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MLP1998-00001 BRENDAN ENRIGHT ATTORNEY -AT -LAW 21028 Highway 99E N.E., Aurora, OR 97002 (503) 678 -5275 / Fax: (503) 678 -3035 Roxanne Amaral Xuan -Giang Tran Legal Assistant Legal Assistant February 9, 1998 RECEIVED PLANNING Ms. Julia Hajduk Associate Planner FEB 11 1998 City of Tigard 13125 SW Hall Blvd. CITY OF TIGARD Tigard OR 97223 000 / RE: 10025 and 1005 SW Johnson Street, Tigard OR 97223 Dear Ms. Hajduk: Please withdraw my application for land partition for the above referenced addresses. Please return the application fee at your earliest convenience. If you have any questions, please feel free to call. Thank you for your assistance in this matter. — Very Truly Yours, B • a • Enright `•,Attorn-y At Law enclosure i%,) 3/!` January 28, 1998 Brendan Enright 10025 SW Johnson Street Tigard, OR 97223 CITY OF RE: Notice of Incomplete Submittal for Minor Land Partition (MLP) 98 -000 OREGON Dear Mr. Enright: 5 / 0g 13� Staff has conducted a preliminary review of your application and materials for a two (2) parcel Land Partition at 10025 and 10005 SW Johnson Street; WCTM 2S102BB, Tax Lot 02300. Based on this review, staff has found that certain required application materials and/or information was not provided. The Planning Division is unable to consider the application complete and continue processing the application until the following information has been submitted: 1. A copy of the Title Transfer Instrument or Warranty Deed; 2. A revised site plan that addresses all items indicated on the checklist that was provided at the pre - application conference (I am enclosing another copy of the checklist with the missing items highlighted); 3. The site plan must show entire lot and both the total square footages for each lot and the area outside of the floodplain; 4. 12 copies of the revised site plan (1 reduced 81/:" x 11" copy); and 5. A narrative addressing how this proposal meets the applicable approval standards. The pre - application notes indicated the applicable code sections for you to address. If you don't already have a copy of the development code or just require certain sections, please contact the Development Services Division for this information. In addition, the site plan submitted was basically the same plan that was submitted at the pre - application conference. While this is acceptable for the pre - application conference, much more clarity and detail is required for the actual application submitted for staff to review. The site plan submitted by the applicant is included in the City Council packets for their information and is attached to the decision and mailed to affected property owners within the required distance once a decision has been issued. The plan therefore, must be very clear and precise. Because the application is considered incomplete, an additional review will be necessary when the revised site plan is submitted, to insure the application materials are accurate and consistent. Once the application has been deemed complete, staff will inform you in writing and begin the review process. 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639 -4171 TDD (503) 684 -2772 • NOTE: If you would like an example of a site plan, please contact me and I will be happy to fax you one. In response to your question regarding the timing for hiring a surveyor; a surveyor can be obtained at anytime. Please be aware, however, that changes may be required as a condition of approval, which in turn, may require additional involvement from your surveyor. Please feel free to contact me if you have any questions or comments regarding this letter or your partition application. Sincerely, ��- "141 Julia Powell Hajdu Associate Planner bcurpin\j utia\mlp \en right.let c: M P 98- se Ile 1998 Planning correspondence file 1/28/98 Brendan Enright Letter Page 2 of 2 RE: MLP 98 -0001 Incomplete Application Submittal A PPUC A hr M A'ERI1 A .S LAND PARTITION APPLICATION + +"' 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639 -4171 FAX: (503) 684 -7297 CITY OF TIGARD GENERAL INFORMATION PRE -APP. HELD WITH: DATE OF PRE -APP.: Property Address/Location(s): IOC) 1 0 0 D S 'DLL"- S l lik■ri FOR STAFF USE ONLY Tax Map & Tax Lot #(s): - S I 0 - 2. - (' t C �,J Case No.(s): , � Site Size: I' a v- c- (- Other Case No.(s): Property Owner /Deed Holder(s)•: t .s2•n'J'& TA f ( KU Receipt No , Address: 1 00 L c 'S` LtA. s � Phone: lk�tion Axe � App pted By: City: 1 . c � Zip: Date: Applicant': O / f0. Date Determined To Be Complete /1ddress. Phone: • City: Zip: Comp Plan/Zone Designation: • When the owner and the applicant are different people, the applicant must be the purchaser of record or a lessee in possession with written CIT Area. _ --, authorization from the owner or an agent of the owner with written Recording Date and Number: authorization. The owner(s) must sign this application in the space provided on the back of this form or submit a written authorization with =— this application. Ref. eram tasv1MastersVandpartdoe I PROPOSAL SUMMARY The owners of record of the subject property request permission to allow a Land Partition to: REQUIRED SUBMITTAL ELEMENTS divide ' ' 2 11 2_5y /into (total area) (✓ ' (# of parcels) containing iJ�4 L .,,f i'i and 1 Application Elements Submitted: ( q. ft. or acre - ( •. or acre -� Appl Form GLe e(yeci?, t-C) \SLt okirt ❑ Owner's Signature/Written (provide any additional information here) ❑ Title Transfer Instrument or Deed ❑ Site/Plot Plan (St of copies based on pre -app check list) ❑ Site/Plot Plan (reduced 81/2"x 11") ❑ Applicants Statement (# of copies based on pre -app check list) ❑ Filing Fee $780.00 1 List any VARIANCE OR OTHER LAND USE ACTIONS to be considered as part of this application: APPLICANTS: To consider an application complete, you will need to submit ALL of the REQUIRED SUBMITTAL ELEMENTS as described on the front of this application in the "Required Submittal Elements" box. (Detailed Submittal Requirement Information sheets can be obtained, upon request, for all types of Land Use Applications.) THE APPLICANT(S) SHALL CERTIFY THAT: • The above request does not violate any deed restrictions that may be attached to or imposed upon the subject amostl t. • If the application is granted, the applicant will exercise the rights granted in accordance with the terms and subject to all the conditions and limitations of the approval • All of the above statements and the statements in the plot plan, attachments, and exhibits transmitted herewith, are true; and the applicants so acknowledge that any permit issued, based on this application, may be revoked if it is found that any such statements are false. • The applicant has read the entire contents of the application, including the policies and criteria, and understands the requirements for approving or denying the application. SIGNATURES of gjh owner of the subject property. DATED this day of 19q - � ' Owner' Owner's Signature Owner's Signature Owner's Signature 2 /6 4; f f/or PA 4 1 f ry /V1Sl/�� ' [~z ACC U /7-t rrvi 9re)"4-4-Aiifyv, January 28, 1998 m l,t arr_� Brendan Enright CITY OF TIGARD 10025 SW Johnson Street OREGON Tigard, OR 97223 RE: Notice of Incomplete Submittal for Minor Land Partition (MLP) 98 -000 Dear Mr. Enright: Staff has conducted a preliminary review of your application and materials for a two (2) parcel Land Partition at 10025 and 10005 SW Johnson Street; WCTM 2S102BB, Tax Lot 02300. Based on this review, staff has found that certain required application materials and/or information was not provided. The Planning Division is unable to consider the application complete and continue processing the application until the following information has been submitted: 1. A copy of the Title Transfer Instrument or Warranty Deed; 2. A revised site plan that addresses all items indicated on the checklist that was provided at the pre - application conference (I am enclosing another copy of the checklist with the missing items highlighted); 3. The site plan must show entire lot and both the total square footages for each lot and the area outside of the floodplain; 4. 12 copies of the revised site plan (1 reduced 8'/2" x 11" copy); and 5. A narrative addressing how this proposal meets the applicable approval standards. The pre - application notes indicated the applicable code sections for you to address. If you don't already have a copy of the development code or just require certain sections, please contact the Development Services Division for this information. In addition, the site plan submitted was basically the same plan that was submitted at the pre - application conference. While this is acceptable for the pre - application conference, much more clarity and detail is required for the actual application submitted for staff to review. The site plan submitted by the applicant is included in the City Council packets for their information and is attached to the decision and mailed to affected property owners within the required distance once a decision has been issued. The plan therefore, must be very clear and precise. Because the application is considered incomplete, an additional review will be necessary when the revised site plan is submitted, to insure the application materials are accurate and consistent. Once the application has been deemed complete, staff will inform you in writing and begin the review process. 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639 -4171 TDD (503) 684 -2772 rage i or L ti NOTE: If you would like an example of a site plan, please contact me and I will be happy to fax you one. In response to your question regarding the timing for hiring a surveyor; a surveyor can be obtained at anytime. Please be aware, however, that changes may be required as a condition of approval, which in turn, may require additional involvement from your surveyor. Please feel free to contact me if you have any questions or comments regarding this letter or your partition application. Sincerely, 4-1 .4/17-01.M._ Julia Powell Hajdu Associate Planner is . ,curpinljulia\mlp \en rightlet c: MLP 98 -0001 land use file 1998 Planning correspondence file 1/28/98 Brendan Enright Letter Page 2 of 2 RE: MLP 98 -0001 Incomplete Application Submittal BRENDAN ENRIGHT ATTORNEY -AT -LAW 21028 Highway 99E N.E., Aurora, OR 97002 (503) 678 -5275 / Fax: (503) 678 -3035 Roxanne Amaral Xuan -Giang Tran Legal Assistant Legal Assistant January 20, 1997 Ms. Julia Hajduk Associate Planner City of Tigard 13125 SW Hall Blvd. Tigard OR 97223 RE: 10025 and 1005 SW Johnson Street, Tigard OR 97223 Dear Ms. Hajduk: Enclosed please find the application for partition on the above property. At the preliminary application meeting you requested that I research the history of the two structures at 1005 SW Johnson to ensure that they were legal uses at the time of the construction and further that I provide a flood map to demonstrate that each of the new lots would have 7500 square feet out of the 100 year flood plain. Research at both Washington County and the City of Tigard has resulted in the following facts being discovered relating to this property: 1) Neither Washington County nor the City of Tigard have records prior to 1960; 2) In a telephone conference with your engineer department they informed my legal assistant the zoning prior to 1981 for the property was 5 to 7 units per acre. The flood plain map from Kurahashi and Associates Inc.demonstrates that each lot will have slightly in excess of 7,500 square feet out of the flood plain. Please find enclosed a check in the sum of $780.00 for the fee in this matter. If you have any questions, please feel free to call. Thank you for your assistance in this matter. o f ir Truly Yo , ��Br; ndan Enright • orney At Law enclosure 1 vK Vt AHASNI ?, ASS °v� 4 'J'V 1 )4'' Ku� H 0 D a � 08*S1 I Vw V Ve 0 25 5° KUCIA" ASY8 s 155°°164R 1 ci CI VAO 5Crr225 s / $ / s S9 \ i 844.45: ' 86 3/.6 31c416 T 5B.ies sA5t- / � ' 50' � t 133 acres 15p _ in . .... m 2 p1NJ' / d3 / O OA 9C7m !'.... J : E 100 YEAR FLOOD 1211414.., 1 -- / • } . _ # v Sav 5 °\/ R� `l '1:-1-4166,0t--. / / L -----____SG.:.."--s ...f4L,38, 0 • -- '` __ - _ _�� _ NOV -21 -1997 09 51 KURAHASHI & ASSOC. INC. P.01/05 !in" FAX TRANSMITTAL KURAHASHI Y b ;� ASSOCIATES. INC. TO: �OXAAlAJL Aw•AQ.AL Civil Engineering Wafter Reseurem COMPANY: 32 EA)P NT LanCISCape Architecture 72600 S.W. ?2nd Avenuo, Saito 100 Tigard. Oregon 97223 FAX #: 676 503.968. FAX 503.968_1105 DATE: /JoU. 2p 1997 SUBJECT: TOrWSv.A.j CAL; 7 NO. OF PAGES: 6 MESSAGE: I Leg. £k rc 4. Ft of ) 6 buy/ (8001_ Cov£R) Fi cth 4fit -SWW E_Looh PrzocmLE 5H r4 ' Oct k-lAkit . � 1 4r&, P1.1,4.s FROM: .1),4,x.3 CC: NOV -21 -1997 08:51 KI►RAHASHI & ASSOC. INC. P.02/06 ! ■ice KURAHASHI & ASSOCIATES.INC_ vii Lngineeri W;Art Resource.. Landscape A Planning Surveying November 20, 1997 Enright Properties 21028 Highway 99E, NE Aurora, Oregon 97002 Subject: 10025 and 10005 A &B Johnson Street Survey (1629) Dear Mr. Enright: Please find attached, a sketch for the above referenced property. The sketch shows total lot area and area encumbered by the 100 -year floodplain (YFP). The elevation of the 100 -YFP was determined using the 1981 flood insurance study and was estimated to be at elevation 154.6. The sketch uses a 1974 aerial survey as a base for contours and the 100 - YFP was then scaled per the contours. The square footage of the flood plain area is only an approximation. If a more precise boundary is desired, then the I 00 elevation should be located on the ground and surveyed. If you have any questions, please contact me. Sincerely, 836.A.4.4 Daniel J. Erpenbach, PLS Project Surveyor DEJ /Ivw Attached J2,600 S.W. 72nd Avenue_ Suitc )(A) T"ie,ard. ()regent 97223 503_96K. f IM)5 FAX 503.968. I t 05 • NOV -21 -1997 08 52 KURAHASHI & ASSOC. INC. P.04/06 FLOOD 4 01,15\ if A -)dh, INSURANCE -� STUDY #'0 0- 44*4■71. _ x ' gi IN 4,1/.7 fi b , / 1 t-1 CITY OF TIGARD, OREGON WASHINGTON COUNTY SEPTEMBER 1, 1981 ;= 4 Federal Emergency Management Agency �'�' COMMUNITY NUMBER - 410276 m FLOODING SOURCE FLOODWAY BASE FLOOD m WATER SURFACE ELEVATION m o SECTION MEAN ll WITHOUT 1 WITH CROSS SECTION DISTANCE 1 WIDTH AREA VELOCITY REGULATORY' FLOODWAY t FLOODWAY I INCREASE (FEET) (SQUARE PE FEET) SECOND) (FEET NGVD) Tualatin River A 9.84 1,218/ 1,100 2 , 16,236 1.8 126.4 126.4 127.3 0.9 • B 10.20 1,59 14,708 2.0 126.7 126.7 127.6 D.9 Fanno Creek A 1.11 78 698 6.0 125.8 123.7 124.0 D.3 B 1.44 89 761 5.5 128.3 128.3 128.7 0.4 C 1.53 265 1,783 2.3 130.0 130.0 130.7 0.7 D 2.41 250 1,556 2.7 133.8 133.8 134.5 0.7 E 2.69 90 903 4.6 136.9 136.9 137.5 D.6 F 2.80 220 1,621 2.5 137.7 137.7 138.3 0.6 G 3.34 400 2,412 1.7 140.0 140.0 140.6 0.6 H 3.68 320 1,730 2.4 141.1 141.1 141.7 0.6 6 I 3.86 280 1,379 3.0 141.9 141.9 142.5 0.6 - J 4.16 260 1,960 2.1 145.9 145.9 146.4 0.5 6 K 4.50 240 1,517 2.7 146.8 146.8 147.4 0.6 ° L 4.73 440 2,010 2.0 148.0 148.0 148.6 0.6 a M 4.81 73 501 8.1 151.0 151.0 151.2 0.2 0o N 4.86 101 843 4.8 152.8 152.8 152.9 0.1 = 0 4.93 195 1,487 2.7 153.6 153.6 153.7 0.1 a P 5.07 55 613 6.6 153.9 153.9 154.1 0.2 i Q 5.21 280 2,507 1.6 154.6 154.6 155.4 0.8 R 5.67 400 2,617 1.5 C155.3� 155.3 156.0 D.7 R S 5.83 60 546 7.1 156.2 156.2 156.6 0.4 T 6.35 117/90 744 3.6 160.1 160.1 160.5 0.4 U 6.58 300/215 2,298 1.2 160.5 160.5 161.2 0.7 ✓ 6.85 310 1,997 1.3 160.8 160.8 161.5 0.7 N W 7.09 160 _ 1.103 _ 2.4 161.4 161.4 l 162.2 _ 0.8 m ' Miles Above Mouth 2 width/Width Within Corporate Limits 3 Elevation Computed Without Consideration of Backwater From Tualatin River is- m i FEDERAL EMERGENCY MANAGEMENT AGENCY FLOODWAY DATA N D C OF TIGARD, OR N (WASHINGTON CO.I TUALATIN RIVER - FANNO CREEK NOV -21 -1997 08 :53 KURAHASHI & ASSOC. 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ND INC. sa 13500 5.w. 72 AVE., SUITE 100 TISARD, OREGON 97223 1 / "1% Q (505) 968 -1605 I / S ��a s / 1 / �a ss Q0.F s �g I' - 50' 3 � .8� ` fi t. 41 TOT/1L L.OT AREA 1 58.792 eq.ft. /S, 135 acres ry m / _....... X50 PL.00D PLAN AREA / 43.295 sq.f4_ / 0: (1 3 / / • NOp R PLOp PLAIN . 15A ry / _ _ I -..._ I . .. / _REMAINING AREA ,3 •■■ ... '%.... .......... ,.. %.4%4416.111 / .%.. .... 4..% : (..." .%... : : 1 33' 5 N0 5 NN o .n5 1 ,.... 7 7)7) 4. ,s M g ; ; 3 �vn> ` / TrE.-±-y4 ' :1 ,...r z oQ 1 t r'°7 "73-E .1 c---,s ue ^ 4-,, , // \ , 7 Is -mr _- \pi 1 � , � f -? , Z - - - - - -_ F;;; 1 Tot 1 _ 6 ,n--, Q ! 1)1 n — i+It. - 7 ;1.. `. - V . -4N 6_,_7 s( 8S r i s Ne i4 d : ; •-.- ,N-TN, .Sal )( ^a. 4 37\,q i 0* ,_. il t --ty9_75 3,_) 4.b -2)1-01 1 'V V ✓rl N. Y - 5 .-- e7P - C:3 - -r) / ) .7 9 ZZ3 01 . . 4-> q J . 4 ---e7-6-4,i S \"z._S`^‘.e5- k-,5 \-- ;S aC' - y?ey -S l^Q.3-`',1C5, 7 S S z ;? 01 ; Pc-Z4 ` z s - 9 (VLS) # -' - V \ , ) ik,AL NA -ocv\ --- erl '. l':vvv ji \ - 1 c. G.h r - � .J1 � rQ q \p J^ ^ — - - - - L 4-.-- t ‘ , 1 • O / G - - I 133--6 Nos N" o 11.3 zro Tri, ? 45 -l - � l S- -r7 3 , f,..., c ---#51,19 .) I Y< , 7 / ^ I i I' _5 z oQ r j� x°er67 cp_a C-----,2r--- ,i-r-* ■-1,, , °I 1 A ( \ ---. I c4i. t• ,,, . tra I I 4 5 00 I 7 1 , 4 .) _ V _ _ _ __ _ _ _ _ _ _4 _ 2 . . I I 1 T: )1-7.1.-- e t _ _ __. (L- b bl W , e Z 1 ` X y7s 1� 91 � d" i�f 7 � ,� V ^C r 215 ? errs 5'e . , a. 4 7Nq (____, tor_ i 0)r) = i! t -- t1p7 - 7; u 45-0- a-,, -,7, (n1; -,s P _ s 5 \ (..--1 7);"\-1s e ?ot 5 S — 5 9 ( ) 2- -°-Ni,a fL., v, Y,`�,' - a - JGA ,\ /1/V l y , < f ` Pi — c \Pr-51\_--›_pco,\3 ____ ____ L -v l •- -- ') r %. e • © / G V - V , z! - - i 33'zi 5 N ° 5 ' ° ' •11 I -- r,(j -�� thyd - - 0-Q Z 11 7 � 1 72\ y ,, F' 1 ! JJ� (�r�c�.eraT _. X1 i i I Y iR S � 1 ,-1 ' 1 z aQ I x-er-c") C---,sr-- - � 1 , oI '' , G • -,s ` tie i—v- -45 . � £ . MEI �� f,- -- W"4 r ,—,4')E. —7 ; 41 1 V '. T7-4\ 0___.7.– j 9S r 1 s'e ia d, 'Iw • rr ''Y ,, - )(- '111_ -- 3 1 i, t - '-'1 1 ' cJ vl . 4,- - -•r 79 ( 01 , '5 q"• S 4 ' ' z ` ' t j S `"iS ' N - ` 1 : Y ' 5 ,7.),--;-,M-- a ' O 1 - - S l^Z.3 1 C ' S S c Grp ` Z7 S z.S -5 (_a7 •. ,a V \-) iLAL \r) Y)( '. - rvvvnt,t = _ I \ I I — — — N — -- C 27, — ,s 4.--- 1, v, i . CITY OFTIGARD �► `;Q rd, Oreaon PRE - APPLICATION CONFERENCE: NOTES s B t ceo Wiry RESIDENTIAL D /o - 97 STAFF: Tu/ 9 I//& ,'t R APPLICANT: �ie,io� ' , AGENT: Ere/Th/ F/7 7'4 Phone: ( 1 6 7 B 52275 Phone: [ 1 7Y - 5 •�7S PROPERTY LOCATION: ADDRESS: /o°zs Ski Joti //Sour S/: /ooc 5 91[8 Sw ,1.ti.,se.,., 5.0 TAX MAP /TAX LOT: 25/ 0 T n /0/" ,P-300 tF /s NECESSARY APPLICATION[SJ: ?qrH/ o-, Tassl (044,45 .../ (Kc l /4� rGn cs PROPOSAL DESCRIPTION: COMPREHENSIVE PLAN DESIGNATION: res, jeol, ZONING DESIGNATION: R e/ 5 CITIZEN INVOLVEMENT FACILITATOR: e TEAM AREA: PHONE [5031 ZONING DISTRICT DIMENSIONAL REQUIREME � d1lcT 9p'�r e .. r , ,,..�' �' Minimum lot size4'�=' q. G . ft Average lot width: 5 ft. Maximum building height: 3 oft. Setbacks: Front .20 ft. Side 5 ft. Rear iS ft. Corner AS ft. from street. Maximum site coverage: % Minimum landscaped or natural vegetation area: [Refer to Code Section 18. 5-° . 050) ADDITIONAL LOT DIMENSIONAL REQUIREMENTS Minimum lot frontage: 25 feet, unless lot is created through the Minor Land Partition process. Lots created as part of a partition must have a minimum of 15 feet of frontage or have a minimum 15 -foot wide access easement. The depth of all lots shall not exceed 21/2 times the average width, unless the parcel is less than 11/2 times the minimum lot size of the applicable zoning district. [Refer to Code Section 18.164.060 Lots] CITY OF TIGARD Pre - Application Conference Notes Page 10110 Residential Application /Pleaala9 Dtelsioo Section Post -It' "routing request pad 7664 MAW ROUTING - REQUEST Please / n/ READ To 1�y'" P i_ 4 } I ! (.. ❑ HANDLE 11/M2 " j ❑ APPROVE and �j{a(/�l, u ❑ FORWARD - D5.7 U RETURN GD \J I I KEEP OR DISCARD 62, ✓ ❑ REVIEW WITH ME ,/ Date / -/_--r. "O.' From . ^�U/,'a, SPECIAL SETBACKS > Streets: feet from the centerline of > Established areas: feet from > Lower intensity zones: feet, along the site's boundary. �> Flag lot: Ten (10) -foot side yard setback. > Zero lot line lots: minimum ten (10) -foot separation between buildings. > Multi- family residential building separation: [Refer to Code Section 18.96.030] Accessory structures up to 528 square feet in size may be permitted on lots less than 2.5 acres in size. Five (5) -foot minimum setback from side and rear lot lines. Accessory structure up to 1000 square feet on parcels of at least 2.5 acres in size. [See applicable zoning district setbacks for primary structures.) SUBDIVISION PLAT NAME RESERVATION Prior to submitting a Subdivision land use application with the City of Tigard, applicant's ar- ..r' Ir -. to complete and file a subdivision plat naming request with the Washington Co i • _ . -. - s Office in order to obtain approval /reservation for any subdivision n- •• - • •. ca ions will not be accepted as complete until the City receives the - . - • - on of approval from the County of the Subdivision Name Rese - ti • • [County Surveyor's Office: 648 -8884] RAG LOT BUILDING HEIGHT PROVISIONS Maximum height of 1'% stories or - - , ever is ess in mos zones; 2 s ones, or 35 feet in R -7, R -12, R -25 or R • e - • rovided that the standards of Code Section 18.98.030[B] are met. —11e Si' , t , • • t . ell , 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 EXAMPLE OF RESIDENTIAL DENSITY CALCULATIONS: EXAMPLE: USING A ONE ACRE SITE IN THE R -12 ZONE (3,050 MINIMUM LOT SIZE) WITH NO DEDUCTION FOR SENSITIVE LANDS Single - Family Multi - Family 43,560 sq. ft. of gross site area 43,560 sq. ft. of gross site area 8.712 sq. ft. (20 %) for public 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 - 3.050 (minimum lot area = 11A Units Per Acre = 12.1 Units Per Acre * The Development Code requires that the net site area exist for the next whole dwelling unit. NO ROUNDING UP IS PERMITTED. CITY Of TIGARD Pre- ApplIcation Conference Notes Page 2 of 11 tesllentlal DopIIcetloaRlanalaa OMeloa Settle. 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 Section 18.164.0401 ESIDENTIAL DENSITY TRANSFER) he - city o Tigard allows a Residential Density Transfer of up to 25% of the units that could otherwise have been developed on sensitive lands areas listed in the density calculations that may be applied to the developable portion of the site. [Refer to Code Section 18.92.0301. It is the responsibility of the applicant for a residential development application to provide a detailed calculation for both the permitted residential density and the requested density transfer. RESIDENTIAL DENSITY TRANSITION Regardless of the allowed housing density in a zoning district, any prope withirrtOlesignated established area shall not be developed at a density _gceater'tfian 125 percent of the maximum Comprehensive Plan designation (not zoning} of the adjacent parcel. Transition area applies to any property which _ is - 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 PLAN AND EXTENSION OF STREETS 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 Section 18.164.0301 RESIDENTIAL DEVELOPMENT SOLAR ACCESS REQUIREME All subdivisions and minor partitions are su�bject 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 OFTIGARD Pre- AoglIcatlon Conference Notes Page 3 ells dssldutlal llpplleatlu /rluulU oedsle. Section The total or partial exemption ur 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 be exempted or adjusted out. The following items shall 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. CITY OFTIGARD Pre - Application Conference Notes Page 40110 Residential OpptleatlooRlannIn0 RMsloo Section PLEASE NOTE: Regardless of the option[s] used through the design of the Subdivision or Minor Land Partition, all 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. PARKING AND ACCESS - . • • areas and driveways must be paved. ➢ Single family: Requires 2 off - 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 dwelling units with more than 10 required spaces shall provide parking for the use of guests and shall consist of 15% of the total required parking. [Refer to Code Section 18.106.030] No more than 40% of required spaces may be designated and /or dimensioned as compact spaces. Parking stalls shall be dimensioned as follows: ➢ Standard parking space dimensions: 8 ft. 8 inches X 18 ft. ➢ Compact parking space dimensions: 8 ft. X 15 ft. ➢ Handicapped parking: All parking areas shall provide appropriately located and dimensioned disabled person parking spaces. The minimum number of disabled person parking spaces to be provided, as well as the parking stall dimensions, are mandated by the Americans with Disabilities Act (ADA). A handout is available upon request. A handicapped parking space symbol shall be painted on the parking space surface and an appropriate sign shall be posted. BICYCLE RACKS Bicycle racks are required for multi - family, commercial and industrial devel• • •• - . Bicycle racks shall be located in areas protected from automobile traffic and in convey'- - • ations. Bicycle parking spaces shall be provided on the basis of one space for every fi - - required vehicular parking spaces. Minimum number of ac - - - - : Minimum access width: Maximu i' - -ss width: Minimum pavement width: REQUIRED WALKWAY LOCATION Within all attached housing (except two- family dwellings) and multi - family develo•m- . - _ - - '•ential dwelling shall be connected b wal , - - • - - • - • - . • - _ - , common open space and recreation facilities. (CLEAR VISION AR -T-h-6-City - T - h - 6 - 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 Section 18.102) CITY OF TIGARD Pre - Application Conference Notes Page 5 of 11 Residential Applleatlop/Ploulpp BMsIn Section ,OFFERING 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 buff- - reas along certain site perimeters. Required buffer areas are described by the Code in terms of th. Buffer areas must be occupied by a mixture of deciduous and evergreen trees and shrubs an• ust also achieve a balance between vertical and horizontal plantings. Site obscuring screen • fences may also be required; these are often advisable even if not required by the Code. Th- -quired buffer areas may only be occupied by vegetation, fences, utilities, and walkways. Addit. • - information on required buffer area materials and sizes may be found in the Community Devel. - ent Code. [Refer to Code Chapter 18.1001 The required buffer widths which are - • plicable to your proposal area are as follows: ft. along no • •oundary. ft. along east boundary. ft. al. • • south boundary. ft. along west boundary. In addition, sit - obscuring screening is required along (STREET TREE eet 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 tree for every seven parking spaces must be planted in and around all parking areas in order to provide a vegetative canopy effect. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. These design features may include the use of landscaped berms, decorative walls, and raised planters. For detailed information on design requirements for parking areas and accesses. [Refer to Code Chapters 18.100,18.106 and 18.1081 E REMOVAL PLAN REQUIREMENT* w � / /k 7 U "'t _/ "le / � O ° ' f � ib`s' / J � 6 ��� s A tree pan for t I>e Tanting, 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: 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; 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 Pre - Application Conference Notes Page 6 of 10 Residential Application /Planning OMsioa Section Retainage of from 50 to 75 percent of existing trees cm, 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; ➢ 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 C GATION Replacement of a tree shall take place according to the following guidelines: ➢ A replacement tree shall be a substantially similar species considering site characteristics. ➢ If a replacement tree of the species of the tree removed or damages is not reasonably available, the Director may allow replacement with a different species of equivalent natural resource value. ➢ If a replacement tree of the size cut is not reasonably available on the local market or would not be viable, the Director shall require replacement with more than one tree in accordance with the following formula: ➢ The number of replacement trees required shall be determined by dividing the estimated caliper size of the tree removed or damaged, by the caliper size of the largest reasonably available replacement trees. If this number of trees cannot be viably located on the subject property, the Director may require one (1) or more replacement trees to be planted on other property within the city, either public property or, with the consent of the owner, private property. ➢ The planting of a replacement tree shall take place in a manner reasonably calculated to allow growth to maturity. In lieu of tree replacement under Subsection D of this section, a party may, with the consent of the Director, elect to compensate the City for its costs in performing such tree replacement. (Refer to Code Section 18.150.070 [D] SIGNS Sign permits must be obtained prior to installation of any si • n in • - • • = - • . • Guidelines for Sign Permits" handout is available u•o - • - - - . : • • mna sign area or height beyond Code standards may be per ••• • -; • - • • roposal is reviewed as part of a development review application. Alternatively, a Sign Code Exception application may be filed for review before the Hearings Officer. SENSITIV LAND -TM-Me 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 sensitive 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 18.84] CITY OF MAN Pre- Application conference Notes Page 1 of 10 Residential Application/Planning Division Section Chapter 18.84 also provides julations for the use, protection, or 1. Jtfication 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.B. 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.B.3. NIFIED= EWERAGE AGENCY WSAI BUFFER STANDARDS, 11 a 0 96-4 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 -4/USA Regulations - Chapter 3, Design for SWMI 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. CITY OF TIGARO Pre- Applleatlon Conference Notes Page 8 0110 Residential Apptiaton /Planning OINsIon Section CODE SECTIONS 2y; r 18.80 V18.92 _ 18.100 /18.108 _ 18.120 ✓ rJ 18.150 18.96 ,l18.102 _ 18.114 18.130 18.160 18.88 x /18.98 18.106 _ 18.116 _ 18.134 1-18.162 ./ 18.164 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 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 NEIGHBORHOOD MEETING The applicant shall notify all property owners w' i .259 - - - • e appropriate act ita or o their proposal. A minimum of 2 weeks -betty en the mailing date and the meeting date is required. Please review the Land Use handout concerning site posting and the meeting notice. (Refer to the Neighborhood Meeting Handout] B UILDING PERM ans for building and other related permits will not be accepted for review until a land use approval has been issued. Final inspection approvals by the Building Division will not be granted until there is compliance with all conditions of development approval. RECYCLING Applicant should contact franchise hauler for review a • - • - _ - • si e servicing compatibility with Pride Disposal's vehicles. CONTACT ' : • : - ing with Pride Disposal at (503) 625 -6177. (Refer to Code Section 18.1161 ADDITIONAL CONCERNS OR COMMENTS: ,4Z€ /oaOS4 0 /e .o // #/ ,6J ? f /701 /2 es, /w4)• , c vcc Zr/ e5:ofs.ri b/ei 7 1 - / £ aw /00 ' y/e� �� ( - �llc, h Cc�C / 65' C/7 61 Tt i p11 CITY OF TIGARD Pre- Application Conference Notes Page 9 of 11 Residential Applicatloo /Planning Division Suction PROCEDURE / V 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 returned. 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), $1/2" x 11" map of a proposed 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 //q,/"31 99 e,,m/7as, , . A basic flow chart which illustrates the review process is availahe 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 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 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: 9a, OFTIGAR LANNING DIVISION PHONE (503) 639 -4171 FAX: (503) 684 -1297 h: loginlpatty\preapp -r. mst (Engineering section: preapp.eng) 26- Mar -97 CITY OF n6AR0 Pre- Appllcadon Conference Notes Page 10 of 10 Besldeatlel IUDQostloo/Plelalog MMslen Section CITY OF TIGARD COMMUNITY DEVELOPMENT DEPARTMENT A 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: 4.1 Date: 70-02. - ) 7 I I APPLICATION & RELATED DOCUMENT(S) SUBMITTAL REQUIREMENTS INCLUDE MARKED ITEMS I A) Application form (1 copy) B) Owner's signature/written authorization C) Title transfer instrument/or grant deed GY D) Applicant's statement No. of Copies /Z E) Filing Fee $ 72 I I SITE - SPECIFIC MAP(S)/PLAN(S) SUBMITTAL REQUIREMENTS INCLUDE MARKED ITEMS I A) Site Information showing: No. of Copies /� 1. Vicinity map e� 2. Site size & dimensions 3. Contour lines (2 ft at 0 -10% or 5 ft for grades > 10 %) 4. Drainage patterns, courses, and ponds 12/ 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 �, �7 /,I, (f) Areas having severely weak foundation soils ❑ 6. Location of resource areas as shown on the Comprehensive Map Inventory including: ❑ (a) Wildlife habitats ❑ (b) Wetlands e� 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 11. Location of existing dedicated right -of -ways ram LAND USE APPLICATION I LIST PACE 1 OF 5 • B) Site Development Plan Indicating: No. of Copies 1. The proposed site and surrounding properties ❑ 2. Contour line intervals ❑ 3. The location, dimensions and names of all: (a) Existing & platted streets & other public ways and easements on the site and on adjoining properties ❑ (b) Proposed streets or other public ways & easements on the site ❑ (c) Alternative routes of dead end or proposed streets that require future extension ❑ 4. The location and dimension of: (a) Entrances and exits on the site ❑ (b) Parking and circulation areas ❑ (c) Loading and services area ❑ (d) Pedestrian and bicycle circulation ❑ (e) Outdoor common areas ❑ (f) Above ground utilities ❑ 5. The location, dimensions & setbac distances of all: (a) Existing permanent structu -s, improvements, utilities, and easements which are lo.►ted on the site and on adjacent property within 25 f- -t of the site ❑ (b) Proposed structu - , improvements, utilities and easements on the site ❑ 6. Storm drainage f- ilities and analysis of downstream conditions ❑ 7. Sanitary sew - facilities ❑ 8. The locati areas to be landscaped ❑ 9. The lo -tion and type of outdoor lighting considering crime pre -ntion techniques ❑ 10. e location of mailboxes ❑ 11 The location of all structures and their orientation ❑ 12. Existing or proposed sewer reimbursement agreements ❑ • C) Grading Plan Indicating: No. of Copi The site development plan shall include a grading plan at the same scale as the site analysis drawings and shall contain the following informat, 1. The location and extent to which grading will take pl. -- indicating: (a) General contour lines ❑ (b) Slope ratios ❑ (c) Soil stabilization proposal(s) ❑ (d) Approximate time of year . the proposed site development ❑ 2. A statement from a regist- engineer supported by data factual substantiating: (a) Subsurfac- exploration and geotechnical engineering report ❑ (b) Th /ea it dity of sanitary sewer and storm drainage service proposals ❑ (c) , ) Phat all problems will be mitigated and how they will be mitigated ❑ LAND USE APPLICATION./ LIST PAGE 2 OF 5 D) Architectural Dra...ngs Indicating: No. of Copies The site development plan proposal shall include: 1. Floor plans indicating the square footage of all structures proposed for use on -site 2. Typical elevation drawings of each structure E) Landscape Plan Indicating: No. o " opies The landscape plan shall be drawn at the same scale of the sit- analysis plan or a larger scale if necessary and shall indica -. 1. Description of the irrigation system where app ' able ❑ 2. Location and height of fences, buffers and eenings ❑ 3. Location of terraces, decks, shelters, pla and common open spaces ❑ 4. Location, type, size and species of exisiing and proposed plant materials ❑ 5. Landscape narrative which also a dresses: (a) Soil conditions ❑ (b) Erosion control measures that will be used ❑ F) Sign Drawings: ❑ Sign drawings shall be bmitted in accordance with Chapter 18.114 of the Code as pt-of the Site Development Review or prior to obtaining a Building Per t to construct a sign. G) Tr is Generation Estimate: ❑ H) Preliminary Partition/Lot Line Adiustment Map Indicating: No. of Copies / 1. The owner of the subject parcel rY 2. The owner's authorized agent r� 3. The map scale (20,50,100 or 200 feet-1) inch north arrow and date 4. Description of parcel location and boundaries 5. Location, width and names of streets, easements and other public ways within and adjacent to the parcel 6. Location of all permanent buildings on and within 25 feet of all property lines e� 7. Location and width of all water courses 8. Location of any trees within 6" or greater caliper at 4 feet above ground level ©/' 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 ❑ (b) - A scaled cross - section of the proposed street plus any reserve strip ❑ 12. Any applicable deed restrictions 9- 13. Evidence that land partition will not preclude efficient future land division where applicable LAND USE APPLICATION ./ LIST PAGE 3 OF 5 I) Subdivision Prelin,__.ary Plat Mao and Data Indicating: No. of Copies 1. Scale equaling 30,50,100 or 200 feet to the inch and limited to one phase per sheet ❑ 2. The proposed name of the subdivision 3. Vicinity map showing property's relationship to arterial and collector streets ❑ 4. Names, addresses and telephone numbers of the owner, developer, engineer, surveyer and designer (as applicable) ❑ 5. Date of application ❑ 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 -fort intervals for 0 -10% grades greater than 10% ❑ 9. The purpose, location, type and size of all the following ( ithin and adjacent to the proposed subdivision): (a) Public and private right -of -ways and easements ❑ (b) Public and private sanitary and storm sewer lin s ❑ (c) Domestic water mains including fire hydran ❑ (d) Major power telephone transmission lines 0,000 volts or greater) ❑ (e) Watercourses ❑ (f) Deed reservations for parks, open spat , pathways and other land encumbrances ❑ 10. Approximate plan and profiles of propos sanitary and storm sewers with grades and pipe sizes indicated o the plans ❑ 11. Plan of the proposed water distribute n system, showing pipe sizes and the location of valves and fire hydr nts ❑ 12. Approximate centerline profiles showing the finished grade of all streets including street extensions for a/easonable distance beyond the limits of the proposed subdivision / ❑ 13. Scaled cross sections of pr9posed street right -of- way(s) ❑ 14. The location of all areas sGbject to inundation or storm water overflow ❑ 15. Location, width & dire , ion of flow of all water courses & drainage -ways ❑ • 16. The proposed lot co figurations, approximate lot dimensions and lot numbers. Whe lots are to be used for purposes other than residential, it sha be indicated upon such lots. ❑ 17. The location of all trees with a diameter 6 inches or greater measured at 4 feet above round level, and the location of proposed tree plantings ❑ 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 ❑ / LANG USE APPLICATION / LIST PACE 4 OF 5 I) Solar_Access_Calculations: K) Other Information No. of Copies • hAlogrApaIty\rnasterAl-cklist.rnst May 23. 1993 LAND USE APPLICATION./ LIST PACE 5 OF 5 )1 Z g.S. 22,oco -- City of 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: i (✓) Sv.J to 25 feet from centerline. ( ) to feet from centerline. ( ) to feet from centerline. Street improvements: ( ) street improvements will be necessary along ( ) street improvements will be necessary along ( ) 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 CITY OF TIGARD Pre - Application Conference Notes Page 1 of 5 Engineering Department Section streets, or in the Cei Al Business District), necessary stri signs 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 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. (✓1 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 c-61 . . Prior to P-t-ce_p,►.u F>,w.A.- Port , 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 §anitary sewer line to this property is a(n) � inch line which is located in S it c A Z¢" @ - fry -. . The proposed development must be connected to a public sanitary sewer. _ • - . - ;; =- - e • - = — • iii ��ie —_ — ► •�r.��i._ 1L .�.�..�� ° 5ta:7�. _ - � AtA— - Hoes ARC puguc- CITY OF TIGARD Pre - Application Conference Notes Page 2 of 5 Engineering Department Section Water Supply: (Mtr.6- Pi> The lc -7,442-i Water 't - Phone:(503) C139 -41'11 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. Cam- « 1T-15 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 phosphc 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 Preliminary sizing calculations for any proposed water quality facility shall be submitted with t e development application. It is anticipated that this project will require: 4 2.o .oz ( ) Construction of an on -site water quality facility. (• ) Payment of the fee in -lieu. N1E7 tisc S) - 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 only when the TIF is greater than $5,000.00. tom f2 i t� t3 4-lS> 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 Permit is required, the applicant 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: to (z f 47 ENGINEERING DEP RTMENT Phone: (503) 639 -4171 Fax: (503) 684 -7297 h: Vog in \patty\preapp.eng (Master section: preapp- r.mst) December 23, 1996 CITY OF TIGARD Pre - Application Conference Notes Page 5 of 5 Engineering Department Section 33!5 N °5 NaS' •fl L xr --sun r, ^.- v� Z l J -- --=_:_ - _ . Y1 7 \0 3 c - c,/e - , - -,,, ( . .,____,,_,-,0 67'n : .t .. 5 it- I mac" E/ t:--4 J(''r .-51t;E Z OQ I _N-41 - / ° ,r 44 1 a, '') 1Y-ft' i -;£ FP'v ilk , ?.,vdo I ' (i• 1 — Wig - - -- ► � 21 1 x 69 Nil.' o S^-e7' 1 ‹- 4-,1.--, ; V ‘. --t7N4\ Q—Z- I s' J >b'DZ'/ 4 c � j (.01 ' .C. `J J I Y ,- 5 ‘...o.:5.--, `-\ ` 5, c•-.., 5 G : s 0 0 0 ! ! 5 v.. Y cam` ' n C5 S - 9 ( � a) # . Vv-,71/4,A 1. -- - I �. _� r , ` l - - - N -- t y -D-- , ,,z_ L \rr--IN)-.L. '. BRENDAN ENRIGHT ATTORNEY -AT -LAW 21028 Highway 99E N.E., Aurora, OR 97002 (503) 678 -5275 / Fax: (503) 678 -3035 Roxanne Amaral Xuan -Giang Legal Assistant Legal Assistant October 21, 1997 ATTN: PLANNING City of Tigard 13125 SW Hall Blvd Tigard, OR 97223 Dear Planning Commision: Please find enclosed check # in the amount of $240.00 for the pre- application conference fee, along with all the information requested on your pre- application check list for subdividing property. Thank you for your assistance in this matter. Sine- - yours, ..n Enright A ►orne At Law I • The sketch below is made s for the purpose of assisting in locatin _:d premises and ' the company assumes no .. ,lity for variations, if any, in dimen... ,: and location ascertained by actual survey. 1 rig TICOR TITLE INSURANCE . J ,) 0 ,1 / / , ' ° `'500 1f t 929 /� �/ ',NoO8 / h . 43Ac o ' • / ° / 304 i \ / 2.46 Ac. 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