The URL can be used to link to this page

MLP2005-00012 Case Activity Listing 5/16/2006 �� 3:44:SSPM T I D E M A R K Case #: MLP2005-00012 COIdPIJTER SYSTEMS, INC Assigned Uone Updated Activity Description Date 1 Date 2 Date 3 Hald Disp To By By Notes MLP 1020 Application received 1 1/8;2005 \�one DOI�E CAC' 11;'9;ZOOS CAC MLP1030 Case created 11/8/2005 None DONE CAC 11/9/2005 CAC MLP1040 Pre-app.conference 11/9l2005 None DONE CAC 11/9/2005 Meeting held 10/25/05 with Matt held CAC Scheidegger. MLP1050 Planner assigned 12/13/2005 None DONE JWR 12/13/2005 Assigned to James. JWR MLP1110 Application 5/1/2006 None WDRN CAC PLL 5/16/2006 5/1/06 the applicant officially withdrawn PLL withdrew this application. An 80% refund is being requested. Page 1 of 1 CaseActivity..rpt � ,;� �, CITY OF TIGARD OREGON May 16, 2006 Millennium Homes Inc. 2208 SE 182"d Ave. Portland, OR 97233 Re: Permit No. MLP2005-00012 Dear Sir/Ms.: The City of Tigard has canceled the above referenced permit(s) and enclose a refund for the following: Sitc Address: 14504 SW Fern St. Project Name: Fern Partition Job No.: N/A Refund: Check#45096 in the amount of$2,832.00. Credit card"return"receipt in the amount of$N/A. Notes: Application withdrawn; refund 80%of application fees. If you have any questions please contact me at (503) 718-2430. Sincerely, Dianna Howse Permit Specialist Enc. i:\Building\Refunds\LtrRefund-CancelPermit.doc OS/04 13125 SW Hall Blvd., Tigard, OR 97223 (503)639-4171 TDD (503)684-2772 : " City of Tigard , , , Check Refund Request Thi� form is used for refund requests oE permit applicauon Eees paid b�� check transacuons onl�-. Receipcs, documentauon and applicant's request for refund, iE applicable, must be attached to this form. Approved request due to Tidemark System Administrator by Friday at 5:00 PM for processing each Monday. �-lccounts Pa�•able �vill route reEund checks to Tidemark Svstem .-�dministracor for distribudon and refund of case fees. �'E�'DOR NO.: D_�TE: `tav -�, 200G P.�Y.-�BLE Tn: �lillennium Homes Inc. REQC.'ESTED B�': Dianna Howse ?208 SE 182"� .��•e. C�C Portland, OR 9?233 TR��S'�CTIO\ Receipt#: 200�-�7�9 Case #: �ILP200�-00012 I�FOR�L�TIO�: Receipt Dace: 11/08/0� �ite �lddress: 14�0-�S�}'v'Fern Sc. Check #: i480 Project�ame: Fern Pamuon ELPL..�'�.1TI0�: rlpplicanon u•ithdra��-n. Refund 80°% of applicarion fees. EXPENDITURES: Fee Descripcion From Receipt Revenue Account No. a Amount Esam le: CJILD Permit Fee Exam le: 2-3�-0000-�32000 �\D[.'S Parndon Fee-3 lots 100-0000--}38000 S2,4G7.20 RPF LR Plannin Surchar e 100-0000-�1380�0 S3G4.80 TOTAL REFUND: 53,832.00 APPROVALS: If under 5�00 Professional StaEE If under S�,UUI) Di�•ision �tanager _� . If under S22,��1�1 Department�Ianager IE under Sil i,�II N� Cin• �[anager If oc•er S�U 1)UO Local Contract Re�-ie��Board FOR TIDEMARK SYSTEM ADMINISTRATION USE ONLY � Casc Refuncl Prucesse�i: DatC: Bt•: j /`��.. �S �� t`r1�� t�/"'/ C/�. Y� 3 ,S �(J v/`''�t+r 1 I� t3uil�l:ne Kctun�L IZciun�ll.heckRcyucs[.dnc �1? ?�t iIG CITY O�TICA1tD "„"""'" ` 13125 SW liall F31vd. 2:27:02PM ' Tigard,Oregon 97223 (503) 639-4171 Receipt #: 27200500000000005749 Uate: 11/OS/2005 Linr Items: Case Nn "I'ran Code Description Revenue Account No Amount Paid MLP2005-00012 [LANDUSJ Partition �ce-3 Lots 100-0000-438000 3,084.00 M1.P200S-00012 [LRPF] LR Planning Surcharge 100-OOOU-438050 456.00 Line Item Total: $3,540.00 Paymrnts: Method Payer User 1D AcctJCheck No.Approval No. Ilow Received Amount I'aid Check MILLENN[UM HOMES, [NC CAC 7480 (n Person 3,540.00 Payment Total: $3,540.00 MILLENNIUM HOME3�INC. THE MERCHANTS BANK ��y�Z�Z 7 4 8 O 2208 S.E. 182ND AVENUE GRESH�M,OR�7030 PORTLAND,OR 97233 DA'CG (503)489-0783 Check Number: 7480 Nov 2, 2005 AMOiIN'I' Memo: $ 3540.00 a W I'AY Three Thousand Five Hundred Forty and 00/100 Dollars •��•�•}{N: ()kDF:R "f� City of Tigard P.O. Box 8986 Vancouver, WA 98668-8986 �`%� dtrceipl ipl v . " Planning Division . Request for Permit Action or Refund � � . TO: CITY OF TIGARD Permit System Administrator 13125 SW Hall Bl�d.,Tigard, OR 97223 Phone: �03.718.2430 Fax: �03.598.1960 FROM: ❑ Owner � ��lpplicant � Contractor ❑ Citg Staff (check one) Name: i�fillennium Homes, Inc. (Busincss or Indi�'idual) �failing 1lddress: 2208 SE 182"`' r1�-e. City/State/Zip: Portland, OR 97233 Phone No.: 503-489-0763 PLEASE TAKE ACTION FOR THE ITEM(S) CHECKED (✓): � CANCEL PER�fIT APPLIC�1TIOti. � REFL'ND PER:'�1IT FEES (attach receipt,if a�ailable). ❑ RE�10�'E CO'.�'�,TR�CTOR FRO:�i PER�fIT (do not cancel pemut). Permit #: :�LLP2005-00012 Site Address or Parcel #: 14�0�SW Fem St. Project Name: Ecen Partition Subdicision Name: Lot #: EXPLANATION: The applicant is re-submittin� this project as a subdi�-ision. Signature: (�f11.� �'-''-�-�z Date: 5/1/2006 Cher�-1 _aines Print Name: " Refund PoGa• 1. The Director ma�•authonze the retund o[: a) any fee«tuch was erroneouslc paiJ or collcctcd. b) not more than t1U pertrnt of che applicauon fee�vhen an applieacion i,�cithdra�cn or caneele�bi f��re arty re�ic�c eftnrt ha.a been e�pended. ? Re[unds will be retumed to the on�,nnal Pacer in che..tme meth�xl in�chich pa}ment a'as retti�c�i. � ' � � Rte to Scs.�dmin: Date Bc Rte to B1dQ.�dmin: Date Bc Refund Processed: Date Bc Im•oice Proces�ed: Dare B� Permit Canceled: Dare &• Parcel Ta .�dded: Dare B�� Recei t# Date '�Iethod _�mount S C\Cin�ci�le\T'idemlrk\Foem.a\RcyPrrrru�\cuon-Ping.�l�x Kec n2/27%��G {rCheryl Caines - RE: Question... Page 1 From: Cheryl Caines To: Marquardt, John Date: 5/1/2006 3:03:35 PM Subject: RE: Question... John, It has not been officially withdrawn. I will use this e-mail to start that process. Cheryl »> "John MarquardY' <john@blueskyplanning.net> 05/01 1:56 PM »> Hey Cheryl, Has the application for MLP2005-00012—"Fern Street partition"ever been officially withdrawn? If not can this email serve as that notification and the difference in funds be sent back to the developer? Let me know, thanks. John M. (503) 6445339 From: Cheryl Caines(mailto:CHERYLC@tigard-or.gov] %" ent: Thursday, April 27, 2006 1:30 PM T •john@blueskyplanning.net Sub ct: RE: Question... No, it es not. That code section is 18.730.050.E. Cheryl »> "John Mar ardY' <john�blueskyplanning.net> 04/27 0:58 AM »> Thanks for the in�o, one more quick question. Does Tigar�count the pole area of a flag lot as part of the lot area?John M. 3) 644-5339 � From: Cheryl Caines [ ilto:CHERYLC@tigard-or, ov� Sent: Monday, April 24, 06 12:02 PM � To:john@blueskyplannin . et � Subject: Re: Question... % John, i� I apologize for taking so long to g ba�to you on this question. It is one that is not easy to answer. The City of course cannot review the p ion application since the termination of the Intergovernmental Agreement with the County for the Urb n Service Area. The property can be annexed at any time. We do not have elections or specific tinies for a exation. Do you know how the site will get sewer,water, storm? Using City services does require a ite to be within the City limits of Tigard. Have you spoken with anyone at the County about this? What was eir suggestion? Cheryl Caines %� »> "John Marquardt"fjohn@blueskyplanning.n > 04/19 4:05 PM »> Hey Cheryl, Q:�ick question for you, a few months o you talked to Mac Even with Millenium Homes about a piece of property on SW Beef Bend road, th ouse number is 12615. Washington Counrys web page (and your current zoning map) have this site in th countys jurisdiction. My city of Tigard zoning map (from 2004) shows it in the city and Mac remembers you uys also talking about this site being in the city limits. Shaun from our office was down at the city today an asked about this piece and the guy at the counter indicated it wou�d have to be annexed before develo ent could occur since it would connect to city services of sewer and water. My question is, wh+ch jurisdiction do I go through for planning approval. It is zoried R6 in the county which is directly related to the R7 zorie�it would be in the city. My current line of thinking is to go through the county for planning approval and co�urrently go through the Type IV process with the planning commission in October for annexation, sin e I just missed their last meeting. Since the R6 translates to the R7 and I will end up with three lots either�way I go, it seems to be a wash to me. Can you check on this and get back to me. I dont want to get too far into the process with the counry and then find out I should be going through you guys at the ciry, Thanks. John MarquardtStaff , Chgryl Caines- RE: Question... Page 1 .�.,_... - From: Cheryl Caines To: Marquardt, John Date: 5/1/2006 3:03:35 PM Subject: RE: Question... John, It has not been officially withdrawn. I will use this e-mail to start that process. Cheryl »> "John MarquardY' <john@blueskyplanning.net> 05/01 1:56 PM »> Hey Cheryl, Has the application for MLP2005-00012—"Fern Street partition" ever been officially withdrawn? If not can this email serve as that notification and the difference in funds be sent back to the developer? Let me know, thanks. John M. (503) 644-5339 � From: Cheryl Caines [mailto:CHERYLC@tigard-or.gov] '�ent: Thursday, April 27, 2006 1:30 PM � T �john@blueskyplanning.net Sub ct: RE: Question... No, it oes not. That code section is 18.730.050.E. Cheryl »> "John Mar ardt" <john@blueskyplanning.net> 04/27 1f1:58 AM »> Thanks for the in , one more quick question. Does Tigard count the pole area of a flag lot as part of the lot area?John M. 03) 644-5339 From: Cheryl Caines [ ailto:CHERYLC@tigard-or.gov] Sent: Monday, April 24, 06 12:02 PM To:john@blueskyplannin . et Subject: Re: Question... John, I apologize for taking so long to get�back to you on this question. It is one that is not easy to answer. The City of course cannot review the par'Ei ion application since the termination of the Intergovernmental Agreement with the County for the Urb n Service Area. The property can be annexed at any time. We do not have elections or specific times for a exation. Do you know how the site will get sewer, water, storm? Using City services does require a'�ite to be within the City limits of Tigard. Have you spoken with anyone at the County about this? What was`their suggestion? Cheryl Caines »> "John MarquardY' <john@blueskyplanning.n�t> 04/19 4:05 PM »> Hey Cheryl, Quick question for you, a few months�go you talked to Mac Even with Millenium Homes about a piece of property on SW Beef Bend road, th�house number is 12615. Washington Countys web page (and your current zoning map) have this site in tfie,countys jurisdiction. My city of Tigard zoning map (from 2004)shows it in the city and Mac remembers you guys also talking about this site being in the ciry limits. Shaun from our office was down at the city today an�1,asked about this piece and the guy at the counter indicated it would have to be annexed before develo�nent could occur since it would connect to city services of sewer and water. My question is, which jurisdic`tion do I go through for planning approval. It is zoned R6 in the county which is directly related to the R7 zorTe it would be in the city. My current line of thinking is to go through the county for planning approval and co�currently go through the Type IV process with the planning commission in October for annexation, sin�e I just missed their last meeting. Since the R6 translates to the R7 and I will end up with three lots eithe��way I go, it seems to be a wash to me. Can you check on this and get back to me. I dont want to get too f�r into the process with the county and then find out I should be going through you guys at the city, Thanks. John MarquardtStaff .. , : � Planning Division � � . Request for Permit Action or Refund TO: CITY OF TIGARD Permit System Administrator 13125 SW Hall Blvd.,Tigard, OR 97223 Phone: 503.718.2430 Fa�: 503.598.1960 FROM: ❑ Owner � 1-lpplicant ❑ Contractor ❑ City Staff (eheek onej I�Tame: :�lillennium Homes, Inc. (Busine,:or(ndicidual) �lailing��lddress: 2208 SE 182"`'�ve. City/State/Zip: Portland, OR 97233 Phone No.: 503-489-07G3 PLEASE TAKE ACTION FOR THE ITEM(S) CHECKED (✓): � C�NCEL PER111IT APPLICATION. � REFL'ND PER.l'�fIT FEES (attach receipt, if a�-ailable). ❑ REMO�'E CONTR��CTOR FRO�1 PER'�1IT (do not cancel permit). Permit #: �fLP2005-00012 Site �ddress or Parcel #: 14504 S�' Fern St. Project Name: Even Parririon Subdi�-ision Name: Lot #: EXPLANATION: The applicant is re-submittin� this project as a subdi�-ision. 1 Signature: ��' �`c2,Ly,.,C� Date: 5/1/2006 Cher�'1 C�ines Print Namc: ' RefunJ Polic�• 1. "fhe Director mac authonze the refund of: a) any fee a•hieh�ras enonrnusly paid or colleete�. b) not more than iS0 pereent or the applieation Eee�chen an application i.��ith�ra��n or canecleJ tx fore anc recir�c effnrt has bccn csFcn.3ed. 2. Rcfuntls��ill bc rcCUmc�Co Chc ur�i?it.�l 1'.tcrr in thc�sm�mcthu�i�n�chu'h�.icmcnt�c.�s rcc��c�_ � � � � Rte to S��s_�dmin: Date B� Rte to Bld .�dmin: Date �� Refund Processed: Date B�� In�-oice Proces,ed: Date B�� Pernut Canceled: Date Bt- Parcel Ta .�dded: Dare B�� Recei t# Date �Iethod _�mount S I:\Cin�vidc\Tidemark\I�orms\KcyVcttni[.�cuon-Ping.�iuc Kc�'�I�/?7/UG � � c . PRE,APP.HELD BY: CITY OF TIGARD PLANNING DIVISION 13125 SW HALL BOULEVARD TIGARD, OR 97223-8189 503.639.4171/503.684.7297 CITY OF TIGARD OREGON LAND USE PERMIT APPLICATION File# N� L �d5° u�>� ��l Other Case # Date I I 8 p�.., By �� Receipt# Do5 --��7�{9 City 0 Urb ❑ Date Complete • /3 U� TYPE OF PERMIT YOU ARE APPLYING FOR ❑ Adjustment/Variance (I or II) �Minor Land Partition (II) ❑ Zone Change (III) ❑ Comprehensive Plan Amendment (IV) ❑ Planned Development (III) ❑ Zone Change Annexation (IV) ❑ Conditional Use (III) ❑ Sensitive Lands Review (I, II or III) ❑ Zone Ordinance Amendment (IV) ❑ Historic Overlay (il or III) ❑ Site Development Review (II) ❑ Home Occupation (II) ❑ Subdivision (II or III) ress i avai a e ly5"D , ,� S'� � -S I r� � B C. l z--D o � %� yl� ��c�s i2 - - /�a � ��r � �� -��rr �� d � .��E' .�� /��1 � DD .S`N/ � ri{�i�r br. S'�� ,Z o �PavQ�-� 0•� 9�O,es ( 5�3 ) Ce�`� � 5 3 3 `� �S�'3 Ce�l�. �1�9� ;;� l��'� /l�./%i-^��'�F'r,- C�f ac is i more an one ��GL C �-t/� �� ',�Zo� S � Z ,�� Ve Parf�a� �� - D`!Z � �233 � ��3� yPq -0�f�3 C5C3� ��C� - 3Dy � 'When the owner and the applicant are different people, the applicant must be purchaser of record or a lessee in possession with written authorization from the owner or an agent of the owner. The�ners must sign this application in the space rovided on the back of this form or submit a written authorization with this application. ease e speci ic �N iCP_ � r� � i .#�' APPLICATIONS WILL NOT BE ACCEPTED WITHOUT ALL OF THE REQUIRED SUBMITTAL ELEMENTS AS DESCRIBED IN THE "BASIC SUBMITTAL REQUIREMENTS" INFORMATION SHEET. � . , � THE APPLICANT SHALL CERTIFY THAT: ♦ If the application is granted, the applicant shall exercise the rights granted in accordance with the terms and subject to all the conditions and limitations of the approval. ♦ All the above statements and the statements in the plot plan, attachments, and exhibits transmitted herewith, are true; and the applicants so acknowledge that any permit issued, based on this application, map be revoked if it is found that any such statements are false. ♦ The applicant has read the entire contents of the application, including the policies and criteria, and understands the requirements for approving or denying the application(s). SIGNATURES OF EACH OWNER OF THE SUBJECT PROPERTY ARE REQUIRED. � �l � '" �/ � Owner's Signature Date ' � Owner's Signature Date Owner's Signature Date Owner's Signature Date Owner's Signature Date 1 f � plicanUAgent/ presentative's Signature Date Applicant/Agent/Representative's Signature Date � � , , � A'. November 10, 2005 CITY OF TIGARD : OREGON Blue Sky Planning, Inc. Attn: John Marquardt 4800 SW Griffith Drive; Suite 209 Beaverton, OR 97005 RE: Application Completeness Review for Fern Street Partition, Minor Land Partition, MLP2005-00012; Tax Lot 2S1046C-01200 Dear Mr. Marquardt: On November 8, 2005 the City of Tigard received your application materials for site development review for fhe property bounded by Ascension Drive on the east and contiguous to Fern Street at its northern end. The proposal is to partition the approximately 1.46 acre site into three parcels with a seven lot shadow plat. A preliminary review of the submittal materials has determined that the following additional information is necessary before the application can be deemed complete: Clean Water Services Provider Letter: You have not submitted a CWS provider letter, which is required before your application can be deemed complete. Please submit the CWS provider letter with the completed application. Tree Removal Plan: You have submitted an On-Site Analysis Plan (sheet D-1) and a Site Improvements Plan (sheet D-4) which do not quantify or tabulate which trees would be removed._ The arborist report shows approximately 58 significant trees in the proposed development area, most of which are located on the eastern portion of the site where the 2 new homes (proposed lots 1 & 3) would be sited. Please provide a tree removal and mitigation plan and edit the Site Improvements Plan (sheet D-4) to reflect the trees to be removed. A conceptual street tree planting plan along Ascension Drive would also be an appropriate detail for sheet D-4. Public Facilities Plan Completeness Checklist: Please address the items identified on the enclosed Public Facilities Plan Completeness Checklist. Any concerns or questions associated with these items should be addressed to Kim McMillan at 503-718-2642. Neighborhood Meetinq. You need to provide an affidavit for the meeting, a list of attendees (if any), and the minutes for the meeting. The minutes should account for who attended representing the applicant and when the meeting began and ended. 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503)684-2772 Envelopes with postaqe. Please supply two sets of pre-addressed (no return address), stamnP�i (n�t metered), #1� si�e �nvel4�e�; 1Addre�s�� must �t�v� been obtain�d wi#hin the previous three months from the date of application completeness. Number of Application Copies. Please submit 12 full sets of your application material (each set shall be an exact duplicate of all information pertaining to the application, narrative, forms, letters, studies, plans, etc.) In addifion, 4 plan sets shall be included; these may be reduced to 11x17 or 8_5x11 if legible. You may wish to wait until your application materials are complete before making these copies. _ Once this additional information is submitted, staff will review the additional materials to determine if the application is complete. Once complete, the formal comment and review process will begin, which typically takes 6 to 8 weeks. It should be noted that staff has reviewed the application submittal for compliance with the relevant code criteria; however, the need for additional items may arise during the application review process. If you have any questions regarding this letter or your application, please don't hesitate to contact me at (503) 718-2428. Sincerely, � � � James Richardson Associate Planner C: MLP2005-00012 Land Use File Page 2 of 2 PUBUC FACIUTY PLAN Project: Fern Sfreet MLP COMPLETENESS CHECKLIST Date: 11/15/05 GRADING � Existin� and proposed contours shown. Are there radin im acts on ad�acent arcels? � Ad�acent arcel rades shown. ❑ Geotech stud submitted? STREETISSUES ❑ Ri ht-of-wa clearl shown. Show dedication of 2 feet ROW on Fern Sf � Centerline of street s clearl shown. � Street name s shown. ❑ Existin / ro osed curb or ed e of avement shown. Show Fern Streef im rovements ❑ Street rofiles shown. Show rofile ❑ Future Street Plan: Must show street profiles, topo on ad�acent arcel s , etc. ❑ Traffic Im act and/or Access Re ort ❑ Street rades com liant? ❑ Street/ROW widths dimensioned and a ro riate? Show street widfh dimensions ❑ Private Streets? Less than 6 lots and width Show private street to serve lots 47 since appropriate? privafe street tract must be taken out of densify calcu/ation. 20 foof wide pavemenf section with a 5 foof sidewalk in an easement. ❑ Other: SANITARY SEWER ISSUES � Existin / ro osed lines shown. ❑ Stubs to adjacent parcels required/shown? Show how Iofs 4-7 wil!be served in fhe future WATER ISSUES � Existin / ro osed lines w/ sizes noted? � Existin / ro osed fire h drants shown? ❑ Pro osed meter location and size shown? Show t ical meter size ❑ Pro osed fire rotection s stem shown? STORM DRAINAGE AND WATER QUALITY ISSUES � Existin / ro osed lines shown? ❑ Preliminary sizing calcs for water quality/detention Show how wafer quality and detention will be rovided? rovided for fuU build-out ❑ Water quality/detention facility shown on plans? Show where these faciJities will be Iocafed- wil!fhe be in a fract? ❑ Area for facilit match re uirements from calcs? ❑ Facilit shown outside an wetland buffer? ❑ Storm stubs to ad�acent arcels re uired/shown? Show how lots 4-7 wil!be served REVISED: 11/16/05 � The submittal is hereby deemed ❑ COMPLETE � INCOMPLETE By: Date: 11/16/05 REVISED: 11/16/05 ` RECEIVED 'JAN 0 5 2006 , ' � , Blue Sky Planning, Inc. � � �� 4800 SW Griffith Drive CITY Of T16ARD �3 Suite 209 M.M�MrMV(�N8lNEERNdG � �'/�`� � Beaverton,Oregon 97005 � 503.644.5339 phone � � \ 503.646.4696 fax / January 4th, 2006 Cheryl Caines City of Tigard 13125 SW Hall Blvd. Tigard, OR 97223 RE: Application Completeness Response for Fern Street Partition, Minor Land Partition, MLP2005-00012; Tax Lot 2S104BC-01200 Dear Ms. Caines, This letter and enclosed items are in response to the letter of incompleteness issued for the above mentioned application. The following items in the letter have been addressed. • Clean Water Services Provider Letter: Response: The CWS provider letter has been included with this response. C WS has confirmed that there are no environmentally sensitive areas on the site and that no further assessment is necessary for the service provider letter. • Tree Removal Plan: Response:A tree removal and mitigation plan has been created and included with the revised drawings. See Sheet D6 • Public Facilities Plan Completeness Checklist: Response: the items outlined on the public facilities checklist f►ave included and addressed with this letter. All appropriate changes and additions have been made to the revised plan set. • Neighborhood Meeting: Response: It was confirmed by city staff that a neighborhood meeting was not required for this application. • Envelopes with Postage: Response: Due to the impending change in postage rates envelopes with postage will be provided after completeness has been granted. i • Application Copies: Response:After completeness has been granted, the applicant wil!provide the additional copies necessary for applicafion review. There has also been a change to the narrative regarding the density calculations, Chapter 18.715. The revised portion of the narrative is included with this letter. The applicant believes that this addresses all incompleteness issues with this application. If you have any further questions or concerns, please feel free to reach me by phone at 503.644.5339 or by email at john@blueskyplanning.net. Sincerely, John Marquardt �v, ��. �..,..� ..».�... ., .��.J�v� --r_ �1; 1 t1n+\1 //„„\\ ^ � .-...� ...� . �r" �,r' ,,� ' `'`� ,lu� 1'I1 ' `� l� ��/ `/ . i�I� �. �-, � / �` � �.. I'` ��,, OC� 1 � 2004 �� ',.�d`1 File Number (� Q/'�� O � BY CleanWatel ` SeN]C�S Sensitive Area Pre-Screening Site Assessment Our commitment is clea�. Date �� `- " T Jurisdiction �� pwner Map&Tax Lot � Site Address � � Contact l��' • Proposed Activity Address -� p� - ��, �� a � � Phone pfficlal use only below fhls line Y N NA Y N NA Sensitive Area Com osite Map � � tx71 QS#wat�Infrastructure maps � Q � Map # � �� Other � � � Locally adopted studies or maps Spec'r[y z Spec'rfy Based s�DeS;�n nd Construction St ndards Resolution a d prde�No1e04-9:ater Servic 9 a5ensitive a�eas potential{y exlst on site or within 200' of the site.THE APPLICANT MUSY PERFORM A S1TE GERTIFICATION PR10R TO ISSUANCE OF A SERVICE PROV�IDEh SE e o w�lthin 200 feet on d ac�ent pC perties a N`tural Resourceseas exlst Assessment Report may also be required. � Sensitive areas do not appear to exist an slte or within 200' of the site.This pre- screening site assessment does N07 eliminate the need to evaluate and protect water quality sensitive areas if they are subsequently discovered on your prope�ty. NO FURTHER S1TE ASSESSMENT OR SERVICE PROVIDER L�TT�R IS RE��R�p T�J� F�RM WILL SEf�uE AS AUTHORiZATION TO ISSUE A STORMWATER CONNECTION PERMIT. � The propoENT OR SERVIC� PROVIDER L�TTER IS REQUIRED.ent. NO SI7E ASS�SSM Comments: o � � «,/ �r �k � � / dT � % �►/ / Re�{ewed By: Date: _ � /��/a�v _ �eturned tn�j�plrcant Mp�l�,Fr��c Couriter Date �- G� BY.� 2b5o SW Nlllsboro Highway•I-1111sboro,Oregon 97123 Phone: (503)691-3605•Fex: (503)861-4m39•�rww.glCdlpZ+'I«cr9�;�v_i}cv,qq; V Blue Sky Planning,Inc. Fern Street—3-Parcel Partition CHAPTER 18.715 - DENSITY COMPUTATIONS 18.715.020 Density Calculation A. Definition of net development area. Net development area, in acres, shall be determined by subtracting the following land area(s) from the gross acres, which is all of the land included in the legal description of the property to be developed: 1. All sensitive land areas: a. Land within the 100-year floodplain; b. Land or slopes exceeding 25%; c. Drainage ways; and d. Wetlands. 2. All land dedicated to the public for park purposes; 3. All land dedicated for public rights-of-way. When actual information is not available, the following formulas may be used: a. Single-family development: allocate 20% of gross acreage; b. Multi-family development: allocate 15% of gross acreage. 4. All land proposed for private streets; and 5. A lot of at least the size required by the applicable base zoning district, if an existing dwelling is to remain on the site. Response: The net development area was determined by subtracting 100 square feet of the gross acreage for dedication to public right-of-way (63,795 -100 = 63,695 square feet). In addition, the easement provided for PGE (26,267 square feet) is being subtracted from the gross as it is undevelopable. Therefore, the net development area is (63,795 minus 100 minus 26,267) 37,248 square feet. B. Calculating maximum number of residential units. To calculate the maximum number of residential units per net acre, divide the number of square feet in the net acres by the minimum number of square feet required for each lot in the applicable zoning district. Response: The maximum number of residential units is (37,248 divided by 5,000 = 7.48 lots) 7 lots. C. Calculating minimum number of residential units. As required by Section 18.510.040, the minimum number of residential units per net acre shall be calculated by multiplying the maximum number of units determined in Subsection B above by 80% (0.8). Response: The minimum number of residential units is (7.48 x 0.8 = 5.98 lots) 6 lots. With shadow plotting, the applicant is proposing 7 lots total. This meets the minimum and maximum number of units for the subject property. 13 14504 5W Fern Street 1/3/2006 2S1 04BC 01200 January 31, 2006 ,, ,,�,;;; John Marq uardt Blue Sky Planning 4800 SW Griffith Dr., Suite 209 C11Y OF TIGARD Beaverton, OR 97005 OREGON Dear Mr. Marquardt: RE: Notice of Incomplete Application Submittal - MLP2005-00012 The City has not received the information necessary to begin the review of your Minor Land Partition application. The development site is located at 1S104BC, tax lot 01200. This letter is to inform you that additional materials will be needed in order to deem your application complete. The necessary materials are as follows: � Sensitive lands on-site There appear to be slopes over 25% in the SE corner of the site (future lot 3). Please apply for a Sensitive Lands Review and address the necessary sections of Tigard Development Code 18.775. � Density Computation The density calculations submitted in the revised narrative on January 5, 2006 did not subtract the area for the existing house. Please revise the calculations to include the lot for the existing house and any sensitive lands on site and submit to the City. • Access All of the lots in this partition and the shadow plat require access easements across neighboring parcels. To approve a shadow plat, all necessary easements must be secured for future development. It is unclear whether those easements are secured. Several options for future access are also being proposed at this time. Please provide copies of access easements for each lot and clarify how access will be gained to each lot. . Utilities Utilities for the shadow plat are proposed to be extended from SW Fern Street to the north of the site. Please submit a copy of the easement for these new utilities. If you have any other questions, please feel free to contact me at 503-639-4171, x2437. Sincerely, �� ` � C�'�„��. Cheryl Caines Assistant Planner c: MLP2005-00011 Land Use File 13125 SW Hall Blvd„ Tigard, OR 97223 (503)639-4171 TDD (503)684-2772 � Q r r� � �' Blue Sky Planning,Inc. Fem Street—3-Parcel Partition Land Use Application 3-Parcel Partition With 7-Lot Subdivision Shadow Plat Tax lot 01200 of Tax Map 2S1 04BC Washington County, Oregon Submitted to: City of Tigard Community Development November 8th, 2005 Applicant and Owner: Mac Even Millennium Homes 2208 SE 182"d Avenue Portland, Oregon 97223 503.665.0111 Applicant's Representative: Blue Sky Planning, Inc. 4800 SW Griffith Drive, Suite 209 Beaverton, Oregon 97005 503.644.5339 phone 503.646.4696 fax john@blueskyplanning.net Contact: John Marquardt , 14504 SW Fem Street 11/8/2005 2S1 046C 01200 ,J ` � � Blue Sky Planning,Inc. Fern Street—3-Parcel Partition Introduction 4 General Information 4 Summary of Proposal 5 Site Description 6 Title 18-Development Code Chapter 18.510 Residential Zoning Districts 7 18.510.Q20 List of Zoning Districts 18.510.030 Uses 18.510.040 Minimum and Maximum Densitites 18.510.050 Development Standards 18.510.060 Accessory Structures Chapter 18.705 Access, Egress, and Circulation 9 18.705.020 Applicability of Provisions 18.705.030 General Provisions Chapter 18.715 Density Computations 12 18.715.020 Density Calculation Chapte�18.725- Environmental Performance Standards 13 18.725.020 General Provisions 18.725.030 Performance Standards Chapter 18.745- Landscaping and Screening 15 18.745.020 Applicability 18.745.030 General Provisions 18.745.040 Street Trees 18.745.050 Buffering and Screening 18.745.060 Re-vegatation Chapter 18.765-Off-Street Parking and Loading Requirements 23 18.765.020 Applicability of Provisions 18.765.030 General Provisions 18.765.040 General Design Standards 18.765.050 Bicycle Parking Design Standards 18.765.070 Minimum and Maximum Off-Street Parking Requirements 18.765.080 Off-Street Loading Requirements Chapter 18.790-Tree Removal 27 18.790.030 Tree Plan Requirement 18.790.040 Incentives for Tree Retention 18.790.060 Illegal Tree Removal Chapter 18.795-Visual Clearance Areas 31 18.795.020 Applicability of Provisions 18.795.030 Visual Clearance Requirements 18.795.040 Computations Chapter 18.810-Street and Utility Improvement Standards 33 18.810.030 Streets 18.810.050 Easements 18.810.060 Lots 18.810.090 Sanitary Sewers 18.810.100 Storm Drainage 2 14504 SW Fern Street 11/8/2005 2S1 04BC 01200 � Blue Sky Planning,Inc. Fem Street—3-Parcel Partition 18.810.120 Utilities Conclusion 44 Exhibits 45 Exhibit A- Development Plans 46 Exhibit B- Land Use Application 47 Exhibit C - Property Title Information 48 Exhibit D- Real Estate Agreement for purchase of Tract"G" 49 Exhibit E- Development Impact Statement 50 Exhibit F -Sight Distance Certification 51 Exhibit G -Arborist Report 52 Exhibit H - Pre-Application Notes 53 3 14504 SW Fem Street 11/8/2005 2S1 04BC 01200 � Blue Sky Planning,Inc. Fem Street—3-Parcel Partition INTRODUCTION GENERAL INFORMATION Applicant & Owner: Mac Even Millennium Homes 2208 SE 182"d Avenue Portland, Oregon 97223 Phone: 503.665.0111 Applicant's Representative: Blue Sky Planning, Inc. 4800 SW Griffith Drive, Suite 209 Beaverton, Oregon 97005 Phone: 503.644.5339 Fax: 503.646.4696 Contact: John Marquardt Tax Lot: Map 2S1 04BC, Tax Lot 01200 Site Address: 14504 SW Fern Street Tigard, Oregon 97223 Location: Located on the south side of SW Fern Street, west of SW Ascension Drive Current Zoning: R-7, Medium Density Residential Comprehensive Plan: R-7, Medium Density Residential Project Area: 63,795.1 square feet, approximately 1.46 acres SUMMARY OF PROPOSAL The applicant is requesting approval for a three-parcel partition, with a 7-lot subdivision shadow plat, within the R-7 zone. The subject site is identified on tax map 2S1 046C, tax lot 01200, in the City of Tigard, Washington County, Oregon, and addressed at 14504 SW Fern Street. The property consists of approximately 63,795 square feet, which is equal to 1.46-acres. The property currently contains one single-family residence with a detached shed. The home will 4 14504 SW Fem Street 11/8/2005 2S1 046C 01200 � Blue Sky Planning,Inc. Fem Street—3-Parcel Partition SUMMARY OF PROPOSAL The applicant is requesting approval for a three-parcel partition, with a 7-lot subdivision shadow plat, within the R-7 zone. The subject site is identified on tax map 2S1 046C, tax lot 01200, in the City of Tigard, Washington County, Oregon, and addressed at 14504 SW Fern Street. The property consists of approximately 63,795 square feet, which is equal to 1.46-acres. The property currently contains one single-family residence with a detached shed. The home will remain as part of the development, while the shed will be removed to allow for development. There are no natural hazards identified on or around the subject property. The applicant is proposing to immediately divide the property into three (3) single-family residential parcels, while providing a shadow plat for a 7-lot subdivision to exhibit the ability of the area to meet the minimum density requirement in the future. The goal is to preserve the existing single-family residence, by redirecting the homes access to the east onto SW Ascension Drive, and to create two additional parcels on either side of the existing residence, on the north and south sides of the existing property. An easement will be created along the east property line to grant the three (3) parcels access onto SW Ascension Drive. The newly created parcels will also have access directly onto SW Ascension Drive. The four(4) lots on the west side of the property, created from the seven-lot subdivision, will take access from an existing private drive which grants tax lots 5900 and 6000 access onto SW Fern Street. In this application, the applicanYs representative has addressed the appropriate code sections of the City of Tigard Municipal Code, Title 18 Community Development Code, for R-7 zoning, along with all other applicable code sections. This application will demonstrate that development of the proposed partition is in compliance with the applicable policies and regulations of the City of Tigard Municipal Code. Currently, there is a sanitary sewer service lateral to the site from a sewer main located in SW Ascension Drive that provides service to the existing residence. Service to the existing house will be interrupted and the existing lateral will either remain to provide service to the new residences or will be abandoned. Service for the existing house will come from a lateral off of the main sewer line in SW Ascension Drive as will service for the new residence if the existing lateral is able to be redirected for re-use. Currently, a water line is located in both SW Fern Street and SW Ascension Drive. The water line in SW Ascension provides service to the existing home. A service extension will connect to the main water line and will be extended down Ascension to provide service to the three (3) lots, as shown on the submitted plan, as well as the four future lots on the west side of the property. The water meter that provides water service to the current residence will be disconnected and relocated to where the extension ends and placed next to the new meters for the new lots. All other utilities are available as needed and will be coordinated with the appropriate provider to supply service to the two lots. 5 14504 SW Fem Street 11/8/2005 2S1 04BC 01200 Blue Sky Planning,Inc. Fem Street—3-Parcel Partition SITE DESCRIPTION The property consists of approximately 63,795 square feet, or 1.46 acres. The parcel has frontage along the south side of SW Fern Street, just west of SW Ascension Drive. The immediately surrounding properties are all zoned R-7 and R-7 (PD). The property to the south is fully developed with finro duplex units upon flag lots (tax lots 5900 and 6000), and south of that is the subdivision "Hillshire Creek"; to the west is the subdivision "Hillshire Creek Estates"; to the east is the subdivision "Hillshire Woods"; to the north is a large under-developed parcel (tax lot 1300). The site drops in elevation from the south-east corner of the site, with an elevation of approximately 362 feet, to the north-west corner of the site before the pole, with an elevation of approximately 314 feet, an elevation difference of approximately 48 feet. There are no significant slopes to speak of on or around the site. There are also no significant resources to speak of within the immediate proximity of the property. The site currently takes access from an existing paved driveway, jointly used with tax lot 1300, which is located within the pole at the north side of the flag lot. The portion of the paved driveway that runs through tax lot 1300 will remain. The portion in tax lot 1200, however, will be removed in order to allow the subdivision of the west portion of the property. The new residences created from the three (3) parcel partition will have their own access onto SW Ascension Drive through separate driveways. The four homes on the west portion of the property will take access from an existing private street used by tax lots 5900 and 6000. The site contains several significant trees, a majority of which are coniferous, primarily on the east side of the property, as shown on the on-site analysis plan (sheet D1). The Tree Preservation Plan shows which trees are to be removed and which trees shall remain. A number of trees are proposed to be removed to make room for the future homes. It is highly likely that they will be damaged due to construction activities. The applicant will retain as many additional trees onsite as possible with this development. This property is currently underdeveloped with just one single-family residential structure. The proposed partition will be an improvement on the existing condition and use of the property, while maintaining the developing character of the surrounding neighborhood and complying with the intent of all applicable City of Tigard Municipal codes. s 14504 SW Fern Street 11/8/2005 2S1 04BC 01200 Blue Sky Planning, Inc. Fem Street—3-Parcel Partition TITLE 18 - DEVELOPMENT REVIEW CHAPTER 18.510 - RESIDENTIAL ZONING DISTRICTS 18.510.020 List of Zoning Districts E. R-7: Medium-Density Residential District. The R-7 zoning district is designed to accommodate attached single-family homes, detached single-family homes with or without accessory residential units, at a minimum lot size of 5,000 square feet, and duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also permitted outright. Some civic and institutional uses are also permitted conditionally. Response: The applicant is proposing detached single-family homes, without accessory residential units, as a part of development. All of the proposed lots are greater than 5,000 square feet; 6,021 square feet, 9,320 square feet, 5,501 square feet, 19,395 square feet, 7,471 square feet, 9,000 square feet, and 6,981 square feet respectively. 18.510.030 Uses B. Use table. A list of permitted, limited, conditional and prohibited uses in residential zones is presented in Table 18.510.1. TABLE 18.510.1 — USE TABLE Use Category R-7 Residential -Household Livin Permitted Housing Types -Sin le Units, Detached Permitted Response: The applicant is proposing single-family detached dwelling units, a permitted use in the R-7 zone. 18.510.040 Minimum and Maximum Densities A. Purpose. The purpose of this section is to establish minimum and maximum densities in each residential zoning district. To ensure the quality and density of development envisioned, the maximum density establishes the ceiling for development in each zoning district based on minimum lot size. To ensure that property develops at or near the density envisioned for the zone, the minimum density for each zoning district has been established at 80% of maximum density. B. Calculating minimum and maximum densities. The calculation of minimum and maximums densities is governed by the formulas in Chapter 18.715, Density Computations. C. Adjustments. Applicants may request an adjustment when, because of the size of the site or other constraint, it is not possible to accommodate the proportional minimum density as required by Section 18.715.020.0 and still comply with all of the development standards in the underlying zoning district, as contained in Table � 14504 SW Fern SVeet 11/8/2005 2S1 04BC 01200 Blue Sky Planning,Inc. Fern Street—3-Parcel Partition 18.510.2 below. Such an adjustment may be granted by means of a Type I procedure, as governed by Chapter 18.390, using approval criteria in Section 18.370.020.C.2. Response: The densities are calculated in Chapter 18.715 later in the narrative. The applicant is not requesting any adjustments with this application; it is possible to accommodate the minimum density requirement. 18.510.050 Development Standards A. Compliance required. All development must comply with: 1. All of the applicable development standards contained in the underlying zoning district, except where the applicant has obtained variances or adjustments in accordance with Chapters 18.370; 2. All other applicable standards and requirements contained in this title. B. Development Standards. Development standards in residential zoning districts are contained in Table 18.510.2. Response: Per Table 18.510.2, below, all of the lots are greater than 5,000 square feet, have a minimum lot width of 50 feet, and have maximum lot coverage of 80%. The future homes will comply with all of the minimum setbacks and the maximum height, as well as the minimum landscape requirement of 20%, in order to comply with this standard. TABLE 18.510.2—DEVELOPMENT STANDARDS IN RESIDENTIAL ZONES Standard R-7 Minimum Lot Size -Detached unit 5,000 sq ft -Duplexes 10,000 sq ft -Attached unit 5,000 s ft Average Minimum Lot Width -Detached unit lots 50 ft -Duplex lots 50 ft -Attached unit lots 40 ft Maximum Lot Covera e 80% 2 Minimum Setbacks -Front yard 15 ft -Side facing street on comer&through lots 10 ft -Side yard 5 ft -Rear yard 15 ft -Side or rear yard abutting more restrictive zoning district 30 ft -Distance between ro e line and front of ara e 20 ft Maximum Hei ht 35 ft Minimum Landsca e Re uirement 20% [2]Lot coverage includes all buildings and impervious surfaces. 18.510.060 Accessory Structures A. Permitted uses. Accessory structures are permitted by right in all residential zones subject to the following: Response: Accessory structures are not proposed with this application; therefore, this section does not apply. s 14504 SW Fern Street 11/8/2005 2S1 046C 01200 Blue Sky Planning,Inc. Fern Street—3-Parcel Partition CHAPTER 18.705 - ACCESS, EGRESS, AND CIRCULATION 18.705.020 Applicability of Provisions A. When provisions applv. The provisions of this chapter shall apply to all development including the construction of new structures, the remodeling of existing structures (see Section 18.360.050), and to a change of use which increases the on-site parking or loading requirements or which changes the access requirements. B. Change or enlargement of use. Should the owner or occupant of a lot or building change or enlarge the use to which the lot or building is put, thereby increasing access and egress requirements, it is unlawful and is a violation of this title to begin or maintain such altered use until the provisions of this chapter have been met if required or until the appropriate approval authority has approved the change. Response: The applicant is proposing to divide the lot; therefore, this section is applicable. 18.705.030 General Provisions A. Continuing obligation of property owner. The provisions and maintenance of access and egress stipulated in this title are continuing requirements for the use of any structure or parcel of real property in the City. Response: All provisions and maintenance will continue to be the responsibility of the titled property owner. B. Access plan requirements. No building or other permit shall be issued until scaled plans are presented and approved as provided by this chapter that show how access, egress and circulation requirements are to be fulfilled. The applicant shall submit a site plan. The Director shall provide the applicant with detailed information about this submission requirement. Response: A site plan has been included with this application (sheet 4). Scaled plans have been provided that show how access, egress, and circulation requirements are to be fulfilled. All lots are to have direct access to the public right-of-way. Access for lots 1 and 3 will come from SW Ascension Drive and the existing shared access that currently serves the existing residence will remain in place to provide access for lot 2. In order for lots 1 and 3 to gain access to the public right-of-way of Ascension Drive, they must cross as tract(Tract"G")of land in between the development tax lot and the right-of-way of SW Ascension Drive. An agreement is in place between the applicant and the owner of Tract"G"for purchase of said tract which will be recorded prior to final recording of the development plat. C. Joint access. Owners of two or more uses, structures, or parcels of land may agree to utilize jointly the same access and egress when the combined access and egress of both uses, structures, or parcels of land satisfies the combined requirements as designated in this title, provided: 1. Satisfactory legal evidence shall be presented in the form of deeds, easements, leases or contracts to establish the joint use; and 9 14504 SW Fem SVeet 11/S/2005 2S1 04BC 01200 Blue 5ky Planning,Inc. Fern Street—3-Parcel Partition 2. Copies of the deeds, easements, leases or contracts are placed on permanent file with the City. Response: In the initial partitioning of the 3 single family residential lots, Lots 1 and 3 will not have shared access but will have their own individual access to the right-of-way of SW Ascension Drive. Lot 2 will continue to utilize the existing shared access with tax lot 1300. Access for lots 1 and 3 will cross a tract of land between the development tax lot and the public right-of-way. This land is to be purchased by the applicant. The real-estate transaction is on-going and when it has been completed, a copy will be submitted as part of this application. When the shadow partitions are later created, there will be a shared access easement to lots 4, 5, and 6, and additionally upon further partitioning, lots 5 and 7. Any legal evidence required to satisfy this requirement will be presented at the time of future partitioning of the properties. D. Public street access. All vehicular access and egress as required in Sections 18.705.030H and 18.705.0301 shall connect directly with a public or private street approved by the City for public use and shall be maintained at the required standards on a continuous basis. Response: The homes on the east side of the property, created from the three-parcel partition, will connect directly to SW Ascension Drive. The four(4) homes on the west side of the property will access onto the private drive of tax lots 5900 and 6000, to the west, onto SW Fern Street. E. Curb cuts. Curb cuts shall be in accordance with Section 18.810.030N. Response: The applicant proposes that curb cuts be in accordance with Section 18.810.030N. F. Required walkway location. On-site pedestrian walkways shall comply with the following standards: 2. Within all attached housing (except two-family dwellings) and multi-family developments, each residential dwelling shall be connected by walkway to the vehicular parking area, and common open space and recreation facilities; Response: The applicant is proposing detached dwelling units; therefore, this section is not applicable. G. Inadequate or hazardous access. 1. Applications for building permits shall be referred to the Commission for review when, in the opinion of the Director, the access proposed: a. Would cause or increase existing hazardous trafFic conditions; or b. Would provide inadequate access for emergency vehicles; or c. Would in any other way cause hazardous conditions to exist which would constitute a clear and present danger to the public health, safety, and general welfare. 2. Direct individual access to arterial or collector streets from single-family dwellings and duplex lots shall be discouraged. Direct access to collector or io 14504 SW Fem SVeet 11/8/2005 2S1 04BC 01200 Blue Sky Planning,Inc. Fern Street—3-Parcel Partition arterial streets shall be considered only if there is no practical alternative way to access the site. If direct access is permitted by the City, the applicant will be required to mitigate for any safety or neighborhood traffic management (NTM) impacts deemed applicable by the City Engineer. This may include, but will not be limited to, the construction of a vehicle turnaround on the site to eliminate the need for a vehicle to back out onto the roadway. 3. In no case shall the design of the service drive or drives require or facilitate the backward movement or other maneuvering of a vehicle within a street, other than an alley. Single-family and duplex dwellings are exempt from this requirement. Response: The proposed accessways will not cause hazardous traffic conditions, provide inadequate access for emergency vehicles, or cause hazardous conditions to the public. SW Fern Street and SW Ascension Drive are both Neighborhood Routes; therefore individual access is allowed. The applicant is proposing single-family dwellings; therefore they are exempt from 18.705.030.G.3. H. Access Management 1. An access report shall be submitted with all new development proposals which verifies design of driveways and streets are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by ODOT, Washington County, the City and AASHTO (depending on jurisdiction of facility.) 2. Driveways shall not be permitted to be placed in the influence area of collector or arterial street intersections. Influence area of intersections is that area where queues of traffic commonly form on approach to an intersection. The minimum driveway setback from a collector or arterial street intersection shall be 150 feet, measured from the right-of-way line of the intersecting street to the throat of the proposed driveway. The setback may be greater depending upon the influence area, as determined from City Engineer review of a traffic impact report submitted by the applicant's traffic engineer. In a case where a project has less than 150 feet of street frontage, the applicant must explore any option for shared access with the adjacent parcel. If shared access is not possible or practical, the driveway shall be placed as far from the intersection as possible. 3. The minimum spacing of driveways and streets along a collector shall be 200 feet. The minimum spacing of driveways and streets along an arterial shall be 600 feet. 4. The minimum spacing of local streets along a local street shall be 125 feet. Response: An access report, prepared by a registered professional engineer, is included in the exhibits of this application, which verifies the proposed access is safe. I. Minimum access requirements for residential use. 1. Vehicular access and egress for single-family, duplex or attached single-family dwelling units on individual lots and multi-family residential uses shall not be less than as provided in Table 18.705.1 and Table 18.705.2; 11 14504 SW Fern Street 11/8/2005 2S1 04BC 01200 Blue Sky Planning,Inc. Fern Street—3-Parcel Partition Response: The applicant is proposing a three-parcel partition with 3 single-family dwelling units on individual lots. Each lot will have a separate driveway and will meet the requirements of this section in order to comply with this standard. 3. Private residential access drives shall be provided and maintained in accordance with the provisions of the Uniform Fire Code; 4. Access drives in excess of 150 feet in length shall be provided with approved provisions for the turning around of fire apparatus by one of the following: a. A circular, paved surface having a minimum turn radius measured from center point to outside edge of 35 feet; b. A hammerhead-configured, paved surface with each leg of the hammerhead having a minimum depth of 40 feet and a minimum width of 20 feet; c. The maximum cross slope of a required turnaround is 5%. Response: When the last four lots are subdivided an access drive will be created that complies with this standard. 5. Vehicle turnouts, (providing a minimum total driveway width of 24 feet for a distance of at least 30 feet), may be required so as to reduce the need for excessive vehicular backing motions in situations where two vehicles traveling in opposite directions meet on driveways in excess of 200 feet in length; 6. Where permitted, minimum width for driveway approaches to arterials or collector streets shall be no less than 20 feet so as to avoid traffic turning from the street having to wait for traffic exiting the site. Response: SW Ascension Drive and SW Fern Street are both Neighborhood Routes; therefore, this section does not apply. Table 18.705.1 —Vehicular Access/Egress Requirements: Residential Use (6 or fewer units) Number Dwelling Minimum Number of Minimum Minimum UniULots Driveways Required Access Width Pavement Width 1 or 2 1 15' 10' 3-6 1 20' 20' J. Minimum access requirements for commercial and industrial use. Response: This application is for a residential development; therefore, this section is not applicable. K. One-way vehicular access points. Where a proposed parking facility indicates only one-way traffic flow on the site, it shall be accommodated by a specific driveway serving the facility; the entrance drive shall be situated closest to oncoming traffic and the exit drive shall be situated farthest from oncoming traffic. Response: The applicant is not proposing a parking facility as a part of development; therefore, this section is not applicable. �2 14504 SW Fem Street 11/8/2005 2S1 046C 01200 Blue Sky Planning, Inc. Fem Street—3-Parcel Partition CHAPTER 18.715 - DENSITY C�MPUTATIONS 18.715.020 Density Calculation A. Definition of net development area. Net development area, in acres, shall be determined by subtracting the following land area(s) from the gross acres, which is all of the land included in the legal description of the property to be developed: 1. All sensitive land areas: a. Land within the 100-year floodplain; b. Land or slopes exceeding 25°/a; c. Drainage ways; and d. Wetlands. 2. All land dedicated to the public for park purposes; 3. All land dedicated for public rights-of-way. When actual information is not available, the following formulas may be used: a. Single-family development: allocate 20°/a of gross acreage; b. Multi-family development: allocate 15% of gross acreage. 4. All land proposed for private streets; and 5. A lot of at least the size required by the applicable base zoning district, if an existing dwelling is to remain on the site. Response: The net development area was determined by subtracting 20% of the gross acreage for dedication to public right-of-way (63,795 x 0.20 = 12,759 square feet). In addition, a lot of at least the size required is being subtracted since the existing house will remain as a part of development(5,000 square feet). Therefore, the net development area is (63,795 minus 12,759 minus 5,000) 46,036 square feet. B. Calculating maximum number of residential units. To calculate the maximum number of residential units per net acre, divide the number of square feet in the net acres by the minimum number of square feet required for each lot in the applicable zoning district. Response: The maximum number of residential units is (46,036 divided by 5,000 = 9.21 lots)9 lots. C. Calculatinq minimum number of residential units. As required by Section 18.510.040, the minimum number of residential units per net acre shall be calculated by multiplying the maximum number of units determined in Subsection B above by 80% (0.8). Response: The minimum number of residential units is (9.21 x 0.8 = 7.37 lots) 7 lots. With shadow plotting, the applicant is proposing 7 lots total, meeting the minimum lot requirement. 13 14504 SW Fem Street 11/S/2005 2S1 04BC 01200 Blue Sky Planning,Inc. Fern Street—3-Parcel Partition CHAPTER 18.725 - ENVIRONMENTAL PERFORMANCE STANDARDS 18.725.020 General Provisions A. Compliance with applicable state and federal regulations. In addition to the regulations adopted in this chapter, each use, activity or operation within the City of Tigard shall comply with the applicable state and federal standards pertaining to noise, odor and discharge of matter into the atmosphere, ground, sewer system or stream. Regulations adopted by the State Environmental Quality Commission pertaining to non-point source pollution control and contained in the Oregon Administrative Rules shall by this reference be made a part of this chapter. B. Evidence of compliance. Prior to issuance of a building permit, the Director may require submission of evidence demonstrating compliance with state, federal and local environmental regulations and receipt of necessary permits; these include Air Contaminant Discharge Permits (ACDP) or Indirect Source Construction Permits (ISCP). C. Continuing obligation. Compliance with state, federal and local environmental regulations is the continuing obligation of the property owner and operator. 18.725.030 PerFormance Standards A. Noise. For the purposes of noise regulation, the provisions of Sections 7.40.130 through 7.40.210 of the Tigard Municipal Code shall apply. B. Visible emissions. Within the commercial zoning districts and the industrial park (IP) zoning district, there shall be no use, operation or activity which results in a stack or other point- source emission, other than an emission from space heating, or the emission of pure uncombined water(steam)which is visible from a property line. Department of Environmental Quality (DEQ) rules for visible emissions (340-21-015 and 340-28-070) apply. C. Vibration. No vibration other than that caused by highway vehicles, trains and aircraft is permitted in any given zoning district which is discernible without instruments at the property line of the use concerned. D. Odors. The emission of odorous gases or other matter in such quantities as to be readily detectable at any point beyond the property line of the use creating the odors is prohibited. DEQ rules for odors (340-028-090) apply. E. Glare and heat. No direct or sky-reflected glare, whether from floodlights or from high temperature processes such as combustion or welding, which is visible at the lot line shall be permitted, and; 1. There shall be no emission or transmission of heat or heated air which is discernible at the lot line of the source; and ia 14504 SW Fern Street 11/8/2005 2S1 04BC 01200 Blue Sky Planning, Inc. Fern Street—3-Parcel Partition 2. These regulations shall not apply to signs or floodlights in parking areas or construction equipment at the time of construction or excavation work otherwise permitted by this title. F. Insects and rodents. All materials including wastes shall be stored and all grounds shall be maintained in a manner which will not attract or aid the propagation of insects or rodents or create a health hazard. Response: No noise, visible emissions, vibrations, odors, or glare and heat will be produced from any of the parcels created from the partition. All materials, including wastes, will be stored and all grounds will be maintained in a manner that will not attract insects or rodents. The owners and/or future tenants of the homes will be responsible for these standards. CHAPTER 18.745 - LANDSCAPING AND SCREENING 18.745.020 Applicability A. Applicabilit� The provisions of this chapter shall apply to all development including the construction of new structures, remodeling of existing structures where the landscaping is nonconforming (Section 18.760.040.C), and to a change of use which results in the need for increased on-site parking or loading requirements or which changes the access requirements. C. Site plan requirements. The applicant shall submit a site plan. The Director shall provide the applicant with detailed information about this submission requirement. Response: A site plan has been included with this narrative that shows that placement of landscaping and screening materials. 18.745.030 General Provisions A. Obligation to maintain. Unless otherwise provided by the lease agreement, the owner, tenant and his agent, if any, shall be jointly and severally responsible for the maintenance of all landscaping and screening which shall be maintained in good condition so as to present a healthy, neat and orderly appearance, shall be replaced or repaired as necessary, and shall be kept free from refuse and debris. Response: The owner, tenant and his agent, if any, will be jointly and severally responsible for the maintenance of all landscaping and screening. It will be maintained in good condition and will be replaced or repaired as necessary, in order to comply with this standard. B. Pruning required. All plant growth in landscaped areas of developments shall be controlled by pruning, trimming or otherwise so that: 1. It will not interfere with the maintenance or repair of any public utility; 2. It will not restrict pedestrian or vehicular access; and 3. It will not constitute a traffic hazard because of reduced visibility. 15 14504 SW Fern Street 11/8/2005 2S1 046C 01200 Blue Sky Planning,Inc. Fern Street—3-Parcel Partition Response: All landscaping will be maintained to allow for maintenance or repair of public utility, to allow pedestrian or vehicular access, and to increase traffic visibility. C. Installation requirements. The installation of all landscaping shall be as follows: 1. All landscaping shall be installed according to accepted planting procedures; 2. The plant materials shall be of high grade, and shall meet the size and grading standards of the American Standards for Nurberg Stock (ANSI Z60, 1-1986, and any future revisions); and 3. Landscaping shall be installed in accordance with the provisions of this title. Response: All landscaping will be installed according to accepted planting procedures, be of high grade and meet the size and grading standards, and will be installed to meet the provisions of this title. D. Certificate of Occupancy. Certificates of occupancy shall not be issued unless the landscaping requirements have been met or other arrangements have been made and approved by the City such as the posting of a bond. Response: Certificates of occupancy will not be issued until the landscaping requirements have been met to comply with this section. E. Protection of existing vegetation. Existing vegetation on a site shall be protected as much as possible: 1. The developer shall provide methods for the protection of existing vegetation to remain during the construction process; and 2. The plants to be saved shall be noted on the landscape plans (e.g., areas not to be disturbed can be fenced, as in snow fencing which can be placed around individual trees). Response: Those plants to be saved as a part of the development have been noted on the Preliminary Site Improvement Plan (sheet D4). All of the plants to be saved will be protected during the construction process as noted on the site plans. F. Care of landscaping along public rights-of-way. Appropriate methods for the care and maintenance of street trees and landscaping materials shall be provided by the owner of the property abutting the rights-of-way unless otherwise required for emergency conditions and the safety of the general public. Response: The owners of the homes along SW Ascension Drive will maintain the street trees and landscaping materials along the rights-of-way to comply with this section. G. Conditions of approval of existing vegetation. The review procedures and standards for required landscaping and screening shall be specified in the conditions of approval during development review and in no instance shall be less than that required for conventional development. H. Height restrictions abutting public rights-of-way. No trees, shrubs or plantings more than 18 inches in height shall be planted in the public right-of-way abutting roadways having no established curb and gutter. is 14504 SW Fern Street 11/8/2005 2S1 04BC 01200 Blue Sky Planning,Inc. Fem 5treet—3-Parcel Partition Response: All roadways along the public right-of-way have established curb and gutter which will not be altered during the initial portioning of the subject property. The applicant is proposing to plant new trees along the public right-of-way that comply with the 18-inch requirement. 18.745.040 Street Trees A. Protection of existing vegetation. All development projects fronting on a public street, private street or a private driveway more than 100 feet in length approved after the adoption of this title shall be required to plant street trees in accordance with the standards in Section 18.745.040.C. Response: The three parcels will be planted with street trees approved by the Director along SW Ascension Drive to comply with this standard. B. Street tree planting list. Certain trees can severely damage utilities, streets and sidewalks or can cause personal injury. Approval of any planting list shall be subject to review by the Director. C. Size and spacing of street trees. 1. Landscaping in the front and exterior side yards shall include trees with a minimum caliper of two inches at four feet in height as specified in the requirements stated in Section 18.745.040.C.2 below; 2. The specific spacing of street trees by size of tree shall be as follows: a. Small or narrow-stature trees under 25 feet tall and less than 16 feet wide branching at maturity shall be spaced no greater than 20 feet apart; b. Medium-sized trees 25 feet to 40 feet tall, 16 feet to 35 feet wide branching at maturity shall be spaced no greater than 30 feet apart; c. Large trees over 40 feet tall and more than 35 feet wide branching at maturity shall be spaced no greater than 40 feet apart; d. Except for signalized intersections as provided in Section 18.745.040.H, trees shall not be planted closer than 20 feet from a street intersection, nor closer than two feet from private driveways (measured at the back edge of the sidewalk), fire hydrants or utility poles to maintain visual clearance; e. No new utility pole location shall be established closer than fve feet to any existing street tree; f. Tree pits shall be located so as not to include utilities (e.g., water and gas meters) in the tree well; g. On-premises utilities (e.g., water and gas meters) shall not be installed within existing tree well areas; h. Street trees shall not be planted closer than 20 feet to light standards; i. New light standards shall not be positioned closer than 20 feet to existing street trees except when public safety dictates, then they may be positioned no closer than 10 feet; 17 14504 SW Fem Street 11/8/2005 2S1 04BC 01200 Blue Sky Planning, Inc. Fern Street—3-Parcel Partition j. Where there are overhead power lines, the street tree species selected shall be of a type which, at full maturity, will not interfere with the lines; k. Trees shall not be planted within two feet from the face of the curb; and I. Trees shall not be planted within two feet of any permanent hard surface paving or walkway: (1) Space between the tree and the hard surface may be covered by a nonpermanent hard surFace such as grates, bricks on sand, paver blocks and cobblestones; and (2) Sidewalk cuts in concrete for tree planting shall be at least four by four feet to allow for air and water into the root area. Response: The front and exterior side yards will include trees with a minimum caliper of two inches at four feet in height as specified in the requirements stated in Section 18.745.040.C.2 below. The street trees for the three parcels planted along SW Ascension Drive will comply with all of the spacing and size standards in this section. D. Pruning requirements. Trees, as they grow, shall be pruned to provide at least eight feet of clearance above sidewalks and 13 feet above local street, 15 feet above collector street, and 18 feet above arterial street roadway surfaces. Response: The street trees will be pruned by the applicant and the owners, once bought, of the properties to provide at least eight feet of clearance above the sidewalk and 13 feet above SW Ascension Drive. E. Cut and fill around existing trees. Existing trees may be used as street trees if no cutting or filling takes place within the drip-line of the tree unless an adjustment is approved by the Director by means of a Type I procedure, as governed by Section 18.390.030, using approval criteria in Section 18.370.020.C.4.a. Response: The applicant is not proposing any existing trees be used as street trees. All of the trees between the existing curb and the property line are proposed to be removed. F. Replacement of street trees. Existing street trees removed by development projects or other construction shall be replaced by the developer with those types of trees approved by the Director. The replacement trees shall be of a size and species similar to the trees that are being removed unless lesser sized alternatives are approved by the Director. Response: All existing trees along Ascension Drive are proposed to be removed. The appropriate number of street trees will be replanted and spaced according to city specifications. G. Granting of adjustments. Adjustments to the street tree requirements may be granted by the Director by means of a Type I procedure, as regulated in Section 18.390.030, using approval criteria in Section 18.370.020.C.4.b. Response: The applicant is not proposing an adjustment to the street tree requirements. �s 14504 SW Fern Street 11/8/2005 2S1 04BC 01200 Blue Sky Planning,Inc. Fem Street—3-Parcel Partition H. Location of trees near signalized intersections. The Director may allow trees closer to specified intersections which are signalized, provided the provisions of Chapter 18.795, Visual Clearance, are satisfied. Response: The north property line is approximately 224 feet from the nearest intersection. An adjustment would not be required. 18.745.050 Buffering and Screening A. General provisions. 1. It is the intent that these requirements shall provide for privacy and protection and reduce or eliminate the adverse impacts of visual or noise pollution at a development site, without unduly interfering with the view from neighboring properties or jeopardizing the safety of pedestrians and vehicles; 2. Buffering and screening is required to reduce the impacts on adjacent uses which are of a different type in accordance with the matrices in this chapter (Tables 18.745.1 and 18.745.2). The owner of each proposed development is responsible for the installation and effective maintenance of buffering and screening. When different uses would be abutting one another except for separation by a right-of-way, buffering, but not screening, shall be required as specified in the matrix; 3. In lieu of these standards, a detailed buffer area landscaping and screening plan may be submitted for the Director's approval as an alternative to the buffer area landscaping and screening standards, provided it affords the same degree of buffering and screening as required by this code. Response: All adjacent uses to this property are the same zoning classification of R-7 and are detached single units so per the buffer matrix, no additional buffering or screening is required. B. Buffering and screening requirements. 1. A buffer consists of an area within a required setback adjacent to a property line and having a depth equal to the amount specified in the buffering and screening matrix and containing a length equal to the length of the property line of the abutting use or uses; 2. A buffer area may only be occupied by utilities, screening, sidewalks and bikeways, and landscaping. No buildings, accessways or parking areas shall be allowed in a buffer area except where an accessway has been approved by the City; 3. A fence, hedge or wall, or any combination of such elements, which are located in any yard, is subject to the conditions and requirements of Sections 18.745.050.B.8 and 18.745.050.D; 4. The minimum improvements within a buffer area shall consist of combinations for landscaping and screening as specified in Table 18.745.1. In addition, improvements shall meet the following specifications: is 14504 SW Fem Street 11/8/2005 2S1 04BC 01200 Blue Sky Ptanning, Inc. Fem Street—3-Parcel Partition a. At least one row of trees shall be planted. They shall have a minimum caliper of two inches at four feet in height above grade for deciduous trees and a minimum height of five feet high for evergreen trees at the time of planting. Spacing for trees shall be as follows: (1) Small or narrow-stature trees, under 25 feet tall or less than 16 feet wide at maturity shall be spaced no further than 15 feet apart; (2) Medium-sized trees between 25 feet to 40 feet tall and with 16 feet to 35 feet wide branching at maturity shall be spaced no greater than 30 feet apart; (3) Large trees, over 40 feet tall and with more than 35 feet wide branching at maturity, shall be spaced no greater than 30 feet apart. b. In addition, at least 10 five-gallon shrubs or 20 one-gallon shrubs shall be planted for each 1,000 square feet of required buffer area; c. The remaining area shall be planted in lawn or other living ground cover. 5. Where screening is required the following standards shall apply in addition to those required for buffering: a. A hedge of narrow or broad leaf evergreen shrubs shall be planted which will form a four-foot continuous screen of the height specified in Table 78.745.2 within two years of planting; or b. An earthen berm planted with evergreen plant materials shall be provided which will form a continuous screen of the height specified in Table 18.745.2 within two years. The unplanted portion of the berm shall be planted in lawn or other living ground cover; or c. A fence or wall of the height specified in Table 18.745.2 shall be constructed to provide a continuous sight obscuring screen. 6. Buffering and screening provisions shall be superseded by the vision clearance requirements as set forth in Chapter 18.795; 7. When the use to be screened is downhill from the adjoining zone or use, the prescribed heights of required fences, walls, or landscape screening shall be measured from the actual grade of the adjoining property. In this case, fences and walls may exceed the permitted six foot height at the discretion of the director as a condition of approval. When the grades are so steep so as to make the installation of walls, fences or landscaping to the required height impractical, a detailed landscape/screening plan shall be submitted for approval; 8. Fences and walls a. Fences and walls shall be constructed of any materials commonly used in the construction of fences and walls such as wood, stone, rock or brick, or otherwise acceptable by the Director; b. Such fence or wall construction shall be in compliance with other City regulations; c. Walls shall be a minimum of six inches thick; and zo 14504 SW Fern Street 11/8/2005 2S1 04BC 01200 Blue Sky Planning, Inc. Fern Street—3-Parcel Partition d. Chain link fences with slats shall qualify for screening. However, chain link fences without slats shall require the planting of a continuous evergreen hedge to be considered screening. 9. Hedges a. An evergreen hedge or other dense evergreen landscaping may satisfy a requirement for a sight-obscuring fence where required subject to the height requirement in Sections 18.745.050.C.2.a and 18.745.050.C.2.b; b. Such hedge or other dense landscaping shall be properly maintained and shall be replaced with another hedge, other dense evergreen landscaping, or a fence when it ceases to serve the purpose of obscuring view; and c. No hedge shall be grown or maintained at a height greater than that permitted by these regulations for a fence or wall in a vision clearance area as set forth in Chapter 18.795. Response: All adjacent uses to this property are the same zoning classification of R-7 and are detached single units so per the buffer matrix, no additional buffering or screening is required. The lots to the west of the subject property are owned by Portland General Electric and appropriate screening based on the screening matrix will be provided along the property line of PGE property, as required by the city of Tigard. C. Setbacks for fences or walls. 1. No fence or wall shall be constructed which exceeds the standards in Section 18.745.050.C.2 except when the approval authority, as a condition of approval, allows that a fence or wall be constructed to a height greater than otherwise permitted to mitigate against potential adverse effects; 2. Fences or walls: a. May not exceed three feet in height in a required front yard along local streets or eight feet in all other locations and, in all other cases, shall meet vision clearance area requirements in Chapter 18.795; b. Are permitted up to six feet in height in front yards adjacent to any designated arterial or collector street. For any fence over three feet in height in the required front yard area, permission shall be subject to administrative review of the location of the fence or wall. 3. All fences or walls shall meet vision clearance area requirements in Chapter 18.795; 4. All fences or walls greater than six feet in height shall be subject to building permit approval. Response: The applicant proposes that all fences built on the property be subject to the rules and regulations of the City of Tigard. No fences shall exceed three feet in height in front yards along local streets. D. Height restrictions. 1. The prescribed heights of required fences, walls or landscaping shall be measured from the actual adjoining level of finished grade, except that where 21 14504 SW Fem Street 11/8/2005 2S1 04BC 01200 Blue Sky Planning,Inc. Fern Street—3-Parcel Partition parking, loading, storage or similar areas are located above finished grade, the height of fences, walls or landscaping required to screen such areas or space shall be measured from the level of such improvements; 2. An earthen berm and fence or wall combination shall not exceed the six-foot height limitation for screening. Response: The requirement to not exceed six feet in height for fencing will be met. No fence, earthen berm, or combination of the finro will exceed this limitation. E. Screening: special provisions. 1. Screening and landscaping of parking and loading areas: a. Screening of parking and loading areas is required. The specifications for this screening are as follows: (1) 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; (2) Landscape planters may be used to define or screen the appearance of off-street parking areas from the public right-of-way; (3) Materials to be installed should achieve a balance between low lying and vertical shrubbery and trees; (4) Trees shall be planted in landscaped islands in all parking areas, and shall be equally distributed and on the basis of one tree for each seven parking spaces in order to provide a canopy effect; and (5) The minimum dimension of the landscape islands shall be three feet and the landscaping shall be protected from vehicular damage by some form of wheel guard or curb. 2. Screening of service facilities. Except for one-family and two-family dwellings, any refuse container or disposal area and service facilities such as gas meters and air conditioners which would otherwise be visible from a public street, customer or resident parking area, any public facility or any residential area shall be screened from view by placement of a solid wood fence or masonry wall between five and eight feet in height. All refuse materials shall be contained within the screened area; 3. Screening of swimming pools. All swimming pools shall be enclosed as required by City of Tigard Building Code; 4. Screening of refuse containers. Except for one- and two-family dwellings, any refuse container or refuse collection area which would be visible from a public street, parking lot, residential or commercial area, or any public facility such as a school or park shall be screened or enclosed from view by placement of a solid wood fence, masonry wall or evergreen hedge. All refuse shall be contained within the screened area. Response: No situations exist on the site that would require special provisions, therefore this section is not applicable. 22 14504 SW Fem Street 11/8/2005 2S1 04BC 01200 Blue Sky Planning, Inc. Fern Street—3-Parcel Parttion F. Buffer Matrix. 1. The Buffer Matrices contained in Tables 18.745.1 and 18.745.2 shall be used in calculating widths of buffering/screening and required improvements to be instailed between proposed uses and abutting uses or zoning districts; 2. An application for a variance to the standards required in Tables 18.745.1 and 18.745.2, shall be processed as a Type II procedure, as regulated by Section 18.390.040, using approval criteria in Section 18.370.010. (Ord. 02-33) Response: All adjacent uses to this property are the same zoning classification of R-3.5 and are detached single units so per the buffer matrix, no additional buffering or screening is required. 18.745.060 Re-vegetation A. When re-vegetation is required. Where natural vegetation has been removed through grading in areas not afFected by the landscaping requirements and that are not to be occupied by structures, such areas are to be replanted as set forth in this section to prevent erosion after construction activities are completed. Response: Any areas affected by grading, which are not occupied by a structure, will be replanted to prevent erosion after construction. B. Preparation for re-vegetation. Topsoil removed from the surface in preparation for grading and construction is to be stored on or near the sites and protected from erosion while grading operations are underway; and 1. Such storage may not be located where it would cause suffocation of root systems of trees intended to be preserved; and 2. After completion of such grading, the topsoil is to be restored to exposed cut and �II embankments or building pads to provide a suitable base for seeding and planting. Response: All topsoil removed for grading and construction will be stored on or near the site and protected from erosion as detailed in this section. After grading the soil will be re-used on the site for planting. C. Methods of re-vegetation. 1. Acceptable methods of re-vegetation include hydro-mulching or the planting of rye grass, barley, or other seed with equivalent germination rates, and: a. Where lawn or turf grass is to be established, lawn grass seed or other appropriate landscape cover is to be sown at not less than four pounds to each 1,000 square feet of land area; b. Other re-vegetation methods offering equivalent protection may be approved by the approval authority; c. Plant materials are to be watered at intervals sufficient to ensure survival and growth; and d. The use of native plant materials is encouraged to reduce irrigation and maintenance demands. 23 14504 SW Fem Street 11l8/2005 2S1 04BC 01200 Blue Sky Planning,Inc. Fern Street—3-Parcel Partition Response: All re-vegetation will be performed as described above to comply with this standard. CHAPTER 18.765 - OFF-STREET PARKING AND LOADING REQUIREMENTS 18.765.020 Applicability of Provisions A. New construction. At the time of the erection of a new structure within any zoning district, off-street vehicle parking will be provided in accordance with Section 18.765.070. B. Expansion of existing use. At the time of an enlargement of a structure which increases the on-site vehicle parking requirements, off-street vehicle parking will be provided in accordance with Section 18.765.070 subject to the following: C. Change of use. When an existing structure is changed from one use to another use as listed in Section 18.765.070, the following provisions shall apply: D. When site design review is not required. Where the provisions of Chapter 18.360, Site Development Review, do not apply, the Director shall approve, approve with conditions, or deny a plan submitted under the provisions of this chapter by means of a Type I review, as governed by Section 18.390.030. E. Building permit conditions. The provision and maintenance of off-street vehicle parking and loading spaces are the continuing obligation of the property owner: 1. No building or other permit shall be issued until plans are presented to the Director to show that property is and will remain available for exclusive use as off-street vehicle parking and loading space; and 2. The subsequent use of property for which the building permit is issued shall be conditional upon the unqualified continuance and availability of the amount of vehicle parking and loading space required by this title; 3. Required vehicle parking shall: a. Be available for the parking of operable passenger vehicles of residents, patron and employees only; b. Not be used for storage of vehicles or materials or for the parking of trucks used in conduct of the business or use; and c. Not be rented, leased or assigned to any other person or organization. Response: The applicant is proposing the partition of the land to erect new single-family homes; therefore, this standard is applicable to the development. 18.765.030 General Provisions A. Vehicle parking plan requirements. No building or other permit shall be issued until scaled plans are presented and approved as provided by this chapter that 2a 14504 SW Fern Street 11/8/2005 2S1 04BC 01200 Blue Sky Planninq,Inc. Fern Street—3-Parcel Partition show how access, egress and circulation requirements are to be fulfilled. The applicant shall submit a site plan. The Director shall provide the applicant with detailed information about this submission requirement. B. Location of vehicle parking. The location of off-street parking will be as follows: 1. Off-street parking spaces for single-family and duplex dwellings and single- family attached dwellings shall be located on the same lot with the dwelling(s); Response: A site plan has been included with this application that shows how access, egress and circulation requirements are fulfilled, as well as the placement of all off-street parking spaces required for single-family detached units (sheet ). Each new home will have a minimum of a one-car garage to provide for the off-street parking space required for each dwelling to comply with this standard. C. Joint parking. Response: The applicant is not proposing joint parking with this application; therefore, this section is not applicable to the development. D. Parking in mixed-use projects. Response: The applicant is not proposing a mixed-use project; therefore, this section is not applicable to the development. E. Visitor parking in multi-family residential developments. Response: This application is for single-family residential development; therefore, this section is not applicable. F. Preferential long-term carpool/vanpool parking. Response: Carpool and vanpool parking is not required with this development; therefore, this section is not applicable. G. Disabled-accessible parking. Response: Parking areas are not required with single-family detached dwelling units; therefore, this section is not applicable to the development. H. DEQ indirect source construction permit. All parking lots containing 250 spaces or parking structures containing two or more levels shall require review by the Oregon Department of Environmental Quality (DEQ) to: Response: A parking lot is not being proposed as a part of this application; therefore, this section is not applicable to the development. 18.765.040 General Design Standards A. Maintenance of parking areas. All parking lots shall be kept clean and in good repair at all times. Breaks in paved surfaces shall be repaired promptly and 14504 SW Fern Street 25 11/8/2005 2S1 046C 01200 Blue Sky Planninq,Inc. Fern Street—3-Parcel Partition broken or splintered wheel stops shall be replaced so that their function will not be impaired. Response: A parking lot is not being proposed with this application; therefore, this section is not applicable to the development. B. Access drives. With regard to access to public streets from off-street parking: 1. Access drives from the street to off-street parking or loading areas shall be designed and constructed to facilitate the flow of traffic and provide maximum safety for pedestrian and vehicular traffic on the site; 2. The number and size of access drives shall be in accordance with the requirements of Chapter, 18.705, Access, Egress and Circulation; 3. Access drives shall be clearly and permanently marked and defined through use of rails, fences, walls or other barriers or markers on frontage not occupied by service drives; 4. Access drives shall have a minimum vision clearance in accordance with Chapter 18.795, Visual Clearance; 5. Access drives shall be improved with an asphalt or concrete surFace; and 6. Excluding single-family and duplex residences, except as provided by Subsection 18.810.030P, groups of two or more parking spaces shall be served by a service drive so that no backing movements or other maneuvering within a street or other public right-of-way will be required. Response: The access drives for the dwelling units will comply with all of the standards required for single-family detached residences. H. Parking space surfacing. 1. Except for single-family and duplex residences, and for temporary uses or fleet storage areas as authorized in 18.765.040.H.3 and 4 below, all areas used for the parking or storage or maneuvering of any vehicle, boat or trailer shall be improved with asphalt or concrete surfaces; 2. Off-street parking spaces for single and two-family residences shall be improved with an asphalt or concrete surface; Response: All off-street parking spaces will be improved with an asphalt or concrete surFace to comply with this standard for single-family residences. K. Drainaqe. Off-street parking and loading areas shall be drained in accordance with specifications approved by the City Engineer to ensure that ponds do not occur, except for single-family and duplex residences, off-street parking and loading facilities shall be drained to avoid flow of water across public sidewalks. Response: All off-street parking spaces for the single-family residences will be well-drained to avoid flow of water across public sidewalks. 18.765.050 Bicycle Parking Design Standards 14504 SW Fern Street 26 11/8/2005 2S1 04BC 01200 Blue Sky Planninq,Inc. Fern Street—3-Parcel Partition Response: According to Table 18.765.2, bicycle parking is not required with this application. Table 18.765.2 Minimum and Maximum Required Off-street Vehicle and Bicycle Parking Requirements MINIMUM ZONE A MAXIMUM ZONE B BICYCLE RESIDENTIAL Household Living Sin le Unit, Detached 1.0/DU None M) None M None(M) Accessory Units 1.0/DU None None None (M): Metro Requirement 18.765.070 Minimum and Maximum Off-Street Parking Requirements A. Parking requirements for unlisted uses. 1. The Director may rule that a use, not specifically listed in Section 18.765.070.H, is a use similar to a listed use and that the same parking standards shall apply. If the applicant requests that the Director's decision be rendered in writing, it shall constitute a Director's Interpretation, as governed by Section 18.340; 2. The Director shall maintain a list of approved unlisted use parking requirements which shall have the same effect as an amendment to this chapter. B. Choice of parkinp requirements. When a building or use is planned or constructed in such a manner that a choice of parking requirements could be made, the use which requires the greater number of parking spaces shall govern. H. Specific requirements. (See Table 18.765.2) (Ord. 02-13) Response: The applicant is proposing a three-parcel partition for single-family detached dwelling units in the R-7 zone, a listed use. The minimum required off-street parking space is 1.0/DU, per Table 18.765.2. There isn't a maximum required off- street parking space requirement. 18.765.080 Off-Street Loading Requirements A. Off-street loading spaces. Commercial, industrial and institutional buildings or structures to be built or altered which receive and distribute material or merchandise by truck shall provide and maintain off-street loading and maneuvering space as follows: Response: The applicant is proposing development in a residential zone, R-7; therefore, this section is not applicable to the development. CHAPTER 18.790 - TREE REMOVAL 18.790.030 Tree Plan Requirement 14504 SW Fern Street 27 11/8/2005 2S1 046C 01200 Blue Sky Planninq, Inc. Fem Street—3-Parcel Partition A. Tree plan required. A tree plan for the planting, removal and protection of trees prepared by a certified arborist shall be provided for any lot, parcel or combination of lots or parcels for which a development application for a subdivision, partition, site development review, planned development or conditional use is filed. Protection is preferred over removal wherever possible. Response: A tree plan, which exhibits the planting, removal and protection of trees, prepared by a certified arborist is included with this application (Exhibit D). B. Plan requirements. The tree plan shall include the following: 1. Identification of the location, size and species of all existing trees including trees designated as significant by the city; 2. Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18.790.060D, in accordance with the following standards and shall be exclusive of trees required by other development code provisions for landscaping, streets and parking lots: a. Retention of less than 25% of existing trees over 12 inches in caliper requires a mitigation program in accordance with Section 18.790.060D of no net loss of trees; b. Retention of from 25% to 50% of existing trees over 12 inches in caliper requires that two thirds of the trees to be removed be mitigated in accordance with Section 18.790.060D; c. Retention of from 50% to 75% of existing trees over 12 inches in caliper requires that 50 percent of the trees to be removed be mitigated in accordance with Section 18.790.060D; d. Retention of 75% or greater of existing trees over 12 inches in caliper requires no mitigation. 3. Identi�cation of all trees which are proposed to be removed; 4. A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. Response: The tree plan, prepared by a certified arborist, includes all of the above requirements. With this partition application, the applicant proposes to remove 24% of the trees greater than 12" in caliper thus retaining 76% of the existing trees therefore no mitigation is necessary at this time. Upon further development of the lot per the shadow plats, additional trees may need to be removed. The appropriate tree mitigation actions will be followed at that time. C. Subsequent tree removal. Trees removed within the period of one year prior to a development application listed above will be inventoried as part of the tree plan above and will be replaced according to Section 18.790.060D. Response: No trees are proposed to be removed one year prior to this development application. 14504 SW Fem Street 28 11/8/2005 2S1 04BC 01200 r Blue Sky Planninq, Inc. Fern Street—3-Parcel Partition 18.790.040 Incentives for Tree Retention A. Incentives. To assist in the preservation and retention of existing trees, the Director may apply one or more of the following incentives as part of development review approval and the provisions of a tree plan according to Section 18.790.030: 1. Density bonus. For each 2% of canopy cover provided by existing trees over 12 inches in caliper that are preserved and incorporated into a development plan, a 1% bonus may be applied to density computations of Chapter 18.715. No more than a 20% bonus may be granted for any one development. The percentage density bonus shall be applied to the number of dwelling units allowed in the underlying zone. This bonus is not applicable to trees preserved in areas of floodplain, slopes greater than 25%, drainageways, or wetlands that would otherwise be precluded from development; 2. Lot size averaging. To retain existing trees over 12 inches in caliper in the development plan for any land division under Chapter 18.400, lot size may be averaged to allow lots less than the minimum lot size allowed by the underlying zone as long as the average lot area for all lots and private open space is not less than that allowed by the underlying zone. No lot area shall be less than 80% of the minimum lot size allowed in the zone; 3. Lot width and depth. To retain existing trees over 12 inches in caliper in the development plan for any land division under Chapter 18.400, lot width and Iot depth may be reduced up to 20% of that required by the underlying zone; 4. Commercial/industrial/civic use parking. For each 2% of canopy cover provided by existing trees over 12 inches in caliper that are preserved and incorporated into a development plan for commercial, industrial or civic uses listed in Section 18.765.080, Minimum and Maximum Off-Street Parking Requirements, a 1% reduction in the amount of required parking may be granted. No more than a 20% reduction in the required amount of parking may be granted for any one development; 5. Commercial/industrial/civic use landscaping. For each 2% of canopy cover provided by existing trees over 12 inches in caliper that are preserved and incorporated into a development plan, a 1% reduction in the required amount of landscaping may be granted. No more than 20% of the required amount of landscaping may be reduced for any one development. Response: The applicant is not requesting any incentives for tree retention. B. Subsequent removal of a tree. Any tree preserved or retained in accordance with this section may thereafter be removed only for the reasons set out in a tree plan, in accordance with Section 18.790.030, or as a condition of approval for a conditional use, and shall not be subject to removal under any other section of this chapter. The property owner shall record a deed restriction as a condition of approval of any development permit affected by this section to the effect that such tree may be removed only if the tree dies or is hazardous according to a certified arborist. The deed restriction may be removed or will be considered invalid if a tree preserved in accordance with this section should either die or be removed as a hazardous tree. The form of this deed restriction shall be subject to approval by the Director. 14504 SW Fem Street 29 11/8/2005 2S1 046C 01200 Blue Sky Planninq, Inc. Fem Street—3-Parcel Partition Response: The applicant proposes to remove only trees set forth in the tree plan and will not remove any other trees unless it is deemed as a hazardous or dead tree. C. Site development modifications granted as incentives. A modification to development requirements granted under this section shall not conflict with any other restriction on the use of the property, including but not limited to easements and conditions of development approval. Response: The applicant is not requesting any site development incentives. D. Design modifications of public improvements. The City Engineer may adjust design specifications of public improvements to accommodate tree retention where possible and where it would not interfere with safety or increase maintenance costs. Response: The applicant does not see any design modification which would accommodate or improve tree retention. 18.790.060 Illegal Tree Removal A. Violations. The following constitute a violation of this chapter: 1. Removal of a tree: a. Without a valid tree removal permit; or b. In noncompliance with any condition of approval of a tree removal permit; or c. In noncompliance with any condition of any City permit or development approval; or d. In noncompliance with any other section of this title. 2. Breach of a condition of any City permit or development approval, which results in damage to a tree or its root system. Response: The applicant shall not remove any trees without a tree removal permit. B. Remedies. If the Director has reason to believe that a violation of this chapter has occurred, then he or she may do any or all of the following: 1. Require the owner of the land on which the tree was located to submit sufficient documentation, which may include a written statement from a qualified arborist or forester, showing that removal of the tree was permitted by this chapter; 2. Pursuant to Section 18.390.050., initiate a hearing on revocation of the tree removal permit and/or any other permit or approval for which this chapter was an approval standard; 3. Issue a stop order pursuant to Section 18.230 of this title; 4. Issue a citation pursuant to Chapter 1.16 of the Municipal Code; 5. Take any other action allowed by law. 14504 SW Fem Street 30 11/8/2�05 2S1 04BC 01200 Blue Sky Planning,Inc. Fern Street—3-Parcel Partition Response: The applicant accepts any remedies imposed by the Director upon failure to abide by tree removal regulations. C. Fines. Notwithstanding any other provision of this title, any party found to be in violation of this chapter pursuant to Section 1.16 of the Municipal Code shall be subject to a civil penalty of up to $500 and shall be required to remedy any damage caused by the violation. Such remediation shall include, but not be limited to, the following: 1. Replacement of unlawfully removed or damaged trees in accordance with Section D below; and 2. Payment of an additional civil penalty representing the estimated value of any unlawfully removed or damaged tree, as determined using the most current International Society of Arboriculture's Guide for Plant Appraisal. D. Guidelines for replacement. Replacement of a tree shall take place according to the following guidelines: 1. A replacement tree shall be a substantially similar species taking into consideration site characteristics; 2. If a replacement tree of the species of the tree removed or damaged is not reasonably available, the Director may allow replacement with a different species of equivalent natural resource value; 3. If a replacement tree of the size cut is not reasonably available on the local market or would not be viable, the Director shafl 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 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; 4. The planting of a replacement tree shall take place in a manner reasonably calculated to allow growth to maturity. Response: The applicant is proposing to follow the guidelines for the replacement of those trees removed, in order to comply with this section. E. In lieu-of payment. In lieu of tree replacement under Section D above, a party may, with the consent of the Director, elect to compensate the City for its costs in pertorming such tree replacement. Response: The applicant is proposing to meet the standards of the tree mitigation and replacement by placing street trees and trees along the driveway therefore, an "in lieu of paymenY'will not be made. F. Exclusivitv. The remedies set out in this section shall not be exclusive. Response: The applicant understands that the remedies set forth in this section are not exclusive. 14504 SW Fem Street 31 11/8/2005 2S1 04BC 01200 Blue Sky Planninq,Inc. Fern Street—3-Parcel Partition CHAPTER 18.795 - VISUAL CLEARANCE AREAS 18.795.020 Applicability of Provisions A. When provisions applY. The provisions of this chapter shall apply to all development including the construction of new structures, the remodeling of existing structures and to a change of use which increases the on-site parking or loading requirements or which changes the access requirements. Response: This proposal is for the construction of new structures, residential dwelling units; therefore, this section is applicable to the development. 18.795.030 Visual Clearance Requirements A. At corners. Except within the CBD zoning district, a visual clearance area shall be maintained on the corners of all property adjacent to the intersection of two streets, a street and a railroad, or a driveway providing access to a public or private street. Response: A visual clearance area will be maintained at the corners of all driveways. B. Obstructions prohibited. A clear vision area shall contain no vehicle, hedge, planting, fence, wall structure or temporary or permanent obstruction (except for an occasional utility pole or tree), exceeding three feet in height, measured from the top of the curb, or where no curb exists, from the street center line grade, except that trees exceeding this height may be located in this area, provided all branches below eight feet are removed. Response: The visual clearance area will be free of obstructions taller than three feet in height. C. Additional topographical constraints. Where the crest of a hill or vertical curve conditions contribute to the obstruction of clear vision areas at a street or driveway intersection, hedges, plantings, fences, walls, wall structures and temporary or permanent obstructions shall be further reduced in height or eliminated to comply with the intent of the required clear vision area. Response: A crest of a hill or vertical curve condition is not present on the property; therefore, this section is not applicable to the development. 18.795.040 Computations A. Arterial streets. On all designated arterial streets the visual clearance area shall not be less than 35 feet on each side of the intersection. Response: The property is located on a Neighborhood Route street; therefore, this section is not applicable to the development. B. Non-arterial streets. 14504 SW Fern Street 32 11/8/2005 2S1 04BC 01200 Blue Sky Planninq, Inc. Fern Street—3-Parcel Partition 1. Non-arterial streets 24 feet or more in width. At all intersections of two non- arterial streets, a non-arterial street and a driveway, and a non-arterial street or driveway and railroad where at least one of the streets or driveways is 24 feet or more in width, a visual clearance area shall be a triangle formed by the right-of-way or property lines along such lots and a straight line joining the right-of-way or property line at points which are 30 feet distance from the intersection of the right-of-way line and measured along such lines. See Figure 18.795.1: Response: All driveways accessing SW Ascension Drive and the driveway accessing SW Fern Street will have a visual clearance area of a triangle formed by the right-of-way or property lines along the lots and a straight line joining the right-of-way or property line at points which are 30 feet distance from the intersection of the right-of-way line and measured along such lines. CHAPTER 18.810 - STREET AND UTILITY IMPROVEMENTS 18.810.030 Streets A. Improvements. 1. No development shall occur unless the development has frontage or approved access to a public street. Response: The subject property has frontage along SW Ascension Drive as well as access to SW Fern Street via the flag pole portion of the lot.. 2. No development shall occur unless streets within the development meet the standards of this chapter. Response: The proposed development is for a 3 parcel partition. There are no streets proposed within this development. All three of the lots will have access to existing streets. Lots 1 and 3 will have access to SW Ascension drive via new driveway drops and the existing house on Lot 2 will continue to utilize the existing shared access to SW Fern street 3. No development shall occur unless the streets adjacent to the development meet the standards of this chapter, provided, however, that a development may be approved if the adjacent street does not meet the standards but half- street improvements meeting the standards of this title are constructed adjacent to the development. Response: The applicant is proposing half street improvements within the right-of-way of SW Fern Street as shown on the site improvements plan, sheet D4. No frontage improvements are proposed along SW Ascension Drive as there is existing curb and sidewalk. The applicant proposes all improvements comply with the standards of this chapter. 4. Any new street or additional street width planned as a portion of an existing street shall meet the standards of this chapter; 14504 SW Fern Street 33 11/8/2005 2S1 04BC 01200 Blue Sky Planning, Inc. Fem Street—3-Parcel Partition Response: The applicant proposes to make minimal improvements to SW Fern Street up to the corner of the shared private access from Fern Street. The applicant proposes to begin new sidewalk and curb to match existing curb and sidewalk and additional pavement for road widening to match the current width of Fern Street along the "pole"frontage. 5. If the City could and would otherwise require the applicant to provide street improvements, the City Engineer may accept a future improvements guarantee in lieu of street improvements if one or more of the following conditions exist: a. A partial improvement is not feasible due to the inability to achieve proper design standards; b. A partial improvement may create a potential safety hazard to motorists or pedestrians; c. Due to the nature of existing development on adjacent properties it is unlikely that street improvements would be extended in the foreseeable future and the improvement associated with the project under review does not, by itself, provide a significant improvement to street safety or capacity; d. The improvement would be in conflict with an adopted capital improvement plan; e. The improvement is associated with an approved land partition on property zoned residential and the proposed land partition does not create any new streets; or f. Additional planning work is required to define the appropriate design standards for the street and the application is for a project which would contribute only a minor portion of the anticipated future traffic on the street. Response: The applicant is proposing street improvements occur as a part of the development. B. Creation of rights-of-way for streets and related purposes. Rights-of-way shall be created through the approval of a final subdivision plat or major partition; however, the Council may approve the creation of a street by acceptance of a deed, provided that such street is deemed essential by the Council for the purpose of general traffic circulation: 1. The Council may approve the creation of a street by deed of dedication without full compliance with the regulations applicable to subdivisions or major partitions if any one or more of the following conditions are found by the Council to be present: a. Establishment of a street is initiated by the Council and is found to be essential for the purpose of general traffic circulation, and partitioning or subdivision of land has an incidental effect rather than being the primary objective in establishing the road or street for public use; or 14504 5W Fern Street 34 11/8/2005 2S1 04BC 01200 Blue Sky Planninq,Inc. Fern Street—3-Parcel Partition b. The tract in which the road or street is to be dedicated is an isolated ownership of one acre or less and such dedication is recommended by the Commission to the Council based on a finding that the proposal is not an attempt to evade the provisions of this title governing the control of subdivisions or major partitions. 2. With each application for approval of a road or street right-of-way not in full compliance with the regulations applicable to the standards, the proposed dedication shall be made a condition of subdivision and major partition approval: a. The applicant shall submit such additional information and justification as may be necessary to enable the Commission in its review to determine whether or not a recommendation for approval by the Council shall be made; b. The recommendation, if any, shall be based upon a finding that the proposal is not in conflict with the purpose of this title; c. The Commission in submitting the proposal with a recommendation to the Council may attach conditions which are necessary to preserve the standards of this title; and 3. All deeds of dedication shall be in a form prescribed by the City and shall name "the public," as grantee. Response: The applicant is not proposing the creation of any new right-of-ways; therefore this section is not applicable. C. Creation of access easements. The approval authority may approve an access easement established by deed without full compliance with this title provided such an easement is the only reasonable method by which a lot large enough to develop can be created: 1. Access easements shall be provided and maintained in accordance with the Uniform Fire Code Section 10.207; 2. Access shall be in accordance with Sections 18.705.030.H and 18.705.0301. Response: An access easement was obtained for the lots along SW Ascension Drive. See Exhibit H. D. Street location, width and grade. Response: The private street, which grants tax lots 5900 and 6000 access onto SW Fern Street, will be used by the four(4)west lots and complies with all standards for private streets. E. Minimum rights-of-way and street widths. Unless otherwise indicated on an approved street plan, or as needed to continue an existing improved street, street right-of-way and roadway widths shall not be less than the minimum width described below. Where a range is indicated, the width shall be determined by the decision-making authority based upon anticipated average daily traffic (ADT) on the new street segment. (The City Council may adopt by resolution, design standards for street construction and other public improvements. The design 14504 SW Fem Street 35 11/8/2005 2S1 046C 01200 Blue Sky Planninq.Inc. Fem Street—3-Parcel Partition standards will provide guidance for determining improvement requirements within the specified ranges.) These are presented in Table 18.810.1. 1. The decision-making body shall make its decision about desired right-of-way width and pavement width of the various street types within the subdivision or development after consideration of the following: a. The type of road as set forth in the Comprehensive Plan Transportation Chapter-Functional Street ClassiFcation; b. Anticipated traffic generation; c. On-street parking needs; d. Sidewalk and bikeway requirements; e. Requirements for placement of utilities; f. Street lighting; g. Drainage and slope impacts; h. Street tree location; i. Planting and landscape areas; j. Safety and comfort for motorists, bicyclists, and pedestrians; k. Access needs for emergency vehicles. Response: There are no streets proposed within this development. The three parcels will all take their access from existing streets. F. 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 other parcels within 530 feet surrounding and adjacent to the proposed land division. At the applicant's request, the City may prepare a future streets proposal. Costs of the City preparing a future streets proposal shall be reimbursed for the time involved. A street proposal may be modified when subsequent subdivision proposals are submitted. b. Identify existing or proposed bus routes, pullouts or other transit facilities, bicycle routes and pedestrian facilities on or within 530 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, and a. These extended streets or street stubs to adjoining properties are not considered to be cul-de-sac since they are intended to continue as through streets at such time as the adjoining property is developed. b. A barricade shall be constructed at the end of the street by the property owners which shall not be removed until authorized by the City Engineer, the cost of which shall be included in the street construction cost. 14504 SW Fem Street 36 11/8/2005 2S1 046C 01200 Blue Sky Planning, Inc. Fem Street—3-Parcel Partition c. Temporary hammerhead turnouts or temporary cul-de-sac bulbs shall be constructed for stub street in excess of 150 feet in length. Response: The applicant proposes no future streets for this subdivision; therefore this standard is not applicable. All access to the site will be from an existing road with access drives across the PGE easement. G. Street spacing and access management. Refer to 18.705.030.H. H. Street alignment and connections. 1. Full street connections with spacing of no more than 530 feet between connections is required except where prevented by barriers such as topography, railroads, freeways, pre-existing developments, lease provisions, easements, covenants or other restrictions existing prior to May 1, 1995 which preclude street connections. A full street connection may also be exempted due to a regulated water feature if regulations would not permit construction. 2. All local, neighborhood routes and collector streets which abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code. A street connection or extension is considered precluded when it is not possible to redesign or reconfigure the street pattern to provide required extensions. Land is considered topographically constrained if the slope is greater than 15% for a distance of 250 feet or more. In the case of environmental or topographical constraints, the mere presence of a constraint is not sufficient to show that a street connection is not possible. The applicant must show why the constraint precludes some reasonable street connection. 3. Proposed street or street extensions shall be located to provide direct access to existing or planned transit stops, commercial services, and other neighborhood facilities, such as schools, shopping areas and parks. 4. All developments should provide an internal network of connecting streets that provide short, direct travel routes and minimize travel distances within the development. Response: The applicant is not proposing any new street connections. The applicant will use the existing access road onto the site. The existing road will not be extended for connectivity due to existing development constraints and available access directly from Ascension onto the new lots 1 and 3 created. Access to lot 2 will come from the existing access. I. Intersection angles. Response: The applicant is not proposing a new street as a part of development; therefore, this section is not applicable. J. ExistincLrights-of-way. Whenever existing rights-of-way adjacent to or within a tract are of less than standard width, additional rights-of-way shall be provided at the time of subdivision or development. 14504 SW Fern Street 37 11/8/2005 2S1 04BC 01200 Blue Sky Planninq,Inc. Fern Street—3-Parcel Partition Response: All existing rights-of-way are standard width, or wiil be improved to be so at the time of subdivision or development. K. Partial street improvements. Partial street improvements resulting in a pavement width of less than 20 feet; while generally not acceptable, may be approved where essential to reasonable development when in conformity with the other requirements of these regulations, and when it will be practical to require the improvement of the other half when the adjoining property developed. Response: The applicant is not requesting any partial street improvements of less than 20 feet. L. Cul-de-sacs. Response: A cul-de-sac is not proposed with this application; therefore, this section is not applicable. M. Street names. Response: The applicant is not proposing the creation of a new street; therefore, this section is not applicable. N. Grades and curves. Response: The existing private street complies with all of the standards set forth for streets. O. Curbs, curb cuts, ramps, and driveway approaches. Concrete curbs, curb cuts, wheelchair, bicycle ramps and driveway approaches shall be constructed in accordance with standards specified in this chapter and Section 15.04.080; and: 1. Concrete curbs and driveway approaches are required; except 2. Where no sidewalk is planned, an asphalt approach may be constructed with City Engineer approval; and 3. Asphalt and concrete driveway approaches to the property line shall be built to City configuration standards. Response: The applicant proposes that all new curbs and sidewalks, only being built on a small portion of Fern Street, to be built in accordance with the standards of this code. P. Streets ad�acent to railroad right-of-way. Wherever the proposed development contains or is adjacent to a railroad right-of-way, provision shall be made for a street approximately parallel to and on each side of such right-of-way at a distance suitable for the appropriate use of the land. The distance shall be determined with due consideration at cross streets or the minimum distance required for approach grades and to provide sufficient depth to allow screen planting along the railroad right-of-way in non-industrial areas. Response: The proposed development does not contain and is not adjacent to a railroad right- of-way; therefore, this section is not applicable. 14504 SW Fern Street 38 11/8/2005 2S1 046C 01200 Blue Sky Planning,Inc. Fern Street—3-Parcel Partition Q. Access to arterials and collectors. Where a development abuts or is traversed by an existing or proposed arterial or collector street, the development design shall provide adequate protection for residential properties and shall separate residential access and through traffic, or if separation is not feasible, the design shall minimize the traffic conflicts. The design shall include any of the following: 1. A parallel access street along the arterial or collector; 2. Lots of suitable depth abutting the arterial or collector to provide adequate buffering with frontage along another street; 3. Screen planting at the rear or side property line to be contained in a nonaccess reservation along the arterial or collector; or 4. Other treatment suitable to meet the objectives of this subsection; 5. If a lot has access to two streets with different classifications, primary access should be from the lower classification street. Response: The proposed development does not abut, nor is it traversed by, an existing or proposed arterial or collector street; therefore, this section is not applicable. R. Alleys, public or private. Response: The applicant is not proposing an alley as a part of development; therefore, this section is not applicable. S. Survey monuments. Upon completion of a street improvement and prior to acceptance by the City, it shall be the responsibility of the developer's registered professional land surveyor to provide certification to the City that all boundary and interior monuments shall be reestablished and protected. Response: The applicanYs surveyor will provide an appropriate plat upon completion of any street improvements. T. Private streets. 1. Design standards for private streets shall be established by the City Engineer; and 2. The City shall require legal assurances for the continued maintenance of private streets, such as a recorded maintenance agreement. 3. Private streets serving more than six dwelling units are permitted only within planned developments, mobile home parks, and multi-family residential developments. Response: The applicant is not currently requesting any change to the access of new lots created by the partition. Upon any future partitioning, legal assurances as to the maintenance of private access ways will be created. U. Railroad crossinqs. Where an adjacent development results in a need to install or improve a railroad crossing, the cost for such improvements may be a condition of development approval, or another equitable means of cost distribution shall be determined by the public works Director and approved by the Commission. 14504 SW Fern Street 39 11/8/2005 2S1 046C 01200 Blue Sky Planninq, Inc. Fern Street—3-Parcel Partition Response: The proposed development is not adjacent to a railroad crossing; therefore, this section is not applicable. V. Street signs. The City shall install all street signs, relative to traffic control and street names, as specified by the City Engineer for any development. The cost of signs shall be the responsibility of the developer. Response: The applicant does not anticipate the need for any new street signs, but will absorb the cost of any new signage the City requires. W. Mailboxes. Joint mailbox facilities shall be provided in all residential developments, with each joint mailbox serving at least two dwelling units. 1. Joint mailbox structures shall be placed adjacent to roadway curbs; 2. Proposed locations of joint mailboxes shall be designated on a copy of the preliminary plat or development plan, and shall be approved by the City Engineer/US Post Office prior to final plan approval; and 3. Plans for the joint mailbox structures to be used shall be submitted for approval by the City Engineer/US Post Office prior to final approval. Response: Joint mailboxes are not required as this is a 3-lot partition and each residence will have its own single mailbox. X. Traffic signals. Response: The applicant is not proposing a new street with this development; therefore, this section is not applicable. Y. Street light standards. Street lights shall be installed in accordance with regulations adopted by the City's direction. Response: The applicant's proposal does not create or change traffic in such a way that street lights are necessary; therefore, this section is not applicable. Z. Street name signs. Response: The applicant is not proposing a new street with this development; therefore, this section is not applicable. 18.810.050 Easements A. Easements. Easements for sewers, drainage, water mains, electric lines or other public utilities shall be either dedicated or provided for in the deed restrictions, and where a development traversed by a watercourse, or drainage-way, there shall be provided a storm water easement or drainage right-of-way conforming substantially with the lines of the watercourse. B. Utility easements. A property owner proposing a development shall make arrangements with the City, the applicable district and each utility franchise for the provision and dedication of utility easements necessary to provide full services to the development. The City's standard width for public main line utility 14504 SW Fern Street 40 11/8/2005 2S1 04BC 0120Q Blue Sky Planninq,Inc. Fern Street—3-Parcel Partition easements shall be 15 feet unless otherwise specified by the utility company, applicable district, or City Engineer. Response: All easements for sewers, drainage, water mains, electric lines or other public utilities have already been dedicated. The applicant does not propose any development requiring the changing of any easements. The applicant proposes to comply with all City standards for the provision and dedication of utility easements. An access easement for the frontage of the property on Ascension (Tract G)to allow access for new lots 1 and 3 as well as utility connections has been obtained. (Exhibit H) 18.810.060 Lots A. Size and shape. Lot size, width, shape and orientation shall be appropriate for the location of the development and for the type of use contemplated, and: 1. No lot shall contain part of an existing or proposed public right-of-way within its dimensions; 2. The depth of all lots shall not exceed 2-1/2 times the average width, unless the parcel is less than 1-1/2 times the minimum lot size of the applicable zoning district; 3. Depth and width of properties zoned for commercial and industrial purposes shall be adequate to provide for the off-street parking and service facilities required by the type of use proposed. Response: None of the lots contains any part of an existing or proposed public right-of-way within its dimensions. None of the lots exceed 2-1/2 times the average width, nor will they upon further partitioning. These are residential properties; therefore, standard 3 is not applicable. B. Lot frontaqe. Each lot shall abut upon a public or private street, other than an alley, for a width of at least 25 feet unless the lot is created through a minor land partition in which case Subsection 18.162.050 (C) applies, or unless the lot is for an attached single-family dwelling unit, in which case the lot frontage shall be at least 15 feet. Response: Each lot abuts SW Ascension Drive, a public street, providing frontage widths of 55' to 90', well above the 25 foot standard. C. Through lots. Through lots shall be avoided except where they are essential to provide separation of residential development from major traffic arterials or to overcome specific disadvantages of topography and orientation, and: Response: Through lots are not being proposed as a part of this application; therefore, this section is not applicable. D. Lot side lines. The side lines of lots, as far as practicable, shall be at right angles to the street upon which the lots front. Response: The applicant proposes initial partition lot side lines and future lot side lines be at right angles to the frontage streets. 14504 SW Fern Street 41 11/8/2005 2S1 046C 01200 Blue Sky Planninq,Inc. Fern Street—3-Parcel Partition E. Large lots. In dividing tracts into large lots or parcels which at some future time are likely to be re-divided, the Commission may require that the lots be of such size and shape, and be so divided into building sites, and contain such site restrictions as will provide for the extension and opening of streets at intervals which will permit a subsequent division of any tract into lots or parcels of smaller size. The land division shall be denied if the proposed large development lot does not provide for the future division of the lots and future extension of public facilities. Response: The applicant has provided shadow plats (Sheet D3) showing that upon further division of the 3 proposed parcels, site design will provide for the extension and opening of streets permitting the subsequent division of parcels. The applicant proposes provision of utilities in such a way as to allow for future division of the lots. 18.810.090 Sanitary Sewers A. Sewers required. Sanitary sewers shall be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management(as adopted by the Unified Sewerage Agency in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. Response: This application is for a 3 parcel partition. No additional sewer lines will be necessary to provide service to the two additional lots. They will each take their service from an existing line in SW Ascension drive by extending laterals from said main line to the new residences. Sheet D4 of the site improvements shows these laterals. The existing house service shall retain its original sanitary sewer service unless it is deemed that the lateral cannot adequately serve the existing house in its original location due to the partitioning of the lots. If this is found to be the case, a new lateral will also be extended from the main in SW Ascension drive to serve the existing house B. Sewer plan aQproval. The City Engineer shall approve all sanitary sewer plans and proposed systems prior to issuance of development permits involving sewer service. Response: It is understood that the City Engineer will approve sanitary sewer improvements prior to the issuance of permits. The necessary drawings and specifications will be turned in to the city engineer for her review and acceptance at the appropriate time of the process. C. Over-sizing. Proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. Response: No sewer systems are proposed with this development. Sewer service will be had by extending laterals from the existing main line in SW Ascension drive. 18.810.100 Storm Drainage 14504 SW Fem Street 42 11/8/2005 2S1 046C 01200 Blue Sky Planninq, Inc. Fern Street—3-Parcel Partition A. General provisions. The Director and City Engineer shall issue a development permit only where adequate provisions for storm water and flood water runoff have been made, and: 1. The storm water drainage system shall be separate and independent of any sanitary sewerage system; 2. Where possible, inlets shall be provided so surface water is not carried across any intersection or allowed to flood any street; and 3. Surface water drainage patterns shall be shown on every development proposal plan. Response: Minimal storm water drainage will be felt by this development. There is an existing storm drain line in SW Ascension drive and each of the lots will have a lateral extending to the existing line and will be separate from the sanitary sewer system. A storm water analysis will be prepared if necessary prior to building of the two additional residences B. Easements. Where a development is traversed by a watercourse, drainage-way, channel or stream, there shall be provided a storm water easement or drainage right-of-way conforming substantially with the lines of such watercourse and such further width as will be adequate for conveyance and maintenance. Response: There are no watercourses, drainage-ways, channels or streams traversing this project. C. Accommodation of upstream drainage. A culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development, and: 1. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage Agency in 1996 and including any future revisions or amendments). Response: There are no storm drain facilities proposed with this application. The storm drain service will be had by extending laterals from the additional residences to a main line in SW Ascension Drive as shown on Sheet D4 of the plans set. 18.810.120 Utilities A. Underground utilities. All utility lines including, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: 1. The developer shall make all necessary arrangements with the serving utility to provide the underground services; 2. The City reserves the right to approve location of all surface mounted facilities; 14504 SW Fem Street 43 11/8/2005 2S1 046C 01200 Blue Sky Planninq,Inc. Fem Street—3-Parcel Partition 3. All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and 4. Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Response: The developer will make all necessary arrangements with the serving utility providers for the necessary underground senrices. There are no surFace mounted facilities proposed with this application but if one would be found to be necessary, the applicant understands the city has the right to approve its location and will work with the city as needed. No streets or utility main lines/stubs are proposed with this application. B. Information on development plans. The applicant for a development shall show on the development plan or in the explanatory information, easements for all underground utility facilities, and: 1. Plans showing the location of all underground facilities as described herein shall be submitted to the City Engineer for review and approval; and 2. Care shall be taken in all cases to ensure that above ground equipment does not obstruct vision clearance areas for vehicular traffic. Response: The applicant has provided plans showing all underground facilities and submitted them to the City Engineer for review and approval; and the applicant will take care to ensure that above ground equipment does not obstruct vision clearance for vehicular traffic. 14504 SW Fem Street 44 11/8/2005 2S1 046C 01200 Blue Sky Planning, Inc. Fern Street—3-Parcel Partition CONCLUSION The applicant has requested approval for a three-parcel partition within the R-7 zone, while providing for a seven-lot subdivision via shadow plats to meet the minimum required density. The property consists of approximately 63,795 square feet, which is equal to 1.46 acres. In its native state, the property contains one single-family residence, which will remain as part of the development. Two additional lots will be created along the frontage of SW Ascension Drive. The goal is to preserve the existing single-family residence and it's access onto SW Fern street, and direct the newly constructed homes to take their access to the east, from SW Ascension Drive. The frontage along SW ascension Drive currently has curb and sidewalk so no frontage improvements are necessary. All of the necessary utility main lines exist within SW Ascension drive so no utility mains are necessary. Driveway drops will be constructed along said frontage to provide vehicular access to the site and the new residences will be served with utility laterals extending from the existing main lines in SW Ascension. The grading will be consistent with the natural patterns of the site to construct the new residences and will not be an impact to the neighboring sites. It will be necessary to remove some trees to facilitate the development process and that will be coordinated with the included arborisYs report. Less than 25% of the trees are proposed to be removed so not mitigation is necessary. In this application, the applicanYs representative has addressed the appropriate code sections of the City of Tigard Municipal Code, Title 18 Community Development Code, for R-7 zoning, along with all other applicable code sections. This application has demonstrated that development of the proposed partition is in compliance with the applicable policies and regulations of the City of Tigard Municipal Code. The applicant therefore requests staff approve the application as proposed. 14504 SW Fern Street 45 11/8/2005 2S1 04BC 01200 Blue Sky Planning, Inc. Fem Street—3-Parcel Partition EXHIBITS Exhibit A Development Plans Exhibit B Land Use Application Exhibit C Property Title Information Exhibit D Real Estate Agreement for Purchase of Tract "G" Exhibit E Development Impact Statement Exhibit F Sight Distance Certification Exhibit G Arborist Report Exhibit H Pre-Application Notes 14504 SW Fern Street 46 11/8/20a5 2S1 04BC 01200 Blue Sky Planninq,Inc. Fern Street—3-Parcel Partition i EXHIBIT A DEVELOPMENT PLANS 14504 SW Fem Street 47 11/8/2005 2S1 046C 01200 �� BLUE `T' I I l�I s �c�r A� � � A� � o PLANNING 1 N L 0 R P 0 R A T E D Y I C A R D, O R 8835 SW CANYON LANE SUfTE 302 PORTUND,OR 97225 (503)292'S339 � j L_ _� ; —� � 1'�, __—��---"�—s r R E E r ' ��' \ h .��:J. , , w : � : F ,a�.��s ��,, 'y � . � ,� �;'� , �,�;k�,� ' � -�� F R!d , ,�"� '�`� � 'r ;, � !�' � � '�'�' �_ --- , E _J % `� � a� - ,�� , a� r�' , • � ,g�. . �sw�a.� S• W -�T� �`�. -. �' . ) FB�: I � N ��5�(�rar�M�Pnrk . �_� .,— I S - r SC�-'7, .'� ^. �,y� , I� r$yy. ; �y. , --- --� ( � � � p � � � � �� —�'---'-- � `. , � � �-�n �� -�� i _ � .. I ��- y i,� iv * . _ � r 'i �' � �� zu�, � �+��.. s l r � i j r r $ � -0,. I r�„' I ��', ---- �i � ' ;� ii i . K,..�1 3�a'FM�M Dartac Zt� � ,f� 'dM Nattn Ik+�ota t � .'w^h ..� � �-----�` i JS �. ��, .� �,� : � C' � �4�'M�� ` �, �� :7 � ��, � :_,.� t �-. ,�,m �� '�� di ' ;6� lij 1Wrt�.'t:f�alwM� �� 7 � ,_t14 a �� 'a��yv, h.'�°°ibaa�, 5};��," I! � �'.. � V �� ` �i J I I �/I � µ� � .''O'" r ��l /�f$ro �" ,,� } �-� �� 4 �f� , � �f (�', ?�5, �. °1 "�� Y'".;,r,'�. ,1' � � i i i I � it' . �, «� '. ��,FC � � , �+ 1 n _,.� � -'.'>✓ N'3t' O � � � i � � �� r j�qt ..• Ph Y .r'�t � ✓! s'r V o �,p y� . ]yl :1 � I� .S. -.�+� �'-� � ` � � " � � : �� r ,yE' ,'K �c a: ' , �r '''�.�� ! ' � �I _ — � ., � . • ' �� L �� it� 4� � �'� � � � 7 �� -q � � ��li ; � � S}b, �� t�'� . � . / /� r 1 4 � b + ��. • � I ' , . � � ;`/ ..�ir f� I �x � r ' ., � � : i It J ' � � , I �' ,� C sw �,s�. �#` �a `»r 'L'� �� n I ��..t�� z'��' 3'�.: 1 � i�� .�i �l I SW fmA 3c : �3�.:. 1 � I 1 l` �,t �' �N � � � Wry. { i .�..� ` -_ 1 � �n'I F �� .�.. � y f_S�'Irnmtlrg[. '� �� fµ °?'pf i ay '� � Z � _� _�& �w � � � .� � � � � r �—�-- t 'a, . � —'is�F ' ,' w r` � � W fq W �-----� .�} � I 5 � � ^1=-' .�' � I �.:� '.' �.�. r� �� {M1 <� ��.5 - � - �e �� ,r.ea�iFh.M�i \° ', W w ` , • � � ;,��- ,� �, o_ ; I___ �,� � � pRO��c-r� . � , �y � _�,� ,�; ,�� l ,�., ;� , ,�r `��: _ � _� �,; , � I ,� �� A � , � _ � , �' ' ��s��'� cn W � � � ' _�� T SITE 5 '� ;'.. } � # t . s �, �-.� tL �� i r ' l' � �--.� �aw� . � �r y � � p �_ .�� ,� ..siN Edaw.a�a�- i � 3 c� � I � 'A �' '_ � � �,�� 17 ` ' rt� � _'� ,' `; LI.I � '^F , � r! �: / ��j /� � I ��W ..:�1»,- �r�'. ��Y S"�P'GsSrCc�L G"' _�' SW,fdr6armkES'� � 1 � 3�..'. � 1�; � � �; �� l - I � � a�; �; � � � _ �� ,-. �� ,�� ,�� O W � � ; �� ': ' � �� r �: � ` �; t �,m, � � � � � / � 3:- � ��: �`y� i i;' �, -�. � :' n�' i " � �' _��;'� .. �''1�°''J`�� Q . i � 1 � !r 1 �i .e � � —� � � — M.N�C Mounen` Rdip.,� 1 -� � '�� + � ��N'..f S'r�'K �1 . {rC°,�'r�� I i ' � ,% � ri-,`,�` ` � --- —--- �, r -'` _, , r j i 'a � � � I-_ � ,¢ s �; � ° svcae,mobl � ' '�'�a�ip'��e � ' � i �1►` ' �r��r- ', 3 �.r�$"„��t� � �.` r ��.r! ��. � � � ,��• � � . � :� se�. i ��i' �t��r'��b� � t � � � �t n � - �� Ao-� �' 3 " 'r:i' r. I � � � f 1 1 " ..... " .�:..'�e� _ ..� '.. :I ' ` " ,f. '�-Y � �. �� .. 1 � � f 1 � 1 � I � � '! ,�_. �� p' . . � . �; �� .F ;SN.Sstdar.9t- 71 �C: � Z1'' 1 1� 1 �, �� _ � � �- �, � �qn,rw �f�Y_"°�g-��7l�Ek -� iy ax`__ew�Ga� G^'r �'XF�'� J i � � � ! � i I �� t �t,^;--::.. � 1 ' \ r� �; . I ' ----_-------- ca ��nt �looa wmmmnca -��r.rts su rers�in h s re e�'_ - J 1 � � � � ' SITE PLAN VICINITY MAP ,•_� � APPLICANT PROJECT PLANNER S H E E T ( N D E X MILLENIUM HOMES BLUE SKY PLANNING INC. DO COVER SHEET 2208 SE 182nd Avenue 4800 SW Griffith Dr.Suite 209 Pao.��T No. Portland,oR s�2� Beaverton,OR 97005 D 1 ON-SITE ANALYSIS MAC-004 503-665-0111 CONTACT:John Marquardt ri��: Do.DVVO Contact: MAC EVEN (503)644-5339 D 2 T E NTAT I V E P LAT DE Gr+EO, JRM� oa�wrr: JRM D3 SHADOW PLATS T°""�P�""�`��`n°" �,�,� PROPERTY INFORMATION PROJECT SURVEYOR �°�Nn D4 SITE IMPR�VEMENTS W�SMINQTON TA%LOTS 14504 SW Fem Street TOM NELSON and ASSOCIATES +zoo Tigard,OR 97223 1001 SE Water Ave,Suite 390 s�,eer nnE Map 2S1 04BC,TL 01200 Portland,OR 97214 covea SITE AREA= 1.46 ACRES CONTACT:SCOTT HOUK SHEEf SITE ZONE = R-7 503-230-1932 $HEET NUA�BER DO TOPOGf�API�Y B LU E � SITU•9T�'1� IN TH�' � � � FND 5/8�IR W/YPC oowN o.�o' NfY 1/4 OF SL'CTIDN 4, ST�MPED 'ALPHA T./S R 1//� jY.11l. ENGiNEEPoNC.INC.' GAS I INF �� A'�1SXINCTON COUNTY, OR�'CON PLANNING WA7ER UNES _--- GULVERT ��EPHONF 11NE --�"" i w c o a v o e�r c o END 12" PVC ��'— � � J l:.l, MAY 6, ?005 CULVERT _-'-__---'�-_- - � BB:iS S1A1 CAfJ`fON l/1NE � FND 5/8� IR W/ALC -��-'..�`'" , � f- --�-�.� .-'�-— � �' �., SUfTE302 MATH PUNCH 2 1�2� % 1 1/2� _ � _ � - , ��_�.� � PORTUND.OR87225 PON£R V L.L -. - � � ' �'-'c�� r (r�•�)�-r� $TAMPED�ALPMA � --7�� - �r-� '� � '� � � �I�l"��ERN ST• —�-r U j � RJD 1-1%2' ALUMINUM CAP , ENGINEERING, MC.� �__r 5 � S N/, � __ L� � IN MONUMENT BOX IF ND / � !, • / ��._:� � I ♦ • v � �� / � / _�l_�<<-�J ,��' '� GRAVE�X� � � i � ttcx j \ ��-}- x /8"IP '� DOWN 0.50' �� \ � ` �\ t � �"� �_�^ � '� - "� c r � CONCRE7E ��_ WOOD POLE � !� �uumNc _ \ .,-^ -' ' _„�'� END 72' PVC FENCE i � ��5 i �.� CULVERT/AREA DRniN , � �++�� FND 5/8 IR W . : .�j �Si sroa�nrt�w iwue STAMPW �L$ 1847 CHELSK � '� /� �; � ' .. �FNO 5/tl' iR W/WC '� 4-� �. ' � � SMIITMY SCYER MMQE i � n 'e i� FND S/8' IH W/YPC �� pTp�ys� STAMPED 'ALPHA / � ° STAMPED 'l5 1841 SCHELSKY �a ENGINEERMIG. INC.' �� . VAUL ''/� � '�� CABLE N • ��M�an+n�s nm[n � ' X 1 1�• �/� �' � ?� RISER V Q OECtpWS itt¢ �. / /� � �/ ^' '; � � C�fEF TREE � �1 �,en�eyk uNE y' [J v�TCR vwvc � c(G) � V�TEl V�LVE � � / / '/ / / I HtG TENSI � 5 1 � V�IfN n.IEw O ' �i;'i M PO R TOWER ' ' � � 7 I � WS v�LVE /y.. , � �' . � � i � ��,�» � � EN � ,S(yg /.,j � � m UTILITY RISER � �. • �' � Z ' ' g w 1'LOG ETAINER G�pEr / ' � . ` li _ � �� _� � � / � ��r �` � � � W � ' � _ � z � / / /V�s� / : LINBS/POMIER TELELPH(NJL VAULf(TYP) � � � J � �� /: z ��,0 1/ �/�� ' R/FI TIE FND 5/8�IR W/YPC ��'1� Z � #� � � ' RETAINING DOWN 1.0' �r, � � �^F , I' ;� , i� / � WAII __ SY' 1 Q r� � . � ! / / ._ �� , - =�, � / GARACE CONC. PAD %� -� _ �y.- 1 W W � o� � ~ � ?. � w � / , � atave� , �_ : ;n d � i / Q � /� . � f W41Fi� �" jQ'. :� � � 0 �t � j� �� 'c � 1 I � � j � ! --�.----�` ;�� C'' Z = � / ' � c � � 1 ) I I �% �� _-.__ ' ao= -� - Q � � � ( I I i i l*�'-- � �� ' (i Y/� � ��– ,– � ':� �/11 c ,,�� ;,�s. ,o- - N� _'� � Z ' �c.� ,•�i i t� �/ � �� CARAGE � �_ / ' � ` __�t�I�� 3 W 1� � : '�, ` W%i/'1�11� -Z,`�RC(E_�! � y7,�� I l � ' �.-DIRT. �{,^i' id(.,/ r^°' ._„ �OG F.4}- ~, �-`ri-- � AC i' 1,</ � � �/ J� � .' _� .,� � .. �`�l.iti��i� " � ��l � ,e l��l _ I I�' �I / / 1/ / A�/ , / CHIMNEVJ '1� '�`� i T_� a / / i .t�. �rr ' - � I A� I I I � � � j � Br.�K ST�c`;r(�� 1 %�� . _ ,! - � f I l / / / i � / l �6q�s ! - ,�%; - �"- ` �� / / / / / / � � / � � � �/MT�R � F'. � .- 1'BLOCK �I� I I f / G�A� I / � � �F_LEC� /- , �C7 LANDSCAPE / 1 / � / / � / I ' E� � 7l7 RETAINER ^l � l 1�,�� / / / �' �� / / �( I / HousE " s -" `� �'� �, 1 / 1 � / / � i /G�P � � / �- _ �^; . 2' I I I / � � • / _ ",�,'J nLOCic � � I I �CQNC:T / ' - ' � RETAINING WALL /�._ � I � I � � N IPAD � � I � � � /3� I _\\ L. I I I F��c n lcn� ,. '\ �7� � \, -{35 � � � � I�7A�N�rG 1 � j / i 1 '�� •_ / -,`��- � �I \\\ �� FND 5/8' ALC W/ALC �" ' � �W LL� � � ' ' ' � - 4�� _�r\ L_ IN MONUMENT OOX . 1` I� II�, I i �IN4 $%8'�Ip Y4%RP4� � / /,i:��/ ��/�i r \t � �� ( �6!' ..\�'� -�� STOAMP D�ALPHA ENqNEERING. INC.� --{ 4�I gT f�1Ff�• � /hELL'S/ / y Q. D M� � PROJECT N0. 1 tI � l' � I '1qAyER ROW7'j i ' j�', '� ��cA7E � �� I� � ,\�` -'ti '� REaSrEaev I i� i �• / �� , \i�i� ) �U S -� " °� ,�3e7 PROFESSIONAL MAC-004 � r rt GRAPHIC SCALE I r � � � � �8„ ' ' �\ � LOG LAND SURVEYOR 1 ,I '� `v i I ' I I I � CAg� V� � '�•• �� !�, I � � � BKOCK� (�\,� � RETAINING FlLE D1.DW(9 � 1 � � � {��S�q � y ;;'�' � � ; : : � I�/ fjETA�NIN� 1 -�r � WALI W ' \S I � . `\ �1 }�H�IN r r � �} �// / / � ;?..{' ".j j., i apy' l MAL , /1� - . � e �a7E: 11!'07�5 o \\ \ ��, � �� 8ri�e�. � �1� i,y� ,!; !-.��} � — � � 0�E G 0 n oes�crieo: JRM ' (�M�es�') '�"� Danwta: JRM �� \� � � 1 I ( � �.J- J`l�, ! i. -"' I � -, i ii`r �w�e. so K 1HOM�5�'NELSON ; q � �� \\1 �� l -'��'-'�"1-`'� �. ,\I'� �II ( I�II � ` RENEWAL 12/31 oe mxMSN�a/RANCe/sECnar \ \` 1 1 i ti� � �� `�• ,.F'1'�':' f � ../;� � �-- � 25 1 04BC > � )/ c � �'��' � � � ,,, I � 1 � l�'�!II I AREA DRAIN - �- _ COl1NfV . ,S� �� ` � I�- d'^."/ � � f END 4' CPP '` r ;, / � � � I �J i 1 ! �I(�I r�o s/e'iR w/ rac w,�snnac3roN Z\ 11,�/ r �; eui�iNC i I��!/ i t � ! r, : cuwERt � = oowr+ o.so' � Tom Nelson 8�AssoNates,LLC. �' l I i I I � / ; i ��IIU�i � �,!�'\�•••.�\ I � I BLOCK '��/I . / f � � _%$TAMPED �RAJ LS 2723' 100t SE WA7ER Ml�MIE 390 7Ax LOTS If ( �C �o s/e'ut w/vPC " i vonn�o.oaEOarsrzu 1200 ; � �'� RETAINING WALL �� , STAMPED 'RAJ LS 2723� - �� p�:(501)�361937 . CURBS � � \ %'� FIUI:(S¢3)L10-1962 SFIEET T1RE ' ;j7�, - V �N-.S� FND 5/B' IR W/YPC .-- �owr� i.o' � ANALYSIS � - SHEET NUMBER � .��,,� ��s,�..�,� ��,�. � D 1 Q1EWI� LNA'ALIfIC ORAVING NltEa IMT 6,"005 � I' / / / � TL 4300 � � BLUE rc roaa rc zeoa TL a_ �oo �_ �/ I - - -_-- S � � N � -rR �E� _ - PLANNING �-- - " �, illi. F� , I N C 0 R P 0 R A T E D �_ � � 9935 SW CANVON LANE SUITE 30¢ 1 _ ',, PORTLAND,OR 97225 �! (503)292-5.938 N ��— —^ y= I) S�.W � , �_� �y � i'-L 5 O fJ O i � � I i D _ _ _�'" � � � I � 1 1 � I (7 � I � � � N � � �+ N y� � ! � 5 f �� 1 � � r� � 3oa � , ' � O � � (J �, x�� ao a � _�-- o m � _ - � f � � i" O 1W11 i �'j � ~ � i TL 52Q0 � � � w I � � � � � i � d � i � i 1 i W � =ff i �� \ i � W �o � i H 583'31'D"'N — � Q � �� 200.02' si.o5' 2y. 25' 1 Z W R �� 1pg.9b� 1 w � p . y � '�' _ —f_ � O u ll $ `� TL 53Q0 " ^ Z � � � ° $ 5,913ft2 � � � � i � � � � 1 u� 90.93' � � rl � I � O 1 m ; � _ ^' "� o i _��` — i o i J U E%ISIING MOUSE ze.z' � � ^ TO REMAIN Z Lf71 � � � � �� '° � I C� ,.�� °' u TL 5400 J � 43,270 ft2 � N � i 1 � � too.o�' _ _ _� 1 � � � � g I G�M p2 � � g `�+`�I` � PROJECT N0. � , r►_ i s a n MAC-004 ,00.or — T L 5:i O O � F��e oz.owo — � onTE ttlb7/06 139A�� N83'31'0'E � 1 — 239�Z� ❑ESIGNEC: JF7M � � DR�wr+: JRM � � TOYMSNIA/RANGE/SECiION 2$1 0480 — � COUNiY � 1 WA9HINOTON � � I x� �8 O D TA%LOTS ' r� esno , 'xoo _ � SIICCi TITLE I i TENTATIVE � 1 PLAT � �_�� 1 r=- _ — � , , O' 30� 60' � SHEET NUMBER ; ,�� s000 I �1 ` \ I � �N� Z D2 ' i � TL 43Da i i ' �, �1 TL YUGtO '� TL 28QD 'i TL 2TOQ --'" / BLUE , � , _----- -------- •- ' ' -- -�` _" _ � - - --- ,-------- --___ � S �� E�T , _ _ ___ -_ F E R - _--- -- _ - PLANNING _ .__. - S, vV. - � I N C 0 R P O R A T E 0 - 8835 SW CANYON LANE � U __._ ----- '--- 1 � ; SUfiE 302 r.� ...._ -- -� \ i PORTLAND,OR 97225 Nt u� _' ."_"_ i � (503)Z92-$:j3B N .".__ �� 1 . .. . ___ { _ "_ '_'- �.� � I 'I '.;_-_''- - , � ,I I ' ' �� , rt $ooa `l ; i, �, � � ' � ' �. � � 4 ; i I � i j �� ii �1 � 1� !�1 . . � � , � ` 1 I� � � � � j �� '---- '__ _ _ .- - -- i 't I � � i 1 � 1i ' � I i I , 1 N �I � i ' � � � � � � � ��, '4 r� rsao � � '�� re srno `� ', rc � 300 `i ': U , � '� , � , � � � ' � ' : � ; ;,� ��', O 1` f � m Il - - - -` — ,' � I ~ I � � ' - I � °° a � ��' � 1 h �. r.�--..._ �t � � ; � `� " � � ' � ' ~ I. �i '� � � . : , � j � i W � I',� � � � � � , i' 1 1 i ° i , TL 5200 1i ', '� � � !� � � � 'i � � � , � '` 1'� � 1 , � Z � i � ,I ` � '� i� '� ' d � �ffi `1 �I � � , ' � �' ___ ' ' � � � �� __..-, � �, � . .. --� _- - --- ------- 1 � . ___ - � f---- - . 11 N V __'�.. . � i 9 01• 0 W o- ,tl � { ; 1` 1 __,`.-._- '�� F , . i , _...-----� -_ .- -_ ___ - ' . i , � . � 10 _58331 1 1 � ' � Q W R � '!, � d �':::.�,�, . .., �� o � {� !� �i y I rt 5300 �. � � 1, �' b � Q � �,, �, o � �,,: �� -,� �, ; � 4� ', ` �, _ u ' ' "' , �� 1 � �� ' ��' �, � C� ! � 18 295 ft2 t�L,�:.�;;;�,;��;��,,;,� ; , n j � l f SBS'31'0�'N • , ! � --. . _..-. � 1i � i62.�4' .8 90.93'�_ � i _ , � __ -- - - " ._ ! I1� �io.2�' , � ' -- - . i � t52.�2' I . 7L I Z I �I 'I_.�_._--� � W � � , , `." � i `' � ' � � '' o '� '+ � s,soo�2 � � i � � N '� � � '� �1 � .�°+� Ex�snHC u ', � I I', �s�.sa' � �� `i , � '� � '° m HREIAAIN� � 'i � TL 5400 —� , j � Y o � �i �` 13,442 it� �� 9,868 ft2 �` �, � �� 1 I 2 � � io.xa' I II ��. *„ � 6,5431t ' !� I �j s.00• �, i , : 1 __ _ -- - -- - 1 , 1 170.SY' 10D.07' N83'31 0 E i i ', _ . ----- _ � 1 ,i i . 130.32' i . i � � 14p.60� ��'j, � 1�.__�_. -^� . ' �^ II 1 � p o � ,1I ' 1 � • I' � ' 1 O O� �I I � 1` II i',1 I� l i o � 1 11 �. � �I � PFOJECT N0. `� g 8,391 R2 � _ __._._.__--� � '� � � �� --- ----- ---� i MAC-004 !, � f _.. _ , �, r� �svv ' ' _ _ -- -- __ __ ----- � � � FlLE. � ' ' _� ._. ____._-' . ... 1 . �9.�� L � N83'31•�•E I �� 1 � I �{ -- - � DA1E: 11107106 ' 139.11" i � , � �� .._ ',� �� DESiCraED: JRM L._r----_"_ 1 �� DRnwN: JRM '1' �� 1 ' �, ''1 ' ' I � 1 - '-"' � �1 TONMSHIP/RhNGE/SEC710N 1 231 OIBC 1 '� � 1 ---- - couNn , ', � rL saao l '�, `'�+ SHADOW PLAT P,4RT1 TION OF LOT 5 T�s"°T°" r� 5sao i i �,i � � s�«r nr�e SHADOW I PLATS � SHADOW PLAT PART I T ION OF LOT 2 � °� '° �° SHEET NUMBER O ,. = 30, _ � �� D3 iI � I --!J___ ` ` I{ �� I � i i i � 7"L 1000 I TL 280U j ` rL. 490�J � �� BLUE 1 I I � 1 1 ` :,, ADDITIONA� PAVEMENT ` I � I FOR ROAD WIDENING I t T L 2 70(7 J \_..��`` PLANNING BEGIN NEW CURB I I _-- " � M C O R P O R A T C D AND SIDEWAI K, I _f�_� J J (;? 8�i5 SW CANYON U1NE MATCH EXISTING EET �_ SURE302 _ - -'_ J 1 -- — ---� -- '7 R _,� �% � � � PORTLAND.OR B7?25 �J— S. �y F E`�— �, p� ' �'��-� - —' —_' _��— —�r �� rw _ �� I : — J i _ —r�— �� !_ � i 11 V, ' � _ _ ' --�,�'—�— �� I _ N1 _ _ � - `�'�� -- �" � � �._ � � ��, , � __--- — I °� D � '� I �,� � I rc 5000 �� ►�'�. � , , � °� `� � �'�� I �� cn I-— ---� - - ----- � � ` � I ` !� U , , , � ,� ', w 1 � ' POWER L NES�RHE�D I �I I � ` °� TL 1300 I L�°^k� �� I T L 5 1 0 0 I z a , � I � I EXISTING DRIVEWAY ACCESS G 4i � 1 � TO CONTINUE TO SERVE AS '� �'d � — ^ !——_ _ � W ACCESS TO �OT 2 � �� I � � � � ih 'a� � l I H � W � X � � EROSION CUNTROL � � j� �� W � � I - � I SEDIMEN I FENCE � ' �' � � � � � =o � i I ' � ' a ' � rc. 52Q0 I � � 4� � '^ � � � � , 3,�� ' i 1 � i � � O ' �F Z � PRELIMINAI2Y 2�� I BUILUING y�� _ __ - - � W = I � FOOTI'RWT °: ' �� a ,� f tl � _----� � � � � — w O I p I � - (� � I � CONSTRUCT � I � � __J � �� { � �i I DRIVEWAY DROP � _ c� � m` 1 L-- �i I � I <• � 15' ' � I TL 5300 W � �,� \ � AI � � � i �I� �S s�� I � � J � , � i o i � �" --i '� � � � - � D i � S , i _ _ ._ --�-- o i - � �� y � -- — RFMOVE PAV[MENT � �I I , EXISTING F � I � HOUSE TO ° T4 5400 � REMAIN � � I I I _ �1 EXISTIN6 CURR AND �: � ` SIDEWALK TO REMAIN � I EXISTING TREE I S ,� I � TO REMAIN (TYP.) - �S LEGEND 1 1 1 -- � � __ __ ----- � �� r PROJECT NO. 1 1 ' 1 I� 15 5 I 1 ' l SD STORM DFtAIN U�RAL MAC-004 � I i 55 SAMTARY SENER U7ERAL FlIE: D4.DWCa I � � N r[� � CONSTRUCT vaa. WAIEH METER ��: tiro�ros PRELIMINARY BUILDING �� 1 DRIVEWAY DROP DES�GraED: JRM I FOOTPRINT-�- -- � DRnwN: JRM �� Nohs Zp' + , � T L 5 5 O O TONNSMP/RANGE/SEC7qN 1 ^� 1 " 1 1.10T5 1 AND 3 ARE TO TAKE 7HE7R ACCESS FROM 2S�04gC ` � SW ASCENSION DRIVE I ��.,—��p I 1 2.ALL U111J7Y CONNEC110N5 FOR 7HE THREC NEW C W/�$HINGTON I p�"�•"'�"•� ; — _ — LOTS ARE 10 COMC IROM FXIS7MG UMIilES IN SW ASCENSiON DRIVE. VERIFT UFP1H AND LOCAT�ON TAX LOTS I I _ PRIOR TO CON57RUC710N. �� 1 EXISTING WATER METER _--�-- y,FULL FRONTAGE IMPROVEMENTS CURREN7LV EXIST � � TO BE RE—USED FOR � ALONG S.W. ASCENSION DRI�E. NO FURT/ER ShiEET TI7lE i SERVICE TO LOT 3 � IMPRObfMEN1S ARE NEEDED. DRIVEWAY OROPS I , I � 1 NKL BE CONSTRUC7ED AND MATCMED INTO 7NE `S� e�sm+c curte nNO sioewauc. IMPROVEMEPfTS TL 590a ` TL 5800 i � SFIEEl NUMBER � ---__--J. '�� `, D4 Blue Sky Planninq, Inc. Fern Street—3-Parcel Partition EXHIBIT B LAND USE APPLICATION 14504 SW Fem SVeet 48 11/8/2005 2S1 04BC 01200 PRE-,APP.HELD BY: CITY OF TIGARD PLANNING DIVISION 13125 SW HALL BOULEVARD TIGARD, OR 97223-8189 503.639.41711503.684.7297 CITY OF TIGARD OREGON LAND USE PERMIT APPLICATION File# Other Case # Date By� Receipt# City ❑ Urb ❑ Date Compiete Q TYPE OF PERMIT YOU ARE APPLYING FOR ❑AdjustmentNariance (I or II) �Minor Land Partition (II) ❑ Zone Change (III) ❑ Comprehensive Plan Amendment (IV) ❑ Planned Development (III) ❑ Zone Change Annexation (IV) ❑ Conditional Use (III) ❑ Sensitive Lands Review (I, II or III} ❑ Zone Ordinance Amendment (IV) ❑ Historic Overlay (II or III) ❑ Site Development Review (II) ❑ Home Occupation (II) ❑Subdivision (II or III) ress i avai a e �yS�D rYl S� ,Z _s i o � � .�o 0 /�� l� �c�-cl j�- %✓�� ..��%-� -� � �� -e � b� �l�r� ,1'',� �'/�� y �D� ,S`w C� �f�r f�� b,-. `Sf� . z o� ��a�� a�z y�� ( ��3 ) (��iy . 5 3 3 � �5��3 C��l�. '�1�9� ;��GI�� /l�f Gli E�.C{r C�7 ac is i more an one /l/ ( Gt C �l'� i� . ',�Zo� S - j Z ►�� /�Ve Par�f�a� �{ � Q� GI �z33 � 50..3� ��i� -0�f�3 C5C3) �e(�CP � 30y � 'When the owner and the applicant are different people, the applicant must be purchaser of record or a lessee in possession with written authorization from the owner or an agent of the owner. The�ners must sign this application in the space provided on the back of this form or submit a written authorization with this application. ease e spea ic (/7'i ll�Q � �'I � / -#' APPLICATIONS WILL NOT BE ACCEPTED WITHOUT ALL OF THE REQUIRED SUBMITTAL ELEMENTS AS DESCRIBED IN THE "BASIC SUBMITTAL REQUIREMENTS" INFORMATION SHEET. / THE APPLICANT SHALL CERTIFY THAT: ♦ If the application is granted, the applicant shall exercise the rights granted in accordance with the terms and subject to all the conditions and limitations of the approval. ♦ All the above statements and the statements in the piot pian, attachments, and exhibits transmitted herewith, are true; and the applicants so acknowledge that any permit issued, based on this application, map be revoked if it is found that any such statements are false. ♦ The applicant has read the entire contents of the application, including the policies and criteria, and understands the requirements for approving or denying the application(s), SIGNATURES OF EACH OWNER OF THE SUBJECT PROPERTY ARE REQUIRED. _ ll /c� �-' Owner's Signature Date —� Owner's Signature Date Owner's Signature Date Owner's Signature Date Owner's Signature Date �� plicant/Agent/ presentative's Signature Date Applicant/Agent/Representative's Signature Date Blue Sky Planninq, Inc. Fern Street—3-Parcel Partition EXHIBIT C PROPERTY TITLE INFORMATION 14504 SW Fern Street 49 11/8/2005 2S1 046C 01200 11/08/2005 12:11 FA� 503 6i1 05�5 PAC NW TITLE CLTST SERV �001 Catch The Wave Of The Future Pacific Narthwest Title Please teturn the favor by ordering title�escrow services frorn Pacific Northwcst Tit{e. Note: You may �equest this information by using Transaction Number T-970� Jamie Morgan-Smith Blue Sky Planning 8835 SW Canyon Ln 5uite 302 Portland,OR 97225 Phone; 503-644-5339 Fax: 503-646-4696 Order Date County Property Address 11/d812005 Washington 14504 SW Fern St Tigard, OR 97223 Order Time Marketing Rep Owner 12:07:52 PM Kim Mitchell Erich Even (�Trio ❑ PO ❑ Map Q Deed �CCB�R's ❑ Labels ❑Other p FAX ❑ Deliver ❑Wiil F'ick Up �Mail ❑ EMail ❑ Qther pdditianal Information �rder Processed By: Tric' enkit�s Order customer service on th� internet afi www.pnwtor.com Customer Service & Nite Owl 503-671-0525 This inforrnation has been furnished at our expense without charge, in conformarice with the guidelines by the State of Oregan Insurance Commissioner. The Insurance Division cautions intermediaries that th�s servi�e is designed to benefit the ultimate insured; indiscriminate use on�y benefiting intermediaties will not be permitted. Said ser�ices may be discontinued.No liability is assumed for any errors in this report, 11/OS/2005 12:11 FAX 50� 671 0535 PAC NW TITLE CUST SERV �002 PACI1�'IC NORT�3WEST TI TLE Phone (503) 671-0525 Fax (503) 693-6�16 = M E T R d S C A N P R O P E R T Y P R O F I L E _ washington (dR) k+***w**��*,�,v******,�*+***r******,r**+,�*k*�***y*******��+*******�*�,��+�*�**�x��*w.***�rw,rt+ * * ----------- * OWN�RSHIP^INFCRIKATZON * � * ____--"__--�____-__^ x * � * ReferenCe Parcel #:2S104BC 01200 ,� * Parcel Number :R1039619 RTSQ:CIW - 025 - 04 - NVa * * Qwne= :EvEn Ericr M � * CoOwner • * Site Address :Z20B4SE�92ndnAve Portran97�r�97216 * w Mail Rddress Ter.ant: * * `Pelephone :Owner: * * � * _�____==____==�_=__=_�___ * SAT�ES AND LOAN INPORMATION * + * _--_��_-_____--_�___--___ * + * Transferred :12/03/20�4 Loan Amount :5320,000 * * Documen� # :138526 L�nder :Mil'�2nium E`und Gro * T,ean T e ::,onve^tional * * Sale Price :5400,Ob4 � .k � peed Type :Warranty Interest Rate :Adjustable * Rs Owned :100 Vestirg Type . � � * * * �___�_________________��____ * RSSESSME�r AND T_�.X INFORMA':�ON * * * _____________�____-=T==-==___ * * * MktiLand :$172, 900 Exempt Rmc'szt . * * MktStructure:$L63,100 Exempt Tjrpe . * MktOthe�' . € Improved :49 * Lev Code :05173 � * MktTOtal :s336,000 Y * * 04�05 Tar_es :$4,350.31 School Dist ;B�averton w * Assessed Tot:$287,690 * * _�________________�_ .� F�tOPERTY DESCRYPTION * * * -�____--�_ * Ma G=id :654 J9 ! ' C�assJGOde :R7.5 * P * * Census :Tract:319.05 B1ock �2 * � Nbrt'-dCd :Hndy Mi1lRate :15.1215 * * Sub/Plat :Handy Acres * * Land Use :1012 Res,Improved * * Legal :HANDY ACRES, L0: PT5 16 '7 17, PCR�S * * .1.46 * * . * ,� pROPERTY CEARACTERISTZCS * * =_��___=��___=-______=�� * Lot Acres :'1^�6 `_'ear Built :1990 * Bedrooms :4 * * Hathrooms :3.00 Lot SqFt ;E3,F97 EffYearElt :1990 * :Forced S�mFin SF :621 Floor Cover :Carpet � ?ieat Methoti * * pool . 3smUnfinSF . E'oundation :COricrete Ftg * Appliances BsmLowSF . Roof Snape . �` * bishwashex' . Bldg SqFt :2,399 Roof Matl :Stieel Fabr * * Hood E'an _ 1stFlrSqr^t :1,77E Znte=iorMat :Drywall * * Deck . UpperFlSF . Pavirig Matl : � porch Sqk't :430 Const Typ� :Wd Stud\shtg * Garage Type : * Gara e SF . Attic SqFt . Ext Finish :Horizontal Wd * * g Deck SqFt . * * *,t�wt*,r****,r**+***�r-h***sew��k+*�+********�*****w,rr*****,�r***,��*,r++***�*+�f�,��**:*****+,t,E+*,r Tpfc Informszicn Provided I� AeFmed ReliabIa, Hu[ I3 Not �uaranrred. 11/08/2005 12:11_. FAx 50a B i 1 05a5 PAC NV� TITLE CUST SER�' f�003 � - - Property Data Selection Menu - - Owner: EVEN, ERICH M Prop IP : R1039619 (�1ea1. �state) (49�824) 2269 SE B2N� AVE Map Tax Lot; 2S148C-o1200 PORTLAND, OR 97233 Legal : HAN�Y ACRES, LOT PTS 16 7 77, ACRES 1 .46 qqQQG99qqQQ�lqqqqGQG9q9qQQQQ99qqqQGq9qq�lQ�199qqqqQq999qqqqQ9gqq4QQQ9q4qQGGgq9qQQQ9 Situs ; i4504 5W FERN S7, Year Built ; 1990 aR Li�xng Area: 2399 Name(s) . Code Area : 051 .73 5a�e Info : ii/27/o4 �400,000 2005 Roll. Values Daed Type : DW RMV Land $ 250,Bfl0 (+) Instrument: 200418e526 RMV Improvements S 173,58� (+) 2005 Tax Status * Unpaid 7axes * RMV Total $ a24,360 (_) Current Levied Taxes : 4,881 .76 Total Exemptions $ � Special Assassments . MS Net Value 5 424,360 2006-07 SB125 Taxes : M5a Assd Value $ 296,32Q qqqQ99qqqQG94qqqGGq9qqqQQG9wqqqqGQ9qqq4GqqqqqQQQ9qWqqqGGgGqqQQqq9qqqG�199�qqQq9qQ (1) A�t Disp x (2} a.rimary x (3) Secondary (e}) Land/Impr x (5) Gen Appr x ( .) More qqqq4QA9qqqq�G9qqqqQGq9qqqq�q9qqqGQG9qqqqqGq9qqqQ��qqq4qqQ9qqqQQGqq9qq4QqqqqQQqQ Enter Option from Above or �RET� to �xit; _ _ . . ...., �<'ee�a�ea�;;� :� t � _ �o �, se:oo a ,.�a.z1` —`r--,� '>'. I � �. � , , ``` , , l ., ,�, �—. 6� � ...._., ..:I' ..., ....'�2h�.��;: .., .. ... .. �\\\\\\b� � '�'`8�.` • � ;, : �y °o fify' � � '> Y ' \ '�;�` ;,ft � %Y �j�- � � .� '��2S105AD, `P6�05A�U. ` \ `� � f�+i � ' `< �?�b0 Y �;22oa\ �>' � ,�� ' � ', 5004 ^ �� 7�' 38 ' ;< 9; <" '.� =,: I I • �, m fi1 '� . .� , � . ,� ,' ' y � � � � � �C /` �` � `�` �.1 .v i. �} . � Y� � p`} ' r �` `��88 0 ' �� ' ��,��. `�` � % � � �Q-`T \-� /�` , �7'.84�. . , 2l r8B.09>` i 80�Q1y�� ' � � l � , 708.64 — `,.� ��;" ,. ;: < ', Y� `�r. S s1 r 1300 � �� <� ;� :m a � �2��osRr�ao �,�sf°�� '�c' � ,' r C4 :� �j 1,oa.�c �,�: g 5iQ0 o� i500 � 1��.�eoa , s�' ,,,.� ,: ,� � � ,`� ` � � ` � .r . �y.� I c� �2 ��;;c' .93,4C �' m ,' �33 .m ��3'2.� � � w .a� , ��r/ ;� � s� `�:` ' `� 0e� .�, J 1'. \Y'��`T' ,` � � � � _ ry_,1,_ - 1 ` '�.9�} \� \i . 1 f� `J � � s. U�R,�� < Q ;< �;� :'�� t .-,> > 5�00 $� ,, ,�. 00 G�" rT� T�i.'F: � '�-' N; ,>: t�o` `'� �` 'a � v�i S o $3 w a� � . @� �� . `�O.Si�-� �� `R' �� 7i'� � ._. I �. :�s'-. 1�$,�`�..� _lFi.3'.;�#�i`� �. ^� 'b 'RO' � .. �� OC ••S`�3��w:::;. � 'i `< �` i �Q' � i �i�/ `�' `1/ ,f y 0. I•I'• � � � � � � �C� �`1 '/..i;�'Yiv� `� � `ii� ap n i� �� ' _ ' ' ._ W e�� ?, � %x400�� .�� `.`,`�� m ;' �I� t `) � 0 530fl `' ;; �<, � `<' :; `;� y� '" d � � � ° 64 � � =�;�, . - .3a - .�� ' • � ::� � I� i1 � Q n .r:�:�:�::::tao,2--�-�--:-�o:�._.4 F' ;rn '. , ' �,' �,�- �1, ,,' ,,,- ., , '.'r` :r: � �� g 19 ....., _ z ,". � . ' '. , ��{�_ • � � �� -'° � � �h- -- - � • `, , , '1200 y Y ^ >: �' " r �,� ' W I O, � toe.ea �" 1 � <"r. �p' ,.o�� `� { � `\' �` �` , ��' � C � 1.48AC 17 �j + 5400 a �� ', � � `,, '. � � C ' j m � s '�I� �,��, � `� � � Ll.1 �� r �f� , � � 65 �r '� �; �' `�' ;. >, '� ', � ' � I . . . ' m , ' '„' .J �.a°^. o ��„ '`.'� ' �; � �.�. �� cn ;I .S>>��f �fl� �� ,,, , . ... � ♦ /\/ I� Ki 25��>'! \�\ ,}� ��9.s6. , �� , � � •�� ` ' _ •�`, •.r`' �3 � �.�..� � t '� 1D9.38 --- -- � �� ,. . , ,�{ ..�� ` ;�{�r.tAD�'' �n� � � V`��K` k'vv�er��r`_..�..w..1��...oco,nn�,�Y. �: ', p \ c` / � �'.\ i� ... ... . . � '�''��' r `T�C1'��" ,y• $J � N 55fl0 � m _=�%" `< � � r� ;�' r I m $ a , ' �S1�1,[�-� �:84.�G `y� � � o a: ��o�Q ; m � . � 590Q � � � �n �� ` .�. �� Y� ?4 `� I � ,` `! , + + � ��' .89 AC ;.�;� ' � z ��' ;c �� r�� 2 I I 'Y � �- 701.88 w �,\ ��9 �' • ; ��.� ',` �>. V 4� � �w ' ` � ' �� .. �eo.ob 5$00 ,�,r� •�-� ��D" q,�/� '�� „`��'��`' � f�1e�37-�8E � � .- c�'S YK-� �}+ cV� Qj. LA __ +�i o i"HIS MAP IS FURNISHED AS A Cdf�VENIEfVCE BY PAC�FIC NORTHINES7 TI�LE N This map�s nok a survey and does not show the localion of any improvements. � The company assumes no liability for errors therein. 0 ; MAP#2S104BC 01Z00 � � _ , . •�• � . ,, .:-. : •.�N,,�;� �«�n ' n � � eaca g , , � '-� '.�' ;�: '-�ts��.r:r.,'��' .�},��,. a�pp $ �� _ � ; � � n � r�:^ra '��.; � ►� .,� ezco +� � Z �a, 4•�% O '`':,:t:' �� :" ac Y d, �Anee• �� lxsac � �f a 9 rau �l/g ��' �•,:'',�• o •.uf �� •�. �� stao y .,j�r � ,u.� �,a� /� ' ,� • .�w� ''Q�'�• C}t 4S � N 4?IIO n I � �' . � •'TA/��T L'. ,.�;�`;k.' �' f uue � 4fi7� � 66 � f � d :<'�e:V:�� ; �L36 ,•� • � � p� 3�� '� j ,Vi. N' K• � rYi `I ,:1�� .�1 1��, � �,�� <1 2 � ti � � � � ,� , ',''' �, ,�� ]lli ITl6 x �I � Y ��.• . ' :•n.!t� �'�," °' y asoo 0 4 9� n � � � � 'ao �� "• '" :� �,�:�'` .-u�i'`�,� 2eoo A° �� , 6 0 � � ,'wQ�°u° r � �, STR-<�"r�'� ' ;.��+S 39 mn � /y I � I II I � 2370 `C �e" "�1�� :i ��^ q 2700 S j 4900 � I � i f Y1Ql I. .�eAC 6 � t�},^I, � , ' •>/ �: '.��o, C 3B � � � 6O , I � i ipp,tc i b V�;•'� ;'a.�' ;. ,� � � ,,��;,;,;_.,. �.` '•i . , �YrY_. Iw�Df . . . . �{\4\\�\�' � �p I I ! � � � Sf REET :..�s�'� ; S ,� i '9`K � ; � �� ,v�. -� ';��" �'��_: �°, •, ;,= ...,•w, —;�; ,' I: . .=:�-��`n«u�+�; ��yy��. ' i i � ..-.. . a S1 � � '� � °x ��/,� � �'' '� 6 ,I �i � ` r + I , ,r:,,�: � �nhr�' )"?i»��, `.�'''. � il V/ �� `'�� '� � 1 �tl S aa�� r��}.:, �:;�. ,. ,: '� .�9 � � � ` �'�-� '' � -7 �J ____' � --- -i =.=��.�;�:,-. ""� '�''"�: :��=' 'y� n �t�»µ—, � � � .�,�.� '�" _�` � �F � I laOD .3 [a� f - � W •4�o�e,� ;,��` -.�•;" � '� i,wu: 9 6e�� q isno � ( �eoo �sn �F. ': `1 � �n]FF loaAC $^ i � �.`�,... . . . � �;:��`� ..,yyy� 1'fl � ',� � R - � �y 1 2200 1 /'.:,'',n '. . �' .. � . .� � �1 _�� , � � M.. •.;_1,��_�.��_ I a tnI0.0 �� ,��..,;r�,',E`',',:: � ��. ��jT9 :i'm�' � ��, � e690 � V� �1 L�S J1 naa � 2t �i zl � � �eesc x •: :;;;. U `): 'SiSR'Y,�� ,(��j;^, �• Q� I�....--..' �r�i S � 4 I ],Q � j ,f� ;(�'�' .. 7�1]64.�'yV�;��..;. I .�� .�. I /L9AC I[ � � ±P�', ,/I,/,, x ��i��! � � � � 5aa0 �� -- �' � � .u�-�•'v�'�•`,',: �`�4 � 94 ' � '��`ia+'�'"t�' � �>.24:; � .�,. �� ' � �� i� o ;=+�:,f.-.. I � '�,:� - : �, ",;� ,; ,, � e �:��e��.�"_ . W '� � :.a a j� � '�� es� � ar�o •� ',�: .. •, �i i:oo yo . �+ '`"' '.�l'+;I il t�er ° � vs�o � asoo � ,.'�}�,�; .7 ' � � �noy �3 � a y z a'°�.^a,� ^,f, •�� ;' '� W fl � �� m 89 4 � �.a, �Q ru� "�'� . � � •'�, �� 6 " i ' �Y �� "- '', i, u a ;�o•,�'• ' ,;� `QQ il�� ,�� C. I my,' s pfia} f � � .',_`. . ,,�,•, ,`�,��+ „ y_y k�sT �i �S :L�I A. ��:. �,�;;,�- j � ssvrMrtcw�cr �a� f� F ° esoo �r�� „ � 6sao y � � .. ;�: : �.�'�^�y ,'�"�', ',I e� � ( �r� 1 5� e ; �.d+f „• y�� ;,`•' xsmn 'lMd�'� �� f 9 I 8600 w =ai w�9 u'b•- �� ; ', �''�, �5900�� d 2 � 946D ws�� :. `• p� � �' ;�� Ur eeAC�� nu� f I `!;� �' 6V!HIC4RLfY LT .I � . ,'�,' ,�. �g,`J��.•c,>.' �. imR - .9M � �.. { .�'. �n }T', �Y:,�:: �� :!� — —,�,�-, saao � f � atoo +'o, w : aaao �" ;J 'Ssioo ' •,•' • • � �w''.'�°H°Bx.r; ,`• � ��c � ge� � 3 ,,,, Q +r,,. e C S� i3 ;<' `'r,' ''r,' � � . . 1 � �� :' � x,.�, � — �.,. =z- '� o as•",'`',�� 9 a �f s �k4 I a�oo �' earo - etoo � +-i miKu ^. .7��c I y � 4 � f' S � 16 yr��: ti Ty,n � •t' . �". zri�l r ��waeE �.��Q.'� pp 2g�� u4��a,juvR»� r.uu::: i i c'� J a _ _ �� .a .��^ W .•�' ' i�;:t ��;`,•,;,i,�. :c <,-• ' ,,' � •s' ,y. ,�. � ,(� �•� 1' � :.�P.. .� �`; �, a. `iF� •( J ^Mf�fJ•'•., O �Y� � f� f �:F��:c� "I r Z .r�• (: �ti i; `'J •�, f s' i+k�. '�a �w E�`^ :°�. � a �', Q ✓ `d�� ,� �, `,`_ S 7 �� ;x. :� �Y�,�c� a v, r�47e~ ,•f�• 'j.' ,�. .'�. �,F. - s� ,� ! �R - � � �.�,. _ ��, ,�,: .y 7 .F. •`�f �� ::� �. .��.'" �^.�,`:. ''4� `�`, `6S'wCyr^ ��ia "�if�y'` '�" ''� :� ..� ��71 O ,: -�:` .t �" ;s !, },. :�, d' �!' 1nj k'� '<� 9�+� IC q+� ,�)'� ��)'�' •� l�ucof. 'y! �¢ � ,-� ,`� ,,`;, <:'�. � � �;� '� � .,.,' •'.7 � '',,� `muf. t' �'r. ,t� ,.C,� d��i '. ',, � � .l' �� • 3-.' I a� +`.` ,� vyce� �'� .soo: .$- �.i. '''., ,�. .�� -��. �:• 3 '•� .� N l •yt_"��_ '� �: �d i�➢Q• ' r '[� -�ffi ��°I,�^ ,,Q r .� �•"'• `um�'J �: ,,1.' wi�. ,i��s10nv.:�• _ � _77i. ;�� Jw ��=a ±�:�, iy� •f' - ,.`'. Q� `�� ?�,�I %�i 4 :�•.. . . . . . , 24 � �4r. �.."..'1 7tc. F �X��'"�°!'�'.� �1�� 1: �� eV� �� t �: ��S'J.: e: :t�%� .f�. z9°°� k- .'�d..-.... f ,-1 � T�iIS MAP IS FURPIIS}iED AS A COi�1VENIENCE BY PACIFIC NOF3THtf�EST TITLE N: This map is not a sunrey and does not show the lacation of any improvernents. ; The company assumes no liability for �rrors tnerein. 0 �, MAP# 2S'{Q4BC 01200 � 11/08/2005 12:1� F9X 503 B71 05a5 PAC NW TITLE CUST SER�' C�006 � yyASitln�jeen CoUnb�0«pan 20�.q 3B52B 1yoY200a o2:z0:�s PM o•ow Cmrt 9dnt2 1 REeD s10.�fe.00 11 t.ao f�oa•o o.hla��S�]7.Do AF1T'$RLCORIIING R��ft'ADI TO: CoII�I�{'Uf W8 11�I�I��I��I�I�II��I I�11111111IIIflll�I III ooasasee200 �/1 ',41�1�ELi11Ui14�'7AIO[� IC(CT�}�2�1�Iti IJVryM.naonDl�e�rafAll�wm�ntl�tlTnri�o�- ;.�, L,J �n6 C�-0Rlcla Zvuny ci��ror WunnYwn counw. r- 1d5U4 SW Farn Street SPACE ��` Of��Yni tl�MIIICY c�rtlH�h�t lM WklIM IIIfMuTMI A� p `P TI�,OR 97?23 RPSHRVP.D � „na�rw��e«�.a.nd��c�ro.diniin�e�w �,�, : i � Odfi�CINnPe 1�ilyW�OtA a0 dY�L�w�h aLdl Ta FOR b00�I�WOlII ncot�et w�a coW1W� }�y,sa.. '.. ,_ / amli0tbt��itr�� jwCOBDSR'9USE JxrytiMimvr.arwar w��man�nalYnq��.� . �UI 89 iGCK �adllaM ca�rN e�w` a� ErichMEvea ��-�-��......w,�s- . 22oa sE 82nd Av�ue my hend and seal of�oun�v pptt]and,ptcgoa 47Z33 afficed. Escrow No.: 3�3�0030116-AK �&pe 'hu�Y ,�1 prdet i Ip,; 34003 D 116 Depu�v. �W `�yARR�NTy DEED.$TATti'1'ORY FQRM �C (Rt'DIVID[TAL oT GORPLIRATIOIv� � yµ�.H,�1NG70N�OUNTY � James Mict�l Cross +� Af1��"'a TJ�53-o� 0 ~ Gr�ntar,wnveys and wsrrdnrs to .('`� -��: 5� DAZE Q •�.,n� �i E�ichM,�ven � Grantx,the following desrnbed rral ProPe�{y'�ee of encumbl8nees exCFpl ati specifi�llY set fotlh berein: � 5EE A�'CAC.F�'A E7Q�TC A Thfa iuetrumwt.e[ll not a11aw use of the p�operry de�c.rf6ed in tWs inohwneat in r9ola6on of applicnb�uld check wrAh tLe regulstioas, Hefors sf��or acce�tiug tbi�inetr[�ent,the pereoo�cqmrtngiee htle to th pproP L'",t�y'm'its ou luwsuity ngaln.t appropriaCe aty vr coun�pinnoinr depsr�out to verify Approved eue�9nd m d�ter�-nuy � farming or forcet pract+cra aa d�ncd jn Ox5 30.93U- � of secord � ENCiJMARA13CE5: Cwenams,conditlans,Iesu3otions,�and rights a[w�' �The fi,e car�adcrnNon ior thia cemeyence is Sao0,000.00. Dated No+fcmber��2004;1f u corpnrata graneor,it hes caosed iss name to bc signed bY nrdes of iu boa�d of direccon. d � Q Mi:hael C� ��y�o� STATE OF ORE(30N �V,( Connty oP Wash;^�oton � � This• , �ncnt mowladge ra rn�o�by 7�C7oss and 5usan Cxoss. F- OFFlGaL�r.l �fNE O.KNFSAl. � x��0� n {upTAPr FUBUC-CF�GON � C�ru!r.�lcg�pri wQ.3fi0205 �j y��Cummis,sionExplres: OS/]4/46 MyCCM'11SS{9tt�xF�RESAUG.14,2U06 (SEAi-) 11/08/2005 12:la FAX 50� 6 i 1 0535 PAC ti�' TITLE CL'ST SER�' C�007 ��1�1�;I1�12�II��II��I�II�i1 Or36i' .to: �9090s ��1•—�� ' L�'Wt. D83CRSPTTON A partioA of loLB 16 and I7, HANDY ACRES, e plat �f r°ror� �: tre xor.hweat qw�,rzer oE Sectian 4, Tawnehip 2 SouCh, RangA 1 Wea= 0: Che Willamette Meridian, iu the CounLy of Wa9hingtosi d� SC�Le af preger�, eai3 portion beir.g more particularly describefl as fv�lows� segiz�7s�ng at � point on the NoYCh line OP said LOt 16, wriiCh beass North 89°37'3Q" E89L 159.00 feet Erom Lhe 13orLhweet Corner Chereo* anfl xunning thence pazallel wiCb and ISO.oQ feeC Eaetorl'1 of t8e Weat Sine af 9aid Lot 16, 5outti 00°43' west e35.7b feet; trienca North 89°fl3�30" Eget 250-00 feat GO a pai»L on thc &asc line �f said Lot 17; thence, along o9id �ast 11ne, NDZ'Ch QO°43' East 210-GO feet; Ch�CO SCU�l� 89°43'3R" We3t �00.00 feet to s point 200.00 L`eet Ea8t2rly of Cre West liae of �J51d Lot 16; thence �ara11e1 with said Weet 11ne, North 00°43' Eaet 225-8G feet :c a noint on GYfe KoYth 11ne oE eaid LoC 16; therlCe along 9aid North lir.e, o'rn:t:7 39°3'7'3p" Sr'ese 5o.c� feer ta thc �cint of beg=�.irio. Blue Sky Planninq, Inc. Fern Street—3-Parcel Partition EXHIBIT D REAL-ESTATE AGREEMENT F�R PURCHASE OF TRACT "G" 14504 SW Fem Street 50 11/8/2005 2S1 046C 01200 Blue Sky Planning,Inc. Fem Street—3-Parcel Partition EXHIBIT E DEVELOPMEIV T IMPACT STATEMENT 14504 SW Fern Street 51 11/8/2005 2S1 04BC 01200 Development Impact Statement 14504 SW Fern Street The proposed development is for a 3 parcel partition located at south of SW Fern Street and west of SW Ascension Drive with a street address of 14504 SW Fern Street. It is further identified as tax map 2S1 04BC, tax lot number 1200, comprising 1.46 acres. The existing use is for a single family residence and is considered significantly underdeveloped in its present state. The zoning of the parcel (as well as the adjacent parcels) is R-7. The proposed use is for a 3 lot parcel partition with 4 additional lots being available via a shadow plat. The lot size and shape is consistent with zoning codes of the city of Tigard as well as the adjacent properties.Two of the new parcels will take their access directly off of SW Ascension Drive and the remaining parcel in between the two aforementioned will continue to use an existing flag lot access off of SW Fern Street so there will be no additional traffic impact to the private access from this development. All grading for the proposed development is in accordance with the frontage improvements along SW Fern Street and the private drives serving two additional lots off of SW Ascension. The grading activities are focused on the Fern Street frontage improvements so there will be no adverse impacts to the surrounding parcels due to the grading activity occurring on site. Appropriate erosion control measures will be taken to ensure there is no negative impact to the adjacent properties. All of the necessary utilities needed to provide service to the additional lots are available in both SW Fern Street and SW Ascension Drive. The new parcels will be served with water and sanitary sewer by extending laterals off of the main lines in Ascension Drive. Storm drain runoff is proposed to be treated and contained within a detention pipe. Preliminary drainage calculations have been provided with this application (as required) and final calculations will be prepared at the time of final engineering in conjunction with the construction documents. Street trees will be provided along the frontage improvements of SW Fern Street as required by the development code. There are a number of trees that will need to be removed along the frontage of SW Ascension due to the required improvements and development of private drives and on-site due to potential construction activity. A total of 32 trees have been identified as significant and will be mitigated for in accordance with the development requirements of the city. In conclusion, the proposed development will make better use of an underdeveloped parcel of land, will be a consistent use with the adjacent parcels and will not have any significant impacts to the surrounding developments. In additions, partial frontage improvements will be provided to SW Fern Street creating a more up-to-date and safer pedestrian access. Blue Sky Planninq, Inc. Fern Street—3-Parcel Partition EXHIBIT F SIGHT DISTANCE CERTIFICAT101V 14504 SW Fem Street 52 11/8/2005 2S1 046C 01200 MAI CIVIL ENGINEERING, LLC PRELIMINARY Intersection Sight Distance Certification October 28, 2005 Assurances Washington County, Oregon Department of Land Use and Transportation 155 N. First Avenue, Suite 350-MS13 Hillsboro, 4R 97124 RE: Prnposed Fern Street Project 14504 SW Fern Street in Tigard, Oregon The existing private driveway that is currently serving several detached homes will serve as an access to SW Fern Street for the proposed project. The existing driveway is approximately 250 feet west of the intersection of SW Firn Street and SW Ascension Drive. Firn is a local street and has a speed limit of approximately 25 M.P.H. but for preliminary certification, a speed of 30 M.P.H. was used to estimate the sight distance. Conforming to AASHTO's 2001 Policy on Geometric Design of Highways and Streets, sight distance from the access to SW Firn Street was measured to be 390 feet to the west and 200 feet to the east. According to the above mentioned policy, the measurements are based on an eye height of 3.5 feet and an object height of 4.35 feet above the road. The measurement was made 15 feet from the Firn Street's travel way. The sight distance can conform to the Washington County Community Development Code if the following improvements are made: A. Grading of the site to meet Washington County Uniform Road Improvements Design Standards. B. Removal of the vegetation that are obstructing the drivers' views. C. Regular vegetation trimming by Washington County Road Maintenance Department. � � ;�NG'1 N EF��G'�,�.. . Sincerely, ; :,,.:. , . .__..... . .T.,__ ♦)�. � . 1��-- �� Thu D. Mai, PE '� � :,,�' �•� ��Y t��i� � ' 'r,�,\___e��i/ r - �Z/��/�oO�E 5290 NW 164�'Avenue Phone:971-235-0656 Portland,OR 97229 Fax:503-235�656 Blue Sky Planninq,Inc. Fem Street—3-Parcel Partition EXHIBIT G ARBORIST REPORT 14504 SW Fern Street 53 11/8/2005 2S1 04BC 01200 OCT-20-2005 09: 13 TREE CARE UNLIMITED 503 635 1549 P.02/04 �� r Vr1 V � �� Irtriii�� TREE ASSESSM ENT October f8, �Of�5 Blue Sky Planning Phane: 503-644-533� Altn: LeaF� R�: 14504 SW Fern St. Tig�rd, OR C6mmon NamQ Botanical Name DBH Cnndition Ac[ditianal Comm�n� 01 Dou las Fir Pseudvtsu a meniiesil 26 Good 0� C ress �� Not 6" ._W. 0� A le Maius Not 6" �"�'�'��T 04 4�lum Prunus Not 6" 05 A le Malus Nofi 6" Q6 Dou las Fir Pseudotsu a menziesii 17 Good ' p7 pou las Fir Pseudotsu a menziesii 31 Good � 08 Dou las Fir Pseudotsu a menziesii 38 Good TM� 09 Dougla5 Fir Pseudotsuga menziesii 27 Poor 2 leaders @ 35' above round level 10 Dou las Fir Pseudotsu a menziesii 26 Good 11 Dou las Fir Pseudotsu a menziesii 33 Good � ].2 Dou las Fir Pseudotsu a menziesii 33 Good � � 13 Dou las �ir Pseudatsu a menziesii 26 Good ^� �'� �' 14 Dpu Id5 Fir Pseudotsu a men=iesii 24 Gqpd 15 Dou las Fir Pseudotsu a menziesii 28 Goad �� 15 Bi Leaf Ma le Acer macro h Ilum 8 Poor Dead to m�� 17 CpttonWOOd 11 Poor BrokBn tpp �, �.8 Alder Alnus 1�.,8 Fair 2 stems, B"stern has�� deca ed limb cavi 19 Si I�eaf Ma le Acer macro h Ilum 8 Poor �; 20 Cherry Prunus 8 Poor InUusians @ 8'above � ground Eevei 21 f?ou las Fir Pseudotsu a menziesii �0 Good � 22 Dauglas Fir Pseudotsuga menziesil 14 Very poor Broken top, leans south,�� hazardous , �3 Dou las Fir Pseudotsu a menziesii 36 Good � 24 Dou las Fir Pseudotsu a menziesii 18 GOOd Hi h�r'own �� 2S Big Leaf Maple Acer matrophylfum li Ppor Top girdled @ 25'above ,_,,, round level 26 Dou las Fir PSeudot5u a menziesii 25 Good �' _..._. ...._____..._..__.. _ 27 aou las Fir Pseudotsu a rnenziesii 28 Good Fiesirlential and CommPrcial Sp�ayfng•Fertilizinc�• Pruning•L.a��dscap� lnst�ll�tior� �I�andsoape Maintananc:e+Con:,�iit�tior� MEM£3ER: National Ark�orist Association � International Society of Arboricultrare •Qregc�n Assaciation of �dursery!r�en Oregon Golf Course 5uy�eriniendent�'Associ�tion • Ore�on Landsc3pc� Ce,rltracfors Association State 1�ic�ns�d Tra� 6�rvic4#62635 � L�ndscape Cantr�ptor#�6�� CYtomical App{ic�tion#�(}0231 a 1ns��r�� P.O. BCrx '1 S6G • L.�ke dswego, QR 97035• 5f}3-�i35-3165 • V�nr,ot�var�6�-737-�64G M FAX 503�635-7 5�9 Visit our websife at www.tre�carAl��dscapes,com OCT-20-2005 09� 13 TREE CARE UNLIMITED 503 635 1549 P.03iO4 Common Name $atanical Name DBM Candition Additio»al Comments 2$ !]ouglas Fir Pseudotsuga menziesii 15 Very ppor Brpken top, dead top, hazardous . ..._� _ ...... _.,...--- _._,,......_,_ 29 Dou !as Fir Pseudotsu a menziesli 11 Good 30 Western R�d Cedar Thuja_plir�Ca ��y� Not6"�� 31 CoCtonwaod � � "' Np�'�%% """"' ,� 32 Cottonwood � .�' ..,.. "Not 6•� �...._ �..,�-- � 33 Alde� Alnus �.. Not 6" -_...-._ 34 Dou las Fir Pseudptsu a m�nziesii 35 Good �� "�" -""�--- 35 Dou las Fir Pseudotsu a menziesfl 24 Good "'"�' '".•-" _. � 36 Dou las Flr Pseudotsu a menziesii Z6 ^Good � � �rv �"'"'-� r2 37 Dou las Fir Pseudotsu a menziesii +30 Goad^�� '�� ""` �, 38 Douglas Fir Pseudotsuga menziesii 12 Very poor ��Broken to�, sup�ressed, � _,�„ _ hazardaus 39 Dou Ids Fir Pseudqtsu a menziesii 27 �� y � -"'"`r` '°"� "` � Good 40 Deodar Cedar �� b Poor �� Girdling stake ti�@��2 �/z' above graund I�vel, will � 41 Cottonwood `"� __„�, b�come hazardous .,. ___ 7 Fair ..W� --. .,.._.__�_�._...__ T,,,.,,.... __..._, � 42 Douqlas Flr �_� Pseudatsu a menziesii 26 Good H�h„crown " �� _..X ---........_ ,� a4 Dou Ids Fir Pseudotsu a menziesii 28 Good oor Dead ta� 43 Bi Leaf Ma le Accr macro h Ilum 9 Ver ��45 Dou !as �ir Pseudotsu a menziesii 26 Good �� ` —°'"-�— aG Dou (d5 Fir Pseudotsu a menzlesii 19 Gopd Hi�h n�� .. . ,,.,,,� trown _-- __ _...�,..--- —._.. 47 Dou las Fir Pseudatsu a menziesii 25. ood ,_.w__ pff rop�rty 48 Dou las Fir Y Pseudatsu a menziesii�� 17 rair �`�� ---- 49� I]ouglas Fir Pseudotsug� menziesii f6 ��Poor Broken top, wound scars on� low�r�runk .._....... _..._.. ,...._,. _..m..,..-- --�_....�._.._ SO Dou las Fir Pseudotsu a menziesii 30 Good 51 Dau las Ffr Pseudotsu a,menziesii ze Gocd4� � �""�� 52 Dou las Fir Pseudatsu a menziesii 24 Good � ��' -T- 53 Douglas Flr Pseudotsuga menziesli'�� 34 Fair ��r Old stem wound @ ��/�' above ground level east sidc 54 pou las Fir Pseudotsu a men�iesii z3 � MGood 55 Dou Id5 Fir Pseudotsu a menziesii 19 ! Poor � Broken�top l�,.+—_ 56 Dou las Fir Pseudptsu a menziesii 21^ Good � ��~ ` 5� Dou las Fir r Pseudotsu a menziesii �� ..�� 27 Good _.'��r... 58 �Douglas Fir Pseudotsuga menziesii 14� Very poor Cirpken top, suppr�ssed, hazardous Respectfu lly, � �� Raympnd Myer, General Manager Tree Care & Landscapes Unlimited, Tnc. Certifed Arborist by the Internatipn�l Society of Arboriculture, # PN-q160 Uregon L.andscape Contiractors Lic. #11604 Qregan Dept. of Agriculture, Commer�ial Pesticide Applic�tars l.icense #77915 OCT-20-2005 09�14 TREE CARE UNLIMITED 503 635 1549 P.04iO4 ..� - . ._... ..._..._..__._. ..._ . ._._._. _ _...----�----._.— ... .. _... �._ _ . _. . . _....... --- .— %/ . ... J �� . .IW��• l � . .- �._.� .�' '�'" I � S.W.w FERN S 7'. --•^�- — .. ---- �-- - — .. . : ,___Y_..,__,�.—:- ;r�^� .,,.,-- - — � �cr: ,��' '�'�— ' —.---. ..,.. � i; ,�pt j _ .... � �, ,. _�.� x � x ... ..._..__ ___ ..__ , . � � ,�.� _ .��.,�_�....�. .... ,.. . __ ._ r...._ z�.�..-----------__. .... _. _..._. .__ ._._..._�. , a _. . - � � ��.�5�� -�� x , ' � ' �� s.war,�� , �� r^ ' � I �� ' �� , � � � � 1 � � � 1� � c � +F�Cri°� �;i;1 I ; , ., � - I � j , ; I I � i_; ' ; ', / b�P,a� j i � ; � ' � � � j I ' � � -- , , ; , / � i i� i � i , ; ; ,��; ; ; -- � � 2b�� ; .` 'p" �� I , ll % I_ � � r� Y � � � ` � �1 � � i � � 3Z ,�'� �b� _y`,;Q�. ��c� � I � .. � g" � I i � �� -d „ ' I I ! � � ��S � � ;��`��:;�" �$ 90 i `� I � � ! , z� t0 �r ��,.�o'�� ,H�� '� • i ::,.: �� 40�=' .oq, '�<<�, a�,. � '� � � � "� ,.� . � �,, ` ,��_:�:#.�.'� _,�� , I r` 1 �3` ,`�3p" _W ;; I � , ' �� / \ �� I � i � C7 � I � j �s;� �t) 5.,b ,� /` � � '�` � �� , ' ', _ �-, � , 4 �. :'4 � 6,. ,� � '� y4"' �. 3 � Z�„_ � � � � , I � ` �o� s�^',� �s'_2U� �I � I ` �� i ��. �,�° �� I �� ;! � � �( � � l;,, 3s'� � !A ' r - ��',, �. , , I ;ia�" � � � �� s"� 3', a ''.� � � �� , � ,� 1 , � , �� . - ,�3a° :50" „ , ---.,...— ....._..---�"+ ,. -� ',�,30 - �„ �r� � ` _ � : �' � �, - � �--�� . �;��..,.... � ��=�-� `=.,..,-�, ��, ; , ' � , r �� ,�,. �i(p �� . -�. � _ - .- � t �� ;; � �� TOTAL P.04 Blue Skv Planninq,Inc. Fem Street—3-Parcel Partition EXHIBIT H Pre-Application Notes 14504 SW Fern Street 54 11/8/2005 2S1 04BC 01200 09/2a/2004 1a:50 FAX 5035981960 CITY OF TIGARD C�002 PRE-APPLICATION C�I��ERENCE REQUEST CITY OF TIGARD 13925 SW Hal!Blvd., Tigard, OR 97223(503) 639-4171 FAX:(503) 684-7297 GENERAL INFORMATION i � ,1 '' FOR STA�F US�.ONLY (�"� , � . Applicant: 1' �t--�� "� ��i � � Address: �z�`�� =� tZ`�/�-�� __Phone: Case No.: �P R-��U`� '��?$� City: f"C x? .7Z /�1��1, Zlp:�%l 2�3 � Receipt NC. .� o o�-1 —�{a5'S� � Appfication Accepted ey: � Contact Person: Phone: -X- �, C:� , -� Date: `�' - a? - o`( . �- L � / �l.�� -- Property OwnerlDeed WaCder(s): �� c�- /a- b`� j,-,, _.,�-- DATE OF PRE-APP.: - , _ `-- �/`� � � TIME OF PRE-APP.: � ' �O Address:L `t'SU�`��-A-IS� ' Phone: PRE-APP.HELD W ITH: � j �. L�--,.� ? � Clty: � _ Zip: `�� Rev.�nroa i:lcurp��r„astars+revtsedlPre-AavReaues�aoo Property Address/Location(s): I ct� � �„�j,�x,� _ , �- "��.-��, �� j REQUIRED SUgMCTTAL ELEMENTS (Note: applicatlons will not be accepted without the requlred submitEal etemerrts) ��- I � � Tax Map&Tax Lot#(s)' ;;--, � I � � �- �� ' � � Pre-Appl�cation Conf. Requsst Form Zoning: �' � 1 �,,,,� �COPIES EACH_OF_THE FOLLOWING: SIi6$IZE: ' ' �_„ � Brief Description of the Propasal and any site-specific questions/issues that PRE-APPLfCAI'ION CONFERENCE INFORMATION you would like to have staff research prior to the meeting. All of the information idenfiified an thls form are required to be submitted by the applic�nt and raceived by the Planning Division a 0 Site Plan. The site plan must show the minimum of one 1 week ri r to o�ciall sch ulin a proposed lots andlor building layouts �re-aoplication conference dateltime to allow staff ample Ume to drawn to scale. Also, show the Iocation prepare for the meeting. nearestusteeetsr�and ther�l�ocati ns of A pre-application conference can usually be scheduled within 1-2 driveways on the subject property and weeks of the Planning Division's receipt of the request fvr either across the street. Tuesday or Thursdav mornin�s. Pre-application conferences are 0 The Proposed Uses. one__ 11 hour lona and are typically held between the haurs of 0 Topographic Information. indude 9:00-11:00 AM. Contour Lines if Possible. PRE-APPLICATION CONFERENCES MUST BE SCHEDLILED lN ❑ If the Pre-Applicatfon Conference is for PERSON AT THE COMMUNITY DEVELOPMENT COUNT�R FROM a MONOPOLE project, the appllcant B:00-4:OO/M�NDAY-FRIDAY. must attach a copy of the letter and proof in the form of an affidavit of lF MORE THAN 4 PE4PLE ARE EXPEGT�D TO ATTEND THE mailing, that the collocatfon protocol was PRE-APPLICA710N CONFERENCE IN YOUR GROUP, PLEAS� completed (see Section 1$.798.080 of INFORM THE C1TY IN ADVANCE SO THAT ALTERNATE RQOM �e Tigard Community Development ARRANGEMENTS CAN BE MADE TO ACCOMMOQAT� THE Code). GROUP. � Filing Fos$296�00 Pre-Application Blue Sky Planning Inc. Conference 8835 SW Canyon Lane Suite 302 �, . Rery uest Summa Portland OR 97225 , - �'1 � 503.292.5339 phone t�'�`" ° 503.292.5704 fax Date: September 23�d, 2004 From: Trisha Clark To: Planning Department Re: Pre-application Conference for a three parcel partition Mr. Mac Even is proposing the partition of tax lot 2S1 04BC 01200. into three (3) parcels. The site address is 14504 SW Fern Street in the city of Tigard, Oregon. The property contains 1.46 acres and is zoned R-7 on the City's zoning map. There is one residence on the site that will be retained as part of the development process. All public services and utilities are available in SW Ascension Drive or SW Creekshire Drive to the north and are proposed to be brought to the site by connecting to existing lines. The property to the south is fully developed with two duplex units upon flag lots (tls 5900 and 6000), and south of that is the subdivision, "Hillshire Creek"; to the west is the subdivision "Hillshire Creek Estates"; to the east is the subdivision "Hillshire Woods"; to the north is a large under developed parcel (tl 1300). The parcel currently is accessed through a flag lot, the applicant will utilize this access for the proposed parcels or, potentially onto SW Ascension Drive; the applicant has been in contact with the owner of tl 0700, who has given a verbal "ok" to allow access from the site to SW Ascension Drive. The applicant is seeking to develop the property as a 3-parcel partition, with the intent of building single family detached homes. The applicant has included with this request a Shadow Plat showing how the parcels can be divided in the future. The applicants and his representative, Blue Sky Planning, Inc., seek direction from staff regarding utility provision and procedure for the process of the subdivision project. It is our hope that we are able to proceed with the plan and layout as proposed. Please reach me at 503.292.5339 or blueskyplanninqCa�qwest.net if you have questions or need further information. Sincerely BLUE SKY PLAI�NING, IN�. � .--,�_ � / �` _ � ��C�lv � _�_'`�, �� _- I - � Trisha Clark Project Manager Cc:Mac Even 1�,:. � � � S .W. FERN STREET REGISTERED 50 WIDE PRQFESSIONAL LAND SURVEYOR 49.91' � � � ' �OREGON i i i i i JULY 17, 1994 ! - 3 j � THaMAS P. BEINHAUER � - � I i \ # Lv.�-r __��f , � � EXPIRES 1?_-31-05 . � � � , � � � ; ; i 50.0 / ---- � � � =�•G'' ; � o BUILDING SCALE: 1" = 25� � r��'�^/ i i � i i N SHED ° (J i ELECTRIC i i � � c"�v i � �TOWER i �. , „, i i 1 � � , . � � 5o.a 6,� So �. �_: ;: '_.�,.._ -----_�..�.......__ i i � , � ; � � ! ' i i � �o`�C7 i i � ___-- ---- p GARAGE . _ � �� 2 ,i�� - 6� �`��i �" ; � �a' wio� i � � � �c� ��s��i� � � PER r�acu�tEr�T � � Nd 98�Q14t36 � � RESIDENCE �'�' { i i g' WIDE p � i'--;---APPROXIMATti LOCATION OF ��o• t ; i UTI�IIY & ROADWAY EASEMENT � sr�o �� , � i e,� an��n�Trnin�NrF Ar,R��"�AFNT �. / i i �TILITY EASEMENT // � i i DOC. N0. 91012893 �F�, � .'� „ i i �8 � i .'� :�i i i r� '2 � / / � 1 I Ii.J� � � l 1 ,., � �(�'-IC�� , � " � � °° / G � � �.._, �99.75 _:,:, �—' u�i r � + � �a _.___.__._ ,�` � � i L- _._.______ � , _ � Q ��,.�''r`.��-� � '¢ i I ; , � / i � , i �� `�''�'----�-► — � �� W 1 �� ; � � � s� �� ; ; � i ' �: , ,- , � iI� ��--+i ,. �_ ., �.o � � ; � I i ; Q ; ; � _. - --- , ; � ' �� . _ � I ( � ; , � � �1 ��. � 26' WIDE � '��_;, `�� F�N �; , , Q � ,�� s -- ,� � � APPROXIMATE LOCAT! N OF ,_ �;�;'�486 i, ' � �o � � UTILIT`( & ROADWAY SEMEN7 ' ' �/ � I i, _ --:� s�� ?s� ' o 8c MAINTENANCE AGREEMENT �..r- -�' i I� (v � UTIUTY EASEM�NT , , ; i� w � _. I_ _. _.. __ :..,... UUG. NU. y I U 1 LtSy.S� „�:., _ I _ � �soEncc � , � � s � �" '�° � � � � �� ' 4� � � �-. � , . � � �� . �� ___. � DRAWING BASEf� ON �` .� --�-�-� � "� �� •.._.�.......,Y:�.._�,... .�. .._,,..,..�- , PARTITION PIAT' N0. �, ' � � r� .. 1997-017. , �`\�� :. � � ` � � � � — ` ' ` ' � . � , � _._.__ - , _,_, _.------. _....�_- � SEE DESCRIPTION '`; �\�y� `;�� 249.55� ' MII,LENNIUM HOMES , �-i3' CHAINLINK FENCE 14504 5.�. FERN S ET ��Q� RQADWAY & `� ( ENCROACHMENT VARIES� '1'LGARD U7ILITY EASEMENT �� '�✓ QOC. N0. 84042203 — FILE 0. O4—Z75 � ` 4230 N.E. FREMONT STREET> PORTIAND OREGON 97213 (503) 284-5896 � � � ' ' S .W. FERN STREET REGISTERED 50 WIDE PROFESSIONAL LANQ SURVEYOR 49.91' � � � � i i i OREGON ; i i JUI.Y 17, 1994 !; ; � � THOMAS P. BEINHAUER � ' ' 2654 � � � �1 I � � EXPIRES 12-31-�5 � � � 50.0 (;' I i � -----�-�=_��°- ' ' ° BUILDING SCALE: 1" = 25' 1� � �� ' � � � i ELECTRiC i ; i i `v SHED � ,'T�WER � r ' , � i `" � � �� " i i 5�.0 �6� S� � �_ -----a...�._...___ , ; o. i� i i � � i�I i i � GARAGE �� i i � �6 �N i i •� 50' WIDE ; i i PGE EASEME=N1' ' ' � i PER DOCUMENT � � i � N0. 98001 h86 � � i � � 8' �NIDE RESIDENCE i i � APPROXIMATE LQCATION OF O ,� k � UTILITY & RQADWAY EASEMENT � A� o�`O� , ; & MAINTENANCE AGREEMEN7 �o• D ,� � � UTIL.ITY EASEMENT .' i � DOC. N0. 91Q1289�� O�.c � � i 2 � .' /i i i 8 � � i i i r...: •2 crn ' � i i � �r �-��1'��'� CO i� i i i �'" � r' ; i ; �`"� 199.75' .-�� .� � � �._ �•�--�~ � d- � ��,.�... ; __...- r � ! � �l l�-/ �' �1��`a'� �� 1 � ` '�� ; � �� _ p --- - �---- ��',�`...,� ��^�-�. I�� ' `-'��'�' r� � �.o � , �� i �1 saEn /�� , t„ w T o � � 1 rr i � E(X; V� ��;_._ '�. _ _.f...�..._.._...._,,.. �.o ' N i � - -- � � � � i _ , - , ___ _ ^ ; ; i� ;(�. � , � : , QI ; 75� WIDE�ii �� . __ y_ _ . � ! pGE EAS MENT �' � -� � r-, 2Q' WIDE ; � � �' � _ i � %'"� - �'S� � � PFR DO UMENT i� ,�L• �,, N� �� APPROXIMATE LOCATION 4F ' y� ggOG1486 i-�'•� "�' 't`-� �� r l-'� '°� �� ==�1'�- f � � UTILITY & ROADWAY EASEMEN� � � p �y i & MAINTENANCE AGREEMENT i ; �3S� �� ;' � �° ,w° � ''� UTIL!TY F�,SEMENT �O� _., � ' .,� _.'_.,,..' . / UUC,. NU. y I U 1 Zt5y.5 I ( __ N F--1 ,:.. __. _. ,, h�"1 i., � �\ i .-,-/ i �o \ \ �\ I '� I `� p b1� �O � � � � �, � ' ��, ��;713sa fS� �; �� , � DRAWING BASED ON -�'�- ��, � ��, -•- -� � �" ��d � � PARTITION PLAT N0. `` � " � ' ' �\ �\ �, • f 1997-017. •� ;.��; �; _ ; �., `�., � i � � � i J (�,3 . I �.��. �_.i I�.C; � � -��;t� N S� , ---------- -----'�--i---� ---------.� _ S��_._._ _,i SEE DESCRIPTION MILLENI�IUM HOMES \�y ��, 249_F5 ---- � ' 14504 S.W. FERN STREET ��3' CHAINLINK FENCE TIGARD �5.0' ROADWAY & ENCROACHMENT VARIES � UTILITY EASEMENT DUC. N0. 84D42203 — �C�� 4230 N.E. FREMONT STREET, PORTLAND OREGON 97213 (503) 284-5896 FILE N0. d 4-2�5 f � . . � � I � '•;,� , �,. , �`, �s �.sct►�c �� BLVU q � 1$� � asoo ---) � Q �` ' ,�� ',�:' � aaet ,� `'o�s 5 fi � �&B �' ' •` =,`,�, ,r Q: , r 330G Q,+e �� ,, .-0^ `,� ,`,' ,`, .' '� �' I '44 p (� `) �';�� '''£'�� .r. : .�: I 51E.G7 �4, � �, �g � ;]�7 :�, I1'�l,�°t <' ,�<� � 343Q :�" ''e�n �'l� B�G}0 . � i B�' f � `',� .�:; •• •, • :� � - — f32.t{ p '� 69.98 1.26AC '��; '• � l�, '� � 31{�0 � � b fl tiggS�gOSe �,� �� ,{. . , �' ,./'1",�' � j► .I � +Q.7 eA �'�� w�7� ` 1.J ; � � �T� '.C" ,o� i� �' 4800 � ",'�', � 16kOE � � S� 68 � ,., �� 300a ��',r; �>' ;�, � 41 � /� v -� � � ]2.01 87.86 � � '� 0, '98,G0,— ,7).'JL `�, •"�J.' i ,p s/'+�' m 4��Q � " " � .� , /� fl',:: r'T 2,9fl/�� p 4�+ b9 ' ' ��r..t� �� . N �y t D N .P�, ;2b7DS�ID. 1E'f06�y0� W�� 2�Q� �R�. 2•,, ,�V; ;� ,�' �' ;�;,�, 39 N--1i,:�i-u� � �� ;: . �` ,�, 27d0 �� 49Q0 �,. , '� . �,''�,;:`�, . , , a � � 38 ,p m �,� 60 .�o.'� ' ee.00��,.�.•�a.ee-' __ _ `` ~�` A ' .�` s� � ` ,`�, . �aaaa a a 4^ , , ., 1\\\\\\\ � . STREET �� ~ ' -r. �'��~ "� ��; �� s.w. ��rv s .� �:� :�..»• --;=- , ' �.��.�� ... � ' ` :S�� '� ` :LLi.``, '"'��'"+:'�ts.• -��`'''i'wf'�e.'_ 9?. ��;; ;��a,' ,�osnG.` : ,�. �� A '� 5Q00 7 ; < �` ,s .�, <" '�:. �I y S 81 0 ��" ,V.�`, `� I� � `� ,p h ' . .,�+a• �ao.w . ,1�, ' I +r� j� 1300 ' ,ae.ea � ��a�i�.� .��b� ' ,,�'., . � �I t.oaAC � � 51� g 1500 . `��,,�m , � • ,, :�> � ',' � !� � 62 �}� � °� � Y �eioa,�f�; �,`` � d" r , � � � + �.' � ��.y}..— \'.: � �� ' 62dQ j/� �j/��. �f!e„�,Q�>_p�` �� N, 7U0'' /!4 � y�s� � g 83 � 1w/ � � • i�/ ! .'8`'� '`1eY :�, ,} ; ,�J �! � e� ' ,�f,os�,te �`� t �� I�� jr � $ 6300 � ,g : : ,�;: :' �� Q � � .g .. .. -is .... . �I , , ,, f, �``` `t' �` �'"�y' m W �� Qd �^ 10896 ,°� 1 q $ � �I 1.48AC 17 �^ � �� m � 5400 � ,; ;<' W ;� ��r1� � �5 � �''` �.,�a��'� `', `�;. � i�l,T��,��n�`f�� ` � � lB7�AD� � ?. � 1` �, J � j7� ��.. '�-��i` W � S � 10�3E ��" `1' �Z¢1_06%iD; r �:' � . . �' � �g� � � .BC�OD , ,� ` � '° 5baQ '� , �.��E� `,y � � `( �+ � g� � � � / � �4� Y , �:,( ��` ?, ��,'' �584a ! � � � � �� .� �.s8�;� � '� '� m,,� � �\:n �ro�,+c�:°�< V ,eo,a� � s600 � I ��, •�, N94�27 A3 AC � � 58�� f �, �° � I 3 g7 `� .�,�'•_`„�� L� 6000 �� m i '�o� 1 .�e nc ;� �� Q�' T : , ,�' '' aos.al Nee•a3:aa� : �6; t �e��.��r`i��t}:;��j. s��a 8 •ai.�conn�a . ' _ , . t��:s:::•- .,. ...:,. � +• � ruig'yL�`C,�<' ` ,$81FIOBt:, Ba1: B�Of��3 �• ' r' V� `� N � ` ^ $1�p �\ �r `Y, `\�' `j,� ��/S' \R `T l �'ma�� ` `�`\(' "F f�G`�\��'' /2` It� �r, �g .(a ��`� � q� � ti�_"i , •�, �l :A .' , � r `; , . , , `< �. s`c'��"' ,i`�)'� � ��` �. ��, �l ��i Y� `wn``�� 'i�t' �` J u� •�r ,`� �' �'0�933. \'C�t.� � l�"' `,R4' '(f •Iff ThlIS MAP tS MADE SOLELY FOFZ THE PURP�SE OF A5SlSTING IN LdCATING SA1D PREMtSES,AIH(7 THE � COMPANY ASSUMES NO LIABILITY FOR VARIATIONS, IF ANY, IN DfMEN510N5,AREAS,AND LOCAT{OI'�tS y±±a�,,. ASCERTAINED i�Y AGTUAL SllRVEY. �� I a • PRE-APPLICATIOH CONFERENCE NOTES ➢ ENGINEERING SECTION Q ��'°n ty D°�°"t S(raputgA Better Community PUBLIC FACILITIES Tex Map[SI: 2s�oasc Tax Lot[sl: 01200 Use i�pe: MLP The extent of necessary public improvements and dedications which shall be required of the applicant will be recommended by City staff and subject to approval by the appropriate authority. There will be no final recommendation to the decision making authority on behalf of the City staff until all concerned commenting agencies, City staff and the public have had an opportunity to review and comment on the application. The following comments are a proiection of public improvement related requirements that may be required as a condition of development approval for your proposed project. Riqht-of-way dedication: The City of Tigard requires that land area be dedicated to the public: (1.) To increase abutting public rights-of-way to the ultimate functional street classification right-of-way width as specified by the Community Development Code; or (2.) For the creation of new streets. Approval of a development application for this site will require right-of-way dedication for: � SW Fern Street to 27 feet from centerline � SW Interior Public street to 54 feet (Local Street) ❑ SW to feet ❑ SW to feet Street improvements: � Half street improvements will be necessary along SW Fern Street, to include: � 16 feet of pavement from centerline � concrete curb � storm sewers and other underground utilities � 5-foot concrete sidewalk with 5-foot planter strip � street trees spaced per TDC � street signs, traffic control devices, streetlights and a two-year streetlight fee. ❑ Other: CITY OF TI6ARD Pre-Applicatlon C��er�nc�N�tes Page 1�f 6 Eql�nrlq�n�rt�nt E�etln � Full street improvements will be necessary along SW Interior public street, to include: � 32 feet of pavement from curb to curb � concrete curb I � storm sewers and other underground utilities � 5-foot concrete sidewalk with 5-foot planter strip � street trees spaced per TDC � street signs, traffic control devices, streetlights and a two-year streetlight fee. � Other: More than 6 lots requires a public street ❑ street improvements will be necessary along SW , to include: ❑ feet of pavement ❑ concrete curb ❑ storm sewers and other underground utilities ❑ -foot concrete sidewalk ❑ street trees ❑ street signs, traffic control devices, streetlights and a two-year streetlight fee. ❑ Other: ❑ street improvements will be necessary along SW , to include: ❑ feet of pavement ❑ concrete curb ❑ storm sewers and other underground utilities ❑ -foot concrete sidewalk ❑ street trees ❑ street signs, traffic control devices, streetlights and a two-year streetlight fee. ❑ Other: ❑ street improvements will be necessary along SW , to include: ❑ feet of pavement ❑ concrete curb ❑ storm sewers and other underground utilities ❑ -foot concrete sidewalk ❑ street trees ❑ street signs, traffic control devices, streetlights and a two-year streetlight fee. ` CRY OF TI6ARD Pre-Appltcatl�n C�meronce N�tes Page 2�f 6 ; Ea�In�rlq��rt�ntS�ctl�� '. ❑ Other: Aqreement for Future Street Improvements: In some cases, where street improvements or other necessary public improvements are not currently practical, the improvements may be deferred. In such cases, a condition of development approval may be specified which requires the property owner(s) to provide a future improvement guarantee. The City Engineer will determine the form of this guarantee. The following street improvements may be eligible for such a future improvement guarantee: (1.) �2.) Overhead Utility Lines: ❑ Section 18.810.120 of the Tigard Municipal Code (TMC) requires all overhead utility lines adjacent to a development to be placed underground or, at the election of the developer, a fee in-lieu of undergrounding can be paid. This requirement is valid even if the utility lines are on the opposite side of the street from the site. If the fee in-lieu is proposed, it is equal to $ 35.00 per lineal foot of street frontage that contains the overhead lines. There are existing overhead utility lines which run adjacent to this site along SW Prior to , the applicant shall either place these utilities underground, or pay the fee in- lieu described above. Sanitarv Sewers: The nearest sanitary sewer line to this property is a(n) 8 inch line which is located in Ascension Drive. The proposed development must be connected to a public sanitary sewer. It is the developer's responsibility to provide separate laterals to each parcel. The public sewer line must be designed and constructed to serve all lots. Water Supply: The Citv of Tiqard (Phone:(503) 639-4171 provides public water service in the area of this site. This service provider should be contacted for information regarding water supply for your proposed development. Fire Protection: Tualatin Valley Fire and Rescue District (South Division) [Contact: Eric McMullen, (503) 612-7010] provides fire protection services within the City of Tigard. The District should be contacted for information regarding the adequacy of circulation systems, the need for fire hydrants, or other questions related to fire protection. Storm Sewer Improvements: All proposed development within the City shall be designed such that storm water runoff is conveyed to an approved public drainage system. The applicant will be required to submit a proposed storm CITY OF TI6ARD PI'e-AppllCetl�n CollferonCe N�tet Page 3 e16 �.�i..�n��r.r�w•�cs•en.. drainage plan for the site, and may be required to prepare a sub-basin drainage analysis to ensure ' that the proposed system will accommodate runoff from upstream properties when fully developed. Applicant can request that they be allowed to pay the fee-in-lieu of providing detention for the original MLP. The storm system must be designed for ulfimafe build-out and constructed to serve al!parcels for the subdivision. Storm Water Qualitv: The City has agreed to enforce SurFace Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) (Resolution and Order No. 00-7) which requires the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. The resolution contains a provision that would allow an applicant to pay a fee in-lieu of constructing an on-site facility provided specific criteria are met. The City will use discretion in determining whether or not the fee in-lieu will be offered. If the fee is allowed, it will be based upon the amount of new impervious surfaces created; for every 2,640 square feet, or portion thereof, the fee shall be $210. Preliminary sizing calculations for any proposed water quality facility shall be submitted with the development application. It is anticipated that this project will require: ❑ Construction of an on-site water quality facility. � Payment of the fee in-lieu. A water quality facility must be designed for the subdivision and located on the shadow plat. The ultilities need to be constructed to serve fhe facility with the MLP. Other Comments: All proposed sanitary sewer and storm drainage systems shall be designed such that City maintenance vehicles will have unobstructed access to critical manholes in the systems. Maintenance access roadways may be required if existing or proposed facilities are not otherwise readily accessible. 1) Provide preliminary sight distance cerfi�cation at intersection of proposed private street and Fem Street. 2) Water service will come from Fem Street or Ascension Drive. 3) Due to the potential distance of the water service line, fhey will need 1-inch meters. 4) Any relocation of existing meters/services, etc to be at the developer's expense. 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 buildinq permit issuance. In limited circumstances, payment of the TIF inay be allowed to be deferred until the issuance of an occupancy � CITY Of TI6ARD Pre-Appllcatlw C�mereoce N�tes Pag�4�f 6 . �.�i�••nn�nm..■�s.en.. permit. Deferral of the payment until occupancy is permissible o� when the TIF is greater than ` $5,�00.00. Pay the TIF PERMITS Public Facilitv Improvement (PF11 Permit: Any work within a public right-of-way in the City of Tigard requires a PFI permit from the Engineering Department. A PFI permit application is available at the Planning/Engineering counter in City Hall. For more extensive work such as street widening improvements, main utility line extensions or subdivision infrastructure, plans prepared by a registered professional engineer must be submitted for review and approval. The Engineering Department fee structure for this permit is considered a cost recovery system. A deposit is collected with the application, and the City will track its costs throughout the life of the permit, and will either refund any remaining portion of the deposit, or invoice the Permittee in cases where City costs exceeds the deposit amount. NOTE: Engineering Staff time will also be tracked for any final design-related assistance provided to a Permittee or their engineer prior to submittal of a PFI permit application. This time will be considered part of the administration of the eventual PFI permit. The Permittee will also be required to post a performance bond, or other such suitable security. Where professional engineered plans are required, the Permittee must execute a Developer/Engineer Agreement, which will obligate the design engineer to perForm the primary inspection of the public improvement construction work. The PFI permit fee structure is as follows: NOTE: If an PFI Permit is required,the applicani must obtain that permit prior to release of any permits from the Building Diuision. Buildinq Division Permits: The following is a brief overview of the type of permits issued by the Building Division. For a more detailed explanation of these permits, please contact the Development Services Counter at 503-639-4171, e�. 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 CITY 9F TI6ARD Pre-Appltcatl�n Comeronee N,tes Page 5�f 6 E�llu�rle��rt�nt S�otl�� . _ 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: o.�-��;<,,� � � . , d c � �-) - � , ,�,,� _ ENGINEERIN DEPARTMENT STAFF DATE Phone: [5031639-4171 Fax: [50316240752 documant4 Revised: September 2,2003 � �:. �' CITY 9F TI6ARD Pro-Appltcatl�C�meronce N�tes Page 6 ot 6 E��4•.rlq�•rard.■t s.en•. ,..,, .,-.._ . . ,��. ..,- .�...�_ ... .,. - , � .�.--.*�-r - _ ' . . _ . ., .,., .-_. ._�..-�.;. �� ` CITY 4F TtGARD =: - �- r = 'i.� PRE-APPLICATION CON�ERf N� K- NOTES� ; ��°��°��;tt ,�5a�smgA Better(,'ommu�iity (Pte-Apphcatiort Meeting:Notes are Yalid for Six �5�x MonthS) � ;. _ _ - _ . ., ..._�,:. „�.,i . s�.t �� ..,�.�,_ RESIDENTIAL �� APPUCANT:_ ��_ f k� AGENT: 'Tr,�� Phone:( 1 Phone: ( } PROPERTY LOCATION: ADDRESSIGENERAI LOfATION: /�/�O� SC:� �.,e..�'�1 �� TAl( MAP(�/LOT #(�: �S rOSf�— �(3r,s`2?`,� NECESSARY APPLICATIONS:�L�} /L/,' ,,�L��„�,�,��,_.�.-��;n�.,� �. 6.4c PRQPOSAL DESCRIPTION: �i�� csx,� �.1.wce� �uG�a v✓'-e� , �� COMPREHENSNE PLAN , „ MAP DESIGNATION: ��,��« �«��,��, ,� � ZONING MAP DESIGNATION: ��- � CITIZEN INVOLVEMENT TEAM (C.I.T.)AREA:_ /� °.�� ZONIN6 DISTRICT DIMENSIONAL RE�UIREMENTS [R�fer to Cade S�cdon 18.�1 MINIMUM LOT SIZE:7./`JCJ�sq. ft. Average Min. lot width: ft. Max_ buildin height:_,� ft_ Set�acks: Front L.�ft. �� Side ft. Rear�� Comer � ft. from street. MAXIMUM SITE COVERAGE: % Minimum landscaped or natural vegetation area: Zc'7 %. ;� GARAGES:�ft. ❑ MEI6HBORNOOB MEETIN6 [R�fer te th�Neighborbood Meebng NandeaU THE APPLICANT SHALL NOTIFY ALL PROPERTY OWNERS WITHIN 500 FEET, THE MEMBERS OF ANY LAND USE SUBCOMMITTEE(S), AND THE CITY OF TIGARD PLANNING DNISION of their proposal. A minimum of two (2) weeks between the mailing date and the mee6ng date is required. Please review the Land Use Notification handout conceming site posting and the meeting notice. Meeting is to be held prior to submitting your application or the application wil) not be accepted. ; NOTE: In order to also preliminarily add�ess building code standards, a meeting with a Plans Examiner is encouraged prior to submittal of a land use application_ CITY OF TIGARD Pr�Application Conference Notes Page 1 of 9 r�a�e��g a,�s�o� C�' NARRATIVE [Refert•Ced�Chauter1i.390) The APPLfCANT SHALL SUBMtT A NARRATIVE which provides findings based on the applicable approva! standards. Failure to provide a narrative or adequately address criteria would be reason to consider an application incomplete and delay review of the proposal. The applicant should review the code for applicable criteria_ �IMPACT STUDY tR�fer to Code Sections 18.390.040 and 1i.390.0501 As a part of the APPLICATION SUBMITTAL REQUIREMENTS, applicants are required to INCLUDE AN IMPACT STUDY with their submittal package_ The impact study shall quantify the effect of the development on public facili6es and services. The study sha{I address, at a minimum, the transpo�tation system, including bikeways, the drainage system, the parlcs 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 use�s. In situations where the Community Development Code requires the dedication of reat proper[y interests, the applicant shall either specifically concur with the dedication requirement, or provide evidence which supports the conclusion that the real property dedica6on requirement is not roughly proportional to the pro�ected impacts of the development. � ACCESS [Ref�r te Chapters 18.195 and 18.7651 Minimum number of accesses: Minimum access width: Minimum pavement width: ❑ WALKWAY REQUIREMENTS [Reier to Code Chapter 18.7051 Within a11 ATTACHED HOUSING (except two-family dwellings) and multi-family developments, each residential dwelling SHALL BE C�NNECTED BY WALKWAY TO THE VEHICULAR PARKING AREA, COMMON OPEN SPACE AND RECREATION FACILITIES. � RESIDENTIAI DENSITY CAICUlAT10N [R�fer to Code Cdapter 18.7151-SEE EIIAMPLE BEIOW. The NET RESIDENTIAL UNITS ALLOWED on a particular site may be calculated by dividing the net area of the developable land by the minimum number of square feet required per dwelling unit as specified by the applicable zoning designation. Net development area is calculated by subtracting the following land area(s)from the gross site area: All sensitive lands areas includinq: /s'Ia,� /'� u,�-� ➢ Land within the 100-year fToodplain; �� ➢ Slopes exceeding 25%; � � �G�� ➢ Drainageways; and ➢ Wetlands fo�the R-1, R-2, R-3.5, R-4.5 and R-7 zoning districts. . ��-��- s� Public right-of-way dedication: s�1�. ➢ Single-family allocate 20% of gross acres for public facilities; or ➢ Multi-family allocate 15%of gross acres for public faalities; or ➢ If available, the actual public facility square footage can be used for deduction_ ExAMPLE OF RESIDEMflAI DENSITY CALCUlATIONS: EXAMPLE: USING�A ONE ACRE SITE IN THE R-12ZONE(3,050 MINIMUM LOT SIZE)WITH NO DEDUCTION FOR SENSITNE LANDS Singlefamily 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-wav_ 6,534 sq.ft.(15%}for public right-of-wav NET: 34,848 square feet NEL• 37,026 square feet — 3,050(minimum lot area) — 3,050(mi�imum lot area) = nns er cre = . eits er cre '�lbe Berea�C�Ae req�ires Ipat tlrc set site ua aost ior We se�d wMk dweqia�naN.MO RYBN9INR OP IS PEBYITTEL #r�Pnject�e�l is B�X N tre��de�,T��ETERMINE iU1S STANDN�.M�LTIrIY TNE MIAI(IM6A1 NpIBEi OF�IqiS E�.t. CITY OF TIGARD Pre-Appfication Confer�ence Notes Page 2 of 9 �nat a��o�s� ❑ SPECIAL SEiBACKS [Refer to Co��S�cUen 1�.7301 ➢ STREETS: feet from the centeriine of ➢ FLAG LOT: A TEN (10}-FOOT SIDE YARD SETBACK applies to ail primary structures. ➢ ZERO LOT LINE LOTS: A minimum of a ten (10}foot separation shall be maintained between each dwelling unit or garage. ➢ MULTI-FAMILY RESIDENTIAL building separa6on standards apply within multiple-family residential developments. ACCESSORY STRUCTURES UP TO 528 SQUARE FEET in size may be permitted on lots less than 2.5 acxes in size. Five (5�foot minimum setback from side and rear lot lines. ACCESSORY STRUCTURE UP TO 1,000 SQUARE FEET on parcels of at least 2.5 acres in size. [See ap�pcabk ieping district fer thc primary strrciures'setback require�ents.l �F1A6 L6T BUIIDIN6 NEI61R PBOYISIANS [Refer to Cede Chapl�r 18.7301 MAXIMUM HEIGHT OF 1%z STORIES or 25 feet, whichever is less in most zones; 2'/z stwies, or 35 feet in R-7, R-12, R-25 or R-4U zones provided that the standards of Section 18.730.010.C.2 are satisfied. ❑ BOFFERIN6 NiD SCRfENIN6 [Refer to Cede Chapter 18.7451 In order TO INCREASE PRIVACY AND TO EITHER REDUCE OR ELIMINATE ADVERSE NOISE OR VISUAL IMPACTS between adjacent developments, especially between different land uses, the CITY REQUIRES LANDSCAPED BUFFER AREAS along certain site perimeters. Required buffer areas are described by the Code in terms of width. Buffer areas must be occupied by a mixture of deciduous and evergreen trees and shrubs and must also achieve a balance between vertical and horizontal plantings. Site obscuring screens or fences may also be required; these are often advisable even if not required by the Code. The required buffer areas may o� be occupied by vegetation, fences, utilities, and walkways. Additional information on required buffer area materials and sizes may be found in the Development Code. The ESTIMATED REQUIRED BUFFERS applicable to your proposal area is• Buffer Level along north boundary. Buffer Level along east boundary. Buffer Level along north boundary. Buffer Level along east boundary. IN ADDITION, SIGHT OBSCURING SCREENING IS REQUIRED ALONG: �- LANDSCAPIN6 [Refer to Code Chapters 18.145,18.765 and 18J051 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 S� be placed either within the public right-of-way or on private property within six (6) feet of the right-of- �n��way boundary_ Street trees must have a minimum caliper of at least two (2) inches when measured �"�� our (4) feet above grade. Street trees should be aced 20 to 40 feet apart depending on the �('�� branching width of the proposed tree species at atunty. Further information on regulations affecting street trees may be obtained from the Planni g Division. A MINIMUM OF ONE (1) TREE FOR EVERY SEVEN (7) PARKING SPACES MUST BE PLANTED in and around all parking areas in orde� to provide a vegetative canopy effect. Landscaped parlcing areas shall include special design features which effectively screen the paiicing lot areas from view. ❑ RECYCUN6 [Refer to Co�e Cbapter 18.7551 Applicant should CONTACT FRANCHISE HAULER FOR REVIEW AND APPROVAL OF SITE SERVICING COMPATIBILITY. Locating a trash/recyding endosure within a clear vision area such as at the intersection of two (2) driveways within a parking lot is prohibited. Much of Tigard is within Pride Disposal's Service area. Lenny Hing is the contact person and can be reached at (503) 625-6177_ CITY OF TIGARD Pre-Appl"�cation Conierenoe Notes Page 3 of 9 ��v�ca��y a�s� �PARKIN6 [Refer to Cede Cdaqiers 18.765 a 18.7051 ALL PARKING AREAS AND DRIVEWAYS MUST BE PAVED. ➢ Single-family............ Requires: One 1 off-street paricing space per dwelling unit; and One �1� space per unit less than 500 square feet. ➢ Multiple-family_..._.__.Requires: 1.25 spaces per unit for 1 bedroom; � 1.5 spaces per unit for 2 bedrooms; and 1.75 spaces per unit for 3 bed�ooms. Multi-family dwelling units with more than ten (10) required spaces shall provide parking for the use of guests and shall consist of 15% of the total required parking. NO MORE THAN 50% OF REQUIRED SPACES MAY BE DESIGNATED ANDIOR DIMENSIONED AS COMPACT SPACES. Parking stalls shall be dimensioned as follows: ➢ Standard parking space dimensions: 8 feet.6 inches X 18 feet, 6 inches. ➢ Compact parking space dimensions: 7 feet. 6 inches X 16 feet, 6 inches. ➢ Handicapped parking: All parlcing areas shall provide appropriately located and dimensioned disabled person paricing 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 appropnate sign shall be posted. ❑ BICYCLE RACNS [Refer to Cade Sectien 18.7651 BICYCLE RACKS are required FOR MULTI-FAMILY, COMMERCIAL AND INDUSTRIAL DEVELOPMENTS. Bicycle racks shall be located in areas protected from automobile traffic and in convenient locations. ❑ SENSITIYE UINDS [Refer te Code Chapter 18.7151 The Code provides REGULATIONS FOR LANDS WHICH ARE POTENTIALLY UNSUITA6LE FOR DEVEL4PMENT DUE TO AREAS WITHIN THE 100-YEAR FLOODPLAIN, NATURAL DRAINAGEWAYS, WETLAND AREAS, ON SLOPES IN EXCESS OF 25 PERCENT, OR ON UNSTABLE GROUND. Staff will attempt to preliminary identify sensitive lands areas at the pre- applica6on conference based on available infoRnation. HOWEVER, 1he responsibility to preciselv identifv sensitive land areas, and their boundaries is the responsibilit�of the applicant Areas meetinq the definitions of sensitive lands must be clearly indicated on plans submitted with the development application. Chapte� 18.775 also provides regulations for the use, protection, or modifica6on of sensitive lands areas_ RESIDENTIAL DEVELOPMENT IS PROHIBITED WITHIN FLOODPLAINS. ❑ STEEr SLAPES (R�fer t�Cede Seedon 18.715.A70.C1 When STEEP SLOPES exist, prior to issuance of a final o�der, a geotechnical repo�t must be submitted which addresses the approval standards of the Tigard Community Development Code Section 18.775.080.C. The report shall 6e based upon field exploration and investigation and shall include speafic recommendations for achieving the requirements of Section 18.775.080.C. ❑ eLEANWAi�R SERVICES[CWSI BUFFER STANDARDS [Refer te R a�96-44/USA Regalatioas-Chapter 3l LAND DEVELOPMENT ADJACENT TO SENSITIVE AREAS shall preserve and maintain or create a vegetated corridor for a buffer wide enough to protect the wate� quality functioning of the sensitive area_ Design Cnteria The VEGETATED CORRIDOR WIDTH is dependent on the sensitive area. The following table identifies the required widths: CtTY OF TlGARD Pre-AppGcatior►Con{erenoe Ndes Page 4 of 9 �sidenl�AppicalmlPla�vwg oNaiu�sec600 TABLE 3J YE6ETATED CORRIDOR WIDTHS SOURCE: CWS DES16N AND CONSTRUCTlON S�ANDI#RDS MAMU�E�RE�OLUTIQN��96-44 _ : � � : _ .� , � . .: ,. -- ;��.- ��`SEN�SITNEAFtEA$�EFif�IT10N" � �{�.OF'E ADJA��tl; n. '-Yfd��3T�t.�F VEGETATED r: �-�` � ;:, ��>�� , -` --- l C�_S�NS.3TIVE��Z�R'Y. ``, " ��F��f��d.PEEt S1D�2' .> _ __.�—_..., ♦ Streams with intermittent flow draining: <25% � 10 to <50 acres 15 feet � >50 to <100 acres 25 feet • Existing or created wetiands <0.5 acre 25 feet • Existing or created wetlands >0.5 acre <25% 50 feet • Rivers,streams, and springs with year-�ound flow • Streams with intermittent flow draining >100 acres • Natu�al lakes and onds ♦ Streams with intermittent flow draining: >25% 1 10 to <50 acres 30 feet � >50 to <100 acres 50 feet • Existing or created wetlands >25% Variable from 50-200 feet. Measure ♦ Rivers,streams,and springs with year-round flow in 25-foot increments from the starting • Streams with intermittent flow draining >100 acres point to the top of ravine(break in ♦ Natural lakes and ponds <25%slope),add 35 feet past the top of ravine' Starting point for measurement = edge of the defined channel (bankful flow) for streams/rivers, delineated weUand boundary, deGneated spring boundary,and/or average high water for lakes or ponds,whichever offers greatest�esource protection. Intermittent springs,located a minimum of 15 feet within the rivedstream or wetland vegetated corridor,shall not serve as a starting point for measurement 21/egetated corridor averaging or reduction is allowed only when the vegetated corridor is cerlified to be in a marginal or degraded condition. �The vegetated corridor extends 35 feet from the top of the ravine and sets the outer boundary of the vegetated corridor. The 35 feet may be reduced to 15 feet,'rf a sfamped geotechnical report confirms slope stability shall be maintained with the rectuced setbadc from the top of ravine. Restrictions in the Veqetate Corridor: NO structures, development, construction activities, gardens, lawns, application of chemicals, dumping of any materials of any kind, or other activities shall be permitted which othennrise detract from the water quality protection provided by the vegetated corridor, except as provided for in the USA Design and Construction Standards. Location of Vegetated Corridor: IN ANY RESIDENTIAL DEVELOPMENT WHICH CREATES MULTIPLE PARCELS or lots intended for separate ownership, such as a subdivision, the vegetated corridor shall be oontained in a separate tract, and shall not be a part of any parcel to be used for the construction of a dwelling unit. CWS Service Provider Lette�: PRIOR TO SUBMITTAL of any land use applications, the applicant must obtain a CWS Service Provider Letter which will outline the conditions necessary to comply with the R&O 96-44 sensitive area requirements. If there are no sensitive areas, CWS must still issue a letter stating a CWS Senrice Provider Letter is not required. ❑ SI6NS [Refer ta Code Chapter 18J801 SIGN PERMITS MUST BE OBTAINED PRIOR TO INSTALLATION OF ANY SIGN in the City of Tisard. 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 Directors review. � TREE REMOYAL PLAN REQUiREMENTS tRefer to Code Sec6�n 18.790.030.CJ A TREE PLAN FOR THE PLANTING, REMOVAL AND PROTECTION OF TREES prepared by a certified arborist shall be provided for any lot, parcel or combination of lots or parcels for which a development application for a subdivision, partition, site devetopment review, planned development, or oonditional use is filed. Protection is prefeRed over removal where possible. CtTY OF TIGARD Pr�AppGcation Conference Notes Page 5 of 9 Residen6al App6cafaJPlau�iig Division Section THE TREE PLAN SHALL INCLUDE the following: ➢ Identification of the location, size, species, and condition of all existing trees greater than 6- inch caliper. ➢ Identification of a program to save existing trees or mitigate tree remova{ ove� 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18_790.060.D according to the following standards and shaU be exclusive of trees required by other development code provisions for landscaping, streets and parking lots: . Retainage of less than 25% of existing trees over 12 inches in caliper requires a mitigation program according to Section 18.150.070.D. of no net loss of trees; . Retainage of from 25 to 50°/q of existing trees over 12 inches in caliper requires that two-thirds of the trees to be removed be mitigated according to Section 18.790.060_D_; . Retainage of from 50 to 75% of existing trees over 12 inches in caliper requires that 50% of the trees to be removed be mitigated according to Section 18.790.060.D.; . Retainage of 75% or greater of existing trees over 12 inches in caliper requires no mitigation; ➢ Identification of all trees which are proposed to 6e removed; and ➢ A protection program defining standards and methods that will be used by the applicant to protect trees during and after construc6on. TREES REMOVED WITHIN THE PERIOD OF ONE (1) YEAR PRIOR TO A DEVELOPMENT APPLICATION LISTED ABOVE will be inventoried as part of the tree plan above and will be replaced according to Section 18.790.060.D. � MIT16AT10N [Refer to Code Section 18.790.060.EJ REPLACEMENT OF A TREE shall take place according to the following guidetines: ➢ 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 wvuld 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 �eplacement 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 Subsec6on D of this section, a party may, with the consent of the Director, elect to compensate the City for its oosts in performing such tree replacement. (�CLEAR YISION AREA [Ref�r to Code Chapter 18.7951 The City requires that CLEAR VIStON AREAS BE MAINTAINED BETWEEN THREE (3) AND EIGHT (8) FEET IN HEIGHT at roadldriveway, road/railroad, and roadlroad intersections. The size. of the required clear vision area depends upon the abutting streeYs functional classification and any existing obstructions within the clear vision area. The applicant shatl show the clear vision areas on the site pla�, and identify any obstructions in these areas. CITY OF TIGARD Pre-Application Conferer�ce Notes Page 6 of 9 �n�eo�a�s�� ❑ FU(URE STREET PIAN ANB D(TENSIOM OF STREETS [Refer to Ced�Sectioa 18.818.030.FJ A FUTURE STREET PLAN shall: ➢ Be filed by the applicant in conjunction with an application for a subdivision or partition. The plan shall show the pattem of existing and proposed future streets from the boundaries of the proposed land division and shall include boundaries of the proposed land division and shall include other parcels within 200 feet surrounding and adjacent to the proposed land division_ ➢ Identify existing or proposed bus routes, pullouts or other transit faalities, bicycle routes and pedestrian facilities on or within 500 feet of the site. Where necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed. �_ ADDRIOMAL LOT DIMENSIONAL REQUIREMENTS [Refer to Cade S�ctloq 18.�10.0601 MINIMUM LOT FRONTAGE: 25 feet unless lot is created through the minor land partition process. Lots created as part of a parti6on must have a minimum of 15 feet of frontage or have a minimum 15-foot wide access easement. The DEPTH OF ALL LOTS SHALL NOT EXCEED 2%2 TIMES THE AVERAGE WIDTH, unless the parcel is less than 1%z times the minimum lot size of the applicable zoning district. ❑ BLOCKS [Refer te Code S�cd�n 18.810.0901 The perimeter of BLOCKS FORMED BY STREETS SHALL NOT EXCEED 1,800 FEET measured . along the right-of-way center line except where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development. When block lengths greater than 330 feet are pemnitted, pedestrian/bikeways shatl be provided through the block_ CODE CNAPTERS - 18.330�c«,a�sa,ai u�� H.CZO(Tgard Triangle Design Sta�ards� � 18.765 tonsa�P�� _ 18.340�a�,�ors a�o�� 18.630�w��sy�R�y�c��► _ 18.775�s��R�,� _ 18.350��o�,q � 18.705 ino�9r�c�r�,� _ 18.780�sg�� _ 18.360 tsae�Re�ew� 18.710�noo�ory Res�ae�ai ur�� _ 18.785 Re�or�use�� _ 18.370 Na�na�� x 18.715�o�y c«�rt�� x 18.790 R�R� _ 18.380{zo�,�,y�rr�e a►�,�� 18.720��c«„��ry s�� 18.795�r�c�e a�� _ 18.385�P�� 18.725�E�,�r�P�s�� _ 18.798�v►r,�c��,F�;� _ 18.390(Ueasion Ma�aiy Prooed�xesAn�pact sn�dy) 18.730(6coep�ons To�evelopment shaneaids) �' 18.810(street b u6Tily�mprovernerd standards) _ 18.410�a��y 18.740�a�� _ _ 18.420�a P�� 18.742�r+a►�o�s�P�2 _ 18.430�s�,ea�o�� k 18.745��:g a s�s�� 18.510�R�z«�o�� 18.750�n+�A�em�w F+o�R��) _ 18.520�c«►�z«�:g o�� 18.755��a so�d w��,y s�) _ 18_530��neu�ia+z«i:g astri�� 18.760 M«,00nroR►rny si�atiau� � CfTY OF TIGARD Pr�AppGcation Conference Notes Page 7 of 9 Residen5�Appica6o�ar�wg Divisqn sec6on ADDIiIOMAI CONCERNS OR COMMENT'S: ' P la�dQ.e��.S! .�i�, r �i�e.c � Tl.e_ ,�,�_da•!.•` �Y�7y, d� �xr�n1� �r�.i � �� /�u1/�� • .�'J�r—er�` ' ��t�,�ct/.�r• L' ..�• • �L/ �1� �.4•.�.0� � �o �4 �01� � �� b • �C ! . . r w� � ��_ 1/'i9M�g��: � - j:...�.� � _ ��/.p�....a��e„�;�-�.,.,,r _ � . , - G - ��/ -�'�t�� a1 � PROCEDURE � Administrative Staff Review. Pubfic 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 pub�ic hearing shall be held by the City Council. APPLICATI�M SOBMIiTAI 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. The Planning counter closes at 4:00 PM. Maps submitted with an application shall be folded IN ADVANCE to 8.5 by 11 inches. One f1), 8'/�"x 11" map of a proposed eroject 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 Department wilf perfo�rn a preliminary review of the application and will determine whether an application is complete within 30 days of the oounter submittal. Staff will notify the applicant if addi6onal information or additional copies of the submitted materials are required. CITY OF TIGARD Pr�e-AppGca6on Confer�ence Notes Page 8 of 9 Residen6al AppicaiodPlarrig 0-ivision Secbon � � The admmistrative deasion or public heanng wdl ��icaliy occur approximately 45 to fi0 days after an application is accepted as being complete by the anning Division. Applications involving difficult or protracted issues or requiring review by other jurisdictions may take additional time to review. Written recommendations from the Planning staff are issued seven (7) days prior to the public hearing A 10-day public appeat period follows all la use decisions. An appeal on this matter would be heard by the Tigard . A basic flow chart which illustrates the review process is av le rom e Planning Division upon request. Land use applications requiring a public hearing must have notice posted on-site by the applicant no less than 10 days prior to the public hearing. This PRE-APPLICATION CONFERENCE AND THE NOTES OF THE CONFERENCE ARE INTENDED TO INFORM the prospective applicant of the primary Community Development Code requirements applicable to the potential development of a particular site and to allow the City staff and prospective applicant to discuss the opportunities and constraints affecting development of the site. SUBDIYISIOM PLAT NAME RESERYATION [Caanty Surveyor's O�ic�: 583-648-88841 PRlOR TO SUBMITTING A SUBDIVISION LAND USE APPLICATION with the City of Tigard, applicants are r uired to complete and file a subdivision plat naming request with the Washington County Surveyor's Office in order to obtain approval/reservation for any subdivision name. Applications will not be accepted as complete unti! the City receives the faxed confirmation of approval from the County of the Subdivision Name Reservation. BUILDIN6 PERMITS PLANS FOR BUILDING AND OTHER RELATED PERMITS WILL NOT BE ACCEPTED FOR REVIEW UNTIL A LAND USE APPROVAL HAS BEEN ISSUED. Final inspection approvals by the Building Division will not be granted until there is compliance with all conditions of development approval. These pre-application notes do not include comments from the Building Division. For proposed buildings or modifications to existing buildings, it is recommended to contact a Building Division Plans Examiner to determine if there are building code issues that woufd prevent the structure from being constructed, as p�oposed. Additionally, with regard to Subdivisions and Minor Land Pa�titions where any structure to be demolished has system �development charge (SDC) credits and the underlying parcel for that structure will be eliminated when the new plat is �ecorded, the Cit 's olic is to a I those s stem develonment credits to the first building permit issued in the development (UNLE S OTHER ISE DIRECTED BY THE DEVELOPER AT THE TIME THE DEMOLITION PERMIT IS OBTAINED). e con erence an no es canno cover a e requiremen s an aspec s re a o site planning that should appIy to the development of your site plan. Failure of the staff to provide mformation required by the Code shall not constitute a waiver of the ap plicable standards or requirements. It is recommended that a pros�pective applicant either obtam and read t�e Community Development Code or ask any questions of City statt-relative to Code requirements prior to submitt'ing an application. AN ADDITIONAL PRE-APPLICATION FEE AND CONFERENCE WILL BE REQUIRED IF AN APPLICATION PERTAINING TO THIS PRE-APPLICATION CONFERENCE IS SUBMITTED AFTER A PERIOD OF MORE THAN SIX (6) MONTHS FOLLOWING THIS CONFERENCE (unless deemed as unnecessary by the Planning Division). / PREPARED 61: C(T� 0 IGA PLAN IStON - A RSON HOLDING PRE-APP. MEfTING PNONE: (503) 639-4111 FAIL• (503) 684-129T E-MAIL• �ro�s�c��J@a.6gard.or.us TITLEI8([IT'r OF TIGARD'S t4MMUHITI DEYEIOPNENT CODE)INTERNETADDRESS: www.ci.�gard.er.us H:IpattylmasterslPre-App Notes Residential.doc Updated: 2frJun-02 (Engineering section:preapp.eng) CITY OF TIGARD Pre-Appl'�cation Conierer�ce Notes Page 9 af 9 �,��a�a�y o�n s� PRE-APPLICATION � ��-� CONFERENCE REQUEST CITY OF TIGARD 13125 SW Hall Blvd., Tigard, OR 97223(503) 639-4171 FAX.• (503) 684-7297 GENERAL INFORMATION /�- FOR STAFF USE ONLY Applicant: ,�,� G C Ver'1 Address: �?_.()R S� I�T_''� Phone: Case No.: ��Zu^S�-bU p �( City: �D►��and Zip: y�L3lj Receipt No.: Z�� SZ/ �j Application Accepted By: Contact Person: Phone:C503)3N� -S�ioZ , �/� �/��- Date: Property Owner/Deed Holder(s): SGlsa r1 �A� � G�'Z'SJ DATE OF PRE-APP.: r O v� �S TIME OF PRE-APP.: �C ' �ti ��- Address: I'ySD�I s t'(� F�r1'1 �f• Phone: PRE-APP. HELD WITH: city: Ti a�rrd Z�p� /�� Rev.7/1/05 i:lcurpinlmasterslrevisedlPre-AppRequest.doc PropertyAddress/Location(s): �7SG� S�� /�� .�� • REQUIRED SUBMITTAL ELEMENTS (Note: applications will not be accepted without the required submittal elements) Tax Map &Tax Lot#{s): �s 1�� B�' ��.ZQD Zonin �� [� Pre-Application Conf. Request Form 9� Site Size: �, T(t' ..°ft C• 4 COPIES EACH OF THE FOLLOWING: [� Brief Description of the Proposal and PRE-APPLICATION CONFERENCE INFORMATION any site-specific questionsrssues that you would like to have staff research prior to the meeting. All of the information identified on this form are required to be ,�{ submitted by the applicarit and received by the Planning Division a Ll Site Plan. The site plan must show the minimum of one (1) week prior to officially schedulinq a proposed lots and/or building layouts pre-application conference date/time to allow staff ample time to drawn to scale. Also, show the location prepare for the meeting. of the subject property in relation to the nearest streets; and the locations of driveways on the subject property and A pre-application conference can usually be scheduled within 1-2 across the street. weeks of the Planning Division's receipt of the request for either Tuesday or Thursdav mornings. Pre-application conferences are d The Proposed Uses. one (1� hour long and are typically held between the hours of [✓� TopographiG Information. Include 9:00-11:00 AM. Contour Lines if Possible. PRE-APPLICATION CONFERENCES MUST BE SCHEDULED IN ❑ If the Pre-Application Conference is for a PERSON AT THE COMMUNITY DEVELOPMENT COUNTER FROM MONOPOLE project, the applicant must 8:00-4:00/MONDAY-FRIDAY. attach a copy of the letter and proof in the form of an affidavit of mailing, that IF MORE THAN 4 PEOPLE ARE EXPECTED TO ATTEND THE the collocation protocol was completed (see Section 18.798.080 of the Tigard PRE-APPLICATION CONFERENCE IN YOUR GROUP, PLEASE Community Development Code). INFORM THE CITY IN ADVANCE SO THAT ALTERNATE ROOM ,_,{ ARRANGEMENTS CAN BE MADE TO ACCOMMODATE THE LI Filing Fee$351.00 GROUP. ' ' o«ober zoos November2005 S M T W 7 F 3 S M T W T F S � 30 37 1 I 7 2 3 a 5 I 2 3 4 5 6 7 8 !i 6 7 B 9 10 11 12 '� 9 10 11 12 13 14 15� '� 13 14 15 16 17 18 19 16 17 18 19 20 21 22 I 20 21 22 23 24 25 26 2s za zs zs z� za z9 Tuesday, October 25, 2005 27 28 29 30 -Pre-Apps CD Meetings Early --- ,� 8:00 AM I I 9:00 AM I (9:00 AM- 10:00 AM) Pre-App ' I', 10:00 AM (10:00 AM- 11:00 AM) Pre-App(Mac Even 503-348-5602 14504 SW Fern St 3-lot MLP) I 11:00 AM (11:00 AM- 12:00 PM) Pre-App i ,I 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM Late Tasks Notes � Kristie Peerman 1 10l14l2005-1:01 PM Pre-�►PPI'ication Bk,e s�cy Plar,r�g �nc. Corrference 4800 SW Grifflth Drive SuNe 209 Beaverton OR 97005 �'` Request Summary 503.644.5339 phone +�-�1� 503.646.4696 fax Date: October 14, 2005 From: Leah Hyman To: Planning Department Re: Pre-application Conference for a three parcel partition Mr. Mac Even is proposing the partition of tax lot 2S1 04BC 01200, into three (3) parcels. The site address is 14504 SW Fem Street in the city of Tigard, Oregon. The property contains 1.46 acres and is zoned R-7 on the Ciry's zoning map. There is one residence on the site that will be retained as part of the development process. All public services and utilities are available in SW Ascension Drive or SW Creekshire Drive to the north and are proposed to be brought to the site by connecting to existing lines. The property to the south is fully developed with two duplex units upon flag lots (tls 5900 and 6000), and south of that is the subdivision, "Hillshire Creek"; to the west is the subdivision "Hillshire Creek Estates"; to the east is the subdivision "Hillshire Woods"; to the north is a large under developed parcel (tl 1300). The parcel currently is accessed through a flag lot, the applicant will utilize this access for the proposed parcels or, potentially onto SW Ascension Drive; the applicant has been in contact with the owner of tl 0700, who has given a verbal "ok" to allow access from the site to SW Ascension Drive. The applicant is seeking to develop the property as a 3-parcel partition, with the intent of building single family detached homes. The applicant has included with this request a Shadow Plat showing how the parcels can be divided in the future. The applicants and his representative, Blue Sky Planning, Inc., seek direction from staff regarding utility provision and procedure for the process of the subdivision project. It is our hope that we are able to proceed with the plan and layout as proposed. Please reach me at 503.644.5339 or leah@blueskyplanning.net if you have questions or need further information. Sincerely, BLUE SKY PLANNING, INC. L � ,� Leah Hyman Staff Planner Cc:Mac Even , . _ . � BLUE TL 1000 '�., TL 2F300 i 7L 2700 �� . � I � ■ \ ■ ;� 4 _ , __ PLANNING > ��+ F�ra.v s r r;r:r. r �.� � ' 1 M C 0 R P 0 R�T E D �: - � - "' - � - \��.. 8835 SW CANYON LANE '...�� i�_': u •i. °N'. � -� ... �� ,. PORTLAND,OR 97225 .. .. . __.__. ._.M1....... ...... .. .. ., ,. �- ._�,. ..........._... . . .._.. .. ...._. . . - � .. � ' S0.00. . , '. (503)292-5339 , � . �� f - � .. � � � ?^' � � � I i •. !"" „ ' � �o I F,— ? v � iz , _ g w � �- �� Y � . � . � �y I � PGE EASEMENT . �' . . , . . � O W ��. . m�� 8, _i � � `� � �, � � ' � N I � � �.: � � =O r .) ' +. M � ' i �' `f __ Z �< .. . W � �, � � � _�� . . � � �F :' _—' / v J (/� � � , � / 1 I s, ', re saoo ' w 4 � / � � — � � � Z � g ( " __ . 200.02" N89'43'�E i � � . , ° � � 25 �� . � �., � 20' `o �=! � I :� � 5,913 ftZ e � � � - �o �� -� J � I ElQS71NCU71 T' - �� -.a �AN�ROAD EASEMENT ' � 90.92 .R89'43'30'E EX�S7INQ.NOUSE , .. TO RFj1AIN � ; � ' r � � I „' �'�J N G.. �� PROJEC7 NO. , I �."' �rj �� MAC-004 /� a VJ ''�, ,(I ""�� ...�z . FILE: D2.DWG :� ° DA7E: O6/10/05 ��. � ' 4 �; �70f1� '� � $ ��.�.` !i DESIGNEO: JRM � � �; ��! � , _ . ._ .� .. �•.��. � � N� Dttnwta: JRM � � :� `'�� 1 �3��- TONNSMIP/RANCE/SECTION �� E%IST1NC U71U7Y �Q�•01 NB9'4�3�E I �. Q ��, �. \� \ ' EASDE]�yD'� �. � ' 2�� :. ' CWNT04BC m 5,501 ft 8 ___...._ '., � \ . ., � � NJ N l.. __ ,. ._...,..__�__ , , .�, WASHINGTON , — �-- � �� —�_.N TAX L0T5 � 1I � � _ � . 1200 . . "/N89 l0 � � ' � � l ��• � . � � • SMEET TITI£ ^ ��?C � �5 �, a� r r.. 5 s:,.. PRELJMINARY ~ .- I 1; �' rc �5a0o x _� PLAT '.. I T;: ..++U'O i I . SFIEET NUNBER , '_ D2 � Parcel Partition BLUE S KY Tigard, Oregon PLANNING 1 N C 0 R P 0 R�T E� 8835 SW CANYON LANE SUITE 302 PORTLAND,OR 9M25 (503)292-5339 � J ...'='� , �,�" �.. � � . � � � � ,�¢ � � s.v oH e��aw no. e °"°^ � � `..... .....v,. . " . - �°' �:�,....... '. ,._.. � . _. .. ..._..__ sw rr � ��❑ d°'� � i m s 7 � i.��. ..='�� `" �ar� � "'� � t , �, ' I ..__� ,. . .... .... ...� _..,'( . � .^'� . . s..wa,.o.�,.u� . :�aww.m��w.u.m :;, �� - I a�� I ; �`'b . ....�.....w � � � �'�::� '^ro.0, � I i ''° i a s � � �5 V : . _ _........__ : � � � � �` �• � � �� LLl i , ' , � � � � 8 r �' '�^a*,,�,�w s,,• 7 � , � � � a� W � , � - . �' � � � x'" ,w�+ �E�9 • ' w , I ......... aW F P S .. � u �f�� 4�� T � N ��. . � '� . g � sw Ian�f� � .}� .�w A y � H . � 2 - r� s � PROJECT ., j � 11J �°� � W < x a � i � SITE �y+� o ,,,v '�� i � �. d'�sw om..�� W � �^F � C � '"' .✓o,�'' a o � �F«..�.� � F— R I �_� � � � . . #wv " �u � �" �w�mwaw ��^� � .sv�o..iau , ,�� F� Or, � � , f � ,,. '. � ' . �. . I � R . I � �4 a... � � � � v � � sv an uwM.��wa � � � sw�,.v a? ��e�„• w � / i W . I � ,.. � r � s . � � ,ti� � ., � sv M,m�e� � � �L . �. —— I r \ I sw e�w.er = .. � . � . 9 . '�. ��. �1 � � � 4 �p� � � � 8 j �. j �� . ' . . N s�. � . . Sy.� .^�,�`n4 Avkw.n � ��s..swan � �� Site Plan Vicinity Map PROJECT N0. MAC-004 F��E: oo.owc DAlE: O6(10/OS DESIGNED: JRM APPLICANT/OWNER PROJECT PLANNER S H E E T I N D E X OR�wN: JRM MILLENIUM HOMES BLUE SKY PLANNING DO COVER SHEET 2208 SE 182nd Avenue 8835 SW Can on Lane 302 TovMSrnP/itu+cE/s[cnon Y � 2S 1 048C Portlond, OR 97233 Portland, OR 97225 503-665-0111 CONTACT: JOHN MARQUARDT couNir Contact: MAC EVEN 503-292-5339 D1 51TE SURVEY WASHINGTON TAX LOTS Property Information PROJECT SURVEYOR D2 PRELIMINARY PLAT �� 14504 SW Fern Street TOM NELSON and ASSOCIATES SHEE7 nnc Tigard, oR 97223 ,00, se wac�� a,�e, s��ce 3so D3 SHADOW PLATS Map 2S7 04BC, TL 012D0 Portland, OR 97214 COVER SITE AREA = 1.46 ACRES CONTACT: SCOTT HOUK SHEET SITE zoNE = R—� 503-230-1932 D4 SI TE I M P R O VEM EN TS SHEET NUMBER DO �5/8'RW/�C BLUE F)ys'�g.��R.��C WA7[p L/NES Sr�P��0.70' END 12'Py� ENpN �l�A �LPXA Q1L�ERT WIVEftT �N�+.ING'� ENbN[[iryNG.INC.' ., 2 POMEp I I/T' 'E�'�NONE t1NE �5 UNE .�^7—�''�i 7'—.—r� . , � �...-.. � �.- -�� .____ �_.__...... �,..:.�X—...__.___ __....___ � � - S.W. �ERN ST. � � I� ; � ` ' ' ' PLANNIN , � � -- } _....., . . i � _�.� �'"' + 4._ -_ .�. / .,-".'GRA�EL ...,.- ii /J t710 I N C 0 R P 0 R T � ST �S�e�R � %�� X�X Qo� N`� N�,��XrN„�.�RAPHY 8835 SW CANYON LANE � � �P �"o.�� SITUAT�'D IN Tfl�' Fwo s/s'�a ANPEO 15 1841 e�sx � ��. , �+o iz-rv� �'cNCC ac SUITE 302 S7�ypEp•kPq�C � ��i W��T/qp�,A NW >/4 OF SECTION 4, PORTLAND,OR 97225 �dN`��G.IN�,' ,-' ~�� /� �aN (503)292-5339 � � ,- � s e T. >S, R.>W, W..� �k'"" %�;. < �MP��'"'"^p� ASf�INCTON CDUNTY, OREGON � '•'.��' ��N 15 18�7 3(]fEIS(Y , RiSER : � �1'_� a i I' M� TENSI f �� '��uNE MAY 6, 2005 Po R 70M£R ' '� � � / _ �� ` � %¢ ,., � � � s � r , I� U � WG E7AWER rEP... � /�/ �,� J/ _7 ��'�.'.�"��., W / ' O ., // �/�'� � . � � � W /.� �f.C� / CA&E/Ppy�R .�. i-_ /� � / J ,4a�/ / ,�� UNES _ � �L N J� � '/ � / r TEIELPHQVE VFUIT(Typ� 3 �.� � �o � � /� �� W / � � �°� ' / / l // RE ININC ��S/9�IR W��^i� � .-, W N U � / / O �� CARAGE ��ip �� F �'/�,�' �a,c.P,,a - � .. GRAPHIC SCALE � � o '! � ca�� . � •_.e Cn � � /r�� e.� ,m :�yF�,,' Q } _ � (n � �n� z �! i ; ,- , � - I� i I� ,, . � ! � jg. �y�a,o � xs -�... (u7 r�r) �L ''T ,. �/ �._ � '�11�` �.._. {0�� t_ i lneh- 10 fl. � i crFNn A� I� �@%, = _ cnR�ce � .' ��a. iee � 1 a'- � ` e � nrcK '1 ,PZ/ !,�// i ..~� ..o�ary r �; _',z 1__�.... � .�.. � CONCRETE I f � 1 �,�VF�( . l'J�Ca`` p p — BUIl07NG ' / m� Nfj` --� � 1 / /,! I / i /i ' . �:MIMNEYI �/� � — _ II � crtnSS ��!��t i;� i/�/i��/ . Bdrm}u1s�!�°r(�ve�i �� Y = ya�.. '��1�ii- i � canVEL ,( !/ , /afASE / " � ' , , QAS - . ,�:• ` - � �.,.. � % /Fcz/ / / / " / / / i MfhR — �,./ /'��.. -'� kl. „" STORM DRRIN MRHOLE //^ J�/I i•I I / / � / / / • .' I /�EC� .� �--� "' � / / / ,' / / / .� � ETER �j SFNITFRY SEVER MPHOLE ��ti I { � � I ! :� / / /�A�N.� / � \ " �^ .,�.b" � B�p(;K PROJECT NO. ��:J C�TCH BASIN I/� I;l .' �r��L�J.2}�'ON0 // MWSE ` C B` '�i �] {[ETAINF1i MAC'OO4 � NONUNENT FOlN10 AS NOiED � �r � 1 ��RF'AIW NG /,��'E f � �� , � : ; ��4_ ALC � ➢ECIWOl1S TREE � I � � 1� � �/ i / �,,� �-�oac FILE: D1.DWG �"�" � � 0'��1� �� ' AININ � CONFER TREE ` I , 97µ�p/ �� . / ! ' ,�� /� � .v. C WAI.0 � I � ._. V ,'rFGy��y�i/ � � i � �. �� { DATE: O6/10/OS GJ'�. VATER VALVE � � I ,. � ' � ��. �� ' � � � ��/��.��o� �'� `-� oorrtu�uuar eox uc DESIGNED � vnrea vn�ve �\i . .r. � i t �ae�rv� f�i \fi ',', SU,es �"' ' o.ao' DRnwN: JRM ]. V�TER MEiER (" �\ ;` Y"' MS±k I ��31E � : y�: J - -t ST�pEO',LLpH�� TONNSHIP�RANGE�SECTION `�, \ 1 1( l��yl'Ay�N� � t« W ! im� a, � t_ aN�uc.wC' � ens vn�ve V ';t l � ' 1 � ��j � . . �9Ec'ocp � = 2S 1 04BC '�'' G�S METER � ��1 ��}1� 1�V I � 1 � ! ; '�J �,r .�`. / AAt�� t �� REThINMC COUNTY � `; �l.."� ._{-L t , � � " � �_..`�.f/ �'- WnLL � REGISTERED � uia[ir RISER � �� , . - �' PROFESSIONAL WASHINGTON ` i i � '�' � !a.-- LAND SURVEYOR m� .t�,! I I � 1 T '�fi iAX LOTS ��tt� '� � // ! -_ ��.. 1; � .. auao�NC � 'WEA pRAlN =�11i i ,Ii � � � .i � 1200 qI ( ��'��r ��rCPp 0 R E G 0 N RE7iVNWC W� '�//j! !l.L ! M iw � ^ � R THOMAS G.NELSON SHEET T1TLE cuaes `�. SNO P�•'R w�� _w�f _ oo�soso' w� rPC R�+ SITE � R'�'��2]23' .-.-. TµPEp'RAJ t5 27ZJ. RENEWAL 12�31�06 w Tom Nelson &Associates, L.L.C. = -� suRVEv 1001 SE WATE0.AVE�SUITE 390 �0 S/H'IR W�yp� �� ' � "� 00 • �� `'t��"� SHEET NUMBER PFqNE:(503)230-1932 FAX:(503)230-1962 PROJECT NAME� �ERN STREET TOPOGRAPHY PROJECT NOn 5030 D 1 `� LL[ENT� L�NPpCI�IC 11RpVING➢ATE� M�T 6,2005 FlO 6/C R�/1PC j V� VYi�fi�i�s OOMI 6�0' SrIY�m'NAY1 /y 0�1��4 NC'� l�l�J�� ifI � w uE V1/tf�A w�ttln uES �� menwE uE -�-----"'_..----""' ��f � �s � � no e/e'w�wc s' �'ai�r rse� ---° .._. l•l�j �i.�� rn�r�a /� /y�� /��/y� srwrm•Kwu v�v�lT b(IfI/I« �IRfovfRl o�a�ms�o.�• S,ry, ERN 3�T• N+-� �r cra � aM`� x��p� !^' �s� �� \ � qp» �� NAY 4 IIOQS 00�r nc � no e/r e�/mc auart/MU dt�w ` \ sr��sen v�ea eaeiacr `\\ �rw e/b�e�/wc Flo e/er n r/�c \V srwrta•Knu arwrm v�aa�r \ NP D �'�' 1l1ECqL WtILT \ T X 1 1/7 I�E71 ry �� ^ \/ V MW 1H001 � C ro�e to� 3 �\ i ,.��„� P \/ ,� cxt��c sc�: � w � 76IIAIOE vAIILT(ilP) (_�!� 1`et.�0 A /^- llf RO 6/1P�1�/KC d �IMIO OOII fA' E t.r,ii. �yy pMA� t CONG PAO �� OtA�E1 �'�' P . .�t � OEOf � t 5 F t ' '�-' CA11OElE � ..s �t(f' 't I.7 � lILLL�10 � F !i r} . 1 30' � � OMAQ; g'� 0 Mt4 tt S a.,1l3.0 }-^s j/�j' YGML ' ,�s.@SQ�'°�--��" ,�£ ^-"(j�p, �4 SIOY ORAN YNIQE � ^'::.� "�.-;i � LVf�MY g�71 WMIOIE ;, i r � �Y }�a�a�p,a!��c ❑ G701 d1l1 +`�7 ..<�� .T"°'^ �p�- � YOII�EIff FOIlD AS IIOIED r ,'�;• ' 'w. � : ,4 '�i�� g 1'BIDO( OEILl1011l 111FE �{ [ �� ' IETNEII CQfR 11lE 1.I�IPL R A NlI�fA001V0�IM / Nd1E �.�_ � M7FA VK1E �� IiQ�l�D 6r'Irll!!f�Wl: � tOOf i� icr�o wL e�m�vw� LAND SURVEYOR L IQIDIL�IVIA 11 �A AN 9lWOI OF QI�D r � $ ., � M7lJ!1Ell11 I�►N M 11 f!/r1 A �l ON lRIIE L.NMMRY 1�..A f0716 ql ( �Nyy � 1 e r'' � : '' RNO 6/r NC■/NC �` W vALK O •0 M YONI�ExT SObt �i, � � � � S '` `` �� OOrI 6.]D' kYi �� 7H011A8 IEll011 � � '^'.,` lrlll�m�M171A EMO�EA�4 NG� � UR11Y R411 �J rv�, � r ` r S�� f _ i r � tmEwK tz/�+/be � � � r t,� �.s�' �� _ � w�c rew�snecr�aae�rxr reo�[ct No.: ewo � ,�°`��,�,�,y�,��t`...».�•` anm uw�c au�a w�.: wr a�oae �,�`e'ra€' � - , �, ` f{ ,�� Tom Nelson&Associates, L.L.C. +� �� i�r � /�'`� f�E . � °�", �� RO 6/!'11 W� `?C 1001 SE WA7ER AVE,A1nE 390 � � r j f p� ., �.., 00►R\blQBLOCI6\�+bmP PORTLAND,OREGON97214 � �� j f }�t A1�4D�Ad LS'1717� PHONE(503)230-1932 \ � ��p�L (��<<�� FAX:(503)230-1962 \ Q�!! Fw!/s'R w/wc SHEET 1 OF 1 oow�t.0 . _..__ _ __ �7 �. ri r�ca rz <-&c� rc �>>e� � �9ro � BLUE , � ' ; V �� ' i r, ; _ . __ ..,_ _ PLANNING � �' �� vv�. ��R R� s r��F r � I N G 0 R P 0 R A T E 0 � �"� �� 8835 SW CANYON LANE � �IN J ......... N ____. __ ... __. ........ � .... \ PORTLAND,OR 97225 ___ .___ ._ _- .. ... . ._ ..\ !� ; (503)292-5339 ', 50.00' ��. � . �'. �.,, ' I �.,... � ., . ,,- � : ', I I ,'. � .'. �' �•• .. ' T:_ 5Of7C ^y i I � G, � � `" ,: � I o '��,, I � i � � � �___._.'_ __. U � a . I— W � i � � 7 � �* � � i N I N �PGE EASEMENT `..' "r�[. .. ?.ri 0 � � w � m � � ' � . ��., m I (: � � �o N p^r• � , I � � �Ij : Z W �� ,._. ._._.._. . .. W 3� '. � . I I I � _... , L ",�i`:.:- � /y� �F � LL / � � o w � , J � ..��,. ° � / ;, o " /1 � , � :,��c; , � z c � Z � __ 200.02' N89'43'30"E � � ' �' a �1' �.. .� F" : $ I f 1-- ... -� �L . . ° 25' � � I ,, .. ........ ........... ...... . Zp• � I L-- . 0 w , , � s,s,sn' i " , � � � ' � _ , � I i � i � , , _ _ _ Exisnr+c un in �- _J � �.,J �AND ROAD EASEMENT EXISTING HWSE��N89'43'30'E TO REMAIN � � I � � .... ......._........ .__._.._.. � PROJECT N0. > i � '� � za.z• � � q � � � < MAC-004 � '� I I � °f• Z , FILE: D2.DWG � °°- DATE: O6/10/OS � � 43,270�2 � g �,, DESIGNED: JRM .. � � N , .,. T L J S�G:I DRAWN: JRM �� . f \� \ Na r"`�� TOWNSHIP/RANGE/SECTION n � Exisnnc unu�n 100.01 P{84A3'30T� 2S 1 04BC V - � �� AND ROAD ^ I � � 'i o � EASEMENT �� 5,501 ft2� g COUNTY ('� .. e \ � NJ � r- n , ._.... ................. ......---._._ . �� , , ..,�,�..: WASHINGTON . _ — —— ��,— — — _�� - _ . . \ TAX LOTS � �200 �� 250.01' N89'43'30'E �, ' �, . � ��.,' ��v '�..,,, � SHEET T1TLE 75� ' ' """ PRELIMINARY � ' PLAT '�, � �T L 1 fi;3{) ' , ', , � - ��- ��, ', � SHEET NUMBER ' ,_ D2 . . . , . �. Ti 2800 . 7t '�:;::: ,. .. ., . . . , ,. TL 27GU � ✓LUE .. _._...__ �.__._ ..._ _ ._._.. '� I -. � - ... . . . ....... ...... ........ . ...._. ___. . . - .. ......_.... � � S. W. FcH1' SFREET 5 W FEHN S7REEI - - - - - - PLANNING u � N I N C 0 R P 0 R A T E D . . .. . _ . . . ... ........ . . ... ....__ _, .. ... . 8835 SW CANYON LANE �.�' .I.. .. ............ .. . ..�� I ...\ PORTLAND,OR 97225 I (503)292-5339 I I I ' . I � � .. '� � ; I ��_ i . I I ' I �.. � � � . I � I I o I ~ o ' `t �.7..,?? J�� t I Z I . .. � I . . .. �'��, I � V/ V $ PCE EASEMENT � I I PCE EASEAIENT � Q � � . � I N � ` I � � . ( � � O/� � . vf . h .��. v a �Y ��. W �.J - �. . W I N I � I '� I � �' ~ � �� z � J ' � : z a w �� ' , U o � U, � �� i� � � �^ � o ; � - ,, o � � z � � Q :� , � � o � = _; �� 200.02' N89'4330'E i . � Z ^ g � iis.or �,__ _. �i .` � . � o i r�-- � = OC I I o I �—�.,; I j �--��V, � �L r I I � N ,.t I ' . .. '., � '�� ..��. }1 I � }I � I ��.. �— I 184.00' 20.D0' L—__J '. .' I 184.00' I I �.. 20.00' �___J .,. I 110.30� W g I s I I g � W " � I I � s , � g � m Y Z ,3s.�,•_ �,275 ft 2 R 7 ElOSl1HC o Z , � PROJECT N0. 14,256 ft � y� I I � H�seu�io m g ' g 8 � I 0 g MAC-004 \ s,asa n' o � � s,se�ft� � FILE: D2.DWG � � � I 7028' H '�.... � � � DATE: O6l10/05 . �_ 139.71' S.00' 139.71' _... ...... .. . . ..... ,. OESIGNED: JRM —_l r ___� � ORANN: JRM o \ \� � $ � -- � ' I I .. � rowriswP//aurcE/sECnora m \ s e°o I � I , , ; : I �flr_ I �� 2S104BC \ � 9,000 ft � � r � counrr ,-- - I �, �� \ ._.. � � I �� .._..... � ....._.l. _...... ....... _.._`__L_L� WASHINGTON t 50.00' _ .. . ' 250.01' N89Y3'30�E '...._ , .. � ... ....._._. . '. TAX LOTS �� I ' �� .. . 1200 , � i i SMEET TITLE -r ; y g(.��, I � ; .,�:; �- i ;_ r,�;� I SHADOW r.. PLATS SHADOW PLAT PARTITION OF LOT 2 SHADOW PLAT PARTITION OF LOT 5 SMEETNUMBER ,- = 40� N.T.S. D3 i �� —__ _ , ADDITIONAL PAVEMENT I, , ��i, T� �� . E '�� B�� -y � FOR ROAD WIDENING ' ` `� ' G ! I BEGIN NEW CURB AND ' � � ly� '� � SIDEWALK,�MATCH EXISTING ��. :� �'• � ____ __ PLANNING �. I N C 0 R P 0 R�T E D - 5. �`. FGRt�� w�`7:R�L F , �, __-. — --. ,__��,,, ""'"� �� 8835 SW CANYON LANE r -_x: ____ --- � SUITE 302 _.. ' _.. .._,�. ........ . _.__� ...._. � __� ___ _.___ ......... .._ ... ,._.,.~ .' _.. ... (503)292-53 9R97225 . � '��, '��: , .. � �. � � ---BPA EASEMENT - � I '�. ! , ....._ �� . :o I I BPA TOWER Z 'Q � � � , �� r , .� ....... _. .. ._ _.._.. U ..,� , � i30fJ i a W � �� i � � 7 " I -f � H � , � U , ; . _ _ . w � � Q � � � � � g �— �o z �, , I w � w ,�� __ < �Z � PRELIMINARY BUILDING FOO'fPRINT � `�^ � � �� ry. u3i F w � I �� ,, o � � � .. _N EROSION CONTROL t I�I I '� � ' � (n a - x � SEDIMENT FENCE 20 C Z 0 W N � i � .., _ W W Gi. " � � i� ,� � I �� , `� _ � �L , ,. ,.. I � L�� CONSTRUCT � � � ORIVEWAY DROP �� W I � � I�5� s � ; � ''-. I � '., , � � � � `" � rtss � ° Gi . .-,... .. �_ _J I � __ . ..� „ REMOVE �. , . � PAVEMENT � � .. � ......... . .. . .... .......... LEGEND PROJECT N0. _ � � � ' I SD STORM ORAIN LATERAL MAC-004 '11 I EXISTING � r SS SANITARY SEWER LATERAL W . I HOUSE TO S E%ISTING CURB AND FILE: 04.DWG . ^y � = � REMAW �� . SIDEWALK TO REMAIN yy},�� Wq7ER METER DATE: O6/10/05 G, � � , i � -� �;,,, DESIGNED: JRM 1 � # � �� DRAWN: JRM Z . I IEXISTING 1REE _� � I . N07ES: iONNSHIP � TO REMAIN (TYP.) I__ i XS i , I � 1.�OTS 7 AND 3 ARE TO TAKE iHEIR ACCESS FROM �ANGE/SECTION � - SW ASCENSION ORIVE. 2S 1 04BC S ( rt� � � °.� ! 2.ALL UTILITY CONNECTIONS FOR THE'fHREE NEW COUNTY , "�'� '. PRELJMINARY � r� � '; �� LOTS ARE TO COME FROM EXISTING UTILITIES IN WASHINGTON ' BWLDING �! � �,. . CONSTRUCT SW ASCENSION DRIVE. VERIFY DEP1H AN� LOCAiION TAX LOTS ' FOOTPRINT �� [�]] � ORIVEWAY OROP PRIOR TO CONSiRUCiION. 12� ,, _ . _I_ __ ,, ,.. ' ' r--� RcmRRR� ., . _. r.,.., 2� i . SHEET T17LE � � `>'"`' SITE " i IMPROVEMENTS I '�,. �� 7"�. 5 8 fl(: f EXISlING WA1ER ME7ER . SHEET NUMBER � TO BE RE-USED FOR ', i . ,.. . SERNCE TO LOT 3 _. �� __......_ .. ... .._ ........ D4 PRE-APPLICATION CONFERENCE NOTES .� ,� ➢ ENGINEERING SECTION Q �omry°nty�O(Qpm¢nt SFiaping A Better Community PUBLIC FACILITIES Tax Maptsl: 2S1o4gC Tax Lot[sl: 01200 Use Type: MLP The extent of necessary public improvements and dedications which shall be required of the applicant will be recommended by City staff and subject to approval by the appropriate authority. There will be no final recommendation to the decision making authority on behalf of the City staff until all concerned commenting agencies, City staff and the public have had an opportunity to review and comment on the application. The following comments are a proiection of public improvement related requirements that may be required as a condition of development approval for your proposed project. Riqht-of-way dedication: The City of Tigard requires that land area be dedicated to the public: (1.) To increase abutting public rights-of-way to the ultimate functional street classification right-of-way width as specified by the Community Development Code; or (2.) For the creation of new streets. Approval of a development application for this site will require right-of-way dedication for: � SW Fern Street to 27 feet from centerline � SW Interior Public street to 54 feet (Local Street) ❑ SW to feet ❑ SW to feet Street improvements: � Half street improvements will be necessary along SW Fern Street, to include: � 16 feet of pavement from centerline � concrete curb � storm sewers and other underground utilities � 5-foot concrete sidewalk with 5-foot planter strip � street trees spaced per TDC � street signs, traffic control devices, streetlights and a two-year streetlight fee. ❑ Other: CITY OF TIGARD Pre-Applicatlon Conference Notes Page 1 of 6 �` Englneerin9UepartmentSectlon � Full street improvements will be necessary along SW Interior public street, to include: � 32 feet of pavement from curb to curb � concrete curb � storm sewers and other underground utilities � 5-foot concrete sidewalk with 5-foot planter strip � street trees spaced per TDC � street signs, tra�c control devices, streetlights and a finro-year streetlight fee. � Other: More than 6 lots requires a public street ❑ street improvements will be necessary along SW , to include: ❑ feet of pavement ❑ concrete curb ❑ storm sewers and other underground utilities ❑ -foot concrete sidewalk ❑ street trees ❑ street signs, traffic control devices, streetlights and a two-year streetlight fee. ❑ Other: ❑ street improvements will be necessary along SW , to include: ❑ feet of pavement ❑ concrete curb ❑ storm sewers and other underground utilities ❑ -foot concrete sidewalk ❑ street trees ❑ street signs, traffic control devices, streetlights and a two-year streetlight fee. ❑ Other: ❑ street improvements will be necessary along SW , to include: ❑ feet of pavement ❑ concrete curb ❑ storm sewers and other underground utilities ❑ -foot concrete sidewalk ❑ street trees ❑ street signs, traffic control devices, streetlights and a two-year streetlight fee. �� CITY OF TI6ARD Pre-Appllcadon Conference Notes Page 2 of 6 , �9�neering0epartmentSectlon . � Other: Aqreement for Future Street Improvements: In some cases, where street improvements or other necessary public improvements are not currentiy practical, the improvements may be deferred. In such cases, a condition of development approval may be specified which requires the property owner(s) to provide a future improvement guarantee. The City Engineer will determine the form of this guarantee. The following street improvements may be eligible for such a future improvement guarantee: (1.) �2•) Overhead Utilitv Lines: ❑ Section 18.810.120 of the Tigard Municipal Code (TMC) requires all overhead utility lines adjacent to a development to be placed underground or, at the election of the developer, a fee in-lieu of undergrounding can be paid. This requirement is valid even if the utility lines are on the opposite side of the street from the site. If the fee in-lieu is proposed, it is equal to $ 35.00 per lineal foot of street frontage that contains the overhead lines. There are existing overhead utility lines which run adjacent to this site along SW Prior to , the applicant shall either place these utilities underground, or pay the fee in- lieu described above. SanitaN Sewers: The nearest sanitary sewer line to this property is a(n) 8 inch line which is located in Ascension Drive. The proposed development must be connected to a public sanitary sewer. It is the developer's responsibility to provide separate laterals to each parcel. The public sewer line must be designed and constructed to serve all lots. Water Supply: The Citv of Tiqard (Phone:(503) 639-4171) provides public water service in the area of this site. This service provider should be contacted for information regarding water supply for your proposed development. Fire Protection: Tualatin Valley Fire and Rescue District (South Division) [Contact: Eric McMullen, (503) 612-7010] provides fire protection services within the City of Tigard. The District should be contacted for information regarding the adequacy of circulation systems, the need for fire hydrants, or other questions related to fire protection. Storm Sewer Improvements: j�; All proposed development within the City shall be designed such that storm water runoff is conveyed to an approved public drainage system. The applicant will be required to submit a proposed storm CITY OF TIGARU Pre-Applicadon Conference Notes Page 3 of 6 En9lneedng�epartment Ssctlon d,.rainag� plan for the site, and may be required to prepare a sub-basin drainage analysis to ensure � that the proposed system will accommodate runoff from upstream properties when fully developed. Applicant can request that they be allowed to pay the fee-in-lieu of providing detention for the original MLP. The storm system must be designed for ultimate build-ouf and constructed to serve all parcels for the subdivision. Storm Water Qualitv: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) (Resolution and Order No. 00-7) which requires the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. The resolution contains a provision that would allow an applicant to pay a fee in-lieu of constructing an on-site facility provided specific criteria are met. The City will use discretion in determining whether or not the fee in-lieu will be offered. If the fee is allowed, it will be based upon the amount of new impervious surfaces created; for every 2,640 square feet, or portion thereof, the fee shall be $210. Preliminary sizing calculations for any proposed water quality facility shall be submitted with the development application. It is anticipated that this project will require: ❑ Construction of an on-site water quality facility. � Payment of the fee in-lieu. A wafer quality facility must be designed for the subdivision and located on the shadow plat. The ultilities need to be constructed to serve the facility with the MLP. Other Comments: All proposed sanitary sewer and storm drainage systems shall be designed such that City maintenance vehicles will have unobstructed access to critical manholes in the systems. Maintenance access roadways may be required if existing or proposed facilities are not otherwise readily accessible. 9) Provide preliminary sight distance cerfification at intersection of proposed private street and Fem Street. 2) Water service will come from Fem Street or Ascension Drive. 3) Due to the potential distance of the water service line, fhey will need 1-inch meters. 4) Any relocation of existing meters/services, etc fo be at fhe developer's expense. 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 buildinq permit issuance. In limited circumstances, payment of the TIF inay be allowed to be deferred until the issuance of an occupancy CITY OF TIGARD Pr�-Applicatlon Canf�rence Notea Page 4,f 6 �llneetla9 Ueplrtlllellt SecUo� p�rmit. � Deferral of the payment until occupancy is permissible o� when the TIF is greater than ' $5,000.00. Pay the T!F PERMITS Public Facility Improvement (PFI) Permit: Any work within a public right-of-way in the City of Tigard requires a PFI permit from the Engineering Department. A PFI permit application is available at the Planning/Engineering counter in City Hall. For more extensive work such as street widening improvements, main utility line extensions or subdivision infrastructure, plans prepared by a registered professional engineer must be submitted for review and approval. The Engineering Department fee structure for this permit is considered a cost recovery system. A deposit is collected with the application, and the City will track its costs throughout the life of the permit, and will either refund any remaining portion of the deposit, or invoice the Permittee in cases where City costs exceeds the deposit amount. NOTE: Engineering Staff time will also be tracked for any final design-related assistance provided to a Permittee or their engineer prior to submittal of a PFI permit application. This time will be considered part of the administration of the eventual PFI permit. The Permittee will also be required to post a perFormance bond, or other such suitable security. Where professional engineered plans are required, the Permittee must execute a Developer/Engineer Agreement, which will obligate the design engineer to perform the primary inspection of the public improvement construction work. The PFI permit fee structure is as follows: NOTE: If an PFI Permit is required,the applicant must obtain that permit prior to release of any permits from the Building Division. Buildinq Division Permits: The following is a brief overview of the type of permits issued by the Building Division. For a more detailed explanation of these permits, please contact the Development Services Counter at 503-639-4171, e�. 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 CITY OF T16ARD Pre-Applicatlon Comer�nce Notes Page 5 of 6 En9lnesrin!Oepsr[mentSscUon � � 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. fD ' ZS �eS PREPARED BY: �� (O- �0 ENGINEERING DEPARTM T STAFF DATE Phone: [5031639-4171 Fax: [50316240152 document4 Revised: September 2,2003 � � CffY OF TIGARD Pre-AUplicatlon Conference Notes Page 6 of 6 Easlnsering D�partm�ot SecUoa � - - C�ITY _OF TIGARD : � �:. . : .. . -. r ; s z _ , ,:. _ . . : � � `y PRE APPLICATI4N CONf ERENCE; , NOTES� , � � �E'fYOPT�4 �'DC,«�� , -'' r } .? t " - Commun:ty�Decefopment ,, � _ , ' : � _ '- • SFiapcngA Better�ommunity T� h � - - �� Pre-App�ication Meeting Notes are Valid_f r Six�(6) Months) .7 /7 _ :V�� 1! �/ / `/' /. PRE-APP.MTG.DATE: ! '' �_ ` � / �'" �`� l; STAfF AT PRE-APP.: � �/ � %, .. � � �' � �� RESIDENTIAL APPLICANT: �� f_�°<.e ;.�� AGENT: Phone: (S�^3) ;.�� - �i��-� Phone: ( ) PROPERTY LOCATION: ADDRESSlGENERAL !0(ATION: �-� �, c��/ S i;�� -��-rt c �.S'l TAX MAP(S}/LOT #(S): .2.5/c'?�f l�� -��"� NECESSARYAPPLICATIONS: �i/jLr'� >.f�, ��,,� l'_�� `��.��a%� , PROPOSAL DESCRIPTION: "�. � � ,�� . t,� y,- �_ � «. , �-�.,�-i�'�_� �� . , COMPREHENSIVE PLAN T—� MAP DESIGNATION: r��.u.�� ,�.��t��r _ ZONING MAP DESIGNATION: _�- � ZONIN6 DISTRICT DIMENSIONAL REQUIREMENTS [Refer to Code Section 18..�%� ) MINIMUM LOT SIZE: s�� sq. ft. Average Min. lot width: .5�' ft. Max. building height:��ft. Sctbacks: Front i� ft. Side_�ft. Rear_�—ft. Corner�ft. from street. MAXIMUM SITE COVERAGE: �% Minimum landscaped or natural vegetation area: -��%. GARAGES: �� ft. ❑ NEi6HBORH00D MEETIN6 (Refer to the Neighborhood Meeting Nandou� THE APPLICANT SHALL NOTIFY ALL PROPERTY OWNERS WITHIN 500 FEET, INTERESTED PARTIES, AND THE CITY OF TIGARD PLANNING DIVISION of their proposal. A minimum of two (2) weeks between the mailing date and the meeting date is required. Please review the Land Use Notification handout concerning site posting and the meeting notice. Meetinq is to be held qrior to submittina vour application or the aqplication will not be accepted. * NOTE: In order to also preliminarily address building code standards, a meeting with a Pians Examiner is encouraged prior to submittal of a land use application. CITY OF TIGARD Pre-Application Conference Notes � Pa e 1 of 9 Residential Applica6onlPlanning Division Section 9 � i , . . , . � NARRATIVE [Refer to Code Chapter 18.390] The APPLICANT SHALL SUBMIT A NARRATIVE which provides findings based on the applicable approval standards. Failure to provide a narrative or adequately address criteria would be reason to consider an application incomplete and delay review of the proposal. The applicant should review the code for applicable criteria. (�.IMPACT STUDY [Refer ta Code Sections 18.390.040 and 18.390.0501 As a part of the APPLICATION SUBMITTAL REQUIREMENTS, applicants are required to INCLUDE AN IMPACT STUDY with their submittal package. The impact study shall quantify the effect of the development on public facilities and services. The study shall address, at a minimum, the transportation system, including bikeways, the drainage system, the parks system, the water system, the sewer system and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with the dedication requirement, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the pro�ected impacts of the development. �ACCESS [Refer to Chapters 18.705 and 18J651 Minimum number of accesses: Minimum access width: Minimum pavement width: ❑ WAIKWAY REQUIREMENTS [Refer to Code Chapter 18.7051 Within all ATTACHED HOUSING (except two-family dwellings) and multi-family devefopments, each residential dwelling SHALL BE CONNECTED BY WALKWAY TO THE VEHICULAR PARKING AREA, COMMON OPEN SPACE AND RECREATION FACILITIES. � � � RESIDENTIAL DENSITY CALCUlAT10N [Refer to Code Chapter 18.7151-SEE DWMPLE BELOW. The NET RESIDENTIAL UNITS ALLOWED on a particular site may be calculated by dividing the net area of the developable land by the minimum number of square feet required per dwelling unit as specified by the applicable zoning designation. Net development area is calculated by subtracting the following land area(s) from the gross site area: All sensitive lands areas includinq: ➢ Land within the 100-year floodplain; ➢ Slopes exceeding 25%; ➢ Drainageways; and � ➢ Wetlands for the R-1, R-2, R-3.5, R-4.5 and R-7 zoning districts. Public riqht-of-way dedication: ➢ Single-family allocate 20% of gross acres for public facilities; or ➢ Multi-family allocate 15% of gross acres for public facilities; or ➢ If available, the actual public facility square footage can be used for deduction. DfAMPLE 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 riqht-of-way 6,534 sp. ft. (15°/a)for public ric1ht-of-way NET: 34,848 square feet NET: 37,026 square feet - 3.050 (minimum lot areal - 3,050 lminimum lot area) = 11A Units Per Acre = 12.1 Units Per Acre �rne De�elopment Code requires mat the netsite area exist for the nextwhole dwelling unit NO BOUNDINC UP IS PERMITTEO. �,, �Minimum ProJect Densiry ia 80%of the maximum allowed denairy.TO DEiERMINE THIS STANDARD,MULTIPLYTHE MN(IMUM NUMBER OF UNITS BY.8. r�, �"' CIN OF TI�ARD Pre-A lication Conference Notes �,' PP� � Page 2 of 9 Residential ApplicatioNPlanning Division 5ection � � ❑ SPECIAL SETBACKS [Refer to Code Section 18.7301 ➢ STREETS: feet from the centerline of ➢ FLAG LOT: A TEN (10)-FOOT SIDE YARD SETBACK appiies to ail primary structures. � ➢ ZERO LOT LINE L�TS: A minimum of a ten (10)-foot separation shall be maintained between each dwelling unit or garage. ➢ MULTI-FAMILY RES{DENTIAL building separation standards apply within multiple-family residential developments. ACCESSORY STRUCTURES UP TO 528 SQUARE FEET in size may be permitted on lots less than 2.5 acres in size. Five (5)-foot minimum setback from side and rear lot fines. ACCESSORY STRUCTURE UP TO 1,000 SQUARE FEET on parcels of at least 2.5 acres in size. tSee applicable zonin9 district for the primary structures'aetback requirements.l ❑ RA6 LOT BUILDIN6 HEI6HT PROVISIONS [Reter to Cede Chapter 18.7301 MAXIMUM HEIGHT OF 1'/2 STORIES or 25 feet, whichever is less in most zones; 2'/ stories, or 35 feet in R-7, R-12, R-25 or R-40 zones provided that the standards of Section 18.730.010.C.2 are satisfied. - ❑ BUFFERIN6 AND SCREENIN6 (Refer to Code C#�apter 18.7451 In order TO INCREASE PRIVACY AND TO EITHER REDUCE OR ELIMINATE ADVERSE NOISE OR VISUAL IMPACTS between adjacent developments, especially between different land uses, the CITY REQUIRES LANDSCAPED BUFFER AREAS along certain site perimeters. Required buffer areas are described by the Code in terms of width. Buffer areas must be occupied by a mixture of deciduous and evergreen trees and shrubs and must also achieve a balance between vertical and horizontal plantings. Site obscuring screens or fences may also be required; these are often advisable even if not required by the Code. The required buffer areas may onlV be occupied by vegetation, fences, utilities, and walkways. Additional information on required buffer area materials and sizes may be found in the Development Code. The ESTIMATED REQUIRED BUFFERS aqplicable to vour proposal area is• Buffer Level along north boundary. Buffer Level along east boundary. Buffer Level along north boundary. Buffer Level along east boundary. IN ADDITION, SIGHT OBSCURING SCREENING IS REQUIRED ALONG: [+�LAN�SCAPING [Refer to Code Chapt�rs 18.745,15.765 and 18.705) 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 _k �'� be placed either within the public right-of-way or on private property within six (6) feet of the right-of- J way boundary. Street trees must have a minimum caliper of at least two (2} inches when measured four (4) feet above grade. Street trees should be spaced 20 to 40 feet apart depending on the d �?� ranching width of the proposed tree species at maturity. Further information on regulations �� affecting street trees may be obtained from the Planning Division. � A MINIMUM OF ONE (1) TREE FOR EVERY SEVEN (7) PARKING SPACES MUST BE PLANTED in and around all parking areas in order to provide a vegetative canopy effect. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. ❑ RECYCLIN6 [Refer to Code Chapter 18.7551 Applicant should CONTACT FRANCHISE HAULER FOR REVIEW AND APPROVAL OF SITE SERVICING COMPATIBILITY. Locating a trash/recycling enclosure within a clear vision area such as at the intersection of finro (2) driveways within a parking lot is prohibited. Much of Tigard is within Pride Disposal's Service area. Lenny Hing is the contact person and can be reached at (503) 625-6177. CITY OF TIGARD Pre-Application Conference Notes Page 3 of 9 Residentia!ApplicationlPlanning Division Section ' � (�PARKING [Refer to Code Chapters 18.765 s�18.7051 ALL PARKING AREAS AND DRIVEWAYS MUST BE PAVED. ➢ Single-family............ Requires: One (1) off-street parking space per dwelling unit; and �ne (1) space per unit less than 500 square feet. ➢ Multiple-family.........Requires: 1.25 spaces per unit for 1 bedroom; 1.5 spaces per unit for 2 bedrooms; and 1.75 spaces per unit for 3 bedrooms. Multi-family dwelling units with more than ten (1�) required spaces shall provide parking for the use of guests and shall consist of 15% of the total required parking. NO MORE THAN 50% OF REQUIRED SPACES MAY BE DESIGNATED ANDIOR DIMENSIONED AS COMPACT SPACES. Parking stalls shall be dimensioned as follows: ➢ Standard parking space dimensions: 8 feet. 6 inches X 18 feet, 6 inches. ➢ Compact parking space dirnensions: 7 feet. 6 inches X 16 feet, 6 inches. ➢ Handicapped parking: All parking areas shall provide appropriately located and dimensioned disabled person parkmg 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 appropnate sign shall be posted. ❑ BICYCLE RACKS [Refer to Code Secbon 18.7651 BICYCLE RACKS are required FOR MULTI-FAMILY, COMMERCIAL AND INDUSTRIAL DEVELOPMENTS. Bicycle racks shall be located in areas protected from automobile traffic and in convenient locations. ❑ SENSRIVE LANDS [Refer to Code Chapter 18.Tt51 . The Code provides REGULATIONS FOR LANDS WHICH ARE POTENTIALLY UNSUITABLE FOR DEVELOPMENT DUE TO AREAS WITHIN THE 100-YEAR FLOODPLAIN, NATURAL DRAINAGEWAYS, WETLAND AREAS, ON SLOPES IN EXCESS OF 25 PERCENT, OR ON UNSTABLE GROUND. Staff will attempt to preliminary identify sensitive lands areas at the pre- application conference based on available inforrnation. HOWEVER, the responsibilitv to qrecisely identify sensitive land areas, and their boundaries is the responsibilitv of the applicant Areas meetinq the definitions of sensitive lands must be clearlv indicated on plans submitted with the development application. Chapter 18.775 also provides regulations for the use, protection, or modification of sensitive lands areas. RESIDENTIAL DEVEL�PMENT !S PROHIBITED WITHlN FLOODPLAINS ❑ STEEP SLOPES [Refer to Code Sectiao 18.715.O70.C1 When STEEP SLOPES exist, prior to issuance of a final order, a geotechnical report must be submitted which addresses the approval standards of the Tigard Community Development Code Section 18.775.080.C. The report shall be based upon field exploration and investigation and shall include specific recommendations for achieving the requirements of Section 18.775.080.C. ❑ CLEANWAi'ER SERVICES[CWSI BUFfER STANDAROS [Refer to R a 0 96-44/USA Regulations-Chapter 3l LAND DEVELOPMENT ADJACENT TO SENSITIVE AREAS shall preserve and maintain or create a vegetated corridor for a buffer wide enough to protect the water quality functioning of the sensitive area. Desiqn Criteria: The VEGETATED CORRIDOR WIDTH is dependent on the sensitive area. The following table identifies the required widths: CITY OF TIGARD Pre-Application Conference Notes Pa e 4 of 9 �' Residential Application/Planning Division Section g ' TABLE 3.1 VE6ETATED CORRIDOR WIDTHS ' SOURCE: CWS�ESIGN AND CONSTRUCTION STANDQRDS MANUAL/RESOLUTION a ORDER 96-44 - SLOPE ADJACENT WIDTH 0F VEGETATED ' - = SENSITlVE AREA DEFINITION � ,�,.: '. TO SENSITIVE AREA "_ CORRIDOR PER SIDEZ • Streams with intermittent flow draining: � �25� � 10 to <50 acres 15 feet � >50 to <10� acres 25 feet ♦ Existing or created wetlands <0.5 acre � 25 feet ♦ Existing or created wetiands >0.5 acre <25% 50 feet ♦ Rivers, streams, and springs with year-round flow ♦ Streams with intermittent flow draining >100 acres ♦ Natural lakes and onds ♦ Streams with intermittent flow draining: >25% � 10 to <50 acres 30 feet �1 >50 to <100 acres 50 feet • Existing or c�eated wetlands >25% Variable from 50-200 feet. Measure ♦ Rivers, streams, and springs with year-round flow in 25-foot increments from the starting • Streams with intermittent flow draining >100 acres point to the top of ravine (break in ♦ Natural lakes and ponds <25%slope), add 35 feet past the top of ravine3 Starting point for measurement = edge of the defined channel (bankful flow) for streams/rivers, delineated wetland boundary, delineated spring boundary, and/or average high water for lakes or ponds,whichever offers greatest resource protection. Intermittent springs, located a minimum of 15 feet within the river/stream or wetland vegetated corridor,shall not serve as a starting point for measurement. Tl/egetated corridor averaging or reduction is allowed only when the vegetated corridor is cert�ed to be in a marginai or degraded condition. 3The vegetated corridor extends 35 feet from the top of the ravine and sets the outer boundary of the vegetated corridor. The 35 feet may be reduced to 15 feet,if a stamped geotechnical repoR confirms slope stability shall be maintained with the reduced setback from the top of ravine. Restrictions in the VeQetate Corridor: NO structures, development, construction activities, gardens, lawns, application of chemicals, dumping of any materials of any kind, or other activities shall be permitted which othenNise detract from the water quality protection provided by the vegetated corridor, except as provided for in the USA Design and Consfruction Standards. Location of Vegetated Corridor: IN ANY RESIDENTIAL DEVELOPMENT WHICH CREATES MULTIPLE PARCELS or lots intended for separate ownership, such as a subdivision, the vegetated corridor shall be contained in a separate tract, and shall not be a part of any parcel to be used for the construction of a dwelling unit. CWS Service Provider Letter: PRIOR TO SUBMITTAL of any land use applications, the applicant must obtain a CWS Service Provider Letter which will outline the conditions necessary to comply with the R&O 96-44 sensitive . area requirements. If there are no sensitive areas, CWS must still issue a letter stating a CWS Service Provider Letter is not required. ❑ SI6NS [Refer to Code Chapter 18.7801 SIGN PERMITS MUST BE OBTAINED PRIOR TO INSTALLATION OF ANY SIGN in the City of Tigard. A "Guidelines for Sign Permits" handout is available upon request. Additional sign area or height beyond Code standards may be permitted if the sign proposal is reviewed as part of a development review application. Alternatively, a Sign Code Exception application may be filed for Director's review. � TREE REMOYAL PLAN REQUIREMENTS [Refer to Code Section 18.790.030.CJ A TREE PLAN FOR THE PLANTING, REMOVAL AND PROTECTION OF TREES prepared by a certified arborist shall be provided for any lot, parcel or combination of (ots or parcels for which a development application for a subdivision, partition, site development review, planned development, or conditional use is filed. Protection is preferred over removal where possible. �;'�. ;.:� CITY OF TIGARD Pre-Application Conference Notes Pa e 5 of 9 �"' Residenti�ApplicationlPlanning Division Secfion 9 • THE TREE PLAN SHALL INCLUDE the foilowing: ➢ ldentification of the location, size, species, and condition of all existing trees greater than 6- inch caliper. ➢ Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18.790.060.D according to the following standards and shall be exclusive of trees required by other development code provisions for fandscaping, streets and parking lots: . Retainage of less than 25% of existing trees over 12 inches in caliper requires a mitigation program according to Section 18.150.070.D. of no net loss of trees; . Retainage of from 25 to 5�% of existing trees over 12 inches in caliper requires that two-thirds of the trees to be removed be mitigated according to Section 18.790.060.D.; . Retainage of from 50 to 75% of existing trees over 12 inches in caliper requires that 50% of the trees to be removed be mitigated according to Section 18.790.060.D.; . Retainage of 75% or greater of existing trees over 12 inches in caliper requires no mitigation; ➢ Identification of all trees which are proposed to be removed; and ➢ A protection program defining standards and methods that will be used by the appiicant to protect trees during and after construction. TREES REMOVED WITHIN THE PERIOD OF ONE (1) YEAR PRIOR TO A DEVELOPMENT APPLICATION LISTED ABOVE will be inventoried as part of the tree plan above and will be replaced according to Section 18.790.060.D. �Ri6ATI0N [Referto Code Sectlon 18.790.060.EJ REPLACEMENT OF A TREE shall take place according to the following guidelines: ➢ A replacement tree shall be a substantially similar species considering site characteristics. ➢ If a replacement tree of the species of the tree removed or damages is not reasonably available, the Director may allow replacement with a different species of equivalent natural resource value. ➢ If a replacement tree of the size cut is not reasonably available on the local market or would not be viable, the Director shall require replacement with more than one tree in accordance with the following formula: . The number of replacement trees required shall be determined by dividing the estimated caliper size of the tree removed or damaged, by the caliper size of the largest reasonably available replacement trees. If this number of trees cannot be viably located on the subject property, the Director may require one (1) or more replacement trees to be planted on other property within the c'rty, either public property or, with the consent of the owner, private property. ➢ The planting of a replacement tree shall take place in a manner reasonably calculated to allow growth to maturity. IN LIEU OF TREE REPLACEMENT under Subsection D of this section, a party may, with the consent of the Director, elect to compensate the City for its costs in performing such tree replacement. �CLEAR YIStON AREA [Refer to Code Chapter 18]95l The City requires that CLEAR VISION AREAS BE MAINTAINED BETWEEN THREE (3) AND EIGHT (8) FEET IN HEIGHT at road/driveway, road/railroad, and road/road intersections. The size of the required clear vision area depends upon the abutting street's functional classification and any existing obstructions within the clear vision area. The applicant shall show the clear vision areas on the site plan, and identify any obstructions in these areas. CITY OF TIGARD Pre-Application Conference Notes Page 6 of 9 Residential ApplicatioNPlanning Division Section �� . . �� TURE STREET PUIN AND EKTENSION OF STREETS [Refer to Cotle Seciion 18.810.030.FJ A FUTURE STREET PLAN shall: ➢ Be filed by the applicant in conjunction with an application for a subdivision or partition. The plan shall show the pattern of existing and proposed future streets from the boundaries of the proposed land division and shall include boundaries of the proposed land division and shall include other parcels within 200 feet surrounding and adjacent to the proposed land diyision. ➢ Identify existing or proposed bus routes, pullouts or other transit facilities, bicycle routes and pedestrian facilities on or within 500 feet of the site. Where necessary to give access or permit a satisfactory future division of adjoining land, streets shall be e�ended to the boundary lines of the tract to be developed. ,,�ADDIT10NAl LOT DIMENSIONAL REQUIREMENTS [Refer t�Code Sectlon 18.810.0601 MINIMUM LOT FRONTAGE: 25 feet unless lot is created through the minor land partition process. Lots created as part of a partition must have a minimum of 15 feet of frontage or have a minimum 15-foot wide access easement. The DEPTH OF ALL LOTS SHALL NOT EXCEED 2'h TIMES THE AVERAGE WIDTH, unless the parcel is less than 1'/2 times the minimum lot size of the applicable zoning district. �B10GKS [Refer to Code Secdon 18.810.0901 � The perimeter of BLOCKS FORMED BY STREETS SHALL NOT EXCEED 1,800 FEET measured along the right-of-way center line except where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development. When block lengths greater than 330 feet are permitted, pedestrian/bikeways shall be provided through the block. CODE CHAPTERS _ 18,330�c�,a�u�� S.62O(Tgard Triangle Design Standards) � 18.765{ottsveet Pa�cir�oading Requirements) _ 18.340(�irecaors�nterpretation) 18.630(wasnirx�ton syuare Re9iona��enter� _ 18.775(sensitive�ands Review) _ 18.350(P�an�ed�e�eb�q � 18.705�A�9��,�bor,� _ 18.780�s�� _ 18.360(s�te�eve�ment Review) �H.7�O(Aooessory Resid�tial Uni�) 'I$.7$5(Temporary Use PertniLS) _ 18.370(variances�Ad)usm�ri�s) S�' 18.715(�ensity c,omputatons) �18.790 Rree Removaq � _ 18.380�zo��n��rr�c Amer�arne�,�) 18.720(oesgn�«r�as�aity star�dards) �i 8.795�r�i c��A�� _ 18,385�M;��P�� 1$.725(Environmenta►Pertormance standards _ 18.798 ) (Wireless Cornmunication Fadl'fies) X �H.39O(Deasion Maldng Prooeduresllmpad Study) �8.�30(Exceptions To Devebprt�ent SFandards) ?5,18.810(street�uq�iry�mprovement standards) _ 18.410��oc�ad��rn�,�� 18.740 M�o�y� _ � 18.420(�and Partitions} 18.742�Ho�o�,�tion P�,�� _ 18.430(subdivisions) _r �- 1 H.745(landscaping 8 Screening Standards) � 18.510(Res�ientia�zonirx�o�stricts) 18.750(Manutacturedm�obi�Home Regulations) _ �$.520(Comrt�er�ial Zoning Districts) �8.755(Maed Sofid WastelRecyding Storage) _ �S.53O(Industrial Zoning Districis) 18.760(Nonconiomiirg Sihiations) CITY OF TIGARD Pre-Application Conference Notes Pa e 7 of 9 Residential Application/Planning Division Section 9 • pDDITIONAI CQNCERNS OR COMMENTS: , •• ' - �< a� _ . � � , .C:� �� - � � � - - > > - � � +� //�; ,�� i'r�"L�Y.�fiL C '�`.�� 'A�Lti/.�! L�^ / . :�� f r ) L�! /Lf t � c"' JL� � !�L'Y r f6��E�L��— �a-, Li fx � �� ;�.. �p/ ��- �� /�',,LdiL _S�" rc:C,�( C^c�f.ti�`T'V-_G.dG�i�_-i�-r' .r�.�--�i r r�� • e •,s-y �/C��. �- \ �7-7�- �7�.�� J '. � _ � � . -��•,� .�7 �c�'7I1.ri '�t' ct�1��C��c��,�v - .�� T�� '.-�>�-.�>.� ��_L� :�'r-r/ii«� .. �•� c, ,z - �� ._s r� C.�� _ �:�� . ,'e r' - PROCEDURE , °C 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. APPUCATION SUBMITTAL PROCESS All APPLICATIONS MUST BE ACCEPTED BY A PLANNING DIVISION STAFF MEMBER of the Community Development Department at Tigard City Hall offices. PLEASE NOTE: Applications submitted bv mail or dropped off at the counter without Plannin« ivision acceptance may be returned. The Planninq counter closes at 5:00 P�VA. Ma s submitted with an a lication shall be folded IN ADVANCE to 8'/i' x 11". One 8'/z' x 11" ma o a ro ose ro ect s a a so e su mitte or attac ment to the sta re ort or administrative decis�on. Applications with un ol ed maps shall not be accepte . The Planning Division and Engineering Department will perform a preliminary review of the application and will determine whether an application is complete within 30 days of the counter submittal. Staff will notify the applicant if additional information or additional copies of the submitted materials are required. �M CITY OF TIGARD Pre-Application Conference Notes Page 8 of 9 Residential AppficatioNPlanning Division Section � , „ . ' The administrative decision or public hearing will typically occur approximately 45 to 60 days after an application is accepted as being complete by the Planning Division. Applications involving difficult or protracted issues or requiring review by other jurisdictions may take additional time to review. Written recommendations from the Planning staff are issued seven (7) days prior to the public hearing A 10-day public appeal per'od�follows all land u decisions. An appeal on this matter woufd be heard by the Tigard �� ,� .��` . A basic flow chart � �� which illustrates the review proces! i� s avai a rom th lanning Division upon request. Land use applications requiring a public hearing must have notice posted on-site by the applicant no less than 10 days prior to the public hearing. This PRE-APPLfCATION CONFERENCE AND THE NOTES OF THE CONFERENCE ARE INTENDED TO INFORM the prospective applicant of the primary Community Development Code requirements applicable to the potential development of a particular site and to allow the City staff and prospective applicant to discuss the opportunities and constraints affecting development of the site. SUBDIYISION PLAT NAME RESERYATION tCouniy Surueyor's Office: 503-648-88841 PRIOR TO SUBMITTING A SUBDIVISION LAND USE APPLICATION with the City of Tigard, applicants are �re uire�d to complete and file a subdivision plat naming request with the Washington County Surveyor's Office in order to obtain approval/reservation for any subdivision name. Applications will not be accepted as complete until the City receives the faxed confirmation of approval from the County of the Subdivision Name Reservation. BUILDIN6 PERMITS PLANS FOR BUILDING AND OTHER RELATED PERMITS WILL NOT BE ACCEPTED FOR REVIEW UNTIL A LAND USE APPROVAL HAS BEEN ISSUED. Final inspection approvals by the Building Division will not be granted until there is compliance with all conditions of development approval. These pre-application notes do not include comments from the Building Division. For proposed buildings or modifications to existing buildings, it is recommended to contact a Building Division Plans Examiner to determine if there are building code issues that would prevent the structure from being constructed, as proposed. Additionally, with regard to Subdivisions and Minor Land Partitions where any structure to be demolished has system development charge (SDC) credits and the underlying parcel for that structure wil! be eliminated when the new plat is recorded, the City's policy is to apply those svstem development credits to the first buildinq permit issued in the development (UNLESS �THERWISE DIRECTED BY THE DEVELOPER AT THE TIME THE DEMOLITION PERMIT IS OBTAINED). e con erence an notes cannot cover a e requirements an aspects re ate to site planning that should ap ply to the development af your site plan. Failure of the staff to provide mformation 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. AN ADDITIONAL PRE-APPLICATION FEE AND CONFERENCE WILL BE REQUlRED !F AN APPLICATION PERTAINING TO THIS PRE-APPLICATION CONFERENCE IS SUBMITTED AFTER A PERIOD OF MORE THAN SIX (6) MONTHS FOLLOWING THIS CONFERENCE (unless deemed as unnecessary by the Planning Division). � PREPARED BY: � �- CITY OF IGA P SION - ERSON HOLDIN6 PRE-APP. MEETING PHONE: 503-639-4171 FA1(: 503-684-1297 EMAIL• (:��':r�c�a�7@ci.tigard.or.us TITLE 18(CITY OF TIGARD'S COMMUNITY DEVELOPMENT CODE)INTERNETADDRESS: ININW.CI.tigard.01'.OS H:lpattylmasterslPre-App Notes Residential.doc Updated: 15-Dec-04 (Engineering section:preapp.eng) CITY OF TIGARD Pre-Application Conference Notes Page 9 of 9 Residentiaf ApplicationlPlanning Division Section