MLP2005-00004 ��
NOTICE OF TYPE II DECISION
_' T: �'�� MINOR LAND PARTITION (MLP) 2005-00004 CITYOFTIGARD
- Community�DeveCopment
MEUSCH PARTITION ShapingABetterCommunity
120 DAYS = 9/9/2005
SECTION I. APPLICATION SUMMARY
FILE NAME: MEUSCH PARTITION
CASE NO: Minor Land Partition (MLP) MLP2005-00004
PROPOSAL: The applicant is requesting a Minor Land Partition to partition one (1) existing
31,715 square foot lot into two (2) parcels of 7,500 and 17,292 square feet for
detached single-family residences. Approximately 6,512 square feet will be
utilized for access to both parcels. An existing single-family dwelling exists on the
subject property and is proposed to remain on Parcel #2. Both properties are
located behind an existing lot of record under separate ownership.
APPLICANT/
OWNER: Jon S. Meusch
15091 SW 79�'Avenue
Tigard, OR 97224
ZO�!!NG
DESIGNATION: R-4.5: Low-Density Residential District. The R-4.5 zoning district is designed to
accommodate detached sin�le-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: 15091 SW 79th Avenue; WCTM 2S1126D, Tax Lot 4100.
PROPOSED PARCEL 1: 7,500 Square Feet.
PROPOSED PARCEL 2: 17,292 Square Feet.
APPLICABLE
REVIEW
CRITERIA: Community Development Code Chapters 18.390 (Decision-Making Procedures);
18.420 (Land Partitions); 18.510 (Residential Zoning Districts); 18.705 (Access
Egress and Circulation); 18.715 (Density Computations); 18.745 (Landscaping and
Screening); 18.765 (Off-Street parking and Loading Requirements); 18.790 (Tree
Removal); 18.795 (Visual Clearance Areas); and 18.810 (Street and Utility
Improvement Standards).
SECTION II. DECISION
Notice is hereby given that the City of Tigard Community Development Director's designee has
APPROVED the above request subject to certain conditions. The findings and conclusions on which the
decision is based are noted in Section V.
NOTICE OF DECISION MLP2005-00004/MEUSCH PARTITION PAGE 1 OF 17
CONDITIONS OF APPROVAL
THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO COMMENCING ANY ONSITE
IMPROVEMENTS, INCLUDING DEMOLITION, GRADING, EXCAVATION ANDlOR FILL ACTIVITIES:
e app icant s a prepare a cover etter an su mit it, a ong w�t any supporting ocuments
and/or plans that address the following requirements to the CURREIVT PLANNING DIVISION,
ATTN: MATHEW SCHEIDEGGER 503-639-4171, EXT 2437. The cover letter shall clearly identify
where in the submittal the required information is found:
1. Provide an arborist report/removal/protection and mitigation plan prepared by a certified arborist.
THE FOLLOWING CONDITIONS SHALL BE SATISFIED
PRIOR TO APPROVAL OF THE FINAL PLAT:
e app icant s a prepare a cover etter an su mit it, a ong wit any supporting ocuments
and/or plans that address the following requirements to the CURRENT PLANNIIYG DIVISION,
ATTN: MATHEW SCHEIDEGGER 503-639-4171, EXT 2437. The cover letter shall clearly identify
where in the submittal the required information is found:
2. Provide a 15-foot right-of-way width on the final plat that encompasses the 10-foot driveway.
3. Provide and Implement a plan that shows street trees required planted along the private driveway
in accordance with the standards for size and spacing, under Section 18.745.040.C, of the Tigard
Development Code.
4. Record a deed restriction limiting the removal of trees that are retained on the project site
following completion of the partition improvements.
5. Place a note on the final plat that no structures, fences, retaining walls or vegetation over three
feet will be �laced in the visual clearance triangles at the intersection of the proposed driveway
and SW 79t Avenue.
The applicant shall prepare a cover letter and submit it, along with any supporting documents
and/or plans that address the following requirements to the ENGINEERING DIVISION, ATTN: KIM
MCMILLAN 503-639-4171, EXT 2642. The cover letter shall clearly identify where in the submittal
the required information is found:
6. A Public Facility Improvement (PFI) permit is req uired for this pro'ect to cover the driveway
approach 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.lmprovement Design Standards, which are available at City Hall
and the City's web page fwww.ci.tiqard.or.us).
7. The PFI permit plan submittal shall include the exact legal name, address and telephone number
of the individual or corporate entity who will �e�esignated 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 co�p orate contact person. Failure to provide accurate
information to the Engineering Department will delay processing of project documents.
8. Prior to final plat approval, the applicant shall pay the addressing fee. (STAFF CONTACT:
Shirley Treat, Engineenng).
9. The applicant shall provide signage at the entrance of each shared flag lot driveway or private
street that lists the addresses that are served by the given driveway or street.
NOTICE OF DECISION MLP2005-00004/MEUSCH PARTITION PAGE 2 OF 17
10. A joint use and maintenance agreement shall be executed and recorded on City standard forms
for all common driveways. The agreement shall be referenced on and become part of all
applicable parcel Deeds. The agreement shall be approved by the Engineering Department prior
to recording.
11. Prior to final plat approval, th�e applicant shall pay $396.50 to the City for the striping of the bike
lane along the frontage of 79 Avenue.
12. 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.
13. The applicant shall either place the existing overhead utility lines along SW 79t" Avenue
underground as a part of this project, or they sF�all pay the fee in-lieu of undergrounding The fee
shall be calculated by the fronta�e 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 $1,655.56 and it shall be paid prior
to final plat approval.
14. The applicant'� engineer shall provide final sight distance certification for the proposed shared
driveway at 79 Avenue pnor to final plat approval.
15. The applicant's final plat shall contain State Plane Coordinates on two monuments with a tie to
the City's global positioning system (GPS) geodetic control network (GC 22). These monuments
shall be on the same line and shall be of the same precision as required for the subdivision plat
boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground
measurements to grid measurements and the angle from north to grid north. These coordinates
can be established by:
• GPS tie nefinrorked to the City's GPS survey.
• By random traverse using conventional surveying methods.
16. 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/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 Oregon Revised Statutes (ORS 92.05), Washington County, and by the City of Tigard.
D. NOTE: Washmgton 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 apQlicant's surveyor.
E. After the City and County have reviewed the final plat, submit two mylar copies of the final
plat for City Engineer signature (for partitions), or City Engineer and Community
Development Director signatures (for subdivisions).
THE FOLLOWING CONDITIONS SHALL BE SATISFIED
- PRIOR TO ISSUANCE OF BUILDING PERMITS:
e app icant s a prepare a cover etter an su mit it, a ong wit any supporting ocuments
andlor plans that address the following requirements to the ENGINEERING DIVISION, ATTN: KIM
MCMILLAN 503-639-4171, EXT 2642. The cover letter shall clearly identify where in the submittal
the required information is found:
17. Prior to issuance of building permits, the applicant shall provide the Engineering Department with
a "photomylar" copy of the recorded final pfat.
18. Prior to issuance of building .permits within the subdivision, the City Eng ineer shall deem the
public improvements substantially complete. Substantial completion shall be when: 1) all utilities
are installed and inspected for compfiance, including, franchise utilities 2 all local residential
streets have at least one lift of asphalt, .3) any off-site street and/or utili�jr improvements are
substantially completed, and 4) all street lights are mstalled and ready to be energized. (NOTE:
the City apart from this condition, and in accordance with the City's model home policy may issue
model nome permits).
NOTICE OF DECISION MLP2005-00004/MEUSCH PARTITION PAGE 3 OF 17
19. During issuance of the building permit,,the applicant shall pay the fee in-lieu of constructing an
on-site water quality and water quantity facility. The fee is based on the total area of new
impervious surfaces in the proposed development.
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 e Histo :
e property is designated Low Density Residential on the Tigard Comprehensive Plan and Zoning
Map. No prior land use approvals were found affecting this parcel.
Site Information and Pro osal Descri tions
e app icant is requesting a inor an artition to partition one (1) existing 31,715 square foot lot into
two (2) parcels of 7,500 and 17,292 square feet for detached single-family residences. Approximately
6,512 square feet will be utilized for access to both parcels. An existing single-family dwelling exists on
the subject property and is proposed to remain on Parcel #2.
SECTION IV. PUBLIC COMMENTS
The City, mailed notice to property owners within 500 feet of the subject site providing them an
opportunity to comment. No comments were received.
SECTION V. APPLICABLE REVIEW CRITERIA AND FINDINGS
Land Partitions (18.420):
The proposed partition complies with all statutory and ordinance requirements and regulations;
The proposed partition 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 Cha pter 18.810 (Street 8� 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.
NOTICE OF DECISION MLP2005-00004/MEUSCH PARTITION PAGE 4 OF 17
The minimum lot width required for the R-4.5 zoning district is 50 feet. Parcel #1 is 75 feet in width, and
Parcel #2 is 132 feet wide. Therefore, this standardhas 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
sin�le-family units. The proposed partition creates two (2) flag lots that are 7,500 and 17,292 square
fee without the 6,512 square feet of pole. This criterion has been satisfied.
Each lot created through the partition process shall front a public right-of-way by at least 15 feet
or have a legally recorded minimum 15 foot wide access easement.
The proposed partition plat illustrates that the front lot (Parcel 1) will have a 15-foot strip of land that
fro�ts SW 79th Avenue. The rear lot (Parcel 2) will have a 30-foot-wide strip of land that accesses SW
79 h Avenue. This criterion is met.
Setbacks shall be as required by the applicable zoning district.
Setbacks for the R�.5 zoning district are as follows: front, 20 feet; side, 5 feet; rear, 15 feet. The
existing house on Parcel #2 is proposed to remain. The applicant has proposed a lot line in a location
that will comply with these requirements.
FINDING: The setbacks of the R-4.5 zone will be met for the existing house and setbacks for the
future parcel will be reviewed at the time of building permit submittal.
When the partitioned lot is a flag lot, the developer may determine the location of the front yard,
provided that no side yard is less than 10 feet. Structures shall generally be located so as to
maximize separation from existing structures.
The proposed parcels are flag lots. Proposed Parcel #2 already has a home on it. The home already
meets the 10-foot side yard setback standard. Setbacks for the future home of proposed Parcel #1 will
be reviewed at time of building permit. Therefore, this standard has been satisfied.
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 a6uiting 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.
There is a proposed shared accessway with this application. The accessway is approximately 12 feet
from the nearest lot of record, to the north. 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.
Tualatin Valley Fire & Rescue district (NF8�R) has reviewed the proposal and has not required an
additional fire hydrant.
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.
Shared access has been proposed to straddle the common property line of the proposed parcels. A
reciprocal easement is required for both parcels.
Any access way shall comply with the standards set forth in Chapter 18.705, Access, Egress and
Circulation.
This standard is addressed under Chapter 18.705 (Access, Egress and Circulation) later in this decision.
NOTICE OF DECISION MLP2005-00004/MEUSCH PARTITION PAGE 5 OF 17
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 pedestrianlbicycle 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. Therefore, this
standard does not apply.
An application for a variance to the standards prescribed in this chapter shall be made in
accordance with Chapter 18.370, Variances and Adjustments. The applications for the partition
and variance(s)/adjustment(s) will be processed concurrently.
No variances or adjustment requests have been proposed.
FINDING: Based on the analysis above, the land partition criteria have not been satisfied. However,
if the applicant complies with the conditions below, the standards will be met.
CONDITION:A reciprocal easement is required for both of the parcels in order to establish joint access.
Residential Zoninq Districts (18.5101:
eve opmen stan ar s in resiaentia7 zoning districts are contained in Table 18.510.2 below:
TABLE 18.510.2
DEVELOPMENT STANDARDS IN RESIDENTIAL ZONES
STANDARD R-4.5 Parcel1 Parcel2
Minimum Lot Size
-Detached unit 7,500 sq.ft. 7,500 sq.ft. 17,292 sq.ft.
-Duplexes 10,000 sq.ft.
-Attached unit
Average Minimum Lot wdth
-Detached unit lots 50 ft. 75 ft. 132 ft.
-Duplex lots 90ft.
-Attached unit lofs
Mauimum Lot Covera e - - -
Minimum Setbacks
-Front yard 20 ft. Can be met 49 ft.
-Side facing street on comer 8 through lots 15 ft. Can be met N/A
-Side yard 5 ft. Can be met 20/41 ft.
-Rear yard 15 it Can be met 30 ft.
-Side or rear yard abutting more restrictive zoning district — N/A -
-Distance between property line and front of garage 20 ft. Can be met Side Loaded
-Side Yard Setbacks for Flag Lots[TDC 18.420.050(A 4(e)] 10 ft. N/A 20/41 ft
Maximum Hei ht 30 ft. Can be met Pre-existin
Minimum Landsca Re uirement - -
A minimum lot size of 7,500 square feet is required for each lot. The proposed lot sizes meet this
standard. Parcel #2 contains a single-family dwelling that will meet the required R-4.5 setbacks.
Future development will be reviewed through the building permit process to ensure compliance with
the R-4.5 development standards. Setback standards, required by Table 18.510.2 will apply to all
future development of the proposed lots.
FINDING: Based on the analysis above, the Residential Zoning District Standards have been met.
Access, Eqress and Circulation (18.705):
Chapter 18.705 establishes standards and regulations for safe and efficient vehicle access and
e�ress on a site and for general circulation within the site. Table 18.705.1 states that the
minimum vehicular access and egress for single-family dwelling units on individual lots shall be
one, 10-foot paved drivewaX within a 15-foot-wide accessway. The minimum access width for 3-
6 dwelling units is 20 feet with 20 feet of pavement.
NOTICE OF DECISION MLP2005-00004/MEUSCH PARTITION PAGE 6 OF 17
Access and egress to each lot created by the proposed, partition would be directly onto SW 79th Avenue.
The two proposed lots will share a 10-foot asphalt drive, which satisfies the minimum requirement of
Table 18.705 1(Vehicular Access/Egress Requirements). This criteria has been satisfied.
Access plan requirements.
No building or other permit shall be issued until scaled plans are presented and approved as
provided by this chapter that show how access, egress and circulation requirements are to be
fulfilled. The applicant shall submit a site plan. The Director shall provide the applicant with
detailed informat�on about this submission requirement.
Scaled site plans have been submitted that indicate how the requirements of access, egress, and
circulation are met. Therefore, this criterion has been satisfied.
Joint access.
Owners of two or more uses, structures, or parcels of land may agree to utilize jointly the same
access and egress when the combined access and egress of both uses, structures, or parcels of
land satisfies the combined requirements as designated in this title, provided: Satisfactory legal
evidence shall be presented in the form of deeds, easements, leases or contracts to establish the
joint use; and Copies of the deeds, easements, leases or contracts are placed on permanent file
with the City.
Joint access is proposed. Parcel #2 has a house on it and will obtain access from the same driveway
that Parcel #1 will utilize. As proposed, the driveway will be 10 feet in width and straddle the parcels
common property line. An access easement has been conditioned above, under 18.420 land Partitions.
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 tFie required standards on a continuous bas�s.
All lots will directly access SW 79th Avenue which is a public street. Therefore, this standard has been
satisfied.
Curb cuts shall be in accordance with Section 18.810.030N.
Curb cuts will be addressed under Chapter 18.810 Street and Utility Improvements Standards later in
this decision.
Re uired walkwa location. On-site pedestrian walkways shall comply with the following
s n ar s:
Walkways shall extend from the ground floor entrances or from the �round floor landing of
stairs, ramps, or elevators of all commercial, institutional, and industrial uses, to the streets
which provide the required access and egress. Walkways shall provide convenient connections
between buildings in multi-building commercial, institutional, and industrial complexes. Unless
impractical, walkways shall be constructed between new and existing developments and
neighboring developments;
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, and common
open space and recreation facilities;
Wherever rec�uired walkways cross vehicle access driveways or parking lots, such crossings
shall be designed and located for pedestrian safety. Required walkways shall be physically
separated from motor vehicle traffic and parking by either a minimum 6-inch vertical separation
(curbed) or a minimum 3-foot horizontal separation, except that pedestrian crossings of traffic
aisles are permitted for distances no greater than 36 feet if appropriate landscaping, pavement
markings, or contrasting pavement materials are used. Walkways shall be a minimum of four feet
in widtFi, exclusive of vehicle overhangs and obstructions such as mailboxes, benches, bicycle
racks, and sign posts, and shall be in compliance with ADA standards;
NOTICE OF DECISION MLP2005-00004/MEUSCH PARTITION PAGE 7 OF 17
Required walkways shall be paved with hard surfaced materials such as concrete, asphalt,
stone, brick, etc. Walkways may be required to be lighted and/or signed as needed for safety
purposes. Soft-surfaced public use pathways may be provided only if such pathways are
provided in addition to required pathways.
This proposal is for a detached single-family development, this standard does not apply.
Inadequate or hazardous access.
Applications for building permits shall be referred to the Commission for review when, in the
opinion of the Director, the access proposed would cause or increase existing hazardous traffic
conditions; or would provide inadequate access for emergency vehicles; or would in any other
way cause hazardous conditions to exist which would constitute a clear and present danger to
the public health, safety and general welfare.
The lots within this partition will be providing direct access to a public street. Tualatin Valley Fire and
Rescue and Tigard Police have been notified of the proposed partition and have not indicated a hazard.
The Director has not determined that Planning Commission review is necessary for building permits.
With regard to streets and street intersections, these issues are addressed under TDC Chapfer 18.810
(Street and Utility Improvement Standards). Therefore, this standard is satisfied.
Direct individual access to arterial or collector streets from single-family dwellings and duplex
lots shall be discouraged. Direct access to major collector or arterial streets shall be considered
only if there is no practical alternative way to access the site.
The proposed single-family lots will have access to a public street (SW 79th Avenue). Therefore, no
single-family lot wifl have direct access to a major collector or arterial. This standard has been satisfied.
In no case shall the design of the service drive or drives reyuire or facilitate the backward
movement or other maneuvering of a vehicle within a street, otfier than an alley. Single-family
and duplex dwellings are exempt from this requirement
This criterion does not apply to the proposed single-family dwellings.
Access Manaqement(Section 18.705.030.H)
$e�ion . . . . states t a an access report shall be submitted with all new development
proposals which verifies design of driveways and streets are safe by meeting adequate stacking
needs, sight distance and deceleration standards as set by ODOT, Washing{on County, the City
and AASHTO.
The applicant has proposed a shared driveway for the existing residence and the new parcel. The
ap�licanYs engineer shall provide final sight distance certification for the proposed shared driveway at
79 Avenue pnor to final plat approval.
Section 18.705.030.H.2 states that driveways shall not be permitted to be Qlaced in the influence
area of collector or arterial street intersections. Influence area of intersections is that area where
queues of traffic commonly form on approach to an intersection. The minimum drivewa
setback from a collector or arterial street intersection shall be150 feet, measured from the righ�
of-way line of the intersectin� street to the throat of the proposed drivewa�. The setback may be
�reater depending upon the influence area, as determined from City Engineer review of a traffic
impact report submitted by the applicant's traffic engineer. In a case where a project has less
than 150 feet of street fron�age, the applicant must explore any option for shared access with the
adjacent parcel. If shared access is not possible or practical, the driveway shall be placed as far
from the intersection as possible.
This development is not located near a collector or arterial street, therefore this condition does not apply.
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.
This development is located on 79th Avenue, which is classified as a Neighborhood Route. Therefore,
this condition does not apply.
NOTICE OF DECISION MLP2005-00004/MEUSCH PARTITION PAGE 8 OF 17
Minimum access requirements for residential use.
Vehicular access and egress for sin�le-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;
The applicant has shown the proposed parcels to share the existing driveway, which has a paved width
of 10 feet. According to table 18.705.1, individual parcels are to have a fifteen foot access drive with 10
feet of pavement. Therefore, the applicant is required to provide a 15-foot right-of-way width on the final
plat that encompasses the 10-foot driveway.
Vehicular access to multi-family structures shall be brought to within 50 feet of the ground floor
entrance or the ground floor fanding of a stairway, ramp, or elevator leading to fhe dwelling
units;
No multi-family structures are proposed with this application. Therefore, this standard does not apply.
Private residential access drives shall be provided and maintained in accordance with the
provisions of the Uniform fire Code;
Access to individual lots will be reviewed for compliance with the Uniform Fire Code at time of building
permits. Therefore, this standard has been satisfied.
Section 18.705.030.H.4 states that 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
circular, paved surface having a minimum turn radius measured from center point to outside
edge of 35 feet or a hammerhead-configured, paved surtace with each leg of the hammerhead
having a minimum depth,of 40 feet and a minimum width of 20 feet. The maximum cross slope
of a required turnaround is 5%.
The proposed access drive is reater than 150 feet in length and terminates at the existing home on
proposed parcel #2. The leg o� the existing turnaround is 58 feet deep and 22 feet in width. Tualatin
Valley Fire and Rescue has reviewed the proposal and has not commented on the turnaround.
Therefore, this standard has been satisfied.
FINDING: Based on the analysis above, the Access, Egress and Circulation standards have not
been met.
CONDITION: Provide a 15-foot right-of-way width on the final plat that encompasses the 10-foot
driveway.
Density Computations (18.715):
. e inition o net 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-way.
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
residentiar 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�
NOTICE OF DECISION MLP2005-00004/MEUSCH PARTITION PAGE 9 OF 17
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 subJ�ect property
is 31,715 square feet. There are no sensitive land areas within the sub�ecf proposal. To determine
the net developable area, the square footage to accommodate the existing house on Parcel #2
�17,292 square feet) is subtracted from the calculation. This results in a net developable area of
4,423 square feet. As the minimum lot size for the R-4.5 zone is 7,500 square feet, the maximum
number of additional residential units is one �lus the existing house. The proposed partition creates
one additiona o�iich is in conformance with tFie minimum density requirements.
FINDING: Based on the analysis above, the Density Computation Standards have been met.
Landscaping and Screenin4 (18.7451:
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.
This proposed project has frontage on SW 79th Avenue. The access drive serving the proposed lots will
exceed the 100-foot length. Street trees are required along the private driveway and shall be planted in
accordance with the standards for size and spacing in this title, under Section 18.745.040.C.
FINDING: Based on the analysis above, the Landscaping and Screening Standards have not been
met. If the applicant complies with the condition below, the standard will be met:
CONDITION: Provide and Implement a plan that shows street trees required planted along the private
driveway in accordance with the standards for size and spacing, under Section
18.745.040.C, of the Tigard Development Code.
Tree Removal 18.7901:
tree p an or t 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 preferred over removal wherever possible.
Staff cannot verify that the applicant°s tree removal/protection plan has been prepared by a certified
arborist. The tree inventory does not mdicate the health of the trees located on-site. The plan submitted
shows trees that are to be saved; however, no protection fencing has been shown. The applicant has
indicated that mitigation should be postponed until time of development. Mitigation must be addressed
during the devefopment review. Therefore, the applicant is required to provide an arborist
repor�/removal/protection and mitigation plan prepared by a certified arborist.
Section 18.790.040 states that any tree preserved or retained in accordance with this section may
thereafter be removed only for the reasons set out in a tree plan, in accordance with Section
18.790.030, or as a condifion of approval for a conditional use, and shall not be subject to
removal under any other section of this chapter. The property owner shall record a deed
restriction as a condition of approval of any development permit affected by this section to the
effect that such tree may be removed only if the tree dies or is hazardous according to a certified
arborist. The deed restriction may be removed or will be considered invalid if a tree preserved in
accordance with this section should either die or be removed as a hazardous tree. The form of
this deed restriction shall be subject to approval by the Director.
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 have not been met. In order
to meet the standard, the applicant shall satisfy the following conditions:
NOTICE OF DECISION MLP2005-00004/MEUSCH PARTITION PAGE 10 OF 17
CONDITIONS:
. Provide an arborist report/removal/protection and mitigation plan prepared by a
certified arborist.
. Record a deed restriction limiting the removal of trees that are retained on the
project site following completion of the partition improvements.
Visual Clearance Areas 18.795 :
TFis ap er requires t a a c ear vision area shall be maintained on the corners of all property
adjacent to intersect�ng 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 heigh� Trees may be placed within this area provided that all branches below eight (8)
feet are removed. A visual clearance area is the trian�ular 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.
The applicant will be required to place a note on the final plat that no structures, fences, retaining walls
or vegetation over three feet �ilf be placed in the visual clearance triangles at the intersection of the
proposed driveway and SW 79 Avenue.
FINDING: Based on the analysis above, the Vision Clearance Standards are not met.
CONDITION: Place a note on the final plat that no structures, fences, retaining walls or vegetation over
three feet will be plac�d in the visual clearance triangles at the infersection of fhe proposed
driveway and SW 79 Avenue.
Impact Studv 11 8.3901
ec ion . 60 090 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 aQ�licant shall provide an impact study to quantify the
efFect of development on public facilities and services. For each public facility system and
type of impact, the study shall propose improvements necessary to meet City standard, 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 s pecifically concur with a requirement for �ublic right-of-way
dedication, or provide evidence that supports that the real property. dedication is not roughly
proportional to the projected impacts of the development. Section 1$ 390.040 states that when a
condition of approval requires the transfer to the public of an interest in real property, the
approval authority shall adopt findings which support the conclusion that the interest in real
property to be transferred is roughly proportional to the impact the proposed development will
have on the public.
The ap�licant has submitted an impact study. The ap p,licant will not be required to physically improve
SW 79 Avenue since it is already improved. The applicant will be extending sanitary sewer and storm
drainage connections to the two parcels. Sewer is already available and has sufficient capacity to serve
the development. Other impacts to public facilities are offset by the collection of Systems Development
Charg es (SDC's) collected at the time of building permit issuance. Therefore, this standard can be
satisfied through meeting the conditions of approval in this decision.
The Washington County Traffic Impact Fee (TIF) is a mitigation measure that is required at the time of
developmenf. 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 applicant will be required to pay TIF's
of approximately $2,690 per new dwelling unit.
NOTICE OF DECISION MLP2005-00004/MEUSCH PARTITION PAGE 11 OF 17
Based on the estimate that total TIF fees cover 32 percent of the impact on major street improvements
citywide, a fee that would cover 100 percent of this projects traffic impact is $8,406 ($2,690 divided by
.32). The difference between the TIF paid, and the full impact, is considered the unmitigated impact on
the street s�rstem. The unmitigated impact of this proJ'ect on the transportation system is $5,716. There
are no additional dedications or other improvements 6eing required to benefit the general public. Since
there are no public exactions being required, no proportionality analysis is necessary.
PUBLIC FACILITY CONCERNS
Street And Utilitv Improvements Standards (Section 18.810�
ap er . provi es construction s n ar s or �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 Neighborhood
Route to have a 58 right-of-way width and 36-foot paved section. Other improvements required
may include on-street parking, sidewalks and bikeways, underground utilities, street lighting,
storm drainage, and street trees.
This site lies adjacent to SW 79th Avenue, which is classified as a Neighborhood Route on the City of
Tigard Transportation Plan Map. At present, there is approximately 3D feet of ROW from centerline,
according to the most recent tax assessor's map. No additional ROW dedication is required.
SW 79th Avenue is currently partially improved. In order to mitigate the im{�act from this development,
the applicant should participate m the proposed LID for improvements to 79`h Avenue. If the LID is not
approved by City Council, the applicant's existing restrictive covenant will remain in effect.
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 cunres shall be as determined by the City Engineer.
The applicant is not proposing to improve 79th Avenue at this time. The City, however, is pursuing the
formation of an LID. If the LID is approved, the grades will be designed by fhe City in accordance with
City design standards.
Block Designs - Section 18.810.040.A states that the length, width and shape of blocks shall be
desi�ned with due reg�ard to providing adequate building sites for the use contem�plated,
consideration of needs for convenient access, circulation, control and safety of street trafFc and
recognition of limitations and opportunities of topography.
Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks forrned 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 two lot partition. Therefore, this standard does not apply.
NOTICE OF DECISION MLP2005-00004/MEUSCH PARTITION PAGE 12 OF 17
Section 18.810.040.B.2 also states that bicycle and pedestrian connections on public easements
or right-of-ways shall be provided when full street connection is not possible. Spacing between
connections shall be no more than 330 feet, except where �recluded by environmental or
topographical constraints, existing development patterns, or strict adherence to other standards
in the code.
As mentioned above, no blocks are created with this application. Therefore, this standard does not
apply.
Lots - Size and Shape: Section 18.810.060(A) prohibits lot depth from bein� more than 2.5 times
the average lot width, unless the parcel is less than 1.5 times the minimum lot size of the
applicable zoning district.
The minimum lot size of the R-4.5 zoning district is 7,500 square feet. Based on the standard above,
none of the proposed parcels can be more than 2.5 times the average lot width unless they are less than
1.5 times the minimum lot size (11,250 square feet). The only parcel that is greater than 11,250 square
feet is proposed lot#2 which is 17,292 s uare feet. However, the lot width of parcel #2 is 132 feet wide.
The depth of proposed parcel #2 is 131�eet. Therefore, neither of the proposed parcels have a depth
that is 2 5 times the average lot width.
Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public
or private streets, other than an alley. In the case of a land partition, 18.420.050.A.4.c applies,
which requires a parcel to either have a minimum 15-foot frontage or a minimum 15-foot wide
recorded access easement In cases where the lot is for an attached single-family dwelling unit,
the frontage shall be at least 15 feet.
Pr�posed parcel #1 has 17 feet of frontage and proposed parcel #2 has 30 feet of frontage on to SW
79 Avenue. Therefore, this standard has been satisfied.
Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design
standards and be Iocated on both sides of arterial, collector and local residential streets. Private
streets and industrial streets shall have sidewalks on at least one side.
Sidewalks are a portion of the frontage improvements covered by the restrictive covenant, thereby
meeting this condition.
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.
There is an 8-inch public sewer line in 79th Avenue. The applicant has proposed a new connection to
this public sewer line to serve the new parcel.
Storm Drainage:
General Provisions: Section 18.810.100.A requires developers to make adequate provisions for
storm water and flood water runoff.
Accommodation of U pstream Drainage: Section 18.810.100.0 states that a culvert or other
drainage facility shall be large enough to accommodate potential runoff from its entire upstream
drainage area, whether inside or 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).
NOTICE OF DECISION MLP2005-00004/MEUSCH PARTITION PAGE 13 OF 17
There are no significant drainage areas upstream of this development.
Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the
City Engineer that the additional runoff resulting from the development will overload an existing
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).
Small developments, such as residential land partitions, are not required to provide on-site detention.
However, when homes are constructed on each new lot, the builder is required to pay an SDC (fee
in-lieu) for storm water detention.
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 provis�ons for
the future extension of such bikeways through the dedication of easements or right-of-way.
79tn Avenue is a designated bicycle facility.
Cost of Construction: Section 18.810.110.B states that development permits issued for planned
unit developments, conditional use permits, subdivisions, and other developments which will
principally benefit from such bikeways shall be conditioned to include the cost or construction
of bikeway improvements.
If the 79th Avenue LID is approved bike striping will be included. If the LID is not approved the applicant
shall pay a striping fee for his frontage.
The amount of the striping would be as follows: �
. 47.3 feet of 8-inch white stripe, at$2.50/If $117.50
. 1 Mono-directional reflective markers @ $4.00/ea $ 4.00
• 1 Bike lane legends @ $175/ea $175.00
• 1 Directional mini-arrows @ $100/ea $�10�0.�00
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 bikeway width for a Neighborhood Route is 6 feet.
Utilities:
Section 18.810.120 states that all utility lines, but not limited to those required for electric,
communication, lighting and cable television services and related facilities shall be placed
underground, except for surface mounted transformers, surface mounted connection boxes and
meter cabinets which may be placed above ground, temporary utility service facilities during
construction, high capacity electric lines operating at 50,000 volts or above, and:
. The developer shall make all necessary arrangements with the serving utility to provide
the underground services;
. The City reserves the right to approve location of all surface mounted facilities;
• All underground utilities, including sanitary sewers and storm drains installed in streets
by the developer, shall be constructed prior to the surfacing of the streets; and
. Stubs for service connections shall be long enough to avoid disturbing the street
improvements when service connections are made.
NOTICE OF DECISION MLP2005-00004/MEUSCH PARTITION PAGE 14 OF 17
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 underground will serve the development and the
ap p.roval authority determines that the cost and technical difficulty of under-g rounding the
utilities outweighs the benefit of under-grounding in conjunction with the developmen� The
determination shall be on a case-b�-case basis. The most common, but not the only: such
situation is a short frontage deve opment 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 79th Avenue. If the fee in-lieu is
proposed, it is equal to $35.00 per lineal foot of street frontage that contains the overhead lines. The
frontage along this site is 47.3 lineal feet; therefore the fee would be $1,655.50.
ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT
Public Water S stem:
ere is a pu ic wa er line in 79th Avenue that can serve this development. The applicant will need to
apply for a new water service.
Storm Water Quali :
e i as agree to enforce Surface Water Management (SWM) regulations established by
Clean ater 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.
Small developments, such as residential land partitions, are not required to install an on-site water
quality facility. The builder of the new home will be required to pay an SDC (fee in-lieu) for storm water
treatment.
Address Assi nments:
e i 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 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 icant s ina p a 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 ( C 22). These monuments
shall be on the same line and shall be of the same precision as required for the subdivision plat
boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground
measurements to grid measurements and the angle from north to grid north. These coordinates can be
established by:
. GPS tie nefinrorked to the City's GPS survey.
. By random traverse using conventional surveying methods.
In addition, the app licant's as-built drawings shall be tied to the GPS network. The applicant's.engineer
shall provide the City with an electronic file with points for each structure (manholes, catch basins, water
valves, hydrants and other water system features in the development, and their respective X and Y
State Plane Coordinates, referenced to NAD 83 (91�.
NOTICE OF DECISION MLP2005-00004/MEUSCH PARTITION PAGE 15 OF 17
SECTION VI. OTHER STAFF COMMENTS
City of Tigard Public Works Department has reviewed the proposal and is satisfied with the proposed
sanitary and storm system.
City of Tigard Police Department has reviewed the proposal and has ofFered the following comments:
. Request monument/sign,placed at foot of driveway at SW 79th indicating house number for new
parcel once a residence is constructed.
City of Tigard Building Department has reviewed the proposal and has no objection to it.
SECTION VII. AGENCY COMMENTS
Tualatin Valley Fire and Rescue has reviewed the proposal and has offered the following
comments:
FIRE APPARATUS ACCESS ROAD WIDTH AND VERTICAL CLEARANCE: Fire apparatus
access roa s s a ave an uno s ruc e wi o no ess an ee ee or up to finro dwelling
units and accessory buildings), and an unobstructed vertical clearance of not less than 13 feet 6
inches. Where fire,apparatus roadways are less than 26 feet wide, "NO PARKING" signs shall be
installed on both sides of the roadway and in turnarounds as needed. Where fire apparatus
roadways are more than 28 feet wide but less than 32 feet wide, "NO PARKING" signs shall be
installed on one side of the roadway and in turnarounds as needed. Where fire apparatus roadways
are 32 feet wide or more, parking is not restricted.
SURFACE AND LOAD CAPACITIES: Fire apparatus access roads shall be of an all-weather
su ace a is easi y is inguis a e rom the surrounding area and is capable of supporting not less
than 12,500 pounds point load (wheel load) and 75,000 pounds live load (gross vehicle weight). You
may need to provide documentation firom a registereci engineer that ine design will be capable of
supporting such loading.
TURNING RADIUS: The inside turning radius and outside turning radius shall be not less than 28
ee an ee respectively, measured from the same center point.
GRADE: Fire apparatus access roadway grades shall not exceed 10 percent. Intersections and
urnarounds shall be level (maximum 5%) with the exception of crowning for water run-off. When fire
sprinklers are installed, a maximum grade of 15% may be allowed. The approval of fire sprinklers as
an alternate shall be accomplished in accordance with the provisions of ORS 455.610(5).
GATES: Gates securing fire apparatus roads shall comply with all of the following:
. Minimum unobstructed width shall be 16 feet, or two 10 foot sections with a center post or
island.
. Gates serving one- or two-family dwellings shall be a minimum of 12 feet in width.
. Gates shall be set back at minimum of 30 feet from the intersecting roadway.
. Gates shall be of the swinging or sliding type.
. Manual operation shall be capable by one person.
. Electric gates shall be equipped with a means for operation by fire department personnel.
. Locking devices shall be approved.
SINGLE FAMILY DWELLINGS - REQUIRED FIRE FLOW: The minimum available fire flow for
sing e ami y we ings an up exes serve y a municipa water supply shall be 1,000 gallons per
minute. If the structure s) is (are) 3,600 square feet or larger, the required fire flow shall be
determined according to I�C Appendix B.
FIRE HYDRANTS — ONE- AND TWO-FAMILY DWELLINGS 8� ACCESSORY STRUCTURES:
ere a po ion o a s ruc ure is more an ee rom a y ran on a ire appara us access roa ,
as measured in an approved route around the exterior of the structure(s), on-site fire hydrants and
mains shall be provided.
NOTICE OF DECI510N MLP2005-00004/MEUSCH PARTITION PAGE 16 OF 17
� , . .
The location of existing fire hydrants in the area is acceptable.
ACCESS AND FIRE FIGHTING WATER SUPPLY DURING CONSTRUCTION: Approved fire
appara us access roa ways an ire ig ting water supp ies s a e insta e an operational pnor to
any combustible construction or storage of combustible materials on the site.
SECTION VIII. PR�CEDURE AND APPEAL INFORMATION
Notice: Notice was mailed to:
X The applicant and owners
�— Own�r of record within the required distance
� Affected government agencies
Final Decision:
THIS DECISION IS FINAL ON JULY 1, 2005 AND BECOMES
EFFECTIVE ON JULY 19, 2005 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 Half 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 speafic issues identified in the written comments submitted by the parties during the
comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may
be submitted by any party during the appeal hearing, sub�ect to any additional rules of procedure that
may be adopted from time to time by the appellate body.
THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON JULY 18, 2005. .�
Questions:
yT�ou iF—ave any questions, please call the City of Tigard Planning Division, Tigard City Hall, 13125 SW
Hall Boulevard, Tigard, �regon at (503) 639�171.
.
Jul 1 2005
. a ew c egger
Associate Pla ner
Jul 1 2005
. ic ar e o
Planning Manager
i:�curpinlmathew\mlptrnlp2005-00004(Meusch)vnIp2005-00004.decision.dx
NOTICE OF DECISION MLP2005-00004/MEUSCH PARTITION PAGE 17 OF 17
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NOTICE OF TYPE II DECISION
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MINOR LAND PARTITION (MLPj 2005-00004 CITYOFTIOARD
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120 DAYS = 9/9/2005
SECTION I. APPLICATION SUMMARY
FILE NAME: MEUSCH PARTITION
CASE NO: Minor Land Partition (MLP) MLP2005-00004
PROPOSAL: The applicant is requesting a Minor Land Partition to partition one (1) existing
31,729 square foot lot into two (2) parcels of 7,500 and 17,292 square feet for
detached single-family residences. Approximately 5,427 square feet will be
utilized for access to both parcels. An existing single-family dwelling exists on the
subject property and is proposed to remain on Parcel #2.
APPLICANT/
OWNER: Jon S. Meusch
15091 SW 79th Avenue
Tigard, OR 97224
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: 15091 SW 79th Avenue; WCTM 2S112BD, Tax Lot 4100.
PROPOSED PARCEL 1: 7,500 Square Feet.
PROPOSED PARCEL 2: 17,292 Square Feet.
APPLICABLE
REVIEW
CRITERIA: Community Development Code Chapters 18.390 (Decision-Making Procedures);
18.420 (Land Partitions); 18.510 (Residential Zoning Districts); 18.705 (Access
Egress and Circulation); 18.715 (Density Computations); 18.745 (Landscaping and
Screening); 18.765 (Off-Street parking and Loading Requirements); 18.790 (Tree
Removal); 18.795 (Visual Clearance Areas); and 18.810 (Street and Utility
Improvement Standards).
SECTION II. DECISION
Notice is hereby given that the City of Tigard Community Development Director's designee has
APPROVED the above request. The findings and conclusions on which the decision is based are noted
in the full decision, available at City Hall.
THIS APPROVAL SHALL BE VALID FOR 18 MONTHS
FROM THE EFFECTIVE DATE OF THIS DECISION.
All documents and applicable criteria in the above-noted file are available for inspection at no cost or
copies can be obtained for twenty-five cents (25�) per page, or the current rate charged for copies at the
time of the request. �
SECTION III. PROCEDURE AND APPEAL INFORMATION
Notice:
o1�Ttice mailed to:
X The applicant and owners
—R— Owner of record within the required distance
�— Affected government agencies
.
Final Decision:
THIS DECISION IS FINAL ON JULY 1, 2005 AND BECOMES
EFFECTIVE ON JULY 19, 2005 UNLESS AN APPEAL IS FILED.
A,��eaL_
The Director's Decision is final on the date that it is mailed. All pers�ons entitled to notice or who are
otherwise adversely affected or aggrieved by the decision as providec� in Section 18.390.040.G.1 may
appeal this decision in accordance with Section 18.390.040.C�.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 Divisian of Tigard City Hall, 13125 SW
F�all 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 suk>mitted by the.parties during the
comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may
be submitted by any party during the appeal hearing, sub�ect to any additional rules of procedure that
may be adopted from time to time by the appellate body.
THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON JULY 18, 2005.
Questions:
oF r furt�r information please contact the Planning Division Staff Planner, Mathew Scheideqqer at
(503) 639-4171, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 7 3.
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Ma le not lo�eele �
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 CITYOFTIOARD
MINOR LAND PARTITION ShapingABet�rCommunity
DATE OF NOTICE: May 12, 2005
FILE NUMBER: MINOR LAND PARTITION (MLP) 2005-00004
FILE NAME: MEUSCH PARTITION
PROPOSAL: The applicant is requesting approval to perform a finro-lot Minor Land Partition on a parcel of
land containing approximately 30,927 square feet. This partition will create Parcel #1 with
approximately 7,500 square feet and Parcel#2 with 22,719 square 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 18.390, 18.420, 18.510, 18.705, 18.715, 18.745,
18.765, 18.790, 18.795 and 18.810.
LOCATION: 15091 SW 79�'Avenue; WCTM 2S1126D, Tax Lot 4100.
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
All comments should be directed to Mathew Scheideqqer, 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 email to Matts(c�ci.tiqard.or.us.
ALL COMMENTS MUST BE RECEIVED BY THE CITY OF TIGARD IN WRITING PRIOR TO 5:00 PM ON THE DATE
SPECIf1ED ABOVE IN ORDER FOR YOUR COMMENTS TO BE CONSIDERED IN THE DECISION-MAKING PROCESS.
THE CITY OF TIGARD APPRECIATES RECEIVING COMMENTS AND VALUES YOUR INPUT. COMMENTS
WILL BE CONSIDERED AND ADDRESSED WITHIN THE NOTICE OF DECISION. A DECISION ON THIS ISSUE
IS TENTATIVELY SCHEDULED FOR w� '- ;_, � 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 prope�ty located within 500 feet of the site, as shown on the most recent property tax
assessment roll; any City-recognized neighborhood group whose boundaries include the site; and any
governmental agency which is entitled to notice under an intergovernmental agreement entered into with the
City which includes provision for such notice or anyone who is otherwise entitled to such notice.
INFORMATION/EVIDENCE AVAILABLE FOR REVIEW:
The application, written comments and supporting documents relied upon by the Director to make this decision are
contained within the record and are available for public review at the City of Tigard Community Development
Department. Copies of these items may be obtained at a cost of $.25 per page or the current rate charged for this
service. Questions regarding this application should be directed to the Planning Staff indicated on the first page of
this Notice under the section titled "Your Right to Provide Written Comments."
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MEUSCH PARTITION
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REQUEST FOR COMMENTS CITYOFTI(;ARD
Community�Dcvelopment
ShapingA Better�ommunity
onr�: May�2,zoo5
T0: PER ATTACNED
FROM: City of Ti9ard Planning Division
STAFF CONTACT: Mathew Scheide99er,Associate Planner[x24311
Phone: [5031639-41T1/Fax: [5031684-]291
➢ MEUSCH PARTITION Q
MINOR LAND PARTITION (MLP) 2005-00004
REQUEST: The applicant is requesting approval to perform a two-lot Minor Land Partition on a parcel
of land containing approximately 30,927 square feet. This partition will create Parcel #1 with
approximately 7,500 square feet and Parcel # 2 with 22,719 square feet. LOCATION: 15091 SW 79tn
Avenue; WCTM 2S112BD, Tax Lot 4100. COMPREHENSIVE PLAN DESIGNATION: Low-Density
Residential District. 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 18.390, 18.420, 18.510, 18.705, 18.715,
18.745, 18.765, 18.790, 18.795 and 18.810.
Attached are the Site Plan, Vicinity Map and ApplicanYs Information for your review. From information supplied by various
departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a
decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR
COMMENTS BACK BY: MAY 26. 2005. 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:
• . � Y OF TIGARD REQUEST FOh �MMENTS
NOTIFICATION LIST FOR LAND USE & COMMUNITY DEVELOPMENT APPLICATIONS
FILE NOS.: ` - — FILE NAME: — � —
CITIZEN INVOLYEMENT TEAMS -
14-DAY PENDING APPLICATION NOTICE TO INTERESTED PARTIES OF AREA: ❑Central ❑East ❑South pwest , 1
� --
CITY OfFICES
LONG RANGE PLANNINGlBarbara Shields,Planning Mgr. COMMUNITY DVLPMNT.DEPT./Planning-Engineering Techs. �OLICE DEPT.lJim Wolf,Crime Prevention Officer
✓BU�LDING DIVISION1Gary Lampella,Building Official �FlJGINEERING DEPT./Kim McMillan,Dvlpmnt.Review Engineer_PUBLIC WORKS1Matt Stine,Urban Forester
CITY ADMINISTRATION/Cathy Wheatley,City Recorder !/PUBLIC WORKS/Brian Rager,Engineering Manager
�/PLANNER—POST PROJECT SITE IF A Pl18LIC HEARING ITEM-10 BUSINESS DAYS PRIOR TO THE PUBLIC HEARINGI
SPECIAL DISTRICTS
TUAL.HILLS PARK&REC.DIST.#��TUALATIN VALLEY PIRE 8 RESCUE♦ �J�TUALATIN VALLEY WATER DISTRICT+R CLEANWATER SERVICES�
Planning Manager Fire Marshall Administrative Office Lee WaikerlSWM 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 Hilisboro,OR 97124
LOCA1 AND STATE IURISDICflONS
CITY OF BEAVERTON � CITY OF TUALATIN � OR.DEPT.OF FISH&WILDLIFE OR.DIV.OF STATE LANDS
_ Planning Manager Planning Manager 3406 Cherry Avenue NE Melinda Wood�muN F«�,�R����a�
Steven Sparks,Dev.Svcs.Manager 18880 SW Martinaai Avenue Salem,OR 97303 775 Summer Street NE,Suite 100
PO Box 4755 Tualatin,OR 97062 Salem,OR 97301-1279
Beaverton,OR 97076
_ OR.PUB.UTILITIES COMM.
METRO-LAND USE 8 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 PoRland.OR 97232-2736 Portland,OR 97232
PO Box 23483 Bob Knight,DetaResourceCanler(ZCA) US ARMY CORPS.OF ENG.
Durham,OR 97281-3483 _ Paulette Allen,Growth ManaqementCoordinalor OR.DEPT.OF LAND CONSERV.&DVLP Kathryn Harris�M,P,o�iy�
_ Mel Huie,GreenspacesCoordinator(CPA/ZOA) LBfTy Ff2l1CF1(Comp.PlanAmendmerrtsOnly) Routing CENWP-OP-G
CITY OF KING CITY+IF _ Jennrfer Budhabhatti,ReqionalPlanner(Wellands) 635 Capitol Street NE,Suite 150 PO Box 2946
City Manager _ C.D.Manager,Growt�ManagementServices Salem,OR 97301-2540 Portland,OR 9720&2946
15300 SW 116th Avenue
King City,OR 97224 WASHINGTON COUNTY�
OR.DEPT.OF ENERGY�a�n+���u�� _OR.DEPT OF AVIATION�M«rovoi•r�.R� Dept.of Land Use 8 Transp.
Bonneville Power Administration Tom Highland,a�e�,�,y 155 N.First Avenue
_CITY OF LAKE OSWEGO+k� Routing TTRC—Attn: Renae Fenera 3040 25th Street,SE Suite 350,MS 13
Planning Director PO Box 3621 Salem,OR 97310 Hillsboro.OR 97124
PO Box 369 Portland,OR 9720&3621 5teve Conway�c�.e�n�.�
Lake Oswego,OR 97034 Gregg Leion�caA>
_ OR.DEPT.OF ENVIRON.QUALITY(DEQ) ODOT,REGION 1 � Brent Curtis�cPn�
CITY OF PORTLAND �No��ry n�w�c�a�es a�a PocaM��e�����me„c��mPaas� _Marah Danielson,Devebpmen�Review Coordinator poria Mateja czcn�Ms,a
Planning Bureau Director Regional Administrator Carl Torland, Right-of-Way Section�va�cro�� _Sr.Cartographer c�,�,���,.
1900 SW 4`"Avenue,Suite 4100 2020 SW Fourth Avenue,Suite 400 123 NW Flanders _Jim Nims,sw�0yo.�zU�MS,s
Portiand,OR 97201 Portland,OR 97201-4987 Portland,OR 97209-4037
WA.CO.CONSOL.COMM.AGNCY ODOT,REGION 1 -DISTRICT 2A�It _ODOT,RAIL DIVISION STATE HISTORIC
Dave Austin�wcccni••s»°��d,o,w.To..�, Sam Hunaidi,AssistaM Distnc[Manaqx (Notify if 000T R/R-Nwy.Crouing is Onry Acc�ss to Land� PRESERVATION OFFICE
PO Box 6375 5440 SW Westgate Drive,Suite 350 Dave Lanning,s�.ao��serery s�ar� �Hm�y it Prop�rty Maa ND Owrlay)
Beaverton,OR 97007-0375 Portland,OR 97221-2414 555-13th Street,NE,Suite 3 1115 Commercial Street,NE
5alem,OR 97301-4179 Salem,OR 97301-1012
UTILITY PROYIDERS AND SPECIAL A6ENCIES
PORTLAND WESTERN RIR,BURLINGTON NORTHERN/SANTA FE R/R,OREGON ELECTRIC R/R(aur��nqton Northern/Santa Fe R/R Predecessor)
Robert I.Mefbo,President�General Manager
110 W. 10th Avenue
Albany,OR 97321
SOUTHERN PACIFIC TRANS.CO.R!R METRO AREA COMMUNICATIONS COMCAST CABLE CORP. _TRI-MET TRANSIT DVLPMT.
Clifford C.Cabe,Construction Engineer Debra Palmer�n���xairo�somY� Randy Bice (SSeMObArrCOn�ct) (IfProjeaisWithln%MileafaTransriROUle)
5424 SE McLoughiin Boulevard Twin Oaks Technology Center 14200 SW Brigadoon Court Ben Baldwin,Project Planner
Portland,�R 97232 1815 NW 169th Place,S-6020 Beaverton,OR 97005 710 NE Holladay Street
BeaveRon,OR 97006-4886 Portland,OR 97232
�PORTLAND GENERAL ELECTRIC D�NW NATURAL GAS COMPANY _VERIZON ��QWEST COMMUNICATIONS
Ken Gutierrez,Svc.Design Consultant Scott Palmer,Engineering Coord. David Bryant,Engi�eering Florence Mott,Eng. ROW Mgr.
9480 SW Boeckman Road 220 NW Second Avenue OR 030533/PO Box 1100 8021 SW Capitoi Hill Rd,Rm 110
Wilsonville,OR 97070 Portland,OR 97209-3991 Beaverton,OR 97075-1100 Portland,OR 97219
�TIGARDlTUALATIN SCHOOL DIST.#23J_BEAVERTON SCHOOL DIST.#48 �COMCAST CABLE CORP. _COMCAST CABLE COMMUNIC.
� �Marsha Butler,Administrative Offices Jan Youngquist,Demographics Alex 5ilantiev�S..M.,�«M..ca,�n Diana Carpenter c�,,.ea�.a*�a�,
6960 SW Sandburg Street 16550 SW Merlo Road 9605 SW Nimbus Avenue,Bidg. 12 10831 SW Cascade Avenue
Tigard,OR 97223-8039 Beaverton,OR 97006-5152 Beaverton,OR 97008 Tigard,OR 97223-4203
aR INDICATES AUTOMATIC NOTlFICATION IN COMPLIANCE WITH INTERGOVERNMENTAL AGREEMENT If WITHIN 500' OF THE SUBJECT PROPERTY FOR ANYIALL
CITY PROf ECTS (Project Planner Is Responsible For Indicating Parties To Notify). h:�patty�masters�Request For Comments Notit�cation l.�st.doc (UPOATED: 3-Feb-OS)
fAlso uodate:i:\curoln\setuo11a6e1s\annexation utilities and franchises.doc when uodatino this documenU
�
REQUEST FOR COMMENTS CITYOFTIOARD
Community,1�e�c�eCopment
ShapingA Better Community
DATE: Ma]I 12,2005
T0: Mark Vandomelen,Residential Plans Examiner
FROM: Cit�of Tigard Plannin9 Division
STAFF CONTACT: Mathew Scheidegger,Associate Planner[x243n
Phone: [5031639-4111/Fax: [5031684-1291
➢ MEUSCH PARTITION Q
MINOR LAND PARTITION (MLP) 2005-00004
REQUEST: The applicant is requesting approval to perform a two-lot Minor Land Partition on a parcel
of land containing approximately 30,927 square feet. This partition will create Parcel #1 with
approximately 7,500 square feet and Parcel # 2 with 22,719 square feet. LOCATION: 15091 SW 79tn
Avenue; WCTM 2S1126D, Tax Lot 4100. COMPREHENSIVE PLAN DESIGNATION: Low-Density
Residential District. 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 18.390, 18.420, 18.510, 18.705, 18.715,
18.745, 18.765, 18.790, 18.795 and 18.810.
Attached are the Site Plan, Vicinity Map and Applicant's Information for your review. From information supplied by various
departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a
decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR
COMMENTS BACK BY: MAY 26. 2005. 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:
Name 8� Number of Person Commenting:
/"�/� , ,S- -� • -, .�
REQUEST FOR COMMENTS CITYOFTIOARD
�'ommunity�DeceCopment
ShapingA Better Community
DATE: May 12,2005
T0: !im Wolfz Ti9ard Police Department Crime Prevention Officer
FROM: Cit�of Ti9ard Planning Diuision
STAFF CONTACT: Mathew Scheidegger,Associate Pianner[x243A
Phone: [5031639-4111/Fax: [5031684-7291
➢ MEUSCH PARTITION Q
MINOR LAND PARTITION (MLP) 2005-00004
REQUEST: The applicant is requesting approval to perform a two-lot Minor Land Partition on a parcel
of land containing approximately 30,927 square feet. This partition will create Parcel #1 with
approximately 7,500 square feet and Parcel # 2 with 22,719 square feet. LOCATION: 15091 SW 79tn
Avenue; WCTM 2S1126D, Tax Lot 4100. COMPREHENSIVE PLAN DESIGNATION: Low-Density
Residential District. 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 18.390, 18.420, 18.510, 18.705, 18.715,
18.745, 18.765, 18.790, 18.795 and 18.810.
Attached are the Site Plan, Vicinity Map and Applicant's Information for your review. From information supplied by various
departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a
decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR
COMMENTS BACK BY: MAY 26. 2005. 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:
(�qv�- rna��mrxc� S�g�► p�acec� o�- {�t�" e� d�I�IQ.u�a A� 1a1�'' ihd��cp►-F,,
�ouy� �nu��ne.�/ � Y� Qo,tcr�l �cy.. o� �.��a,a,nw � con�Fcvc�sed .
Name 8 Number of Person Commenting: q_�
c�.�101 F `�z��P
,
REQUEST FOR COMMENTS ��noFnoARo
Community,DeceCopment
S&apingA�etterCommunity
DATE: May 12,2005
RECEtVED PLANNING
T0: Tualatin Valley Water DistrictAdministraWe Offices MAY 1 8 2005
FROM: Ciry of Ti9ard Plannin9 D"msion CITY OF TIGARD
STAFF CONTACT: Mathew Scheidegger,Associate Planner[x24371
Phone: [5031639-4171/Fax: [5031684-)29]
➢ MEUSCH PARTITION Q
MINOR LAND PARTITION (MLP) 2005-00004
REQUEST: The applicant is requesting approval to perform a two-lot Minor Land Partition on a parcel
of land containing approximately 30,927 square feet. This partition will create Parcel #1 with
approximately 7,500 square feet and Parcel # 2 with 22,719 square feet. LOCATION: 15091 SW 7gtn
Avenue; WCTM 2S112BD, Tax Lot 4100. COMPREHENSIVE PLAN DESIGNATION: Low-Density
Residential District. 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 18.390, 18.420, 18.510, 18.705, 18.715,
18.745, 18.765, 18.790, 18.795 and 18.810.
Attached are the Site Plan, Vicinity Map and ApplicanYs Information for your review. From information supplied by various
departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a
decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR
COMMENTS BACK BY: MAY 26. 2005. 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 ivision, 13125
SW Hall Blvd., Tigard, OR 97223.
PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: ��7L1/C.N T�
� 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.l��
Name 8 Number of Person Commenting: ,�
so3 -� 2- �S//
" t '
��.;
REQUEST fOR COMMEHTS CITYOFTIGARD
Community�Uevetopment
ShapingA<detterCommunity
�
DATE: Ma 12 2005 �%r !-�wWR�D
9 , � ��- �r({ ����
T0: Brian Ra9er,Public Works Engineerin9 Mana9er �� �� F. �
FROM: City of Tigard Plannin9 Diuision ��-�� �'�"I �
._, ,�,,��r•�( ��
STAFF CONTACT: Mathew Scheideg9er,Associate Planner[x24371 ��� a' ��
Phone: [5031639-4171/Fax: [5031684-1291
➢ MEUSCH PARTITION Q
MINOR LAND PARTITION (MLP) 2005-00004
REQUEST: The applicant is requesting approval to perform a two-lot Minor Land Partition on a parcel
of land containing approximately 30,927 square feet. This partition will create Parcel #1 with
approximately 7,.500 square feet and Parcel # 2 with 22,719 square feet. LOCATION: 15091 SW 79tn
Avenue; WCTM 2S112BD, Tax Lot 4100. COMPREHENSIVE PLAN DESIGNATION: Low-Density
Residential District. 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 18.390, 18.420, 18.510, 18.705, 18.715,
18.745, 18.765, 18.790, 18.795 and 18.810.
Attached are the Site Plan, Vicinity Map and ApplicanYs Information for your review. From information supplied by various
departments and agencies a�'frbTri-afher 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 BX: MAY 26, 2005. �'ou may use the space provided below or attach a separate letter to return your
comments. If vou are unable to respond b�i the above date, please phone the staff contact noted above with your comments
and confirm your comm"s�its in writing,as-Soon as possible. If you have any questions, contact the Tigard Planning Division, 13125
SW Hall Blvd., Tigard, OR�J7Z'Z�.�
PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY:
_ We have reviewed the proposal and have no objections to it.
Please contact of our office.
Please refer to the enclosed letter.
_ Written comments provided below:
�
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Name� Number of Person Commenting:
MEMORANDUM
CITY OF TIGARD, OREGON
DATE: 5-31-05
TO: Matt Scheidegger, Associate Planner
FROM: Kim McMillan, Development Review Engin �
RE: MLP2005-00004 Meusch 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 has proposed a shared driveway for the existing residence and the
new parcel. The applicant's engineer shall provide final sight distance
certification for the proposed shared driveway at 79th Avenue prior to final plat
approval.
Section 18.705.030.H.2 states that driveways shall not be permitted to be
placed in the influence area of collector or arterial street intersections.
Influence area of intersections is that area where queues of traffic
commonly form on approach to an intersection. The minimum driveway
setback from a collector or arterial street intersection shall be150 feet,
measured from the right-of-way line of the intersecting street to the throat
of the proposed driveway. The setback may be greater depending upon the
influence area, as determined from City Engineer review of a traffic impact
report submitted by the applicant's traffic engineer. In a case where a
project has less than 150 feet of street frontage, the applicant must explore
any option for shared access with the adjacent parcel. If shared access is
not possible or practical, the driveway shall be placed as far from the
intersection as possible.
This development is not located near a collector or arterial street, therefore this
condition does not apply.
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 MLP2005-00004 Meusch Partition PAGE 1
This development is located on 79th Avenue, which is classified as a
Neighborhood Route. Therefore, this condition does not apply.
Street And Utilitv Improvements Standards (Section 18.810):
Chapter 18.810 provides construction standards for the implementation of
public and private facilities and utilities such as streets, sewers, and
drainage. The applicable standards are addressed below:
Streets:
Improvements:
Section 18.810.030.A.1 states that streets within a development and streets
adjacent shall be improved in accordance with the TDC standards.
Section 18.810.030.A.2 states that any new street or additional street width
planned as a portion of an existing street shall be dedicated and improved
in accordance with the TDC.
Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires a
Neighborhood Route to have a 58 right-of-way width and 36-foot paved
section. Other improvements required may include on-street parking,
sidewalks and bikeways, underground utilities, street lighting, storm
drainage, and street trees.
This site lies adjacent to SW 79th Avenue, which is classified as a Neighborhood
Route on the City of Tigard Transportation Plan Map. At present, there is
approximately 30 feet of ROW from centerline, according to the most recent tax
assessor's map. No additional ROW dedication is required.
SW 79th Avenue is currently partially improved. In order to mitigate the impact
from this development, the applicant should participate in the proposed LID for
improvements to 79th Avenue. If the LID is not approved by City Council, the
applicant's existing restrictive covenant will remain in effect.
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 applicant is not proposing to improve 79th Avenue at this time. The City,
however, is pursuing the formation of an LID. If the LID is approved, the grades
will be designed by the City in accordance with City design standards.
ENGINEERING COMMENTS MLP2005-00004 Meusch Partition PAGE 2
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 developrrient or;
• For blocks adjacent to arterial streets, limited access highways, major
collectors or railroads.
• For non-residential blocks in which internal public circulation provides
equivalent access.
PLANNING
Section 18.810.040.B.2 also states that bicycle and pedestrian connections
on public easements or right-of-ways shall be provided when full street
connection is not possible. Spacing between connections shall be no
more than 330 feet, except where precluded by environmental or
topographical constraints, existing development patterns, or strict
adherence to other standards in the code.
PLANNING
Lots -Size and Shape: Section 18.810.060(A) prohibits lot depth from being
more than 2.5 times the average lot width, unless the parcel is less than 1.5
times the minimum lot size of the applicable zoning district.
PLANNING
Lot Frontage: Section 18.810.060(B) requires that I�ts 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.�4.4.c applies, which requires a parcel to either have a
minimum 15-foot frontage or a minimum 15-foot wide recorded access
easement. In cases where the lot is for an attached single-family dwelling
unit, the frontage shall be at least 15 feet.
PLANNING
Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to
meet City design standards and be located on both sides of arterial,
collector and local residential streets. Private streets and industrial streets
shall have sidewalks on at least one side.
ENGINEERING COMMENTS MLP2005-00004 Meusch Partition PAGE 3
Sidewalks are a portion of the frontage improvements covered by the restrictive
covenant, thereby meeting this condition.
Sanitary Sewers:
Sewers Required: Section 18.810.090.A requires that sanitary sewer be
installed to serve each new development and to connect developments to
existing mains in accordance with the provisions set forth in Design and
Construction Standards for Sanitary and Surface Water Management (as
adopted by Clean Water Services in 1996 and including any future
revisions or amendments) and the adopted policies of the comprehensive
plan.
Over-sizing: Section 18.810.090.0 states that proposed sewer systems
shall include consideration of additional development within the area as
projected by the Comprehensive Plan.
There is an 8-inch public sewer line in 79t" Avenue. The applicant has proposed
a new connection to this public sewer line to serve the new parcel.
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 significant drainage areas upstream of this development.
Effect on Downstream Drainage: Section 18.810.100.D states that where it
is anticipated by the City Engineer that the additional runoff resulting from
the development will overload an existing drainage facility, the Director and
Engineer shall withhold approval of the development until provisions have
been made for improvement of the potential condition or until provisions
have been made for storage of additional runoff caused by the
development in accordance with the Design and Construction Standards
ENGINEERING COMMENTS MLP2005-00004 Meusch Partition PAGE 4
for Sanitary and Surface Water Management (as adopted by Clean Water
Services in 2000 and including any future revisions or amendments).
Small developments, such as residential land partitions, are not required to
provide on-site detention. However, when homes are constructed on each new
lot, the builder is required to pay an SDC (fee-in-lieu) for storm water detention.
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.
79tn Avenue is a designated bicycle facility.
Cost of Construction: Section 18.810.110.B states that development
permits issued for planned unit developments, conditional use permits,
subdivisions, and other developments which will principally benefit from
such bikeways shall be conditioned to include the cost or construction of
bikeway improvements.
If the 79th Avenue LID is approved bike striping will be included. If the LID is not
approved the applicant shall pay a striping fee for his frontage.
The amount of the striping would be as follows:
• 47.3 feet of 8-inch white stripe, at $2.50/If $117.50
• 1 Mono-directional reflective markers @ $4.00/ea $4.00
• 1 Bike lane legends @ $175/ea $175.00
• 1 Directional mini-arrows @ $100/ea $100.00
$396.50
Minimum Width: Section 18.810.110.0 states that the minimum width for
bikeways within the roadway is five feet per bicycle travel lane. Minimum
width for two-way bikeways separated from the road is eight feet.
The bikeway width for a Neighborhood Route is 6 feet.
Utilities:
Section 18.810.120 states that all utility lines, but not limited to those
required for electric, communication, lighting and cable television services
and related facilities shall be placed underground, except for surface
ENGINEERING COMMENTS MLP2005-00004 Meusch Partition PAGE 5
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.
There are existing overhead utility lines along the frontage of SW 79th Avenue. If
the fee in-lieu is proposed, it is equal to $ 35.00 per lineal foot of street frontage
that contains the overhead lines. The frontage along this site is 47.3 lineal feet;
therefore the fee would be $ 1655.50.
ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND
UTILITY IMPROVEMENT STANDARDS:
Public Water Svstem:
There is a public water line in 79t" Avenue that can serve this development. The
applicant will need to apply for a new water service.
ENGINEERING COMMENTS MLP2005-00004 Meusch Partition PAGE 6
Storm Water Quality:
The City has agreed to enforce Surface Water Management (SWM)
regulations established by Clean Water Services (CWS) Design and
Construction Standards (adopted by Resolution and Order No. 00-7) which
require the construction of on-site water quality facilities. The facilities
shall be designed to remove 65 percent of the phosphorus contained in 100
percent of the storm water runoff generated from newly created impervious
surfaces. In addition, a maintenance plan shall be submitted indicating the
frequency and method to be used in keeping the facility maintained
through the year.
Small developments, such as residential land partitions, are not required to install
an on-site water quality facility. The builder of the new home will be required to
pay an SDC (fee-in-lieu) for storm water treatment.
Address Assiqnments:
The City of Tigard is responsible for assigning addresses for parcels within the
City of Tigard and within the Urban Service Boundary (USB). An addressing fee
in the amount of$ 50.00 per address shall be assessed. This fee shall be paid to
the City prior to final plat approval.
The developer will also be required to provide signage at the entrance of each
shared flag lot driveway or private street that lists the addresses that are served
by the given driveway or street. This will assist emergency services personnel to
more easily find a particular home.
Survey Requirements
The applicant's final plat shall contain State Plane Coordinates [NAD 83 (91)] on
two monuments with a tie to the City's global positioning system (GPS) geodetic
control network (GC 22). These monuments shall be on the same line and shall be
of the same precision as required for the subdivision plat boundary. Along with the
coordinates, the plat shall contain the scale factor to convert ground measurements
to grid measurements and the angle from north to grid north. These coordinates
can be established by:
• GPS tie networked to the City's GPS survey.
• By random traverse using conventional surveying methods.
In addition, the applicant's as-built drawings shall be tied to the GPS network.
The applicant's engineer shall provide the City with an electronic file with points
for each structure (manholes, catch basins, water valves, hydrants and other
water system features) in the development, and their respective X and Y State
Plane Coordinates, referenced to NAD 83 (91).
ENGINEERING COMMENTS MLP2005-00004 Meusch Partition PAGE 7
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 driveway approach and any other work in the public right-of-way.
Six (6) sets of detailed public improvement plans shall be submitted for
review to the Engineering Department. NOTE: these plans are in addition to
any drawings required by the Building Division and should only include
sheets relevant to public improvements. Public Facility Improvement (PFI)
permit plans shall conform to City of Tigard Public Improvement Design
Standards, which are available at City Hall and the City's web page
(www.ci.tigard.or.us).
. The PFI permit plan submittal shall include the exact legal name, address
and telephone number of the individual or corporate entity who will be
designated as the "Permittee", and who will provide the financial assurance
for the public improvements. For example, specify if the entity is a
corporation, limited partnership, LLC, etc. Also specify the state within which
the entity is incorporated and provide the name of the corporate contact
person. Failure to provide accurate information to the Engineering
Department will delay processing of project documents.
. Prior to final plat approval, the applicant shall pay the addressing fee.
(STAFF CONTACT: Shirley Treat, Engineering).
. The applicant shall provide signage at the entrance of each shared flag lot
driveway or private street that lists the addresses that are served by the
given driveway or street.
. A joint use and maintenance agreement shall be executed and recorded on
City standard forms for all common driveways. The agreement shall be
referenced on and become part of all applicable parcel Deeds. The
agreement shall be approved by the Engineering Department prior to
recording.
. Prior to final plat approval, the applicant shall pay $396.50 to the City for the
striping of the bike lane along the frontage of 79'h Avenue.
ENGINEERING COMMENTS MLP2005-00004 Meusch Partition PAGE 8
. 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 shall either place the existing overhead utility lines along SW
79tn Avenue 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 $1655.50 and it shall be paid prior to
final plat approval.
. The applicant's engineer shall provide final sight distance certification for the
proposed shared driveway at 79�h Avenue prior to final plat approval.
. 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.
. 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. NOTE: Washington County will not begin their review of the final plat
until they receive notice from the Engineering Department indicating that the
City has reviewed the final plat and submitted comments to the applicanYs
surveyor.
E. After the City and County have reviewed the final plat, submit two
mylar copies of the final plat for City Engineer signature (for partitions), or
ENGINEERING COMMENTS MLP2005-00004 Meusch Partition PAGE 9
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 within the subdivision, the City Engineer
shall deem the public improvements substantially complete. Substantial
completion shall be when: 1) all utilities are installed and inspected for
compliance, including franchise utilities, 2) all local residential streets have at
least one lift of asphalt, 3) any off-site street and/or utility improvements are
substantially completed, and 4) all street lights are installed and ready to be
energized. (NOTE: the City apart from this condition, and in accordance
with the City's model home policy may issue model home permits).
. During issuance of the building permit, the applicant shall pay the fee in-lieu
of constructing an on-site water quality and water quantity facility. The fee is
based on the total area of new impervious surfaces in the proposed
development.
ENGINEERING COMMENTS MLP2005-00004 Meusch Partition PAGE 10
. ,
AFFIDAVIT OF POSTING NOTICE OF A LAND USE PROPOSAL
IMPORTANT NOTICE: THIS AFFIDAVIT MUST BE ACCOMPANIED BY A COPY OF THE
NOTICE THAT WAS POSTED ON THE SITE.
In the Matter of the Proposed Land Use Applications for:
Land Use File Nos.: MLP2005-00004
Land Use File Name: MEUSCH PARTITION
I, Mathew Scheidegqer, Associate Planner for the Citv of Tiqard, do affirm that I posted notice of the
land use proposal affecting the land located at (state the approximate location(s) IF no address(s)
and/or tax lot(s) currently registered) �:.��/i._��1� �/C,�
and did personally post notice of the proposed land use application(s) by means of weatherproof
posting in the general vicinity of the affected territory, a copy of said notice being hereto attached
and by reference made a part hereof, on the ��` day of ��� 2005.
> �
� � �����
Sig a re�o Perso ho Performed Posting
� (In the presence of the Notary)
h:Uoginlpattylmastersla�davit of posting for stalf to post a site.doc
M I NOR LAN D PARTITION (M LP) 2005-00004
REQUEST: The applicant is requesting approval to perform a two-lot
Minor Land Partition on a parcel of land containing approximately 30,927
square feet. This partition will create Parcel #1 with approximately 7,500
square feet and Parcel # 2 with 22,719 square feet. LOCATI4N : 1509
SW 79t" Avenue; WCTM 2S112BD, Tax Lot 4140. COMPREHENSIVE
PLAN DESIGNATION : Low-Density Residential District. 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 18.390, 18.42C. ,
18.510, 18.705, 18.715, 18.745, 18.765, 18.790, 18.795 and 18.810.
Further information may be obtained from the Planning Division (staff contact:
Mathew Scheideqqer) at 13125 SW Hall Blvd., Tigard, Oregon 97223, by calling
503-639-4171 , or by email to Matts(a�ci.tiqard.or.us. A copy of the application and all
documents and evidence submitted by or on behalf of the applicant and the
applicable criteria are available for inspection at no cost and copies for all items can
also be provided at a reasonable cost.
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Community Development Plot date: Mar 25,2005;C:lmagiclMAGIC03.APR
. ` . ,
2S112CA-04300 2S112C6-12700
ARVIDSON OVE S 8 DENISE L CORBIN GARY S AND TERRIE
15215 SW 79TH 15070 SW 81ST AVE
TIGARD,OR 97224 TIGARD,OR 97224
zsiizsc-oseoo 2S1128D-01500
BAESE CRAIG A CORNUTT ENTERPRISES LLC
COUTURE LINDA L 11720 SW LYNN
8070 SW VIOLA TIGARD,OR 97223
TIGARD,OR 97224
2S1126D-02500 2S1128C-00700
BARNETT MARY E CRISMAN ALLEN BRUCE
14875 SW 79TH AVE 14940 SW 81ST AVE STE 1504
TIGARD,OR 97224 TIGARD,OR 97224
2S112CA-04400 2 1126C-00600
BARNUM KEITH L CR A LEN BRUCE
LUCILLE R 149 ST AVE STE 1504
15185 SW 79TH GARD,OR 9 4
TIGARD,OR 97224
2S112CA-01000 2S112CB-12400
BIEDSCHEID RANDI J EVERHART WILLIAM W&GEORGIA A
7815 SW GENTLE WOODS DRIVE 8145 SW ROSS ST
TIGARD, OR 97224 TIGARD,OR 97224
25112BC-10200 2S112CB-12300
BINABESE GEORGE/CHARLYNE K FITZGERALD GENE A&KAREN L
8116 SW MATTHEW PARK 5T 15051 SW 81ST AVE
TIGARD,OR 97224 TIGARD,OR 97224
2S1128D-01600 2S112CA-01500
CAMPBELL JEFFREY N&JOAN V GARVEY KIRK W&LAURA R
15300 SW 133RD AVE 7745 SW GENTLE WOODS DR
TIGARD, OR 97224 TIGARD,OR 97224
2S1128D-04700 2S112CA-04200
CARDWELL ALLAN C&DIANE L GIBBONS JEFFERY D
23165 NE SUNNYCREST RD 15235 SW 79TH
NEWBERG,OR 97132 TIGARD,OR 97223
2S112BD-01700 2S112BD-02100
CARLSON BRUCE 8 VICKI GRAY FAMILY REV TRUST
15050 5W 79TH AVE BY ME�VIN UBETTY J GRAY TRS
TIGARD,OR 97224 14985 SW 79TH AVE
TIGARD,OR 97224
2S112CA-06200 2S112CA-02900
CHRISTNACHT PAUL&TERI GRAY SHARON D R
BY JIM CHRISTNACHT 7810 SW GENTLEWOODS DR
1517 JEROME PL TIGARD,OR 97224
HELENA,MT 59601
2S112C6-09400 2S112C6-00301
GROFF MELISSA A& JACOB JEFF AND JANICE
MORRISON H III 15160 SW 81ST AVE
15232 SW KENTON DR TIGARD,OR 97224
TIGARD,OR 97224
2S112CA-03100 2S712CB-OQ403
GUYER RANDELL C JR JANES LYNNETTE M&KENNETH G
PO BOX 831 PO BOX 23399
BAKER CITY,OR 97814 TIGARD,OR 97281
2S112CA-02800 2S112BD-04600
HAINES CHARLOTTE JOHNSON JACOB W&
7770 SW GENTLE WOODS DR JOHNSON BRITTA J 8
TIGARD,OR 97224 JOHNSON KENNETH/JOHNSON DEBORAH
15055 SW 79TH AVE
TIGARD,OR 97224
2S112BD-01400 2S112CB-00402
HANSEN MAXINE KNIPPEL DAVID P
14H40 SW 79TH AVE 15220 SW 81ST
TIGARD,OR 97223 TIGARD,OR 97223
2S1128C-10000 2S112CA-06400
HASTINGS CHARLES K KUTCHER KEVIN&JEANNINE
8012 SW VIOLA ST 15201 SW THURSTON LN
TIGARD, OR 97224 TIGARD,OR 97224
2S112CA-01300 251126C-11700
HESS CHARLES A AND LALLY GREGGL&CONNIE L
COLLEEN M 8111 SW MATTHEW PARK
7755 SW GENTLEWOODS DRIVE TIGARD,OR 97224
TIGARD,OR 97224
2S112CB-00600 25112CA-01600
HOGGAN RICHARD E/GAYLE A LEAKE JEAN M
15233 SW 81 ST AVE 7735 SW GENTLE WOODS DR
TIGARD, OR 97224 TIGARD,OR 97224
2S112C8-0050t 2S112CA-00900
H GAN HARD E/GAYLE A LOPUSZYNSK�ZYGMUNT
152 81ST AVE 10406 SW MOR,4TOC DR
ARD, 97224 TUALATIN,OR 97062
112C8-0050 2S112CA-03000
HO A ICHARD E/GAYLE A LOW JEFFERY M
152 S 81ST AVE 7850 SW GENTLE WOODS DR
T GARD, O 97224 TIGARD,OR 97224
2S112CA-06100 2S112C8-12500
JACKSON JOHN L&CAROLYN M LUTTER STEPHAN G&
15267 SW THURSTON LN KELLIE S
TIGARD,OR 97224 15033 SW 81ST AVE
PORTLAND,OR 97224
2S 17 2CA-02600 2S 112C6-09300
MADRIGAL VILMA M 8 NELSON TAMMY L
MADRIGAL-ESTRELLA DAMIAN 15210 SW KENTON DR
15215 SW GENTLE WOODS CT TIGARD,OR 97224
TIGARD,OR 97224
2S1128D-00400 2S1128C-09700
MALO ROBERT WNIOLET MAY NICOLL ELIZABETH L&
c/o CORNUTT ENTERPRISES LLC ANDREEV GEORGE C
11720 SW LYNN 8094 SW VIOLA ST
TIGARD,OR 97223 PORTLAND,OR 97224
2S112CB-09600 2S112CA-03200
MAXWELL MICHAEL C&JENNY S O'BRIEN KELLY JAMES&
15270 KENTON DR O'BRIEN CINDY JEAN
TIGARD,OR 97224 15220 SW 79TH AVE
TIGARD,OR 97224
zs>>zca-o�ioo 2sii2cB-�zsoo
MEIER ANDREW C 8 JENNIFER L OCHS JAMES A&PATRICIA A
7775 SW GENTLE WOODS DR 15038 SW 81ST AVE
TIGARD, OR 97224 TIGARD,OR 97224
2S1126D-04100 2S1128D-02300
MEUSCH JON S&SHARON A PRESTON KRISTIN N
15091 SW 79TH AVE 14955 SW 79TH ST
TIGARD, OR 97224 TIGARD,OR 97224
2sii2cs-osaoo z izso-oz2oo
MICKELSEN JOSHUA P 8 EMILY A PRE ISTIN N
15298 SW KENTON DR 1495 H ST
TIGARD, OR 97224 T ARD,OR 97 4
2S1126C-10300 2S112CA-O6000
MILLER STANLEY F&LEANN P SCHILLER ERICA R
8140 SW MATTHEW PARK 15279 SW THURSTON
TIGARD, OR 97224 TIGARD,OR 97224
2S112CA-05900 2S1128D-02400
MOLONEY JOHN D 8 LESLIE A SHAYLOR MARCUS L&VICTORIA L
15287 SW THURSTON LANE 14925 SW 79TH AVE
TIGARD,OR 97224 TIGARD,OR 97224
251126D-04000 2S112CA-02400
MUIR DEBRA E SHELLEY MARY M
8880 NW SKYLINE BLVD 15220 SW GENTLE WOODS CT
PORTLAND,OR 97231 TIGARD,OR 97224
2S112CA-00800 2S712CA-02700
MUTER REGINA STOHS SHERYL M&LUTHER E
7895 SW GENTLE WOODS 15205 SW GENTLEWOODS CT
TIGARD,OR 97224 TIGARD,OR 97224
2S112C B-09500
THOMAS ERIC D& DENISE E
15254 SW KENTON DR
TIGARD, OR 97224
1126C-1o10
TI RD OF
131 W HALL
ARD, 97223
2S112CA-03400
TOLAND JONATHAN S
15270 SW 79TH AVE
TIGARD, OR 97224
2S1128C-09900
TREAT DOUGLAS C&MARGARET R
8038 SW VIOLA ST
TIGARD, OR 97224
2S112C6-o04ot
WASHINGTON COUNTY
FACILITIES MGMT
111 SE WASHINGTON 5T
HILLSBORO,OR 97123
2S112CB-09700
WEBSTER STEVEN G&MARJORIE J
15286 SW KENTON DR
TIGARD,OR 97224
2S112CA-01200
WETZELL NORMA J
7765 SW GENTLE WOODS DR
TIGARD,OR 97224
2S112CA-06300
WOLFE GEORGE A&ANDREA H
15223 SW THURSTON LN
TIGARD,OR 97224
2S112CA-02500
WOOD ELIZABETH R&
BRADLEY S
15225 SW GENTLE WOODS CT
TIGARD,OR 97224
2S1128D-01800
WOOLEY RANDALL R
15080 SW 79TH AVE
TIGARD, OR 97224
Josh Thomas
10395 SW Bonanza
Tigard, OR 97224
Kristen Miller
8940 SW Edgewood Street
Tigard, OR 97223
Paul Owen
10335 SW Highland Drive
Tigard, OR 97224
Tim Esau
PO Box 230695
Tigard, OR 97281
CPO 46
16200 SW Pacific Highway, Suite H242
Tigard, OR 97224
Ross Sundberg
16382 SW 104th Avenue
Tigard, OR 97224
Brian Wegener
9830 SW Kimberly Drive
Tigard, OR 97224
Joseph Dyar
10285 SW Highland Drive
Tigard, OR 97224-4668
Rex Caffall
13205 SW Village Glenn
Tigard, OR 97223
John Frewing
7110 SW Lola Lane
Tigard, OR 97223
CITY OF TIGARD - SOUTH INTERESTED PARTIES (pg. I of I) (i:lcurpinlsetupllabels\CIT South.doc) UPDATED: 21-Sep-04
03/25/2005 14: 54 5636997858 NWS TRAFFIC ENGRNEER PAGE 02/02
, , . .
C�TY �F TIGARD
COMMllNITY DEVELOPMENT D£PARTM�Nt
PLANNING DfYISION
13 I�S SW HALL BOULEVARD o,nr aF r,oARo
TIGARD, OREGON 97223 Community�DeveCop�nent
PNONE: 503-639•al7l FAK: 5a3-598-1960 (Attn: f'atty/Planning� S�ia,�ing��8etterCommunity
�j`" �( V � UO � � � � � D Q �� �� � mn� �
�� " � �� �� VL/UUU
� iAAILr►�.i�� �
Proper�y owner inforrnation is valid for 3 months from the date of your request
INDiCATE ALL PROJECT MAP � TAX L,OT NUMBERS (i,e. 1S134AB, Tax Lot 00100} OR THE
ADDRESSES �QR ALL PRO�JECT PARCELS B��OW:
2 S )2 -•- c>�Ivt� .
�LEASE B� �IWAR� TH q7" ONLY1 SET OF LABELS ,UV1Ll. BE P OVIDED AT THIS T1ME �OR
OLDING YOuR NEIGHBOF�HpOD ME�TING. After submitting your lan� �se applic�tion to the Cit , and
the roJ ect lanner has r viewed your appl�cat�on for complet�ness, you will be notitied by means of an�
incompleter�ess lett�r to o�tain yaur 2 final sefis af labels,
T'he 2 �nal sets of labels need to be placed on �nvelop�s with fErst class letter-rate postag� on the
env�lopes in the form of post�g� stamps (no metered envelopes and no return address) and
resubmitted to the City, for th �pu ose of prov�din notice to property awners of the proposed land use
applicatipn and the decision. �fi�� �s�ts of er�velop�s must be kept separate. Th� person "listetl below wiU
be called to pick up and pay for ti�e lab�ls when they are ready.
�0 3 63S �'3 S ! b+�`�'
, NAME OF CONTACT PERSC)N: � o,� M,��sc,�.� .— PHONE: 5�3 63� � 63 ,���,
FAX:_�'�'� 6�q �8sg
his request may e mail�Tfaxe or and delivered to the �ty o igard, ease al ow a
2-day m�nimum for processir�g r�ques�s, Upon completion of your request th� contact p�rson will be
called to pick up their request that will be placed in "Will Calf' by their last name, at the Community
D�velopment Reception Desk.
The cost of processing your r�ques# must be paid at the tim� of pick up, as exact cosfi can not be
pre-determined,
PLEASE NOTE: FOR R�AS(�NS OF ACCURACY, ONLY ORIGINAL MAIL�NG LABELS PROVIDED
BY THE CITY VS. RE-TYPED MA[LING LABELS WII.L BE ACCEPTED.
Cos Descri�tion:
$11 to generate the mailing qst, plus$2 per sheet for pri�ting the list onto labels(20 addresses per sheet}.
Then, multi I the cost to rint one set of labels b the number of sets re uested.
EXAMPLE � CO$T FOR THIS REQU�ST
—.. ,,.�..
4 sheeis of labels x$2/sheei=,�6,00 x 2 sets= $16•p0 �sheet(s)of labels x$2/sheet=�j„x l sets= . — ,• l'
2 sheets of labels x$2/sheet for intarested p�rties x 2 sets� $ 4,00 sheet(s)of labels x$2/shea��f'o/r lMerested partles= .� x / sets— �
GENERATE I.IST = �� GENERATE LIST �
TOTAL = $3�1.�00 � TOTAL =
`� � �
(,��,�c�� L�e f �
��
03/25/2005 14:54 5036997858 NWS TRAFFIC ENGRNEER PAGE 01/02
� , . ,
��� �/�����! � , �' �
;���1 J V L���'► Y � �r�
12965 SW Herman Ro�d, Tualatin, OR 9706�i
Phone (503)697-4730 �► F'ax(503) 699-785$'
To: Patty in Planni�g Department From; Jon Meusch
Fax: 503-59&1960 � Pages: 2,incl cover
Ph� 503-639-4171 _` Qate: March 25,2005
Re: Property Owner Mailing List CC:
❑ Urgont ❑ Far 1��leHr d Please Comment ❑Pleaso Rep�yr ❑Plsase Recycle
�Cwn�t�ents:
See attached �equest. ��t�'�� � ��
�`�+<< z � 2005
CITY OF TIGARD
BUILDING DIVISION
The information in thls fax is corifidential and proprietary and is Intended only for the individu8l or entity named on khe cover
sheet. If you are not the intended recipient,disclasure,copying,distributlon or use of thls information Is prohibited. If you do
not receive au of the pages or have rs�celved thia fax in error,please notify us immediately at the above telept,one number.
251126D-04100
MEUSCH JON S&SHARON A
15091 SW 79TH AVE
TIGARD, OR 97224
.
AFFIDAVIT OF MAILIHG CITYOfTIOARD
Cammunity�UeveCopment
SFraping,7 rdetterCommunity
I, �Patricia G. Gunsford, being first duly sworn/affirm, on oath depose and say that I am a SeniorA�ministrative SpeciaCut for
the �'ity ofTigard'iNas&ington County, Oregon and that I served the following:
{Check Appmpnate Box(s)Below}
❑x NOTICE OF DECISIOH FOR: MLP2005-00004/MEUSCN PARTITION
� AMENDED NOTICE (File NoJName Reference)
� City of Tigard Planning Director
A copy of the said notice being hereto attached, marked EKhlblt"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 Ellhlblt'B",and by reference made a part
hereof, on 101Y1,2005,and deposited in the United States Mail on lllhll,2005,postage prepaid.
. _ ��
� (Pe o at P ared ti
.57,A?E O�F O�C'jON )
County of 4Nasj:ngton )ss.
Ctity of�!°'rgasd )
Subscribed and sworn/affirmed before me on the �day of , 2005.
f'4:;;4 OFFICIALSEAL ' 1 �
f(°N�?+� SUE ROSS ��
�'��,'� . NOTARV PUBLIC-0REGON �
� " GOMr;TSS!ON N0.375152
,,: ��;, �,� < �ti-scS :r , �. :
. _ ____.. My Co � " ion E�rnireS: ��� - I � C ��
� � EXHIBIT..�.
NOTICE OF TYPE II DECISION
MINOR LAND PARTITION (MLP) 2005-00004 CITYOFTIGARD
Community;DeceCopment
MEUSCH PARTITION SFiaping,l<13etterCommunity
120 DAYS = 9/9/2005
SECTION I. APPLICATION SUMMARY
FILE NAME: MEUSCH PARTITION
CASE NO: Minor Land Partition (MLP) MLP2005-00004
PROPOSAL: The applicant is requesting a Minor Land Partition to partition one (1) existing
31,715 square foot lot into two (2) parcels of 7,500 and 17,292 square feet for
detached single-family residences. Approximately 6,512 square feet will be
utilized for access to both parcels. An existing single-family dwelling exists on the
subject property and is proposed to remain on Parcel #2. Both properties are
located behind an existing lot of record under separate ownership.
APPLICANT/
OWNER: Jon S. Meusch
15091 SW 79th Avenue
Tigard, OR 97224
ZONING
DESIGNATION: R-4.5: Low-Density Residential District. The R-4.5 zoning district is designed to
accommodate detached sin�le-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: 15091 SW 79th Avenue; WCTM 2S112BD, Tax Lot 4100.
PROPOSED PARCEL 1: 7,500 Square Feet.
PROPOSED PARCEL 2: 17,292 Square Feet.
APPLICABLE
REVIEW
CRITERIA: Community Development Code Chapters 18.390 (Decision-Making Procedures);
18.420 (Land Partitions); 18.510 (Residential Zoning Districts); 18.705 (Access
Egress and Circulation); 18.715 (Density Computations); 18.745 (Landscaping and
Screening); 18.765 (Off-Street parking and Loading Requirements); 18.790 (Tree
Removal); 18.795 (Visual Clearance Areas); and 18.810 (Street and Utility
Improvement Standards).
SECTION II. DECISION
Notice is hereby given that the City of Tigard Community Development Director's designee has
APPROVED the above request subject to certain conditions. The findings and conclusions on which the
decision is based are noted in Section V.
NOTICE OF DECISION MLP2005-00004/MEUSCH PARTITION PAGE 1 OF 17
CONDITIONS OF APPROVAL
THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO COMMENCING ANY ONSITE
IMPROVEMENTS, INCLUDING DEMOLITION, GRADING, EXCAVATION AND/OR FILL ACTIVITIES:
e app icant s a prepare a cover etter an su mit it, a ong wit an�y supporting ocuments
and/or plans that address the following requirements to the CURRENT PLANNING DIVISION,
ATTN: MATHEW SCHEIDEGGER 503-639-4171, EXT 2437. The cover letter shall clearly identify
where in the submittal the required information is found:
1. Provide an arborist report/removal/protection and mitigation plan prepared by a certified arborist.
THE FOLLOWING CONDITIONS SHALL BE SATISFIED
PRIOR TO APPROVAL OF THE FINAL PLAT:
e app icant s a prepare a cover etter an su mit it, a ong wit any supporting ocuments
and/or plans that address the following requirements to the CURRENT PLANNING DIVISION,
ATTN: MATHEW SCHEIDEGGER 503-639-4171, EXT 2437. The cover letter shall clearly identify
where in the submittal the required information is found:
2. Provide a 15-foot right-of-way width on the final plat that encompasses the 10-foot driveway.
3. Provide and Implement a plan that shows street trees required planted along the private driveway
in accordance with the standards for size and spacing, under Section 18.745.040.C, of the Tigard
Development Code.
4. Record a deed restriction limiting .the removal of trees that are retained on the project site
following completion of the partition improvements.
5. Place a note on the final plat that no structures, fences, retaining walls or vegetation over three
feet will be �laced in the visual clearance triangles at the intersection of the proposed driveway
and SW 79t Avenue.
The applicant shall prepare a cover letter and submit it, along with any supporting documents
and/or plans that address the following requirements to the ENGINEERING DIVISION, ATTN: KIM
MCMILLAN 503-639-4171, EXT 2642. The cover letter shall clearly identify where in the submittal
the required information is found:
6. A Public Facility Improvement (PFI) permit is required for this pro�ect to cover the driveway
approach 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 CSepartment. 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).
7. The PFI permit plan submittal shall include the exact legal name, address and telephone number
of the individual or corporate entity who will �e3esignated 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.
8. Prior to final plat approval, the applicant shall pay the addressing fee. (STAFF CONTACT:
Shirley Treat, Engineering).
9. The applicant shall provide signage at the entrance of each shared flag lot driveway or private
street that lists the addresses that are served by the given driveway or street.
NOTICE OF DECISION MLP2005-00004/MEUSCH PARTITION PAGE 2 OF 17
10. A joint use and maintenance ag reement shall be executed and recorded on City standard forms
for all common driveways. The agreement shall be referenced on and become part of all
applicable parcel Deeds. The agreement shall be approved by the Engineering Department prior
to recording.
11. Prior to final plat approval, tl�e applicant shall pay $396.50 to the City for the striping of the bike
lane along the frontage of 79t Avenue.
12. 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.
13. The applicant shall either place the existing overhead utility lines along SW 79th Avenue
underground as a part of this project, or they sf�all pay the fee in-lieu of undergrounding The fee
shall be calculated by the fronta�e of the site that is parallel to the utili lines and will be $35.00
per lineal foot. If the fee option is chosen, the amount will be $1,655.5�and it shall be paid prior
to final plat approval.
14. The applicant'� engineer shall provide final sight distance certification for the proposed shared
driveway at 79 Avenue pnor to final plat approval.
15. 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.
16. 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 m 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. NOTE: Washington County will not begin their review of the final plat until they receive
notice from the Engineering Department indicating that the City has reviewed the final plat
and submitted comments to the applicanYs surveyor.
E. After the City and County have reviewed the final plat, submit two mylar copies of the final
plat for City Engineer signature (for partitions), or City Engineer and Community
Development Director signatures (for subdivisions).
THE FOLLOWING CONDITIONS SHALL BE SATISFIED
PRIOR TO ISSUANCE OF BUILDING PERMITS:
e app ican s a prepare a cover etter an su mit it, a ong wi any supporting ocuments
and/or plans that address the following requirements to the ENGINEERING DIVISION, ATTN: KIM
MCMILLAN 503-639-4171, EXT 2642. The cover letter shall clearly identify where in the submittal
the required information is found:
17. Prior to issuance of building permits, the applicant shall provide the Engineering Department with
a "photomylar" copy of the recorded final plat.
18. Prior to issuance of building permits within the subdivision, the City Engineer shall deem the
public im�rovements substantially complete. Substantial completion shall 6e when: 1) all utilities
are installed and inspected for compfiance, including, franchise utilities, 2) all local residential
streets have at least one lift of asphalt, .3) any off-site street and/or utilifjr improvements are
substantially completed, and 4) all street lights are installed and ready to be energized. (NOTE:
the City apart from this condition, and in accordance with the City's model home policy may issue
model home permits).
NOTICE OF DECISION MLP2005-00004/MEUSCH PARTITION PAGE 3 OF 17
19. During issuance of the building permit, the applicant shall pay the fee in-lieu of constructing an
on-site water quality and water quantity facility. The fee is based on the total area of new
impervious surfaces in the proposed development.
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
Propert� Hi/ StON:
TFie p�operty is designated Low Density Residential on the Tigard Comprehensive Plan and Zoning
Map. No prior land use approvals were found affecting this parcel.
Site Information and Pro osal Descri tions
e a�p icant is req uesting a inor an artition to partition one (1) existing 31,715 square foot lot into
two ( ) parcels of 7,500 and 17,292 square feet for detached single-family residences. Approximately
6,512 square feet will be utilized for access to both parcels. An existing single-family dwelling exists on
the subject property and is proposed to remain on Parcel #2.
SECTION IV. PUBLIC COMMENTS
The City mailed notice to property owners within 500 feet of the subject site providing them an
opportunity to comment. No comments were received.
SECTION V. APPLICABLE REVIEW CRITERIA AND FINDINGS
Land Partitions (18.420):
The proposed partition complies with all statutory and ordinance requirements and regulations;
The proposed partition complies or can be made to comply with all statutory and ordinance requirements
and regulations as demonstrated by the analysis contained 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 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 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.
NOTICE OF DECISION MLP2005-00004/MEUSCH PARTITION PAGE 4 OF 17
The minimum lot width required for the R-4.5 zoning district is 50 feet. Parcel #1 is 75 feet in width, and
Parcel #2 is 132 feet wide. 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
sin�le-family units. The proposed partition creates two (2) flag lots that are 7,500 and 17,292 square
fee without the 6,512 square feet of pole. This criterion has been satisfied.
Each lot created through the partition process shall front a public right-of-way by at least 15 feet
or have a legally recorded minimum 15-foot wide access easement.
The proposed partition plat illustrates that the front lot (Parcel 1) will have a 15-foot strip of land that
fro�ts SW 79th Avenue. The rear lot (Parcel 2) will have a 30-foot-wide strip of land that accesses SW
79 h Avenue. This criterion is met.
Setbacks shall be as required by the applicable zoning district.
Setbacks for the R�.S zoning district are as follows: front, 20 feet; side, 5 feet; rear, 15 feet. The
existing house on Parcel #2 is proposed to remain. The applicant has proposed a lot line in a location
that wifl comply with these requirements.
FINDING: The setbacks of the R-4.5 zone will be met for the existing house and setbacks for the
future parcel will be reviewed at the time of building permit submittal.
When the partitioned lot is a flag lot, the developer may determine the Iocation of the front yard,
provided that no side yard is less than 10 feet. Structures shall generally be located so as to
maximize separation from existing structures.
The proposed parcels are flag lots. Proposed Parcel #2 already has a home on it. The home already
meets the 10-foot side yard setback standard. Setbacks for the future home of proposed Parcel #1 will
be reviewed at time of building permit. Therefore, this standard has been satisfied.
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.
There is a proposed shared accessway with this application. The accessway is approximately 12 feet
from the nearest lot of record, to the north. 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.
Tualatin Valley Fire & Rescue district (NF&R) has reviewed the proposal and has not required an
additional fire hydrant.
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.
Shared access has been proposed to straddle the common property line of the proposed parcels. A
reciprocal easement is required for both parcels.
Any access way shall comply with the standards set forth in Chapter 18.705, Access, Egress and
Circulation.
This standard is addressed under Chapter 18.705 (Access, Egress and Circulation) later in this decision.
NOTICE OF DECISION MLP2005-00004/MEUSCH PARTITION PAGE 5 OF 17
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 floodpla�n in accordance
with the adopted pedestrian/bicycle pathway plan.
The partitioned lots are not within nor adjacent to a one-hundred-year floodplain. Therefore, this
standard does not apply.
An application for a variance to the standards prescribed in this chapter shall be made in
accordance with Chapter 18.370, Variances and Adjustments. The applications for the partition
and variance(s)/adjustment(s) will be processed concurrently.
No variances or adjustment requests have been proposed.
FINDING: Based on the analysis above, the land partition criteria have not been satisfied. However,
if the applicant complies with the conditions below, the standards will be met.
CONDITION: A reciprocal easement is required for both of the parcels in order to establish joint access.
Residential Zoninq Districts (18.510):
eve opmen s n ar s in resiae�al zoning districts are contained in Table 18.510.2 below:
TABLE 18.510.2
DEVELOPMENT STANDARDS IN RESIDENTIAL ZONES
STANDARD R�.5 Parcel1 Parcel2
Minimum Lot Size
-Detached unit 7,500 sq.ft. 7,500 sq.ft. 17,292 sq.ft.
-Duplexes 10,000 sq.ft.
-Attached unit
Average Minimum Lot Width
-Detached unit lots 50 ft. 75 ft. 132 ft.
-Duplex lots 90ft.
-Attached unit lots
Maximum Lot Covera e - - -
Minimum Setbacks
-Front yard 20 ft. Can be met 49 ft.
-Side facing street on corner&through lots 15 ft. Can be met N/A
-Side yard 5 ft Can be met 20/41 ft.
-Rear yard 15 ft. Can be met 30 ft.
-Side or rear yard abutting more restrictive zoning district -- N/A -
-Distance between property line and front of garage 20 ft. Can be met Side Loaded
-Side Yard Setbacks for Fla Lots DC 18.420.050(A)(4)(e) 10 ft. N/A 20/41 ft
Maximum Hei ht 30 ft. Can be met Pre-existin
Minimum Landsca e Re uirement - -
A minimum lot size of 7,500 square feet is required for each lot. The proposed lot sizes meet this
standard. Parcel #2 contains a single-family dwelling that will meet the required R-4.5 setbacks.
Future development will be reviewed through the building permit process to ensure compliance with
the R-4.5 development standards. Setback standards, required by Table 18.510.2 will apply to all
future development of the proposed lots.
FINDING: Based on the analysis above, the Residential Zoning District Standards have been met.
Access, Eqress and Circulation (18.705):
Chapter 18.705 establishes standards and regulations for safe and efficient vehicle access and
e�ress on a site and for general circulation within the site. Table 18.705.1 states that the
minimum vehicular access and e�ress for single-family dwelling units on individual lots shall be
one, 10-foot paved drivewaX within a 15-foot-wide accessway. The minimum access width for 3-
6 dwelling units is 20 feet with 20 feet of pavement.
NOTICE OF DECISION MLP2005-00004/MEUSCH PARTITION PAGE 6 OF 17
Access and egress to each lot created by the proposed partition would be directly onto SW 79th Avenue.
The two proposed lots will share a 10-foot asphalt drive, which satisfies the minimum requirement of
Table 18.705.1(Vehicular Access/Egress Requirements). This criteria has been satisfied.
Access plan requirements.
No building or other permit shall be issued until scaled plans are presented and approved as
provided by this chapter that show how access, egress and circulation requirements are to be
fulfilled. The applicant shall submit a site plan. The Director shall provide the applicant with
detailed information about this submission requirement.
Scaled site plans have been submitted that indicate how the requirements of access, egress, and
circulation are met. Therefore, this criterion has been satisfied.
Joint access.
Owners of two or more uses, structures, or parcels of land may agree to utilize jointly the same
access and egress when the combined access and egress of both uses, structures, or parcels of
land satisfies the combined requirements as designated in this title, provided: Satisfactory legal
evidence shall be presented in the form of deeds, easements, leases or contracts to establish the
joint use; and Copies of the deeds, easements, leases or contracts are placed on permanent file
with the City.
Joint access is proposed. Parcel #2 has a house on it and will obtain access from the same driveway
that Parcel #1 will utilize. As proposed, the driveway will be 10 feet in width and straddle the parcels
common property line. An access easement has been conditioned above, under 18.420 land Partitions.
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 tfie required standards on a continuous basis.
All lots will directly access SW 79th Avenue which is a public street. Therefore, this standard has been
satisfied.
Curb cuts shall be in accordance with Section 18.810.030N.
Curb cuts will be addressed under Chapter 18.810 Street and Utility Improvements Standards later in
this decision.
Re uired walkwa location. On-site pedestrian walkways shall comply with the following
s n ar s:
Walkways shall extend from the ground floor entrances or from the �round floor landing of
stairs, ramps, or elevators of all commercial, institutional, and industr�al uses, to the streets
which provide the required access and egress. Walkways shall provide convenient connections
between buildings in multi-building commercial, institutional, and industrial complexes. Unless
impractical, walkways shall be constructed between new and existing developments and
neighboring developments;
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, and common
open space and recreation facilities;
Wherever required walkways cross vehicle access driveways or parking lots, such crossings
shall be designed and located for pedestrian safety. Required walkways shall be physicafly
separated from motor vehicle traffic and parking.by either a minimum 6-inch vertical separation
(curbed) or a minimum 3-foot horizontal separation, except that pedestrian crossings of traffic
aisles are permitted for distances no greater than 36 feet if appropriate landscaping, pavement
markings, or contrasting pavement materials are used. Walkways shall be a minimum of four feet
in width, exclusive of vehicle overhangs and obstructions such as mailboxes, benches, bicycle
racks, and sign posts, and shall be in compliance with ADA standards;
NOTICE OF DECISION MLP2005-00�04/MEUSCH PARTITION PAGE 7 OF 17
Required walkways shall be paved with hard surtaced materials such as concrete, asphalt,
stone, brick, etc. Walkways may be required to be lighted and/or signed as needed for safety
purposes: Soft-surfaced public use pathways may be provided only if such pathways are
provided in addition to required pathways.
This proposal is for a detached single-family development, this standard does not apply.
Inadequate or hazardous access.
Applications for building permits shall be referred to the Commission for review when, in the
opinion of the Director, the access proposed would cause or increase existing hazardous traffic
conditions; or would provide inadequate access for emergency vehicles; or would in any other
way cause hazardous conditions to exist which would constitute a clear and present danger to
the public health, safety and general welfare.
The lots within this partition will be providing direct access to a public street. Tualatin Valley Fire and
Rescue and Tigard Police have been notified of the proposed partition and have not indicated a hazard.
The Director has not determined that Planning Commission review is necessary for building permits.
With regard to streets and street intersections, these issues are addressed under TDC Chapfer 18.810
(Street and Utility Improvement Standards). Therefore, this standard is satisfied.
Direct individual access to arterial or collector streets from single-family dwellings and duplex
lots shall be discouraged. Direct access to major collector or arterial streets shall be considered
only if there is no practical alternative way to access the site.
The proposed single-family lots will have access to a public street (SW 79th Avenue). Therefore, no
single-family lot wifl have direct access to a major collector or arterial. This standard has been satisfied.
In no case shall the design of the service drive or drives require or facilitate the backward
movement or other maneuvering of a vehicle within a street, otF�er than an alley. Single-family
and duplex dwellings are exempf from this requirement.
This criterion does not apply to the proposed single-family dwellings.
Access Manaqement Section 18.705.030.H)
ec ion . . . s es a an access report shall be submitted with all new development
proposals which verifies design of driveways and streets are safe by meeting adequate stacking
needs, sight distance and deceleration standards as set by ODOT, Washingfon County, the City
and AASHTO.
The applicant has proposed a shared driveway for the existing residence and the new parcel. The
ap�licant's en�ineer shall provide final sight distance certification for the proposed shared driveway at
79 Avenue prior to final plat approval.
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 drivewa
setback from a collector or arterial street intersection shall be150 feet, measured from the righ�
of-way line of the intersectin� street to the throat of the proposed drivewa�. The setback may be
�reater depending upon the influence area, as determined from City Engineer review of a traffic
impact report submitted 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.
This development is not located near a collector or arterial street, therefore this condition does not apply.
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.
This development is located on 79th Avenue, which is classified as a Neighborhood Route. Therefore,
this condition does not apply.
NOTICE OF DECISION MLP2005-00004/MEUSCH PARTITION PAGE 8 OF 17
Minimum access requirements for residential use.
Vehicular access and egress for sin�le-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;
The applicant has shown the proposed parcels to share the existing driveway, which has a paved width
of 10 feet. According to table 18.705.1, individual parcels are to have a fifteen foot access drive with 10
feet of pavement. Therefore, the applicant is required to provide a 15-foot right-of-way width on the final
plat that encompasses the 10-foot driveway.
Vehicular access to multi-family structures shall be brought to within 50 feet of the ground floor
entrance or the ground floor landing of a stairway, ramp, or elevator leading to fhe dwelling
units;
No multi-family structures are proposed with this application. Therefore, this standard does not apply.
Private residential access drives shall be provided and maintained in accordance with the
provisions of the Uniform fire Code;
Access to individual lots will be reviewed for compliance with the Uniform Fire Code at time of building
permits. Therefore, this standard has been satisfied.
Section 18.705.030.H.4 states that 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
circular, paved surface having a minimum turn radius measured from center point to oufside
edge of 35 feet or 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. The maximum cross slope
of a required turnaround is 5%.
The proposed access drive is greater than 150 feet in length and terminates at the existing home on
proposed parcel #2. The leg of the existing turnaround is 58 feet deep and 22 feet in width. Tualatin
Valley Fire and Rescue has reviewed the proposal and has not commented on the turnaround.
Therefore, this standard has been satisfied.
FINDING: Based on the analysis above, the Access, Egress and Circulation standards have not
been met.
CONDITION: Provide a 15-foot right-of-way width on the final plat that encompasses the 10-foot
driveway.
Densitv Computations (18.7151:
. e ini ion o net 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-of-way.
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�
NOTICE OF DECISION MLP2005-00004/MEUSCH PARTITION PAGE 9 OF 17
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 sub�ect property
is 31,715 square feet. There are no sensitive land areas within the subject proposal. �o determine
the net developable area, the square footage to accommodate the existing house on Parcel #2
(17,292 square feet) is subtracted from the calculation. This results in a net developable area of
14,423 square feet. As the minimum lot size for the R-4.5 zone is 7,500 square feet, the maximum
number of additional residential units is one �lus the existing house. The proposed partition creates
one additiona�t,�ich is in conformance wfth the minimum density requirements.
FINDING: Based on the analysis above, the Density Computation Standards have been met.
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.
This proposed project has frontage on SW 79t" Avenue. The access drive serving the proposed lots will
exceed the 100-foot length. Street trees are required along the private driveway and shall be planted in
accordance with the standards for size and spacing in this title, under Section 18.745.040.C.
FINDING: Based on the analysis above, the Landscaping and Screening Standards have not been
met. If the applicant complies with the condition below, the standard will be met:
CONDITION: Provide and Implement a plan that shows street trees required planted along the private
driveway in accordance with the standards for size and spacing, under Section
18.745.040.C, of the Tigard Development Code.
Tree Removal 18.7901:
ree p an or f �e p�ting, 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.
Staff cannot verify that the applicanYs tree removal/protection plan has been prepared by a certified
arborist. The tree inventory does not indicate the health of the trees located on-site. The plan submitted
shows trees that are to be saved; however, no protection fencing has been shown. The applicant has
indicated that mitigation should be postponed until time of development. Mitigation must be addressed
during the devefopment review. Therefore, the applicant is required to provide an arborist
report/removal/protection and mitigation plan prepared by a certified arborist.
Section 18.790.040 states that any tree preserved or retained in accordance with this section may
thereafter be removed only for the reasons set out in a tree plan, in accordance with Section
18.790.030, or as a condition of approval for a conditional use, and shall not be subject to
removal under any other section of this chapter. 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 �s hazardous accord�ng 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.
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 have not been met. In order
to meet the standard, the applicant shall satisfy the following conditions:
NOTICE OF DECISION MLP2005-00004/MEUSCH PARTITION PAGE 10 OF 17
CONDITIONS:
. Provide an arborist report/removal/protection and mitigation plan prepared by a
certified arborist.
. Record a deed restriction limiting the removal of trees that are retained on the
project site following completion of the partition improvements.
Visual Clearance Areas 18.795 :
T'Fiis 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, plantin , fence, wall structure, or
temporary or permanent obstruction exceeding three (3) feet in heigh� The code provides that
obstructions that may be located in this area shall be visually clear between three �3) and eight
(8) feet in height. Trees may be placed within this area provided that all branches be ow 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 [wo points
with a straight line.
The applicant will be required to place a note on the final plat that no structures, fences, retaining walls
or vegetation over three feet r�nlf be placed in the visual clearance triangles at the intersection of the
proposed driveway and SW 79 Avenue.
FINDING: Based on the analysis above, the Vision Clearance Standards are not met.
CONDITION: Place a note on the final plat that no structures, fences, retaining walls or vegetation over
three feet will be plac�d in the visual clearance triangles at the intersection of fhe proposed
driveway and SW 79 Avenue.
Impact Study 1( 8.390)
ec ion . �S�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 a��licant shall provide an impact study to quantify the
effect of development on public facilities and services. For each public facility system and
type of impact, the study shall propose improvements necessary to meet Cit� standard, 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 a requirement for Qublic right-of-way
dedication, or provide evidence that supporfs that the real property dedication is not roughly
proportional to the projected impacts of the development. Section 1$.390.040 states that when a
condition of approval requires the transfer to the public of an interest in real property, the
approval authority shall adopt findings which support the conclusion that the interest in real
property to be transferred is roughly proportional to the impact the proposed development will
have on the public.
The ap�licant has submitted an impact study. The applicant will not be required to physically improve
SW 79 Avenue since it is already improved. The applicant will be extending sanitary sewer and storm
drainage connections to the two parcels. Sewer is alread�y available and has sufficient capacity to serve
the development. Other impacts to public facilities are offset by the collection of Systems Development
Charges (SDC's) collected at the time of building permit issuance. Therefore, this standard can be
satisfed through meeting the conditions of approval in this decision.
The Washington County Traffic Impact.Fee. (TIF) is a mitigation measure that is required at the time of
developmenf. 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 applicant will be required to pay TIF's
of approximately $2,690 per new dwelling unit.
NOT�CE OF OECISION MLP2005-00004/MEUSCH PARTITION PAGE 11 OF 17
Based on the estimate that total TIF fees cover 32 percent of the impact on major street improvements
citywide, a fee that would cover 100 percent of this projects traffic impact is $8,406 ($2,690 divided by
.32). The difference between the TIF paid, and the full impact, is considered the unmitigated impact on
the street system. The unmitigated impact of this pro1'ect on the transportation system is $5,716. There
are no additional dedications or other improvements being required to benefit the general public. Since
there are no public exactions being required, no proportionality analysis is necessary.
PUBLIC FACILITY CONCERNS
Street And Utility Improvements Standards (Section 18.810):
ap er . prov�es cons ruc ion s n ar s or f�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 Neighborhood
Route to have a 58 right-of-way width and 36-foot paved section. Other improvements required
may include on-street parking, sidewalks and bikeways, underground utilities, street lighting,
storm drainage, and street trees.
This site lies adjacent to SW 79th Avenue, which is classified as a Nei hborhood Route on the City of
Tigard Transportation Plan Map. At present, there is approximately 3� feet of ROW from centerline,
according to the most recent tax assessor's map. No additional ROW dedication is required.
SW 79th Avenue is currently partially improved. In order to mitigate the im act from this development,
the applicant should participate in the proposed LID for improvements to 7�h Avenue. If the LID is not
approved by City Council, the applicant's existing restrictive covenant will remain in effect.
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 applicant is not proposing to improve 79th Avenue at this time. The City, however, is pursuing the
formation of an LID. If the LID is approved, the grades will be designed by fhe City in accordance with
City design standards.
Block Designs - Section 18.810.040.A states that the length, width and shape of blocks shall be
desi�ned with due regard to providing adequate buifding sites for the use contemplated,
consideration of needs for convenient access, circulation, control and safety of street traffic and
recognition of limitations and opportunities of topography.
Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall
not exceed 1,800 feet measured along the right-of-way line except:
. Where street location is precluded by natural topography, wetlands or other bodies of
water or, pre-existing development or;
. For blocks adjacent to arterial streets, limited access highways, major collectors or
railroads.
. For non-residential blocks in which internal public circulation provides equivalent access.
No blocks are created with the proposed finro lot partition. Therefore, this standard does not apply.
NOTICE OF DECISION MLP2005-00004/MEUSCH PARTITION PAGE 12 OF 17
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.
As mentioned above, no blocks are created with this application. Therefore, this standard does not
apply.
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.
The minimum lot size of the R�.S zoning district is 7,500 square feet. Based on the standard above,
none of the proposed parcels can be more than 2.5 times the average lot width unless they are less than
1.5 times the minimum lot size (11,250 square feet). The only parcel that is greater than 11,250 square
feet is proposed lot #2 which is 17,292 s uare feet. However, the lot width of parcel #2 is 132 feet wide.
The depth of proposed parcel #2 is 131�eet. Therefore, neither of the proposed parcels have a depth
that is 2 5 times the average lot width.
Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public
or private streets, other than an alley. In the case of a land partition, 18.420.050.A.4.c applies,
which requires a parcel to either have a minimum 15-foot frontage or a minimum 15-foot wide
recorded access easement. In cases where the lot is for an attached single-family dwelling unit,
the frontage shall be at least 15 feet.
Pr�posed parcel #1 has 17 feet of frontage and proposed parcel #2 has 30 feet of frontage on to SW
79 Avenue. 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.
Sidewalks are a portion of the frontage improvements covered by the restrictive covenant, thereby
meeting this condition.
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.
There is an 8-inch public sewer line in 79t" Avenue. The applicant has proposed a new connection to
this public sewer line to serve the new parcel.
Storm Drainage:
General Provisions: Section 18.810.100.A requires developers to make adequate provisions for
storm water and flood water runoff.
Accommodation of U pstream Drainage: Section 18.810.100.0 states that a culvert or other
drainage facility shall be large enough to accommodate potential runoff from its entire upstream
drainage area, whether inside or 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).
NOTICE OF DECISION MLP2005-00004/MEUSCH PARTITION PAGE 13 OF 17
There are no significant drainage areas upstream of this development.
EfFect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the
City Engineer that the additional runoff resulting from the development will overload an existing
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).
Small developments, such as residential land partitions, are not required to provide on-site detention.
However, when homes are constructed on each new lot, the builder is required to pay an SDC (fee
in-lieu) for storm water detention.
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.
79tn Avenue is a designated bicycle facility.
Cost of Construction: Section 18.810.110.B states that development permits issued for planned
unit developments, conditional use permits, subdivisions, and other developments which will
principally benefit from such bikeways shall be conditioned to include the cost or construction
of bikeway improvements.
If the 79t" Avenue LID is approved bike striping will be included. If the LID is not approved the applicant
shall pay a striping fee for his frontage.
The amount of the striping would be as follows:
. 47.3 feet of 8-inch white stripe, at $2.50/If $117.50
. 1 Mono-directional reflective markers @ $4.00/ea $ 4.00
. 1 Bike lane legends @ $175/ea $175.00
. 1 Directional mini-arrows @ $100/ea $�10�0.�
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 bikeway width for a Neighborhood Route is 6 feet.
Utilities:
Section 18.810.120 states that all utility lines, but not limited to those required for electric,
communication, lighting and cable television services and related facilities shall be placed
underground, except for surface mounted transformers, surface mounted connection boxes and
meter cabinets which may be placed above ground, temporary utility service facilities during
construction, high capacity electric lines operating at 50,000 volts or above, and:
. The developer shall make all necessary arrangements with the serving utility to provide
the underground services;
• The City reserves the right to approve location of all surface mounted facilities;
• All underground utilities, including sanitary sewers and storm drains installed in streets
by the developer, shall be constructed prior to the surfacing of the streets; and
. Stubs for service connections shall be long enough to avoid disturbing the street
improvements when service connections are made.
NOTICE OF DECISION MLP2005-00004/MEUSCH PARTITION PAGE 14 OF 17
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 whicl� are not under round will serve the development and the
approval authority determines that the cost and �echnical difficulty of under-g rounding the
utilities outweighs the benefit of under-grounding in conjunction with the deveropment. 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 79th Avenue. If the fee in-lieu is
proposed, it is equal to $35.00 per lineal foot of street frontage that contains the overhead lines. The
firontage along this site is 47.3 lineal feet; therefore the fee would be $1,655.50.
ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT
Public Water S stem:
ere is a pu ic wa er line in 79th Avenue that can serve this development. The applicant will need to
apply for a new water service.
Storm Water Quali :
e i as agree to enforce Surface Water Management (SWM regulations established by
Clean ater 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.
Small developments, such as residential land partitions, are not required to install an on-site water
quality facility. The builder of the new home will be required to pay an SDC (fee in-lieu) for storm water
treatment.
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 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 ( C 22). These monuments
shall be on the same line and shall be of the same precision as required for the subdivision plat
boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground
measurements to grid measurements and the angle from north to grid north. These coordinates can be
established by:
• GPS tie networked to the City's GPS survey.
. By random traverse using conventional surveying methods.
In addition, the appIicanYs as-built drawings shall be tied to the GPS network. The applicant's engineer
shall provide the City with an electronic file with points for each structure (manholes, catch basins, water
valves, hydrants and other water system features) in the development, and their respective X and Y
State Plane Coordinates, referenced to NAD 83 (91).
NOTICE OF DECISION MLP2005-00004/MEUSCH PARTITION PAGE 15 OF 17
SECTION VI. OTHER STAFF COMMENTS
City of Tigard Public Works Department has reviewed the proposal and is satisfied with the proposed
sanitary and storm system.
City of Tigard Police Department has reviewed the proposal and has offered the following comments:
. Request monument/sign placed at foot of driveway at SW 79th indicating house number for new
parcel once a residence is constructed.
City of Tigard Building Department has reviewed the proposal and has no objection to it.
SECTION VII. AGENCY COMMENTS
Tualatin Valley Fire and Rescue has reviewed the proposal and has offered the following
comments:
FIRE APPARATUS ACCESS ROAD WIDTH AND VERTICAL CLEARANCE: Fire apparatus
access roa s s a ave an uno s ruc e wi o no ess an ee ee or up to two dwelling
units and accessory buildings), and an unobstructed vertical clearance of not less than 13 feet 6
inches. Where fire apparatus roadways are less than 26 feet wide, "NO PARKING" signs shall be
installed on both sides of the roadway and in turnarounds as needed. Where fire apparatus
roadways are more than 28 feet wide but less than 32 feet wide, "NO PARKING" signs shall be
installed on one side of the roadway and in turnarounds as needed. Where fire apparatus roadways
are 32 feet wide or more, parking is not restricted.
SURFACE AND LOAD CAPACITIES: Fire apparatus access roads shall be of an all-weather
su ace a is easi y is inguis a e rom the surrounding area and is capable of supporting not less
than 12,500 pounds point load (wheel load) and 75,000 pounds live load (gross vehicle weight). You
may need to provide documentation from a registered engineer that the design will be capable of
supporting such loading.
TURNING RADIUS: The inside turning radius and outside turning radius shall be not less than 28
ee an ee respectively, measured from the same center point.
GRADE: Fire apparatus access roadway grades shall not exceed 10 percent. Intersections and
ur�nds shall be level (maximum 5%) with the exception of crowning for water run-off. When fire
sprinklers are installed, a maximum grade of 15% may be allowed. The approval of fire sprinklers as
an alternate shall be accomplished in accordance with the provisions of ORS 455.610(5).
GATES: Gates securing fire apparatus roads shall comply with all of the following:
• Minimum unobstructed width shall be 16 feet, or two 10 foot sections with a center post or
island.
• Gates serving one- or two-family dwellings shall be a minimum of 12 feet in width.
• Gates shall be set back at minimum of 30 feet from the intersecting roadway.
. Gates shall be of the swinging or sliding type.
• Manual operation shall be capable by one person.
. Electric gates shall be equipped with a means for operation by fire department personnel.
. Locking devices shall be approved.
SINGLE FAMILY DWELLINGS - REQUIRED FIRE FLOW: The minimum available fire flow for
sing e ami y we ings an up exes serve y a municipa water supply shall be 1,000 gallons per
minute. If the structure(s) is (are) 3,600 square feet or larger, the required fire flow shall be
determined according to IFC Appendix B.
FIRE HYDRANTS — ONE- AND TWO-FAMILY DWELLINGS 8� ACCESSORY STRUCTURES:
ere a po ion o a s ruc ure is more an ee rom a y ran on a ire appara us access roa ,
as measured in an approved route around the exterior of the structure(s), on-site fire hydrants and
mains shall be provided.
NOTICE OF DECISION MLP2005-00004/MEUSCH PARTITION PAGE 16 OF 17
The location of existing fire hydrants in the area is acceptable.
ACCESS AND FIRE FIGHTING WATER SUPPLY DURING CONSTRUCTION: Approved fire
appara us access roa ways an ire ig ing wa er supp ies s a e ins a e an operational prior to
any combustible construction or storage of combustible materials on the site.
SECTION VIII. PROCEDURE AND APPEAL INFORMATION
Notice: Notice was mailed to:
X The applicant and owners
� Owner of record within the required distance
—R— Affected government agencies
Final Decision:
THIS DECISION IS FINAL ON JULY 1, 2005 AND BECOMES
EFFECTIVE ON JULY 19, 2005 UNLESS AN APPEAL IS FILED.
A��eal:
The Director's Decision is final on the date that it is mailed. All persons entitled to notice or who are
otherwise adversely affected or aggrieved by the decision as provided in Section 18.390.040.G.1. may
appeal this decision in accordance with Section 18.390.040.G.2. of the Tigard Communit� 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 submit�ed by any party during the appeal hearing, sub�ect to any additional rules of procedure that
may be adopted from time to time by the appellate body.
THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON JULY 18, 2005. .;
Questions:
yoT�u Fiave any questions, please call the City of Tigard Planning Division, Tigard City Hall, 13125 SW
Hall Boulevard, Tigard, Oregon at (503) 639-4171.
--, .
-�' ��-�� � •� Jul 1 2005
. a ew c egger
Associate Pla ner
'�–� Jul 1 2005
. ic ar e o
Planning Manager
i:�curpinUnathew�mlpUnlp2005-00004(Meusch)UnIp2005-00004.decision.doc
NOTICE OF DECISION MLP2005-00004/MEUSCH PARTITION PAGE 17 OF 17
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� � EXHIBIT�
Jon S. & Sharon A. Meusch MLP2005-00004
15091 SW 79 Avenue MEUSCH PARTITION
Tigard, OR 97224
, �
' AFFIDAVIT OF MAILIHG �
CITY OF TIOARD
Community�DeveCopment
,Shapingt7 Better�ommunity
I, �'atricia L. Lunsford, being first duly sworn/affirm, on oath depose and say that I am a SeniorAdministratr've Specr'aCut for
the City of 7fgasd 4Nashington County, Oregon and that I served the following:
{Check Appropriate Box(s)Below}
❑X NO110E OF DECISION FOR: MLP2005-00004/MEUSCH PARTITION
❑ AMENDED NOTICE (File No./Name Reference)
� City of Tigard Planning Director
A copy of the said notice being hereto attached, marked El(Illblt"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 bchibit"B",and by reference made a part
hereof, on lllty 1,2005,and deposited in the United States Mail on lllhll,2005, postage prepaid.
�
-u ��
(Pers a repar tice)
.9xA�IE O�F'O�j�EGON �
County of`Washington )ss.
�'ity of�l�gar� )
Subscribed and sworn/affirmed before me on the�day of .C-�'c. , 2005.
=_ OFFICIAL SEAL
�� NOT,4RS PUB OCSOREGON -
s'' COMMISSIUN N0.375152 � � �
A�`✓^CF�.�M�SS�O�'��XPIRFg DEC.1,2007 '� .}�"��
My Co � " ion Expires: f� � /- �,
� � EXHfBIT A
NOTICE OF TYPE II DECISI4N
MINOR LAND PARTITION (MLP) 2005-00004 CITYOFTIGARD
�ommunity�Z�eveCopment
MEUSCH PARTITION SFeapingABetterCommunity
120 DAYS = 9/9/2005
SECTION I. APPLICATION SUMMARY
FILE NAME: MEUSCH PARTITION
CASE NO: Minor Land Partition (MLP) MLP2005-00004
PROPOSAL: The applicant is requesting a Minor Land Partition to partition one (1) existing
31,729 square foot lot into two (2) parcels of 7,500 and 17,292 square feet for
detached single-family residences. Approximately 5,427 square feet will be
utilized for access to both parcels. An existing single-family dwelling exists on the
subject property and is proposed to remain on Parcel #2.
APPLICANT/
OWNER: Jon S. Meusch
15091 SW 79t"Avenue
Tigard, OR 97224
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: 15091 SW 79t"Avenue; WCTM 2S112BD, Tax Lot 4100.
PROPOSED PARCEL 1: 7,500 Square Feet.
PROPOSED PARCEL 2: 17,292 Square Feet.
APPLICABLE
REVIEW
CRITERIA: Community Development Code Chapters 18.390 (Decision-Making Procedures);
18.420 (Land Partitions); 18.510 (Residential Zoning Districts); 18.705 (Access
Egress and Circulation); 18.715 (Density Computations); 18.745 (Landscaping and
Screening); 18.765 (Off-Street parking and Loading Requirements); 18.790 (Tree
Removal); 18.795 (Visual Clearance Areas); and 18.810 (Street and Utility
Improvement Standards).
SECTION II. DECISION
Notice is hereby given that the City of Tigard Community Development Director's designee has
APPROVED the above request. The findings and conclusions on which the decision is based are noted
in the full decision, available at City Hall.
THIS APPROVAL SHALL BE VALID FOR 18 MONTHS
FROM THE EFFECTIVE DATE OF THIS DECISION.
All documents and applicable criteria in the above-noted file are available for inspection at no cost or
copies can be obtained for twenty-five cents (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 JULY 1, 2005 AND BECOMES
EFFECTIVE ON JULY 19, 2005 UNLESS AN APPEAL IS FILED.
I A��eal:-
The Director's Decision is final on the date that it is mailed. All persons entitled to notice or who are
otherwise adversel�r affected or aggrieved by the decision as provided in Section 18.390.040.G.1 may
appeal this decision in accordance with Section 18.390.040.G.2 of the Tigard Community
Development Code which provides that a written appeal together with the required fee shall be filed
with the Director within ten (10) business days of the date the Notice of Decision was mailed. The
appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW
Fiall Boulevard, Tigard, Oregon 97223.
Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be
confined to the speafic issues identified in the written comments submitted by the parties during the
comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may
be submitted by any party during the appeal hearing, sub�ect to any additional rules of procedure that
may be adopted from time to time by the appellate body.
THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON JULY 18, 2005.
Questions:
o�rier information please contact the Planning Division Staff Planner, Mathew Scheide er at
(503) 639-4171, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97 .
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� � � � � � EXHIBIT�
2S 112CA-04300 2S112C B-12700
ARVIDSON OVE S 8 DENISE L CORBIN GARY S AND TERRIE
15215 SW 79TH 15070 SW 81ST AVE
TIGARD,OR 97224 TIGARD,OR 97224
2S712BC-09800 2S112BD-01500
BAESE CRAIG A CORNUTf ENTERPRISES LLC
COUTURE LINDA L 11720 SW LYNN
8070 SW VIOLA TIGARD,OR 97223
TIGARD,OR 97224
2S1126D-02500 2S112BC-00700
BARNETT MARY E CRISMAN ALLEN BRUCE
14875 SW 79TH AVE 14940 SW 815T AVE STE 1504
TIGARD,OR 97224 TIGARD,OR 97224
25112CA-04400 2 112BC-00600
BARNUM KEITH L CR A LEN BRUCE
LUCILLE R 149 ST AVE STE 1504
15185 SW 79TH GARD,OR 9 4
TIGARD,OR 97224
2S112CA-01000 2S112C&12400
BIEDSCHEID RANDI J EVERHART WILLIAM W 8 GEORGIA A
7815 SW GENTLE WOODS DRIVE 8145 SW ROSS ST
TIGARD,OR 97224 TIGARD,OR 97224
2S112BC-10200 2S112CB-12300
BINABESE GEORGE/CHARLYNE K FITZGERALD GENE A&KAREN L
8116 SW MATTHEW PARK ST 15051 SW 81ST AVE
TIGARD,OR 97224 TIGARD,OR 97224
2S112BD-07600 2S112CA-01500
CAMPBELL JEFFREY N&JOAN V GARVEY KIRK W 8�LAURA R
15300 SW 133RD AVE 7745 SW GENTLE WOODS DR
TIGARD,OR 97224 TIGARD,OR 97224
2S112BD-04700 2S112CA-04200
CARDWELL ALLAN C&DIANE L GIBBONS JEFFERY D
23165 NE SUNNYCREST RD 15235 SW 79TH
NEWBERG,OR 97132 TIGARD,OR 97223
2S1126D-01700 251128D-02100
CARLSON BRUCE 8 VICKI GRAY FAMILY REV TRUST
15050 SW 79TH AVE BY MELVIN UBETTY J GRAY TRS
TIGARD,OR 97224 14985 SW 79TH AVE
TIGARD,OR 97224
2S112CA-06200 2S112CA-02900
CHRISTNACHT PAUL&TERI GRAY SHARON D R
BY JIM CHRISTNACHT 7810 SW GENTLEWOODS DR
1517 JEROME PL TIGARD,OR 97224
HELENA, MT 59601
2S112C6-09400 ` 2S112CB-00301
GROFF MELISSA A 8 JACOB JEFF AND JANICE '
MORRISON H III 15160 SW 81ST AVE
15232 SW KENTON DR TIGARD,OR 97224
TIGARD,OR 97224
2S112CA-03100 2S112C8-00403
GUYER RANDELL C JR JANES LYNNETTE M 8 KENNETH G
PO BOX 831 PO BOX 23399
BAKER CITY,OR 97814 TIGARD,OR 97281
2S112CA-02800 2S112BD-04600
HAINES CHARLOTTE JOHNSON JACOB W 8
7770 SW GENTLE WOODS DR JOHNSON BRITTA J&
TIGARD,OR 97224 JOHNSON KENNETH/JOHNSON DEBORAH
15055 SW 79TH AVE
TIGARD,OR 97224
2S1126D-01400 2S112CB-00402 '
HANSEN MAXINE KNIPPEL DAVID P
14840 SW 79TH AVE 1522�SW 81ST
TIGARD,OR 97223 TIGARD,OR 97223
2S112BC-10000 2S112CA-06400
HASTINGS CHARLES K KUTCHER KEVIN&JEANNINE
SD12 SW VIOLA ST 15201 SW THURSTON LN
TIGARD, OR 97224 TIGARD,OR 97224
2si�zcn-o�aoo 2s�izsc-ii�oo
HESS CHARLES A AND LALLY GREGGL&CONNIE L
COLLEEN M 8111 SW MATTHEW PARK
7755 SW GENTLEWOODS DRiVE TIGARD,OR 97224
TIGARD,OR 97224
2S712C6-00600 2S172CA-01600
HOGGAN RICHARD E/GAYLE A LEAKE JEAN M
15233 SW 815T AVE 7735 SW GENTLE WOODS DR
TIGARO,OR 97224 TIGARD,OR 97224
2S112C8-00501 2S112CA-00900
H GAN HARD E/GAYLE A LOPUSZYNSKI ZYGMUNT
152 81ST AVE 10406 SW MaRATOC DR
ARD, 97224 TUALATIN,OR 97062
112C6-0050 2S112CA-03000
HO A ICHARD E/GAYLE A LOW JEFFERY M
152 S 81ST AVE 7850 SW GENTLE WOODS DR
ARD,O 97224 TIGARD,OR 97224
2St 12CA-06100 2S112CB-12500
JACKSON JOHN L&CAROLYN M LUTTER STEPHAN G 8�
15267 SW THURSTON LN KELLIE S
TIGARD,OR 97224 15033 SW 81ST AVE
PORTLAND,OR 97224
2S112CA-02600 2S112C6-09300
MADRIGAL VILMA M& NELSON TAMMY L
MADRIGAL-ESTRELLA DAMIAN 15210 5W KENTON DR
15215 SW GENTLE WOODS CT TIGARD,OR 97224
TIGARD,OR 97224
2S112BD-00400 2S112BC•09700
MALO ROBERT WNIOLET MAY NICOLL ELIZABETH L&
Go CORNUTT ENTERPRISES LLC ANDREEV GEORGE C
11720 SW LYNN 8094 SW VIOLA ST
TIGARD,OR 97223 PORTLAND,OR 97224
2S112C6-09600 2S172CA-03200
MAXWELL MICHAEL C&JENNY S O'BRIEN KELLY JAMES 8
15270 KENTON DR O'BRIEN CINDY JEAN
TIGARD,OR 97224 15220 SW 79TH AVE
TIGARD,OR 97224
2s��zca-oi�o0 2s��2cs-�2saa
MEIER ANDREW C&JENNIFER L OCHS JAMES A 8�PATRICIA A
7775 SW GENTLE WOODS DR 15038 SW 81ST AVE
TIGARD,OR 97224 TIGARD,OR 97224
2S 112 B D-047 00 2S 1126D-02300
MEUSCH JON S 8 SHARON A • PRESTON KRISTIN N
15091 SW 79TH AVE 14955 SW 79TH ST
TIGARD,OR 97224 TIGARD,OR 97224
2S112C6-09800 2 12B�-02200
MICKELSEN JOSHUA P&EMILY A PRE ISTIN N
15298 SW KENTON DR 1495 H ST
TIGARD,OR 97224 T ARD,OR 97 4
2S112BC-10300 2S112CA-06000
MILLER STANLEY F&LEANN P SCHILLER ERICA R
8140 SW MATTHEW PARK 15279 SW THURSTON
TIGARD,OR 97224 TIGARD,OR 97224
2S112CA-05900 2S112BD-02400
MOLONEY JOHN D 8�LESLIE A SHAYLOR MARCUS L&VICTORIA L
15287 SW THURSTON LANE 14925 SW 79TH AVE
TIGARD,OR 97224 TIGARD,OR 97224
2S1126D-04000 2S112CA-02400
MUIR DEBRA E SHELLEY MARY M
8880 NW SKYLINE BLVD 15220 SW GENTLE WOODS CT
PORTLAND,OR 97231 TIGARD,OR 97224
2S712CA-00800 2S112CA-02700
MUTER REGINA STOHS SHERYL M&LUTHER E
7895 SW GENTLE WOODS 15205 SW GENTLEWOODS CT
TIGARD, OR 97224 TIGARD,OR 97224
2S112C6-09500
THOMAS ERIC D 8 DENISE E
15254 SW KENTON DR
TIGARD,OR 97224
112BC-1o10
TI RD OF
131 W HALL
_ARD, 97223
2S112CA-03400
TOLANDJONATHAN S
15270 SW 79TH AVE
TIGARD,OR 97224
2S112BC-09900
TREAT DOUGLAS C&MARGARET R
8038 SW VIOLA ST
TIGARD,OR 97224
2S172C8-o0401
WASHINGTON COUNTY
FACILITIES MGMT
111 SE WASHINGTON ST
HILLSBORO,OR 97123
2S112CB-09700
WEBSTER STEVEN G 8 MARJORIE J
15286 SW KENTON DR
TIGARD,OR 97224
2S112CA-01200
WETZELL NORMA J
7765 5W GENTLE WOO�S DR
TIGARD,OR 97224
2S112CA-06300
WOLFE GEORGE A 8 ANDREA H
15223 SW THURSTON LN
TIGARD,OR 97224
2S112CA-02500
WOOD ELIZABETH R&
BRADLEY S
15225 SW GENTLE WOODS CT
TIGARD,OR 97224
2S112BD-01800
WOOLEY RANDALL R
15080 SW 79TH AVE
TIGARD,OR 97224
Josh Thomas
10395 SW Bonanza
Tigard, OR 97224
Kristen Miller
8940 SW Edgewood Street
Tigard, OR 97223
Paul Owen
10335 SW Highland Drive
Tigard, OR 97224
Tim Esau
PO Box 230695
Tigard, OR 97281
CPO 46
16200 SW Pacific Highway, Suite H242
Tigard, OR 97224
Ross Sundberg
16382 SW 104th Avenue
Tigard, OR 97224
Brian Wegener
9830 SW Kimberly Drive
Tigard, OR 97224 �
Joseph Dyar
10285 SW Highland Drive
Tigard, OR 97224-4668
Rex Caffall
13205 SW Village Glenn
Tigard, OR 97223
John Frewing
7110 SW Lola Lane
Tigard, OR 97223
CITY OF TIGARD - SOUTH INTERESTED PARTIES (pg. I of I) (i:\curpin\setup\labels\CIT South.doc) UPDATED: 21-Sep-04
AFFI DAVIT 0 F MAI LI H G CITY OF TIGARD
Comm wtity,veveCopment
S6apingA�detter�ommunity
I, �'atricra L. Gu ord, being first duly sworn/affirm, on oath depose and say that I am a SeniorAclministrativeSpeciaCutfor
the �'ity ofTigar , 'Washington County, Oregon and that I served the following:
{Check Appropnate Box(s)Bebw}
x❑ NO110E OF PENDINC LAND USE APPLICATION FOR: MLP2005-00004/MEUSCH PARTITION
� AMENDED NOTICE (FileNo./NameReference)
� City of Tigard Planning Director
A copy of the said notice being hereto attached, marked ENhibit"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 Elchlbl["B",and by reference made a part
hereof, on M8y 12,2005,and deposited in the United States Mail on M8Y 12,2005,postage prepaid.
;�� .�
� .l /l f �f�
(Person that Pr ared Notice)
,S`XA7E O�F O��ON �
County of`Was�rngton )ss
C'ity of�igard )
Subscribed and sworn/affirmed before me on the �� day of C �� , 2005.
�
OF�ICIAL SEAL 1
! � ;,�. • SIJE!�OSS
� .•`', . NI,TI. �PUBLIC-OFiEGON
" �' COMMISSION N0.375152
� MYCOMMI;,SION IXPIRES DEC.1,��^..' � ���
My Co ion Expires: 1� `j - �} 7
� � EXHiBITg.
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 CITY Of TIGARD
MINOR LAND PARTITION .shap,��'�tr;`�:`°mmunity
DATE OF NOTICE: May 12, 2005
FILE NUMBER: MINOR LAND PARTITION (MLP) 2005-00004
FILE NAME: MEUSCH PARTITION
PROPOSAL: The applicant is requesting approval to perform a two-lot Minor Land Partition on a parcel of
land containing approximately 30,927 square feet. This partition will create Parcel #1 with
approximately 7,500 square feet and Parcel#2 with 22,719 square 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 18.390, 18.420, 18.510, 18.705, 18.715, 18.745,
18.765, 18.790, 18.795 and 18.810.
LOCATION: 15091 SW 79th Avenue; WCTM 2S112BD, Tax Lot 4100.
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 MAY 26. 2005. All comments should be directed to Mathew Scheideqqer, 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 email to Matts(a�ci.tiqard.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 CONSIDERED AND ADDRESSED WITHIN THE NOTICE OF DECISION. A DECISION ON THIS ISSUE
IS TENTATIVELY SCHEDULED FOR JUNE 16, 2005. IF YOU PROVIDE COMMENTS, YOU WILL BE SENT A
COPY OF THE FULL DECISION ONCE IT HAS BEEN RENDERED.
WRITTEN COMMENTS WILL BECOME A PART OF THE PERMANENT PUBLIC RECORD AND SHALL
CONTAIN THE FOLLOWING INFORMATION:
. Address the specific "Applicable Review Criteria" described in the section above or any other criteria �
believed to be applicable to this proposal; ,
. Raise any issues and/or concerns believed to be important with sufficient evidence to allow the City to �
provide a response; �
. Comments that provide the basis for an appeal to the Tigard Hearings Officer must address the relevant
approval criteria with sufficient specificity on that issue.
Failure of any party to address the relevant approval criteria with sufficient specificity may preclude
subsequent appeals to the Land Use Board of Appeals or Circuit Court on that issue. Specific findings
directed at the relevant approval criteria are what constitute relevant evidence.
AFTER THE 14 DAY COMMENT PERIOD CLOSES, THE DIRECTOR SHALL ISSUE A TYPE II ADMINISTRATIVE DECISION. THE
DIRECTOR'S DECISION SHALL BE MAILED TO THE APPLICANT AND TO OWNERS OF RECORD OF PROPERTY LOCATED WITHIN
500 FEET OF THE SUBJECT SITE, AND TO ANYONE ELSE WHO SUBMITTED WRITTEN COMMENTS OR WHO IS OTHERWISE
ENTITLED TO NOTICE. THE DIRECTOR'S DECISION SHALL ADDRESS ALL OF THE RELEVANT APPROVAL CRITERIA. BASED
UPON THE CRITERIA AND THE FACTS CONTAINED WITHIN THE RECORD, THE DIRECTOR SHALL APPROVE, APPROVE WITH
CONDITIONS OR DENY THE REQUESTED PERMIT OR ACTION.
SUMMARY OF THE DECISION-MAKING PROCESS:
. The application is accepted by the City
. Notice is sent to property owners of record within 500 feet of the proposed development area allowing a
14-day written comment period.
. The application is reviewed by City Staff and affected agencies.
. City Staff issues a written decision.
. Notice of the decision is sent to the Applicant and all owners or contract purchasers of record of the site; all
owners of record of property located within 500 feet of the site, as shown on the most recent property tax
assessment roll; any City-recognized neighborhood group whose boundaries include the site; and any
governmental agency which is entitled to notice under an intergovernmental agreement entered into with the
City which includes provision for such notice or anyone who is otherwise entitled to such notice.
INFORMATION/EVIDENCE AVAILABLE FOR REVIEW:
The application, written comments and supporting documents relied upon by the Director to make this decision are
contained within the record and are available for public review at the City of Tigard Community Development
Department. Copies of these items may be obtained at a cost of $.25 per page or the current rate charged for this
service. Questions regarding this application should be directed to the Planning Staff indicated on the first page of
this Notice under the section titled "Your Right to Provide Written Comments."
............o....,a....... ;
ma�nr�w '
� ________
MLP2005-00004
MEUSCH PARTITION
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2S112CA-04300 • 2S112CB-12700 EXH I B IT'
ARVIDSON OVE S&DENISE L CORBIN GARY S AND TERRIE �
15215 SW 79TH 15070 SW 81ST AVE
TIGARD,�R 97224 TIGARD,OR 97224
2S112BC-09800 2S112BD-01500
BAESE CRAIG A CORNUTT ENTERPRISES LLC
COUTURE LINDA L 11720 SW LYNN
8070 SW VIOLA TIGARD,OR 97223
TIGARD,OR 97224
2S112BD-02500 2S1126C-00700
BARNETT MARY E CRISMAN ALLEN BRUCE
14875 SW 79TH AVE 14940 SW 815T AVE STE 1504
TIGARD,OR 97224 TIGARD,OR 97224
2S112CA-04400 2 �12BC-0060a
BARNUM KEITH L CR A LEN BRUCE
LUCILLE R 14 ST AVE STE 1504
15185 SW 79TH GARD,OR 9 4
TIGARD,OR 97224
2S112CA-01000 2S112C&12400
BIEDSCHEID RANDI J EVERHART WILLIAM W 8 GEORGIA A
7815 SW GENTLE WOODS DRIVE 8145 SW ROSS 5T
TIGARD,OR 97224 TIGARD,OR 97224
2S112BC-10200 2S112C6-12300
BINABESE GEORGE/CHARLYNE K FITZGERALD GENE A&KAREN L
8116 SW MATTHEW PARK ST 15051 SW 81ST AVE
TIGARD,OR 97224 TIGARD,OR 97224
2S1128D-01600 2S112CA-01500
CAMPBELL JEFFREY N&JOAN V GARVEY KIRK W 8 LAURA R
15300 SW 133RD AVE 7745 SW GENTLE WOODS DR
TIGARD,OR 97224 TIGARD,OR 97224
2S1126D-04700 2S112CA-04200
CARDWELL ALLAN C&DIANE L GIBBONS JEFFERY D
23165 NE SUNNYCREST RD 15235 SW 79TH
NEWBERG,OR 97132 TIGARD,OR 97223
2S1126D-01700 2S1126D-02100
CARLSON BRUCE&VICKI GRAY FAMILY REV TRUST
15050 SW 79TH AVE BY MELVIN VBETTY J GRAY TRS
TIGARD,OR 97224 14985 SW 79TH AVE
TIGARD,OR 97224
2S712CA-06200 2S112CA-02900
CHRISTNACHT PAUL&TERI GRAY SHARON D R
BY JIM CHRISTNACHT 7810 SW GENTLEWOODS DR
1517 JEROME PL TIGARD,OR 97224
HELENA, MT 59601
2S 112C B-09400 2S112C B-00301
GROFF MELISSA A& JACOB JEFF AND JANICE
MORRISON H III 15160 SW 81ST AVE
15232 SW KENTON DR TIGARD,OR 97224
TIGARD,OR 97224
2S112CA-03100 2S112CB-00403
GUYER RANDELL C JR JANES LYNNETTE M 8 KENNETH G
PO BOX 831 PO BOX 23399
BAKER CITY,OR 97814 TIGARD,OR 97281
2S112CA-02800 2S112BD-D4600
HAINES CHARLOTTE JOHNSON JACOB W&
7770 SW GENTLE WOODS DR JOHNSON BRITTA J 8
TIGARD,OR 97224 JOHNSON KENNETH/JOHNSON DEBORAH
15055 SW 79TH AVE
TIGARD,OR 97224
2S1126D-01400 2S112CB-00402
HANSEN MAXINE KNIPPEL DAVID P
14840 SW 79TH AVE 15220 SW 81ST
TIGARD,OR 97223 TIGARD,OR 97223
2S112BC-10000 2S112CA-06400
HASTINGS CHARLES K KUTCHER KEVIN&JEANNINE
8012 SW VIOLA ST 15201 SW THURSTON LN
TIGARD,OR 97224 TIGARD,OR 97224
2S112CA-01300 2S1128C-11700
HESS CHARLES A AND LALLY GREGGL 8 CONNIE L
COLLEEN M 8111 SW MATTHEW PARK
7755 SW GENTLEWOODS DRIVE TIGARD,OR 97224
TIGARD,OR 97224
2S 712C B-DO600 2S112CA-01600
HOGGAN RICHARD E/GAYLE A LEAKE JEAN M
15233 SW 81ST AVE 7735 SW GENTLE WOODS DR
TIGARD,OR 97224 TIGARD,OR 97224
2S112C8-OOSD1 2S112CA-00900
H GAN HARD E/GAYLE A LOPUSZYNSKI ZYGMUNT
152 81ST AVE 10406 SW MORATOC DR
ARD, 97224 TUALATIN,OR 97062
112CB-0050 2S112CA-03000
HO A ICHARD E/GAYLE A LOW JEFFERY M
152 S 81ST AVE 7850 SW GENTLE WOOOS DR
ARD,O 97224 TIGARD,OR 97224
2S112CA-06100 2S112CB-12500
JACKSON JOHN L&CAROLYN M LUTTER STEPHAN G 8�
15267 SW THURSTON LN KELLIE S
TIGARD,OR 97224 15033 SW 81STAVE
PORTLAND,OR 97224
2S112CA-02600 2S112C6-093D0
MADRIGAL VILMA M 8� NELSON TAMMY L
MADRIGAL-ESTRELLA DAMIAN 15210 SW KENTON DR
15215 SW GENTLE WOODS CT TIGARD,OR 97224
TIGARD,OR 97224
251128D-00400 2S112BC-09700
MALO ROBERT WNIOLET MAY NICOLL ELIZABETH L&
c/o CORNUTT ENTERPRISES LLC ANDREEV GEORGE C
11720 SW LYNN 8094 SW VIOLA ST
TIGARD,OR 97223 PORTLAND,OR 97224
2S112C6-09600 2S112CA-03200
MAXWELL MICHAEL C 8 JENNY S O'BRIEN KELLY JAMES 8
15270 KENTON DR O'BRIEN CINDY JEAN
TIGARD,OR 97224 15220 SW 79TH AVE
TIGARD,OR 97224
2s��zcn-o��oa 2si�2ce-i2sao
MEIER ANDREW C&JENNIFER L OCHS JAMES A 8 PATRICIA A
7775 SW GENTLE WOODS DR 15038 SW 81ST AVE •
TIGARD,OR 97224 TIGARD,OR 97224
2S1726D-04100 2S1128D-02300
MEUSCH JON S&SHARON A PRESTON KRISTIN N
15091 SW 79TH AVE 14955 SW 79TH ST
TIGARD,OR 97224 TIGARD,OR 97224
2S 112C B-09800 2 128D-02200
MICKELSEN JOSHUA P 8 EMILY A PRE ISTIN N
15298 SW KENTON DR 1495 H ST
TIGARD,OR 97224 T ARD,OR 97 4
2S112BC-10300 2S112CA-06000
MILLER STANLEY F 8�LEANN P SCHILLER ERICA R
8140 SW MATTHEW PARK 15279 SW THURSTON
TIGARD,OR 97224 TIGARD,OR 97224
.
2S112CA-05900 2S112BD-02400
MOLONEY JOHN D 8�LESLIE A SHAYLOR MARCUS L 8 VICTORIA L
15287 SW THURSTON LANE 14925 SW 79TH AVE
TIGARD,OR 97224 TIGARD,OR 97224
2S1726D-04000 2S112CA-02400
MUIR DEBRA E SHELLEY MARY M
8880 NW SKYLINE BLVD 15220 SW GENTLE WOODS CT
PORTLAND,OR 97231 TIGARD,OR 97224
2S112CA-00600 2S112CA-02700
MUTER REGINA STOHS SHERYL M 8 LUTHER E
7895 SW GENTLE WOODS 15205 SW GENTLEWOODS CT
TIGARD,OR 97224 TIGARD,OR 97224
2S112CB-09500
THOMAS ERIC D 8 DENISE E
15254 SW KENTON DR
TIGARD,OR 97224
112BC-1o10
TI RD OF
131 W HALL
ARD, 97223
2S112CA-03400
TOLAND JONATHAN S
15270 SW 79TH AVE
TIGARD,OR 97224
2S112BC-09900
TREAT DOUGLAS C 8�MARGARET R
8038 SW VIOLA ST
TIGARD,OR 97224
2St t2C6-oaaal
WASHINGTON COUNTY
FACILITIES MGMT
111 SE WASHINGTON ST
HILLSBORO,OR 97123
2S1i2CS-os�oo
WEBSTER STEVEN G 8 MARJORIE J
15286 SW KENTON DR
TIGARD,OR 97224
2si izcA-o�2o0
WETZELL NORMA J
7765 SW GENTLE WOODS DR
TIGARD,OR 97224
2S112CA-06300
WOLFE GEORGE A 8 ANDREA H
15223 SW THURSTON LN
TIGARD,OR 97224
2S112CA-02500
WOOD ELIZABETH R 8�
BRADLEY S
15225 SW GENTLE WOODS CT
TIGARD,OR 97224
251128D-0180D
WOOLEY RANDALL R
15080 SW 79TH AVE
TIGARD,OR 97224
' � .
Josh Thomas
10395 SW Bonanza
Tigard, OR 97224
Kristen Miller
8940 SW Edgewood Street
Tigard, OR 97223
Paul Owen
10335 SW Highland Drive
Tigard, OR 97224
Tim Esau
PO Box 230695
Tigard, OR 97281
CPO 46
16200 SW Pacific Highway, Suite H242
Tigard, OR 97224
Ross Sundberg
16382 SW 104th Avenue
Tigard, OR 97224
Brian Wegener
9830 SW Kimberly Drive
Tigard, OR 97224
Joseph Dyar
10285 SW Highland Drive
Tigard, OR 97224-4668
Rex Caffall
13205 SW Village Glenn
Tigard, OR 97223
John Frewing
7110 SW Lola Lane
Tigard, OR 97223
CITY OF TIGARD - SOUTH INTERESTED PARTIES (pg. I of I) (i:\curpin\setupllabelslClT South.doc) UPDATED: 21-Sep-04
� ,
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PRE,APP.HElD BY: , c�e� �
CITY OF TIGARD PLANNING DIVISION ��� � ,
13125 SW HALL BOULEVARD TIGARD, OR 97223-8189
503.639.4171/503.684.7297 ,;� � � 2�.
CITY OF TIGARD
OREGON LAND USE PERMIT APPLICATION
File# � L f ��v�- ;�_�: Other Case # ' �-�� 5- �.:c�-�
Date �f/5/�' By �7 Receipt# "v" � '`�� Z-- City L`�J Urb ❑ Date Complete�
TYPE OF PERMIT YOU ARE APPLYING FOR
❑ AdjustmenUVariance (I or II) �Minor Land Partition (II) ❑ Zone Change {III)
❑ Comprehensive Plan Amendment (IV) ❑ Planned Development (III) ❑ Zone Change Annexation (IV)
❑ Conditional Use (III) ❑ Sensitive Lands Review(I, II or III) ❑ Zone Ordinance Amendment (IV)
❑ Historic Overlay(II or III) ❑ Site Development Review (II)
❑ Home Occupation (II) ❑ Subdivision (II or III)
ress i avai a e
IS�� � S� 7�t�-. A-v►4. 97Z
25i� Z6 � �— O�ioo
U. 7 3 Acrt�,S �3 i �7 29 sc,4, �-i> �' �{-.�
�Jb � S �t�c.JSCI�-
15 o q � S,,.� -7� +1., /� h. I�r�� O 2 �I 7 2 Z�-
�'�3 - 6 �� - ��76 3 S�3 6�9 7�S�
,S�a �1�.�S c:y. �.v►�
ac is i more an one
5►�-►�►�. � �
'`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 submit a written authorization with this application.
ease e speci ic
P�z;� a►�� �► �L i� � �,a ���•z c �.�
APPLICATIONS WILL NOT BE ACCEPTED WITHOUT ALL OF THE REQUIRED SUBMITTAL ELEMENTS AS
DESCRIBED IN THE "BASIC SUBMITTAL REQUIREMENTS" INFORMATION SHEET.
. ,
THE APPLICANT SHALL CERTIFY THAT:
♦ If the application is granted, the applicant shall exercise the rights granted in accordance with the
terms and subject to all the conditions and limitations of the approval.
♦ All the above statements and the statements in the plot plan, attachments, and exhibits
transmitted herewith, are true; and the applicants so acknowledge that any permit issued, based
on this application, map be revoked if it is found that any such statements are false.
♦ The applicant has read the entire contents of the application, including the policies and criteria,
and understands the requirements for approving or denying the application(s).
SIGNATURES OF EACH OWNER OF THE SUBJECT PROPERTY ARE REQUIRED.
� ��
Owner's ature Date
�
;� � ����
� ��
OwMer' gnature Date
Owner's Signature Date
Owner's Signature Date
Owner's Signature . Date
Applicant/Agent/Representative's Signature Date
ApplicantlAgent/Representative's Signature Date
. - �
cm or no�Ru
Community�Devefopment
ShapingA�etterCommuni
LAND USE PROPOSAL DESCRIPTION
120 DAYS = 9/9/2005
FILE NO.: MINOR LAND PARTITION (MLP) 2005-00004
FILE TITLE: MEUSCH PARTITION
APPLICANT: Jon S. Meusch OWNER: Same
15091 SW 79th Avenue
Tigard, OR 97224
REQUEST: The applicant is requesting approval to perform a two-lot Minor Land Partition on a
parcel of land containing approximately 30,927 square feet. This partition will create
Parcel #1 with approximately 7,500 square feet and Parcel # 2 with 22,719 square feet.
LOCATION: 15091 SW 79th Avenue; WCTM 2S112BD, Tax Lot 4100.
COMP. PLAN
DESIGNATION: Low-Density Residential District.
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 18.390, 18.420, 18.510, 18.705, 18.715,
18.745, 18.765, 18.790, 18.795 and 18.810.
DECISION MAKING BODY BELOW: ❑ TYPE I � TYPE II ❑ TYPE III ❑ TYPE IV
DATE COMMENTS WERE SENT: MAY 12, 2005 DATE COMMENTS ARE DUE: MAY 26, 2005
❑HEARINGS OFFICER [MONJ DATE OF HEARING: TIME: 7:OOPM
❑PLANNING COMMISSION [MONJ DATE OF HEARING: TIME: T:OOPM
❑CITY COUNCIL [TUES.I DATE OF HEARING: TIME: 1:30PM
�STAFF DECISION [TENTATIVD DATE OF DECISION: JUNE 16, 2005
COMPONENTS RELATED TO THE PROJECT AVAILABLE FOR VIEWING IN THE PLANNING DIVISION
� VICINITY MAP � PARTITION PLAT � TREE PLAN
� SITE PLAN � CWS LETTER � IMPACT STUDY
� NARRATIVE � GRADING PLANS � OTHER:
STAFF CONTACT: Mathew Scheideqqer, Associate Planner (503) 639-4171, Ext. 2437
Project: �z�_ ��S-c^���
.AND USE APPLICA� ION Date:__��_����� ��
COMPLETENESS REVIEW ❑ �OMPLETE ❑ INCOMPLETE
STANOARO INFORMATION:
� Deed/iidelProo(Of Owne�ship ❑ Neighbo�hood Mtg.Affidavits, Minutes, list 4f Attendees � (mpact Study(18.390)
p�' USA Service Prorider Letter ❑ fonst�uction Cost Estimate ❑ # Sets 0(Application Mate�ials/Plans
(� Pre-Appiication fon(erence Notes ❑ Enrelopes With Postage (Veri(y Count) (] �a/,�y�c �-Iq��ER 4��F.1 DFF
RO ECT STATISTICS:
❑ Building Footp�iat Size ❑ °/.Of landscaping On Site ❑ °/.Of Building Imperviaus Surface On Site
❑ lot Squa�e Faotage
e�-AN�_pIMENSIONED:
❑ 6uilding Footprint ❑ Parlcing Spaa Dimensions(Indude Acassible 6 8ike Puki� ❑ TNdc loading Space Whe�e Applicable
❑ Building Height ❑ Accesi Approach And Aisle ❑ Yisua)qearance Triangle Shown
ADDITIONAL PLANS:
�_Yidnityi'tap ❑ Arcfiitedural Plan �Tree Inventary
'� Existing Conditions Plan � landscape Plan �1
� Site Plan � ❑ lighting Plan
TREE PLAN/MITIGATION PLAN: f (J
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ADDITIONAL ITEMS:
1:lcurpinlrnasterskevisedUand use appliption complete�ess review.dot REVISEO: 17-Jan-01
PUBLIC FAClLlTY PLAN Project: �r,eusch MLP
COMPLETENESS CHECKLIST Dafe: 4/25/05
GRADING
� Existin and ro osed contours shown.
❑ Are there radin im acts on ad�acent arcels?
❑ Ad'acent arcel rades shown.
❑ Geotech stud submitted?
STREETISSUES
� Ri ht-of-wa clearl shown.
� Centerline of street s clearl shown.
� Street name s shown.
� Existin / ro osed curb or ed e of avement shown.
❑ Street rofiles shown.
❑ Future Street Plan: Must show street profiles, topo
on ad'acent arcel s , etc.
❑ Traffic Im act and/or Access Re ort
❑ Street rades com liant?
Street/ROW widths dimensioned and a ro riate?
❑ Private Streets? Less than 6 lots and width
a ro riate?
❑ Other: Agreement for future street improvements Applicant shall sign an agreement for future
street improvements or provide a copy of an
existing agreement done with the previous
partifion. This agreement must be in p/ace in
the event that the LID is not a roved.
SANITARY SEWER ISSUES
� Existin / ro osed lines shown.
❑ Stubs to ad'acent arcels re uired/shown?
WATER ISSUES
❑ Existin I ro osed lines w/ sizes noted? Show existin water line in 79` Avenue
❑ Existin / ro osed fire h drants shown? Are there an FHs close to this site?
� Pro osed meter location and size shown?
❑ Pro osed fire rotection s stem shown?
STORM DRAINAGE AND WATER QUALITY ISSUES
❑ Existing/proposed lines shown? Applicant may need to provide ditch
improvements/cleaning before discharging
runoff from the new lot.
Preliminary sizing calcs for water quality/detention
rovided?
❑ Water ualit /detention facilit shown on lans?
❑ Area for facilit match re uirements from calcs?
❑ Facilit shown outside an wetland buffer?
❑ Storm stubs to ad�acent arcels re uired/shown?
REVISED: 04/25/05
The submittal is hereby deemed � COMPLETE ❑ INCOMPLETE
By: � Date: 4/25/05
� ��
REVISED: 04/25/�5
April 26, 2005 `;�::,
CITY OF TIGARD �
,lon S Meusch OREGON
15091 SW 791h Ave.
Tigard, OR 97224
Dear Mr. Meusch:
RE: Notice of Incomplete Application Submittal MLP2005-00004
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. (Contact Patty Lunsford
at the City of Tigard x2438)
. Submit 15 copies of complete application.
Make sure plans are folded to 8 'h x 11.
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,
� � ��� _��
at ew Sc eidegger
�
Associate Planner
i:\curpin4nathewUn Ip2005-00004.acc
c: MLP2005-00004 Land Use File
13125 SW Hall Blvd., Tigard, OR 97223 (503)639-4171 TDD (503)684-2772
j
�-
cinr oF Ti�a�� �
May 12, 2005 OREGON
Jon S. Meusch
15091 SW 79th Avenue
Tigard, OR 97224
Dear Mr. Meusch:
RE: Notice of Complete Aqplication Submittal (MLP2005-00004)
The City has reviewed your submittal material and finds that your application is
complete as of 05/12/05. 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,
� ,f�
Mathew Scheidegger
Associate Planner
i:\curpintrnathewlmlp2005-00004.COM PLETE.doc
c: MLP2005-00004 Land Use File
13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503)684-2772
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:�:��i����.':��• DEED OF FULL RECONVEYANCE N0. 19377
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� � ,i • STC-.".'.1!�T TITLE CC'..�-..�:'Y N0.
,� . RE: #94089556 RCiJi�U DOCU�.:�:.T 'ii3 G-:s�GNEE BEI.Qi'V
� KNOW ALL MEN BY THESE PRESENTS : that the undersigned Trustee or
. Successor Trustee under that certain Trust Deed:
���'.- �� , � DATED : O1/25/1994
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:;s'�: _ �:�.y.•; - RECORDED . 01/2 6/19 9 4
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�='t::�' ..��Y.;. �� � GRANTOR : JON S. MEUSCH
'"" �`�'�,,:-��:� and SHARON A. MEUSCH , HUSBAND AND WIFE, AS
- INDIVIDUALS,
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=.�-'��"`� '-1.�' ` BENEFICIARY : WASHINGTON FEDERAL SAVINGS
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''-�� •''� ' FEE NO. : 94008503
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`F� r' �`�� �. COUNTY OF : WASH INGTON
�`'-����•`� ������ LEGAL : PARCEL 2 OF PARTITION PLAT N0. 1991-096, IN THE CITY
- � OF TIGARD, COUNTY OF WASHINGTOI� AND STATE OF OREGON.
'�����'<���>-� �, having received from the beneficiary under said Trust Deed,
written request to reconvey, reciting that the obligation secured
by said Trust Deed has been paid and performed, does hereby
. grant, bargain, sell and convey, but without any covenant or
� warranty express or implied, to the person or persons legally
" entitled thereto, all of the estate held by the undersigned in
and to that described premises by virtue of said Trust Deed.
��*'.°_;�::
In construing this instrument and whenever the context hereof so
. � requires, the masculine gender includes the feminine and neuter
and the singular includes the plural .
IN WITNESS WHEREOF, the undersigned Trustee has executed this
instrument :
DATED: 11/14/1994 Stewart Title Of Ore on Inc
�- -- �
• Personally appeared before me, BY: �L `� ",��' ��
• � Margaret B. Tweed who being duly arg et B. Twe d
• sworn, did say he/she is the Ass ' tant Secretary
Assistant Secretary for
� - Stewart Title Of Oregon, Inc.
����'���`' an Oregon Corporat ion and that
:;,�;�:' said instrument was signed on behalf
of the corporation by authority of its
,..'���_' Board of Directors; and he acknowledged
� : �:�:�'� � said instrument to be its voluntary
� act and deed.
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��. �`r My Commission expires q-2(�- -�1�
Y .�'���"����''�" ' AFTER RECORDING RETURN TO:
S - .� 5.; �' ,{
� . �JON AND SHARON MEUSCH
- . • + 12070 SW FISCHER RD. , #K-301
. TIGP,RD, OR. 97224
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OFFICIAL SEAL
- - IYlYRA FIlE3E
' 1�TARY PUBUC-OREGON
� MY COMM�S ONfEYP RES EaPT�.2G,1998
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QPR �� F 2005
Meusch Minor Partitio���
Application , Submittal Information
and Plans
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April 5, 2005
Location
15091 SW 79th Ave
Tigard, OR 97224
Applicant and Owner
Jon S. Meusch, PE
(503) 635-4351 (day)
4/05/05
Summary for the Meusch Minor Partition
15091 SW 79�h Ave
Facts
Project Name: Meusch Minor Partition
Proposed Action: 2-lot Minor Land Partition
Tax Map: 2S112BD
Lot#: 04100
Site Size: 0.71 acre
Address: 15091 SW 79t" Ave
Location: West of SW 79th Ave, 180 ft north of Gentlewoods Dr
Zoning: R-4.5
Applicant/Owner: Jon S. Meusch
15091 SW 79th Ave
Tigard, OR 97224
(503) 639-1763 home
(503) 635-4351 day
Background and Summary
It is proposed that the lot be partitioned into two parcels, one that includes the
existing house and a new parcel. The owner intends to sell the new,
undeveloped parcel.
The process of partitioning this site was started once before and a pre-
application conference was held on 6/4/02. In attendance were Matthew
Scheideggar and Brian Rager, PE. A new Pre-Application Conference took place
on 3/22/05 with Matt Scheideggar and Kim McMillan, PE.
There are no issues of concern regarding this partition. It complies with all
applicable elements of the Comprehensive Plan and Development Code.
Adequate public facilities are located within the SW 79th Ave ROW and can serve
this site. No public improvements are needed to serve this partition.
The planning staff should be aware that the property was partitioned previously
(1991). At that time, the City requested that the owner (Mr. Meusch) relinquish
10' of property to the public ROW. The City also requested that the owner sign a
Non-Remonstrance Agreement. Both of these requests were honored.
Summary for Meusch Minor Partition Page 1 of 2
Staff should also be aware that a reimbursement district once existed (now
expired, it is believed) for the sanitary sewer serving this property. No
reimbursements occurred in the ten years that the district was in place, though
one property outside of the district was permitted, by the city, to connect to the
line. It is requested that fhe new lot created by the partifion be exempf from future
connection fees. This would give the applicant some small relief for the large
original expense of extending the sewer line 185' down SW 79th Ave.
Summary for Meusch Minor Partition Page 2 of 2
3/31/05
Narrative for the Meusch Minor Partition
15091 SW 79th Ave
Purpose
This narrative will provide findings based on applicable approval standards. A list
of applicable standards was developed during the Pre-Application Conference on
3/22/05.
Facts
Project Name: Meusch Minor Partition
Proposed Action: 2-lot Minor Land Partition
Tax Map: 2S1126D
Lot #: 04100
Site Size: 0.71 acre
Address: 15091 SW 79th Ave
Location: West of SW 79th Ave, 180 ft north of Gentlewoods Dr
Zoning: R-4.5
ApplicanUOwner: Jon S. Meusch
15091 SW 79th Ave
Tigard, OR 97224
(503) 639-1763 home
(503) 635-4351 day
Background and Summary
It is proposed that the lot be partitioned into two parcels, one that includes the
existing house and a new parcel. The owner intends to sell the new,
undeveloped parcel.
The process of partitioning this site was started once before and a pre-
application conference was held on 6/4/02. In attendance were Matthew
Scheideggar and Brian Rager, PE. A new Pre-Application Conference took place
on 3/22/05 with Matt Scheideggar and Kim McMillan, PE.
There are no issues of concern regarding this partition. It complies with all
applicable elements of the Comprehensive Plan and Development Code.
Adequate public facilities are located within the SW 79th Ave ROW and can serve
this site. No public improvements are needed to serve this partition.
Narrative for Meusch Minor Partition Page 1 of 5
The planning staff should be aware that the property was partitioned previously
(1991). At that time, the City requested that the owner (Mr. Meusch) relinquish
10' of property to the public ROW. The City also requested that the owner sign a
Non-Remonstrance Agreement. Both of these requests were honored.
Staff should also be aware that a reimbursement district once existed (now
expired, it is believed) for the sanitary sewer serving this property. No
reimbursements occurred in the ten years that the district was in place, though
one property outside of the district was permitted, by the city, to connect to the
line. If is requested that the new lot created by fhe partition be exempf from future
connection fees. This would give the applicant some small relief for the large
original expense of extending the sewer line 185' down SW 79th Ave.
Impact Study (TDC Sections 18.390.040 and 18.390.050)
The required Impact Study has been completed and submitted along with this
Narrative. No adverse impacts are expected.
Access (TDC Sections 18.705 and 18.765)
The new lot will connect directly to SW 79th Ave. The existing driveway will legally
become a shared access and thus no new access will be required. The existing
access exceeds 15' in width and has a 10' wide asphalt driveway.
Residential Density Calculation (TDC Section 18.715)
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.
The density computations for the new parcel created by the Meusch Minor
Partition are as follows:
Gross Site Area: 7,500 sq.ft
Minus Access Drive 562 sQ.ft
Net Area: 6,938 sq.ft
Minimum Lot Area 3,050 sq.ft (R-4.5, detached, SF RU assumed)
Units per Site 2.27
The owner does not plan to develop this site but expects that only one single-
family home will be constructed.
Utility Lines (TDC Section 18.164.120)
The owner elects to pay a fee in lieu of undergrounding at the rate currently
designated in the TDC ($35.00/lineal ft). The street frontage of the existing Lot #
04100 is 47.32'. The street frontage of the proposed new flag lot is approximately
17'.
Narrative for Meusch Minor Partition Page 2 of 5
The owner is concerned about how payment of this fee will be accounted for
when the LID process is used to improve SW 79th Ave. Will the owner be
charged twice for this service?
Flag Lot Building Height Requirements (TDC Section 18.730)
The applicant will not be submitting a Building Permit Application.
Buffering and Screening (TDC Section 18.745)
The applicant will not be submitting a Building Permit Application and suggests
that these criteria would be best applied during that process. The minor partition
will be creating a new flag lot. The boundary between the new flag lot and the
existing street fronted property has an existing, substantial wooded fence. The
existing conditions map shows the location of the fence line.
Landscaping (TDC Sections 18.745, 18.765 and 18.705)
The applicant will not be submitting a Building Permit Application and suggests
that these criteria would be best applied during that process. The street tree
requirement should be postponed considering the planned, future widening of
SW 79th Ave.
Tree Removal Plan Requirements and Mitigation (TDC Sections
18.790.030.0 and 18.790.O60.E)
A tree removal, preservation and mitigation plan has been submitted as part of
the application package. The owner/applicant does not intend to develop the new
lot and thus will not be removing any trees. There are five trees on the lot with
diameters in the range of 6" to 12" and only one tree with a diameter that
exceeds 12". It is expected that the future developer will remove the large tree.
The plan identifies the trees for removal or retention. The plan illustrates the
theoretical building envelop of the home on the lot. Only the one tree impacted by
the building envelope is designated for removal. Mitigation is required because
100% of trees larger than 12" are being removed. The owner proposes to
mitigate the removal by requiring the future developer to plant new trees as
described on the plan.
Clear Vision Area (TDC Section 18.795)
The portion of the property near the access to SW 79th Ave will not see any
additional landscaping or fencing that will impact the clear vision area.
Additional Lot Dimension Requirements (TDC Section 18.810.060)
The new proposed flag lot meets all dimensional requirements of this section.
The flag "pole" portion of the lot will be over 15' wide and the main body of the
lot will be approximately 75' x 102'.
Narrative for Meusch Minor Partition Page 3 of 5
Land Partitions (TDC Section 18.420)
The proposed partition complies with all statutory and ordinance requirements
and regulations. Adequate public facilities are located within the SW 79th Ave
ROW and can serve this site. No public improvements are needed to serve this
partition.
The new proposed flag lot meets the requirements of 18.420.050.A.4. The width,
length and area of the lot conform to the R-4.5 zoning district. The preliminary
partition plan shows the building envelope within which a home may be
constructed. No new accesses are proposed. The existing access will become a
joint access through the establishment of a reciprocal easement.
The partition is not in a 100-year floodplain.
Residential Zoning Districts (TDC Section 18.510)
The property is in a 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.
The lot created by this partition will comply with these development standards.
The dimensional requirements are presented in Table 18.510.2 and are restated
below:
Required Setbacks Other Requirements
Front Yard: 20 ft Average Lot Size: 7,500 sq.ft
Side Yard: 5 ft Lot Width: 50 ft
Rear Yard: 15 ft Height: 30 ft maximum
Garage: 20 ft
Environmental Performance Standards (TDC Section 18.725)
The applicant understands that compliance with state, federal, and local
environmental regulations are the continuing obligation of the property owner,
and will abide by the applicable standards.
Off-Street Parking (TDC Section 18.765)
Parking exists along both sides SW 79th Ave and along the access drive that will
serve the new lot. It is possible to park at least 20 vehicles along SW 79th Ave in
close proximity to the property.
Street & Utility Improvement (TDC Section 18.810)
SW 79`h Ave is approximately 20' wide in front of the property. The City
suggested that frontage improvements would not be required as part of this
partition because of the pending LID and roadway improvements. The applicant
has already dedicated ROW back 30 ft from the road centerline.
Narrative for Meusch Minor Partition Page 4 of 5
Sanitary sewer senrice is available from an existing line (installed and paid for by
the applicant in 1994) in SW 79th Ave.
No storm drainage improvements are needed for this project. The City is
requesting a fee-in-lieu of a stormwater facility. Runoff from future development
would, in the interim, drain to the west edge of 79th Ave where it will go into a
drainage ditch that flows to the north for approximately 300 ft. From there it
enters a culvert and flows east under SW 79th Ave. It empties into a cow pasture
and flows eastward to Fanno Creek.
There is an existing water line along SW 79th Ave. The new lot will connect to this
line. Experience suggests that there is adequate flow and pressure for the
probable new home.
Narrative for Meusch Minor Partition Page 5 of 5
�Avr . 4__20059. 9_41AM5e36,CLEAN WqTER SERVICES 503 68144391� �M No • 6120 P. 1= e2ie2
i.��ti l� �f;� � f� t�� �i; �;;�
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i � ' APR O 4 2005 ����
.. �!�l �� 1�Fi�e Niunba p S OG1381 '
CleanWa�er Serv�ices ��__ ^. .-. . _,�
Our comrnitmenf it r.lear. � " '�ensitive Area P�e•ScraanlnB$ite Aasesament
Jurlsdiction �� -{ a� ��y Date 3 Z� /��
Map&Tqx I.ot S 1 g -- o i o� _ Ownor ,Q� r�l�,u Sc.�1 �
ContACt ��,,�,� �
SltaAddress �f5'o�1 Sw 7g �+� q,�rr� Company _ N jR "
16 oQ q ,�_.� Addrses �
Proposed qctivlty _ -�,.�,a,� City state Zip
Phone S'o3 b3S" 4351 bq�
F� 03 G9�_ 7�58
oficra,uss only berow uNa nne � .
Y N Na Y N NA
� � � Ma g�n�e Area��posite Map � � � Stormwater Infrastructure maps
� __ Qs u y6a
� � raf Locally adopted studies or maps Other
L'� SpeC�ly _ � ❑ ❑ � SPecify
Basad on a revlew of the above Information anci the requtrements of Clean Water
Servlces �est�n and Construclion Standsrd8 Resolation and Qrdsr No. 04-9:
❑ sensitivo area� potsntrally ex�st on sita or within 200'of the slte. THE APPLICANr
MUST PERFORM A SITE CERTIFICATION PRIOR TO ISSUANCE oF A SERVrCE
, PROVIDER. If Sansitive Areas exist on the site or within 200 feet on adjacent
properties, a Natural Resourcw Aasessmant Report may also be required.
� Sensitivs areas dv not appear to exist on slte or withln 200'of tha aite. Thls pre-
acreening slte assessment does NOT eliminate the need to evaluate and protect
weter quelity ssnsitive eteas if thCy 8re subsequenlly dlseovered. Thls document
will aerve as yoiir Sgrvice Provider letter as requlred by FtesoluGon and Order
04-9, Sectlen 3.Ox,1. All required pe►mits and approvafs must be obtained and
completad unde�appllcable local, atate�and tede►al law.
❑ The proposed activlty does nat meet the defnitiore of development. NO SITE
ASSESSMENT QR 3ERVICE PROVIDER LETTER IS REQUIR�D.
i
Comments: �
Revlewed By: ��.�.�:�.,r,� ' Date: .
,Aelr�rned to A lxcanr
POSt-iC'Fdx Note 7671 Date y y �f ��a J Ma� �'qx ,r CUlu11[T
ro Q y us�.� From �dc�( �uCk4 Date .y�t��(�S �]�y�_
�.�N►. �_ �w5
Phnne N PFi«w x.��'��y/�.J�QS
O
Fax M�O�� �` � Fex M
3/31/05
Impact Study for the Meusch Minor Partition
15091 SW 79th Ave
Tax Map 2S112BD
Lot# 04100
Applicant and Owner: Jon S. Meusch
Daytime Phone: (503) 635-4351
Purpose
This impact study will quantify the effect of the new lot and probable new single-
family home on public facilities and services.
Transportation System
The new lot will connect directly to SW 79t" Ave. The existing driveway will
become a shared access and thus no new access will be required. SW 79th Ave
is classified as a minor collector In the Transportation Plan.
SW 79�h Ave is adequate to support the addition of a new single-family home.
Improvements are planned at some future time that will include widening and
adding curbs and sidewalks. The city has prepared a design for these
improvements and is in the early stages of seeking to establish an LID to fund
the improvements.
The nearest Tri-Met bus stops are located at the corner of Hall Blvd and Bonita
Rd (about 6 blocks away) and near the corner of Durham Rd and 79th Ave (about
6 blocks away).
Drainage System
No storm drainage improvements are needed for this project. The City is
requesting a fee-in-lieu of a stormwater facility. Runoff from future development
would, in the interim, drain to the west edge of 79th Ave where it will go into a
drainage ditch that flows to the no�th for approximately 300 ft. From there it
enters a culvert and flows east under SW 79th Ave. It empties into a cow pasture
and flows eastward to Fanno Creek.
Water System
There is an existing water line along SW 79th Ave. The new lot will connect to this
line. Experience suggests that there is adequate flow and pressure for the
probable new home.
Impact Study for Meusch Partition Page 1 of 2
Sanitary Sewer System
Sanitary sewer service is available from an existing line (installed and paid for by
the applicant in 1994) in SW 79th Ave.
There is an existing sanitary drainfield easement that was created when the
property was previously subdivided in 1991. The easement will be included in the
proposed new parcel. It is expected that utility lines for any new dwelling on the
new parcel will pass through the existing drainfield easement.
Noise Impacts
No negative noise impacts will result by creating the new lot and probable home.
Park System
Several parks and playgrounds are within walking or biking distance from the
property including Bonita Park, Durham School, Cook Park and
Templeton/Fowler Schools. These facilities are adequate to serve the probable
new home that may be built on the new lot.
Impact Study for Meusch Partition Page 2 of 2
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Meusch Minor Partition ! Gentle Woods Dr
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Preliminary Partition Plan Owner and Applicant: ' U
Meusch Minor Partition Jon and Sherri Meusch { �
tn 15091 SW 79th Ave I �
15091 SW 79 Ave �
Tigard, OR 97224 ( ,
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2. Soil is primarily clay/silt.
U Italian Plum, 6" Remove �
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Meusch Minor Partition F Mini Plum, 3�� Keep �
15091 SW 79t" Ave
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Meusch Minor Partition Preliminary Sanitary Sewer Profile ; � � Z Fire Hydrant,
15091 SW 79th Ave Notes: �
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Drawn By: Date: 4/4/05 � �
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4/1/05
Tree Preservation/Mitigation Plan for the Meusch Minor Partition
15091 SW 79th Ave
Background
The owner applicant does not intend to develop the new lot and thus does not
intend to remove or add any trees. However, it is likely that a future developer will
need to remove tree. This document will serve as a guide for future tree removal
and protection.
Existing Trees
There are eight existing trees on the new lot. Six of the trees are located in the
main, developable body of the lot (flag) and finro are located in the flag "pole". The
trees are described in the table below:
ID T e Dia. Status Location Comments
A Italian Plum 10 Kee Fla
B Hawthorn 9 Kee Fla
C Black Walnut 18 Remove Fla Likely Building Location
D Italian Plum 6 Remove Fla Old and Diseased
E Pear 12 Keep Pole
F Mini Plum 3 Kee Pole
G Filbert 2-6 Remove Fla On Fence Line, Several Trunks
H Filbert 2-6 Remove Fla On Fence Line, Several Trunks
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Main body(flag) of new lot, looking NNW. Trees A-D, G, H are visible.
Tree Protection/Mitigation Plan for the Meusch Minor Partition Page 1 of 2
. � �
Tree Mitigation Plan
It is proposed that four new trees be installed to replace the four trees
recommended for removal. The new trees shall be at least 1 inch in diameter.
They may be of any type acceptable to the City Forester. Their location shall be
recommended by the future developer and approved by the City Forester.
Tree Protection Methods
A note shall be placed on the final set of plans indicating that equipment,
vehicles, machinery, grading, dumping, storage, burial of debris, or any other
construction-related 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 posts. 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 fencing, 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.
♦ 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
should follow 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.
If it is necessary to enter the tree protection zone at any time with equipment
(trucks, bulldozers, etc.) the project arborist and City Forester must be notified
before any entry occurs. Before entering the TPZ, the project arborist and City
Forester shall determine the method by which entry can occur, along with any
additional tree protection measures.
Tree Protection/Mitigation Plan for the Meusch Minor Partition Page 2 of 2
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Tree ID Description Status �
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A Italian Plum, 10" Keep �
0 20 40 �
B Hawthorne, 9" Keep Edge of Pavement Q
Scale (feet) Notes: �
1. See associated tree C Black Walnut, 18" Remove �
preservation description and D Italian Plum, 6" Remove �
specifications. cn
Tree Preservation Plan E Pear, 12" Keep �
F Mini Plum, 3" Keep U
Meusch Minor Partition ,
15091 SW 79t'' Ave G Filbert, multiple trunk Remove I
�
Drawn By: Date: 4/4/05 N Filbert, multiple trunk Remove I
J. Meusch Rev: �
��`�CFI
��D
PRE-APPLICATION
,
' ''' %���/�
��"� � CONFERENCE REQU
�UF ;�,
CITY OF TIGARD 13125 SW Hall 8/vd., Tigard, OR 97223(503) 639-4171 FAX: (503) 684- Gr�a��
���rlr�.,,
GENERAL INFORMATION
-+ FOR STAFF USE ONLY
Applicant: ��c�a � ��c,�ac�+�'
Address: 150°11 S� 7C� tl� �� Phone: ,3 �9 � �63 Case No.: I�R��o� "U�°�3
City: (+�A-¢r� Zip: 9�2 Z� Receipt No.: �OUS - /U3'� r
Contact Person: SA�rv►� Phone: Application Accepted By: � • �G��
Date: .3 ' l D D --
Property OwnerlDeed Holder(s): J�.� � S'�'`�� M�Eu>cs�
DATE OF PRE-APP.: 3 ' a�' O-��'
TIME OF PRE-APP.: �= �
Address �►m� Phone:
PRE-APP. HELD WITH:
CitY: Z�P• Rev.1/3/05 i:\curpin\masters\revised\Pre-AppRequest.doc
Property Address/Location(s): S/�mr.
REQUIRED SUBMITTAL ELEMENTS
(Note: applications will not be accepted
without the required submittal elements)
Tax Map &Tax Lot#(s): ��P 2 S i I Z $� L�� V�I o 0
Zoning: � ��� ❑ Pre-Application Conf. Request Form
Site Size: V•� AG/Zt` 4 COPIES EACH OF THE FOLLOWING:
❑ Brief Description of the Proposal and
PRE-APPLICATION CONFERENCE INFORMATION any site-specific questions/issues that
you would like to have staff research
prior to the meeting.
All of the information identified on this form are required to be
submitted by the applicant and received by the Planning Division a ❑ Site Plan. The site plan must show the
minimum of one (1) week prior to officially schedulinQ a proposed lots and/or building layouts
pre-apqlication conference date/time to allow staff ample time to drawn to scale. Also, show the location
prepare for the meeting. of the subject property in relation to the
nearest streets; and the locations of
A pre-application conference can usually be scheduled within 1-2 driveways on the subject property and
weeks of the Planning Division's receipt of the request for either across the street.
Tuesdav or Thursdav morninQS. Pre-application conferences are ❑ The Proposed Uses.
one (1� hour lonq and are typically held between the hours of � Topographic Information. Include
9:00-11:00 AM. Contour Lines if Possible.
PRE-APPLICATION CONFERENCES MUST BE SCHEDULED IN ❑ If the Pre-Application Conference is for
PERSON AT THE COMMUNITY DEVELOPMENT COUNTER FROM a MONOPOLE project, the applicant
8:00-4:OO/MONDAY-FRIDAY. must attach a copy of the letter and
proof in the form of an affidavit of
IF MORE THAN 4 PEOPLE ARE EXPECTED TO ATTEND THE mailing, that the collocation protocol
PRE-APPLICATION CONFERENCE IN YOUR GROUP, PLEASE Was completed (see Section 18.798.080
INFORM THE CITY IN ADVANCE SO THAT ALTERNATE ROOM of the Tigard Community Development
ARRANGEMENTS CAN BE MADE TO ACCOMMODATE THE Code).
GROUP. ❑ Filing Fee $340.00
Pre-Apps (CD Meetings) Ma��h zoos --�
S M T W T F S I
1 2 3 4 5
6 7 8 9 10 11 12
13 14 15 16 17 18 19�
,20 21 22 23 24 25 26
27 28 29 30 31
Tuesday, March 22, 2005 _ ______ '
s:oo �
8:30
9:00 Pre-app Jon Meusch 639-1763 15091 SW 79th Ave �
9:30
- - _ -- —
10:00 Pre-app appt
10:30
11:00 Pre-app
11:30
12:00
12:30
1:00
1:30
2:00
2:30
3:00
3:30
4:00
4:30
5:00
5:30
6:00
11:32AM Thursday,March 10,2005
• 4
3/9/OS ��CE'V
ED
��R r 0 2005
Partition of Lot 04100, Map 2S112BD ,;m,.
Meusch Property '`���rtrp�r�V�p
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It is proposed that the lot be partitioned into two parcels, one that includes the existing
house and a new parcel. The owner/applicant intends to sell the new, undeveloped parcel.
The process of partitioning this site was started once before and a pre-application
conference was held on 6/4/02. In attendance were Matthew Scheideggar and Brian
Rager.
There are no issues of concern regarding this partition. The planning staff should be
aware that the property was partitioned previously and that a sanitary drainfield easement
was created that will be included in the proposed new parcel. It is expected that utility
lines for any new dwelling on the new parcel will pass through the existing drainfield
easement.
Staff should be aware that a reimbursement district once existed (now expired, it is
believed) for the sanitary sewer serving this property. No reimbursements occurred in the
ten years that the district was in place, though one property outside of the district was
permitted, by the city, to connect to the line.It is requested that the new property created
by the partition be exempt from future connection fees. This would give the applicant
some small relief for the large original expense of extending the sewer line 185' down
79`h Ave.
Owner and Applicant:
Jon Meusch
15091 SW 79`h Ave
Tigard, OR 97224
503.697.4730 day
503.317.8469 cel
jon.meusch@nwsignal.com
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PRE-APPLICATION CONFEREHCE NOTES
➢ ENGINEERING SECTIOH Q �o�"ng D°�,°°nt
SFiapirrgA�BetterCommunity
PUBLIC FACILITIES Tex Map[sl: 2S112BD
Tax Lot[sl: 04100
Use lylpe: 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 proiection of public improvement related requirements
that may be required as a condition of development approval for your proposed project.
Riqht-of-wav dedication:
The City of Tigard requires that land area be dedicated to the public:
(1.) To increase abutting public rights-of-way to the ultimate functional street classification
right-of-way width as specified by the Community Development Code; or
(2.) For the creation of new streets.
Approval of a development application for this site will require right-of-way dedication for:
� SW 79th Avenue to 29 feet from centerline
❑ SW to feet
❑ SW to feet
❑ SW to feet
Street improvements:
� Half street improvements will be necessary along SW 79th Avenue, to include:
� 18 feet of pavement from centerline
� concrete curb
� storm sewers and other underground utilities
� 5-foot concrete sidewalk with a 5-foot planter strip
� street trees sized and spaced per TDC
� street signs, traffic control devices, streetlights and a two-year streetlight fee.
❑ Other:
CITY OF TI6ARD Pro-IlpplksWn Cemeronce N�tes Page 1 of 6
�,��..•n.e ar.ro.•.�s.ea•.
❑ street improvements will be necessary along SW , to include:
❑ feet of pavement
❑ concrete curb
❑ storm sewers and other underground utilities
❑ -foot concrete sidewalk
❑ street trees
❑ street signs, traffic control devices, streetlights and a two-year streetlight fee.
❑ Other:
❑ street improvements will be necessary along SW , to include:
❑ feet of pavement
❑ concrete curb
❑ storm sewers and other underground utilities
❑ -foot concrete sidewalk
❑ street trees
❑ street signs, traffic control devices, streetlights and a finro-year streetlight fee.
❑ Other:
❑ street improvements will be necessary along SW , to include:
❑ feet of pavement
❑ concrete curb
❑ storm sewers and other underground utilities
❑ -foot concrete sidewalk
❑ street trees
❑ street signs, traffic control devices, streetlights and a two-year streetlight fee.
❑ Other:
❑ street improvements will be necessary along SW , to include:
❑ feet of pavement
❑ concrete curb
❑ storm sewers and other underground utilities
❑ -foot concrete sidewalk
❑ street trees
❑ street signs, traffic control devices, streetlights and a two-year streetlight fee.
CITY OF TIGARD Pre-Applicatl�n Comeronce Net�s Page 2 ef 6
Fi��...rin�.qrt�•.t a•etl•�
' ❑ Other:
Aqreement for Future Street Improvements:
In some cases, where street improvements or other necessary public improvements are not currently
practical, the improvements may be deferred. In such cases, a condition of development approval
may be specified which requires the property owner(s) to provide a future improvement guarantee.
The City Engineer will determine the form of this guarantee. The following street improvements may
be eligible for such a future improvement guarantee:
(1.) SW 79�h Avenue
�2.)
Overhead Utilitv Lines:
� Section 18.810.120 of the Tigard Municipal Code (TMC) requires all overhead utility lines
adjacent to a development to be placed underground or, at the election of the developer, a
fee in-lieu of undergrounding can be paid. This requirement is valid even if the utility lines
are on the opposite side of the street from the site. If the fee in-lieu is proposed, it is equal to
$ 35.00 per lineal foot of street frontage that contains the overhead lines.
There are existing overhead utility lines which run adjacent to this site along SW 79th Avenue.
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 SW 79th Avenue.
The proposed development must be connected to a public sanitary sewer. It is the developer's
responsibility to connect each lot to the public sewer.
Water Supply:
The City of Tigard (Phone:(503) 639-4171) provides public water service in the area of this site. This
service provider should be contacted for information regarding water supply for your proposed
development.
Fire Protection:
Tualatin Valley Fire and Rescue District (South Division) [Contact: Eric McMullen, (503) 612-7010]
provides fire protection services within the City of Tigard. The District should be contacted for
information regarding the adequacy of circulation systems, the need for fire hydrants, or other
questions related to fire protection.
Storm Sewer Improvements:
All proposed development within the City shall be designed such that storm water runoff is conveyed
to an approved public drainage system. The applicant will be required to submit a proposed storm
CITY Of TI6ARD Pro-Appllcatl�n C�meronce Netes Page 3 sf 6
�.�i..•n��ur�rau��s.en..
� � drainage plan for the site, ar nay be required to prepare a sub �in drainage analysis to ensure
that the proposed system will accommodate runoff from upstream properties when fully developed.
Provrde on-site detention or pay the fee-in-lieu.
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.
9) Provide discharge of stormwater runoff fo an approved system.
TRAFFIC IMPACT FEES
In 1990, Washington County adopted a county-wide Traffic Impact Fee (TIF) ordinance. The Traffic
Impact Fee program collects fees from new development based on the development's projected
impact upon the City's transportation system. The applicant shall be required to pay a fee based upon
the number of trips which are projected to result from the proposed development. The calculation of
the TIF is based on the proposed use of the land, the size of the project, and a general use based fee
category. The TIF shall be calculated at the time of building permit issuance. In limited
circumstances, payment of the TIF inay be allowed to be deferred until the issuance of an occupancy
permit. Deferral of the payment until occupancy is permissible o� when the TIF is greater than
$5,000.00.
Pay the TIF
CIT11 OF TI6ARD Pre-Applicadon Conference Motes Page 4�f 6
Eoglu�rl��enartwnt S�eUa
PER:�IITS
Public Facility Improvement (PFI) Permit:
Any work within a public right-of-way in the City of Tigard requires a PFI permit from the Engineering
Department. A PFI permit application is available at the Planning/Engineering counter in City Hall.
For more extensive work such as street widening improvements, main utility line extensions or
subdivision infrastructure, plans prepared by a registered professional engineer must be submitted for
review and approval.
The Engineering Department fee structure for this permit is considered a cost recovery system. A
deposit is collected with the application, and the City will track its costs throughout the life of the
permit, and will either refund any remaining portion of the deposit, or invoice the Permittee in cases
where City costs exceeds the deposit amount. NOTE: Engineering Staff time will also be tracked for
any final design-related assistance provided to a Permittee or their engineer prior to submittal of a PFI
permit application. This time will be considered part of the administration of the eventual PFI permit.
The Permittee will also be required to post a performance bond, or other such suitable security.
Where professional engineered plans are required, the Permittee must execute a Developer/Engineer
Agreement, which will obligate the design engineer to perform the primary inspection of the public
improvement construction work. The PFI permit fee structure is as follows:
NOTE: If an PFI Permit is required,the applicant must obtain that
permit prior to release of any permits from the Building Division.
Buildinq Division Permits:
The following is a brief overview of the type of permits issued by the Building Division. For a more
detailed explanation of these permits, please contact the Development Services Counter at
503-639-4171, ext. 304.
Site Improvement Permit (SIT). This permit is generally issued for all new commercial,
industrial and multi-family projects. This permit will also be required for land partitions where lot
grading and private utility work is required. This permit covers all on-site preparation, grading
and utility work. Home builders will also be required to obtain a SIT permit for grading work in
cases where the lot they are working on has slopes in excess of 20% and foundation
excavation material is not to be hauled from the site.
Building Permit (BUP). This permit covers only the construction of the building and is issued
after, or concurrently with, the SIT permit.
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.
C�i1f OF TIGARD Pr�-Applicadon C,�er�nce Motes Page 5 of 6
Eill�nrl�g�ep�rtsept S�etlo�
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.
f
PREPARED BY: � . . , � j 1 �� , 1,�� 3- (5 �bS
ENGINEERING DEPARtMENT STAFf DATE
Phone: [5031639-41r
Fax: [50316240752
document2
Revised: September 2,2003
CIi110F TIGARD Pro-Applicatl�a C�meronce N�tes Page 6 of 6
��i...d.��.r.raN.�t s.ena
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� � CITY OF TIGARD
PRE-APPLICATION CONfERENCE NOTES �om,n,;,i1ty ,��.��.�,y,Rent
S(iapingl7 43etter Community
(Pre-Application Meeting Notes are Valid for Six (6) Months)
PRE-APP.MTG.DATE: U�—�-�.-��j
STAFF AT PRE-APP.: �
_� .- RESIDENTIAL
APPLICANT: ,�s,� ,��.�� AGENT:
Phone: ( ) ��� � Phone: ( )
PROPERTY LOCATION:
ADDRESS/GENERAI LOfATION: /,s-o `� / S�� 7�" f�r� .
TAX MAP(S)/LOT #(S): ;�S -'�/��
NECESSARY APPLICATIONS:��/c�T�,,'.,� /�r,d( ���-,�,
PROPOSAL DESCRIPTION: ��i�-,�_ vnP �v'�c/ �� ,��� , R.✓ ��
COMPREHENSIVE PLAN .
MAP DESIGNATION: !�w Z��v--�z, �,� - ����'
ZONING MAP DESIGNATION: �—�, Sr
�
ZONIN6 DISTRICT DIMENSIONAL REQUIREMENTS [Refer to Code Sectlon 18. s Pi l
MINIMUM LOT SIZE:���sq. ft. Average Min. lot width:�c ft. Max. building height:�ft.
SotbacKs: Front .2v ft. Side � ft. Rear�ft. Corner r ft. from street.
MAXIMUM SITE COVERAGE: % Minimum landscaped or natural vegetation area: %.
GARAGES: ,�� ft.
❑ NEI6HBORHOOD MEETIN6 [Referto the Neighborhood Meetlng Nandoutl
THE APPLICANT SHALL NOTIFY ALL PROPERTY OWNERS WITHIN 500 FEET, INTERESTED
PARTIES, AND THE CITY OF TIGARD PLANNING DIVISION of their proposal. A minimum of two
(2) weeks between the mailing date and the meeting date is required. Please review the Land Use
Notification handout concerning site posting and the meeting notice. Meetinq is to be held prior to
submittinq vour application or the application will not be acceqted.
* NOTE: In order to also preliminarily address building code standards, a meeting with a Plans
Examiner is encouraged prior to submittal of a land use application.
CITY OF TIGARD Pre-Application Conference Notes Page 1 of 9
Residential ApplicatioNPlanning Division Sec4on
� NARRATIYE [Refer to Code Chapter 18.3901
The APPLICANT SHALL SUBMIT A NARRATIVE which provides findings based on the applicable
approva l stan dar ds. Failure to provide a narrative or adequately address criteria would be reason to
consider an application incomplete and delay review of the proposal. The applicant should review
the code for applicable criteria.
�IMPACT STUDY [Refer to Code Sectlons 18.390.040 and 18.390.0501
As a part of the APPLICATION SUBMITTAL REQUIREMENTS, applicants are required to INCLUDE
AN IMPACT STUDY with their submittal package. The impact study shall quantify the effect of the
development on public facilities and services. The study shall address, at a minimum, the
transportation system, including bikeways, the drainage system, the parks system, the water system,
the sewer system and the noise impacts of the development. For each public facility system and type
of impact, the study shall propose improvements necessary to meet City standards, and to minimize
the impact of the development on the public at larg e, public facilities systems, and affected private
property users. In situations where the Community Development Code requires the dedication of real
property interests, the applicant shall either specifically concur with the dedication requirement, or
provide evidence which supports the conclusion that the real property dedication requirement is not
roughly proportional to the projected impacts of the development.
�ACCESS [Refer to Chapters 18.705 and 18.7651
Minimum number of accesses: / Minimum access width: 1S-�
Minimum pavement width: l�r, '
❑ WALKWAY REQUIREMENTS [Refer to Code Chapter 18.7051
Within all ATTACHED HOUSING (except two-family dwellings) and multi-family developments, each
residential dwelling SHALL BE CONNECTED BY WALKWAY TO THE VEHICULAR PARKING
AREA, COMMON OPEN SPACE AND RECREATION FACILITIES.
�RESIDENTIAL DENSITY CALCULATION [Refer to Code Chapier 18.1151-SEE EI(AMPLE 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: � � -1
:- Land within the 100-year floodplain; �l.� ��� �
➢ Slopes exceeding 25%; (
➢ Drainageways; and
� Wetlands for the R-1, R-2, R-3.5, R-4.5 and R-7 zoning distric�s:---_----
Public right-of-way dedication:
➢ Single-family allocate 20% of gross acres for public facilities; or
:- Multi-family allocate 15°/a of gross acres for public facilities; or
� If available, the actual public facility square footage can be used for deduction.
Ef(AMPLE OF RESIDENTIAL DENSITY CALCULATIONS:
EXAMPLE: USING A ONE ACRE SITE IN THE R-12 ZONE(3,050 MINIMUM LOT SIZE)WITH NO DEDUCTION FOR SENSITIVE LANDS
Single-FamilY Mu�i-Family
43,560 sq. ft. of gross site area 43,560 sq. ft. of gross site area
8,712 sp. ft. (20%)for public riqht-of-way 6,534 sa. ft. (15°/o)for public riqht-of-wav
NET: 34,848 square feet NET: 37,026 square feet
- .050 lminimum lot area) - .050 (minimum lot areal
= 11A Units Per Acre = 12.1 Units Per Acre
�fie Devel�pmait Cede roquiros rnat me net alte area exist fer the next whele dwelling unft NO ROUNDIN6 UP IS PERMITTED.
�Mfnimum Prelect Dansiry is BO%of the ma�mum allwred densiqi.TO�ETERMINE TNIS STANDARD,MULTIPLY THE MIWMUM NUMBER OF UNIi'S BY.i.
CITY OF TIGARD Pre-Application Conference Notes Page 2 of 9
Residential ApplicationlPlanning Division Sec6on
❑ SPECIAL SETBACKS [Refer to b..�e Sectian 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
�. FLA6 LOT BUILDIN6 HEI6NT PROVISIONS [Refer to Code Chapter 18.7301
MAXIMUM HEIGHT OF 1'/2 STORIES or 25 feet, whichever is less in most zones; 2'/z stories, or 35
feet in R-7, R-12, R-25 or R-40 zones provided that the standards of Section 18.730.010.C.2 are
satisfied.
[,� BUFFERING AND SCREENIN6 [Refer to Code Chapter 18J451
In order TO INCREASE PRIVACY AND TO EITHER REDUCE OR ELIMINATE ADVERSE NOISE
OR VISUAL IMPACTS between adjacent developments, especially between different land uses, the
CITY REQUIRES LANDSCAPED BUFFER AREAS along certain site perimeters. Required buffer
areas are described by the Code in terms of width. Buffer areas must be occupied by a mixture of
deciduous and evergreen trees and shrubs and must also achieve a balance between vertical and
horizontal plantings. Site obscuring screens or fences may also be required; these are often
advisable even if not required by the Code. The required buffer areas may o� be occupied by
vegetation, fences, utilities, and walkways. Additional information on required buffer area materials
and sizes may be found in the Development Code.
The ESTIMATED REQUIRED BUFFERS applicable to vour proposal area is:
Buffer Level along north boundary. Buffer Level along east boundary.
Buffer Level along north boundary. Buffer Level along east boundary.
IN ADDITION, SIGHT OBSCURING SCREENING IS REQUIRED ALONG:
g LANDSCAPIN6 [Refer to Code Chapters 18.145,18.765 and 18.1051
STREET TREES ARE REQUIRED FOR ALL DEVELOPMENTS FRONTING ON A PUBLIC OR
PRIVATE STREET as well as driveways which are more than 100 feet in length. Street trees must
be placed either within the public right-of-way or on private property within six (6) feet of the right-of-
way boundary. Street trees must have a minimum caliper of at least two (2) inches when measured
four (4) feet above grade. Street trees should be spaced 20 to 40 feet apart depending on the
branching width of the proposed tree species at maturity. Further information on regulations
affecting street trees may be obtained from the Planning Division.
A MINIMUM OF ONE (1) TREE FOR EVERY SEVEN (7) PARKING SPACES MUST BE PLANTED
in and around all parking areas in order to provide a vegetative canopy effect. Landscaped parking
areas shall include special design features which effectively screen the parking lot areas from view.
❑ RECYCLIN6 [Refer to Code Chapter 18.7551
Applicant should CONTACT FRANCHISE HAULER FOR REVIEW AND APPROVAL OF SITE
SERVICING COMPATIBILITY. Locating a trash/recycling enclosure within a clear vision area such
as at the intersection of two (2) driveways within a parking lot is prohibited. Much of Tigard is within
Pride Disposal's Service area. Lenny Hing is the contact person and can be reached at (503)
625-6177.
CITY OF TIGARD Pre-Application Conference Notes Page 3 of 9
Residential Application/Planning Division Section
❑ PARKIN6 [Refer to Code Chap,_.s 18.765 a 18.7051
' ALL PARKING AREAS AND DRIVEWAYS MUST BE PAVED.
� Single-family............ Requires: One (1) off-street parking space per dwelling unit; and
� One (1) space per unit less than 500 square feet.
y Multiple-family.........Requires: 1.25 spaces per unit for 1 bedroom;
1.5 spaces per unit for 2 bedrooms; and
1.75 spaces per unit for 3 bedrooms.
Multi-family dwelling units with more than ten (10) required spaces shall provide parking for the use of
guests and shall consist of 15% of the total required parking.
NO MORE THAN 50% OF REQUIRED SPACES MAY BE DESIGNATED AND/OR DIMENSIONED
AS COMPACT SPACES. Parking stalls shall be dimensioned as follows:
� Standard parking space dimensions: 8 feet. 6 inches X 18 feet, 6 inches.
➢ Compact parking space dimensions: 7 feet. 6 inches X 16 feet, 6 inches.
� Handicapped parking: All parking areas shall provide appropriately located and dimensioned
disabled person parking spaces. The minimum number of disabled person parking spaces to
be provided, as well as the parkin� stall dimensions, are mandated by the Amencans 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 18.7651
BICYCLE RACKS are required FOR MULTI-FAMILY, COMMERCIAL AND INDUSTRIAL
DEVELOPMENTS. Bicycle racks shall be located in areas protected from automobile traffic and in
convenient locations.
❑ SENSITIYE LANDS [Refer to Code Chapter 18.7151
The Code provides REGULATIONS FOR LANDS WHICH ARE POTENTIALLY UNSUITABLE FOR
DEVELOPMENT DUE TO AREAS WITHIN THE 100-YEAR FLOODPLAIN, NATURAL
DRAINAGEWAYS, WETLAND AREAS, ON SLOPES IN EXCESS OF 25 PERCENT, OR ON
UNSTABLE GROUND. Staff will attempt to preliminary identify sensitive lands areas at the pre-
application conference based on available information. HOWEVER, the responsibilitv to precisely
identify sensitive land areas, and their boundaries, is the responsibility of the applicant. Areas
meetinq the definitions of sensitive lands must be clearlv indicated on plans submitted with the
development application.
Chapter 18.775 also provides regulations for the use, protection, or modification of sensitive lands
areas. RESIDENTIAL DEVELOPMENT IS PROHIBITED WITHIN FLOODPLAINS.
❑ STEEP SLOPES [Refer to Code Section 18.715.070.C1
When STEEP SLOPES exist, prior to issuance of a final order, a geotechnical report must be
submitted which addresses the approval standards of the Tigard Community Development Code
Section 18.775.080.C. The report shall be based upon field exploration and investigation and shall
include specific recommendations for achieving the requirements of Section 18.775.080.C.
❑ CLEANWATER SERVICES[CWSI BUFFER STANDARDS [Refer to R a 0 96,44/USA Regulations-Chapter 3l
LAND DEVELOPMENT ADJACENT TO SENSITIVE AREAS shall preserve and maintain or create a
vegetated corridor for a buffer wide enough to protect the water quality functioning of the sensitive
area.
Desiqn Criteria:
The VEGETATED CORRIDOR WIDTH is dependent on the sensitive area. The following table
identifies the required widths:
CITY OF TIGARD Pre-Application Conference Notes Page 4 of 9
Residential ApplicafionlPlanning Division Section
.ABLE 3.1 YE6ETATED CORRIDOR WIDTH;.
SOURCE: CWS DES16N AND CONSTRUCTION STANDARDS MANUAURESOLUTION a ORDER 96-44
SENSITIVE AREA DEFINITION SLOPE ADJACENT� WIDTH OF VEGETATED
TO SENSITIVE AREA CORRIDOR PER SIDE
♦ Streams with intermittent flow draining: <25%
1 10 to <50 acres 15 feet
� >50 to <100 acres 25 feet
• Existing or created wetlands <0.5 acre 25 feet
• Existing or created wetlands >0.5 acre <25% 50 feet
• Rivers, streams, and springs with year-round flow
• Streams with intermittent flow draining >100 acres
• Natural lakes and onds
• Streams with intermittent flow draining: >25%
� 10 to <50 acres 30 feet
� >50 to <100 acres 50 feet
• Existing or created wetlands >25% Variable from 50-200 feet. Measure
• Rivers, streams, and springs with year-round flow in 25-foot increments from the starting
• Streams with intermittent flow draining >100 acres point to the top of ravine (break in
• Natural lakes and ponds <25%slope), add 35 feet past the top
of ravine3
Starting point for measurement = edge of the defined channel (bankful flow) for streams/rivers, delineated wetland boundary, delineated spring
boundary, and/or average high water for lakes or ponds, whichever offers greatest resource protection. Intermittent springs, located a minimum of 15
feet within the river/stream or wetland vegetated corridor,shall not serve as a starting point for measurement.
ZVegetated corridor averaging or reduction is allowed only when the vegetated corridor is certified to be in a marginal or degraded condition.
3The vegetated corridor extends 35 feet from the top of the ravine and sets the outer boundary of the vegetated corridor. The 35 feet may be reduced to
15 feet, if a stamped geotechnical report confirms slope stability shall be maintained with the reduced setback from the top of ravine.
Restrictions in the 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 will outline the conditions necessary to comply with the R&O 96-44 sensitive
area requirements. If there are no sensitive areas, CWS must still issue a letter stating a CWS
Service Provider Letter is not required.
❑ SI�NS [Referto Code Chapter18.7801
SIGN PERMITS MUST BE OBTAINED PRIOR TO INSTALLATION OF ANY SIGN in the City of
Tigard. A "Guidelines for Sign Permits" handout is available upon request. Additional sign area or
height beyond Code standards may be permitted if the sign proposal is reviewed as part of a
development review application. Alternatively, a Sign Code Exception application may be filed for
Director's review.
�,TREE REMOYAL PLAN REQUIREMENTS [Refer to Code Section 18.790.030.C.1
A TREE PLAN FOR THE PLANTING, REMOVAL AND PROTECTION OF TREES prepared by a
certified arborist shall be provided for any lot, parcel or combination of lots or parcels for which a
development application for a subdivision, partition, site development review, planned development,
or conditional use is filed. Protection is preferred over removal where possible.
CITY OF TIGARD Pre-Application Conference Notes Page 5 of 9
Residential Application/Planning Division Section
THE TREE PLAN SHALL ...�LUDE the following:
' ➢ Identification of the location, size, species, and condition of all existing trees greater than 6-
inch caliper.
➢ Identification of a program to save existing trees or mitigate tree removal over 12 inches in
caliper. Mitigation must follow the replacement guidelines of Section 18.790.060.D according
to the following standards and shall be exclusive of trees required by other development code
provisions for fandscaping, streets and parking lots:
. Retainage of less than 25% of existing trees over 12 inches in caliper requires a
mitigation program according to Section 18.150.070.D. of no net loss of trees;
. Retainage of from 25 to 50% of existing trees over 12 inches in caliper requires that
two-thirds of the trees to be removed be mitigated according to Section 18.790.060.D.;
. Retainage of from 50 to 75% of existing trees over 12 inches in caliper requires that
50% of the trees to be removed be mitigated according to Section 18.790.060.D.;
. Retainage of 75% or greater of existing trees over 12 inches in caliper requires no
mitigation;
➢ Identification of all trees which are proposed to be removed; and
➢ A protection program defining standards and methods that will be used by the applicant to
protect trees during and after construction.
TREES REMOVED WITHIN THE PERIOD OF ONE (1) YEAR PRIOR TO A DEVELOPMENT
APPLICATION LISTED ABOVE will be inventoried as part of the tree plan above and will be
replaced according to Section 18.790.060.D.
� MITI6ATION [Refer to Code Section 18.790.060.E1
REPLACEMENT OF A TREE shall take place according to the following guidelines:
➢ A replacement tree shall be a substantially similar species considering site characteristics.
➢ If a replacement tree of the species of the tree removed or damages is not reasonably
available, the Director may allow replacement with a different species of equivalent natural
resource value.
➢ If a replacement tree of the size cut is not reasonably available on the local market or would
not be viable, the Director shall require replacement with more than one tree in accordance
with the following formula:
. The number of replacement trees required shall be determined by dividing the
estimated caliper size of the tree removed or damaged, by the caliper size of the
largest reasonably available replacement trees. If this number of trees cannot be
viably located on the subject property, the Director may require one (1) or more
replacement trees to be planted on other property within the city, either public property
or, with the consent of the owner, private property.
➢ The planting of a replacement tree shall take place in a manner reasonably calculated to
allow growth to maturity.
IN LIEU OF TREE REPLACEMENT under Subsection D of this section, a party may, with the
consent of the Director, elect to compensate the City for its costs in performing such tree
replacement.
„�CLEAR VISION AREA [Refer to Code Chapter 18.7951
The City requires that CLEAR VISION AREAS BE MAINTAINED BETWEEN THREE (3) AND
EIGHT (8) FEET IN HEIGHT at road/driveway, road/railroad, and road/road intersections. The size
of the required clear vision area depends upon the abutting street's functional classification and any
existing obstructions within the clear vision area. The applicant shall show the clear vision areas on
the site plan, and identify any obstructions in these areas.
CITY OF TIGARD Pre-Application Conference Notes Page 6 of 9
Residential Applica6onlPlanning Division Sec6on
❑ RITURE STREET PLAN AND EIITE�N OF STREET'S [Refer to Code Section �.,.s10.030.FJ
� A FUTURE STREET PLAN shall:
� � Be filed by the applicant in conjunction with an application for a subdivision or partition. The
plan shall show the pattern of existing and proposed future streets from the boundaries of the
proposed land division and shall include boundaries of the proposed land division and shall
include other parcels within 200 feet surrounding and adjacent to the proposed land division.
� Identify existing or proposed bus routes, pullouts or other transit facilities, bicycle routes and
pedestrian facilities on or within 500 feet of the site.
Where necessary to give access or permit a satisfactory future division of adjoining land, streets shall
be extended to the boundary lines of the tract to be developed.
� ADDITIONAL LOT DIMENSIOMAI REQUIREMENTS [Refer to Code 5ection 18.810.0601
MINIMUM LOT FRONTAGE: 25 feet unless lot is created through the minor land partition process.
Lots created as part of a partition must have a minimum of 15 feet of frontage or have a minimum
15-foot wide access easement.
The DEPTH OF ALL LOTS SHALL NOT EXCEED 2'/z TIMES THE AVERAGE WIDTH, unless the
parcel is less than 1'/2 times the minimum lot size of the applicable zoning district.
❑ BLOCKS [Refer to Code Sectlon 18.810.0901
The perimeter of BLOCKS FORMED BY STREETS SHALL NOT EXCEED 1,800 FEET measured
along the right-of-way center line except where street location is precluded by natural topography,
wetlands or other bodies of water or, pre-existing development.
When block lengths greater than 330 feet are permitted, pedestrian/bikeways shall be provided
through the block.
CODE CHAPTERS
_ 1 S.33O(Conditional Use) �H,62O(Tigard Triangle Design Standards) � �B.�F)5(Off-Street Parking/Loading Requiremenis)
_ 18.340(Direcrors�nterpretation) 18.630(Washington Square Regiona�Center) _ 18.775(Sensitive�ands Review)
_ 18.350(P�anr�ed�eve�opment) � 18.705(Access�E9ress��ircu�ation) _ 18.780(sgns)
_ 18.360(Site�eve�opment Review) �H,T�O(Accessory Residenbal Units) _ 'I$.]$5(Temporary Use PermiLs)
_ �8.3TO(VarianceslAdjustrnents) � 18.715(Densiry Computations) � 18.790(Tree Remova�)
_ �8.380(Zoning MaplText Amendments) �8.720(Desgn Compatibilit�r Standards) �. 18.795(visua�C�earance Areas)
_ 18.385(Miscellaneous Permits) � 18.725(Environmenta�Performance Standards) _ 18.798(wireless Communication Facilities)
� �8.390(Deasion Malting Proceduresllmpact Study) �8.730(Exceptions To Development Standards) ,� 18.81 O(Street&Uti�ity�mprovement Standards)
_ 'I S.4'I O(Lot Line Adjustrnents) 18.740(Historic Over�ay) _
� 'I H.42O(Land Parti6ons) �H,74Z(Home Occupation Permits)
_ �8.430(Subdivisions) � 'I H.T45(Landscaping&Screening Standards)
� 18.51 O(Residential Zoning Districts) �H,75O(Manufactured/Mobil Home Regula6ons)
_ 18.520(Commercia�Zoning Districts) 18.755(Mixed So�id WastelRecycling Storage)
_ �H.53O(Industrial Zoning Districts) �8.760(Nonconforming Situations)
CITY OF TIGARD Pre-Application Conference Notes Page 7 of 9
Residential ApplicationlPlanning Division Sec6on
AODITIONAL CONCERNS OR COMMEN i...
� �'��a�.,.. _ c t.� S r�,.;%c��-�.s�- ,�°?��i
�e Lm.���� d(�,.,r ,���„v u���i�-� ��j..•�,lr�.�,�1����� .��0 7`` �-�-� ��
/i—rcS�L��:
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i
�-- �J� '- ,�E.zYi filit�-d� l'is�.fl�� ��X /1?sE3ZX � I�L°tJ i t°I��
/
PROCEOURE
� Administrative Staff Review.
Public hearing before the Land Use Hearings Officer.
Public hearing before the Planning Commission.
Public hearing before the Planning Commission with the Commission making a
recommendation on the proposal to the City Council. An additional public hearing shall be
held by the City Council.
APPLICATION SUBMITTAL PROCESS
All APPLICATIONS MUST BE ACCEPTED BY A PLANNING DIVISION STAFF MEMBER of the
Community Development Department at Tigard City Hall offices. PLEASE NOTE: A lications
submitted b mail or dro ed off at the counter without Plannin ivision acce tance ma e
returne . e Planninq counter c oses at 5:
Ma s submitted with an a lication shall be folded IN ADVANCE to 8'/2" x 11". One 8'/z" x 11"
ma o a ro ose ro ect s a a so e su mitte or attac ment to t e sta re ort or
a ministrative decision. Applications wit un olded maps shall not be accepte .
The Planning Division and Engineering Department will perform a preliminary review of the
application and will determine whether an application is complete within 30 days of the counter
submittal. Staff will notify the applicant if additional information or additional copies of the submitted
materials are required.
CITY OF TIGARD Pre-Application Conference Notes Page 8 of 9
Residential ApplicationlPlanning Division Sec6on
, The administrative decisio�, �r public hearing will typically occur a�.r�oximately 45 to 60 days after an
• application is accepted as being complete by the Plannin� 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 per�od follows all land use decisions. An appeal on this matter
would be heard by the Tigard ������ �;:� .�i . A basic flow chart
which illustrates the review proces�'is availab�'e from the Plannin g Division u pon re quest.
Land use applications requiring a public hearing must have notice posted on-site by the
applicant no less than 10 days prior to the public hearing.
This PRE-APPLICATION CONFERENCE AND THE NOTES OF THE CONFERENCE ARE
INTENDED TO INFORM the prospective applicant of the primary Community Development Code
requirements applicable to the potential development of a particular site and to allow the City staff
and prospective applicant to discuss the opportunities and constraints affecting development of the
site.
SUBDIYISION PLAT MAME RESERYATION [Couniy 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 Division. For proposed buildings or modifications to existing buildings, it is
recommended to contact a Building Division Plans Examiner to determine if there are
building code issues that would prevent the structure from being constructed, as proposed.
Additionally, with regard to Subdivisions and Minor Land Partitions where any structure to be
demolished has system development charge (SDC) credits and the underlying parcel for that
structure will be eliminated when the new plat is recorded, the City's policy is to apply those system
development credits to the first building permit issued in the development (UNLESS OTHERWISE
DIRECTED BY THE DEVELOPER AT THE TIME THE DEMOLITION PERMIT IS OBTAINED).
e con erence an no es canno cover a o e requiremen s an aspec s re a e o
site planning that should ap ply to the development of your site plan. Failure of the staff to provide
information required b the Gode shall not cons�itute a waiver of the applicable standards or requirements.
It is recommentletl tha�a prospective applicant either obtain and read the Community Development Code or
ask an 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: �� - (z �_�"�
CITY OF IGA D PLANNIN DIYISION - AFF PERSON HOLDING PRE-APP. MEETING
PHONE: 503-639-4171 FAX: 503-684-1297
EMAIL• (scaff's firsc name)U�ci.tigard.or.us
TITLE 18(fITY OF TIGARD'S COMMUNITY DEYELOPMENT fODE)INTERNETADDRESS: WWW.CI.tlgard.01'.OS
H:IpattylmasterslPre-App Notes Residential.doc Updated: 15-Dec-04
(Engineering section:preapp.eng)
CITY OF TIGARD Pre-Applica6on Conference Notes Page 9 of 9
Residential Applicalion(Planning Division Section
/�� 12/5/2005
�� Conditions Associated With 4:38:41 PM
T I D �E M A R K Case #: MLP2005-00004
C�MPUTER SYSTEMS iNC
Condition Status Updated
Code Titie Hold Status Changed By Tag Date By
1 ARE30RIST REP'RF.M'PROT�MIT PI.AN None Met 12'�'200� MAS 12���'?00� MAS
l. Provide an arborist repon,'removaliprotection and mitigation plan prepared by a certified arborist.
1 15 FOOT ROW ON FINAL PLAT None Met 10/27/2005 MAS 10/27/2005 KSM
2. Provide a 15-foot right-of-way width on the final plat that encompasses the ]0-foot driveway.
I PLN SHOW STREET TREES REQUIRED None Met 11/21/2005 MAS 11/21/2005 MAS
3. Provide and Implement a plan that shows street trees required planted along the private driveway in accordance with
the standards for size and spacing, under Section 18.745.040.C,of the Tigard Development Code.
1 RECORD DEED REST ON REMVL TREES None NOT MET MAS 7/20/2005 DLW2
4. Record a deed restriction limiting the removal of trees that are retained on the project site following completion of the
partition improvements.
1 VISUAL CLEARANCE RESTRICT FNL PLA None Met ]0/24/2005 MAS ]0/24/2005 ST
5. Place a note on the final plat that no structures, fences,retaining walls or vegetation over three feet will be placed in
the visual clearance triangles at the intersection of the proposed driveway and SW 79th Avenue.
1 PFI PERMIT None Met 10/17/2005 KSM 10/17/2005 ST
6. A Public Facility Improvement(PFI)permit is required for this project to cover the driveway approach 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 Faciliry 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).
1 EXACT LEGAL NAME/ADD/PHONE None Met 10/27/2005 KSM 10/27/2005 KSM
7. 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 entiry 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 PAY ADDRESSING FEE None Met 8/4/2005 KJP 8/4/2005 PLN
8. Prior to final plat approval,the applicant shall pay the addressing fee. (STAFF CONTACT: Shirley Treat,
Engineering).
1 SIGNGE AT ENTRNC EA FLAG LOT None Met 10/26/2005 KSM 10/27/2005 ST
9. The applicant shall provide signage at the entrance of each shared flag lot driveway or private street that lists the
addresses that are served by the given driveway or street.
1 JOINT USE/MAINT AGRMNT EXECUT/RE None Met 10/27/2005 KSM 10/27/2005 KSM
10. A joint use and maintenance agreement shall be executed and recorded on Ciry standard forms for all common
driveways. The agreement shall be referenced on and become part of all applicable parcel Deeds. The agreement shall
be approved by the Engineering Department prior to recording.
1 PAY 396.50 STR[PING BIKE LANE None Met 8/4/2005 KJP 8/4/2005 PLN
11. Prior to final plat approval,the applicant shall pay$396.50 to the Ciry for the striping of the bike lane along the
frontage of 79th Avenue.
1 CONNECT PUB SS SYSTEM None Met 10/17/2005 KSM 10/17/2005 ST
12. 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 EXIST UTILITY LINES UNDERGROUND None Met 8/4/2005 KJP 8/4/2005 PLN
13. The applicant shall either place the existing overhead utiliry lines along SW 79th Avenue 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
$1,655.50 and it shall be paid prior to final plat approval.
Page 1 of 2 CaseConditions..rpt
Oct 21 OS Ol : llp Terrence P. Flanagan 503-624- 1915 p. 2
y � �� Ih(,Q �S-���
Tera an & Asso�iates, Inc. �`�" ��
Terrence P. Flanaban Arboricultura] Consultants
Friday, October 21, 2005
Jon Meusch
15091 SW 79th Ave
Tigard, OR 97224
Dear Mr. Meusch:
Enclosed is the necessary certified arborist report to comple�e the property division for
the property at 15091 SW 79�'Avenue, Tigard, Oregon as required by the City of Tigard
code.
Assignment
The assignment that you requested I complete is to;
1. To evaluate the current species, size and conditions of trees on the 15091 SW 79`n
Avenue, Tigard, Oregon site.
2. Prepare a report regarding the removal,protection and mitigation of the trees on
the property for the City of Tigard.
3. Suggest tree species, location and spacing of street trees required by the City of
Tigard.
Summary
One of the tvvo trees ihat are larger than 12 inches in diameter that is cunently on the
property at 15091 SW 79`h Avenue, Tigard, Oregon that is to be divided is to be removed.
This equals 50% of the trees greater than 12 inches in diameter that currently exist on the
property that is to be divided off the main property before division of the property into
two lots. "Retention of 25% to 50% of existing trees over 12 inches in caliper requires
that two-thirds of the trees' diameter inches to be removed be mitigated in accordance
with Section 18.790.060D.
The tree that is to be retained should be far enough away from the planned construction
envelope that it should be able to be protected from any construction damage. The tree
protection area will have to be established during construction at a distance recommended
under the Tree Inventory Chart or the direction of the project arborist. In order to build
structures on the site, the tree will have to have the tree protection area adjusted based on
the location of the structure. The project azborist will have to be involved to correctly
adjust tree protection areas while still protecting the tree once the design of the structure
is to occur.
Report Use
This report is to certify the trees that are on site, their condition, and to outline the tree
protection steps necessary to protect the trees to be retained on site. This report is written
3145 Vl�estview Circle• Lake Oswcgo,OR 97034•(503)697-1975•Fax(503)697-1976
E-mail:Terry�a Teragan.com
ISA Board Certified Master Arborist,�PN-0120 BMT
Member,American Society of Consulting Arborists
Oct 21 05 01 : 12p Terrence P. Flanagan 503-624- 1915 p. 3
. �
lon Meusch 10/21/2005
1�091 SW 79`h Ave. Page 2 of�
Tigard, Oregon
#4;7
to meet the requirements of the City of Tigard for tree protection on properties that are to
be divided into smaller lots.
Background
The subject property is to be divided into two lots. The numbers in the Tree Inventory
Chart correspond to the numbers located by the trees indicated on the survey of the
property included with this report as Appendix # 2.
Limiting Conditions and Assumptions
The survey provided by you was the basis for the information provided in this report.
Tree species identification and tree diameters were checked in the field by the author of
this report.
Field Conditions and Discussion
TREE 1NVENTORY CHART
sP����: �ex
Trce Common �" 7'ret � Significant 1'ree Rctaincd Trcc
# Incbes Condition Comments , Recommeadation lliametcr Protcction
N�mc i'ree. lnches Area
l l�oliun Pf��,r� 10 Fair Roi in thc main crotcii Keep 6
2 Hau•Ihorne 10 Fnir Fair duc to branch svucture K«p 6
3 Black K'alnul 21 21 Remove
4 Italian Plum 9 Hazardous Decay at b�ce,lost top Remove
5 Peor 12 Good 12 Keep 12 6
6 Mini Plum 6 Good Keep 6
7 Plum 6
Remove
8 Filbert Multiplc
trunl:s Remove
Surnmary of Diameter Inches •
DBH-Diameter at Breast Height,measured at 4.5 feet above
Total DBH 33 inches surface grade. On trees that have multiple leaders at 4.5 feet,
DBH Retained 12 inches(%) level the diameter is measured at the narrowest point of the
Total of 2 trees trunk below 4.5 feet,
Si�nificant Trees Tree Protection Areas-Numbers]isted under the"Tree
Number of I tree Protection Area" is the distance from the face of the trunk in
Significant Trees feet as a radius measurement.
to be Retained
31�15 Westvicw Circle•Lake Oswego,OR 97034•(503)697-1975•Faa(503)647-1976
E-mail:TcrryQTcragan.com
ISA Board Certified Master Arbo�ist,#p��-012Q BMT
Member,American Society of Consulting Mborists
Oct 21 05 01 : 12p__ Terrence P. Flanagan 503-624- 1915 p. 4
Jon Meusch 10/21/2005
15091 SW 79'"Ave. Page 3 of 5
Tigard,Oregon
�437
Tree Protection
The majoriry of trees that are to be retained are less than 12 inches DBH and are located in the NW corner
and along the southern property line.
No stora�e of any material; parking of extra vehicles for construction,parking of utiliry or office trailers
and even the pedestrian traffic of construction workers should be allowed within the tree protection areas.
Please refer to appendix# 1 for additional steps in tree protection.
The only significant tree that will have possible construction occur within the ideal root protection area of
one foot for every inch of tree diameter is tree number 5. This trees' tree protection area is listed under
Tree Protection Area in the Tree inventory Chart. The tree will only be impacted on one side as the tree is
located on the property line. The fact that onl}one side of the root system will be impacted allows for the
tree protection to be reduced from the optimum. In addition if the existing drive is to remain in place,the
tree protection fence can be placed along the edge of the drive.The area of tree protection for aU the trees
that are to be retaiaed should be a distance on a radius from the face of the tree trunks as indicated under
the Tree Protection Area column in the chart above.
The tree protection areas may have to be adjusted to be slightly less than the distance as indicated in the
inventory depending on the foot print of the planned suvcture for the lot. A certified arborist should be
consulted to insure that the tree protection is adec�uate if it�vill be necessary to reduce it below the ideal
distance as called for in the code.
Conclusion
The retention of one tree along the south property line of the ne�v lot on the properry located at 1�491 SW
79'�'Avenue, Tigard, Oregon equals 50%of trees greater than 12 inches in diameter that is on the
propem�to be divided from the main property. 25%to 50%of the trees will be retained on the property
after it is divided into 2 lots. The percenta�e of retained tree inches means that t���o thirds of the diameter
inches removed wiU have to be mitigated for�vhich equals 14 inches or seven two inch caliper trees.
The tree protection steps outlined under[he discussion section of this report and in appendix# 1 "Tree
Protection Steps"will adequately protect the trees durin�the construction as lon�as a11 construction is
prevented from occurring within the tree protection areas. Please refer to appendix�2 for the actual
placement of the tree protection areas.
There are three street trees that are to be planted on the north side of the drive towazd the east end where
the drive entei-s SW 79`h Ave. The species is to be columnar European hornheams,2 inches in caliper
planted on 20 foot spacin�starting 10 feet from the east end of the property line.
Please call if you have any questions or concerns regarding this report.
Sincerely,
�_� ����-(..
Terrence P. Flanagan
ISA Board Certified Master Arborist, PN-0120 BMT .
Member,American Society of Consulting Arborists
Enclosures: Appendix# 1 -Tree Protection Steps
Appendix�2-5urvey H�ith Tree Numbers
3145 Westvic�v Circle•Lake Os�tego,OR 97034•(503)697-1975•Fax(503)697-1976
E-mail:Tern•CTeragan.com
ISA Board Cectified Master Arborist,�PN-0120 BMT
Member,American Society of Consulting Arborists
Oct 21 OS 01 : 12p Terrence P. Flanagan 503-624- 1915 p. 5
� Y .
Jon Meusch ]0/21/2005
15091 SW 79'h Ave. Page 4 of 5
Ti�ard, Oregon
#437 �
Appendix # 1
Tree Protection Steps
lt is critical that the following steps be taken to ensure that the trees that are to be retained are protected.
Before Constructioo Begins
1. Notify all contractors of the trees protection procedures.For successful tree protection on a
construction site,all contractors must know and understand the goals of tree protection. lt can only
take one mistake with a misplaced trench or other action to destroy the future of a tree.
a. Hold a Tree Protection meeting�vith all contrartors to fully explain goals of tree
protection.
b. Have all sub contractors sign memoranda's of understanding regarding the goals of tree
protection. Memoranda to include penalty for violating tree protection plan. Penalty to
equal appraised value of tree(s)within the violated tree protection zone per the current
Trunk Formula Method as outline by the Council of Tree&Landscape Appraisers
currenc edition of the Guide for Plan�Apprarsnl:
Penalry is to be paid to owner of the property.
2. Fencing
a. Establish fencing araund each tree or grove of trees to be retained.
b. The fencing is to be put in place before the ground is clea�ed in order to protect the trees
and the soil around the trees from any disturbance at all.
c. Fencing is to be placed at the edse of the root protection zone. Root protection Zones are
to be established by the project ar6orist based on the needs of the site and the t�ee to be
protected.
d. Fencina is to consist of 6-foot high steel fencing on concrete blocks or 6-foot high orange
fencing secured to the ground with 8-foot metal posts to prevent it from bein�moved by
contractors,saggin�or falling down.
e. Fencing is to remain in the position that is established by the project arborist and not to
be moved without�vritten permission from the project arborist until the end of the
proj ect. .
4. Sigoage
a. All tree protection fencing should have signage as follows so that all contractors
undersWnd the purpose of the fencin�;
TREE PROTECTIDN ZONE
DO NOT REMOVE OR ADJUST THE APPROVED
LOCATION OF THIS TREE PROTECTION
FENCING.
Please contact the project arborist or owner if alterations to the
approved location of the tree protection fencin� are necessary.
b. Signage should be place as to be visible from all sides of a tree protection
area and spaced every 75 feet.
314� ��l�estview Circle•Lake Oswego,OR 9�034•(503)697-1975•Fa�c(503)G97-1976
E-mail:1'c rry��c^yTeragan.c om
ISA Board Certified Master Arborist,dPN-0120 Bi�iT
1�9ember,American Societp of Consulting Arbarists
Oct 21 05 01 : 12p Terrence P. Flanagan 503-624- 1915 p. 6
. .
Jon Meusch 10/21/2005
15091 SW 79�'Ave. Page 5 of S
Tigard,Oregon
#437
During Construction
l. Protection Guidelines Within the Root Pro[ection Zone
a. No traffic shall be allowed within the root protection zone. No vehicle,heavy equipment,
or even repeated foot traf�ic.
b. No stora�e of materials including but not lirniting to soil,construction material,or waste
from the site.
i. Waste includes but is not limited to concrete wash out,gasoline,diesel,paint,
' cleaner,thinners,etc.
c. Construction trailers are not to be parked/placed within the root protection zone witl�out
written clearance frorn project arborist.
d. No vehicles shall be allowed to park�vithin the root protection areas.
e. No activih�shall be allo�ved that�vill cause soil compaction�vithin the root protection
zone.
2. The trees shall be protected from any cutting,skinning or breaking of branches,trunks or roots.
3. Any roots that are to be cut from eaisting trees that are to be retained,the project consultin�
arborist shall be notified to evaluace and oversee the proper cutting of roots with sharp cutting
tools.Cut roots are to be immediately covered with soif or mulch to prevent them from drying out.
4. No orade change should be atlowed within the root protection Z,one.
5. Any necessary deviation of the root protection zone shall be cleared by the project consulting
arborist or project owner.
6. Provide water to trees durin�the summer months. Tree(s)that will have had root system(s)cut
back�vill need supplemental water to overcome the loss of ability to absorb necessary moisture
during the summer months.
7. Any necessary passage of utilities thronrh the root protection zone shall be by means of tunneling
under roots by hand di�ging or boring.
After Construction
1. Carefully landscape in the area of the tree. Do not allow trenching within the root protection aone.
Carefully plant new plants within the root protection 2one. Avoid cutting the roots of the existing
trees.
2. Do not plan for irrigation within the root protection zone of existing trees unless it is drip
irrigation for a specific planting or cleared by the project arborist.
3. Provide for adequate drainage of the location around the retained trees.
4. Pruning of the Rees should be completed as one of the last steps of the landscaping process before
the final placement of vees,shrubs,�round covers, mulch or turf.
5. Provide for inspection and treatment of insect and disease populations that are capable of
damaging the retained trees and plants.
6. Trees tha[are retained may need to be fertilized and inoculated with mycorrhizae treatments as
cafled for by project arborist after final inspection.
3145 Westview Circle• Lal:e Os�vego,OR 97034•(�03)697-1975•Fax(503)697-1976
E-mail: TerryQTeragan.com
ISA Board Certificd Master Arborist,�PN-0120 BMT
�4ember,American Society ot'Consulting Arborists
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