ -
�,4r�,q�: , is '� ,
APPLICANT: ��ae,r,, �,�f� AGENT:
Phone: ���3) ���-�� $ 3 Phone: � �
PROPERTY LOCATION:
ADDRESS/GENERAL LOfATION: �'.�2c'�> S LC� G����u� �'�
TAX MAP(S)/lOT #(S): �S/��f�' - �b��
NECESSARY APPLICATIONS:,�-'�'�`1L��,�,,�� �_�r� -=� ,�•c�rr'I
PROPOSAL DESCRIPTION: `��f,-f���� „�� .���-�I �>> �.�r-.� s�-rn�r�'a�
T�`�' s .
COMPREHENSIVE PLAN �
MAP DESIGNATION: ��� ��a,�-�� ,��,�_t�� .; ��
ZONING MAP DESIGNATION: _� �� �
CITIZEN INVOLVEMENT TEAM (C.I.T.)AREA: C�.��r„�
ZONING DISTRICT DIMENSIONAL REQUIREMENTS [Refer to Code Section 18..S�i� 1
MINIMUM LOT SIZE:�� sq. ft. Average Min. lot width:.�ft. Max. building height:�ft.
SeWacks: Front�ft. Side S ft. Rear��ft. Corner ,��ft. from street.
MAXIMUM SITE COVERAGE:�'_% Minimum landscaped or natural vegetation area: � %.
GARAGES: �-�; ft.
❑ NEIGNBORNOOD MEETIN6 [Refer to the Neighborhood Meeting Handoutl
THE APPLICANT SHALL NOTIFY ALL PROPERTY OWNERS WITHIN 500 FEET, THE MEMBERS
OF ANY LAND USE SUBCOMMITTEE(S), AND THE CITY OF TIGARD PLANNING DIVISION of
their proposal. A minimum of two (2) weeks between the mailing date and the meeting date is
required. Please review the Land Use Notification handout concerning site posting and the meeting
notice. Meetinq is to be held prior to submitting 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
Residential Application/Planning Dirision SecGon
�. NARRATIYE [Refer to Code Chapter 18.3901
The APPLICANT SHALL SUBMIT A NARRATIVE which provides findings based on the applicable
approval standards. Failure to provide a narrative or adequately address criteria would be reason to
consider an application incomplete and delay review of the proposal. The applicant should review
the code for applicable criteria.
� IMPACT STUDY [Refer to Code Sections 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 18.7651
Minimum number of accesses: / Minimum access width: iS �
Minimum pavement width: i C> '
❑ WALKWAY REQUIREMENTS [Refer to Code Chapier 18.7051
Within all ATTACHED HOUSING (except two-family dwellings) and multi-family developments, each
residential dwelling SHALL BE CONNECTED BY WALKWAY TO THE VEHICULAR PARKING
AREA, COMMON OPEN SPACE AND RECREATION FACILITIES.
,� RESIDENTIAL DENSITY CALCULATION [Refer to Code Chapter 18.7151-SEE IXAMPLE BELOW.
The NET RESIDENTIAL UNITS ALLOWED on a particular site may be calculated by dividing the net
area of the developable land by the minimum number of square feet required per dwelling unit as
specified by the applicable zoning designation. Net development area is calculated by subtracting
the following land area(s)from the gross site area:
All sensitive lands areas includinq:
➢ Land within the 100-year floodplain;
➢. Slopes exceeding 25%;
➢ Drainageways; and
➢ Wetlands for the R-1, R-2, R-3.5, R-4.5 and R-7 zoning districts.
Public riqht-of-wav dedication:
➢ Single-family allocate 20% of gross acres for public facilities; or
➢ Multi-family allocate 15% of gross acres for public facilities; or
➢ If available, the actual public facility square footage can be used for deduction.
IXAMPLE OF RESIDENTIAL DENSITY CALCUlATIONS:
EXAMPLE: USING A ONE ACRE SITE IN THE R-12 ZONE(3,050 MINIMUM LOT SIZE)WITH NO DEDUCTION FOR SENSITIVE LANDS
Single-Family Muld-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 sq.ft. (15°/a)for public riqht-of-way
NET: 34,848 square feet NET: 37,026 square feet
- minimum Iot area) - �050 (minimum lot are�
= 11A Units Per Acre = 12.1 Units Per Acre
�The D��el�pm�m Cede roqaires tpattde net site area e�st fer me next whde dweuing unit MO ROUNDING UP IS PERMITTEU.
�Minimum Pnl�ct Densi4�is 80X ef th�ma�dmum allewed Aensi4l.TO DFfEBMINE TNIS STAN6AR0,MOLTIPLY TNE MAKIMUM NUMBER OF UMRS BY.6.
CITY OF TIGARD Pre-Applica6on Conference Notes Page 2 of 9
Residential ApplicationlPlanning Division Section
❑ SPECIAL SETBACNS [Refer to Code Sectlon 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 siructures'setback requirements.l
�� FLAG LOT BUILDIN6 HE16HT PROYISIONS [Refer to Code Chapter 18.7301
MAXIMUM HEIGHT OF 1%z STORIES or 25 feet, whichever is less in most zones; 2'/2 stories, or 35
feet in R-7, R-12, R-25 or R-40 zones provided that the standards of Section 18.730.010.C.2 are
satisfied.
❑ BUFFERING AND SCREENING [Refer to Code Chapter 18.7451
In order TO INCREASE PRIVACY AND TO EITHER REDUCE OR ELIMINATE ADVERSE NOISE
OR VISUAL IMPACTS between adjacent developments, especially between different land uses, the
CITY REQUIRES LANDSCAPED BUFFER AREAS along certain site perimeters. Required buffer
areas are described by the Code in terms of width. Buffer areas must be occupied by a mixture of
deciduous and evergreen trees and shrubs and must also achieve a balance between vertical and
horizontal plantings. Site obscuring screens or fences may also be required; these are often
advisable even if not required by the Code. The required buffer areas may o� be occupied by
vegetation, fences, utilities, and walkways. Additional information on required buffer area materials
and sizes may be found in the Development Code.
The ESTIMATED REQUIRED BUFFERS applicable to your proposal area is:
Buffer Level along north boundary. Buffer Level along east boundary.
Buffer Level along north boundary. Buffer Level along east boundary.
IN ADDITI�N, SIGHT OBSCURING SCREENING IS REQUIRED ALONG:
❑ LANDSCAPING [Refer to Code Chapters 18.745,18.765 and 18.7051
STREET TREES ARE REQUIRED FOR ALL DEVELOPMENTS FRONTING ON A PUBLIC OR
PRIVATE STREET as well as driveways which are more than 100 feet in length. Street trees must
be placed either within the public right-of-way or on private property within six (6) feet of the right-of-
way boundary. Street trees must have a minimum caliper of at least two (2) inches when measured
four (4) feet above grade. Street trees should be spaced 20 to 40 feet apart depending on the
branching width of the proposed tree species at maturity. Further information on regulations
affecting street trees may be obtained from the Planning Division.
A MINIMUM OF ONE (1) TREE FOR EVERY SEVEN (7) PARKING SPACES MUST BE PLANTED
in and around all parking areas in order to provide a vegetative canopy effect. Landscaped parking
areas shall include special design features which effectively screen the parking lot areas from view.
❑ RECYCLING [Referto Code Chapter18.7551
Applicant should CONTACT FRANCHISE HAULER FOR REVIEW AND APPROVAL OF SITE
SERVICING COMPATIBILITY. Locating a trash/recycling enclosure within a clear vision area such
as at the intersection of two (2) driveways within a parking lot is prohibited. Much of Tigard is within
Pride Disposal's Service area. Lenny Hing is the contact person and can be reached at (503)
625-6177.
CITY OF TIGARD Pre-Application Conference Notes Page 3 of 9
ResidenGal Appl'icationlPlanning Division Sec6on
C�.PARION6 [Refer to Code Chapters 18.765 a 18.1051
ALL PARKING AREAS AND DRIVEWAYS MUST BE PAVED.
➢ Single-family............ Requires: One 1 off-street parking space per dwelling unit; and
One �1� space per unit less than 500 square feet.
➢ Multiple-family.........Requires: 1.25 spaces per unit for 1 bedroom;
1.5 spaces per unit for 2 bedrooms; and
1.75 spaces per unit for 3 bedrooms.
Multi-family dwelling units with more than ten (10) required spaces shall provide parking for the use of
guests and shall consist of 15%of the total required parking.
NO MORE THAN 50% OF REQUIRED SPACES MAY BE DESIGNATED AND/OR DIMENSIONED
AS COMPACT SPACES. Parking stalls shall be dimensioned as follows:
➢ Standard parking space dimensions: 8 feet. 6 inches X 18 feet, 6 inches.
➢ Compact parking space dimensions: 7 feet. 6 inches X 16 feet, 6 inches.
➢ Handicapped parking: All parking areas shall provide appro�riately located and dimensioned
disabled person parking spaces. The minimum number of disabled person parking spaces to
be provided, as well as the parking stall dimensions, are mandated by the Americans with
Disabilities Act (ADA). A handout is available upon request. A handicapped parking space
symbol shall be painted on the parking space surface and an appropriate sign shall be
posted.
❑ BICYCLE RACKS [Refer to Code Sectlon 18.1651
BICYCLE RACKS are required FOR MULTI-FAMILY, C�MMERCIAL AND INDUSTRIAL
DEVELOPMENTS. Bicycle racks shall be located in areas protected from automobile traffic and in
convenient locations.
❑ SENSITIYE LAMDS [Refer to Code Chapter 18.1151
The Code provides REGULATIONS FOR LANDS WHICH ARE POTENTIALLY UNSUITABLE FOR
DEVELOPMENT DUE TO AREAS WITHIN THE 100-YEAR FLOODPLAIN, NATURAL
DRAINAGEWAYS, WETLAND AREAS, ON SLOPES IN EXCESS OF 25 PERCENT, OR ON
UNSTABLE GROUND. Staff will attempt to preliminary identify sensitive lands areas at the pre-
application conference based on available information. HOWEVER, the responsibility to precisely
identifv sensitive land areas and their boundaries, is the responsibilitv 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 Section 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 SERYICES[CWSI BUFFER STANDARDS [Refer to R a 0 96�A4/USA Reguladons-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
Residenlial ApplicatioNPlanning Division Section
TABLE 3.1 VEGETATED CORRIDOR WIDTNS
SOURCE: CWS DESIGN ANU CONSTRUCTION STANUARDS MANUAURESOLUTION a ORDER 96-44
SENSITIVE AREA DEFINITION SLOPE ADJACENT� WIDTH OF VEGETATED
TO SENSITIVE AREA CORRtDOR PER SIDE
. Streams with intermittent flow draining: �25�
� 10 to <50 acres 15 feet
� >50 to <100 acres 25 feet I,
• Existing or created wetlands <0.5 acre 25 feet
♦ Existing or created wetlands >0.5 acre <25% 50 feet I
♦ Rivers, streams, and springs with year-round flow ',
♦ Streams with intermittent flow draining >100 acres
♦ Natural lakes and onds
♦ Streams with intermittent flow draining: >25%
� 10 to <50 acres 30 feet
� >50 to <100 acres 50 feet
♦ Existing or created wetlands >25% Variable from 50-200 feet. Measure
• Rivers, streams, and springs with year-round flow in 25-foot increments from the starting
♦ Streams with intermittent flow draining >100 acres point to the top of ravine (break in
♦ Natural lakes and ponds <25%slope), add 35 feet past the top
of ravine3
Starting point for measurement = edge of the defined channel (bankful flow) for sVeams/rivers, delineated wetland boundary, delineated spring
boundary, and/or average high water for lakes or ponds,whichever offers greatest resource protection. Intermittent springs, located a minimum of 15
feet within the riveNsVeam 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 Veqetate Corridor:
NO structures, development, construction activities, gardens, lawns, application of chemicals,
dumping of any materials of any kind, or other activities shall be permitted which otherwise detract
from the water quality protection provided by the vegetated corridor, except as provided for in the
USA Design and Construction Standards.
Location of Veqetated Corridor:
IN ANY RESIDENTIAL DEVELOPMENT WHICH CREATES MULTIPLE PARCELS or lots intended
for separate ownership, such as a subdivision, the vegetated corridor shall be contained in a
separate tract, and shall not be a part of any parcel to be used for the construction of a dwelling unit.
CWS Service Provider Letter:
PRIOR TO SUBMITTAL of any land use applications, the applicant must obtain a CWS Service
Provider Letter which wilt outline the conditions necessary to comply with the R&O 96-44 sensitive
area requirements. If there are no sensitive areas, CWS must still issue a letter stating a CWS
Service Provider Letter is not required.
❑ SI6NS [Refer to Code Chapter 18.7801
SIGN PERMITS MUST BE OBTAINED PRIOR TO INSTALLATION �F 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.
(��REE REMOVAL PLAN REQUIREMENTS [Refer to Code Secdon 18.790.030.CJ
A TREE PLAN FOR THE PLANTING, REMOVAL AND PROTECTION OF TREES prepared by a
certified arborist shall be provided for any lot, parcel or combination of lots or parcels for which a
development application for a subdivision, partition, site development review, planned development,
or conditional use is filed. Protection is preferred over removal where possible.
CITY OF TIGARD Pre-Application Conference Notes Page 5 of 9
Residential Applica6onlPlarining Division SecGon
THE TREE PLAN SHALL INCLUDE the following:
➢ Identification of the location, size, species, and condition of all existing trees greater than 6-
inch caliper.
➢ Identification of a program to save existing trees or mitigate tree removal over 12 inches in
caliper. Mitigation must follow the replacement guidelines of Section 18.790.060.D according
to the following standards and shall be exclusive of trees required by other development code
provisions for landscaping, streets and parking lots:
. Retainage of less than 25% of existing trees over 12 inches in caliper requires a
mitigation program according to Section 18.150.070.D. of no net loss of trees;
. Retainage of from 25 to 50% of existing trees over 12 inches in caliper requires that �
two-thirds of the trees to be removed be mitigated according to Section 18.790.060.D.; '�
. Retainage of from 50 to 75% 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.
C� MITIGATION [Refer to Code Section 18J90.060.E1
REPLACEMENT OF A TREE shall take place according to the following guidelines:
➢ A replacement tree shall be a substantially similar species considering site characteristics.
➢ If a replacement tree of the species of the tree removed or damages is not reasonably
available, the Director may allow replacement with a different species of equivalent natural
resource value.
➢ If a replacement tree of the size cut is not reasonably available on the local market or would
not be viable, the Director shall require replacement with more than one tree in accordance
with the following formula:
. The number of replacement trees required shall be determined by dividing the
estimated caliper size of the tree removed or damaged, by the caliper size of the
largest reasonably available replacement trees. If this number of trees cannot be
viably located on the subject property, the Director may require one (1) or more
replacement trees to be planted on other property within the city, either public property
or, with the consent of the owner, private property.
➢ The planting of a replacement tree shall take place in a manner reasonably calculated to
allow growth to matunty.
IN LIEU OF TREE REPLACEMENT under Subsection D of this section, a party may, with the
consent of the Director, elect to compensate the City for its costs in performing such tree
replacement.
� CLEAR VISION AREA [Refer to Code Chapter 18.7951
The City requires that CLEAR VISION AREAS BE MAINTAINED BETWEEN THREE (3) AND
EIGHT (8) FEET IN HEIGHT at road/driveway, road/railroad, and road/road intersections. The size
of the required clear vision area depends upon the abutting street's functional classification and any
existing obstructions within the clear vision area. The applicant shall show the clear vision areas on
the site plan, and identify any obstructions in these areas.
CITY OF TIGARO Pre-Application Conference Notes Page 6 of 9
Residen6al ApplicatioNPlanning Division Section
❑ FUTURE STREET PLAN AND E1(�ENSION OF STREETS [Refer to Code Section 18.810.030.FJ
A FUTURE STREET PLAN shall:
➢ Be filed by the applicant in conjunction with an application for a subdivision or partition. The
plan shall show the pattern of existing and proposed future streets from the boundaries of the
proposed land division and shall include boundaries of the proposed land division and shall
include other parcels within 200 feet surrounding and adjacent to the proposed land division.
➢ Identify existing or proposed bus routes, pullouts or other transit facilities, bicycle routes and
pedest�ian 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.
�' ADDITIOMAL LOT DIMENSIONAL REQUIREMENTS [Refer to Code Sectlon 18.810.0601
MINIMUM LOT FRONTAGE: 25 feet unless lot is created through the minor land partition process.
Lots created as part of a partition must have a minimum of 15 feet of frontage or have a minimum
15-foot wide access easement.
The DEPTH OF ALL LOTS SHALL NOT EXCEED 2'/z TIMES THE AVERAGE WIDTH, unless the
parcel is less than 1%z times the minimum lot size of the applicable zoning district.
❑ BLOCKS [Refer to Code Section 18.810.0901
The perimeter of BLOCKS FORMED BY STREETS SHALL NOT EXCEED 1,800 FEET measured
along the right-of-way center line except where street location is precluded by natural topography,
wetlands or other bodies of water or, pre-existing development.
When block lengths greater than 330 feet are permitted, pedestrian/bikeways shall be provided
through the block.
CODECNAPTERS
_ 18.330(Conditional Use) 18.620(Tga�d Triangle Desgn Standards) '� 18.765(Off-Street Partcingl�oading Requirements)
_ �H.34O(Direct�s Interpretation) 18.630(Washington 5quare Regiona�Center� _ 18.775(Sens�ive�ands Rev�ew)
_ 18.350(P�anned�eve�ment) �� 18.705(AooesslEg�ess/Cirw�ation) _ 18.780(sgns)
_ 18.360(sice�eve�ment Review) �8.7�O(Aooessory Residential UniL�) - 'I$.�55(Temporary Use Permits)
_ 18.370(variances/Adjustments) '� 18.715(oensiry Computations) x 18.790(7ree Removaq
_ 18.380(zon�y Maarext Amendments) 18.720(�esgn�omPaebi�iry standards) x 18.795(v�sua���earance E�reas)
_ �S.3S5(Misoellaneous Permits) � 18.725(Environmental Performance Standards) 18.798(wire�ess Communicatan Facilities)
_ 18.390(Decision Making Proceduresnmpact Study) �S.73O(Exceptbr�s To Devebpment Standards) � �$.$��(Street&Utility Improvement Standards)
_ 18.410 t�oc u�ad�m,�,�� 18.740(H�staic over�ay) -
� 18.420(�and Partitions) 18.742(Home oocupation Pemu�s)
_ 18.430�s��dN��� 18.745(�andsca�rx��saeenux�standards)
u 18.510�R�d��i z«���y o�� 18.750�rv�anutacrouredm�obi�Home Re9u�aeons)
_ 18.520(�ommeraa�zoniny�istric�s) 18.755(Moced so�id wastehtecydiny storaye)
_ �8.530(Industrial Zonirg DisUicts) 18.760(Nonconforming Situatans)
CITY OF TIGARD Pre-Application Conference Notes Page 7 of 9
Residential Applica6oNPlanning Division Section
ADDITIONAL CONCERNS OR COMMENTS:
� �i5` �� .� e'[1�-i_1��{ v i�.�.,{ �. -7 ~o'� /.m 7�, iG-r�s� G-r.r.c�' /I*� �� �
s�� ���� �� �s � �J
PROCEOURE
� Administrative Staff Review.
Public hearing before the Land Use Hearings Officer.
Public hearing before the Planning Commission.
Public hearing before the Planning Commission with the Commission making a
recommendation on the proposal to the City Council. An additional public hearing shall be
held by the City Council.
APPLICATION SUBMITTAL PROCESS
All APPLICATIONS MUST BE ACCEPTED BY A PLANNING DIVISION STAFF MEMBER of the
Community Development Department at Tigard City Hall offices. PLEASE NOTE: Applications
submitted bv mail or dropped off at the counter without Planninq ivision acceptance mav be
returned. The Planninq counter closes at 4:00 PM.
Ma s submitted with an a lication shall be folded IN ADVANCE to 8.5 by 11 inches. One (1),
8 Z x ma o a ro ose ro'ect s—�Td-be su.��mitte or attac ment to t e sta re ort or
administrative decision. Application with un olded maps shall not be accepted.
The Planning Division and Engineering Department will perform a preliminary review of the
application and will determine whether an application is complete within 30 days of the counter
submittal. Staff will notify the applicant if additional information or additional copies of the submitted
materials are required.
CITY OF TIGARD P�e-Application Conference Notes Page 8 of 9
Residential Application/Planning Divisio�Section
The administrative decision or public hearing will typically occur approximately 45 to 60 days after an
application is accepted as being complete by the Planning Division. Applications involving difficult or
protracted issues or requiring review by other jurisdictions may take additional time to review.
Written recommendations from the Planning staff are issued seven (7) days prior to the public
hearing A 10-day public appeal period follows all land use decisions. An appeal on this matter
would be heard by the Tigard �/��z� , ��_ -�--�/ . A basic flow chart
which illustrates the review proc ss is avail�e from the lanning ivision 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 I
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 I
site.
SUBDIYISION PLAT NAME RESERYATION [Counq�Surueyo�'s Office: 503-648-88841
PRIOR TO SUBMITTING A SUBDIVISION LAND USE APPLICATION with the City of Tigard,
applicants are re uired to complete and file a subdivision plat naming request with the Washington
County Surveyor's Office in order to obtain approval/reservation for any subdivision name.
Applications will not be accepted as complete until the City receives the faxed confirmation of
approval from the County of the Subdivision Name Reservation.
BUILDIN6 PERMITS
PLANS FOR BUILDING AND OTHER RELATED PERMITS WILL NOT BE ACCEPTED FOR
REVIEW UNTIL A LAND USE APPROVAL HAS BEEN ISSUED. Final inspection approvals by
the Building Division will not be granted until there is compliance with all conditions of
development approval. These pre-application notes do not include comments from the
Building Divisian. For proposed buildings or modifications to existing buildings, it is
recommended to contact a Building Division Plans Examiner to determine if there are
building code issues that would prevent the structure from being constructed, as proposed.
Additionally, with regard to Subdivisions and Minor Land Partitions where any structure to be
demolished has system development charge (SDC) credits and the underlying parcel for that
structure will be eliminated when the new plat is recorded, the City's policy is to apply those system
development credits to the first buildinq permit issued in the development (UNLESS OTHERWISE
DIRECTED BY THE DEVELOPER AT THE TIME THE DEMOLITION PERMIT IS OBTAINED).
e con erence an no es canno cover a o e requiremen s an aspec s re a e , o
site planning that should ap ply to the develo p,ment of your site plan. Failure of the staff to provide
information required by the Gode shall not constitute a waiver of the applicable standards or requirements.
It is recommended that a prospectiye applicant either obtain and reatl the Community Development Code or
ask any questions of City staff relative to Code requirements prior to submitting an application.
AN ADDITIONAL PRE-APPLICATION FEE AND CONFERENCE WILL BE REQUIRED IF AN
APPLICATION PERTAINING TO THIS PRE-APPLICATION CONFERENCE IS SUBMITTED AFTER A
PERIOD OF MORE THAN SIX (6) MONTHS FOLLOWING THIS CONFERENCE (unless deemed as
unnecessary by the Planning Division).
PREPARED BY: � �� ��c� '�-��-���--�°� '— �"
fITY OF TIG RD IANNING ISION - F PERSON NOLDING PRE-APP. MEETING
PHONE: (503) 639-4111 FAX: (503) 684-7291
E-MAIL• (staH's first namel U�ci.tigard.or.us
nnE�s(CITY OF TIGARD'S COMMUNITV DEVELOPMENT (ODE)INTERNET ADDRESS: INWW.CI.tigard.01'.IIS
H:lpattylmasterslPre-App Notes Residential.doc Updated: 26-Jun-02
(Engineering section:preapp.eng)
CIN OF TIGARD Pre-Application Conference Notes Page 9 of 9
Residential ApplicationlPlanning pivisan Section
PRE-APPLICATION CONFERENCE NOTES
➢ ENGINEERIHG SECTION � Comtmttraty D°�p°"nt
S�taping A Better Community
PUBLIC FACILITIES Tax Maptsl: 2s�o3gc
Tax�ous�: 700
Use iyme: 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.
Right-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 Walnut Street to 35 feet from centerline (3-lane collector w/bike lanes)
❑ SW to feet
❑ SW to feet
❑ SW to feet
Street improvements:
� Half street improvements will be necessary along SW Walnut Street, to include:
� 23 feet of pavement from centerline to curb
� concrete curb
� storm sewers and other underground utilities
� 6-foot concrete sidewalk with planter strip
� street trees spaced per TDC standards
� street signs, traffic control devices, streetlights and a finro-year streetlight fee.
CITY OF TI6ARD Pre-Appltcatl�q C�Mer�nc�M•t�s Page 1 of 6
E/OI��Otlll�����li���t S�Ctl��
� Other: In lieu of �structing the improvements now, applicant could opt to provide a
' ' "future improvement cauarantee" (see Aqreement for Future �treet Improvements" section later
in these notes. The applicant must tell us clearlv in their narrative what they are willinq to do.
❑ street improvements will be necessary along SW , to include:
❑ feet of pavement
❑ concrete curb
❑ storm sewers and other underground utilities
❑ -foot concrete sidewalk
❑ street trees
❑ street signs, traffic control devices, streetlights and a finro-year streetlight fee.
❑ Other:
❑ street improvements will be necessary along SW , to include:
❑ feet of pavement
❑ concrete curb
❑ storm sewers and other underground utilities
❑ -foot concrete sidewalk
❑ street trees
❑ street signs, traffic control devices, streetlights and a two-year streetlight fee.
❑ Other:
❑ street improvements will be necessary along SW , to include:
❑ feet of pavement
❑ concrete curb
❑ storm sewers and other underground utilities
❑ -foot concrete sidewalk
❑ street trees
❑ street signs, traffic control devices, streetlights and a two-year streetlight fee.
❑ Other:
❑ street improvements will be necessary along SW , to include:
❑ feet of pavement
❑ concrete curb
CITY OF TI6ARU Pre-Applicatlon Comeronce Notes Page 2 ef 6
ENUad�!9e�u1���t S�etl��
❑ storm sewers an� 'ier underground utilities
❑ -foot concrete sidewalk
❑ street trees
❑ street signs, traffic control devices, streetlights and a two-year streetlight fee.
❑ Other:
Agreement 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.) SW Walnut 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
$ 27.50 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 Walnut
Street. Prior to final plat approval, 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 Walnut Street.
The proposed development must be connected to a public sanitary sewer. It is the developer's
responsibility to extend laterals to the new parcels.
The applicant indicated that when the 121 Sr Avenue intersection improvements were completed, the
County extended two latera/s to this site for these future parce/s.
Water Supply:
The City of Tigard (Phone:(503) 639-4171) provides public water service in the area of this site. This
service provider should be contacted for information regarding water supply for your proposed
development.
Fire Protection:
CIT11 OF TI6ARD Pre-Appltcatlen CoMeronce Netes Page 3 N 6
�.�in.•nn e•nro..na•etl.■
Tualatin Valley Fire and R��.,,�..rx�e District (South Division) [Conta �ric McMullen, (503) 612-7010]
" provides fire protection serri�r�es within the City of Tigard. Th� �istrict should be contacted for
information regarding the adequacy of circulation systems, the need for fire hydrants, or other
questions related to fire protection.
Storm Sewer Improvements:
All proposed developmer�t 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.
Provide a drainage plan for City review.
Storm Water Quality:
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 newly created 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 new
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.
1. The spacing of the two driveways does not meet Access Management criteria of 18.705.030.H.
The applicant discussed the potential of an adjustment due to trees and grading issues that would
make adhering to this standard problematic.
2. An access report is required to address 18.705.030.H for each driveway. Sight distance is the
main issue.
TRAFFIC IMPACT FEES
CITY OF TI6ARU Pre-Applicatlon Conference Notes Page 4 of 6
Englnoerlag�epartment SecUoa
In 1990, Washington Count �opted a county-wide Traffic Impa -ee (TIF) ordinance. The Traffic
" lmpact Fee program collect� fees from new development basea on the development's projected
impact upon the City's transportation system. The applicant shall be required to pay a fee based upon
the number of trips which are projected to result from the proposed development. The calculation of
the TIF is based on the proposed use of the land, the size of the project, and a general use based fee
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 T!F for the new parcels.
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 rec'overy 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. The Permittee will also be required to post a
performance bond, or other such suitable security. Where professional engineered plans are
required, the Permittee must execute a Developer/Engineer Agreement, which will obligate the design
engineer to perform the primary inspection of the public improvement construction work. The PFI
permit fee structure is as follows:
NOTE: If an PFI Permit is required,the applicant must obtain that
permii prior to release of any permits from the Building Diuision.
Building Division Permits:
The following is a brief overview of the type of permits issued by the Building Division. For a more
detailed explanation of these permits, please contact the Development Services Counter at
503-639-4171, ext. 304.
Site Improvement Permit (SIT). This permit is generally issued for all new commercial,
industrial and multi-family projects. This permit will also be required for land partitions where lot
grading and private utility work is required. This permit covers all on-site preparation, grading
and utility work. Home builders will also be required to obtain a SIT permit for grading work in
cases where the lot they are working on has slopes in excess of 20% and foundation
excavation material is not to be hauled from the site.
CITY OF fl6ARD Pre-Appllcatlon Camerooce Not�s Page 5�f 6
E�gl�e�rto�oep�rt�s�t S�ctl��
Building Permit (BUF This permit covers only the constr �on of the building and is issued
" ' ' after, or concurrently w��n, 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: � � '�
ENGINE G DEPARTME T STAfF DATE
Phone: [5031639-4111
Fax: [50316240752
r.\engVbnanrltemplates�preap notes-eng.dol
Revised: March 21,2002
CITY Of TI6ARU Pro-Applicetlon CeMerence Net�s Page 6 of 6
E�ll�urlq����rt�a�t S�ctla
r ' 11
PRE-APPLICATION �
CONFERENCE REQUEST
ClTY OF TIGARD 13125 SW Hall 8lvd., Tigard, OR 97223(503) 639-4171 FAX: (503) 684-7297
GENERAL INFORMATION
,� FOR STAFF USE ONLY
Applicant: � Ci,+�1 � ►��� 1
Address: ���° �Sy�/�� Phone: D'� ' J' s�' Case No.: ��L aw 3 - C�c1o�1-�
Receipt No.: ��-�-'�--�' ��`1�
c�ry: T�� � �,;� �� ,Q zip: �l7 Z Z 3 .
• —�-'�,� Application Accepted By:� -C-'��c-.uy
Contact Person: ��1 Phone: D �' 63 �/�S' f
Date: S — "� �'O 3
Property Owner/Deed Holder(s): � U/1 � � K-��i i� �u�C•�
DATE OF PRE-APP.:
�Z_�_S 1-✓ !/��/✓1�J � .J � TIME OF PRE-APP.:
Address: Phone:, �3S`3US�'7�i'� PRE-APP. HELD WITH:
Clty: ?��(�f/� ��_Zlp: �`�� Rev.12/6/2000 i:`curpinlmasterslrevisedlPre-App Request.doc
J
Property Address/Location(s):
`Z Z Z v S�/✓ �G"t/I2rJ��j�''P�f' REQUIRED SUBMITTAL ELEMENTS
(Note: applications will �t be accepted
without the required submittal elements)
Tax Map & Tax Lot#(s): 7� -s � — v 3��'_ T�L �v(��
, ❑ Pre-Application Conf. Request Form
Site Size: f, �� �� 2 COPIES EACH OF THE FOLLOWING:
❑ Brief Description of the Proposal and
PRE-APPLICATION CONFERENCE INFORMATION any site-specific questions/issues that
you would like to have staff research
prior to the meeting.
All of the information identified on this form are required to be
submitted by the applicant and received by the Planning Division a ❑ Site Plan. The site plan must show the
minimum of one (� week �rior to officially schedulina a proposed lots and/or building layouts
pre-application conference date/time to allow staff ample time to drawn to scale. Also, show the location
of the subject property in relation to the
prepare for the meeting. nearest streets; and the locations of
driveways on the subject property and
A pre-application conference can usually be scheduled within 1-2 across the street.
weeks of the Planning Division's receipt of the request for either � The Proposed Uses.
Tuesday or Thursday mornin�s. Pre-application conferences are
one (1_) hour long and are typically held between the hours of ❑ Topographic Information. Include
9:00-11:00 AM. Contour Lines if Possible.
❑ If the Pre-Application Conference is for a
PRE-APPLICATION CONFERENCES MUST BE SCHEDULED IN MONOPOLE project, the applicant must
PERSON AT THE COMMUNITY DEVELOPMENT COUNTER FROM attach a copy of the letter and proof in
8:00-4:00/MONDAY-FRIDAY. the form of an affidavit of mailing, that
the collocation protocol was completed
IF MORE THAN 4 PEOPLE ARE EXPECTED TO ATTEND THE (see Section 18.798.080 of the Tigard
PRE-APPLICATION CONFERENCE IN YOUR GROUP, PLEASE Community Development Code).
INFORM THE CITY IN ADVANCE SO THAT ALTERNATE ROOM � Filing Fee$240.00 (C�A��r+'`'��
ARRANGEMENTS CAN BE MADE TO ACCOMMODATE THE
GROUP.
HAR�.� - McMONAGLE ASSOCIA�.,,;, INC.
ENGINEERS-SURVEYORS
12555 SW HALL BOULEVARD
TIGARD,OREGON 97223
TEL(503)639-3453 FAX 639-1232
UOSt111flSt2T Q�1-mC.COm
May 9, 2003
City of Tigard
13125 SW Hall Boulevard
Tigard, Oregon 97223
Project: Mason Partition
Subject: Pre-Application Conference
Enclosed are several preliminary site drawings for your review/comments and discussion
at the pre-application conference. A overview of is the site is as follows:
Existing Conditions:
Location: On the south side of SW Walnut Street, approximately 150 feet west of
SW 122"d Avenue. Tax Lot 700, Ta�c Map 2S-1W-03BC.
Zoning: City of Tigard R-4.5, 7500 s.f. lot size min.
Vegetation: The easterly portion of the site is lightly wooded with a mix of deciduous
and conifer trees. The westerly portion(wetland and wetland buffer area)
of the site is heavily wooded with a mix of deciduous and conifer trees.
Proposed Improvements:
3 single family parcels. The existing single family home is to remain on Parcel3.
Primary access will be from SW Walnut Street. Parcels 1 and 2 will access to SW
Walnut Street via a private drive approximately 130 feet west of the existing access to
Parcel 1
Site Difticullties:
The M.S.T.I.P. improvements on SW Walnut Street may vertically and horizontally
affect the proposed partition. What is the timing of the proposed improvements?
We are cunently working with CWS in the issuance of their service provider letter.
'ncerel ,
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_ q CITY OF TIGARD 2/5/2013
- 11:08:30AM
x 13125 SW Hall Blvd.
Tigard,OR 97223 (503)639-4171
Conditions Associated With Case #: MLP2003-00020
Project Name: MASON PARTITION
# DESCRIPTfON STATUS STATUS DATE SEVERITY APPLIED BY ACTION BY
REVISED SHADOW PLAT Met 7/14/07 Cheryl Caines Cheryl Caines
01. Revise the shadow plat to show the square footage of each future parcel to show that they meet the minimum lot size required by the R-4.5 zoning district.
PROVIDE NF&R ACCESS APPROVAL Met 10/8/04 Cheryl Caines Shirley Treat
02. Provide documentation that Eric McMullen from Tualatin Valley Fire and Rescue has approved the proposed access.See notes-condition N/A per CAC
CONSTRUCT PROPOSED HAMMERHEAD Met 10/8/04 Cheryl Caines Bethany Stewart
03. Construct the proposed hammerhead at the end of the access drive shown on the preliminary grading plan.See notes condition N!A per CAC
LANDSCAPING PLAN REQUIREMENTS Met 10/15/07 Cheryl Caines Cheryl Caines
04. Provide and implement a landscaping plan that provides plant types and procedures for revegetation.
FINAL TREE PROTECTION PLAN Met 2/13/07 Cheryl Caines Cheryl Caines
05. Prior to any site work,the applicant shall submit a final Tree Protection Plan that follows the recommendations of the City Forester,as outlined under the
discussion of Chapter 18.790,Tree Removal, in this decision.
PUBLIC WORKS DEPT.CONCERNS Met 1/19/07 Kim McMillan Kim McMillan
06. Prior to any site work,the applicant shall submit documentation addressing the concerns of the Public Works Department. Public Works concerns can be
located under Section VI. "Other Staff Comments".
TPZ ON-GOING REQUIREMENTS Applied 10/8/04 Cheryl Caines Patty Lunsford
07. The property owner/applicant and their assigns are responsible for complying with the following requirement: The Project Arborist shall inspect the site at a
minimum of every two weeks,and at any time when intrusions into the TPZ are required. The project arborist shall submit written reports to the City Forester a
minimum of once every two weeks, as he monitors the construction activities and progress. These reports shall inciude any changes that may have occurred to the
TPZ as well as indicate the condition and location of the tree protection fencing. If the amount of TPZ was reduced,then the Project Arborist shall justify why the
fencing was moved,and shall certify that the construction activities to the trees did not adversely impact the overall and long term health and stability of the tree(s). If
the reports are not submitted or received by the City Forester at the scheduled intervals,and if it appears the TPZ"s or the Tree Protection Plan is not being followed
by the contractor,the City can stop work on the project until an inspection can be done by the City Forester and the Project Arborist and appropriate remedies can be
imposed, if necessary. This inspection will be to evaluate the tree protection fencing,determine if the fencing was moved at any point during construction, and
determine if any part of the Tree Protection Plan has been violated.
PFI PERMIT REQUIREMENTS Met 1/19/07 Kim McMillan Kim McMillan
Page 1 of 4
# DESCRIPTION STATUS STATUS DATE SEVERITY APPLIED BY ACTI�N BY
08. A Public Facility Improvement(PFI)permit is required for this project to cover the storm culvert, driveway and any other work in the public right-of-way (ROV�.
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. Pubiic Facility Improvement(PFI)permit plans shall conform to
City of Tigard Public Improvement Design Standards,which are available at City Hall and the City"s web page(www.ci.tigard.or.us).
PFI PERMIT FINANCIAL ASSURANCE Met 1/19/07 Kim McMillan Kim McMillan
09. 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.
REMOVE EXISTING WALNUT ST. DRV Met 1/19/07 KSM KSM
10. The PFI permit plan shall include the removal of the existing driveway on SW Walnut Street.
WALNUT ST ROW TO 35 FEET Met 8/24/07 KSM BRS
11. The final plat shall include the dedication of ROW to provide 35 feet from centerline on SW Walnut Street.
PAY ADDRESSING FEE Met 9/20/07 KSM BRS
12. Prior to final plat approval,the applicant shall pay the addressing fee. (STAFF CONTACT: Shirley Treat, Engineering).
EXECUTE RESTRICTIVE COVENANT Met 1/23/06 KSM KSM
13. The applicant shall execute a Restrictive Covenant whereby they agree to complete or participate in the future improvements of SW Walnut Street adjacent to
the subject property,when any of the foliowing events occur:A. when the improvements are part of a larger project to be financed or paid for by the formation of a
Local Improvement District,8. when the improvements are part of a larger project to be financed or paid for in whole or in part by the City or other public agency, C.
when the improvements are part of a larger project to be constructed by a third party and involves the sharing of design and/or construction expenses by the third
party owner(s)of property in addition to the subject property,orD. when construction of the improvements is deemed to be appropriate by the City Engineer in
conjunction with construction of improvements by others adjacent to the subject site.
STMNT FNL PLT PRIV ST UTILTY E Met 8/24/07 KSM BRS
14. The applicant shall cause a statement to be placed on the final plat to indicate that the private street and utility easement will be jointly owned and maintained by
the private property owners who abut and take access from it(them).
SIGHT DISTANCE CERTIFICATION Met 10/24/07 KSM MSB
15. The applicanY's engineer shall provide post-public improvement sight distance certification.
PRIVTE WTR EASEMENT PARCL 1 FA Met 1/6/06 KSM Shirley Treat
16. The final plat shall show a private water easement on Parcel 1 in favor of Parcel 2.
CONECT PROP BLDG PUB SS/SYSTM Met 8/23/07 KSM MSB
17. The applicant shall provide connection of proposed buildings to the public sanitary sewerage system. A connection permit is required to connect to the existing
public sanitary sewer system.
STATE PLANE COORDINATES Met 8/8/07 KSM BRS
Page 2 of 4
_ _ w
# DESCRIPTION STATUS STATUS DATE SEVERITY APPLIED BY ACTION BY
18. The applicanY's final plat shall contain State Plane Coordinates on two monuments with a tie to the City"s global positioning system(GPS)geodetic control
network(GC 22). These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the
coordinates,the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates
can be established by:" GPS tie networked to the City"s GPS survey." By random traverse using conventional surveying methods.
FINAL PLAT SUBMISSION REQUIRMN Met 10/31/07 KSM BRS
19. 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 J.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 Walnut 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 applicanY's surveyor.F. After the City and County have reviewed the final plat,submit three mylar copies of the final plat for City Engineer signature
(for partitions),or City Engineer and Community Development Director signatures(for subdivisions).
REC ACCESS&MAINT RIGHTS Met 1/6/06 SJR SJR
20. Record access and maintenance rights for the proposed parcels. NOTE: This is on the plat
PLAN SHOWING STREET TREES Applied MAS DLW2
21. Provide a plan showing street trees along SW Walnut Street and the proposed private street that are in compliance with Section 18.745.040.C.2.0 of the Tigard
Development Code and type of tree that is consistent with Tigard"s street tree list prior to recording the final plat.
SUBMT/IMPLMNT TREE MITIGTN PLA Met 12/3l10 Cheryl Caines Cheryl Caines
22. The applicant is required to submit and implement a tree mitigation plan for 102 inches.
RECORD DEED RESTRICTIONS Applied MAS DLW2
23. Record deed restrictions for all trees to remain located on the proposed parcels.
FINL REP TRE PPLN IMPLMNT/DETA Applied MAS DLW2
24. Prior to issuance of building permits the Project Arborist shall submit to the City Forester a final report describing how the Tree Protection Plan was implemented
and detailing any failures to comply with the Tree Protection Plan. The report shall also describe the health of all remaining trees on the site,with details provided as
to any tree that has had its root system disturbed or that has othervvise been damaged.
PHOTOMYLAR COPY OF FINAL PLAT Met 4/25/08 KSM BRS
25. Prior to issuance of building permits,the applicant shall provide the Engineering Department with a"photomylar"copy of the recorded final plat.
SIGNAG ENTRANCE AT PRIV STREET Applied KSM DLW2
26. Prior to issuance of building permits,the applicant shall provide signage at the entrance of the private street that lists the addresses that are served by the given
driveway or street.
OVHD UTIL LNS UNDRGRN OR PAY F Met 8/23/07 KSM MSB
27. The applicant shall either place the existing overhead utility lines along SW Walnut 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$17,080.00 and it shall be paid prior to issuance of building permits.
PAY STD WTR QUAUQUANT FEE PER Applied KSM DLW2
28. During issuance of the building permit for Parcels 1 &2,the applicant shall pay the standard water quality and water quantity fees per lot(fee amounts will be the
latest approved by Clean Water Services(CWS).
Page 3 of 4
►
# DESCRIPTION STATUS STATUS DATE SEVERlTY APPUED BY ACTION BY
Page 4 of 4
Cheryl Caines- RE: Mason Partition Page 1
. . ,.,. .
�
From: Cheryl Caines
To: Ludwick, Lance
Date: 11/30/2006 3:57:15 PM
Subject: RE: Mason Partition
Lance,
The decision addresses the mitigation required. The approved plan shows 67% retention, which requires
mitigation of 50% of the inches lost(102 inches).
Cheryl
»> "Lance Ludwick" <lance@h-mc.com> 11/30 2:46 PM »>
Cheryl, Per section 18.790.030(B)(2)(d.) of the City of Tigard Development Code, "Retention of 75% or
greater of existing trees over 12 inches in caliper requires no mitigation."We are retaining 77%, so no
mitigation plan is required. Let me know if you have heard something different. Regards, Lance
From: Cheryl Caines [mailto:CHERYLC@tigard-or.gov]
Sent: Thursday, November 30, 2006 1:55 PM
To: Lance Ludwick
Subject: Mason Partition
Lance,
I have taken a look at the landscape plan submitted for the Mason partition. I assume that is to meet
condition#4. A tree mitigation plan is also required (condition#22). The two plans should match and I
can sign off both conditions at the same time. I will need tree size and species so I can verify that the
trees are adequately spaced.
Thank you,
Cheryl Caines
Assistant Planner
(503) 718-2437
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HARRIS-McMONAGLE ASS�CIATES, INC.
EtiGINF:FRS-SCRVEYORS-PLA�\ERS
12555 SW HALL BLVD
TIG;�RD,OREGOti 97223-6287
7�e1.(503)639-3�ii3-Fax(S03)639-1232 �ECEi VED
T - R- A - N - S - M - I - T- T -A - L ' OV 2 Q Z006
�I rY UF TIGARD
November 20, 2006 aLANNINGIENGINEERING
- --_- —
PROJECT: Mason Land Partition
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TO: Maris Buxton
City of Tigard Planning Coordinator
ATTN: Maris
****************************************************************************
The following have been attached to this transmitt l: �
, N�!
1. 5 sets of Construction Plans � ",v L�
2. 5 copies of Landscape Plan
I ` � 3. 1 check for $300.00 �
� 4. Public Facility Improvement Permit/ ��1�1 �
/ �
This is the first submittal of the engineered construction plans for review by engineering and
planning. I understand that I submit the plans to you and you will have distributed to engineering
and planning. If you have any questions or comments please contact me at your earliest possible
convenience at 1.<��������i�li-����.cc�rn or call 503-639-3453.
Regards,
��, _� �
Lance S. Ludwick P.E.
Harris-McMonagle Associates, Inc.
12555 SW Hall Blvd.
Tigard, Oregon 97223-6287
Telephone (503) 639-3453
FAX (503) 639-1232
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- L�Zt�1 Of Tigard, Oregon • 13125 SW Hall Blvd. • Tigard, OR 97223
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December 23, 2010
Jon David&Kari G. Mason
12220 SW Walnut St.
Tigard, OR 97223
Re: Permit No. MLP2003-00020
Dear Mr. &Mrs. Mason:
The City of Tigard has processed a refund for the deposit of fees on the above referenced
, pernut for the following:
Site Address: 12220 SW Walnut St.
Project Name: Mason Partition
Job No.: N/A
Refund: � Check #200311 in the amount of$12,750.00.
❑ Credit card "return" receipt in the amount of$
❑ Trust account"deposit"receipt in the amount of$ .
Notes: Tree mitigation requirements are satisfied;refund 100% of cash asssurance.
If you have any questions please contact me at 503.718.2430.
Sincerely,
�� ���
-�° � ��%���.ak': _ --
Dianna Howse
Building Division Services Supervisor
Enc.
I:\Bwlding\Refunds\Administration\LtrRefund-Deposit.doc 01/IG/07
Phone: 503.639.4171 . Fax: 503.684.7297 . www.tigard-or.gov . TTY Relay: 503.684.2772
. " City of Tigard
, ,
Accela Refund Request
This form is used for refund requests of land use, development engineering and building application
fees. Receipts, documentation and the Requeft forl'ermitAction form (if applicable) must be attached
to this request. Refund requests are due to Accela System Administrator by Wednesday at
5:00 PM for processing by the following Wednesday. Accounts Payable will route refund
checks to Accela System Admuustrator for distribution. Please allow up to 2 weeks for processing.
PAYABLE TO: Jon David & Kari G Mason DATE: 12/23/2010
]2220 SW Walnut St.
Tigaxd, OR 97223 REQUESTED BY: Dianna Howse
Cheryl Caines
TRANSACTION INFORMATION:
Receipt#: 2007-3895 Case#: MI.P2003-00020
Date: 8/23/07 Address/Parcel: 12220 SW Walnut St.
Pay Method: Check Project Name: Mason Partition
EXPLANATION: The tree mitigation requirements for partition have been satisfied. Refund 100%of tree
replacement cash assurance.
REFUND INFORMATION:
Fee Description From Receipt Revenue Account No. Refund
Exam le: Buildin Permit Fee Exam le: 2300000-43104 $Amount
Tree Re lacement Cash Assurance 2G00000-22000 $12,750.00
TOTAL REFUND: $12,750.00
APPROVALS:
If under$5,000 Professional Staff
If under$12,500 Division Manager
��, i2 �,
If under$25,500 Department Manager
If under$50,000 Ciry Manager
If over$50,000 Local Contract Review Board
FOR TIDEMARK SYSTEM ADMINISTRATION USE ONLY
Case Refund Processed: Date: � �2 j B �
I:\Bwlding\Refunds\RefundRequest.doc�09/Ol/2010
, . ,�
CITY OF TIGARD RECEIPT
{� 13125 SW Hall Blvd.,Tigard OR 97223
503.639.4171
�
,�=��Cl.r�..9�
Receipt Number: 180806 - 12/23/2010
CASE NO. FEE DESCRIPTION REVENUE ACCOUNT NUMBER PAID
MLP2003-00020 $-12,750.00
Total: E-12,750.00
PAYMENT METHOD CHECK# CC AUTH.CODE ACCT ID CASHIER ID RECEIPT DATE RECEIPT AMT
Check 200311 DHOWSE 12/23/2010 $-12,750.00
Payor: Jon David&Kari G. Mason
Total Payments: $-12,750.00
Balance Due: $12,750.00
Page 1 of 1
" Community Development
• � .
Request for Permit Action
TO: CITY OF TIGARD
Building Division Services Coordinator
13125 SW Hall Blvd.,Tigard,OR 97223
Phone: 503.718?430 Fax: 503.598.1960 www.tigard-or.gov
FROM: � Owncr ❑ Applicant ❑ Contractor ❑ Cin- Staff
(chcck onc)
REFUND OR Name: Jon David Mason&Kari G Mason
INVOICE TO' �usincss or Indi��idual)
Mailing l�ddress: 12220 SW Walnut St.
City/State/Zip: Ti�ard, OR 97223
Phone No.: 503-590-5757
PLEASE TAKE ACTION FOR THE ITEM(S) CHECKED (✓):
-C�NC-k'.�.-�ERMIT APPLIC�TION.
REFUND RIVIIT FEES (attach receipt,if available).
CE FOR FEES DUE (attach case fee schedule and explain below).
❑ REMOVE CONTRr1CTOR FROM PERMIT (do not cancel permit).
Permit #: MLP2003-00020
Site Address or Parcel#: 122220 SW Walnut St.
Project Name: Mason Partition
Subdivision Name: Lot#:
EXPLANATION: Please refund tree replacement cash assurance in the amount of�12,750
The applicant has satisfied the miu�arion requirements for i�LI.P2003-00020 by planting over 102
caliper inches of trees.
Signature: �,�'�.u.�� Q • (�a�:.�� Date: 12-3-10
Cher3�l aines
Print Name:
Refund Polict
1. "I'he Direc[or or Building Official may au[honzc thc refund oE
a) any fee whieh was erroneously Paid or coliccted.
b) not more than 80°o of the land usc applicadon fee whcn an apPlication is withdra�vn or cancelcd before any re�-iew effort has been espended.
c) not more[han 80°'�of the land use application fee for issucd perrnits.
d) not more than 80°o of the building plan re��iew fee when an application is canceled before any plan ce��ie�v eEfort has been espended.
e) not more than 8fl°o of the building permit fec fnr issued rermits Pri�>r ro anc in,pec[ion reyues[s.
' Rcfun.i:�cill h�rrturrn��f t„thr nriL�i:�.tl I'.t�cr m�hc:ir.�r mcth���l m�cl,.ich r•n��ncnt����.ts rcccicc�l. Plca<c alb��c 1-?��ccks tia Pruc�.:m�•,;�� ?<
� ' � �
��, l�tc tu ���� _Aclmin: � Dsre fic I:i� ru�r.�dmin: Datc/.t�:' " ��� B�-
Kefund Pcocessed: Date/��' �� /C t3� - In�oice Processed: llate ' B�
Permit Canceled: Date � ff Bv Parcel Ta _�dded: Date B
Recei t# Date v�,j O � �Iethod . _lmount�
L\Bwlding\P'orms\ReqPem�it:�ction. oe R •07/2G/07
!�"
; Jon and Kari Mason
- 12220 SW Walnut St. ♦Tigazd, OR 97223 ♦ 503--590-5757 ♦ mason1184(cicomcast.net
November 23, 2410
To:
City of Tigazd
Planning/City Arborist
RE: Tree Mitigation Plan—MLP2003-00020 Mason Partition
We are submitting the required site plan&Arborist report regazding the Tree Mitigation Plan for
MLP2003-00020 Mason Partition. The sites for the tree planting,the inch caliper requirements,
and tree descriptions aze included.
We are requesting full reimbursement of$12,750(102 caliper inches)that was deposited in the
tree mitigation account in 2007.
Sincerely,
Jon Mason
(,, . �
`--f-.d�.. ,����/ �
���z��e
�'�� Kari Mason
,
�
: •`� ' ..��1���- -
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I l�l 1 1 Vl' 11V!'11W
:"�� 2:23:34PM
13115 SW Hall Blvd.
� I Igard,OR 97223 503.639.4171
, �
Receipt #: 2720U700U00000003895
Date: 08/23/2007
Line Items:
Case No Tran Code Description Revenue Account No Amount Paid
MLP2003-00020 [TREECA] Tree Rplc Cash Assur 22�-0000-22901 1 12,750.0U
Line Item "fotal: $12,750.00
Yayments:
Method Payer User [D AcctJCheck No. Approval No. How Received Amowit Paid
Check JON DAV[D MASON& KARI G DEB 1032 In Person 12,7�0.00
MASON
Payment Total: $12,750.00
cReceipt rp[ Page 1 of 1
_ ' Community Development
Request for Permit Action
TO: CITY OF TIGARD ^ �
Building Division Services Coordinator `�
13125 SW Hall Blvd.,Tigard, OR 97223
Phone: 503.718.2430 Fax: 503.598.1960 ww-w.tigard-or.gov
FROM: � Owner ❑ Applicant ❑ Contractor ❑ City Staff
(check one)
REFUND OR Name: Jon David Mason & Kari G Mason
INVOICE'I'�: (Business or Individual)
Mailing Address: 12220 SW Walnut St.
City/State/Zip: Tigard, OR 97223
Phone No.: 503-590-5757
PLEASE TAKE ACTION FOR THE ITEM(S) CHECKED (✓):
❑ CANCEL PERMIT APPLICATION.
� REFUND PERMIT FEES (attach receipt,if available).
❑ INVOICE FOR FEES DUE (attach case fee schedule and explain below).
❑ REMOVE CONTRACTOR FROM PERMIT (do not cancel permit).
Permit#: MLP2003-00020
Site Address or Parcel #: 122220 SW Walnut St.
Project Name: Mason Partition
Subdivision Name: Lot #:
EXPLANATION: Please refund tree replacement cash assurance in the amount of$12,750
The applicant has satisfied the mitigarion requirements for MLP2003-00020 by planting over 102
caliper inches �f trees.
Signature: �.�✓ Q • (ra•��v,� Date: 12-3-10
Cheryl aines
Print Name:
Refund Polir,.y
1. The Dicector or Building Official may authorize the refund of:
a) any fee which was erroneously paid or collected.
b) not more than 80%of the land use appGcation Fee when an appGcation is withdra�vn or canceled before any re�•ie�v effort has been expended.
c) not more than 80°-0 oE the land use applicauon fee for issued permits.
d) not more than SO°'o of the building plan reciew fee when an application is canceled before any plan re�•ie�v effort has been ezpended.
e) not more than 80°'0 of the building pemut fee For issucd perrrvrs Pric�r[o any in,pection requests.
2. Refunds�vill be cetumed to the onginal Payer m the same method in�vhich paymen[�vas receiced. Please allo�v 1-2�veeks foz processing refu�ds-
Rte to S s Admin: Date Bv Rte to Bld �dmin: Date �3v
Refund Processed: Date I3 Invoice Proccssed: Date B
Pemut Canceled: Date B Parcel Ta �ldded: Date B
Recei t# Date :�lethod �mount$
L\Building\Porms\ReqPemvtAction.doc Re��07/2G/07
, �, -• .. .
# DESCRIPTION STATUS STATUS DATE SEVERITY APPLIED BY ACTION BY
19. 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 Walnut 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 three mylar copies of the final plat for City Engineer signature
(for partitions), or City Engineer and Community Development Director signatures(for subdivisions).
REC ACCESS&MAINT RIGHTS Met 1/6/06 SJR SJR
20. Record access and maintenance rights for the proposed parcels. NOTE: This is on the plat
PLAN SHOWING STREET TREES Applied MAS DLW2
21. Provide a plan showing street trees along SW Walnut Street and the proposed private street that are in compliance with Section 18.745.040.C.2.0 of the Tigard
Development Code and type of tree that is consistent with Tigard"s street tree list prior to recording the final plat.
BMT/IMPLMNT TREE MITIGTN PLA Met 12/3/10 Cheryl Caines Cheryl Caines �
22. he applicant is required to submit and implement a tree mitigation plan for 102 inches.
RECORD DEED RESTRICTIONS Applied MAS DLW2
23. Record deed restrictions for all trees to remain located on the proposed parcels.
FINL REP TRE PPLN IMPLMNT/DETA Applied MAS DLW2
24. Prior to issuance of building permits the Project Arborist shall submit to the City Forester a final report describing how the Tree Protection Plan was implemented
and detailing any failures to comply with the Tree Protection Plan. The report shall also describe the health of all remaining trees on the site,with details provided as
to any tree that has had its root system disturbed or that has otherwise been damaged.
PHOTOMYLAR COPY OF FINAL PLAT Met 4/25/08 KSM BRS
25. Prior to issuance of building permits,the applicant shall provide the Engineering Department with a"photomylar"copy of the recorded final plat.
SIGNAG ENTRANCE AT PRIV STREET Applied KSM DLW2
26. Prior to issuance of building permits,the applicant shall provide signage at the entrance of the private street that lists the addresses that are served by the given
driveway or street.
OVHD UTIL LNS UNDRGRN OR PAY F Met 8/23/07 KSM MSB �
27. The applicant shall either place the existing overhead utility lines along SW Walnut 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$17,080.00 and it shall be paid prior to issuance of building permits.
PAY STD WTR QUAUQUANT FEE PER Applied KSM DLW2 �
28. During issuance of the building permit for Parcels 1 &2,the applicant shall pay the standard water quality and water quantity fees per lot(fee amounts will be the �-
latest approved by Clean Water Services(CWS). � �
h �R
� v
S �
O
8
Page 3 of 3 �+
d
Jon and Kari Mason
12220 SW Walnut St. ♦Tigard,OR 97223 ♦ 503--590-5757♦ masonl 184(a�comcast.net
November 23, 2010 � ��������
To:
City of Tigard �
-:=P.�r
Planning/City Arborist
RE: Tree Mitigation Plan—MLP2003-00020 Mason Partition
We are submitting the required site plan&Arborist report regarding the Tree Mitigation Plan for
MLP2003-00020 Mason Partition. The sites for the h�ee planting,the inch caliper requirements,
and tree descriptions are included.
We are requesting full reimbursement of$12,750(102 caliper inches)that was deposited in the
tree mitigation account in 2007.
Sincerely,
Jon Mason
,��
Kari Mason
>> ./
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.
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November 8,2010
Jon Mason
12220 SW Walnut Street
Tgard,Oregon 97223
503-504-8278 mason1184na.comcast.net
RE: T�ee Mitiaation Plan–Projec�MLP2003-00020 Mason Partition
Sites: Jon Mason Craig Simmons
12220 SW Walnut Street 9300 SW Edgewood Street
Tigard,Oregon 97223 Tigard,O�gon 97223
Mr.Mason,
Based upon the Site Visit on October 6,2010 and review of projed documents,mY���9��9 Y�r Tree
M+tigation Plan are as follows:
Site Tree Detail:
�G. �
• 41 Acer nr6nnn Yied Su�set'-Red Sunset M�le
• 42 Crataegtu c►tugafk'Crt�sade�-Gusadet Hawthom
83 Tatal Trees{(50 @ 1.5 Caliper Inches)+(33 @ 1.25 Caliper Inches)}=116.�i Ind�es To�tal�
'Subjed Trees Exceed City of Tgard Requirernent o�102.00"Ir�es by 14.25'Ir�hes:
• 46 T�ees PlaMed at Mason Property—Every 17 in Altema�rg Maple 8�Ha�Mhorn Pa�em
• 37 Trces Plar�ed at Simrnons Property--Every 17 in Altemating Maple&Hawlhom Pattem
All subject trees appear t4 be heatthy,good structured speamens.If you have any que�ions,please oontad me
directiy at 503-710-0815.Thank you tor choosing Arbor Pro.
S�y,
���'� ��� �
�
:�y
M�w B«,�5,isA c�a a�o�t���s�
Member ASCA–American Soaeiy of Consui�ng Arborists
Member TCIA–Tree Care Industry Association
Member ISA–I�ernational Soaely�Arboricufture
�►+ :�.,,
• �! � T�CYA = �� ��.
� ,.......__...... .,.:�_.
.. . . . . .. . . . � �
?/14/20('7
. CITY OF TIGART 4:30:1��'M
= 13125 SW Hall Blvd.
� Tigard,OR 97223 (503)639-3171
Conditions Associated With Case #: MLP2003-00020
Project Name: MASON PARTITION
CURRENT I STATUS I UPDATED
# DESCR[PTION STATUS* DATE BY DATE BY
1 REVISED SHADOW' PLAT M 7 14 ?007 MAS 2`14 ?007 CAC
I. Revise the shadow plat to show the square footage of each future parcel to show that they meet the minimum lot si�e
required by the R-4.5 zoning district.
2 PROVIDE TVF&R ACCESS APPROVAL N MAS 10/6/2004 PLL
2. Provide documentation that Eric McMullen from Tualatin Valley Fire and Rescue has approved the proposed access.
3 CONSTRUCT PROPOSED HAMMERHEAD N MAS ]0/6/2004 PLL
3. Construct the proposed hammerhead at the end of the access drive shown on the preliminary grading plan.
4 LANDSCAPING PLAN REQUIREMENTS N MAS 10/6/2004 PLL
4. Provide and implement a landscaping plan that provides plant rypes and procedures for revegetation.
5 FINAL TREE PROTECT[ON PLAN M 2/13/2007 MAS 2/l3/2007 CAC
5. Prior to any site work,the applicant shall submit a final Tree Protection Plan that follows the recommendations of the City
Forester,as outlined under the discussion of Chapter 18.790,Tree Removal, in this decision.
6 PUBLIC WORKS DEPT.CONCERNS M 1/19/2007 KSM 1/19/2007 KSM
6. Prior to any site work,the applicant shall submit documentation addressing the concerns of the Public Works Department.
Public Works concerns can be located under Section VI.
"Other Staff Comments".
7 TPZ ON-GOING REQUIREMENTS N MAS 10/6/2004 PLL
7. The property owner/applicant and their assigns are responsible for complying with the following requirement: The Project
Arborist shall inspect the site at a minimum of every two weeks,and at any time when intrusions into the TP7.are required.
The project arborist shall submit written reports to the City Forester a minimum of once every two weeks,as he monitors the
construction activities and progress. These reports shall include any changes that may have occurred to the TPZ as well as
indicate the condition and location of the tree protection fencing. If the amount of TPZ was reduced,then the Project Arborist
shall justify why the fencing was moved,and shall certify that the construction activities to the trees did not adversely impact
the overall and long term health and stability of the tree(s). If the reports are not submitted or received by the City Forester at
the scheduled intervals,and if it appears the TPZ's or the Tree Protection Plan is not being followed by the contractor,the
City can stop work on the project until an inspection can be done by the City Forester and the Project Arborist and appropriate
remedies can be imposed, if necessary. This inspection will be to evaluate the tree protection fencing,determine if the
fencing was moved at any point during construction,and determine if any part of the Tree Protection Plan has been violated.
8 PFI PERMIT REQUIRF.MENTS M 1/19/2007 KSM 1/19/2007 KSM
8. A Public Facility Improvement(PFf)permit is required for this project to cover the storm culvert,driveway and any other
work in the public right-of-way(ROW). 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 Faciliry [mprovement(PFI)permit plans shall conform to
City of Tigard Public Improvement Design Standards, which are available at City Hall and the City's web page
(www.ci.tigard.or.us).
9 PFl PERMIT FINANCIAL ASSURANCE M I/19/2007 KSM I/19/2007 KSM
9. 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. �
10 REMOVE EXISTING WALNUT ST. DRVWAY M 1/19/2007 KSM 1/19/2007 KSM ��
l0. The PFI permit plan shall include the removal of the existin�driveway on SW Walnut Street.
I 1 WALNUT ST ROW TO 35 FEET N 1 1/9/2006 BRS
1 l. The final plat shall include the dedication of ROW to provide 3� feet from centerline on SW Walnut Street.
Ping-CaseConditions.rpt Page 1 of 3
�
a����% Arbor Pro, Inc. 503.491.2844
PO Box 2267 Fax: 503.491.2834
� Lake Oswego,OR 97035 Website arborpronw.com
,c��prj�yp Email:info@arborpro�w.com
THtF F.%YE0.l�
December 5,2007
John and Kari Mason � a � .3fvu��S `�'
12220 SW Walnut St. � �
Tigard,OR 97223
503-504-8278
503-590-2451
jlmserv@worldnet.att.net
Tree Preservation Plan Review and Site Visit for 12220 SW Walnut St.Tigard,OR
Additional site visits were made during the first and last week of November to the Mason Project at 12220 SW Walnut. The
purpose of this visit was to visually review tree condition and condition of the tree protection fencing. All trees appear to be in
similar condition as they were before project started. All protection fencing appears secure and in place.
I recommend doing a post-construction deep root fertilization to trees numbered 4930 to 4936. These trees have road surfaces
on two sides of their root zones,past soil compaction and root disturbance inhibits trees respiration,nutrient and water uptake.
Deep root fertilization will provide needed nutrients and create more air space.
If you have any questions regarding this report,give me a call @ 503-710-0815
Sincerely,
,-
,,
j/�G,- :.���� � -
��
� ,
� �::�- �
��.�,����
Mark Bourgeois r����� �. 01
ISA Certified#PN1562A �Q
ArborPro,Owner/President C �5
�� -�'.��'������'�
,���"ti� A,��r.lr,°..
C��` ��:'t�`'s= -�
p�����,��t.
�- ,,��,���;
'��,GGREOITED '
��a �,��< �� '�� � -�
CCB# 128102 TIN#93-1242529 �^�.�,;',,.,�,/�;: �������-�� ��,�E".w��
i_����i: Arbor Pro, Inc. 503.491.2844
PO Box 2267 Fax: 503.491.2834
� Lake Oswego,OR 97035 Website arborpronw.com
AI'bo1'PYO Email:info@arborpronw.com
��NtF. �".\1'I�HI.
Assumptions and LimitinQ Conditions
1. Any legal description provided to the consultant is assumed to be correct. Titles and ownerships to property are
assumed to be good and marketable. No responsibility is assumed for legal matters.
I 2. Care has been taken to obtain all information form reliable sources. All data have been verified insofar as feasible;
I however,the consultant can neither guarantee nor be responsible for the accuracy of information provided by others.
3. The consultant shall not be required to give testimony or attend cour�by reason of this report unless subsequent
contractual arrangements are made,including additional fees.
4. This report and any values expressed herein represent the opinion of the consultant,and the consultant fee is in no
way contingent upon the reporting of a specified value,a stipulated result,the occurrence of a subsequent event,nor
upon any finding to be reported.
5. Sketches,drawings and photographs in this report are intended as visual aids and are probably not to scale. The
reproduction of information generated by other consultants is for coordination and ease of reference. Inclusion of such
information does not constitute a representation by the consulting arborist,as to the sufficiency or accuracy of the
information.
6. Unless expressed otherwise,information in this report covers only items that were examined,and reflects the condition
of those items at the time of inspection. The inspection is limited to visual examination of accessible items without
laboratory analysis,dissection,excavation,probing,or coring,unless otherwise stated.
7. 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.
8. This report is the completed work product. Any additional work,including production of a site plan,addenda and
revisions,construction of tree protection measure,tree work,or inspection of tree protection measures,for example,
must be contracted separately.
9. Loss or alteration of any part of this report invalidates the entire report.
'�I�GC ITED �\1.��.�\l!;(./I
,:�'��` ;° G�'sG� �CYA � � .
CCB# 128102 TIN#93-1242529 �,-,°\��„�,.,� �. �, , �,�,,,, „_ , , , , ,
i=���% Arbor Pro, Inc.
503.491.2844
PO Box 2267 Fax: 503.491.2834
� Lake Oswego,OR 97035 Website azborpronw.com
A�p�p Email:info@arborpronw.com
rktt: E.xvtx�,
October 10,2007
John and Kari Mason 1 ��� � U�, ���
12220 SW Wainut St. r�1 l—� � �
Tigard,OR 97223
503-504-8278
503-590-2451
jlmserv@worldnet.att.net
Tree Preservation Plan Review and Site�sit for 12220 SW Walnut St.Tigard,OR
A site visit was made during the third week of September and the first week of October to the Mason Project at 12220 SW
Walnut. The purpose of this visit was to visually review tree condition and condition of the tree protection fencing. All trees
appear to be in similar condition as they were before project started. Some soil piles were obseroed on the west side of Parcel
#1 within root zones of some of those trees. 1 requested that this be moved and it has since been done. All protection fencing
appears secure and in place.
I recommend doing a post-const�uction deep root fertilization to trees numbered 4930 to 4936. These trees have road surfaces
on finro sides of their root zones,past soil compaction and root disturbance inhibits trees respiration,nutrient and water uptake.
Deep root fertilization will provide needed nutrients and create more air space.
If you have any questions regarding this report,give me a call @ 503-710-0815
Sincerely,
,-,
C�. /' ����� � �, � �-7
������
�
Mark Bourgeois
ISA Certified#PN1562A
ArborPro,OwnedPresident
4
�LG�irEp. ��}'.li;/./,
F�� �j`, ►���� � ,/ �
CCB# 128102 TIN#93-1242529 �`�,�,,,,,,,,��,�. �� ,a,l��',q�'�C1
l
iz��+i: Arbor Pro, Inc. 503.491.2844
PO Box 2267 Fax: 503.491.2834
` Lake Oswego,OR 97035 Website arborpronw.com
AIf)oI'PYO Email:info@arborpronw.com
Txce P.xvrurs
Assumations and Limiting Conditiona
1. Any legai description provided to the consultant is assumed to be correct. Titles and ownerships to property are
assumed to be good and marketable. No responsibility is assumed for legal matters.
2. Care has been taken to obtain all information form reliable sources. All data have been verified insofar as feasible;
however,the consultant can neither guarantee nor be responsible for the accuracy of information provided by others.
3. The consultant shall not be required to give testimony or attend court by reason of this report unless subsequent
contractual aRangements are made,including additional fees.
4. This report and any values expressed herein represent the opinion of the consultant,and the consultant fee is in no
way contingent upon the�eporting of a specified value,a stipulated resuft,the occurrence of a subsequent event,nor
upon any finding to be reported.
5. Sketches,drawings and photographs in this report are intended as visual aids and are probably not to scale. The
reproduction of information generated by other consultants is for coo�dination and ease of reference. Inclusion of such
information does not constitute a representation by the consulting arborist,as to the sufficiency or accuracy of the
information.
6. Unless expressed otherwise,information in this report covers only items that were examined,and reflects the condition
of those items at the time of inspection. The inspection is limited to visual examination of accessible items without
laboratory analysis,dissection,excavation,probing,or coring,unless otherwise stated.
7. 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.
8. This report is the completed work product. Any additional work,including production of a site plan,addenda and
revisions,construction of tree protection measure,tree work,or inspection of tree protection measures,for example,
must be contracted separately.
9. Loss or alteration of any part of this repo�t invalidates the entire report.
.�- ,�,�..��;�,
'�,CGREEITFp� `- .' �
_ :- ��1��/4 Gl'SG� �PC�A � ��'
CCB# 128102 TIN#93 1242529 .I�,�,�,,.,�,�'. �� ����t�..,�, �,�,„ a.,., .
�1
ARBORIST FIELD OBSERVATIDNS '
.
. � .
Date: � �o v 7
Project Name: ��°'`'"' r�Y 7��^
Com liance Violation Notes
1. Location of tree protection fence n,�-� t y,.,� ,f f� �� ' �
',.
2. Condition of tree protection fence � �;•:4� �l' 1�,� .«l �°�� S� ����
is ade uate.
3. Preserved trees are healthy and X �h� �,� �� ���,
undama ed. j
4. No dumping of material within the -
TPZ '`
5. Roots (>1") within excavation are
runed
6. No compaction with the TPZ
7. No fill within the TPZ
��ce ,, ��,. {�� �;i'� JwJ nPe��� ��� ^-�,� ��� �.�-- �"��. , ��'�. .,
�--l- �, ��:�
Inspection_P-erformed by:
— i ���� �� � /
,
I:\CURPLN1MastersWRBORIST FIELO OBSERVATIONS.doc
N
ARBORIST FIELD 4BSERVATIDNS '
.
. � .
Date: �� I a 7
Project Name: MUs,N ��.-�7_
Com liance Violation Notes
1. Location of tree protection fence � ���-b.� � <l� �,° ��� � ���� 1
2. Condition of tree protection fence x ��e ,} �o��
is ade uate.
3. Presenred trees are healthy and �7,3� y ���, i .�
undama ed. �
4. No dumping of material within the � ��.�,�,�� dcS,"s ,� 7�z
TPZ
5. Roots (>1") within excavation are m77;p ti� <J ti. �.�
runed
6. No compaction with the TPZ �- i;; -)5j �.-5� •t
7. No fill within the TPZ � ,,;ti�:,t l� � �.s M ��
IePf- n•cJ) � M�. /�,•�J:� T Pn"cv��f.5!;}T` on JI�0 07 � Q,'f� ie�.ce
,r I f< ! Jwq �' �� s�'T ��^^ v�.�2...� . F� l,u I �°'�C ,Si7Jn
Inspection Performed by:
��
I o,�� 1�I�
I:\CURPLNWIastersWRBORIST FIELD OBSERVATIONS.doc
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ATTENDANTS AT MEETING
Name (Print) (Si�nature) (Phone #-Emer�.#)
1.
2.
3.
4.
5.
6.
7.
8.
9.
10.
Rev. 1/12/04 3
JEF
�oi22iaoo�
�CCEL/� Information Summary 9:22:43AM
Case#: PLM2007-00387
Activity Hold l'pdated
Activity Description Date 1 Date 2 Date 3 Disp Le�el gy Date
PLM 1010 AE�plic�iti��n rccei��rd 8'�;"?007 Kt;CU Nonc [�f:f3 5 ?��?Op7
PLM1020 Permit created 8/23l2007 DONE None DEB 8/23/2007
PLM1030 Check for parcel tags 8/23/2007 DONE None DEB 8/23/2007
PLM 1260 PLM signature on application 8/23/2007 DONE None DEB 8/23/2007
PLM 1280 Issue permit 8/23/2007 DONE None DEB 8/23/2007
PLM2�0� Sanitan�se�+�er 8/23!2007 8/24%3007 8/24.%2007 PASS None ST[ 8/24/2007
PLM?399 Pl�nnbin�� final 8!23%?007 8/24%2007 8/2d/2007 PAR"T None STI 8/24/2007
Trans ees Create Created
Fee Type Description Cocle Revenue Accou�t No. Date By .amt. Due
I'FZ!�f f �Pl.l i1�11�J Pcrmii F�e ?-J�-00O0-=J i 1000 4 ?; ?UU7 �)I:[� �7�.>0
SPC�C [l�AX] 8°�o State Surchar��e 100-0000-2070?0 f; '��ZOU7 UEE3 $>,80
Name Case People Listing
Role Type .�ddress Company'Vame Hold Primary
OWN J<>N K: KnRI MASON ��� Nonc Y
12220 SW WALNUT ST
TIGARD,OR 97223 `S� �y,Q��J
PLM JLM SERVICES INC _ �� "✓\ V�
� �\� �(� � None N
12220 SW WALNUT ST r �
TIGARD,OR 97223 � ^ �� ` �v
���i-
�� ��
�'
�Q�� � (M, l���00 3—400�-0
l�o�o�v _
� �� � � �.
.� . �'
C��- �,���-�
�
___�______---�,
lofl
InfoSwmnary_rpt
i;
�
HARRIS - McMONAGLE ASSOCIATES INC. ���� ��f��
ENGINEERS - SURVEYORS � ��
12555 SW HALL BLVD. �T ` � 2007
TIGARD OREGON, 97223
TEL. (503) 639-3453 FAX. (503) 639-1232 `�C,F ��GAHD
,� �-� a. -;-���.�.
TRANSMITTAL
October 22, 2007
TO: BETHANY STEWART
RE: MASON PARTITION SIGHT DISTANCE CERTIFICATION
ENCLOSED PLEASE FIIVD THE FOLLOWING:
1 — STAMPED SIGHT DISTANCE CERTIFICATION FOR WALNUT STREET PRIVATE DRIVE
INTERSECT'ION.
SINCE Y
�— --------
_,
�'� /1���� ---_�____. ��V �`.. .��; C�
ILLIAM L. Mc �.�% �O ""
- � � a
� �
�
_ � � �
SW WALNUT STREET INTERSECTION SlGHT DISTANCE CERTlFICATION
October 19, 2007
City of Tigard
CD - Development Engineering
13125 SW Hall Bivd., Tigard, OR 97223
503-639-4171 Fax:503-624-0752
httQ://www.tiqard-or.qov
Attn: Brittany Stewart
RE: MASON PARTITION — Sight Distance Certification
MLP 2003-00020. SLR 2003-00012, VAR 2003-00112
The access point for this project is a private driveway Tract "A" as shown on the final plat. The
existing intersection of SW 123`d Avenue is 345 feet to the West, the existing intersection of SW
122"d Avenue is 175 feet to the East and the existing intersection of SW 121 St Avenue is 525
feet to the East, all as measured between the centerlines of relating to Tract "A".
The posted speed limit along SW Walnut Street is 30 M.P.H. �sing this posted speed the
required sight distance both ways from the intersection of Tract "A" is 300 feet. in accord with
Tigard Development Code Section 18.705.030.H.1.
As required by Code Sections 18.705.030.H.1, sight distance from Tract "A" onto SW Walnut
Street is measured to be 340 feet to the west and 325 feet to the east. The Code Section requires
that measurements be based on an eye height of 3.5 feet and an object height of 4.25 feet above
the road; and be assumed to be 10 feet from the near edge of pavement to the front of a stopped
vehicle, (actual measurement is taken 15 feet from pavement edge).
In conclusion, I hereby certify that the intersection sight distance at the proposed access point to
SW Walnut Street for the Mason Partition conforms to the requirements for sight distance as set
forth in the Tigard Development Code.
JAMES O. HARRIS, P.E. #15,988 �-- Y_.
:-:, �,.;,,
-.":",+� i b�u j��,
; � .9���INF�,f'���%
r •
.�� � �
_ _f_ _.
. O N
v.9 ✓°� at,i�� ��
�FSO. HP��
��P, r.eo ��3 °f c�l
10/16/2007
�, � 'CITY OF TIGARD 7:5�:49AM
13125 SW Hall Blvd.
� Ti�ard.OK 97223 (Sp3)639-4171
Conditions Associated With Case #: MLP2003-00020
Project Name: MASON PARTITION
CURRENT STATUS UPDATED
# DESCRIPTION STATUS* I DATE BY DATE BY
I REVISED SHADOW PLAT M 7�'14�2007 MAS 2:'14/2007 CAC
1. Revise the shadow plat to show the square foota�e of each future parcel to show that they meet the minimwn lot size
required by the R-4.5 zoning district.
2 PROVIDE TVF&R ACCESS APPROVAL M MAS 10/2/2007 BRS
2. Provide documentation that Eric McMullen from Tualatin Valley Fire and Rescue has approved the proposed access.
See notes-condition N/A per CAC
3 CONSTRUCT PROPOSED HAMMERHEAD M MAS 10/2/2007 BRS
3. Construct the proposed hammerhead at the end of the access drive shown on the preliminary grading plan.
See notes condition N/A per CAC
4 LANDSCAPING PLAN REQUIREMENTS M 10/15/2007 MAS 10/15/2007 CAC
4. Provide and implement a landscaping plan that provides plant types and procedures for revegetation.
5 FINAL TREE PROTECTION PLAN M 2/13/2007 MAS 2/]3/2007 CAC
5. Prior to any site work,the applicant shall submit a final Tree Protection Plan that follows the recommendations of the City
Forester, as outlined under the discussion of Chapter 18.790,Tree Removal, in this decision.
6 PUBLIC WORKS DEPT.CONCERNS M 1/19/2007 KSM 1/19/2007 KSM
6. Prior to any site work,the applicant shall submit documentation addressing the concerns of the Public Works Department.
Public Works concerns can be located under Section VI.
"Other Staff Comments".
7 TPZ ON-GOING REQUIREMENTS N MAS 10/6/2004 PLL
7. The property owner/applicant and their assigns are responsible for complying with the following requirement: The Project
Arborist shall inspect the site at a minimum of every two weeks, and at any time when intrusions into the TPZ are required.
The project arborist shall submit written reports to the City Forester a minimum of once every two weeks,as he monitors the
construction activities and progress. These reports shall include any changes that may have occurred to the TPZ as well as
indicate the condition and location of the tree protection fencing. If the amount of TPZ was reduced,then the Project Arborist
shall justify why the fencing was moved, and shall certify that the construction activities to the trees did not adversely impact
the overall and long term health and stabiliry of the tree(s). If the reports are not submitted or received by the Ciry Forester at
the scheduled intervals,and if it appears the TPZ's or the Trec Protcction Plan is not being followed by the contractor,the
City can stop work on the project until an inspection can be done by the City Forester and the Project Arborist and appropriate
remedies can be imposed, if necessary. This inspection will be to evaluate the tree protection fencing,determine if the
fencing was moved at any point during construction,and determine if any part of the Tree Protection Plan has been violated.
8 PFI PERMIT REQUIREMENTS M 1/19/2007 KSM 1/19/2007 KSM
8. A Public Facility Improvement(PFI)permit is required for this project to cover the storm culvert,driveway and any other
work in the public right-of-way(ROW). Six(6)sets of detailed public improvement plans shall be submitted for review to
the Engineering Department. NOTE:these plans are in addition to any drawings required by the Building Division and
should only include sheets relevant to public improvements. Public Facility Improvement(PFI)permit plans shall conform to
City of Tigard Public Improvement Design Standards,which are available at City Hall and the City's web page
(www.ci.tigard.or.us).
9 PFI PERMIT FINANCIAL ASSURANCE M 1/l9/2007 KSM 1/19/2007 KSM
9. The PFI permit plan submittal shall include the exact legal name,address and telephone number of the individual or
corporate entiry 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.
10 REMOVE EXISTING WALNUT ST. DRVWAY M 1/19/2007 KSM 1/19/2007 KSM
10. The PF1 permit plan shall include the removal of the existing driveway on SW Walnut Street.
Ping-CaseConditions.rpt Page 1 of 3
�.
' � M �scaper LLC Material List
29,..NE Lorie Drnre
Hitlsboro,Oregon
97124
Phone: (503)64&4879
Fax: (503)648-2969
Web: www.homescaper.com Printed On: 8/30/2007
. . . .. � . . .
Jon Mason Mason Residence
12220 SYV Walnut Street 12220 SW Walnut SUeet
Tigard,Orogon Tigard,Oregon
97223 97223
Home Phone (503)635-6911 Treea
• . �- . .
Sl►ade Ti+ae�
3 PieCes Aoer griseum-Paperbark Mapb Paperbark Maple-2 1/2 inch Caliper 2 1R inch caliper
8 Pieces Betula jaquemorrti Himaiayan Birch-4 inch caliper 4 inch caliper
2 Pieoes Comus kousa'Satomi' Pink Japanese Dogwood-2 inch caliper 2 inch caliper
� Ma�W tl�ckt Page 1 Of 1
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5cal e I/8 inch - I f oot N pro ject MA50N pAp1'11"Ibl� :�, nesiqned f3�:
nate March, 2006 �" � �
# I.ocat�on 12220 5'�l Walnut St� .�., " �I,_ -j���s L����y�;�y~° poqer Miller
plan 2 of 2 �'�qard, Op 9�223 � -� �� (503) 6�}8-�}879
CITY OF TIGARD sr3i2oo�
�M
13125 SW Hall Blvd. 2:23:�$PM
l�igard,OR 97223 503.639.�1171
Receipt #: 27200700000000003895
Date: 08/23/2007
[.ine Items:
Case No Tran Code Description Revenue Account No Amount Paid
MLP2003-00020 [TREiF.CA] Tree Rplc Cash Assur 225-0000-22901 1 12,750.00
Line Item Total: $12,750.00
Payments:
Method Payer liser[D AccLlCheck No. Approval No. How Received Amount Paid
Check JON DAVID MASON & KAR( G DEB 1032 [n Person 12,750.00
MASON
Payment Total: �12,750.00
�Re��p�m� Page 1 of 1
, r O 1/18/2006
/�� Conditions Associated With 8:14:46AM
TID
E M A R K Case#: MLP 0 00020
��M�U,E� 5��1�'.�5 '�� __ ._ .�
Condition Status Updated
Code Title Hold Status Changed By Tag Date By
I REVISED SHADOW PLAT None NOT MET MAS 10'06r200�1 PLL
, 1. Revise the shadow plat to show the square footage of each future parcel to show that they meet the minimum lot size
r�quired by the R-4.5 zoning district.
1 PROVIDE TVF&R ACCESS APPROVAL None NOT MET MAS 10/06/2004 PLL
2. Provide documentation that Eric McMullen from Tualatin Valley Fire and Rescue has approved the proposed access.
1 CONSTRUCT PROPOSED HAMMERHEAD None NOT MET MAS 10/06/2004 PLL
3. Construct the proposed hammerhead at the end of the access drive shown on the preliminary grading plan.
1 J,A�IDSCAPING PLAN REQUIREMENTS None NOT MET MAS ]0/06/2004 PLL
�.�r'rovide and implement a landscaping plan that provides plant types and procedures for revegetation.
1 FINAL TREE PROTECTION PLAN None NOT MET MAS 10/06/2004 PLL
� Prior to any site work,the applicant shall submit a final Tree Protection Plan that follows the recommendations of the
C�ty Forester,as outlined under the discussion of Chapter 18.790,Tree Removal, in this decision.
1 TPZ ON-GOING REQUIREMENTS None NOT MET MAS 10/06/2004 PLL
�he property owner/applicant and their assigns are responsible for complying with the following requirement: The
Pro�ect Arborist shall inspect the site at a minimum of every two weeks,and at any time when intrusions into the TPZ are
required. The project arborist shall submit written reports to the City Forester a minimum of once every two weeks,as
he monitors the construction activities and progress. These reports shall include any changes that may have occurred to
the TPZ as well as indicate the condition and location of the tree protection fencing. If the amount of TPZ was reduced,
then the Project Arborist shall justify why the fencing was moved,and shall certify that the construction activities to the
trees did not adversely impact the overall and long term health and stability of the tree(s). If the reports are not
submitted or received by the City Forester at the scheduled intervals,and if it appears the TPZ's ar the Tree Protection
Plan is not being followed by the contractor,the City can stop work on the project until an inspection can be done by the
City Forester and the Project Arborist and appropriate remedies can be imposed,if necessary. This inspection will be to
evaluate the tree protection fencing,determine if the fencing was moved at any point during construction,and determine
if any part of the Tree Protection Plan has been violated. W f}-GO
1 PUBLIC WORKS DEPT. CONCERNS None NOT MET���� KSM 10/06/2004 PLL
6. Prior to any site work,the applicant shall submit documentation addressing the concerns of the Public Works
Department. Public Works concerns can be located under Section VI.
" ther Staff Comments".
PFI PERMIT REQUIREMENTS None NOT MET KSM ]0/06/2004 PLL
8. A Public Facility Improvement(PFI)permit is required for this project to cover the storm culvert,driveway and any
other work in the public right-of-way(ROW). 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 Ciry of Tigard Public Improvement Design Standards,which are available at City Hall and the
City's web page(www.ci.tigard.or.us).
PFI PERMIT FINANCIAL ASSURANCE None NOT MET KSM 10/06/2004 PLL
9. 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.
1 REMOVE EXISTING WALNUT ST. DRVWA None NOT MET KSM l0/06/2004 PLL
10. The PF[ permit plan shall include the removal of the existing driveway on SW Walnut Street. '
�1 sT P
1 WALNUT ST R TO 35 FEET None NOT MET KSM 10/06/2004 PLL
1 1. The final p�lat shall include the dedication of ROW to provide 35 feet from centerline on SW Walnut Street.
��� � P3�C I ut�3 CascCundi6oro rpt
01/18/2006
� ��� Conditions Associated With 8:14:47AM
T I D E M A R K Case #: MLP2003-00020
COMPUTER SVSTEMS. INC
Condition Status Updated
Code Title Hold Status Changed By Tag Date Sy
1 PAY ADDRESSING FEE None NOT MET KSM 10/11/2004 DLW2
� l.. Prior to final plat approval, the applicant shall pay the addressing fee. (STAFF CONTACT: Shirley Treat,
�gineering).
1 EXECUTE RESTRICTIVE COVENANT None NOT MET KSM l0/11/2004 DLW2
�3. The applicant shall execute a Restrictive Covenant whereby they agree to complete or participate in the future
� improvements of SW Walnut Street adjacent to the subject property,when any of the following events occur:
/
A. when the improvements are part of a larger project to be financed or paid for by the formation of a Local
Improvement District,
B. when the improvements are part of a larger project to be financed or paid for in whole or in part by the City or other
public agency,
C. when the improvements are part of a larger project to be constructed by a third party and involves the sharing of
design and/or construction expenses by the third party owner(s)of property in addition to the subject property,or
D. when construction of the improvements is deemed to be appropriate by the City Engineer in conjunction with
construction of improvements by others adjacent to the subject site.
1 STMNT FNL PLT PR1V ST UTILTY EASE None Met O1/06/2006 KSM Ol/06/2006 ST
'�j4. The applicant shall cause a statement to be placed on the final plat to indicate that the private street and utiliry
easement will be jointly owned and maintained by the private property owners who abut and take access from it(them).
1 SIGHT DISTANCE CERT[FICATION None NOT MET KSM 10/11/2004 DLW2
�IS. The applicant's engineer shall provide post-public improvement sight distance certification.
1 PRIVTE WTR EASEMENT PARCL 1 FAV 2 None Met Ol/06/2006 KSM O1/06/2006 ST
_16. The final plat shall show a private water easement on Parcel 1 in favor of Parcel 2.
CONECT PROP BLDG PUB SS/SYSTM None NOT MET KSM 10/11/2004 DLW2
. The applicant shall provide connection of proposed buildings to the public sanitary sewerage system. A connection
permit is required to connect to the existing public sanitary sewer system.
1 ATE PLANE COORDINATES None NOT MET KSM 10/11/2004 DLW2
18. The applicanYs final plat shall contain State Plane Coordinates on two monuments with a tie to the City's global
positioning system(GPS)geodetic control network(GC 22). These monuments shall be on the same line and shall be of
the same precision as required for the subdivision plat boundary. Along with the coordinates,the plat shall contain the
scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These
coordinates can be established by:
" GPS tie networked to the City's GPS survey.
" By random traverse using conventional surveying methods.
1 FINAL PLAT SUBMISSION REQUIRMNTS None NOT MET KSM 10/11/2004 DLW2
19. Final Plat Application Submission Requirements:
A. Submit for City review four(4)paper copies of the final plat prepared by a land surveyor licensed to practice in
Oregon,and necessary data or narrative.
B. Attach a check in the amount of the current final plat review fee(Contact Planning/Engineering Permit Technicians,
at(503)639-4171,ext.2421).
C. The final plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes
(ORS 92.05), Washington Counry,and by the City of T'igard.
D. The right-of-way dedication for Walnut 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 Ciry and County have reviewed the final plat, submit three mylar copies of the final plat for City Engineer
signature(for partitions),or City Engineer and Communiry Development Director signatures(for subdivisions).
Page 2 of 3 CaseConditions..rpt
.
01/18/2006
� ��� Conditions Associated With 8:14:46AM
T I D E M A R K Case #: MLP2003-00020
COMPUTER SVSTEMS INC
Condition Status Updated
Code Title Hold Status Changed By Tag Date By
1 '�R AC� SS R.�VIAINT�'R��'iHT � Non� Ol 0 '?006 SJ Ol/06i2006 SJR
�0. I�'cord aE,�r. ss at�d�riainten�'ance ria ts f r the p `osed' ar Is. : This-�on '�at
�� PLA HOWING STREET TREES y None NOT MET MAS 10/11/2004 DLW2
��
✓ 2 . Provide a plan showing street trees along SW Walnut Street and the proposed private street that are in compliance
�� ith Section 18.745.040.C.2.0 of the Tigard Development Code and type of tree that is consistent with Tigard's street
tree list prior to recording the final plat.
1 �$�V1,T/IMPLMNT TREE MITIGTN PLAN None NOT MET MAS ]0/11/2004 DLW2
(��(e applicant is required to submit and implement a tree mitigation plan for 102 inches.
I RECORD DEED RESTRICTIONS None NOT MET MAS 10/11/2004 DLW2
23�eord deed restrictions for all trees to remain located on the proposed parcels.,
/
1 FI L REP TRE PPLN IMPLMNT/DETAILD None NOT MET MAS 10/11/2004 DLW2
4 Prior to issuance of buildin ermits the Project Arborist shall submit to the City Forester a final report describing
ow the Tree Protection Plan was implemented and detailing any failures to comply with the Tree Protection Plan. The
report shall also describe the health of all remaining trees on the site,with details provided as to any tree that has had its
root system disturbed or that has otherwise been damaged.
1 PHOTOMYLAR COPY OF FINAL PLAT None NOT MET KSM 10/11/2004 DLW2
J 25. Prior to issuance of building permits,the applicant shall provide the Engineering Department with a"photomylar"
copy of the recorded final p at.
1 SIGNAG ENTRANCE AT PRIV STREET None NOT MET KSM 10/11/2004 DLW2
26. Prior to issuance of buildin er ' s,the applicant shall provide signage at the entrance of the private street that lists
the addresses t�t are served by the given driveway or street.
1 O D UTIL LNS UNDRGRN OR PAY FEE None NOT MET KSM 10/11/2004 DLW2
27 e applicant shall either place the existing overhead utility lines along SW Walnut 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
$l 7,080.00 and it shall be paid prior to issuance of building permits.
1 PAY STD WTR QUAL/QUANT FEE PER LT None NOT MET KSM 10/11/2004 DLW2
28. Duri issuance of the buildin�n�- rmit for Parcels 1 &2,the applicant shall pay the standard water quality and
water quantity fees per lot(fee amounts will be the latest approved by Clean Water Services(CWS).
� �� m «�� �
� �1
Page 3 of 3 CaseConditions..rpt
2/13/2007
� . CITY OF TIGARD 9:5726AM
13125 S�1'Hall Bh�d.
"Tigard,OR 97223 (503)639-4171
Conditions Associated With Case #: MLP2003-00020
Project Name: MASON PARTITION
CURRENT STATUS UPDATED
# DESCRIPTION STATUS* DATE BY DATE BY
I REVISED SHADOW PI.AT N MAS 10 6'?00-1 PLI.
1. Revise the shadow plat to show the square footage of each future parcel to show that they�meet the minimum lot size
required by the R-4.5 zoning district.
2 PROViDE TVF&R ACCESS APPROVAL N MAS 10/6/2004 PLL
2. Provide documentation that Eric McMullen from Tualatin Valley Fire and Rescue has approved the proposed access.
3 CONSTRUCT PROPOSED HAMMERHEAD N MAS 10/6/2004 PLL
3. Construct the proposed hammerhead at the end of the access drive shown on the preliminary grading plan.
4 LANDSCAPING PLAN REQUIREMENTS N MAS 10/6/2004 PLL
4. Provide and implement a landscaping plan that provides plant types and procedures for revegetation.
5 FINAL TREE PROTECTION PLAN M 2/13/2007 MAS 2/13/2007 CAC
5. Prior to any site work,the applicant shall submit a final Tree Protection Plan that follows the recommendations of the City
Forester,as outlined under the discussion of Chapter 18.790. Tree Removal, in this decision.
6 PUBL[C WORKS DEPT. CONCERNS M I/19/2007 KSM 1/l9/2007 KSM
6. Prior to any site work,the applicant shall submit documentation addressing the concerns of the Public Works Department.
Public Works concerns can be located under Section VI.
"Other Staff Comments".
7 TPZ ON-GOING REQU[REMENTS N MAS 10/6!2004 PLL
7. The property owner/applicant and their assigns are responsible for complying with the following requirement: The Project
Arborist shall inspect the site at a minimum of every two weeks,and at any time when intrusions into the TP7.are required.
The project arborist shall submit written reports to the City Forester a minimum of once every two weeks,as he monitors the
construction activities and progress. These reports shall include any changes that may have occurred to the TPZ as well as
indicate the condition and location of the tree protection fencing. [f the amount of TPZ was reduced,then the Project Arborist
shall justify why the fencing was moved,and shall certify that the construction activities to the trees did not adversely impact
the overall and long term health and stabiliry of the tree(s). [f the reports are not submitted or received by the City Forester at
the scheduled intervals,and if it appears the TPZ's or the Tree Protection Plan is not being followed by the contractor,the
City can stop work on the project until an inspection can be done by the City Forester and the Project Arborist and appropriate
remedies can be imposed, if necessary. This inspection will be t�evaluate the tree protection fencing,determine if the
fencing was moved at any point during construction,and determine if any part of the Tree Protection Plan has been violated.
8 PFI PERMIT REQUIREMENTS M 1/19/2007 KSM 1/19/2007 KSM
8. A Public Facility [mprovemern(PFI)permit is required for this project to cover the storm culvert,driveway and any other
work in the public right-of-way(ROW). Six(6)sets of detailed public improvement plans shall be submitted for review to
the Engineering Department. NOTE:these plans are in addition to any drawings required by the Building Division and
should only include sheets relevant to public improvements. Public Facility Improvement(PFI)permit plans shall conform to
City of Tigard Public Improvement Design Standards, which are available at City Hall and the City's web page
(www.ci.tigard.or.us).
9 PFI PERMIT FINANCIAL ASSURANCE M 1/19/2007 KSM 1/19/2007 KSM
9. 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.
10 REMOVE EX[ST1NG WALNUT ST. DRVWAY M 1/19/2007 KSM 1/19/2007 KSM
10. The PF[ permit plan shall include the removal of the existing driveway on SW Walnut Street.
1 1 WALNUT ST ROW TO 35 FEET N 1 1/9/2006 BRS
1 l. The final plat shall include the dedication of ROW to provide 35 feet from centerline on SW Walnut Street.
Ping-CaseCondi[ions.rpt Page 1 of 3
�
Arbor Pro, Inc. 503.491.2844
PO Box 2267 Fax: 503.491.2834
Lake Oswego, OR 97035
February 9, 2007
., .
" - �...
����`��
Jon D. & Kari G. Mason ��`'
12220 SW Walnut St '�' 2007
Tigard, OR 97233
,
503.590.2451 . 3 iVH��
Tree Preservation Plan for 12220 SW Walnut St, Tigard OR.
This report is provided for the Mason partition at 12220 SW Walnut St, Tigard OR. The intent of
this report is to provide a tree protection plan to be implemented during construction of this site.
Also listed will be the tree inventory data taken from the site plans produced by Harris-
McMonagle Associated, Inc. Engineers-Surveyors. ArborPro was not involved in the tree
inventory, calculations or tree condition evaluation.
I recommend that tree protection fencing be installed around the root zone of each tree to be
retained (within 60' of construction, excavation or equipment operation) before construction,
excavation, demolition, land clearing or grading begins. For every inch of diameter, fencing
should be one (1)foot from the tree trunk. For example, for a five-inch diameter tree, fencing
should be at least 5' from the tree. Fencing material should be 6' orange plastic construction
fencing with 8' steel posts or 6' temporary steel cyclone fencing. If necessary, protection
fencing may be moved to the trees canopy drip lines as the species involved will handle this
adequately. Deep Root Fertilization is recommended to be done to Tree#4930-4938. All
fencing should remain in place until construction is completed. Within the fenced areas, you
should not store materials, park or maneuver vehicles, excavate for utility or building
construction, construct new paved surfaces or change the grade. If fencing needs to be moved
closer to a tree or group of trees, for construction ease, then I recommend that you contact
ArborPro for additional evaluation and possible monitoring of excavation within root zones.
See site plan and tree inventory table for protection fencing locations and tree descriptions.
Prepared By:
Mark Bourgeois FINALAPPRc�1`� l-.
Certified Arborist#PN1562A l
ArborPro, Inc CI?'Y ,7� CIa� PLI�"iAft�»:.. ��+.���n►�
PO Box 2267, Lake Oswego OR, 97035 r}'�-- p►�`��` (�1 a� a�►�
503.491.2844 Office g.,e �C'c�c;n.�i�_i3ATt�"�3 .-_�7-- �
503.491.2834 Fax t _._ ..---� - -.. .. -- ..—...—..------ ___.__..
^,�F.M(31�,
! � l ,
c�sc� �c�_ _
..,.,,,,,.�....,.,., .o.«o�,.«<...
CCB# 128102 TIN#93-1242529
Tree Inventory February 9, 2007
Produced by HaRis-McMonagle Associates
TREE # CALIPER SPECIES TREE# CALIPER SPECIES
4863 * 14° Birch 4901 * • • 14" Alder
4864 10" Birch 4902 . 6' Fir
4865 10" Birch 4903 * 16" Alder
4866 " 16" Birch 4904 " 14" Alder
4867 10" Birch 4905 8" Alder
4868 * 14" Fir 4906 * 12", 12" Fir
4869 " 14" Birch 4907 ` 8", 10", 24° Fir
4870 * 50" Se uoia 4908 * 24" Cedar
4871 6" Fir 4909 * 12" Alder
4872 " 24" Pine 4910 10" Alder
4873 * 2?" Pin� 4911 -- Alder
4874 * 24° • • Pine Dead 4912 * 12" Alder
4875 * 14" � • Pine 4913 " 12" Alder
4876 * 16" • • Pine 4914 * 8", 12" 14 ` Alder
4877 10" • Deciduous 4915 10" Fir
4878 * 12" Birch 4916 10" Fir
4879 10" • Birch 4917 10" Fir
4880 7", 7" • Birch 4918 8" Fir
4881 8", 8" • Ma le 4919 8" Fir
4882 " 12" A le 4920 8" Fir
4883 * 12° . . A le 4921 8° Fir
4886 10" Fir 4922 8" Fir
4887 ' 16" Fir 4923 10" Oak
4888 * 12" Fir 4924 * 22" Alder
4889 ' 12" Fir 4925 8" Alder
4890 16" Fir 4926 * 18" Alder
4891 ' 14" Fir 4930 10" Fir
4892 * 28", 24", 26" Fir 4931 8" Fir
4893 * 48" � � Cher 4932 8" Fir
4894 ` 14" . . Fir 4933 9" Fir
4895 * 12" Alder , 4934 7" Fir
4896 8" Alder 4935 9" Fir
4897 8" Alder 4936 * 12" Fir
4898 ` 14" • � Alder 4937 10" Ma le
4899 8" . Alder 4938 10" Ma le
4900 8" . Alder *Asterisk— 12" or reater
Total trees >12" are 36 Less Dead Tree (#4874): 1
Total trees <12"to be removed are 9 J Removal ratio: 8/35 = 23%
, � Retention Ratio: 27/35 = 7
. K«r.r.� l�ss ��•, �)" �, � "
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�.'SG� T�CY�A_ � �_
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�.o�euit�w��a�u�i.T� v�it[N IHl C�H
CCB# 128102 TIN#93-1242529
_ - �'li �\I �� QrC�S � �`�c���� ��Y1U�1 . . �. �_
(� � � , ;��- �,�;-._= �.f� ,�U -,-
,� , , , �..�_- , µ �. �' i
r, �_ _� 'a--u,{� _;: ,. � ,�;:- r 867 t.�1S, . .,�,'� 4869 /
c�-^^' . 1 r �C''' ,' .. .. . '�, ,r �7
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/' � � 1+�" C��� . ,/ � � � � 1
.. �. � ` �%'�� � •� � _•%� ,�� -�'4866tJ., � \ �` �.
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/_ � , �� �\. �.� -�.�.oa 489Q� ` 4863 r..��� ;., .,. � � �..'
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�,+� PROTECTION. 3 t � ENTRANCE'-�-• �'12220 SW WALNUT\5T ':
/' � `-�,�'� �'� °� 936 � a. � �
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' .�.-• ..� /:_ " ..-;�r . , ' R�7'AtNIN�WAL�''� ,.,`;,• f :`
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January 6, 2006
CITY OF TIGARD
OREGON
Jon and Kari Mason
12220 SW Walnut Street
Tigard OR 97223
Dear NIr. and Mrs. Mason:
This letter serves as approval of your extension request on MLP2003-00020,
Mason Minor Land Partition. The new date of expiration will be January 13,
2007.
To avoid expiration, a minor land partition land-use case must have it's plat
recorded prior to the expiration date. Should you have any questions, please
do not hesitate to contact Sue Ross at 503-718-2453.
Sincerely,
�
t��
Dick Bewersdorff,
Current Planning Manager
/sr
cc: MLP2003-00020
13125 SW Hall Blvd., Tigard, OR 97223 (503)639-4171 TDD (503)684-2772
?
Jon and Kari Mason
12220 SW Walnut St.
Tigard, OR 97223
4 January, 2006
City of Tigard
13125 SW Hall Blvd.
Tigard, OR, 97223
Re: Mason Minor Land Partition MLP2003-4�020
To whom it may concern,
I am writing to request& file for a time extension for land use approval regarding MLP2003-
00020. Plat & Recording procedures are currently in process with City of Tigard. .
Thank you,
Sincerely,
;�
on D Mason
12220 SW Walnut St.
Tigard, OR 97223
503-590-5757
I
CITY OF TIGARD tisizoo6
13125 SW Hall Blvd. 2:11:56PM
� '
Tigard, Oregon 97223
(503) 639-4171
Receipt #: 27200600000000000063
Date: O1/OS/2006
Line Items:
Case No Tran Code Description Revenue Account No Amount Paid
MLP2003-00020 [LANDUSJ Approval Extension 100-0000-43800� 219.00
MLP20o3-00020 [LRPF]LR Planning Surcharge 100-0000-438050 32.00
Line Item Total: $251.00
nents:
Method Payer User ID AcctJCheck No.Approval No. How Received Amount Paid
Check JON D.MASON KJP 120 In Person 251.00
Payment Total: $251.00
J�N D. MAS�N •: ,.:r. � ;;,�• - _ _ 1 Z O _
KARI G. MASON °'" ' ��f�� � .
12220 SW WALNUT ST. /��[-���� 79-7076/3250
TIGARD, OR 97223 -_ - � oArE aaoss6323�ae_-±.. 4;
� PAY TO TNE � _ .��� �.!^ . . � . . �: _ . .._ ..
ORDER OF � ' �.. 2���"� '
� �,:g
� ! �^�� c DOLLARS.r i ,,,,,,,,,
� `
Washington Mut I �
Washing[on Mutual Bank,FA�
1'� Line oi Credit � � �
P.O,Box 6868 L888�B00�673H � - - -
Lake Worth,FL 33468 Cu�nmer Serv� . � �
cReceipt.rpt MEMO ,, av�'�5L0l�. Tz°� � `�� Np
� ✓
RE: ML.P 2003-00020
Dear Sirs & Madams:
I object to the partitioning of the land in question.
When we purchased our house (which touches the land) we did so based upon many
factors. One of them was the fact that our back yard overlooks an empty field, which
used to be a horse run. Coincidentally, part of the value of our house is due to this
pleasant use of space. If they would care to compensate us for the lost value that we
expect to incur, to the tune of$50,000, I would not be so concerned about the permanent
loss of value of my home. As far as the 6-18 month disruption in our lives (while
building the houses), that is another issue.
The owner who moved in less than 4 years ago, is looking at mere financial gain, and
cares nothing for the audio and visual damage that will become of this, short or long
term. It is my understanding that they intend to build two houses in the spaces. The
owner is a contractor, which implies that he will do as much of the work himsel£ I fear
that this will force him to build one house at a time, instead of doing two at once. What
an ongoing nightmare! If I wanted to live in a construction zone . . .
I understand that in this ever-growing city, the need for additional housing is constant.
But to put in two upscale homes will have a negligible impact on the density of housing
in Tigard. Putting in low-rent housing ruins the neighborhood. Perhaps allowing one
partition of 14-15000 sq feet, in which a duplex or triplex or quad could be put in would
make much more sense, from a housing point of view. The financial gain for the
property owner would still be significant, perhaps even more so (if done properly) than
building two separate houses.
Ideally, I would prefer that the city of Tigard purchase the land and turn it into a park or a
play area. There is nothing within 2-3 blocks walking distance foi the children to play in.
The neighbors could (choose to) tear down our fences and have a community area for the
children to play in. If you do a survey of the immediate area, I suspect you will find that
over 50% of the houses within 1000 feet have children. If my street is any indication of
the norm, then over 80% of the houses with children will have more than one child in the
house under the age of 18.
Thank you for your consideration.
Greg Titsworth
12215 SW Tippitt Place
Tigard, OR 97223
503-590-3152
- <,� , /1��P�oa3-ac�oa v
'�'�'�,�.���r�e;�
i�':����'�_�.'�"�'��`�� 1/"���� Department of State Lands
� i ' r - �r� 1 775 Summer Street NE, Suite 100
''• h � Salem,OR 97301-1279
�e•s 9 Theodure R.Kulongoski,Governor (503) 378-3805
r�� /�/��,��,� ��(�► '�1 M'1 FAX (503) 378-4844
� � � www.oregonstatelands.us.
November 22, 2004
State Land Board
John Mason
12220 SW Walnut Drive Theodore R. Kulongoski
Tigard, Oregon 97223 Governor
Bill Bradbury
Re: Wetland Delineation for Mason Property located in T2S R1W Secretary of State
Section 3BC, Tax Lot 700 in Tigard; WD #03-0502
Randall Edwards
State Treasurer
Dear Mr. Mason:
On November 22, 2004, Ms. Alison Rhea requested that the wetland delineation report
previously submitted to the Department for review and approval be withdrawn. Per Ms.
Rhea's request, I am withdrawing the delineation report prepared by Rhea
Environmental Consulting. The report has not been reviewed and approved by the
Department and is considered a preliminary jurisdictional determination and cannot be
used for removal-fill permitting purposes.
Please note that withdrawal of the report does not negate state jurisdiction of wetlands
or other waters that occur on the property. Any wetlands are subject, and other waters
may be subject to the permit requirements of the state Removal-Fill Law. A state permit
is required for fill or excavation of 50 cubic yards or more in a wetland area or below the
ordinary high water line of a waterway.
Should you wish to obtain Department approval in the future, please resubmit the
report, along with a new report cover sheet, referencing the WD number above.
Reports that are five years old (or older} should be updated prior to submittal.
Please phone me at extension 268 if you have any questions.
Sincerely,
t,u..�,�►� w�
Approved by
Melinda Wood Jan t C. Morlan, PWS
Wetlands Specialist Wetl nds Program Manager
cc: Alison Rhea; Rhea Environmental Consulting
City of Tigard Planning Department
Kathryn Harris, Corps of Engineers
Louise Bos, DSL
K:1WedandslMelinda\WD Letters,Checklist,etc12003\WD03-0502-Withdraw.doc
i __
FROM HaRRiS-MCMONaGLE ASSOCIATES, INC. (WED) AUG 18 2009 15 : 23 �ST. 15 : _2!N0. 6316281648 P i
r ti .15. 1V1 li. l� U '-�'Y�L���G -vOD�O
3
Harris - McMonagle Associates, Inc.
Engineers - Surveyors -Planners
12555 S.W. Hail Boulevard.
r9ar'd.Oregon 97223
Tel. (503) 639-3453 - Fax (503)639-1232
,-o: � � ,,,�' �, e � .�.
� ��
Date: _.��� .-D t�
Fax Number: O �2GJ Tel Number:
9
From:
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Project: ��""�'"e ��c7�
Total Number of pages� _ .�' �
COMMENTS -
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Apr 13 04 05: 40� Mark Baurgeois 8 5�34S1ta34 p. 2
%'��2��- �z-�
Arbor Pro, inc. 503.491.2844
912�!E Ke!!y Avenue, Suite 219 Fax: 503.491.2834
Gresham,OR 9T03U Cetiular: 503.710.0815
ARBORIST REPORT
Aprii 13,2004
John Mason
JLM Services, inc.
12220 SW Walnut Street
Tigard,OR 97223
Dear John:
This is an arbor�st repo�t for the Mason pa�tition at 12220 SW Walnut Street,Tigard,OR 97223.
l reviewed the site and the proposed consiruction with John Mason. The Uees to be removed are listed
bebwr with their corresponding survey numbers. The total DBH measurements(diameter at breast height
is 4.5 ft.}af trees to be retained over 12"DBH are far above the retention level of 75%of trees over 12"
which requires no mitigation(Chapter 18.T90.030 B.2_d.}.
Trees to be removed over 12"DBt�: #4898 at 14"
#4901 at 14"
six to ten other trees under 12"DBH will be removed.
Totai measurements of trees over 12"DBH = 622"DBH
Total measurements of trees over 12"DBH to be removed= 28°DBH
The protection plan shall include installation of 4' plastic fence(or similar)between the margin of
excavation where ii abuts the drip line of existing trees. Any roots exposed over 1"diameter by excavation
beyond this point shal!be hand pruned.
Piease cati me if you have any questions.
.� � ._�
� �
Sinceret . �y � /�/ / -
Y,�/`��/"�i:��/i'//�C G ''
Ma�tc Baurgeois
Certified Arborist#PN-1562A
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CCB#128102 T1N#93-1242529