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SUB1998-00008 SUBDIVISION APPLICATION 13125 SW Mall Blvd., Trgard, OR 97223 (503) 6394171 FAX.' (503) 684-7297 CITY OF TKGA D PRE-APP. HELD WITH: GEN RA N,F DATE OF PRE Property Addr6i /location(s); ~Q~3G ~Jr FOR STAG USE ONLY gA~; 9~ Case No.(s): 5td Tax Map & TAX; of #(s): o/. /f%OlJ /:TD/ Other Case No.(s): ~yF '41• /J-/ ? Receipt No.: site size: .~'•~Application Accepted BY: Date: Property g erl eed Holders tc /-d,~ ~ Address: ? r~ Phone. 97GL/X ?g Date Determined To Be Complete: re t, City: Applicant*: r Amvoieo Address: Z 111'dMW"1A- 'a? Phone:g 2-73z- Comp Plan/Zone Designation: City: CIT * Area. When the own r and the applicant are different people, the applicant Recording Date and Number. must be the pure aser of record or a lessee in possession with written Re authorization frd the owner or an agent of the owner. The owner(s) must sign this a piication in the space provided on the back of this Rev. ~1N ft,, cioc form or submit a ritten authorization with this application. PROPOSAL SLIJ AMA The owners w ecord of the subject property request Subdivision R lE4.g5D SUBMITTAL ELEMENTS approval to divio a: Application Elements Submitted: lots between sec parcel into L7 Application Farm . and square feet in size. pegs SignatureMlritten AuthoriYatio p Title Transfer instrument or Deed- ~r O/ 0 Site/Plot Plan 41 .vD 1~v : fwd" 425 e provide any additional Infomiation here) of copies based on pre-app check list) tF vl GG~` 6t1 A6 .J49- / p Site/Plot Plan (reduced 8'A"x 11") JAC. dr~N~` Applicant's Statement e9-- ~r/CB ~ of copies based on pre-app check list) „lu,ir G~ ~ p Filing Fee (PreiiminaryPw).... $2,125.0 $10 Per Lot) (Final Plat) $ 295.00 A; k ?d Z-- 1 P. 01 Pacific Crest partners 54 1 S86 9375 03/18/98 07:31 FAY 5030508 PHILIP J MORFORD tot ; . Ali List any VARIAN 6 OR OT1ilER LAND Use ACTIONS to be considered as part of this application: ti y FMICANTS sider an pplication complete, you will need to submit ALL. of the as ed on the rout of this application in the "Required SubmitWl Elements" box. (Detailed Subrr M Requirement infbrrmBan sheets can be obtained, upon request, for ail types of Land Use Applications.) THE APPLICANT ) $HA4L. CERTIFY THAT. v if • If trie appliG on is granted, the applicant will exercise the rights granted In accordance with the terms and subject to all the condition and lintitatlons of the approval. • All of the abo statements and the statements In the plot plan, aftchments, and exhibits tmnamitted herewith, are true- and the anpll is so acknowledge that any permit issued. based on this application. may be revoked if it is found !hilt any such zt ments are false. • The appliran't has read the entire contents of the apprratlon, Including the policies and Wade. and understands the requirements or approving or denying the application. SIGMA URSS of ail owner of the subject property, DATED this day of / Cwner'S Signature owner's 8ignatu 16 ,,aell. - VQA-A", er's al rta Ownees Signature J s 2 L' PHILIP J. MORFORD P.O. Box 1272 -LAKE OSWEGO, OR 97035 • (503)699- 2732 • FAX: (503)699-0508 July 2, 1998 City of Tigard 13125 SW Hall Blvd. Tigard, Or 97223 Narrative Re: A five lot subdivision The following information is being submitted: 1)Applicant: Philip Morford, phone* 699-2732 fax:# 699-0508 2 i e Pl :(attached) 3)Pro op sal: To create five conforming lots from 3 existing tax lots 4)Description: involves 4 tax lots: 1S1 35AAtaxlots: 901, 1000, and 1301 5)Current owner of properties: Tax lot 901: Pacific Crest Partners Tax lot 1000: Judy Woods and Frances Chapman Tax lot 1301: Judy Woods and Frances Chapman 6)Topog_raphical Information: property is relatively flat 7)Wetlands Delineation: yes, delineation report is included in application. 8)Fee: $2175 90th Preliminary Plat Map for Ave. "san, approx. 5' setback Five Lot Subdivision 225' scale: 1" = 50' sewer I @ 175' 50' Tdeep I existing r r I ' home: 1 Z SW 50 r r: ;ti{ti 10230 Jefferson I7500 sf. r•r• I s"wtr sw 125' (unimproved) r~r: I line -qnk Nor 2 100' I 25' 7500 sf. I ~ tif~ti'ti'ti I _ _ _ _ _ _ _ _ _ wetlands buffer r•r•r•.r.r. + chain link ;•ti•ti•ti•ti•'~ ti25--------- fence access easement ■r•r■r•r■r•r■. 25' 240' add • • • • • I10 ' 3 I exisYEN pro 7500 sf. line I 5 4 115' 10' san. sewer 7500 sf. 7500 sf. easement wetlands 140' 140' 1 I wetlands North 60' I contact: Phil Morford 699-2732 699-0508(fax) r ~ • Wetland Determination and Delineation for the S.W. Jefferson Street Property in Tigard, Oregon Prepared for Philip Morford Prepared by' ~twwwvw SRI/SHAPIRO/AGCO, Inc. April 2,1998 Wetland Determination and Delineation for the S.W. Jefferson Street Property in Tigard, Oregon Prepared for Philip Morford 17582 Cardinal Drive Lake Oswego, Oregon 97034 Prepared by Julie Fukuda SRI/SHAPIRO/AGCO, Inc. 1650 N.W. Front Avenue, Suite 302 Portland, Oregon 97209 SRIISHAPIROIAGCO, Inc. Project #7971090 April 2, 1998 1.0 INTRODUCTION SRI/SHAPIRO/AGCO, Inc. (SHAPIRO) contracted with Philip Morford to conduct a wetland determination and delineation on an approximately 2-acre property located south of the intersection of S.W. Locust and Jefferson Streets in Tigard, Oregon. The project site is located in Township 1 South, Range 1 West, N.W. 1/4 of Section 35 of the Willamette Meridian in Washington County, Oregon (Figure 1). The proposed project involves a 6-lot partition for a residential development south of Locust Street, bounded on the west by 90th Avenue, and the east by Jefferson Street. SHAPIRO conducted a wetland determination and delineation on the entire site. The determination and delineation were conducted to identify any wetlands that might be affected by the proposed project. 2.0 METHODS AND SOURCE MATERIALS 2.1 The Federal Manual The primary document used in SHAPIRO's investigation was the Corps of Engineers Wetlands Delineation Manual, Technical Report Y-87-1 (Environmental Laboratory, 1987). This manual is currently recognized by both the Oregon Division of State Lands (DSL) and U.S. Army Corps of Engineers (COE) for delineation of wetlands within Oregon. The 1987 Manual (Manual) provides technical criteria, field indicators, and recommended procedures to be used in determining whether an area is a jurisdictional wetland and the location of the boundaries of the wetland. The Manual requires three technical criteria to be met in undisturbed situations before areas can be considered wetland under federal or state jurisdiction. These criteria are hydric soils, hydrophytic vegetation, and wetland hydrology. Hydric soils are those that have formed exclusively under wet conditions (soils that characteristically have high water tables, are ponded or frequently flooded, or are otherwise saturated for extended periods during the growing season). Hydrophytic vegetation consists of those plant species that have adapted to growing in substrates that are periodically deficient of oxygen due to saturated soil conditions. Five basic groups of vegetation are recognized based on their frequency of occurrence in wetlands. These categories, referred to as the "wetland indicator status," are as follows: obligate wetland plants (OBL) are estimated to occur almost exclusively in wetlands (>99%); facultative wetland (FACW) plants are estimated to occur 67%-99% of the time in wetlands; facultative (FAC) plants occur equally in wetlands and non-wetlands (34%- 66%); and facultative upland (FACU) plants usually occur in non-wetlands (67%-99%). If a species is not assigned to one of the four groups described above it is assumed to be Wetland Determination and Delineation for the S. W. Jefferson Street Property in Tigard, Oregon Page - 1 - /o •2~ Sc +-Di ~p~' •il• ~.~;D' osal° x Prf" ~ J ® 17 erne zs3 1.0~ ti rll j` s - - r l l¢ ter " * - >-s'! erg 26 jj~ fl _ o~j proposed O i g i --t development r' ez r 5 s y 3oe j 1 - 1 _ oG~ n zoo '54 o • LBa~ - I7 LS II 1-~. Scher' F -1 4 e. ,~_`J; •~~'~"i g ,fib ♦ •,~ti r ' 50 7971090 4/2/98' Location and generalized topography for the proposed FIGURE development on SW Jefferson Street in Tigard, Oregon. (U.S.G.S. Beaverton, Oregon, 7.5-minute quadrangle, 1:24000, 1961, photorevised 1984. SRI/SHAPIRO/AGCO INCORPORATED an obligate upland (UPL) plant, which is estimated to occur almost exclusively in non- wetlands (>99%). In addition, plants designated "NI" have not yet received a wetland indicator status, but are probably not obligate upland. A'+' or'-' included with the indicator status (e.g. FAC+ or FACU-) indicates that certain plant species fall into a certain indicator status category, but are inclined toward either more wet or more dry conditions within that indicator status. An asterisk preceding a regional indicator identifies a tentative assignment based on either limited information or conflicting reviews. The asterisk is intended to encourage submission of additional field review information. The Manual defines wetland hydrology as saturation within a major portion of the root zone (usually above 12 inches), typically for at least 12.5% of the growing season. The wetland hydrology criterion can be met, however, if saturation within the major portion of the root zone is present for only 5% of the growing season, depending on the wetland status of the plant community. The growing season for any given site or location is determined from U.S. Department of Agriculture (USDA) Natural Resource Conservation Service (MRCS; formerly Soil Conservation Service [SCS]) data and information. 2.2 Field Methods Field work was conducted on May 9, 1997. Before beginning field work, available information was compiled and reviewed. This included a review of NRCS soil surveys; the U.S. Geological Survey (USGS) Beaverton, Oregon topographic quadrangle (1975); and the U.S. Fish and Wildlife Service (USFWS) National Wetland Inventory (NWI) Beaverton, Oregon map (1982). This information was used to develop a preliminary indication of where potential wetland may exist and to facilitate on-site gathering of data. Observations of soils, vegetation, and hydrology were made using the "Routine Onsite" method of the Manual. One-foot-diameter soil pits were excavated to a depth of 18 inches in selected locations. The soil profiles were examined for hydric soils and wetland hydrology field indicators. In addition, a visual percent-cover estimate of the dominant species of the plant community for a 30-foot-radius area was performed using soil pit locations as a center of reference. Data were recorded in the field and subsequently transferred to standard wetland delineation data sheets (included in the appendix of this report). Data were collected for representative sampling locations, and numerous soil pits were excavated between these data points to verify changes in the three parameters. Wetland Determination and Delineation for the S. W. Jefferson Street Property in Tigard, Oregon Page-2- 3.0 EXISTING SITE CHARACTERISTICS 3.1 Physical Setting The project site is an irregularly shaped property, located on a gently sloping, mostly open field bordered on the southeastern side by a narrow forested drainage channel. The property is bounded to the north by residential development. 90th Avenue, a local thoroughfare, borders a portion of the western property boundary. A gravel parking area is located in the northwestern portion of the site, adjacent to 90th Avenue. 3.2 Topography Topography on the site is flat to gently sloping from the western end to the eastern end of the site. Surface elevations across the site range from approximately 200 feet in the northwestern portion of the site to 190 feet above National Geodetic Vertical Datum (NGVD) at the southeastern end of the site. A shallow drainage is located along the southeastern property boundary. 3.3 Hydrology Hydrology is influenced by a shallow drainage which flows north to south immediately offsite near the southeastern property boundary and on the western side of an old railroad grade. Hydrologic features on the site include evidence of surface ponding on the eastern portion of the site, and linear subsurface drainage features in a field which appear to be associated with a drain tile system. At the time of the field visit, wetland hydrology indicators observed on the site were in the form of saturated soils near the ground surface at the eastern end of the open field, evidence of surface ponding earlier in the season, and low volume flow in the drainage channel. Although hydrology indicators were somewhat marginal on the May 9, 1997 site visit, a high water table was observed in some portions of the site on the April 25, 1997 site visit. Oxidized rhizospheres were observed in some of the sample plots. 3.4 Soils Two soil types, Aloha silt loam (mapping unit 1), and Huberly silt loam (mapping unit 22) have been mapped on the site by the NRCS, as shown in Figure 2. Huberly soils are classified as hydric soils and Aloha silt loam may have inclusions of Huberly soils (NRCS, 1989). Aloha silt loam consists of somewhat poorly drained soils that formed in alluvium or lacustrine silt on broad valley terraces. The surface layer is typically dark brown (IOYR 3/3) silt loam, about 8 inches thick. The subsoil is a dark-brown (IOYR 4/3) and dark yellowish brown (IOYR 4/4) mottled silt loam about 38 inches thick. Permeability and Wetland Determination and Delineation for the S. W. Jefferson Street Property in Tigard, Oregon Page - 3 - x x 2+ L ' proposed nt vel p r e a 5 FJ "M ~ ?~I.i`IX`. w.1 TJ~ ~ r1 r'_ b4~ tie t ~ 5 t5i kyy~ • ~ «'yy A c j ' 1 r s sy a A t'~~" 3 x .s ns• s-~•' i s F Q . t it r Y~ f ~ Y Cr ' I 1219a y , st 7971 GUPF f }tfi+z ~l ti.. S oll {~~y ed aevelopme on Service, PG CC t the prop°~Soil Conserva 92). 0 SRIISHp,PIR~~E t N C D A p ing units forpregon on, 1:24000, 4 w- Ma Soil map Street in Tigard, county dreg Washington ~ Jefferson Soil Survey of Washington runoff are slow. Aloha silt loam is classified as a fine-silty, mixed, mesic Aquic Xerochrept. This soil type is mapped on most of the project site except for a small area in the north central portion of the site. Huberly silt loam consists of poorly drained soils that formed in mixed silty alluvium. It is a nearly level soil in concave positions on broad valley terraces. The surface layer is typically very dark gray (IOYR 3/1) silt loam about 8 inches thick. The upper part of the subsoil is grayish brown (10YR 5/2) mottled silt loam about 17 inches thick. Permeability is slow and runoff is slow to ponded. Huberly silt loam is classified as a fine-silty, mixed mesic Typic Fragiaquept. This soil type is mapped in a small area in the north central portion of the project site. Soils sampled on the site were mostly silt loam, with a few areas of silty clay loam. Colors varied from dark grayish brown (IOYR 4/2) and very dark grayish brown (IOYR 3/2) to dark gray (10YR 4/1) and very dark gray IOYR 3/1). Varying degrees of redoximorphic features were present in most of the sample plots. 3.5 Vegetation The western half of the project site is an open field with scattered trees, shrubs, and a large patch of Himalayan blackberry (Rubus discolor; FACU). Dominant grasses and forbs in the open field are common velvet grass (Holcus lanatus; FAC), white clover (Trifolium repens; *FAC), red fescue (Festuca rubra; FAC+), Carolina geranium (Geranium carolinianum; UPL), hairy cat's ear (Hypochaeris radicata; *FACU), and annual bluegrass (Poa annua; FAC). Other common species include vetch (Vicia sp.; UPL), tall fescue (Festuca arundinacea; FAC-), and Kentucky bluegrass (Poa pratensis; FAC). Scattered trees in the open field include Oregon ash (Fraxinus latifolia; FACW), and Douglas hawthorn (Crataegus douglasii; FAC). Downslope and east of the open field is an area dominated by nootka rose (Rosa nutkana; FAC), hardhack (Spiraea douglasii; FACW), and Himalayan blackberry. The strip of vegetation on the banks of the drainage channel is dominated by Oregon ash, red alder (Alnus rubra; FAC), beaked hazelnut (Corylus cornuta; FACU, one-seeded hawthorn (Crataegus monogyna; *FACU+), snowberry (Symphoricarpos albus; FACU, and red-osier dogwood (Corpus stolonifera; FACW). Kentucky bluegrass and sword fern (Polystichum munitum; FACU) are present in the herbaceous layer. 4.0 PROJECT FINDINGS The USFWS, as part of the NWI program, has not mapped any wetland within the project area (Figure 3). The NWI maps were generated primarily on the basis of black and white aerial photographs (scale of 1:58000) with selected "ground-truthing" only conducted to confirm the interpretations. Wetland Determination and Delineation for the S. W. Jefferson Street Property in Tigard, Oregon Page-4- 'ice it 'biv rvi~~ _I O i+, • ~L ~d'"t _~=JJ< ,l i .Ilt _ OWL J WA t •'.1 ( (II I: ~/r. ~•F is i) Y. D cal Qr WI i z r / s'i__ i o ~~t t{wa Via. 5 60 IkV % Pr'DIYV ) I ° '•s i r :r r P551W f -A Irk P47,111 relj - ;tl~ I JII 3v'^... ~Ik{f£1~ t57~ r--•• ~ ~ t - . g ~ 3~ \ 1 1711 . ~ , - 4 1w lraitn~f;/ \ •PIY PEMIYd n: EM u ♦ t N'x PEMIYx 0~Ei y . 1 26 ♦ y ' - i~radl ,i~g4s IV 1 EMIY . Pr-01 25 ~l. i l~j I IX 2so . „F` Proposed t{u1>in,cuy N,, ment develop k o . PEMtY R30WZ ry i I POII(fKZ>c ' 'jr ! + 'I" M F it 11 `-6- y1 L] _ PEMIY 11~ i r .?III ~h4 7 _31~oA+';\ sF 390i :t POW P POW h EMIW C7rce n~tttr ;k ^'PEMly PEM1Y _ _ 1 (,t A)rt~jEfJ~Yx ; ~'.I r l fMM~ • ~Z~' -nMIY •POYV rt• •.S IN' j SAIi'.i:.•L ~ is ~ t L ~'•'t 2J PEMIW t R30Wz !i~ Y P,FOIW Pe) F.Q I g ( PFafY" ' tt irr 01, S. n.:I,ti'• P~-lY R.EMIY' 'rrBCC ~Y F 'h f L F Zi r, • ;t l ~tirj \ o PLY POWKZ ' EMl,Y r r 1~oi`f KZz -:J, ~ E I Y I . FOB Y~~ y°J ~c ~x~• 7971090 14/2/98 National Wetlands Inventory designations for the proposed FIGURE development on SW Jefferson Street in Tigard, Oregon. (U.S. Fish and Wildlife Service, Beaverton, Oregon, 7.5-minute quadrangle, 1:62500, based on 1981 color infrared photography). SRI/SHAPIRO/AGCO INCORPORATED SHAPIRO's investigation of soils, hydrology, and vegetation determined that potentially jurisdictional wetlands are present within the study area. The wetland boundary is shown in Figure 4. The approximately 11,200 square-foot (0.257-acre) wetland is located at the lower end of a gradually sloping open field. Drain tiles appear to be present in the field, which currently is mowed and planted with pasture grasses. Hydrophytic vegetation indicators were fairly marginal in the eastern end of the field, and the wetland determination was based primarily on hydric soil indicators, and on hydrology indicators which were more strongly present on the April 25, 1997 site visit. Hydric soil indicators observed included low chroma matrix and presence of redoximorphic features. Although these indicators were present in the nonwetland sample plots, there was a more significant degree of mottling in the areas determined to be wetland. Wetland also was found to be present in the drainage channel located at the southeastern boundary of the project site. The channel occurs offsite immediately southeast of the property line. The channel is mostly bare of vegetation, but the banks are forested with deciduous trees and shrubs. The channel contained approximately 2 to 3 inches of water in a channel approximately 4 to 5 feet wide. The drainage may be associated with -a broader wetland area which appears to continue offsite to the southeast of the project site. The NWI mapping identifies a palustrine, open water, artificially flooded, intermittently exposed/permanent, excavated (POWKZx) body of water approximately 0.25 mile southwest of the project site. The on-site mapped wetlands most likely drain toward this NWI-mapped body of water; however, the offsite wetlands were not included in this investigation. No impacts to potentially jurisdictional wetlands on the property are proposed; however, the City of Tigard Municipal Code requires that an undisturbed 25-foot buffer be maintained between development on the site and the wetland boundary. This wetland delineation represents the best professional judgment of SHAPIRO but a final jurisdictional decision can only be made by the COE and/or DSL. Wetland Determination and Delineation for the S. W. Jefferson Street Property in Tigard, Oregon Page - 5 - PRMRTY LINE I a~ ~o • 20 ~4 a 3 NORTH i.... / .:t 11$00 3Q. FT 0 75 150 FEET / Potentlally jurisdictional wetlands ~2 5ample site Base ma from Boyden Sur rs 1997 7971090 4/2/98 Potentially jurisdictional wetlands and sample sites for the FIGURE proposed development on SW Jefferson Street in Tigard, Oregon. 4 _WSRI / SHAPIRO /AGCO I N C 0 R P 0 R AT E D 5.0 REFERENCES Environmental Laboratory, 1987. Corps of Engineers Wetland Delineation Manual, Technical Report 4-87-1. Reed, Porter B., Jr., 1988. National List of Plant Species That Occur in Wetlands: Northwest (Region 9). Prepared by the U. S. Fish and Wildlife Service, St. Petersburg, Florida. NERC-88/18.37. U.S.D.A. Soil Conservation Service, 1982. Soil Survey, Washington County Area, Oregon. U.S.D.A. Soil Conservation Service, 1989. Hydric Soils of Washington County Area, Oregon. U.S. Fish and Wildlife Service National Wetlands Inventory maps (Beaverton, Oregon, 1:24000,1982, CIR aerial photography, overlaid on 7.5-minute USGS quadrangle). U.S. Geological Survey topographic map (Beaverton, Oregon, 1:24000, 7.5-minute quadrangle, 1956, photorevised, 1970 and 1975). Wetland Determination and Delineation for the S. W. Jefferson Street Property in Tigard, Oregon Page - 6 - WETLAND DETERMINATION DATA SHEET,- 1987 MANUAL Project #:-)9W10 Site: -Jeflresm arect- County: WASkM U State: ok Date: I Plot: Applicant/Owner: Pl it Mm- Sect. S Township ! S ange_LV-J City:_ Titi tiro( Plot Location: 1 Ayeam i o , I Topographic Location: ► < a Do Normal Circumstances exist on the si 7 Y 14 Explain: Are soils vegetation hydrology significantly disturbed? N Explain: n 3VS4e4,y, VEGETATION *Dominant Plant Species % Cover Ind. *Dominant Plant Species % Cover Herb Stratum - % total cover: Shrub/Sapling Stratum - % total cover: 1. Fes6ca rvl6r& FAC t' 1. f ' 2. 2. Rdco ~Ghc ~t~5 30 F 3 . r?r. 3 0 FAC lit 3- V 4. t(A of c ' 4 FAG b t 4- 5- C16"oVy% v / 5- 6. Tree Stratum - % total cover: 7. 1. 8. 2. 9. 3. Remarks: nj M ed~ } Gt S 5 e Q i r/Lv~ >>7c~ Percent of Dominant Species that are ORL CW, or FAC (excluding PAC-): Z = 7'la Hydrophytic Vegetation Criterion. Met? NO NWI Class SOILS Mapped unit name: A-106 54 I nvM Matches Profile? Y N Taxonomy: Drainage Class: S6tiv~2wl~a.+ Dnor(N d ru ned Depth Horizon Matrix Co or Mottle Abund., SColor, on Pores/Peds? Texture, S ct., Other 0 -L4/D 3 Z -7 -S \lR 3/4 _ 4 )g+~~ JD 2 13r~ ~~//Z 3~3 rnoF{Irs CdYrvnrn~,vnea~ S~'~~ 1G~t Histosol Reducing Conditions (test) Hi. Organic Cont.- Surf. Layer Histic l:Dipedon Gleyed Organic Streaking SulCidic Odor Mottled (w/i 10") Organic Pan Prob. Aquic Moisture Regime Concretions (w/i 3", > 2mm) On I-Iydric Soils List Remarks: Hydric Soil Criterion / Indicators Met? #~NCO HYDROLOGY - - - Depth of inundation: - Depth to free water: . > Depth to saturation.: 7~ SU' 1° Indicators 2° Indicators -->2&-rm m r°b'+i;et'~-4--2° Indicators Inundated Oxidized Root Channels in upper 12" Local Soil Survey Data Saturated in upper 12" Water-stained leaves FAC-Neutral Test Wamr Marks Recorded Data Available (aerials, gauge) ? - Explain: Drift Lines Other: Sediment Deposits Remarks: Drainage patterns Wetland Hydrology Criterion / Indicators Met? YES NO DETERA NATION_ Is this plot a Wetland? YE,S NO Commenu: Determined by- _C A/) ATION DATA SHEET- 1987 MANUAL wEZZA~ DETERMIN _Z Project #:~9~ I01o Site: I-eflers:oy;, County: lrJc+ski✓~q}UVl State: oK Date: 1 9~ Plot: ApplicanVOwner: P~+~I Ma Sect. S Township / S Ranged City: T►ti tird Plot Location: rl0✓ eu Topographic Location: o A Do Normal Circumstances exist on the site? Y N Ezp : Are soils vegetation hydrology significantly disturbed? N Explain: A,,A v, fi/e s S _ VEGETATION *Dominant Plant Species % Cover - Ind. *Dominant Plant Specks % Cover Ind. Herb Stratum - % total cover:- Lo-o_ Shrub/Sapling Stratum - % total coven: 1. aPr75 r4d~,-0h, 30 FA 1. 2., eY-0P6uyn A 0h '?i,1 nUrY► 2f OPL 2. 3. HpVtj S ~n~ ~1n5 20 FAC 3- 4. ViCa )6 U Pt- 4. 5. S ~9C 5. 6. if,. G rv~ol at eG~ _/6 SAC - Tree Stratum - % total cover: 7. 1. 8. 2- 9. 3. Remarks: Percent of Dominant Species that are OBL, FAC or FAC (excluding FAC-): 3,3 Hydrophytic Vegetation Criterion Met? - YES NO NWI Class SOILS II Mapped unit name: Aff I A6 SA W&W Matches Profile? Y N Taxonomy: Drainage Class: SoYnEWl+re vhjf crr~+.il~ei~ Depth Horizon Matrix Co or Mottle Abund., Size, Color, on Pores/Peels? Texture, Struc Other o - " /O y/Z 2 S,' l f ~d GVn~► Q- I ` e S v 7 ~ X112 ~ rn~ ~~s f row Y" 0'V1 U 1'i Histosol Reducing Conditions (test) Hi. Organic Cont. Surf. Layer Histic EDipedon Gleyed Organic Streaking Sull-idic Odor Mottled (w/i 10") Organic Pan Prob. Aquic Moisture Regime Concretions (w/i 3", >2-mm) On Hydric Soils List Remarks: Hydric Soil Criterion / Indicators Met? NO HYDROLOGY Depth of irrundation: Depth to free water: Depth to saturation: 1° Indicators Indicators--> 2 0,,c n,- "r=ekcf,4 -'2° Indicators Inundated Oxidized Root Channels in upper 12" Local Soil Survey Data Saturated isl upper 12" Water-stained leaves FAC-Neutral Test Water Marks Recorded Data Available (aerials, gauge) ? - Explain: Drift Lines Other: Scdiment Deposits Remarks: ai Sv1 S Ur e, Drainage Patterns Wetland Hydrology Criterion / Indicators Met? NO DETERIYUNATION: Is this plot a Wctland? YES NOL Commence: Vme Lo4 W wind (ljk-6 Y Determined by:'~~ C - • WE TI-'A DETERMINATION DATA SHEET - 1987 MANUAL Pro}ect #f:79~ l of o Site: leiler5m arfeCounty: bJp ~ State: 0~ Date. S 1 Plot- A.pplicant/Owner: Q~d maylo-yd Sect. _ Township S Range..( City:---Ii ~ Plot Location: + CsY-kl l Cis e Topographic Location: /P el 14 Al 57M L Do Normal Circumstances exist on the sitef Y N Explain: Are soils vegetation hydrology significantly disturbed? N Explain: VEGETATION *Dominant Plant Species Y ~ Cover - Ind... *Dominant Plant Species % Cover hid- Herb Stratum - % total cover: = Shrub/Sapling Stratum - % total cover: h„ oafs I. 2 oGiS~d loY~ 2. 2. aSo~ u Ana 30 g 3_ i ►'aPa. d eve ~A~ vc 0(nJ 4 4. 5. 5- 6 Tree Stratum - % total cover: 7. 1. 8. 2. 9 ` 3. Remarks: NCB b G Cf61f5 IrPtie~Zt/~i~n k ~'«oleof ,In G~04havil-f Cu l Cvs Percent of Dominant Species that are OBL CW, or FAC (excluding PAC-): Hydrophytic Vegetation Criterion Met? YES NO NWI Class SOILS 1 J Mapped unit name: A ]b kU S 1 16' tZ'w Matches Profile? Y N Taxonomy: Drainage Class:-s-ane~jhqj dor r dl Depth Horizon Matrix Color Mottle Abund., Size, Color, on Pores/Peels? Texture, S ct., Other /o 3 z S; H -/a 0vn 2 7-s vn Histosol Reducing Conditions (test) Hi. Organic Cont: Surf. Layer Histic EDipedon Gleyed Organic Streaking Sulfidic Odor Mottled (w/i 10") Organic Pan Prob. Aquic Moisture Regime Concretions (wh 3", >2tnm) On Hydric Soils List Remarks : Hydric Soil Criterion / Indicators Met? NO HYDROLOGY Depth of irwndation:--e- Depth to free water:'~ Depth to saturation: ~e% 1,2- I' Indicators 20 Indicators Inundated Oxidized Root Channels in upper 12" Local Soil Survey Data Saturated in upper 12" ✓Water-stained leaves FAC-Neutral Test Water Marks Recorded Data Available (aerials, gauge) ? - Explain: Drift Lines Other: Scdiment Deposits Remarks: Drainage Patterns Wetland Hydrology Criterion / Indicators Met? NO Z=- (!5. . . - DETERAUTATION- Is this plot a Wetland? ~ "S_ o Comments: Determined by: l WETLA.O DETE RMINATIOi~I DATA SHEE01987 MANUAL Project #:~~11 oho Site: 7ell(ism qr e County: I~Wk' ~bVl"4~ State: 0(~ Date: ~ ~ Plot; Applicant/Owner: Fki) Moy _ Sect. S Township I S Range-( l-l City: ► a►-d Plot Location: 'a n of earh ov+ d Topographic Lora on: s Do Normal Circumstances a tst on the site? N xplain: ~tcS Are soils vegetation hydrology significantly disturbed? N Explain: Ka 1-h VEGETATION 'Dominant Plant Species % Cover - Ind. *Dominant Plant Species Cover Ind. Herb Stratum - % total cover:_ _ _ _ _ Shrub/Sapling Stratum - % total cover: /d D 1. I. 2. 2• OSA n a kR~rtG s{~ 3. 3- 4. 4. 5. 5. 6 Tree Stratum - % total cover: 1. 8. 2. 9. 3. Remarks: percent of Dominant Species that are OBL, FA FAC (excluding FAC-): d = d % Hydrophytic Vegetation Criterion Met? - YES NO NWI Class SOILS Mapped unit name: 14166 5'1021W Matches Profile? Y N Taxonomy: Drainage Class: SoYY►Pev~a ,Pdef~ dkwheo~ Depth Horizon Matrix Co or Mottle Ab nd., Size, Color, on Pores/Peds? Texture, Struct. , Other Z /U Ll- E6 1~ L6 at~r Yv~r at . S i' G A'n-i Histosol Reducing Conditions (test) Fh. Organic Cont.' Surf. Layer Histic EDipedon Gleyed Organic Streaking Sulfiidic Odar Mottled (wh 10") Organic Pan Prob. Aquic Moisture Regime Concretions (w/i 3", > 2mm) On Hydric Soils List Remarks Hydric Soil Criterion / Indicators Met? O HYDROLOGY ~r r Depth of inundation: Depth to free water: Depth to satmation.:Sur re ~o 1 ° Indicators 2° Indicators->2 oY r"a rA~9&;vdi-4 2° Indicators Inundated Oxidized Root Channels in upper 12" Local Soil Survey Data Saturated in upper 12" Water-stained leaves FAC-Neutral Test Water Marks Recorded Data Available (aerials, gauge) ? - Explain: Drift Lines Other: _ Sedirnent Deposits Remarks: Drainage Patterns Wetland Hydrology Criterion I Indicators Met? YE,S NO DETERNONATION- Is, this p10 a W tland? YES NO Comments: e- Q~ ~1v ~~nirl,~ eo C specte Determined by: WE-FLAP DETERMINATION DATA SHEET•1987 MANUllh2' Project ##:l010 Site: leFlerso~ 4frrei' _ County: W gsk~n4ok l State: OP DatePlot: ApplicantlOwner: NO Moy Sect. _M;- To hip / S RangeL City:_ T ark Plot Location: o{ gef r on-H611 X 5. 2 Topographic Location: dw vu s Do Normal Circumstances exist on the s1 t87 Y plain: Are soils vegetation hydrology significantly disturbed? N Explain: VEGETATION *Dominant Plant Species % Cover - Ind. *Dominant Plant Spmics Covcr Jnd. Herb Stratum - % total cover: _ SO - Shrub/Sapling Stratum - % total cover: 2p 1. F~Sfi^Ca -ybrA. 30 FACt 1. ~DSr~ ?IV /kgna, 2.__lfolcus (cfvi4fu5 3S AG 2. G v5 olnSeo,r)~, 3 . iO -A a r► 0 E'i o~ --Y-r l C 3 _ 4.~_ran~vw~ (cvlol~niGnuw, 5 UP[, 4. 5. 5- 6. Tree Stratum - % total cover: 7. 1. 8._ 2. 9. 3_ Remarks: (2 L~Wyl percent of Dominant species tha~t OBL CW, or FAC (excluding FAC-): /00 Hydrophytic Vegetation Criterion Met? NO NWI Class SOILS I I Mapped unit name. A lo Vici 5~ l6G~Yh Matches Profile? Y N Taxonomy: Drainage C1ass:S6jewbal 006"14 r,11rAkfP' 1 Depth Horizon Matrix Co r Mottle Abu d., Size Color, o Po es/Peels? Texture S ct., Other p 1 i2 3 z 7- ~ V / U a ~~~e -f~i're vJ tPA{i ~w, Histosol Reducing Conditions (test) Hi. Organic Cont. Surf. Layer Histic EDipedon Gleyed Organic Streaking Sul5dic Odor Mottled (wh 10") Organic Pan Prob. Aquic Moisture Regime Concretions (wh 3", >2mm) On Hydric Soils List Remarks: CSC re firms lthvw^~^a Mun rPPjCr ~,GD-ts A—- " Hydric Soil Criterion / Indicato Met? O HYDROLOGY Q -7 Depth of inundation: Depth to free water: 0 r' Depth to saturation: I I 5(4✓ e .1' Indicators 2° Indicators--*> 2&v~ mom r&{jx%ve:A, 4,---2° Indicators C4 G t-1 (9Il -inundated Oxidized Root Channels in upper 12" Local Soil Survey Data Saturated in upper 12" Water-stained leaves FAC-Neutral Test Water Marks Recorded Data Available (aerials, gauge) ? - Explain: Drift Lines Other: Scdiment Deposits Remarks: Drainage Patterns Wetland Hydrology Criterion J/ Indicators Met NO DETERMINA. ION: Is this plot a Wctland? YES NO a~i 4-e ' Comment: C~ A -C W45 16 16 N( A~ i `r ZS y Determined by:__ F', 0 6 M i WETLAND DETERMINATION DATA SHEET - 1987 MANUAL Prpject #:7~11~°ID Site:Ieflysm 4-rre-r County: l,Juslnn~g State: M Date: ° 9 9- Plot: 10 A. pplicantlOwner: PWI Mo-- ect._S Towns S _ ameLvj City: = T4"( Plot Location: AlMli ea s fern or m-~ o e " Topographic Location: ( e . t Do Normal Circumstance exist on the site? Y N zplain: Are soils vegetation hydrology significantly disturbed? N Explain: ev,' t.4 r Le VEGETATION `Dominant Plant Species % Cover -Ind. *Dominant Plant Species Cover Jnd. Her tratum - % total cover: 60 Shrub/Sapling Stratum - % total coven:` 1. rm/c 5 6G 5 FAC I. 2-* f r'i I J~ P e'l S _ Y bic_ 2. 3. u w S FA d- 3- 5. t ►'v r~ Zo F)qe+ 5- 6- dCvjc_y4gr, U AC-Lk Tree Stratum - % total coyer: 7. el anti lv~pd ~ a dC~° er 1. 8.. 2. 9. 3_ Remarks: Per6ent of Dominant Species that are O CW, or FAC (excluding FAC-): 3 3 = / 6 o Hydrophytic Vegetation Criterion Met . YES NO NWI Class S OI 'S Mapped unit name: Ao 5r tl ~d/1'1~1 Matches Profile? Y ICI Taxonomy: Drainage Class: SaMew{,a ,Uo' l ~)a r Depth Horizon Matrix Color Mottle Abund., S' , Color, on Pores/Peels? Texture, Struct., Other /v 3 L - 7_Sy w,o1~ Ps Cm,~n~oy, d t I g D 12 'F 0 V/? q-16 X101 t, roam Histosoi Reducing Conditions (test) Hi. Organic Cont. Surf. Layer Histic I✓Dipedon Gleyed Organic Streaking SuMidic Odor Mottled (w/i 10") Organic Pan Prob. Aquic Moisture Regime Concretions (w/i 3", > 2mm) On Hydric Soils List Remarks: m e re s i f 'k r, Hydric Soil Criterion / Indicators Met? O HYDROLOGY u Depth of inundation: Depth to free water: Depth to saturation: And weu 1° Indicators ° Indicators-:> Y_ &,r nk"- re6-,* 2° Indicators Inundated Oxidized Root Channels in upper 12" Local Soil Survey Data Saturated in upper 12" Water-stained leaves FAC-Neutral Test Water Marks Recorded Data Available (aerials, gauge) ? - Explain: Drift Lines Other: Scdiment Deposits Remarks: 15f Drainage Patterns Wetland Hydrology Criterion / Indicators Met? YES O DETERMINATION: Is this plot a Wctland? YES, O Commence: Ve e~ a~t mee~ Alk 07J. om Determined by-_ 1`j ~g ~Gyv~S/ WETLA DETERMINATION DATA SHEET 1987 MANUAL Project #:'7qw°1o Site:'Jelimm ar?e County: W--'Ask: 0m State: 02 Date: '2 ? Plot: Applicant/Owner: Pkil M0y1ff'rd Sect. 4) Township S Rangej _0 City: tirr( Plot Location: /for u r ' e (i► {o a s -r,~ buvr►d YLe w~ d ► a;.,p a c~,~,,,iie a c Topographic Location: - Jo e4 Do Normal Circumstances exist on the site? Y N 'Explain: Are soils vegetation hydrology significantly disturbed J14F-xplain: VEGETATION 'Dominant Plant Soecies _Cover - Ind. *Dominant Plant Species % Cover Ind. Herb Stratum - k total cover: /o Shrub/Sapling Stratum - % total cover: 1. K ck"" AM JUw► RD FACE 1. Crake uS r4W0 vta. Za v i_eV_i 2. 4 As s dv►, A4 A- 20 ' AC 2. 5a ~A h~A l Sr ~f} C 3. 3 _ m U 4. 4. 6S V' S oG5 v a✓ _ frC Lt 5. 5. 6 Tree Stratum - % total cover: 1~0 }CtN 7. 1. rE~yl,AV3 o o 8. 2. 9. 3. Remarks: Percent of Dominant Species that are OBL, FAC FAC (excluding FAC-): 33r/o Hydrophytic Vegetation Criterion Met? YES O NWI Class SOILS Mapped unit name: 141 o kU 5A 16M11 Matches Profile? Y N Taxonomy: Drainage Class: ~)-,n vAJ voyrIH d vet", ieA r)e t t Horizon Matrix C for Mottle Abund., Size, Color, on Pores/Peels? Texture, S ct., Other Depth v 3 ny W04 4.5 ~l c l Histosol Reducing Conditions (test) Hi. Organic Cont: Surf. Layer Histic Epipedon Gleyed Organic Streaking ~SulCidic: Odor Mottled (wh 10") Organic Pan Prob. Aquic Moisture Regime Concretions (wh 3", > 2mm) On Hydsic Soils List Remarks: Hydric Soil Criterion / Indicators Met? YES O HYDROLOGY ct Depth of inundation: Depth to free water: > ' Depth to sactuation: 1 ° Indicators 2° Indicators--> 20~r MOM fObA recf 4---2° Indicators Inundated Oxidized Root Channels in upper 12" Local Soil Survey Data Saturated in upper 12" Water-stained leaves FAC-Neutral Test Water Marks Recorded Data Available (aerials, gauge) ? - Explain: Drib Lines Other: AAq Scdiment Deposits Remarks: 64 mb _5 ~ 0' Drainage Patterns Wetland Hydrology C terion / Indicators Met? YES NO DETERNI_INATION: Is this plot a Wctland? YE.S NO Comments: - Determined by:} C6M WETL % RD DET~ATTON• DATA SHEET 1987 MANUAL Project #:'?II 1010 Site: -Seflr(56 1 ameL County: lnluS~M~ State: ae Date: )?lot:--Z- Applicant/Owner; X mayl-ffyd Sect. Township / S RangeLinl City: _ T ► ti ti ►-d Plot Location: fi&IL f A Pa s Topographic Location: 'tmfd-L/J~ Do Normal ucumstances exist o the site Y N Explain: Are soils vegetations hydrology significantly disturbed? N Explain:_Ue,~i mowed dr1o ,I /Ps VEGETATION *Dominant Plant Species % Cover - Ind. *Dominant Plant Species Cover W- Herb Stratum - % total cover: Sh WSaplM", Stratum - % total cover: /S 1.Jcvh lGr,a~~in5C 1. 145 /d~F9C'u 2. grdlmv►S SiD, ZU FA0- 2. 3. ; I i vt~ ru eM _7_ - L) PL-- 3. 4. vi i v yr 100plim.amuyyj 3 O f L- 4- 5 5. 5 Tree Stratum - % total cover: 7. 1. 8. 2. 9. 3• Remarks: percent of Dominant Species that are OBL, FAC , FAC (excluding FAC-): 3 = Q-1- Hydrophytic Vegetation Criterion Met? . YES CO NWI Class SOILS Mapped unit name: AI D ~A S• kL~m Matches Profile? Y N Taxonomy: Drainage Class:so-m,-,jJ poa•I tI d►u ~Y+ea( De th Horizon Matrix Cor Mottle Abu Size Color, on Pores/Peds? Texture, Struct., Other 0- /D 8 3T2- a t(3 mo f/Qs s if /d`a-m (84 16 L4 oMes 7 7 1"5,-" Histosol Reducing Conditions (test) Hi. Organic Cont: Surf. Layer Histic EDipedon Gleyed Organic Streaking SulCidic Odor ✓M.ottled (wh 10") Organic Pan Prob. Aquic Moisture Regime Concretions (w/i 3", > 2mm) On Hydric Soils List Remarks: Hydric Soil Criterion / Indicators Met? NO HYDROLOGY ,r Depth of inundation: Depth to free water: Depth to saturation: I' Indicators 2° Indicators-`>2 0,,r r recE~--- 2° Indicators Inundated Oxidized Root Channels in upper 12" Local Soil Survey Data Satuzated in upper 12" Water-stained leaves FAC-Neutral Test Water Marks Recorded Data Available (aerials, gauge) ? - Explain: Drift Lines Other:_ Scdiment Deposits Remarks: ft) ~ rdv Drainage Patterns Wetland Hydrology Crite on / Indicators Met? YF-~ NO DETERMINATION: Is this tqt a WctlanA? YES O - Q Comments: e oN Girv~dl Gl" lo v` Determined by: WETLAA D TERMINATION DATA SHEET • 1987 MANUAL Plot; Project l olo Site: 5ei fes >7 ar -e County: W A_ s State: 0k Date: S- 1 9- /S j City: T►tiayd Applicant/Owner: Phi) /VJav Sect. Towns e Rang Plot Location: a w o ;j Topographic Location: h a-' o r~ .d fh Do Normal Circumstances exist on the site? Y N Explain: Are soils vegetation hydrology significantly disturbed? N Explain: AI-e- wLP-a ~i eo( -elof VEGETATION Ind. 'Dominant Plant Species % Cover - Ind. *Dominant Plant Species Cover Herb Stratum - % total cover: _ Shrub/Sapling Stratum - % total cover:-9_ 1. Ep i to b iu rr, wa f,5d 1~,iz I n o FA L~ ~l - 1. feu b u s LIO 4- of ►Sc/o 1 _ e 1A 2. 2./7 yl'hUS 114~~i ahA' - Seed in95 2-0 )2 3 3. 7osa n.Kf a r4a ~t 12 A L 4_ 4- 5 S. 5 Tree Stratum - % total cover: 7. 1. 8. 2 9_ 3. Remarks: percent of Dominant Species tKat are OB , - W, or PAC (excluding PAC-): 7S°1° Hydrophytic Vegetation Criterion Met? YES 0- NWT Class SOILS Mapped unit name: Alb si 'ITAiYr1 Matches Profile? Y N Taxonomy: Drainage Class: Se)ww~ ooj dnr" en' Depth Horizon Matrix Co or Mottle Abund., Size, Color, on Pores/Peds? Texture, S ct., Other 16 3 t molfle5 /4-v " 7-SV2 Ll13 Histosol Reducing Conditions (test) Hi. Organic Cont. Surf. Layer Histic EDipedon Gleyed Organic StreL<ing Sul[-idic Odor Mottled (wh 10") Organic Pan Prob. Aquic Moisture Regime Concretions (wh 3", > 2mm) On Hydric Soils List Remarks : Hydric Soil Criterion / Indicators Met? YES NO HYDROLOGY Depth of inundation: Depth to free water: Depth to saturation: 1° Indicators 2° Indicators Zo-f r+k"r0Y6x;Vc,4---2° Indicators Inundated Oxidized Root Channels in upper 12" Local Soil Survey Data Saturated in upper 12" ,Water-stained leaves FAC-Neutral Test Water Marks Recorded Data Available (aerials, gauge) ? - Explain: Drift Lines Other:_ Sediment Deposits Remarks: Drainage Patterns Wetland Hydrology Criterion / Indicators Met? YES O DETERNUNATION: Is this plot u Wetland? YE.S NO Comments: Determined by: C N{ PMLEP I MORFORD PO Box 1272 LAKE OSWEGO, OR 503-699-2732 Fnx: 503-699-0508 May 1, 1998 City of Tigard RE: Re: 4/29/98 notes on the NaghborhoadMeeting for a proposed 8 lot planned development The main concern of neighbors regarding this project were storm water management. Other concerns were: school capacity, traffic and wetlands maintenance. The following people addressed the following concerns: Peggy Nash -10231 SW Jefferson, Tigard 1)water accumulates under her house - she is concerned that the problem will be exacerbated by the addition of seven homes. 2)she is concerned about safety issues due to the additional traffic and children. 3)she is concerned about the fate of the trees just to the south of her property (along the north side of the proposed lot 5) 4)said she was told that the land under home was " like a bowl of Jell-O" Greg and Ruth McWane-10200 SW 90th Ave., Tigard 1)had questions about the wetlands tract ownership 2)concerned about additional traffic and children on SW 90th 3)concerned about storm water management Pam Kuhn-10340 SW 90th 1)concerned about storm water management (specifically concerned about the proposed lot 8 adding additional water to her yard • ~gN yp ~FE~' `1 S 135AA00903 1 S 13 5AB00204 1 S 135AA00900 SICKLER LEE J DICKSON DONALD KEITH WEES EL BRETT M 10140 SW 90TH AV 9080 SW LOCUST ST 8950 SW LOCUST ST TIGARD OR 97223 PORTLAND OR 97225 TIGARD OR 97223 IS135AA00802 IS135AA00803 IS135AA00904 HERBERHOLZ LARRY S HERBERHOLZ LARRY S & CATHY D BLANK DEBORAH G 8870 SW LOCUST ST 10151 SW JEFFERSON ST 10170 SW 90TH AV PORTLAND OR 97223 PORTLAND OR 97223 TIGARD OR 97223 IS135AA00804 1S135AA90600 IS135AA00500 LAI KHOAN VAN & EIDENSCHINK ERMA E EIDENSCHINK IRMA 10161 SW JEFFERSON ST TIGARD OR 97223 8740 SW LOCUST ST TIGARD OR 97223 PORTLAND OR 97223 IS135AA00805 1S135AA00902 ' IS135AA00905 VO VIEN T & MCWAYNE GREGORY A AND MCWAYNE GREGORY A AND RUTH E 10181 SW JEFFERSON ST 10200 SW 90TH AV 10200 SW 90TH AV TIGARD OR 97223 PORTLAND OR 97223 PORTLAND OR 97223 1S135AA00806 IS135AA00901 IS135AA00800 MILLS MICHAEL E AND PACIFIC CREST PARTNERS INC NASH GORDON O AND PENNY J 10211 SW JEFFERSON ST 10230 SW 90TH AV 10231 SW JEFFERSON ST TIGARD OR 97223 HOOD RIVER OR 97031 TIGARD OR 97224 IS135AA00590 IS135AA01000 IS135AB00100 EIDENSCHINK IRMA ROWE SHIRLEY I AND WOOD WASHINGTON CLACKAMAS CO PORTLAND OR 97223 PORTLAND OR 97201 10255 SW TIGARD OR 97223 IS135AB00100 IS135AA01001 IS135AA01002 WASHINGTON CLACKAMAS CO SAVAGE PETER A AND ANN MARIE KINDRICK CHARLES C AND 10255 SW 10300 SW 90TH AV 10320 SW 90TH AV TIGARD OR 97223 TIGARD OR 97223 TIGARD OR 97223 IS135AA01200 IS135AA01101 ALLISON M DEAN & DOROTHY D 1 S KUHN EUGENE P PAMELA L 8870 SW MAPLELEAF ST DEOA DAR CONDOMINIUMS 10340 SW 90TH AV PORTLAND OR 97223 TIGARD OR 97223 ~pA~ g~2z? 1S135AA01301 1S135AA00401 1S135AA90005 LAIRD SHAWN W & LOUISE M ROWE SHIRLEY I ROWE SHIRLEY I PORTLAND OR 97201 PORTLAND OR 97201 10309 SW 871H AV PORTLAND OR 97223 1 S 13 5AA90007 1 S 13 5AA90006 I S 13 5AA90004 CONNET CARLEE SUE TAYLOR J EDWARD AND CONSER JEAN H AND 10313 SW 87TH AV 10311 SW 87TH AV 10307 SW 87TH AV TIGARD OR 97223 PORTLAND OR 97223 TIGARD OR 97223 „1S135AA90008 IS135AA90009 IS135AA90010 MORGAN DEANNA F HAWLEY HAZEL M FLETCHER MARY K 10315 SW 87TH AV 10317 SW 87TH AV 10319 SW 87TH AV TIGARD OR 97223 PORTLAND OR 97223 BEAVERTON OR 97006 1S 135AA01102 1S 135AA01100 1S 135ABO3203 MACLAREN ROBERT P PATERSON BRIAN S & SANfl B SOETENGA MARK H & CAROLYN R 10360 SW 90TH AV 10370 SW 90TH AV 10425 SW 90TH AV PORTLAND OR 97223 TIGARD OR 97223 PORTLAND OR 97223 IS135AA04200 1S135AA03902 IS135AA03900 SUMMIT DORSEY WAYNE HAZARD SANDRA BAYARD MICHEL L & 8995 SW OAK ST 8914 SW 8910 SW TIGARD OR 97281 TIGARD OR 97223 PORTLAND OR 97201 1S135AA03800 IS135AA03707 IS135AA04000 LASHAWAY JULIE A HITCH DORIS SMITH ROGER W 8875 SW OAK ST 10387 SW 87TH AV 8935 SW OAK ST PORTLAND OR 97223 BEAVERTON OR 97075 TIGARD OR 97223 Craig Hopkins Craig Hopkins Mark F. Mahon 7430 SW Varns Street 7430 SW Varns Street 11310 SW 91st Court Tigard, OR 97223 Tigard, OR 97223 Tigard, OR 97223 Mark F. Mahon Pat Wyden Pat Wyden 11310 SW 91st Court 8122 SW Spruce Street 8122 SW Spruce Street Tigard, OR 97223 Tigard, OR 97223 Tigard, OR 97223 Site Rorman Sue Rorman 11250 SW 82nd Avenue 11250 SW 82nd Avenue Tigard, OR 97223 Tigard, OR 97223 AFFIDAVIT OF MAILING STATE OF OREGON ) ) SS. City of Tigard ) being duly sworn, depose and say that on 4L IL I caused to have mailed to each of the persons on the attached list, a notice of a meeting to discuss a proposed development at (or near) a copy of which notice so mailed is attached hereto and made a part of hereof. I further state that said notices were enclosed in envelopes plainly addressed to said persons and were deposited on the date indicated above in the United States Post Office located at Ali-✓~G?G with postage prepaid thereon. Signature (in th presence of'a Notary Public) (THIS SECTION FOR A STATE OF OREGON, NOTARY PUBLIC TO COMPLETEINOTARIZE) Subscribed and swom/affirmed before me on the day of , 19 OFFICIAL SEAL OITARSY PUBLIC•OgE ON NOTARY PUBLI OF OREGON COMMISSION NO. 058304 MY COMMISSION EXPIRES OCTOW 9®, goGg My Commission Expires: (Applicant, please complete information below for proper placement with proposed project) I NAiME OF PROJECT OR PROPOSED NAME: i TYPE OF PROPOSED DEVELOPMENT: Name of Applicant/Owner. Address or General Location of Subject Property: _ I LSubject Property Tax Map(s) and Lot #(s): ' h:UOgnlpattyYnasterslafhnadmst Date: 4/15/98 RE: Eight (8) Lot Planned Development Dear Interested Party, I, Phil Morford, am representing the owners of the property located at 10230 SW 90th Ave., Tigard and the vacant land immediately east and south. The affected tax lots are: 901,1000,1001 and 1301 of Washington County map 1S1 35AA- We are proposing to create an eight (8) lot planned development at this location. The home at 10230 SW 90th will be retained. Prior to applying to the City of Tigard for the necessary permits, I would like to discuss the proposal in more detail with the surrounding property owners and residents. You are invited to attend the meeting on: Wednesday, April 29th, 1998 Tigard City Hall, at the: Town Hall Meeting Room 7:00 PM Please notice this will be an informal meeting on preliminary plans. These plans may be altered prior to the submittal of the application to the City. I look forward to more specifically discussing the proposal with you. Please call me at 503-699- 2732 if you have any questions. Sincerely, Phil Morford AFFIDAVIT OF POSTING NOTICE WITHIN SEVEN (7) CALENDAR DAYS OF THE SIGN POSTING, RETURN THIS AFFIDAVIT TO: City of Tigard Planning Division. 13125 SW Hall Boulevard Tigard, OR 97223 /ylD.e'24a/z~- , do affirm that I am (represent) the party initiating interest in a proposed affecting the land located at (state the approximate location(s) if no address s) and/or tax lot(s) currently registered) Z i ` i fro and did on the. arm day of 19 -eWpersonally post notice indicating that the site may be proposed fora 1vw~qc application, and the time, date and place of a eighborhood meeting to discuss the proposal. The sign was posted at /OLD ~1.~ r•~ s~~/".s/~o ~/`T's✓ (state location you posted notice on property) Signature (In the presence of a Notary Public) (THIS SECTION FOR A STATE OF OREGON, NOTARY PUBLIC TO COMPLETEINOTARIZE) Subscribed and sworn/affirmed before me on the /ice day of 19118 OFFICIAL SEAL LINDSAY E NELSON VW d4 "41 NOTARY PUBLIC-OREGON COMMISSION. NO. 056364 NOTARY PUB OF OREGON MY COMMISSION EXPIRES OCTOBER 09. 2000 My Commission Expires: (Applicant, please complete information below for proper placement with proposed project) NAINIE OF PROJECT OR PROPOSED NAME: l TYPE OF PROPOSED DEVELOPMENT: I ( Name of Applicant/Owner. I I Address or General Location of Subject Property: I LSubject Property Tax Map(s) and Lot #(s): :%n V8Uy"= po Meeting Notice The applicant, Phil Morford, is proposing an eight (8) lot Planned Development at this location. Prior to Applying to the City of Tigard for the necessary permits, the applicant would like to discuss the proposal in more detail with the surrounding property owners and residents. You are invited to attend a meeting on: Wednesday, April 29, 1998 7:00 PM Tigard City Hall, at the: Town Hall Meeting Room 13125 SW Hall Boulevard Tigard, OR 97223 Project Developer Contact: Phil Morford Phone number: 699-2732 Please note: this is an informational meeting on the preliminary plans. These plans may be altered prior to the submittal of the application to the City. FEB. 4.1998 11:45AN CHICAGO TITLE NO.613 P.3i18 ~gnwI tTITte INSu MCOR TITLE INSUI ~oilOREG } to rr.'•at.a9Gi ~ - 1. delry it02 om;t4[ of Ae9eee• MOM and %UN6#' ` r0 DAU ly ( 4 WARRANTY D138D shim ftRw task fo tlm -I- de nerrey~yfifty t~ia Ih-11AIRR~nq~~yataabl wflRrlawo+Yegalvag GRANTOR! J11FGERY MUOSNS KROO Anun1Ma0KNd'In'twcK~ol oordd!nl hale ORAWTER., PACIFIC CREST PARTNI➢t9, INC. 1116br` Until • change p tvquatsd, till tog stmeMepts shall be Jrrry ft''Mrsa ( for o1 p/ mo to tpo fyllowlny addmasi w+l, ym+~ ar Iorti P.at- PACtr1C CttEST PARTNgR5, rNC. 011 OAK ST. Doc i 97Q59S37 HOOD RIVEtIt, OR 97031 Roots yg976c3 r5310eFm 188, D0 3a mw No, 659644JA Title Nm W6596d6 AReT tem ding tefflM le: PACIFIC CREST PARTNERS. INC. 90 OAK ST. HDOD RiVE& OR 97031 &fATCi MRX WARRAM DEED JCMRV FMCESS ICROO Ommtor, cattveyo mad %ymmm to PAcMc CRMT PARTN8RS, INC., AN OUGON CORPORATION, GfWM the fblloWing described real ttroprmy flea Oran i4ltlbremeea tateopt m lpeeificA ly Id fotlb haeilh ®ltaated In WASHINOTOIV Cow% Oregon, to wtt: SEE ILCGAL DRSCRIPTIOM ATTACNE:D MSRET0 ANN BY RM-IRNCB MADE A PART H1r.A8OB. TIIIS 1NS771UMENT WILL NOT ALLOIN USE OF TH13 PROPERTY DESCRIBE IN THIS INSTRUMENT IN VIOLATION OF APPLICABLE LAND USE LAWS AND REGULATIONS. 13NORE 610NING OR ACCEPTING THIS INFIXIMENT, TH13 PERSON ACQUIRING FEE TITLE To THE PROPERTY 9ROUI.D aNEC1c WITH THE AfPROPIOATE C17Y CM COUNTY PLANNINO PEPAJlVA"T TO VORIFY APPROVED USES ANP TO DETERMINE ANY LIMIM ON 4AW911173 AGAINST FARMING OR FOREST PRACTICES AS MINEb IN ORS 30930. The avid p gwmy is Iltte it= oncvrnbmrleos except; THE STATUTORY POWERS OF Mrs UNIPrED SRWFRAGR AGENCY; EiASMENTS FOR UTILITIES, IF ANY. The true eonpldorpllen for this convoymce Is 51501000.00 (Hare comply with the tequirAmcnis of ORB 93.030) vwd this -L9- day or S-rLLr j 19 JL' 1GL0 I c afore go , County of The Ihrpgaln8 lnslrumagt coon neknowledged be me this *y of dang l4q t,y JEPFF EVO t tats Public r orego MraMIMtaOH~r on etapirar: 10-15-00 rJd ~b_, 77 ~ PAlt1 DAZE Igo w1 t149MM7r13aM~OFt µ tlMt) i i FEB. 4.1990 11:45AM CHICAGO TITLE NO.613 P.2i18 o CMCA60 TITLE INSURANCE COMPANY 10001 SE Sunnyside Road Clwkaxnaa, OR 97015 ® Phone (503) 786-3940 Fax (503) 653-7833 ;METROSCAN PROPERTY PROFILE= Wa kington (OW) OWNERSHIP INFORMATION Reference parcel 1S135AA 00901 Parcel Number : 80270904 RTSQ: 01W-01S -35 -NE Owner : Pacific Crest Partners Inc Coa►vner Site Address ; 10230 SW 90th Ave Tigard 97223 Mall Address ; 911 Oak St Hood River Or 97031 Telephone Owner: 541-386,6333 Tenant: SALES AND LOAN INFORMATION } Transferred :06126/97 LoaAinount Document # -,58637 Lander Sale Price : $150,000 Loan Type i Deed 7~pe : Warranty InterestRate `Yo OrPned :100 Vesting 2}pe : Corpoxalion ASSESSMENT AND TAX INFORMATION Land :$61,750 ExemptAmount Structure :$51,640 Exempt Type Other N Improved :46 Total : $113,390 Levy Code :02381 96-97 Taxes :$1,581.24 School Dist PROPERTY DZ SCIUPTION Map Grld : 655 E2 Class Code : R14 Censers :Tract: 309.00 Block: 1 NbrhdCd : SM46 MillRate Sub/Plat : Town Of Metzger Land Use 1014 Res,Improved Legal : TOWN OF METZGER, BLACK. 4, LOT 7-10 PROPERTY CELAXACTURISTICS Bedrooms :2 LotAcres Year Built :1930 } Bathrooms : 1.00 Lot SgFt LfY, earBlt : 1930 Heat Method: Electric B Fin SFr` : Floor Cover ; Carpet Pool BsmUnfrnSF : Foundation ; Co=ete Ftg Appliances Bsnr,LowSF Roofshape Dishwasher 61dgSgFY .:1,092 RoofM,ad : Comp Shingle Hood Fan I vFTrSgFt :728 InterlorMat ; Drywall Deck UpperFISF PavingMad ; Asphalt f Garage Type : Detached Porch SgFY :60 Const Type : Wd Studlshtg r Garage SF :396 Attic SgFt : 364 Ext Finish 251 Deck SgFt The leormarton Provided Is Deemed R0014 Bur Is Nor Quaragreed, FEB. 4.1998 11:46AM CHICAGO TITLE NO.613 P.4i18 1 • Rll t60,rimivine INM ONCOR TITLE III S UIRANCC LEGAt41oUCRWnQN The South 75 11set of Late 7, B, 9, 10, Block 4, TOWN OF M13TZOM In the City of TIOU4 County of Wmhhigton and State of Of pan, TOGETHER WM4 the vacated portions of Medlaon St, and S,W, Maplaieaf 6t, adjacent thorn end meta perticulerly described as follow: „ B0210111ng of the 8cudispot comer of Lot l% Block 4. 7OW14 OF i+48TZOW to the City of Tlgtttd, Cnunq' of Walhitri m and State of Oragaa; thenw North atoag the Peet line of said Loot 10, 75 Am$ thorm curt pamllot w4h the south line or said Lot 10, it distonee of 25 feet to tha canter line of Madlaon fit., (vacated); then South along the Bald center line loo foes to the paint of Intenectlen with the center or SotMwatt Maple St. Cvavat4; theme West along mold center line 225 rest to the EN; line of Southwest 40th Ave; thence NgWi along said East 11ne, 25 Feet to the Southwest comer of Lot 7; Black 4, TOWN OF MEMOER; theneo ELst 2001W along the South tins of Block 4. to the true point of beginning. i i i rawntr.,wvn FEB. 4.1998 11:46AM CHICAGO TITLE NO.613 P.6i18 v v Property Data Selection Menu - - -7. Prop In : %270904 (Real Estate) Owner; PACIFIC CREST PARTNERS INC Map Tax Lot; 18135AA-00901 (319383) 1430 EASTSIDE RD Legal : TOWN OF METZGER, BLOCK 4, LOT 7-10 HOOD RMR, OR 97031 ggqqqqqqqclqqqqqqqqqgqqqqqqqqqqqqclqqqqqqqqqqqqqqqqqqqqcIclclclqqQqclqqqqqqqqqqqqqqqqqq Sites 10230 SW 90TH AVE Year Built : 1930 Living Area: 1092 Code Area 023.81 Sale Date 06/19/97 Sale Price: 150,000 1997 Roil Values Deed Type : DW Imp=vements $ 57,530 Instrument: 97058637 Land $ 70,200 x097 Tax Status Appraised $ 127,730 Current Levied Taxes 1,346.39 Exemptions $ 0 Special Assessments 11.08 Taxable RNN $ 127,730 * No Taxes Due M50 Assessed $ 88,160 gggq4qqqqqqqqqaqqc4clwgggqqqqqqqciggqqqqqqwqq4qqqalqqggqqqq$ggwqq44qqqqq4gq4°z49qqq4 (1) Alt Disp x (2) Primary x (3) Secondary x (4) Land/Impr (5) Gen Aopr x (6) Ownership x (7) history x More gggqqqqqcS4qqqqqqqqqvqq44qqqqqqqqqqqqqclg'vgggqqggqqgqqggqqqqqvqqqcIcSclqqqqqqqqqqqqqq Enter Option from Above or <RET> to Exit: _ .ti g 3Q .d IL too 4 C) 4 -'m O04 ' mot, .82 1 v~~ - ~i5t~ ! v ~ m ,per„ ( 04 IS -too 05 E .n E1 m sca N 902 ta ~41Q93~: ' ! tfQ N , 1 Ito ,f ~ chi VA 6 1 1 ! 4~~ ~aZ 2 on god as f , 5~r~ • r m Ac- a VL-m (kDOO ` , r 1 Gam. rCO,- too' g4 F- 1 13 Z 00 SEE MAP $ E al- 401 jjOj 1101 1 t~ _2 r AC I v w 6 Y Q 100 11p2 - I Q . - ~ 7 50 101,58 a 9 53 `f too NO.613 P.3~18 FEB.. 4.199$ 11:47AM CHICAGO TITLE ~ . 79031166 ` W~.~1•. M.1 fi; nfiR1.M7R ~R- .:5!!+r t!::1 ':10GME6,IVRY:: 0 " A L .:f:PnMLES.:Y...tNAPrb1N _ t7rarttr+. ttw f OtiOatpaid 4 a~tnlbd real PMJWb 1Ye+ of SWUM lANOW fteept a gPft let4v art ferO AMN aitnoted de Wool ~t4R .ti Lott 1. 2, 4, the North 40 feet of Lots S t 12. all In 01ock 19, and Lots 1. 2. and Iloelt 20. 11VN OF METLGeft, Mash{ngton County and Stat* of Ors'goh, together with that poetlan of vacated 14a01a Street West and Madison which lrwrod at date of vacation. 70, Ze7- J.' '/!J ~ ~ prOpmty p sera /ran dncwMtbrrMCra except taxes fur the fiscal year 1979-50, a I'd" in the amount to be determined, but mat vat payable. The oramises herein described are within -i amt subject to the statutory powers including the power of assessment of the Unified Sewerage Agency. n* trw ftnsideratioh for this t+d"W7WW 4 78~ 000 ! ..................I e N a- fifr... lli bated dap of T9...7$. { Z . ~>lc,:.j' rrFrtrac►,wti.~.... , Dtgs L. Stephens"c~- e ...._..w~_~u~. ' S~'Irtia'a or anmy ~ 'I?k~py oppoored the oboor ►~ori+td ~9!,.~, ~_S top .,.u!!........ mad acA»oarirdMed the forgo ! Go he w(rvrary wet /nrd nte~gd ~ ! 00, i„ #M3{ttA~s I JL5 liefonr mrt_ K__ ~Ti3; ifs Y NorWy Ppbft for Or ftVn --dip ttmntetreton esptrid:... ~ :.r ~ 7rARttAln'Y t?1[ED • ilrr[!t ~ ~ ~ { STEPRE ON, Ol"a hO~nllnH•r srAn W ollteals 811'r. 8Y1 & , IiA L ""'~wiw>Oir' Q I 51 t 0 y.r„nratw.owt+ 6 1 r........ LN G~ArV fllrrrtr N CW 1 ,y _w~rtilw~w~w:-r•ii~ii"iiM •rA ~~tlRwfA~Me~~~ shit r ownw~ St. Jews Ese~ow Gamp+lny ~ C" "i.-0617.W OIshir'e s'it......_................. soem omm*&O"vor~ > ~hore7 en -.4t~ ...VI-I ' i+'w"~ a • i / ..w wZIr. r, rr err rMrrrrr~ ~ +f Ri21BSh_~leY~~GJudy,b CMAPMAN ii ~7 -1 f INDEXED Ant 6 so JJ n f1111t11Fii2S1 ~ 'r ~ ~ .~1'J i y, M1 b J• tt Y ~ : rF m i = 1 t r. t g9. JQ 30 W t iZ ip. _ `C Joe ! 3 - ! ii QC .82 Ada - 2., C50 904 605 i k . its ~'ys 2 IrS {p, I C [h S7 0 90Z rc, ~ ~ cs 4 1 - ~ to2 z t ~~yy 83. got v go Ac. Icj 50 -.-v SS.S it o r s Sol% too 1 10 o ¢ f A - _I_ 0 g X41 l Pip 7 AC. law ~ .71102 Was J o l 5g' f 51 10 FEB. 4.1998 11:46AM CHICAGO TITLE NO.613 P.7i18 CHICAGO TITLE INSURANCE COM7ANY 10001 SE Sumnyside Road Clackamas, OR 97015 Phone (503) 786-3940 Fax(503)653-7833 =METROSCAN PROPERTY PROFILE= Washington (OR) OWNERSHIP 1NF01?3ATION Reference Parcel # ; 1S135AA 01000 Parcel Number : 80270959 RTSQ: 01W-01S -35 -n Owner : Rowe Shirley I & Wood CDOwner : Rudy C;Chapfam b'ra Site Address : *No Site Address Mail Address : 1027 SW Gruver St Poitland Or 97201 Telephone :01mer: Tenant; SALX$ AND LOAN MORMATIOay ' Transferred Loan Amount Document # : 79031166 Lender Sale Price :$78,000 Loan Type Deed 7~vpe Interest Rate Owned Vesting Type FASSESSMENT ANbrAX INFO Land ' $38,000 ExemptAmount Structure :$320 Lxempt Type Other %Improved Total :$38,320 Levy Code ,02381 96-97 Taxes :$534.37 School Dist PROPERTY DFSCRiPTION Map Grid Class Code Census : Tract: Block: NbrhdCd : SM46 MillRate Sub/Plat : Metzger Town OF Land lire ; 1004 Vacant,Residentisl Legal : METZGER, TOWN OF, LOT 20 & PT 19 : PLUS VACATED STREET PROPPRTY CHARACTIBi TIC$ Bedrooms LotAcres Year Built Bathrooms Lot SqR EfJYearBlt Heat Method: Bin SF Floor Cover : Pool B'Wn Unf nsF : Foundation Appliances BsmLowSF : Roof Shape Di,vhwasher Bldg SqR :416 RoofMall Rood Fan 19tFIr9gFt : IntertorMat Deck UpperFlS'F Paving Marl : Garage Type: Porch SqR : Const Type Garage SF Attic SgFt Ext Finish Deck SqR The Mformanon Provided 1gr beemadRa4bk, Bur Ix Nor GuaraaiTeed. i FEB. 4.1998 11:48AM CHICAGO TITLE NO.613 P.10i18 Y ~ Property Data Selection Menu - - -1 Prop ID 8270959 (Real Estate) Owner: ROPM, SKTRLEy I AND WQOD, Map Tax Lot: 1S135AA-01000 (63835) JUDY C ANA CHAPMAN, PRANCES Legal METZGER, TOWN OF, LOT 20 & PT 19 1027 SW GROVER PLUS VACAT$D STREET PORTUwp, OR 97201 ggqgqgqgqqq7qqqqqqqqqqqqqqqqqgqqqqqqqqqqqqqqqqggqqqqqqgqqq(zggiqqgqqqqqqqqqqqqqqq Situa Year Built . Living Area: Code Area : 023.81 Sale Date 06/01/79 Sale Price: 78,000 1997 Roll Vales Deed Type : Improvements $ 320 Inn trument: 79031166 Land $ 45,000 1997 Tax Status Appraised $ 45,320 Current Levied Taxes 419,22 Exemptions $ 0 Special Aspessment-s 3.45 Taxable RMV S 45,320 No Taxes Due M50 Assessed $ 27,450 gggqqqtl~q~i4iQgggqq~Sqwqq4Qqqq~gq4qqQqqqqg"~q$QgQggqtSqGit3gqq~Iqqq~~I4~iqqqqtSgqQqqq4~gqqt!' (1) Alt Disp x (2) Primary x (5) Secondary x (4) Land/Impr (5) Gen Appr x (6) Ownership x (7) History x More gggqqqqqcSclqqqqqqqqqvqqqgggqqqqqqqqqqq44v44qqqqqqqqqqqqqqqqclvqqcjgqqqggclqqqqqqvqq Enter Option from Above or <RET> to Exit: _ 'CHICAGO TITLE R rrTr 8! 0 0 7 6 4 5 k a FEB. 4.1998-i1,1y 4SAM NaaO ar►~...sOP/ coot *1 ~ 's' !A/1S t~Y1tJ► ABM HfiR...........~...,....,._ . ,......_a4' ~1-... 1~ «~1~'~ I"~/ jt.: ! heft"" Aqw..' Y L, fdlr ei~ .1'mw" 1a mft aoewrwfte . ...................._a palephd pane hwahm1w J~fddnlt do Pd* pmor, mot 1Sdillit7,EY...F.Q1lR,- _ ~ . . drr+Ti+TMet Jr1dl11d ftr eea.Jld A►~i bTtlh/l~T'Na dlbv IANJ~ ewa+e.d,~etid and aerlJJidYndAe11 l+rep.fdylf TdaEMdr rTeJJlDrf RdllrllOf IIRNIy rdq MW moo ~ #.rA , barMinrd. Todd OW am"Wrw, OW ba *m AI ' &oomh M11 ~.AW mQ 0 wo dhr aa~Jt Mor.p PJt{ *P And rrcf141d PAW@ dlebr, seDOrrrms 1n-1Jler~um awfim td dim ned&* e4m m d 411111eN of ! 1AIN "M r-Oft rd PWaxl AA &At CW4dn Od PbWb► rlewh Ia AD dJV~ Of. WUQbSngUn....... , Sf*b of C%Vjm ~ Lot 9, aiork 21, in the TOWN OP METZGZR, Washington County, 1 Oregon. _ TCCETHER WITFt that portion of S. W. !Maple Street eont7,gimun to thase iota as a result of the vacation Lira Revolution and order 72-240, recorded in Aook 941, page 686, Washington County Records. { AND TOGETHER WITH thAt portion of S. W. Madison Street eontigiou■ to Lot 9 an a result of a vacation recorded in Book 311, page 535, Washington County Da-ad Records.- - - • - - - f 111 MAIN PWJMUJP r, COMPM o :eir'noa ON eevslar awns! / ?0 RAV.9 AM M MOLD the rams wft f * Mid wv&W pamr, and eroceW pJt haler, attm isf~ib ~4• F1MrebTf aid AM1~fla taewer. !M &-in and stbW ammkWatim paid $w fRWe &&Wer, *Mad in tries aJdb9m%Al •0~ mllaRwnr, Ift dmu d eaTeeidlm&" Vol Al of 4w molted" addiw "F0"& ar 1.ahm /twin a pIrI~II ON* As ear~tdAn.etaa (MdAOTd. RddaA~.~friY.u+w.s~wafAsJprai~bd►.ea.e,ld~e~Wl~rd■!~i$ea~; IN WM4NXW WREREtWP. om smW find p wif Aft anwjfed I N# hw&umw* J t Jk ■ epePr 4 , 0 !Mir ea w d dh d orpme nwo M be oft, wo la eft And IfT ampaeAt. ewd JlddllaGd A/ J 11, 01TII I i4arl~i tt ftre1 Mir bf a ft afidr DbW d ftweere, -0 04 ammWo Fmftw how $rA'ri &V 0"GOR, !j "AM 0V **NOW, ChwN.... _.....!ti!!... . .................ls_ _......,_P*.e!.a± wr++ R •`s~►>a r , ; ..oil der dPub1.B .ar a■r we hr 00 eNllr. 4w ow Jim as Amw A N. war YYaI mA tree idw dicer 4 sir a h.e 0aw dlr &we" M.hti.• --moos 90) &L.-. ~:.r..t Ir ie ;&V----.. ~aeunhry w W9 dwd, and fJlae PA! N A ~ e+M*hM i w .:w r n spr .w at ow arw,sdoa w "m qw. IwAl.irr wo ovmw 4w dm*d AN *P. mar ~O two ehm wraw.d - 'mm .r~id a i. ~ . w d""W" Mt rS2AbP%' 44V 5 r ~ ~Ml. AnI Or.ipJ" r Irof.ry, l1oR,iM de.0ar~wr • r ~ ' A/Y ara+~NMw .apin.r a7 • /~F- ! Mr .nNarl.JAw. nePiew+ , BUTT OF o+lrooM 1 a, - „ :1 ; . , III J) a IWI* Mwla "i+. :.w AID %9"' ~ ~ 4w,wlr ed erMAJglaa► _ Q3I^ a N iMearr ~4° ft, ..A c t C po ~rl. e~'+r,d tlu.Qe~al tlwia~lr+ of _ _ _ T...... , { s s vwmnm M &W m9 r,•, ear Pwft ~[Mfh► tHal W~ lAwl."m iR"Teri iJri Ore 400"81 Fftem f d ofT00*~i N rMq~~M1Y. Sf1, ltUm ROWL _ n k ! hODi 1 M .~~TI.MN t.. ~ltEGOFT9 ~1~'~,~ _ , ~ ~ ~ z• ' ' A' 9 S'~4• ' wa1 .w WM.,.. idI M M Mbar.. rM.~ 1 i ' , Y • S ~~1) XF,~{~+~ i'13R'1'Irdl?1D r , ORt30Pd !i'72 ~ ~ , ~ _ _ ~ ! " ; ~ . q• ~ ' w..a..r,,... H~ ~ i~~111f~t~►~t~.~~ 198f 1171 AM b5 , FEB. 4.1998 11:48AM CHICAGO TITLE NO.613 P.11/18 CHICAGO TITLE INWRANCE COMPANY 10001 SE Sunnyside Road Clackamas, OR 97015 Phone (503) 786-3940 Fax (503) 653-7833 =METROSCAN PROPERTY PROFILE= Wa9hingion (OR) OW~M' RSW WFORMATION Reference Parcel # : IS13SAA01301 Parcel Number R12I7301 RTSQ: 01W-01S -35 -NE Owner : Rowe Shirley I CoOwner : Woad Judy Site Address ; *No Site Address* Mail Address ; 1027 SW Grover St Portland Or 47203, Telephone :Owner: Tenant: SALES AND LOAN INFORMATION Transferred Loan Amount Document # : 81007845 Lender Sale Price Loan Type Deed T)'Pe Interest Rate 9o Owned Vesting Type ASSESSMENT AND TAX MRORWATION Land :$300 ExemptAmount Structure Exempt Type Other % Improved Total : $300 Levy Code :02381 96-97 Taxes :$4.19 School Dist PROPERTY DESCRIPTION Map Grid Class Code Census :Tract; Block: NbrhdCd : SM46 1MtiUate Sub/Plat ; Metzger Town Of Land Use : 1004 'V'amnt,ResidentW Legal METZGM TOWN OF, BLOCK 21, LOT 4 PLUS PT VACATED STREET PROPERTY CfIAgACTERISTICS Bedrooms LotAcres 1,00 Year Built Bathrooms Lot SqR : 43,560 4)y7earBlt Heat Method: Bsm.Mn SF ; Floor Cover Pool BemUnfirnSF : Foundation Appliances B&mL-ow$F : Roof Shape Dishwasher Bldg SgFt RoofMatl Food Fan 1 stFlrSgFt InteriorMgt Deck UpperlVF Paving Matt Gqrage Type : Porch SgFt Const ape : 0arage SF AMC SgFr &t Finish Deck SgFt The Iro'bmiatron Provided is Demed &uabde, Buffs Nor Gwaranteed. 5 o` ISO' 5 ca` ~fl' 1 eQ' I5 D' gg 3' X111 Ac. 0 l ool 1 _ r cr) 0 C4: I Im 20 10021 0 1 i 1 M 4 3 2 _ 1 O d' I 0 d , Sol ~ '4 t.711 .C 35T_ 26' ~ 12 rlol --I_1 ~1301 .i 9 9.7' r»9 401 14T -W SEE MAP ' I -TAc IS ! 35AA SUPPLEMENTAL 7 1102 101100 1200 NO. I - o s:~ 10139 I sa` 8 laa' 9 53` 8 14 2.7' I?50' m .v - Yo, 4200 39'ig ~3$QQIT.~r +3707 / , ss w CD pD $ o p 1 3705 - ti 9- m o 1,. - q C-SAG. t2893) m 13857 3902 3902 v .C 0 3.7103 ?3701 3704-! ¢ F i 1 l 0 Sw 4000 cr p j rags°aa'vr';s v `nfCi 71.4'i9~ "F j- cc cue 390 f - ' ` 4fOI ~ t' j21 1 ~ ~ z ' 3702 -s eal i low IV 4fOO W ~ 1 ri A 24 8.2 90 N89°4O'E 248.2' 137.91` `fit T4.~s8' T4.535' " 34 !d l r FEB. 4.1998 11:51AM CHICAGO TITLE • NO.613 P.14i18 A w Y • - - Property Data Selection Menu - - -1 Prop ID R1217301 (Read, Estate) Owner: ROWE, SI3IRLU I Map Tax Lot: 1S135AA-01301 (63838) 'WOOD, JUDY Legal METZG2R, TOWN OF, BLOCK 21, LOT 9 1027 SW GROVER PLUS PT VACATED STREET PORTLAND, OR 97201 ggqqqqqqqqqqgqqqqqqqqqqqqqqqqqqqqqqqqqqqqqqqqqqqBgqgqgqqgqqalqqqqqqggqqtlggqqqqqqq Situs Yeaz Built : Living Area: Code Area 023.81 Sale Date : 03/01/81 Sale Price: 1997 Roll Values Deed Type : 1mrovpments ? 0 (t) Instrument; 81007845 Land $ 300 (t) 1997 Tax Status Appraised $ 300 Current Levied Faxes 4.12 Rxemptions $ 0 Special Assessments 0.03 Taxable RMV $ 300 * No Taxes Due M50 Assessed $ 270 ggqqqqgqqqqqggqqqqciw444q4QQgqqqqqqqcla!$gwqclqqqqqqqaqqqqqa, lggwgqqqg(4ggqqQqqQqqgtIgq (1) Alt Disp x (2) Primary x (3) Secondary x (4) Land/Impr (5) Gen Appr x (6) ownership x (7) History x More ggqqqqqqqgq4gqqgqqqvqqqqqq4$ggqqgqqqqqqvqqqqgqq4Qq8gqgggggqvqqgqqqqqqqqq4qqqqq44 Enter Option from Above or <RHT> to Exit: I . ,,.a O'frc- C~exr E PRE=APPLICATION CONFERENCE NOTES s A C RESIDENTIAL -EATS Is] ,7AFF: w APPLICANT: AGENT: Phone: [ I Phone: [ l Co~t°l - Z-f 3Z PROPERTY LOCATION: ADDRESS: TAX MAP/TAX LOT: /S/ - I 1 OC~© I ~o L NECESSARY APPLICATION[SI: /1 /fA ~TO 2 l,4 N D ~~4'2T1 ?/CS N PROPOSAL DESCRIPTION: 3 /07 ~~~7~ 7i~N COMPRENENSIVE PLAN DESIGNATION: GG tit/ ZONING DESIGNATION:- Lf, S CITIZEN INVOLVEMENT ~4,-:T FACILRATO& TEAM AREA: PNONE 15031 ZONING DISTRICT DIMENSIONAL REQOIREMENTS Minimum lot size: 7j osq. ft. Average lot width: 50 ft. Maximum building height: --';Oft. setbeckt Front eft. Side 5ft. Rear 1:5 ft. Comer is ft. from street. Maximum site coverage: M4% Minimum landscaped or natural vegetation area: VA % [Refer to Cede Section 18. So ) 4DI110NA1 DIMENSIONAL REQOIREMENTS ie: ee , un ess 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. [Refer to Code Section 18.164060 Lots) CITY lF nG= hs aan.. co dwnce Mae: NOW WtlARMCWq/MudnWeMnistues ~t r • * e~aa'~ a ~ w ~r U } ~ Y: t ~ ~ 4 1 ~~o . a v~ 1~ 7 ~ . 5 ~ ~ ~ ~~d~ ~~~s~~ a f 1 SPECIAL SETBACKS • ➢ Streets: feet from the centerline of ➢ Established areas. feet from ➢ Lower intensity zon feet, along the site's boundary. ➢ Flag lot: Ten (10)-foot ide yard setback. Zero lot line lots: minimu ten (10)-foot separation between buildings. ➢ Multi-family residential builds separation: Miler to Cede Section 18.96A3 Accessory structures up to 528 uare feet in size may be permitted on lots less than 2.5 acres in size. Five (5)-foot minimum setback fro ide and rear lot lines. Accessory structure up to 1000 square et on parcels of at least 2.5 acres in size. [See applicable Zonlog d!Strict setbacks r primary strnctnres l SOBD N PLAT NAME RESERVATION Prio submitting a Subdivision land use application with the City of Tigard, applicant's are required to complet nd file a subdivision plat naming request with the Washington County Surveyor's Office in order to obtain ap val/reservation for any subdivision name. - Applications will not be accepted as complete until the City re ' es the faxed confirmation of approval from the County of the Subdivision Name Reservation. [C~f41 surveyors 648-88881 FLAG LOT R NG HEIGHT PROVISIONS Maximu height of 1'/z stories or 25 feet, whichever is less in most zones; 2'/ stories, or 35 feet in R-7, R-12, R-25 R-40 zones provided that the standards of Code Section IUU30101 are met. RESIDEtheNet AL DENSTY CALCULATION )See example below Residential Units allowe on a pa Icular site may be calculated by dividing the npd 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: 1. All sensitive lands areas including: a. Land within the 100 year floodplain; b. Slopes exceeding 25%; and c. Drainageways. 2. Public right-of-way dedication. a. Single-family allocate 20% of gross acres for public facilities; and b. Multi-family allocate 15% of gross acres for public facilities. [Refer to Code WOOD 18.921 EUMPLE OF RESIDENTIAL DENSITY CALCULATION& EXAMPLE: USING A ONE ACRE SITE IN THE R-12 ZONE (3,050 MINIMUM LOT SIZE) WITH NO DEDUCTION FOR SENSmvE LANDS Wgle4amily Mu1Hi-famlly 43,560 sq. ft of gross site area 43,560 sq. ft of gross site area 8.712 sq. ft. (20%) for public right-of-way 6.534 sq. ft. (15%) for public right-of-way NET: 34,848 square feet NET: 37,026 square feet 3.050 (minimum lot area) - .050 (minimum lot areal 11A Oalts Per Acre = 12.1 OURS Per Acre * ibe beeleIeeteede nootrestt+ettla wt dte era emtbrthe err dweNluO e~lt NO OOONOINC rr IS ~Eti11RI1E8 cf y of num ft*4nfttm= cw wi=ii Noes Psw 2 of 10 e~~..n.i uraanam...w elrn~•■:.en.. BLOCKS 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. When block lengths greater than 600 feet are permitted, pedestrian/bikeways shall be provided through the block. [Refer to Code Sectfoa 18.164.0401 RESIDENTIAL SITY TRANSIER The City Tigard allows a Residential Densfir Transfer of up to 25% of the units that could otherwise have been develo on sensitive lands areas listed in the density calculations that may be applied to the developable porti of the site. [Refer to Code Sec " a 18.92.0301. It is the r for a residential development application to provide a detailed calculation for both the permittresidential density and the requested density transfer. RESIDENTIAL DEN TRANSRION Regardless o he allowed housing density in a zoning district, any property within 100 feet of a designated established are shall not be developed at a density greater than 125 percent of the maximum Comprehensive P designation (not zoning) of the adjacent parcel. Transition area applies to any property which is designated established area. The subject property is designated as an a a. The subject property is adjoined by established/developing/areas to the north, south, gag and west. R~ SIGN OF SMEETS 1. A future street plan shall: a. 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. b. Identify existing or proposed bus routes, pullouts or other transit facilities, bicycle routes and pedestrian facilities on or within 500 feet of the site. 2. 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. [Refer to Code SedlOa 18.164.0301 RESIDENTIAL OEVEL SOIAR ACCESS RE DIREM All subdivisions and minor partitions are subject to solar access requirements. These requirements state that a minimum of 80% of all lots created must be oriented for solar accessibility. The basic standard, which determines solar accessibility, requires that 80% of total number of proposed lots: 1. Demonstrate a north-south dimension of at least 90 feet. 2. Demonstrate a front lot line orientation within 30 degrees of a true east-west axis. Cm oFnsano PrNW=M o Ceefw9= Naas a a t.w..n.l ~puatla/M.nw shun Soma The total or partial exemption of a site from the solar access requirement may be approved for the following reasons: 1. East, west or north slopes steeper than 20%. 2. Off-site shade sources (structures, vegetation, topography). 3. On-site shade sources (vegetation). Adjustments allowing a reduction of the 80% solar lot design requirement may be made for the following reasons: 1. Reduced density or an increased cost of at least five percent due to either: a. East, west or north slope greater than 10%. b. Significant natural feature. C. Existing road or lotting pattern. d. Public easement or right-of-way. 2. Reduction in important development amenities. 3. Pre-existing shade (vegetation). PLEASE MOTE Maps and text are repaired width are safffclent to show that the development complies with the solar design standards, or that specific lots should be exempted or adjusted out The fogowiag items shag be included In the analysis: 1. The north-south lot dimension and front lot line orientation of each proposed lot. 2. Protected solar building lines and relevant building site restrictions, if applicable. 3. For the purpose of identifying trees related to exemption requests, a map showing existing trees which are at least 30 feet tall and over 6 inches diameter at a point 4 feet above grade shall be submitted. This map shall include the following: a. Height. b. Diameter. - c. Species. d. A statement declaring that they are to be retained. 4. Copies of all private restrictions relating to solar access. The design characteristics of a developed solar-oriented lot are high levels of wintertime sun striking the south walls and roofs of.the house, house orientation maximizing south window area, and a south-sloping roof area. To achieve this, one may utilize the following: 1. Protected Solar Building Line - The solar building line must: a. Be oriented to within 30 degrees of a true east-west axis. b. Provide a minimum distance of 70 feet from the middle of the lot to the south property line. C. Provide a minimum distance of 45 feet from the northernmost buildable boundary of the subject lot to the north property line. 2. Performance Options - There are two performance options which may be utilized as follows: a. The house to be oriented within 30 degrees of an east-west axis and have at least 80% of the ground floor's south wall protected from shade. b. At least 32% of the glass and 500 square feet of the roof area face south and be protected from shade. CRY If TIGARD h*Ap tM= Ceuta== Mast PM4 a 11 ~~nCU yglatln/11mh~ ~Mdn futln PLEASE NOTE: Renardless of the ooden[s) used through the design of the Subdivision or Minor Land Partition, all one and two family, single-family residences are reviewed through the build-mg permit process for compliance with Solar Balance Point standards. Please cooW the Building Division for fmtber bdormadon regarding the Solar Balance Point standards and the options that are available related to building beigbi and constrocdon. PARKING AND ACCESS All parking areas and driveways must be paved. > Sin le Tamil R uires 2 off-street parking spaces per dwelling unit. ➢ Multiple family: Requires 1.5 parking spaces per unit for 1 e room. (Multi-family - requires 2 parking spaces per unit for 1+ bedrooms.) Multi-family dwellin units with more than 10 required spaces shall provide parking for the use of guests and shall consist of 1 of the total required parking. [Refer to Code Sectlo 8106.0301 No mork than ° of required spaces may be designated and/or dimensioned as compact spaces. e dimensioned as follows: Parking sXca ➢ Strking space dimensions: 8 ft. 8 inches X 18 ft. ➢ Crking space dimensions: 8 ft X 15 ft. ➢ Hparking: All parking areas shall provide appropriately located and dimensioned din parking spaces. The minimum number of disabled person parking spaces to be pII as the parking stall dimensions, are mandated by the Americans with Dis abilities Ach ndout is available upon request. A handicapped parking space symbol shall be papa ng space surface and an appropriate sign shall be posted. BICYC CKS Bi Xtin cks are required for multi-family, commercial and industrial developments. Bicycle racks shall be loareas protected from automobile traffic and in convenient locations. Bicycle parking spaces shall be ed on the bas is of one space for every fifteen (15) required vehicular parking spaces. 3-6 ~GTS Minimum number of accesses: Minimum access width: Z~ Maximum access width: Minimum pavement width: ZO REQOIR AY LOCATION Wit \7'nall attached housing (except two-family dwellings) and multi-family developments, each residential dwehall be connected by walkway to the vehicular parking area, common open space and recreation facil. CLEAR VISION AREA The Ci requires that clear vision areas be maintained between three and eight 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. [Refer to Code Section 181021 CITY IF TIURD P *4Watla c.merum NKa ftoe s of 18 Residential A19UtN@UMn t 111visla Settles URERING AND SCREENING In order to increase privacy and to either reduce or eliminate adverse noise or visual impacts between adjacent developments, especially between different land uses, the City requires landscaped buffer areas along certain site perimeters. Required buffer areas are described by the Code in terms of width. Buffer • areas must be occupied by a mixture of deciduous and evergreen trees and shrubs and must also achieve a balance between vertical and horizontal plantings. Site obscuring screens or fences may also be required; these are often advisable even if not required by the Code. The required buffer areas may only be occupied by vegetation, fences, utilities, and walkways. Additional information on required buffer area materials and sizes may be found in the Community Development Code. [Rehr to Code Chapter 181001 The required buffer widths which are applicable to your proposal area are as follows: fL along north boundary. f~ along east boundary. ft. along south boundary. ft. along west boundary. In addition, sight obscuring screening is required along -A(- -E--~V MEMBEES 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 sox feet of the right-of-way boundary. Street trees must have a minimum caliper of at least two inches when measured four 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 tree f \ecanopy n parking spaces must be planted in and around all parking areas in order to provide a vegeeffect. Landscaped parking areas shall include special design features which effectively parking lot areas from view. These design features may include the use of landscaped berme walls, and raised planters. For detailed information on design requirements for parking acesses. [Refer to Code Chapter6 and 181081 EE REMOVAL PLAN REQOIREMENTS A tree pan or t e 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, major partition, site development review, planned development or conditional use is filed. Protection is preferred over removal where possible. The tree plan shall include the following: ➢ Identification of the location, size and species of all existing trees including trees designated as significant by the city; ➢ 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 18.150.070.D. according to the following standards: b Retainage of less than 25 percent 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; U Retainage of from 25 to 50 percent of existing trees over 12 inches in caliper requires that two- thirds of the trees to be removed be mitigated according to Section 18.150.070.D; CITY Of TIGARD he-App cow Coalfwom NWs 102" 0 M 10 bsWWW A Ht2U@R MwuM 1WWn UMan b Retainage of from 50 to 75 percent of existing trees over 12 inches in caliper requires that 50 percent of the trees to be removed be mitigated according to Section 18.150.070.D; b Retainage of 75 percent 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 18.150.070.D. [Refer to Code Section 18.150.0251 MITIGATION Replacement of a tree shall take place according to the following guidelines: ➢ A replacement tree shall be a substantially similar species considering site characteristics. 7 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. (Refer to Cede Section 18.150.070 [D) SIGNS 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 review before the Hearings Officer. ciNSIi1YE [ANDS T e ode 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 preliminarily identify sensitive lands areas at the pre-application conference based on available information. HOWEVER, the res onsibif to precisely identify sensitive lands areas, and their boundaries. is the res on ibif of the applicant. Areas meeting the definitions of sensitive lands must be clearly indicated on plans submitted with the development application. [Refer to Code Chapter 18.841 em /FTIURD ft Ap MtM= 0nMe= Notes hAe et It aw.aw iurnem..mnaa ~Ma.. s.enn Chapter 18.84 also provides regulations for the use, protection, or modification of sensitive lands areas. Residential development is prohibited within floodplains STEEP SLOPES 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 18.84.040.6. The report shall be based upon field exploration and investigation and shall include specific recommendations for achieving the requirements of 18.84.040.B.2 and 18.84.040.8.3. ONIRED SEWERAgE AGENCY [DSAI BOFEER STANDAR R g 0 96,44 Purpose: Land development adjacent to sensitive areas shall preserve and maintain or create a vegetated corridor for a buffer wide enough to protect the water quality functioning of the sensitive area. Design Criteria: The vegetated corridor shall be a minimum of 25 feet wide, measured horizontally, from the defined boundaries of the sensitive area, except where approval has been granted by the Agency or City to reduce the width of a portion of the corridor. If approval is granted by the Agency or City to reduce the width of a portion of the vegetated corridor, then the surface water in this area shall be directed to an area of the vegetated corridor that is a minimum of 25 feet wide. The maximum allowable encroachment shall be 15 feet, except as allowed in Section 3.11.4. No more than 25 percent of the length of the vegetated corridor within the development or project site can be less than 25 feet in width. In any case, the average width of the vegetated corridor shall be a minimum of 25 feet. Restrictions in the Vegetate Corridor: No structures, development, construction activities, gardens, lawns, application of chemicals, dumping of any materials of any kind, or other activities shall be permitted which otherwise detract from the water quality protection provided by the vegetated corridor, except as allowed below: ➢ A gravel walkway or bike path, not exceeding 8 feet in width. If the walkway or bike path is paved, then the vegetated corridor must be widened by the width to the path. A paved or gravel walkway or bike path may not be constructed closer than 10 feet from the boundary of the sensitive area, unless approved by the Agency or City. Walkways and bike paths shall be constructed so as to minimize disturbance to existing vegetation; and - Water quality facilities may encroach into the vegetated corridor a maximum of 10 feet with the approval of the Agency or City. Location of Vegetated Corridor: In any residential development which creates multiple parcels or lots intended for separate ownership, such as a subdivision, the vegetated corridor shall be contained in a separate tract, and shall not be a part of any parcel to be used for the construction of a dwelling unit. [Refer to R a 0 96-441DSA Regulations - Chapter Design for SWND NARRATIVE The applicant shall submit a narrative which provides findings for all applicable approval standards. Failure to provide a narrative or adequately address criteria would be reason to consider an application incomplete and delay review of the proposal. Applicant should review code for applicable criteria. CRY of TIUBB Pm4McMw Widen oce Naas page 1811 It lssidesm AMC1988/ftlaw IMgn "Wes .CODE SECTIONS _ 18.80 18.92 X18.100- ✓18.108 _ 18.120 X8.150 18.84 - 18.96 ✓18.102 _ 18.114 _ 18.130 _ 18.160 18.88 _ 18.98 18.106 _ 18.116 _ 18.134 18.162 `118.164 IMPACT STUDY As a part of the application submittal requirements, applicants are required to include impact study with their submittal package. The impact study shall quantify the effect of the development on public facilities and services. The study shall address, at a minimum, the transportation system, including bikeways, the drainage system, the parks system, the water system, the sewer system and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with the dedication requirement, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. [Refer to Code Chapter 18.32 Secdon.0501 When a condition of approval requires 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. [Refer to Code Chapter 18.32 Secdon.2501 NEIGHBORHOOD %LandU The apify all property owners within 250 feet and the appropriate CIT Facilitator of their proposaof 2 weeks between the mailing date and the meeting date is required. Please review totification handout concerning site postin g and the meeting notice. [Reorhood Meeting HandonU BUILDING PERMITS Plans or 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. RECYCU Applic t should contact franchise hauler for review and approval of site servicing compatibility with Pride Dispo I's vehicles. CONTACT PE ON: Lenny Hing with Pride Disposal at (503) 625-6177. [Refer to Code don 18.1161 ADDITIONAL CONCERNS OR COMMENTS:- AE1~1~1 1-i ICON ' Z5 OOFF o? sWF12A4ijeCr j►'y Ac.co/aOA ce wit-nq tai i- 4tJ © 1/,4< 4-t lU Q C C M F1~fC S Cra-reJe.-A ® S - ~o s N EC 1 l .v 30 V9. /!o .o WY of n6ARD ucadw coWnew Ndu pop ! of is ~sn..n~iurnan.unnw~an~us.en•. PROCEDURE J~Administrative Staff Review. Public hearing before the Land Use Hearings Officer. Public hearing before the Planning Commission. Public hearing before the Planning Commission with the Commission making a recommendation on the proposal to the City Council. An additional public hearing shall be held by the City Council. APPLICATION SUBMITTAL PROCESS All applications must be accepted by a Planning Division staff member of the Community Development Department at Tigard City Hall offices. PLEASE NOTE: Applications submitted by mail or dropped off at the counter without Planning Division acceptance may be retumed. Applications will NOT be accepted after 3:00 P.M. on Fridays or 4:30 on other week days Maps submitted with an application shall be folded IN ADVANCE to 8.5 by 11 inches. One (1). 8%11 x 11" map of project should be submitted for attachment to the staff report or administrative decision. Application with unfolded maps shall not be accepted. The Planning Division and Engineering Division 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. The administrative decision or public hearing will typically occur approximately 45 to 60 days after an application is accepted as being complete by the Planning Division. Applications involving difficult or protracted issues or requiring review by other jurisdictions may take additional time to review. Written recommendations from the Planning staff are issued seven (7) days prior to the public hearing. A 10, to 20 day public appeal period follows all land use decisions. An appeal on this matter would be heard by the Tigard TI Atz N y~ G- C1~ r-~r~~ss~oN A basic flow chart which illustrates the review process is available from the Planning Division upon request. 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. PLEASE NOTE The conference and notes cannot cover aH Code requirements and aspects of good site planning that should apply to the development of your site plan. Failure of the NO to provide Information required by the Code shall not constitute a waiver of the applicable standards or requirements. R Is recommended that a prospective applicant either obtain and road the Community Development Code or ask any questions of City staff relative to Code requirements prior to submitting an application. Additional pre-application conference(s) is/are required if an application(s) is/are to be submitted more than six (6) months following this pre-application conference, unless the additional conference(s) is deemed as unnecessary by the Planning Division. PREPARED BY. GJi l~ L7 W AJI)RE~A CITY Of 11GARD PLANNING DIVISION PHONE 15031639-M FAX: 150316847297 h: Vogin\patty\preapp-r. mst (Engineering section: pmapp.eng) 26-Mar-97 Cm IF TIGARD Pr 4011lretleo coefoute NKu pan is of is tuU•MulYtnMIR/P MalIM31..Seton i `qf y Oregon PRE APPLICATION CONFERENCE :NOTES . „ ENGINEERING SECTION PUBLIC FACILITIES The purpose of the pre-application conference is to: (1.) Identify applicable Comprehensive Plan policies and ordinance provisions. (2.) To provide City staff an opportunity to comment on specific concerns. (3.) To review the Land Use Application review process with the applicant and to identify who the final decision making authority shall be for the application. The extent of necessary public improvements and dedications which shall be required of the applicant will be recommended by City staff and subject to approval by the appropriate authority. There will be no final recommendation to the decision making authority on behalf of the City staff until all concerned commenting agencies, City staff and the public have had an opportunity to review and comment on the application. The following comments are a projection of public improvement related requirements that may be required as a condition of development approval for your proposed project. Right-of-way dedication: The City of Tigard requires that land area be dedicated to the public: (1.) To increase abutting public rights-of-way to the ultimate functional street classification right-of- way width as specified by the Community Development Code; or (2.) For the creation of new streets. Approval of a development application for this site will require right-of-way dedication for: ( sco wo to 2f" feet from centerline. ( ) to feet from centerline. ( ) to feet from centerline. Street improvements: P,.,~~. Pty ( ) street improvements will be necessary alongs(/ ( ) street improvements will be necessary along ( ) Street improvements on s~ fn shall include 14 feet of pavement from centerline, plus the installation of curb and gutters, storm sewers, underground placement of utility wires (a fee may be collected if determined appropriate by the Engineering Department), a five-foot wide sidewalk (sidewalks may be required to be wider on arterials or major collector CITY OF TIGARD Pre-Application Conference Notes Page 1 of 5 Engineering Department Section streets, or in the Cell Business District), necessary strosigns and traffic control devices, streetlights, and a two year streetlighting fee. ( ) Street improvements on shall include feet of pavement from centerline, plus the installation of curb and gutters, storm sewers, underground placement of utility wires (a fee maybe collected if determined appropriate by the Engineering Department), a five-foot wide sidewalk (sidewalks may be required to be wider on arterials or major collector streets, or in the Central Business District), necessary street signs and traffic control devices, streetlights, and a two year streetlighting fee. ( ) Section 18.164.120 of the TMC requires all overhead utility lines adjacent to a development to be placed underground or, at the election of the developer, a fee in-lieu of undergrounding can be paid. This requirement is valid even if the utility lines are on the opposite side of the street from the site. If the fee in-lieu is proposed, it is equal to $ 27.50 per lineal foot of street frontage that contains the overhead lines. There are existing overhead utility lines which run adjacent to this site along SW 9°fk Prior to , the applicant shall either place these utilities underground, or pay the fee in-lieu described above. 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 execute a non-remonstrance agreement which waives the property owner's right to remonstrate against the formation of a local improvement district. The following street improvements may be eligible for such an agreement: 0 (2.) Pedestrianways/bikeways: Sanitary Sewers: The nearest sanitary sewer line to this property is a(n) sue" inch line which is located in _5(.0 910 The proposed development must be connected to a public sanitary sewer. It is the developer's responsibility to ~dA 4gf~ Lie.. CITY OF TIGARD Pre-Application Conference Notes Page 2 of 5 Engineering Department Suction Water Supply: • • -The 7- Water District - Phone:(503) 2 15--1331 provides public water service in the area of this site. The District should be contacted for information regarding water supply for your proposed development. Fire Protection: Tualatin Valley Fire and Rescue District (Contact: Gene Birchill, (503) 526-2469) 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 drainage plan for the site, and may be required to prepare a subbasin drainage analysis to ensure that the proposed system will accommodate runoff from upstream properties when fully developed. A downstream analysis will also likely be necessary to determine if runoff from the proposed development will cause adverse impacts to the existing storm system downstream of the site. O 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. 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. 91-47, as amended by R&O 91-75) which requires the construction of on-site water quality facilities. The facilities shall be designed to remove CITY OF TIGARO Pre-Application Conference Notes Page 3 of 5 Engineering Department Section 65 percent of the phosph* contained in 100 percent of the *rm 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 $180.00. 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. 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 may be allowed to be deferred until the issuance of an occupancy permit. Deferral of the payment until occupancy is permissible gnly when the TIF is greater than $5,000.00. PERMITS Engineering Department Permits: Any work within a public right-of-way in the City of Tigard requires a permit from the Engineering Department. There are two types of permits issued by Engineering, as follows: Street Opening Permit (SOP). This permit covers relatively minor work in a public right-of-way or easement, such as sidewalk and driveway installation or repair, and service connections to main utility lines. This work may involve open trench work within the street. The permittee must submit a plan of the proposed work for review and approval. The cost of this type of permit is calculated as 4% of the cost of the work and is payable prior to issuance of the permit. In addition, the permittee will be required to post a bond or similar financial security for the work. Compliance Agreement (CAP). This permit covers more extensive work such as main utility line extensions, street improvements, etc. In subdivisions, this type of permit also covers all grading and private utility work. Plans prepared by a registered professional engineer must be submitted for review and approval. The cost of this permit is also calculated as 4% of the cost of the improvements, based on the design engineer's estimate, and is payable prior to issuance of the approved plan. The permittee will also be required to post a performance bond, or other such suitable security, and execute a Developer/Engineer Agreement which will obligate the design engineer to perform the primary inspection of the public improvement construction work. Prior to City acceptance of any permitted work, and prior to release of work assurance bond(s), the work shall be deemed complete and satisfactory by the City in writing. The permittee is responsible for the work until such time written City acceptance of the work is posted. CITY Of TIGARD Pre-Application Conference Notes Page 4 of 5 Engineering Department Section NOTE: If an Engineering 0 t Permit is required, the aPplica must obtain that permit prior to release of any permits from the Building Department. Building Department Permits: The following is a brief overview of the type of permits issued by the Building Department. For a more detailed explanation of these permits, contact the Development Services Counter at 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. GRADING PLAN REQUIREMENTS FOR SUBDIVISIONS All subdivision projects shall require a proposed grading plan prepared by the design engineer. The engineer will also be required to indicate which lots have natural slopes between 10% and 20%, as well as lots that have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections will be required when the lots develop. The design engineer will also be required to shade all structural fill areas on the construction plans. In addition, each homebuilder will be required to submit a specific site and floor plan for each lot. The site plan shall include topographical contours and indicate the elevations of the corners of the lot. The builder shall also indicate the proposed elevations at the four corners of the building. PREPARED BY:- -Y-APO &Vy ENGINEERING DEPARTMENT Phone: (503) 639-4171 Fax: (503) 684-7297 h: Voginlpatty\preapp.eng (Master section: preapp-r.mst) December 23, 1996 CITY OF TIGARD Pre-Application Conference Notes Page 5 of 5 Engineering Department Section CITY OF TIGARD COMMUNITY DEVELOPMENT DEPARTMENT APPLICATION CHECKLIST A CITY oFn The items on the checklist below are required for the succesful completion of your application submission requirements. This checklist identifies what is required to be submitted with your application. This sheet MUST be returned and submitted with all other applicable materials at the time you submit your land use application. See your application for further explanation of these items or call the City of Tigard Planning Division at (503) 639-4171. Staff: _k1p Date: `d' 5-q-7 APPLICATION & RELATED DOCUMENT(S) SUBMITTAL REQUIREMENTS INCLUDE MARKED ITEMS A) Application form (1 copy) 0--' B) Owner's signature/written authorization d C) Title transfer instrument/or grant deed D) Applicant's statement . No. of Copies /7- E) Filing Fee $ 56E -'EE sc,~t~v~E SITE-SPECIFIC MANSYPLAN(S) SUBMITTAL REQUIREMENTS INCLUDE V MARKED ITEMS A) Site Information showinr±: No. of Copies 1. Vicinity map r~ 2. Site size & dimensions ram 3. Contour lines (2 ft at 0-10% or 5 ft for grades > 10%) 4. Drainage patterns, courses, and ponds ram 5. Locations of natural hazard areas including: ❑ (a) Floodplain areas ❑ (b) Slopes in excess of 25% ❑ (c) Unstable ground ❑ (d) Areas with high seasonal water table l (e) Areas with severe soil erosion potential ❑ (f) Areas having severely weak foundation soils ❑ 6. Location of resource areas as shown on the Comprehensive Map Inventory including: ❑ (a) Wildlife habitats 0 (b) Wetlands 7. Other site features: (a) Rock outcroppings o ❑ (b) Trees with 6" + caliper measured 4 feet from ground level 8. Location of existing structures and their uses 9. Location and type of on and off-site noise sources ❑ 10. Location of existing utilities and easements 11. Location of existing dedicated right-of-ways LAND USE APPLICATION/ LIST PAGE 1 OF 5 8) Site Deve ment Plan Indicating: No. of Copies 1. The p oposed site and surrounding properties ❑ 2. Conto r line intervals ❑ 3. The to tion, dimensions and names of all: (a) Ex sting & platted streets & other public ways and eas ments on the site and on adjoining properties ❑ (b) Pro osed streets or other public ways & easements on t e site ❑ (c) Alter ative routes of dead end or proposed streets that re uire future extension ❑ 4. The location nd dimension of: (a) Entranc s and exits on the site ❑ (b) Parking nd circulation areas ❑ (c) Loading nd services area ❑ (d) Pedestria and bicycle circulation ❑ (e) Outdoor c mmon areas ❑ (f) Above grou d utilities _ ❑ 5. The location, dim nsions & setback distances of all: (a) Existing per nent structures, improvements, utilities, and easements which are located on the site and on adjacent property withi 25 feet of the site ❑ (b) Proposed struct res, improvements, utilities and easements on the site ❑ 6. Storm drainage faciliti and analysis of downstream conditions ❑ 7. Sanitary sewer facilities ❑ 8. The location areas to be andscaped ❑ 9. The location and type of utdoor lighting considering crime prevention techniques ❑ 10. The location of mailboxes ❑ 11. The location of all structure and their orientation ❑ 12. Existing or proposed sewer r imbursement agreements ❑ C) Grading Plan Indicating: No. of Copies I Z. The site development plan shall include a grading plan at the same scale as the site analysis drawings and shall contain the following information: 1. The location and extent to which grading will take place indicating: (a) General contour lines t~ (b) Slope ratios ❑ (c) Soil stabilization proposal(s) ❑ (d) Approximate time of year for the proposed site development ❑ 2. A statement from a registered engineer supported by data factual substantiating: (a) Subsurface exploration and geotechnical engineering report ❑ (b) The validity of sanitary sewer and storm drainage service proposals 0' (c) That all problems will be mitigated and how they will be mitigated LAND USE APPLICATION I LIST PAGE 2 Of 5 D) Arch itectura DAn s Indicatin • No. of Copies - The site devel pment plan proposal shall include: 1. Floor plan indicating the square footage of all structures proposed f use on-site 2. Typical eleva 'on drawings of each structure E) Landscape Plan Indicating: No. of Copies Z The landscape plan shall be drawn at the same scale of the site analysis plan or a larger scale if necessary and shall indicate: 1. Description of the irrigation system where applicable ❑ 2. Location and height of fences, buffers and screenings ❑ 3. Location of terraces, decks, shelters, play areas, and common open spaces ❑ 4. Location, type, size and species of existing and proposed plant materials E!~` 5. Landscape narrative which also addresses: (a) Soil conditions ❑ (b) Erosion control measures that will be used ❑ F) Sin rawin s• ❑ Sign cwings shall be submitted in accordance with Chapter 18.114 of the C e as part of the Site Development Review or prior to obtaining a Building Permit to construct a sign. G) Traffic Generation Estimate: 13 H) Preliminary Partition/Lot Line Adjustment Mao Indicating: No. of Copies Q The owner of the subject parcel r~ The owner's authorized agent p~ 3. The map scale (20,50,100 or 200 feet -1) inch north arrow and date B__,~ 4. Description of parcel location and boundaries a~ Location, width and names of streets, easements and other public ways within and adjacent to the parcel Location of all permanent buildings on and within 25 feet of all property lines Location and width of all water courses Location of any trees within 6" or greater caliper at 4 feet above ground level ❑l 9. All slopes greater than 25% ❑ 10. Location of existing utilities and utility easements ❑ 11 For major land partition which creates a public street: (a) The proposed right-of-way location and width a~ (b) A scaled cross-section of the proposed street plus any reserve strip 12. Any applicable deed restrictions 13. Evidence that land partition will not preclude efficient future land division where applicable ° LAND USE APPLICATION,/ LIST PAGE 3 OF 5 1) Subdivision 'relina Plat Ma and Data Indicatin 0 No. of Copies 1. Scale eq aling 30,50,100 or 200 feet to the inch and limited to one phase pe sheet ❑ 2. The propo ed name of the subdivision ❑ 3. Vicinity ma showing property's relationship to arterial and collector str ets ❑ 4. Names, addr sses and telephone numbers of the owner, developer, engineer, su eyer and designer (as applicable) ❑ 5. Date of applic tion ❑ 6. Boundary lines of tract to be subdivided ❑ 7. Names of adjac nt subdivision or names of recorded owners of adjoining parcel of un-subdivided land ❑ 8. Contour lines rel ted to a City-established benchmark at 2-foot intervals for 0-10% grades reater than 10% ❑ 9. The purpose, locat on, type and size of all the following (within and adjacent to the pro osed subdivision): (a) Public and pri ate right-of-ways and easements ❑ (b) Public and priv to sanitary and storm sewer lines ❑ (c) Domestic water ains including fire hydrants ❑ (d) Major power tel hone transmission lines (50,000 volts or greater) ❑ (e) Watercourses ❑ (f) Deed reservations for parks, open spaces, pathways and other land encumbrance ❑ 10. Approximate plan and p files of proposed sanitary and storm sewers with grades and pipe size indicated on the plans ❑ 11. Plan of the proposed wate distribution system, showing pipe sizes and the location of valves and ire hydrants ❑ 12. Approximate centerline pro Iles showing the finished grade of all streets including street extensions r a reasonable distance beyond the limits of the proposed subdivision ❑ 13. Scaled cross sections of prop sed street right-of-way(s) ❑ 14. The location, of all areas subj to inundation or storm water overflow ❑ 15. Location, width & direction of flow of all water courses & drainage-ways ❑ 16. The proposed lot configuration , approximate lot dimensions and lot numbers. Where lots are to be used for purposes other than residential, it shall be indicated pon such lots. ❑ 17. The location of all trees with a d ameter 6 inches or greater measured at 4 feet above ground level, and th location of proposed tree plantings ❑ 18. The existing uses of the property, ncluding the location of all structures and the present uses of the structu s, and a statement of which structures are to remain after platting ❑ 19. Supplemental information including. (a) Proposed deed restrictions (if a y) ❑ (b) Proof of property ownership ❑ (c) A proposed plan for provision o subdivision improvements ❑ 20. Existing natural features including rock ou roppings, wetlands & marsh areas ❑ 21. If any of the foregoing information can of practicably be shown on the preliminary plat, it shall be incorporat d into a narrative and submitted with the application ❑ LAND USE APPLICATION of LIST PACE 4 OF 5 J) Solar Access Calculations: e~ K) Other Information No. of Copies o h:Vogin\pant AmastersUcidist.mst Mav 23. 1995 LAND USE APPLICATION./ LIST PAGE 5 OF 5 90th approx. 5'setback Preliminary Plat Map for M Ave. (Administrative Planned Development. varience needed) Scale: 1" = 50' 6 8"san. 75' 100' 50' N 1 sewer @ existing existing garage 1 SW home: and carport to SW F: 10230 be removed Jefferson I "6"V& SW 90tH - (unimproved) `c{ I e only 20' of tract is paved } I line \ 1 1 100 (no sidewalks required) I I lot 1 l I lot 2 lot 3 ;~y~'~~ I 15' wetlands buffer 25k125' (25' aver ge) f•;r•}r access 75' 50' 100' K fK'Lt~K I tract ~~ti. ti. I 25' 25' tot 4 1 7' 25' 25' I I / I I I @. location I 471 , of existing fir trees lot 5 wetlands 7.5' san. existing SFR easemen--------- V 01 I 100' lot $ approximate uplands 140' wetlands North existing SFR 46' 1) san. sewer - connect to 8" line in SW 90th Ave. 2) storm sewer - connect to wetlands wetlands 3) water- connect to 6 " line in SW 90th Ave. 4) north face of trees @ 17.5' from property fine. 90 Questions: Can wetland buffer be greater than 25'? Enough sf. for lots 4,5,and 6? contact: Phil Morford 699-2732 Storm drain to wetlands ? 699-0508(fax) Sanitary to 90th thru alley - enough fall? t C..x ~i 3 " a6. ' :'.'i.%TY' ~C3~~Trr1'..'i:J.'.y.4 s 4d lnisys:.e~S "~Y:"~$;h4o: (we.Y:v'?Y9.'reYdt ~°.R,"/4d,•<^6 y ui"t .1 4 ,.G iv _ ~ a a a :y" rxf{'. t'S.:."~... 3. •Aa':YL~ .f. rXU:..:.A..:s:....:.}....~:. R..».r .............a..:....., ..•«i.W' wwx vw wa .a 1 a. 4 dd A Ort : a ppr ? ? i~.I , Y q . .1..._g i : . 6..J v' tv<4 .~."........w ♦ Tm._... p........ . _ t s. f8 i' { s a _ p~.. dI~ a z _ lea a b, ~ i p~ • ~ ~ e; h ~ 0.J " ~ i ~ ' ~4':D ~ ♦ y 3 r . £ a x P r' q.4 U' l rJ! 2. y e 'A AV 1.11. ~ 1 Mp i .d ' j I i a ^vu 3~ J4y'M t e, . gross area 78,608 total sf. access easement 25'x150 3 750 wetlands uplands and buffer (29,500)_ 6 lots 7500 s. f. (45,000) one lot is occu ied b the existing white house remainin : 358 3Gir ~ . Week of Sunday, August 03, 1997 Pre-Apps (CD Meetings) Sure...:.......:..4.. .....;:.;:.;:.;::.;:.;:.;::::5:.: `ue:.;:.;::;:.;: i R....::::::..............................:......... . 8:00 8:30 9:00 9:30 10:00 fla#*raps<>> rar>!d.. i ariarrr 10:30 reerg`<......... 'liJJJ :::kv[attiid 11.00 t s9-2 2> jy► j' 11:30 cire :€":arJS:» < > > > > : 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 More Notes: :3 w. ay, u y • PHUP J. MORFORD P.O. Box 1272 • LAKE OSwEGo, OR 97035 • (503)699- 2732 • FAX: (503)699-0508 July 23, 1997 City of Tigard 13125 SW Hall Blvd. Tigard, Or 97223 Re: PREAPPLICATION CONFERENCE The following information is being submitted: 1)Apnliant: Philip Morford, phone* 699-2732 fax:# 699-0508 2 )Site Plan: (attached) 3)Proposal: To perform a lot line adustment on tax lot 1000, a moor partition on tax lot 1000 and 1301 (create three lots and a 25' access tract) and a minor partition on tax lot 901(create three lots, two of which are accessed by the tract created on tax lot 1000). 4)Description: Parcel 1- Town of Metzger, lots 7,8,9,10, block 4 (10230 SW 90th),Tax lot#: 901 Parcel 2 -Town of Metzger, lot 20 and part of lot 19 and vacated street,Tax lot#: 1000 Parcel 3 -Town of Metzger, lot 9, block 21 and vacated street, Tax lot 1301 5)Current owner of properties: Parcel 1: Pacific Crest Partners, Inc. Parcel 2: Judy Wood, Francis Chapman Parcel 3: Judy Wood 6)Tono&rayhical Information: property is relatively flat 7)Wetlands Delineation: shown on proposed plat. 8fte 1$240 check attached 9)1jote: I have most recently worked with Mark Roberts on the basic idea of this partition I would appreciate if he could attend the meeting. Respectfully y s, Philip J. rd 90th Preliminary Plat Map for Ave. approx. 5'setback Five Lot Subdivision san. 225' scale: 1" = 50' sewer 175' Z I 50' I Tdeep SW I existing ~ 50' home: Jefferson f~fti I f r 3W30 125' 7500 sf. (unimproved) f~ fti line 2 100' rtirti NOOII { rr I 25' 7500 sf. I :r'::L•ti■ti wetlands buffer ; I 1 - .►tir '4rtir~ *r1r'ti;f}~ chainGnk ~r 25 ti;tirti~tirtirLfti~ access easement fence I I ®J .r•r•r•r■r•r•. 240' 1 1ddd 25 • • • I existing I 3 property 7500 sf. `line 115' 5 VY san, sewer 7500 sf. 7500 sf. easement wetlands 140' 140' I I wetla~rbs_ North 60' I contact: Phil Morford 699-2732 699-0508(fax) 1 CITY, OF TIGARD PRE-APPLICATION CONFERENCE NOTES shaping ,4 8 Comm urutyDevelopt" _ RESIDENTIAL ~zZ~7 DqE STAFF: ~,~li ll DANDl~~l~ APPLICANT: AGENT: f ~~/ice Ntf~i2~oRD Phone: f l Phone:1 l Co 9- -Z-737- PROPERTY LOCATION: ADDRESS: 10z30 sLJ 90 14Vr - TAX MAP/TAX LOT: /5/ 3 5,4A - c7a ! , /ooo , l 36 -r NECESSARY APPLICKHONISI: IS U13D1v i s i coif ~~/A 1YNE+~ t~FUEc a t~M t h!7 ` VARI~t~GF -F6 ~VAzE s? W& WAM-- MIA-Z ct Fat pu ba S: 0Z0 W 5!QA( PROPOSAL DESCRIPTION: ~t C 5-L SOEtAQ 1 SIQNJ COMPREHENSIVE PLAN DESIGNATION: Zal~ ZONING DESIGNATION: ~-E- S CITIZEN INVOLVEMENT FACILITATOR: TEAM AREA: PHONE: 15031 NING DISTRICT DIMENSIONAL REQUIREMEN Minimum lot size: Osq. ft. Average lot width: 5o ft. Maximum building height: 3o ft. Setbacks` Front W ft. Side 6' ft. Rear /S' ft. Corner /S ft. from street. Maximum site coverage: /VA % Minimum landscaped or natural vegetation area: AIA_% [Refer to Code Section 18. So l ITIONAL LOT DIMENSIONAL REQUIREME Minimum lot frontage: 2-5 feet, unless lot is created through the Minor Land Partition process. Lots erestect .easeeet- n The depth of all lots shall not exceed 2'/2 times the average width, unless the parcel is less than 1'/z times the minimum lot size of the applicable zoning district. (Refer to Code Section 18164060 Lots) CITY Of TIURD Pre4Wplicatlon Conference Notes Page 1 of 10 Aosidootltl AspilallsWimoolo! 1111VItloo Sootloo feet from the centerline of SPICIAL S ik areas: feet from nsity zones: feet, along the site's boundary. en (10)-foot side yard setback. lots: minimum ten (10)-foot separation between buildings. r y esidential building separation: od ection 18.96.0301 y structures up to 528 square feet in size may be permitted on lots less than 2.5 acres in size. Accessor Five (5)-foot minimum setback from side and rear lot lines. Accessory structure up to 1000 square feet on parcels of at least 2.5 acres in size. [See applicable zoning district setbacks for primary structures.] SUBDIVISION PLAT NAME RESERVATIO Prior to submitting a Su (vision land use application with the City of Tigard, applicant's are required to complete and file a subdivision plat naming request with the Washington County Surveyor's Office in order to obtain approval1reservation 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. [County Surveyors Office: 648-88841 FLAG LOT IN6 HE16HT PROVISIONS Max imu eight 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 0 -40 zones provided that the standards of Code Section 18.98.030[81 are met. ESIDENTIAL DENSITY CALCULATION [See example be o 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: 1. All sensitive lands areas including: a. Land within the 100 year floodplain; b. Slopes exceeding 25%; and C. Drainageways. 2. Public right-of-way dedication. a. Single-family allocate 20% of gross acres for public facilities; and b. Multi-family allocate 15% of gross acres for public facilities. [Refer to Code Section 18.921 EKAMPLE 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-FaMHV Mule-Fami41 43,560 sq. ft. of gross site area 43,560 sq. ft. of gross site area 8,712 sq ft (20%) for public right-of-way 6,534 sg ft (15%) for public right-of-way NET: 34,848 square feet NET: 37,026 square feet 3.050 (minimum lot areal - 3.050 (minimum lot area) 114 Units Per Acre = 12.1 Units Per Acre *'Me Development Cede mgnims do Me net site area e=for the Dan wbole dwelUng unit NO BOUNDING UP IS PERMITTED. CITY OF TIGARD Pre-Appncadon Conference Notes Page 2 of 10 r -Idndsl Atrllatln/Nndq aMsln Section BLACKS 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. When block lengths greater than 600 feet are permitted, pedestrian/bikeways shall be provided through the block. - (Refer to Code Section 18164.0401 RESIDENTIAL DE TRANSFER The City o igard allows a Residential Density Transfer of up to 25% of the units that could otherwise have been develo d on sensitive lands areas listed in the density- calculations that may be applied to the developable po ' n of the site. [Refer to Code ction 18.92.0301. I i h r n i 'l' f h I' n for a residential development application to provide a detail calculation for both the pe 'unitted residential density and the requested density transfer. RESIDENTIAL DENS TRANSITION Regardless f the allowed housing density in a zoning district, any property within 100 feet of a designated established a a shall not be developed at a density greater than 125 percent of the maximum Comprehensive Plan designation (not zoning) of the adjacent parcel. Transition area applies to any property which a designated established area. The subject property is designated as an area. The subject property is adjoined by established/developing/areas to the north, south, east and west. FUTURE STREET ~futuftestrefttplan N OF S1.s al a. 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. b. Identify existing or proposed bus routes, pullouts or other transit facilities, bicycle routes and pedestrian facilities on or within 500 feet of the site. 2. 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. [Refer to Code Section 18.164.0301 ESIDEMTIAL DEVELOPMENT SOLAR ACCESS REQUIREMENTS All subdivisions and minor parts ions are su sect to solar access requirements. These requirements state that a minimum of 80% of all lots created must be oriented for solar accessibility. The basic standard, which determines solar accessibility, requires that 80% of total number of proposed lots: 1. Demonstrate a north-south dimension of at least 90 feet. 2. Demonstrate a front lot line orientation within 30 degrees of a true east-west axis, CITY Of TIGARD Pro-APPOcadon Conference Notes Page 3 of 10 Resiremal4/IlclUIRM311l1! IMslo satin The total or partial exemption of a site from the solar access requirement may be approved for the following reasons: 1. East, west or north slopes steeper than 20%. 2. Off-site shade sources (structures, vegetation, topography). 3. On-site shade sources (vegetation). Adjustments allowing a reduction of the 80% solar lot design requirement may be made for the following reasons: 1. Reduced density or an increased cost of at least five percent due to either: a. East, west or north slope greater than 10%. b. Significant natural feature. C. Existing road or lotting pattern. d. Public easement or right-of-way. 2. Reduction in important development amenities. 3. Pre-existing shade (vegetation). PLEASE NOTE: Maps and text are required which are sufficient to show that the development complies with the solar design standards, or that specific lots should he exempted or adlusted out. The following items shall he included in the analysis: 1. The north-south lot dimension and front lot line orientation of each proposed lot. 2. Protected solar building lines and relevant building site restrictions, if applicable. 3. For the purpose of identifying trees related to exemption requests, a map showing existing trees which are at least 30 feet tall and over 6 inches diameter at a point 4 feet above grade shall be . submitted. This map shall include the following- a. Height. b. Diameter. C. Species. d. A statement declaring that they are to be retained. 4. Copies of all private restrictions relating to solar access. The design characteristics of a developed solar-oriented lot are high levels of wintertime sun striking the south walls and roofs of the house, house orientation maximizing south window area, and a south-sloping roof area. To achieve this, one may utilize the following: 1. Protected Solar Building Line - The solar building line must: a. Be oriented to within 30 degrees of a true east-west axis. b. Provide a minimum distance of 70 feet from the middle of the lot to the south property line. C. Provide a minimum distance of 45 feet from the northernmost buildable boundary of the subject lot to the north property line. 2. Performance Options - There are two performance options which may be utilized as follows: a. The house to be oriented within 30 degrees of an east-west axis and have at least 80% of the ground floor's south wall protected from shade. b. At least 32% of the glass and 500 square feet of the roof area face south and be protected from shade. CITY OF TIURD Pre-Application Conference Notes page 4 of 10 Bosldeetiol118911CAUGI Mnuln OMslon section . -opdonts]med,through the design.of1he. Subdivision or Mnorland,Partdon, al PLEASE NOTE:; Regardlesof the one and two family, single-family residences are reviewed through the building permit process for compliance with Solar Balance Point standards. Please contact the Building Division for further Information regarding the Solar Balance Point standards and the options that are available related to building height and construction. PARION6 AND ACCESS All parking areas and driveways must be paved. ~>~~Singe fa ly: ~Re'res2off-street parking spaces per dwelling unit. Multiple family: Requires 1.5 parking spaces per unit for 1 bedroom. (Multi-family - requires 2 parking spaces per unit for 1+ bedrooms.) Multi-family dwel ' g units with more than 10 required spaces shall provide parking for the use of guests and shall consist o q5% of the total required parking. (Refer to Code Section 18106.0301 N more t 4 ° of required spaces may be designated and/or dimensioned as compact spaces. Parking stalls all be dimensioned as follows: Standar parking space dimensions: 8 ft. 8 inches X 18 ft. > Compact rking space dimensions: 8 ft. X 15 ft. > Handicapp parking: All parking areas shall provide appropriately located and dimensioned disabled pers n parking spaces. The minimum number of disabled person parking spaces to be provided, as w I as the parking stall dimensions, are mandated by the Americans with Disabilities Act (ADA). A h dout is available upon request. A handicapped parking space symbol shall be painted on the par 'ng space surface and an appropriate sign shall be posted. BICYCLE RA S Bicycle acks are required for multi-family, commercial and industrial developments. Bicycle racks shall be located in eas protected from automobile traffic and in convenient locations. Bicycle parking spaces shall be provided the basis of one space for every fifteen (15) required vehicular parking spaces. uR\W WA\( Minimum number of accesses: Minimum access width: 15 Maximum access width: Minimum pavement width: /o' REQUIRED W AY LOCATION Within all ached housing (except two-family dwellings) and multi-family developments, each residential dwelling shal a connected by walkway to the vehicular parking area, common open space and recreation facilities. CLEAR VISION AREA The City requires that clear vision areas be maintained between three and eight 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. (Refer to Code Secdon 18.1021 CRY OF TIURD Pre-Appllcation Conference Notes page 5 of 10 Residential IAMla119IM2nlq IMSin Sutln 8UffERIN . 0 SCREENING In o er to increase privacy and to either reduce or eliminate adverse noise or visual impacts between adjace t developments, especially between different land uses, the City requires landscaped buffer areas along ce ain site perimeters. Required buffer areas are described by the Code in terms of width. Buffer areas mus be occupied by a mixture of deciduous and evergreen trees and shrubs and must also achieve a balance b tween vertical and horizontal plantings. Site obscuring screens or fences may-also be required; thes are often advisable even if not required by the Code. The required buffer areas may gnly be occupied by egetation, fences, utilities, and walkways. Additional information on required buffer area materials and size may be found in the Community Development Code. (Refer to Code Ch ter 18.100) The required buffer wi hs which are applicable to your proposal area are as follows: ft. along rth boundary. ft. along east boundary. ft. along so boundary. ft. along west boundary. In addition, sight obscuring scree 'ng is required along STREET TREES 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 feet of the right-of-way boundary. Street trees must have a minimum caliper of at least two inches when measured four 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 tre for every seven parking spaces must be planted in and around all parking areas in order to provide a veg tative canopy effect. Landscaped parking areas shall include special design features which effectively creen the parking lot areas from view. These design features may include the use of landscaped berms, ecorative walls, and raised planters. For detailed information on design requirements for parking area and accesses. (Refer to Code Chapters 18.100, 18106 and 18.108) TREE REMOVAL PLAN REQUIREMENTS 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, major partition, site development review, planned development or conditional use is filed. Protection is preferred over removal where possible. The tree plan shall include the following: Identification of the location, size and species of all existing trees including trees designated as significant by the city; 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 18.150.070:D. according to the following standards: b Retainage of less than 25 percent 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; a Retainage of from 25 to 50 percent of existing trees over 12 inches in caliper requires that two- thirds of the trees to be removed be mitigated according to Section 18.150.070. D; CITY OF fl6AR13 Pre-Applicadon Confamuce Notes Page 6 of 10 tosuaatlalpoIlatlaa/Maaa1NMine Section Retainage of from 50 to 75 percent of existing trees over 12 inches in caliper requires that 50 percent of the trees to be removed be mitigated according to Section 18.150.070. D; Retainage of 75 percent or greater of existing trees over 12 inches in caliper requires no mitigation; "r Identification of all trees which are proposed to be removed; and r 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 18.150.070.D. [Refer to Code Section 18.150.0251 MITIGATION Replacement of a tree shall take place according to the following guidelines: A replacement tree shall be a substantially similar species considering site characteristics. 7 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. [Refer to Code Section 18150.070 101 SIGNS 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 review before the Hearings Officer. SENSITIVE LANDS 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 preliminarily identify sensitive lands areas at the pre-application conference based on available information. HOWEVER, the responsibility to precisely identify sensitivq lands areas. and their boundaries, is the responsibility of the applicant. Areas meeting the definitions of sensitive lands must be clearly indicated on plans submitted with the development application. [Refer to Code Chapter 18.841 CITY OF TIGARD Pre-Applicaden Conference Notes Page 7 of 1e IssllntlalAsillatlnRladaq IM&In Sutln -Chapter 18.84 also provides relations for the use, protection, or M&Ication of sensitive lands areas. Residential development is prohibited within flood Inns. STEEP SLOPES 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 18.84.040.8. The report shall be based upon field exploration and investigation and shall include specific recommendations for achieving the requirements of 18.84.040.8.2 and 18.84.040.8.1 UNIRED SEWERAGE AGENCY (USA] BUFFER STANDARDS, B a 0 96-44 Purim: Land development adjacent to sensitive areas shall preserve and maintain or create a vegetated corridor for a buffer wide enough to protect the water quality functioning of the sensitive area. Design Criteria: The vegetated corridor shall be a minimum of 25 feet wide, measured horizontally, from the defined . boundaries of the sensitive area, except where approval has been granted by the Agency or City to reduce the width of a portion of the corridor. If approval is granted by the Agency or City to reduce the width of a portion of the vegetated corridor, then the surface water in this area shall be directed to an area of the vegetated corridor that is a minimum of 25 feet wide. The maximum allowable encroachment shall be 15 feet, except as allowed in Section 3.11.4. No more than 25 percent of the length of the vegetated corridor within the development or project site can be less than 25 feet in width. In any case, the average width of the vegetated corridor shall be a minimum of 25 feet. Restrictions in the Vegetate Corridor: No structures, development, construction activities, gardens, lawns, application of chemicals, dumping of any materials of any kind, or other activities shall be permitted which otherwise detract_ from the water quality protection provided by the vegetated corridor, except as allowed below: > A gravel walkway or bike path, not exceeding 8 feet in width. If the walkway or bike path is paved, then the vegetated corridor must be widened by the width to the path. A paved or gravel walkway or bike path may not be constructed closer than 10 feet from the boundary of the sensitive area, unless approved by the Agency or City. Walkways and bike paths shall be constructed so as to minimize disturbance to existing vegetation; and > - Water quality facilities may encroach into the vegetated corridor a maximum of 10 feet with the approval of the Agency or City. Location of Vegetated Corridor: In any residential development which creates multiple parcels or lots intended for separate ownership, such as a subdivision, the vegetated corridor shall be contained in a separate tract, and shall not be, a part of any parcel to be used for the construction of a dwelling unit. (Refer to R a 0 96-MIUSA Regulations - Chapter 3, Design for SWM] - NARRATIYE The applicant shall submit a narrative which provides findings for all applicable approval standards. Failur0 to provide a narrative or adequately address criteria would be reason to consider an application incomplete and delay review of the proposal. Applicant should review code for applicable criteria. CRY OF n6ARD Pttr4Mtstlao Cwdw9 ce Naas Page t a 11 IsslaNdal ANPUans./nswa IMsln Sectln CODE SECTIONS • 18.80 ✓ 18.92 18.100 18.108 _ 18.120 ,-18.150 18.84 _ 18.96 18.102 _ 18.114 _ 18.130 18.160 18.88 _ 18.98 18.106 _ 18.116 18.134 _ 18.162 18.164 MPACT STUDY As a part of the application submittal requirements, applicants are required to include impact study with their submittal package. The impact study shall quantify the effect of the development on public facilities and services. The study shall address, at a minimum, the transportation system, including bikeways, the drainage system, the parks system, the water system, the sewer system and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with the dedication requirement, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. [Rotor to Code Chapter 18.32 Section .0501 When a condition of approval requires 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. [Refer to Code Chapter 18.32 Section .2501 EI6NBORNOOD MEETING The applicant shall notify all property owners within 250 feet and the appropriate CIT Facilitator of their proposal. A minimum of 2 weeks between the mailing date and the meeting date is required. Pleaso review the Land Use Notification handout concerning site posting and the meeting notice. [Refer to the Neighborhood Meeting Nandoud BUILDING PERMITS Plans for building and other related permits will not be accepted for review until a land use approval hag been issued. Final inspection approvals by the Building Division will not be granted until there i% compliance with all conditions of development approval. RECYC App nt should contact franchise hauler for review and approval of site servicing compatibility with Pride Disp al's vehicles. CONTACT PE N: Lenny Hing with Pride Disposal at (503) 625-6177. [Refer to Code Se on 18.1161 ADDITIONAL CONCERNS OR COMMENTS: r~ "PRiyA-rE S7 A-P?ROV,ED 7 6M c 4-,q ANnIFO p,EV~Cor~i~-~~~.I~t Ex 4.ain/E 3/dG~ /"~~Q~~IREMENTS ES7ABGlSN£zD RF4? - T-7EV~6t~ /~NNFYA7~ON © VARiAtJGE To 66Tg4eh-6 61" ~,Y~ ~,Ti•~Cr 5F 6CDV,1')Q2 IC4 C-ROICE OF MMo S6AP-121 ; nss) to 6f-) i~ROV/CAF VVs1G.47'101V /JOGI~~I,EN TS UNaEdZ 'DEFIMI.110,✓ ) RD 2:M7PAC- 5TL.NS11 D -io~t5?.24TE HOcJ~G✓~y .4 ~~Yi~ S7R~T ~ ~N /I/OT' Sr /g 1(og o x n(. k1_-re 4tJD 7ge-IL2E4 - 61J O 14 0 CfTY OFTIURO Pro4Mcadsu Conforo= N ,-O &v& p-.Aa-A3 ad,", 14d /roPage 9 of 10 UsiamaIN~uan~un~ulN11MIM) des p q 1 9 'Tr'-'f'oA f-0 Octa `4' t,Co ~ peep ~?bc~POd q ~ p o0 2 c~"~j Ao'0ia o fee "e Ile . PROCEDURE Administrative Staff Review. r/Public hearing before the Land Use Hearings Office. vEz G~4N~ie~ Public hearing before the Planning Commission. Public hearing before the Planning Commission with the Commission making a recommendation on the proposal to the City Council. An additional public hearing shall be held by the City Council. APPLICATION SUBMITTAL PROCESS All applications must be accepted by a Planning Division staff member of the Community Development Department at Tigard City Hall offices. PLEASE NOTE: Applications submitted by mail or dropRe.4 off at the counter without Planning Division acceptance may be returned Applications will NOT ba accepted after 3:00 P.M. on Fridays or 4:30 on other week days Maps submitted with an application shall be folded IN ADVANCE to 8.5 by 11 inches One (1). 8%" x 11" map of a proposed prQject should be submitted for attachment to the staff report or administrative decision. Application with unfolded maps shall not be accepted. The Planning Division and Engineering Division 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. The administrative decision or public hearing will typically occur approximately 45 to 60 days after an application is accepted as being complete by the Planning Division. Applications involving difficult or protracted issues or requiring review by other jurisdictions may take additional time to review. Written recommendations from the Planning staff are issued seven (7) days prior to the public hearing. A 10, to 2Q day public appeal period follows all land use decisions. An appeal on this matter would be heard by the Tigard e/?r CDU1JG/ Z_ . A basic flow chart which illustrates the review process is available from the Planning Division upon request. 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 tha opportunities and constraints affecting development of the site. PLEASE NOTE The conference and notes cannot cover all Code requirements and aspects of good site planning that should apply to the development of your site plan. Failure of the staff to provide information required by the Code shall not constitute a waiver of the applicable standards or requirements. It Is recommended that a prospective applicant either obtain and read the Community Development Code or ask any questions of CIW staff relative to Code requirements prior to submitting an application. Additional pre-application conference(s) is/are required if an application(s) is/are to be submitted more than six (6) months following this pre-application conference, unless the additional conference(s) is deemed as unnecessary by the Planning Division. PREPARED BY. A//// ~~I~1JR~q CITY OF TIGARD PLANNING DIVISION PHONE: 150316394M FAK 150316847297 h: Vogin\patty\preapp-r. mst (Engineering section: preapp.eng) 26-Mar-97 COWMAN ft4WUcsdu Cu tereuce Noes page 1N of If 114081tltl sssUcalls i/Ma•WS IMMes Settles A/A Iuoo ;!City Q. Tigard,:Oregon. PRE APPLICATION CONFERENCE NOTES ENGINEERING SECTION PUBLIC FACILITIES The purpose of the pre-application conference is to: (1.) Identify applicable Comprehensive Plan policies and ordinance provisions. (2.) To provide City staff an opportunity to comment on specific concerns. (3.) To review the Land Use Application review process with the applicant and to identify who the final decision making authority shall be for the application. The extent of necessary public improvements and dedications which shall be required of the applicant will be recommended by City staff and subject to approval by the appropriate authority. There will be no final recommendation to the decision making authority on behalf of the City staff until all concerned commenting agencies, City staff and the public have had an opportunity to review and comment on the application. The following comments are a projection of public improvement related requirements that may be required as a.condition of development approval for your proposed project. Right-of-way dedication: The City of Tigard requires that land area be dedicated to the public: (1.) To increase abutting public rights-of-way to the ultimate functional street classification right-of- way width as specified by the Community Development Code; or (2.) For the creation of new streets. Approval of a development application for this site will require right-of-way dedication for: 5 a 9*&- %VJWTI 2 (7C) ~'(Q~~( to feet from centerline: IS bas.fb ►ss-ce~'°w ( ) to feet from centerline. ( ) to feet from centerline. Street improvements: V7- street improvements will be necessary along Fig.-,- street improvements will be necessary along gi6u.r SVA.-.r (if brwoel) -ro &&u) Street improvements on ~ '1.y~" A shall include Vto feet of pavement from centerline, plus the installation of curb and gutters, storm sewers, underground placement of utility wires (a fee may be collected if determined appropriate by the Engineering Department), a five-foot wide sidewalk (sidewalks may be required to be wider on arterials or major collector CITY Of TIGARD Pre-Application Conference Notes Page 1 of 5 Engineering Department Section j~ !k t6 IeK,6217- streets, or in the Cel Business District), necessary stre*igns and traffic control devices, streetlights, and a tw ar streetlighting fee. ( ) Street improvements on shall include feet of pavement from centerline, plus the installation of curb and gutters, storm sewers, underground placement of utility wires (a fee may be collected if determined appropriate by the Engineering Department), a five-foot wide sidewalk (sidewalks may be required to be wider on arterials or major collector streets, or in the Central Business District), necessary street signs and traffic control devices, streetlights, and a two year streetlighting fee. Section 18.164.120 of the TMC requires all overhead utility lines adjacent to a development to be placed underground or, at the election of the developer, a fee in-lieu of undergrounding can be paid. This requirement is valid even if the utility lines are on the opposite side of the street from the site. If the fee in-lieu is proposed, it is equal to $ 27.50 per lineal foot of street frontage that contains the overhead lines. a~. There are existing overhead utility lines which run adjacent to this site along SW 10 Prior to Ir- fL*<-( -,the applicant shall either place these utilities underground, or pay the fee in-lieu described above. 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 execute a non-remonstrance agreement which waives the property owner's right to remonstrate against the formation of a local improvement district. The following street improvements may be eligible for such an agreement: (1.) (2.) Pedestrianways/bikeways: Sanitary Sewers: The nearest saniy sewer line to thi$ property is a(n) g inch line which is located in c Ssr. 4 Cam" %,-t, 9° AV-- . The proposed development must be connected to a public sanitary sewer. ,It is the developer's responsibility to ifxn-u-c_> P,uL seviC-- C_ CITY OF TIGARD Pre-Application Conference Notes Page 2 of 5 Engineering Department Section Water Supply: ' I • The kL-eL Water District - Phone:(503) 2'K-~ i1 provides public water service in the area of this site. The District should be contacted for information regarding water supply for your proposed development. Fire Protection: Tualatin Valley Fire and Rescue District (Contact: Gene Birchill, (503) 526-2469) 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 drainage plan for the site, and may be required to prepare a subbasin drainage analysis to ensure that the proposed system will accommodate runoff from upstream properties when fully developed. A downstream analysis will also likely be necessary to determine if runoff from the proposed development will cause adverse impacts to the existing storm system downstream of the site. • ~R~JI~ ~slrs ~st~.l~( AEI D 6awtl~a~l Anlat.~./ ~S 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. 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. 91-47, as amended by R&O 91-75) which requires the construction of on-site water quality facilities. The facilities shall be designed to remove CITY OF TIGARD Pre-Application Conference Notes Page 3 of 5 Engineering Department Section _65 percent of the phosphoAces. contained in 100 percent of the `rm water runoff generated from newly created impervious s The resolution contains a pro lon 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 $180.00. 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. (4 Payment of the fee in-lieu. 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 may be allowed to be deferred until the issuance of an occupancy permit. Deferral of the payment until occupancy is permissible galC when the TIF is greater than $5,000.00. PERMITS Engineering Department Permits: Any work within a public right-of-way in the City of Tigard requires a permit from the Engineering Department. There are two types of permits issued by Engineering, as follows: Street Opening Permit (SOP). This permit covers relatively minor work in a public right-of-way or easement, such as sidewalk and driveway installation or repair, and service connections to main utility lines. This work may, involve open trench work within the street. The permittee must submit a plan of the proposed work for review and approval. The cost of this type of permit is calculated as 4% of the cost of the work and is payable prior to issuance of the permit. In addition, the permittee will be required to post a bond or similar financial security for the work. Compliance Agreement (CAP). This permit covers more extensive work such as main utility line extensions, street improvements, etc. In subdivisions, this type of permit also covers all grading and private utility work. Plans prepared by a registered professional engineer must be submitted for review and approval. The cost of this permit is also calculated as 4% of the cost of the improvements, based on the design engineer's estimate, and is payable prior to issuance of the approved plan. The permittee will also be required to post a performance bond, or other such suitable security, and execute a Developer/Engineer Agreement which will obligate the design engineer to perform the primary inspection of the public improvement construction work. Prior to City acceptance of any permitted work, and prior to release of work assurance bond(s), the work shall be deemed complete and satisfactory by the City in writing. The permittee is responsible for the work until such time written City acceptance of the work is posted. CITY OF TIGARD Pre-Application Conference Notes Page 4 of 5 Engineering Department Section NOTE: If an Engineeft Permit is required, the applicaltust obtain that permit prior to release of any permits from the Building Department. Building Department Permits: The following is a brief overview of the type of permits issued by the Building Department. For a more detailed explanation of these permits, contact the Development Services Counter at 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. GRADING PLAN REQUIREMENTS FOR SUBDIVISIONS All subdivision projects shall require a proposed grading plan prepared by the design engineer. The engineer will also be required to indicate which lots have natural slopes between 10% and 20%, as well as lots that have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections will be required when the lots develop. The design engineer will also be required to shade all structural fill areas on the construction plans. In addition, each homebuilder will be required to submit a specific site and floor plan for each lot. The site plan shall include topographical contours and indicate the elevations of the corners of the lot. The builder shall also indicate the proposed elevations at the four corners of the building. PREPARED BY: 4 17 ENGINEERING DEP RTMENT Phone: (503) 639-4171 Fax: (503) 684-7297 .h Aoginkpatty\preapp.eng (Master section: preapp-r.mst) December 23, 1996 CITY OF TIGARD Pre-Application Conference Notes Page 5 of 5 Engineering Department Section - CITY OF TIGARD - CONIMUNITY:DEVELOPNIE-NT DEPARTIMENT APPLICATION CHECKLIST CITY OF TIGARD The items on the checklist below are required for the succesful completion of your application submission requirements. This checklist identifies what is required to be submitted with your application. This sheet MUST be returned and submitted with all other applicable materials at the time you submit your land use application. See your application for further explanation of these items or call the City of Tigard Planning Division at (503) 639-4171. Staff: IA//// D;4NP,e" Date: g z z q 7 APPLICATION & REL-iTED DOCUMENT(S) SUBMITTAL REQUIREMENTS INCLUDE/ MARKED ITEMS A) Application form (1 copy) E~ B) Owner's signature/written authorization d- C) Title transfer instrument/or grant deed t~ D) Applicant's statement No. of Copies Z'I- E) Filing Fee $ GEE Fr=,F S:jqeZoL_F_ SITE-SPECIFIC MAP(SUPLAN(S) SUBMITTAL REQUIREMENTS INCLUDE / MARKED ITEMS A) Site Information showine: No. of Copies ZL-I 1. Vicinity map 2. Site size & dimensions 3. Contour lines (2 ft at 0-10% or 5 ft for grades > 10%) 4. Drainage patterns, courses, and ponds 5. Locations of natural hazard areas including: ❑ (a) Floodplain areas ❑ (b) Slopes in excess of 25% ❑ (c) Unstable ground ❑ (d) Areas with high seasonal water table ❑ (e) Areas with severe soil erosion potential ❑ (f) Areas having severely weak foundation soils ❑ 6. Location of resource areas as shown on the Comprehensive Niap Inventory including: ❑ (a) Wildlife habitats ❑ (b) Wetlands ❑ 7. Other site features: (a) Rock outcroppings ❑ (b) Trees with 6" + caliper measured 4 feet from ground level ~ 8. Location of existing structures and their uses 9. Location and type of on and off-site noise sources ❑ 10. Location of existing utilities and easements o' 11. Location of existing dedicated right-of-ways L-kND USE .APPLICATION / LIST. PACE i OF 5 6) Site veto meat Plan Indicatin : No. of Copies 1. Th proposed site and surrounding properties ❑ 2. Con our line intervals ❑ 3. The cation, dimensions and names of all: (a) isting-& platted streets & other public ways and e ements on the site and on adjoining properties ❑ (b) Pr osed streets or other public ways & easements on t e site a (c) Alter ative routes of dead end or proposed streets that r uire future extension ❑ 4. The location nd dimension of: (a) Entranc and exits on the site ❑ (b) Parking d circulation areas ❑ (c) Loading a d services area ❑ (d) Pedestrian nd bicycle circulation ❑ (e) Outdoor co mon areas ❑ (f) Above grou d utilities ❑ 5. The location, dime sions & setback distances of all: (a) Existing perm nent structures, improvements, utilities, and easements whi h are located on the site and on adjacent property within 25 feet of the site ❑ (b) Proposed structu es, improvements, utilities and easements on the site ❑ 6. Storm drainage facilities and analysis of downstream conditions ❑ 7. Sanitary sewer facilities ❑ 8. The location areas to be I ndscaped ❑ 9. The location and type of o tdoor lighting considering crime prevention techniques ❑ 10. The location of mailboxes ❑ 11. The location of all structures a d their orientation ❑ 12. Existing or proposed sewer rein ursement agreements a C) Gradine Plan Indicating: No. of Copies Zy The site development plan shall include a grading plan at the same scale as the site analysis drawings and shall contain the following information: 1. The location and extent to which grading will take place indicating: (a) General contour lines ta-*- (b) Slope ratios 2" (c) Soil stabilization proposal(s) (d) Approximate time of year for the proposed site development 2. A statement from a registered engineer supported by data factual substantiating: (a) Subsurface exploration and geotechnical engineering report ❑ (b) The validity of sanitary sewer and storm drainage service proposals ra' (c) That all problems will be mitigated and how they will be mitigated iz' LAND USE APPLICATION / LIST PAGE 2 OF 5 D) Architect al Drawi indicating: 60. of Copies The site dev \foru an proposal shall include: 1. Floor ng the square footage of all structures propon-site 2. Typicarawings ofeach structure E) Landscape Plan Indicating: No. of Copies Zy The landscape plan shall be drawn at the same scale of the site analysis plan or a larger scale if necessary and shall indicate: 1. Description of the irrigation system where applicable ❑ 2. Location and height of fences, buffers and screenings ra'' 3. Location of terraces, decks, shelters, play areas, and common open spaces ❑ 4. Location, type, size and species of existing and proposed plant materials M' 5. Landscape narrative which also addresses: (a) Soil conditions ❑ (b) Erosion control measures that will be used ❑ F) Sin rawin s• ❑ Sign dr wings shall be submitted in accordance with Chapter 18.114 of the C 60e as part of the Site Development Review or prior to obtaining a Buildin Permit to construct a sign. G) Traffic Generation Estimate: ❑ H) Preliminary artition/Lot Line Adiustment Ma Indicatin : No. of Copies 1. The own r of the subject parcel ❑ 2. The own 's authorized agent ❑ 3. The map s ale (20,50,100 or 200 feet - 1) inch north arrow and date ❑ 4. Description of parcel location and boundaries ❑ 5. Location, wi th and names of streets, easements and other public ways within nd adjacent to the parcel ❑ 6. Location of al permanent buildings on and within 25 feet of all property lines ❑ 7. Location and idth of all water courses ❑ 8. Location of any trees within 6" or greater caliper at 4 feet above ground level ❑ 9. All slopes greate than 25% ❑ 10. Location of existi g utilities and utility easements ❑ 11. For major land pa ition which creates a public street: (a) The propose right-of-way location and width ❑ (b) A scaled cros section of the proposed street plus any reserve strip ❑ 12. Any applicable dee restrictions ❑ 13. Evidence that land pa ition will not preclude efficient future land division where applic ble ❑ LAND USE APPL!UTION J LIST PAGE 3 OF 5 1) Subdivision PrelimiA Plat Map and Data Indicating: &o. of Copies. Zy 1. Scale equaling 30,50, 100 or 200 feet to the inch and limited to one phase-per sheet ram 2. The proposed name of the subdivision 3. Vicinity map showing property's relationship to arterial and collector streets ram' 4. Names, addresses and telephone numbers of the owner, developer, engineer, surveyer and designer (as applicable) t~ 5. Date of application d~ 6. Boundary lines of tract to be subdivided 7. Names of adjacent subdivision or names of recorded owners of adjoining parcels of un-subdivided land 8. Contour lines related to a City-established benchmark at 2-foot intervals for 0-10% grades greater than 10% 9. The purpose, location, type and size of all the following. (within and adjacent to the proposed subdivision): (a) Public and private right-of-ways and easements tam (b) Public and private sanitary and storm sewer lines ra' (c) Domestic water mains including fire hydrants 01* ' (d) Major power telephone transmission lines (50,000 volts or greater) ❑ (e) Watercourses ❑ (f) Deed reservations for parks, open spaces, pathways and other land encumbrances ❑ 10. Approximate plan and profiles of proposed sanitary and storm sewers with grades and pipe sizes indicated on the plans tam 11. Plan of the proposed water distribution system, showing pipe sizes and the location of valves and fire hydrants e~ 12. Approximate centerline profiles showing the finished grade of all streets including street extensions for a reasonable distance beyond the limits of the proposed subdivision 13. Scaled cross sections of proposed street right-of-way(s) 2`_ 14. The location of all areas subject to inundation or storm water overflow 2-" 15. Location, width & direction of flow of all water courses & drainage-ways GK'*' 16. The proposed lot configurations, approximate lot dimensions and lot numbers. Where lots are to be used for purposes other than residential, it shall be indicated upon such lots. a~ 17. The location of all trees with a diameter 6 inches or greater measured at 4 feet above ground level, and the location of proposed tree plantings 0~ 18. The existing uses of the property, including the location of all structures and the present uses of the structures, and a statement of which structures are to remain after platting 19. Supplemental information including: (a) Proposed deed restrictions (if any) (b) Proof of property ownership (c) A proposed plan for provision of subdivision improvements 20. Existing natural features including rock outcroppings, wetlands & marsh areas 21. If any of the foregoing information cannot practicably be shown on the preliminary plat, it shall be incorporated into a narrative and submitted with the application o' LAND USE APPLICATION / LIST PACE 4 OF 3 J) Solar Access Calculations: e~ K) Other Information No. of Copies ❑ h:Vogin\pany\mastersUcidist.mst may 23, 1995 LavO USE APPLICATION./ LIST PACE 3 OF 3 Preliminary Plat Map approx. 5' scale: 1" = 50' setbbacks ' 75' 75' $W f~rti total parcel size: 79,920 f•~• 9 lots at 7500 each: (67,500) Jefferson existing SFR Lot 2 100, Lot 3 tract A (private road) (11,384) (unimproved) 7500 s.f. 7500 s.f. rti:ti ti~rtifti ~ Lot 1 remaining: 1,036 tiftirtiLrti.ti 7500 s.f. .ti.ti•ti•ti•~• 0 .r.f.r.r.r.r.r f•r.1.1•r•f•, L•'L•1•ti•ti•ti•'~• 24'wide f.f.f.r.f.f.1 private road p (11384 s.f.) L-► - Lot 9 53.5' 53.5' 7500 90th approx. ocation existing Ave of • fir trees existing SFR Lot 4 Lot 5 Lot 6 ; 7500s.f. 7500 s.f. 7500s.f. Lot 8 140' 7500 s.f. Lot 7 North 7500s.f. existing SFR 1)storm sewer? 2)sanitary sewer? 90, 3)water? 4)fir trees? AP P PHILIP J. MORFORD P.O. Box 1272 - LAKE OSWEGO, OR 97035.(503)699- 2732 - Fax: (503)699-0508 April 14, 1997 City of Tigard 13125 SW Hall Blvd. Tigard, Or 97223 Re: PREAPPLICATION CONFERENCE The following information is being submitted: 1)Applicant: Philip Morford, phone:# 699-2732 fax:# 699-0508 2 )Site Plan: (attached) 3)Proposal: To subdivide the subject parcel into separate tax lots with the intention of incorporating the existing house into the subdivision. In addition, I would like to investigate the possibility of upzoning the property. 4)Description: Parcel 1- Town of Metzger, lots 7,8,9,10, block 4 (10230 SW 90th),Tax lot#: 901 Parcel 2 -Town of Metzger, lot 20 and part of lot 19 and vacated street,Tax lot#: 1000 Parcel 3 -Town of Metzger, lot 9 , block 21 and vacated street, Tax lot 1301 5)Current owner of properties: Parcel 1: Jeffery Kroo Parcel 2: Judy Wood, Francis Chapman Parcel 3: Judy Wood 6)Top grog. aphical Information: property is relatively flat 7) Fee: $240 check attached Respectfully yo rs, Philip J. Morford T0:- - i)- ~erJl FROM: DATE: S / G/'"~ J n PAGES INCWOING c THIS PAGE: 7 7 Preliminary Plat Map for c FAX PHONE FAX Planned Development scale: 1" = 50' S fS f1' SW Jefferson % {ti 90thf ~f existing SFR lot 2 lot 3 lot 4 100 (unimproved) f r Ave. 25' wetlands buffer rtirti f;fti~•ti•ti is considered part f f:r: f; fti~ fti fti lot 1 of developable area t1 f~' fMtti ~i. tiK•tiK•ti•ti• 0'wide 50' 50' 50' ~rtirtirtirtirtirtir access 70' o road x 0 60' 60' r a @. location wetlands-(approx) of existing lot 5 fir trees existing SFR 140' lot 7 lot 6 00 0 M North 0 existing SFR w M c 1) san. sewer- connect to manhole in SW 90th(9' deep) or Jefferson (6' deep). Problem w/ ncroaching wetlands? 2) storm sewer - connect to wetlands? 3) water- connect to 8 " line in 90th Ave. 90 4) fir trees - attempt to strattle them with private access road. 0 90th Preliminary Plat Map for Ave. approx. 5' setback ry p Planned Development scale: 1" = 50' -71 "san. 50' 50' 50' I sewer I I @ SW rtirti T deep I Jefferson rtirti I 6"mr >8 (unimproved) rtirti line existing SFR I 25' wetlands buffer rtirti f ftitirtifti I I- lot 1 lot 2 lot 3 lot 4 is considered part ILI of developable area I 120'x200' r.r• Kkkr I access ti.L.L•L•L•L•L• .r.r.r.r.r.r.1 iieiiiiiiiiiiiiiiiiiiiiiEiiiEii road _ .r•r•r•r•r•r•1 _ L•L•L•L•L•L•L• .r •r•r•r•r •r r ■ ■ ■ ■ • ■ • LAID. L L L L L L L I l I 25 I ( lot 5 I ' wetlands I f @.location I of existing existing SFR fir trees lot 6 proposed 10' san. sewer 44144\\\414\144444144\4\44144414444 easement 41\\4\\441\\\444\444\4444\\\41\\11\ 14\\4\14\1441\\44\4\44444114\4\\1\\ - ' IOt $ lot 7 approximate uplands 011111111111, 011,111 wetlands North existing SFR etlands 1) san. sewer - connect to 8" line in SW 90th Ave. 2) storm sewer - connect to wetlands 3) water- connect to 6 " line in SW 90th Ave. 90 • Sell easement to Mike Savage for $30,000 10% down @ 8% int. amm. over 30yrs. w/ 5 year balloon. Monthly payments: $198.12 CITY OF TIGARD ~ EXPENDITURE REQUEST This form is a multi-use form. Appropriate receipts and documentation must be attached to this form. Approved request due Monday 5:00 PM to A/P for checks by Friday (week opposite payroll. only). VENDOR NO.: DATE: June 16, 1999 PAYABLE TO : Daniel Boyden REQUESTED BY'- Jerree Gaynor 1430 Eastside Rd. Hood River, OR 97031 NIISCELLA.NEOUS; EXEENDITURESi Date Description, Invoice No., etc. Account No. Amount 6/16/99 Refund 80% of application fee for 10-0000-438000 $1740.00 SUB98-0008 Receipt #98-307029 TOTAL Mileage 32.5 APPROPRIATION BALANCE: AS OF: PURCHASING: APPROVALS: (IF UNDER $50) Section Manager/Professional Staff (IF UNDER $2500) Division Manager - (IF UNDER $7500) Department Manager (IF UNDER $25000) City Manager (IF OVER $25000) Local Contract Review Board CITY OF TIGARD June 16, 1999 OREGON Philip Morford 17582 Cardinal Dr. Lake Oswego, OR 97034 Dear Mr. Morford: The City has received your request for withdrawal of SUB 98-0008. This letter is to acknowledge that the application has been withdrawn and we will begin processing a refund of your application fee. Our fee schedule indicates that if an application is withdrawn before we have sent out a request for comments, the refund amount is 80% of the original application fee. Because your application was deemed incomplete and comments we never sent out request for comments, we are authorizing a refund of $1,740. This refund will be processed and mailed to you when complete. I am also enclosing extra copies of your submittal items in the event that need them for future applications. If you have any questions, please call me at 503-639-4171 Sincerely, ulia Powell Hajd Associate Planner C: Sub 98-0008 Land use file Jerree Gaynor/refund processing 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503) 684-2772 Philip J. Morford 17582 Cardinal Dr. Lake Oswego, OR 97034 6/7/1999 Julia Hajduk Planner City of Tigard 13125 SW Hall Tigard, OR 97223 RE: #SUV 98-0008 I am withdrawing the above application. Please refund the application fee. Please send the refund to the following address: Phil Morford 17582 Cardinal DR. Lake Oswego, OR 97034 Thankyou. Respectfully /A Phil Morford DEC, 8. 1998 4:26PM LAJDEV CONSULTANTS NO. 3474 P. 1 Design FAX TRANSMITTAL 400roupi ST ~%5a~Ts_~ r 7 DATE: /2 TO: FIRM: `/mil / r FROM.- FAX NO: G~ HILLSB,ORO LDC OFFICE ~CONSULi'ING " "RE.4b ENGINEERS 'FAX nlo:_. rsoa~ s146' • JOB NQ: LAND USE PLANNERS . LAND SURVEYORS COMMENTS: .Z ~d3 HILLSBORO , (Corporare Olrirel 233 S.E, Washington St. Hltsboro, OR 97123 503.648-4061 G / ~LZN✓~ FAX: 503.6 81,I646 Email: ldchoe-:.Aet SALEM 3400 State Street Suite G-710 Salem, OR 97301 503.370.8424 Fav 503.370.8426 Email.- ldcs@e-tnet VANCOUVER 1400 Washington St. Suite 150 Vakower, WA 98660 ; 360.695.1074 cc: Toll free; 503.241.8657 Fas:'360.695,4142 Email; Idcv@eq net KLEIN CONSULTING We are sending a total of pages which Includes this cover sheet Please notify the above person if ENGINEERS you did not receive all of the enclosed pages, 1904 Elm Street, Suite 1 Forest Grom OR 97118 503.359,5956L• NOTE: Land Development Consultants will not be held liable for any discrepancies during transmission on Fat: 503.357.5474 plans, maps and drawings. Copies of such Items may be mailed and should be requested If not received Emal: iiee dls@trW.eom within a few days. 90th Preliminary Plat Map for Ave. approx. 5' setback Planned Development scale: 1" = 50' ►j~ 9"sen. I f sewer indaftg home: stir CO 1 j T do 10230 lot 3 $W f•r• SW I>AKIT-14N IM lot 2 (via parlilio (unimproved) r•r• r~r' I line (via partition) 1140 6 r 1 I lot 1 (via lot fine adjustme ) r-6 1 wetlands buffer r:f~fT (l chaintink`;.'r~•`•r;fti~ a fence ti~,.•,,•ti.ti. .ti•{•:ti:r.r•1•r•rti, ~ C I I f add z I or lot 6 existing I lot 5 (via partition) a I PfOPertY (via partition) z Gne lot 4 40'can. sewer (via lot line ad ustment) easement _ wetlands wetlands North PAKM OP4 Iva, z N. contact: Phil Morford 699-2732 699-0508(fax) - DEC, 8.1998' 4:27PM LA DEV CONSULTANTS N0, 3474 P. 3 16 SSO2 5505 5900 5,300 Y 2900 3300 3400 3500 2700 2600 5503 3002 C` 3000 3800 3100 5601 3 66 T 300/ D7' _ ,1 u r' r d u' co O O ~i N N 0 N \O Hui 11"Ifull 11111111"1 ~ lz 111111111 9D8~ T .o2a 374 7ov L 0 0 0 5 T ST. DIO' D6' 90? 803 4'D4' 89l -OO9 14 D W CD 802 m 600 400 202 203 204 /00 904 Sao 8O~i 1 4464 9' 104' ° F- D8' t D7 D4' Vi 500 N 187', 902 905 805 = LL 179' co 806 D W 9469 T s p3 D6' .o 9a / - PLELEAF STS 65' 590 /00 1000 C 724' 961 D71 /00 ° 1871 Y D 4' X002 /1° /goo 9W10 95' 1200 D4' 400 T 459 T _ 09' .0 - 90000 DS' Ar m 8" .012 'O° X84' B'N °.Q06 n 3707 3200 320/ 3203 y2OO ico so DS' 3902 y 3202 3s. ~p 3900 3800 3703 3701 3 S?66 ~4 4OLm 08' 3901 Or' 9/00 479 ~d' D ' D7' 0 r►Q W, Yo mo ~o c v` 3 2 4 66' 404 %7' 8" .004 ' 0A _ 1 ♦ T n!~ S N _ ~ ~v ~N ~ O\OQQ N w/ao CC r 47l3 ir?w N N 49~ I 7 ADPV I NO. 3440 P. 1 DEC, 7. 1998 5:31P LA DEV CONSULTANTS Design FAX TRANSMITTAL Group TO: DATE: FIRM: FROM: FAX NO: tx( 'NlLL8L3,0RO LDC OFFICE -CONSULTING ' RE: FAX NO. 1=1681-7646 ENGINEERS JOB NO: LAND USE PLANNERS . COMMENTS: LAND SURVEYORS HILLSBORO . ~i' lJ ( 51 _73 learporata ofruel 233 S.E. Washington St. Hiilsharo, OR 87123 503.648,4061 Em FAX: 603.681.7646 Email; Idch®e•tnet ~-(I l✓ [•C~ - SALEM 3400 Statg Street Suite G.710 Salem OR 97301 503.370.8424 Far: $03.370.8426 EmaiL• tdcs@e•tnet VANCOUVER 1400 Washington St. Suite 150 Vancouver. WA 88660 360.695,1074 CC: Toll Free: 503,241.8657 Faz: 360.69SA142 Emaih idcv@&.zml We are sending a total of~ pages which includes thls cover sheet. Please notify the above person if KLEIN CONSULTING 9 ENGINEERS You did not receive all of the enclosed pages. 1904 Elm Street. Suae 1 Forest Grove, OR 97116 503359.5956 NOTE: Land Development Consultants will not be held liable for any discrepancies dudng transmission on Far: 503.357.5474 plans, maps and drawings. Copies of such Items may be mailed and should be requested if not received Email: Ece di4triar.torn within a few days. MLA DEV CONSUI,TAI~TS x.1998 5.31P DEC, will. W 1 ~ Y } i O s 90th Preli i a Plat Ave. m n ry lat Map for approx.5'se%acti Planned Development s'san. scale: 1" = 50' I sewer ~dsting .ti•ti o f ` 7 eep oi3fi lol3 SW I an v a partitio Jefferson f w 6~~ lot 't (unimproved) r rv a parte ton) I o t, ?0 I a adjusifflen4) wetlands buffer .r•r. v I chain fink ,ti•t'~ti"-L ~•-ti.S.ti.n% I fence ~r rti Irv I ~•r~r1f1•1f4~1. l~ - - - - - C I add i lot 6~ existing l Ot 5 (711 partition) a pperty L_.,. ~t, A. I mine (via partition) -T-L. lot 4 m"e sevmr via of line ad ustment) iii;iil~cciii WEtlende :i pie l _ wetrands Norm a ' ETC. a01 (Cod N o t 6/ w contact: Phil Morford 699.2732 699-0508(fax) ` _ I I • ' DEC. 7. 1998 5 : 32PM I A DEV CONSULTANTS: • I NO. 3440 P. 4 5502 SSOS 5400 S 2900 9300 3400 9500 2700 _ L26 5503 3002 5,601 X000 3800. 3100 10 • T.1..'.CI]t 3 66 T 300/ tA 07' ° - 4 m- N ~O~ Oj~~ NC Pic N N 0 N mull 1 1111f1111 946 T " .028 374 B 4' DS' L 0 C U S T ST* 700 m- o o;~ o~. o i z 0101 Db 903 809 W D4 8'1 009 14 8 04' o CC 600 y00 202 20.? 204 /00 9011 900 802 804 .7 T 9' .94-64 94b~ IN, I-- D8' D7 D4' VI 500 187', 902 9017 805! 179' m 806 D4' 03 9~ T 901 Boo 5"90 LE L E A F ST. r000 ~ 94b1 224 D71' 09' /00 ° 1e71 N = D 4' IQO H //0/ 300 90710 95' G 1200 04' 1102 1/CO 400 ? 459 -T 4460 D 91 08' m _ r. .o V. 90000 u .012 384' 8" .008 ^ A~O n ao X707 270 320/ 3203 cgs y200 !CIO OS' 3902 X202 DS, P~ "1' 9900 9800 370? 9701 3 5?66 O (Vow 08' 3901 325' 4%00 D7 0 1 @ ^oo rem rr !6 Or ma o ra ~ av c c , 6b' 8" .00+1 367' .004 ' s e~ _ 05 0 fOQO 1 WOO oa ~ _ 471 y300 N I ' SEP-01-98 TUE 23:19 LAND VELOPMENT CONS FAX NO, 503 8426 P.01 RECEIVED PLANNING L SEP 0 2 1998 FAX TRAI~SIVI~TTA ~~o~zLc Dest c E. ~fOU DATE: ~ri' Z~ l~9S TO: A~W 11owr3 L G S dt~.~JK FIRM: G111 FROM CONSULTING FAX NO: lob JOB NO: Cc: ENGINEERS RE. 5 00 j8f ~ooS LAND USE COMMENTS: PLANNERS LAND SURVEYORS ,4 his i OLLSBORO 233 &E V SL 14i0dmm.0R 9?i23 503.648.4061 FAX SM661.760 i Q~e au s~f ll~r3 (PSI- Y SALEM 34W3Ae Bred a (JcGWc~? ~QS~,loh St>~te Gi-710 , s OR 97391 5033704424 a we o u w Feet 503.370.8428 6 W o✓ l.v e✓ Q of a Ems *809v td VANCOUVER cat, ; ss u-e o' ✓e vQ j 14Mwasta,gto,st sub 150 p ~ Q ~ee a¢ w c~ S Yermwec~ 988 360.695.1074 Toil Freer SOCR.241.8657 a r K. Foe 380.696,4142 Emeit 1 'd KLEIN CONSULTING ENGINEER We are sen~ng a total of _ psgeioduding this cover sheet Please notify the above person if You did lod am orer#, Stye 1 not receive a9 of the a mMW P89w- Fore91Gw^0R97116 ties duringt w*mW'on r4t be M-3585956 peYelopmer~t Consrsltanss wig held T{abte for arty dtsCrepm Feoc57&W.5474 NOTonE plans, Land maps and drawings. Copies of such items wil be mated and should be requested if not 6799 he-dkohm com .....nu.e.r ..6Mit~ •s fmu eftm 11/13/98 16:42 $503 684 7297 CITY OF TIGARD [a 001 ACTIVITY REPORT TRANSMISSION OK TX/RX NO. 9690 CONNECTION TEL 503 681 7646 CONNECTION ID START TIME 11/13 16:41 USAGE TIME 00'42 PAGES 1 ,RESULT OK SEP-01-98 TUE 23:19 LAND DEVELOPMENT CONS FAX NO. 5033708426 P.01 R~C~IVED.pIANN~G FA( I.~Ai- SEP Q 2 1999 ~'RArlSllil TO: ImAm< Rans DATAFRUM: ~.~G G~~Y a1 774o''ZO FAX NO: 7 JOS NO' COt+I~lL71NG Cc: ENGWIRS xF- 5 -78- drQoS LAND USE coMlv~vrs: PLANNERS LAND 9JRWORS IA140 Aofpeg7-e 5 zer -og 1~1.LSBOR4 4oRSrtzs ~ Ilr ~ FAX 93 .780 t r a~ 4t,, J~A s Gr~'lGd\~ 1 0~ Q4Q~ t SAVEH um aftaw Y,y ~ _ 1 4 u.c 0 u 90lmQR"I drr WOv'k WRLIZ. lllc- July 16, 1998 CITY OF 11GARD OREGON Philip Morford Pacific Crest Partners P.O. Box 1272 Lake Oswego, OR 97035 Re: Notice of Incomplete Submittal/Subdivision (SUB) 98-0008 Dear Mr Morford: This letter is in response to your recent revised subdivision submittal concerning the property at 10230 SW 90th Avenue and two additional Tax Lots. This application has been considered incomplete pending submittal of the following additional items: 1. Revise the applicant's narrative addressing the applicable approval criteria that were checked off in the Pre-application Conference Notes. We will need 24 copies of the revised narrative. In terms of approach in writing this narrative, it is suggested that you follow the City's staff report format. Attached is the staff report for a similar project that is currently under development known as * the "Trent Terrace Subdivision" (see Exhibit A). In particular, take a look at pages 8 through 16. As part of this narrative you will also need. to provide an impact study or agreement per Section 18.32 of the Development Code. The impact study will need to review development impacts related to any required right-of-way dedication and all utility and street improvements necessary to serve this development. Alternatively, this can be addressed by agreeing to construct all proposed improvements provided on a revised plat map. 2. Wetlands buffer width calculations also need to be provided. Unified Sewerage . Agency standards permit buffer widths to be reduced to a 15-foot buffer for up to 25% of the buffer width area within a development. However, the average buffer width must still equal 25 feet. The current plan does not appear to meet this standard. Plan revisions and/or detailed calculations will need to be provided to demonstrate that this standard has been met. 3. The applicant's narrative needs revised to address the Expedited Subdivision filing criteria. The filing fee for an Expedited Subdivision is an additional $500 fee. This fee will need to be paid prior to acceptance of this application as complete, as well. Please refer to the enclosed HOUSE BILL 3065, (Page 11) Section 7 (see Exhibit B). 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503) 684-2772 Page 4. Revise the subdivision plat map to provide all of those items checked-off on the Pre-application Conference Check list. Also attached is a copy of the Pre- application Check list (see Exhibit C). Normally, a subdivision plat that includes these items would be printed on a sheet measuring a minimum of 24" by 36". We will also need one copy of an 8'/e" x 11" reduction of the proposed subdivision plat. The revised plat would provide similar information as that on the enclosed "Trent Terrace Subdivision plat" (see Exhibit D). We will need 24 copies of a revised subdivision plat folded to an 8'/e" x 11" size. 5. Revise the application to provide an upstream and downstream analysis of storm drainage conditions. Indicate on the plans, the location and size of proposed and existing drainage facilities in this area. Provide a grading plan that demonstrates direction of drainage flow to an approved Public system. Also, provide a plan for sanitary sewer service that addresses these issues. The location of all proposed water lines, fire hydrant(s) and any other proposed utilities Indicate on the revised plans. 6. Provide an arborist report that reviews the condition of the existing trees over 12" in diameter. For any trees over 12" in diameter that are suitable for preservation, the arborist report should discuss any needed tree protection measures during construction and any arboriocultural treatment that is needed. If healthy trees over 12" in diameter are proposed to be removed, the arborist will also need to provide a mitigation plan. If any of the existing trees over 12" in diameter are proposed to be removed because they are unsuitable for preservation due to disease or structural problems, please indicate the proposed timing of their removal. 7. Provide a street tree planting plan for the SW 90th Avenue street frontage. Also, provide a planting plan for both sides of the proposed private street serving Lots 3 and 4, or if the plan is revised to a single private street; a street tree planting plan for a private street that would serve Lots 2-5. State Law does not require a Neighborhood Meeting for an Expedited Subdivision but the City encourages Neighborhood Meetings for all subdivision applications. If you choose to proceed with this application as a standard versus an Expedited Subdivision review, a new Neighborhood Meeting will be required. The proposed plan is apparently very different from the one presented at the previous "April 29, 1998" Neighborhood Meeting in which the proposal was for an 8 lot Planned Development Subdivision. Neighboring property owners will also, undoubtedly want to review the proposed storm drainage plan for this subdivision. Reviewing a detailed engineered plan with neighboring property owners will hopefully address issues that have been raised previously concerning existing deficiencies with storm drainage facilities in this area. 7/16/98 Philip Morford, Pacific Crest Partners Page 2 of 3 Re: Letter of SUB 98-0008 Incomplete Application Submittal • • realize the cost issues you have with private street construction to serve this development but the current plan appears to propose a total of 3, 10-foot-wide paved driveways to SW 90th Avenue. Two of the access areas would contain the driveway and private utilities. A third, shared paved driveway with public utilities would also be constructed to serve Lots 3 and 4. The design of the proposed improvements appear to unnecessarily duplicate access improvements and seems more confusing. The overall cost of developing this type of project would also appear to be similar to building a single, 20-foot-wide private street within a 25-foot-wide easement to serve Lots 2-5. In this light, I have enclosed some general suggested revisions to the proposed plans (see Exhibit E). With some additional work, it appears that it may be possible for this application to demonstrate compliance with the applicable Community Development Code standards. Please feel free to contact me concerning this information or if you have any other questions at (503) 639-4171 x317. Sincerely, 7;~a Mark Roberts, AICP Associate Planner iAcurplnVmrkrVnorford.inc Enclosures c: Jim Hendryx Dick Bewersdorff SUB 98-0008 Land use file 7/16/98 Philip Morford, Pacific Crest Partners Page 3 of 3 Re: Letter of SUB 98-0008 Incomplete Application Submittal