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SUB2006-00006 WITHDRAWN SUB2006 - 00006 SAMSON HEIGHTS SUBDIVISION • CITY OF TIGARD OREGON October 31, 2006 Millennium Homes, Inc. 2208 SE 182"d Ave. Portland, OR 97223 Attn: John Marquardt Re: Permit No. SUB2006-00006 Dear Mr. Marquardt: The City of Tigard has canceled the above referenced permit(s) and enclose a refund for the following: Site Address: 14504 SW Fern St. Project Name: Samson Heights Job No.: N/A Refund: Check#48126 in the amount of$4,212.00. Credit card"return"receipt in the amount of$N/A. Notes: Application withdrawn; refund 80%of application fees. If you have any questions please contact me at(503) 718-2430. Sincerely, icjA5-479747.,te___ Dianna Howse Permit Specialist Enc. i:\Building\Refunds\LtrRefund-CancelPermit.doc 05/04 13125 SW Hall Blvd., Tigard, OR 97223(503)639-4171 TDD(503)684-2772 City of Tigard TIGARD Tidemark Refund Request This form is used for refund requests of land use, engineering and building application fees paid by all methods. Receipts, documentation and the Request for Permit Action or Refund form (if applicable) must be attached to this form. Refund requests are due to Tidemark System Administrator by Friday at 5:00 PM for processing each Monday. Accounts Payable will route refund checks to Tidemark System Administrator for distribution. Please allow 1-2 weeks for processing. PAYABLE TO: Millennium Homes,Inc. DATE: 10/23/06 2208 SE 182nd Ave. Portland, OR 97223 REQUESTED BY: Dianna Howse Attn: John Marquardt CAC TRANSACTION INFORMATION: Receipt#: 2006-2190 Case#: SUB2006-00006 Date: 5/12/06 Address/Parcel: 14504 SW Fern St. Pay Method: Check Project Name: Samson Heights EXPLANATION: Applicant has withdrawn application. Refund 80%of application fees. REFUND INFORMATION: Fee Description From Receipt Revenue Account No. Refund Example: [BUILD] Permit Fee Example: 245-0000-432000 $Amount [LANDUS] Prelim Plat w/o PD 100-0000-438000 $3,872.00 [LRPF] LR Planning Surcharge 100-0000-438050 340.00 TOTAL REFUND: $4,212.00 APPROVALS: If under$500 Professional Staff If under$5,000 Division Manager If under$22,500 Department Manager If under$50,000 City Manager If over$50,000 Local Contract Review Board FOR TIDEMARK SYSTEM ADMINISTRATION USE ONLY Case Refund Processed: Date: <?j, ' 7,,f% - By: I:\Building\Refunds\RefundRequest.doc 09/15/06 A " Planning Division TIGARD Request for Permit Action or Refund TO: CITY OF TIGARD Permit System Administrator 13125 SW Hall Blvd.,Tigard, OR 97223 Phone: 503.718.2430 Fax: 503.598.1960 FROM: ® Owner ® Applicant ❑ Contractor ❑ City Staff (check one) Name: Millennium Homes (Business or Individual) Mailing Address: 2208 SE 182nd R Ave. City/State/Zip: Portland, OR 97223 Phone No.: 503-665-0111 PLEASE TAKE ACTION FOR THE ITEM(S) CHECKED (✓): ® CANCEL PERMIT APPLICATION. ® REFUND PERMIT FEES (attach receipt,if available). ❑ REMOVE CONTRACTOR FROM PERMIT (do not cancel permit). Permit#: SUB2006-00006 Site Address or Parcel#: 14504 SW Fern St. Project Name: Subdivision Name: Samson Heights Lot#: EXPLANATION: Applicant/Owner has requested to withdraw the application. A refund has been requested. Refund 80% of application fee. Signature: (��'v — Ca- ,e..J Date: 10/20/06 Cheryl Carnes Print Name: yg5'o,o yzs . /.O , 4r-O Refund Policy �j 1. The Director may authorize the refund oft / 3 P .7. ®6 /- .3yo a) any fee which was erroneously paid or collected. b) not more than 80 percent of the application fee when an application is withdrawn or canceled before any review effort has been expended. 2. Refunds will be returned to the original Payer in the same method in which payment was received. FOR OFFICE USE ONLY Rte to Sys Admin: Date B Rte to Bldg Admin: Date B Refund Processed: Date/p B „ .' e Processed: Date B p `� Permit Canceled: Date By Parcel Tag Added: Date By Pr' " Receipt#4--02/go Date S/// p4, Method ct_e Amount$ I:\Citywide\Tidemark\Forms\Req¢ ction-Ping.doc Rev 02/27/06 III CITY OF TIGARD 10/24/2006 • 13125 SW Hall Blvd. Case Activity Listing 4:39:3 Tigard,OR 97223 (503)639-4171 Case #: SUB2006-00006 7'rivl TIGARD Activity Done Updated Code Description Date 1 Date 2 Date 3 Hold Disp By By Notes 1020 Application received 5/12/2006 None DONE ST 5/12/2006 ST 1030 Case created 5/12/2006 None DONE ST 5/12/2006 ST 1110 Application withdrawn 10/20/2006 None WDRN PLL 10/24/2006 10/20/06 the John Marquardt,Project Manager for PLL Millennium Homes officially withdrew this application. 80%of the application fees are being refunded to Millennium Homes. By: Patty L. Page 1 of I CaseAcivity..rpt Cheryl Caines-Samson Heights... Page 1 From: "John Marquardt" <jmarquardt @millhomes.net> To: <cherylc @tigard-or.gov> Date: 10/20/2006 1:39:14 PM Subject: Samson Heights... Hey Cheryl, I recently left my position at Blue Sky Planning and am now working directly for Millennium Homes as their project manager. With that being said, I am going to formally withdraw the application from the city for the project out on the corner of SW Fern and Ascension, case file number SUB2006-00006. You indicated we could get about 80% of the fees returned. I will be proceeding with the PLA and will get that through. At what point during that process can I re-start the subdivision application? Do I have to wait until it formally records or can I start the process while its in review at the county? We talked about you guys not being able to grant concession for the frontage for a lot that didn't legally exist. What I would like to do is after the city has reviewed the PA and it goes into the county, schedule the Pre-app, and get the application turned in for completeness while it's still out at the county Does that sound like something that can be done? Let me know, and in the meantime, please withdraw the current application before it expires, Thanks. John Marquardt Project Manager Millennium Homes 503.489.0763 Planning Division Request for Permit Action or Refund TIGARD TO: CITY OF TIGARD Permit System Administrator 13125 SW Hall Blvd.,Tigard, OR 97223 Phone: 503.718.2430 Fax: 503.598.1960 FROM: Owner ® Applicant ❑ Contractor ❑ City Staff (check one) Name: Millennium Homes (Business or Individual) Mailing Address: 2208 SE 182nd Ave. City/State/Zip: Portland, OR 97223 Phone No.: 503-665-0111 PLEASE TAKE ACTION FOR THE ITEM(S) CHECKED (1): CANCEL PERMIT APPLICATION. REFUND PERMIT FEES (attach receipt,if available). ❑ REMOVE CONTRACTOR FROM PERMIT (do not cancel permit). Permit#: SUB2006-00006 Site Address or Parcel#: 14504 SW Fern St. Project Name: Subdivision Name: Samson Heights Lot#: EXPLANATION: Applicant/Owner has requested to withdraw the application. A refund has been requested. Refund 80% of application fee. Signature: eittAi-1 Date: 10/20/06 Cheryl Carnes Print Name: Refund Policy 1. The Director may authorize the refund of: a) any fee which was erroneously paid or collected. b) not more than 80 percent of the application fee when an application is withdrawn or canceled before any review effort has been expended. 2. Refunds will be returned to the original Payer in the same method in which payment was received. FOR OFFICE USE ONLY Rte to Sys Admin: Date tic Rte to Bldg.\dmin: Date By Refund Processed: Date ' By Invoice Processed: Date By Permit Canceled: Date By Parcel Tag Added: Date By Receipt# Date Method Amount$ t:\Citvwide\Tide mark\Forms\RegPermit.\etion-Ping.doc Rev 02/27/06 APPLICANT MATERIALS Blue Sky Planning, Inc. Fern Street—5 lot Subdivision RECEIVED Land Use Application MAY 12 2006 CITY OF TIGARD 5 Lot Subdivision PLANNING/ENGINEERING Samson Heights Subdivision Tax lot 01200 of Tax Map 2S1 04BC Washington County, Oregon Submitted to: City of Tigard Community Development April 21st, 2005 Applicant and Owner: Mac Even Millennium Homes 2208 SE 182nd 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 Contact: John Marquardt john @blueskyplanning.net 1 14504 SW Fern Street 4/24/2006 2S1 04BC 01200 Blue Sky Planning, Inc. Fern Street—5 lot Subdivision Introduction 4 General Information 4 Summary of Proposal 5 Site Description 6 Title 18 - Development Code Chapter 18.510 Residential Zoning Districts 7 18.510.020 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 13 18.715.020 Density Calculation Chapter 18.725 - Environmental Performance Standards 15 18.725.020 General Provisions 18.725.030 Performance Standards Chapter 18.745 - Landscaping and Screening 17 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 26 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 18.775- Sensitive Lands 30 18.775.020 Applicability of Uses: Permitted, Prohibited, and Nonconforming 18.775.030 Administrative Provisions 18.775.040 General Provisions for Floodplain Areas 18.775.050 General Provisions for Wetlands 18.775.060 Expiration of Approval 18.775.070 Sensitive Land Permits 18.775.080 Application Submission Requirements 18.775.090 Special Provisions for Development within Locally Significant Wetlands 18.775.100 Adjustments to Underlying Zone Setbacks 18.775.110 Density Transfer 18.775.120 Variances to Section 18.775.090 Standards 18.775.130 Plan Amendment Option Chapter 18.790-Tree Removal 40 2 14504 SW Fern Street 4/26/2006 2S1 04BC 01200 Blue Sky Planning, Inc. Fern Street—5 lot Subdivision 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 45 18.795.020 Applicability of Provisions 18.795.030 Visual Clearance Requirements 18.795.040 Computations Chapter 18.810 - Street and Utility Improvement Standards 47 18.810.030 Streets 18.810.050 Easements 18.810.060 Lots 18.810.090 Sanitary Sewers 18.810.100 Storm Drainage 18.810.120 Utilities Conclusion Exhibits 59 Exhibit A - Development Plans 61 Exhibit B - Land Use Application 62 Exhibit C - Property Title Information 63 Exhibit D - Real Estate Agreement for purchase of Tract "G" 64 Exhibit E - Development Impact Statement 65 Exhibit F - Sight Distance Certification 66 Exhibit G - Arborist Report 67 Exhibit H - Pre-Application Notes 68 Exhibit J - CWS Service Provider Letter 69 Exhibit K -Storm Drain Calculations 70 Exhibit L - Neighborhood Meeting Sign-in Sheets and notes 71 3 14504 SW Fern Street 5/12/2006 2S1 04BC 01200 Blue Sky Planning, Inc. Fern Street-5 lot Subdivision INTRODUCTION GENERAL INFORMATION Applicant & Owner: Mac Even Millennium Homes 2208 SE 182nd 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: 61 ,422 square feet, approximately 1 .41 acres 4 14504 SW Fern Street 4/24/2006 2S1 04BC 01200 Blue Sky Planning, Inc. Fern Street—5 lot Subdivision Summary of Proposal The applicant is requesting approval for a 5-lot subdivision within the R-7 zone. The subject site is located on tax map 2S1 04BC, tax lot 01200, in the City of Tigard, Washington County, Oregon, and addressed at 14504 SW Fern Street. The closest cross street is SW Ascension Drive. The lot is shaped as a flag lot with frontage on both SW Fern street and SW Ascension Dr. and 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 garage/shop. Its current vehicular access is from a shared driveway with the adjacent tax lot off of SW Fern Street. There are some sensitive lands identified on site as steep slopes. These areas exist due to the configuration of landscaped retaining walls or other man-made uses. There is a Portland General Electric easement that covers the flag pole portion of the lot and does prohibit construction of any new structures within it. The applicant is proposing to divide the property into 5 single-family residential lots. Four of the five new lots will have frontage along SW Ascension Drive while the fifth lot will retain the shared access off of SW Fern Street. New homes will be constructed on the four new lots along SW Ascension. The existing house will either be moved to reside on lot 5 and continue to utilize the shared driveway or, if this is not feasible, will be removed and a new residence built in its place. The existing shop will also remain to be used by the resident of lot 5. Minimal frontage improvements are proposed to be included along SW Fern Street and will include pavement widening, curb, gutter and sidewalk. No frontage improvements are required along SW ascension Drive due to a curb and sidewalk already existing. All of the utility connections for this development will be made to utilities existing in SW Ascension Drive. Currently, all of the necessary utilities are available in the street. The sanitary sewer main is an 8" pipe and is approximately 12 to 15 feet deep. Service laterals for the five lots will all feed into this existing system. Water service for the existing house currently comes from a meter located along the frontage of SW Fern street and this will continue to be the meter for the residence at lot 5. The four new lots created along the frontage of SW Ascension will all get their service via meters connected directly the water line in the road. Storm drainage for the site will also connect to the existing system in SW Ascension Drive. Treatment for the new residences will occur via Stormwater Management Catch Basins prior to release into the existing system. All other utilities are available as needed and will be coordinated with the appropriate provider to supply service to the additional lots. In this application, the applicant's 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 subdivision is in compliance with the applicable policies and regulations of the City of Tigard Municipal Code. 5 14504 SW Fern Street 4/24/2006 2S1 04BC 01200 Blue Sky Planning, Inc. Fern Street—5 lot Subdivision SITE DESCRIPTION The property consists of approximately 61,422 square feet, or 1.41 acres. The existing lot is in the shape of a flag lot and has frontage along the south side of SW Fern Street, the west side 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 two 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 resources to speak of within the immediate proximity of the property but there are some areas that are identified as steep slopes. A registered professional geotechnical engineer will prepare a report to attest to the non issue of these areas and indicate how they won't be a hindrance to the proposed development 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. This driveway will remain in place and continue to serve tax lot 1300 and the newly created lot 5 which will have one single family residence. Frontage improvements will be required along the frontage of SW Fern Street and will consist of pavement widening, curb, gutter and sidewalk. No frontage improvements will be required along SW Ascension Drive as curb and sidewalk already exist. 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). A tree assessment was prepared by a certified arborist and is included with his application. 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 four new residences and to clear the sidewalk along SW Ascension Drive. New street trees will be planted in accordance with the city specifications and other mitigation It is the applicant's intent to preserve as many trees onsite as possible with this development and only remove those that are necessary to construct the residences, their driveways and make utility upgrades. This property is currently underdeveloped with just one single-family residential structure. The proposed subdivision 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. 6 14504 SW Fern Street 4/24/2006 2S1 04BC 01200 Blue Sky Planning, Inc. Fern Street—5 lot Subdivision 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. 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 Living Permitted Housing Types -Single 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 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. 7 14504 SW Fern Street 4/24/2006 2S1 04BC 01200 Blue Sky Planning, Inc. Fern Street-5 lot Subdivision 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 meet or exceed all of the minimum setback requirements as well as the maximum height and 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 sq ft Average Minimum Lot Width -Detached unit lots 50 ft -Duplex lots 50 ft -Attached unit lots 40 ft _ Maximum Lot Coverage 80%[2] Minimum Setbacks -Front yard 15 ft -Side facing street on corner&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 property line and front of garage 20 ft Maximum Height 35 ft Minimum Landscape Requirement _ 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: There is an accessory structure already on site in the form of a detached garage/shop which will remain as part of the proposed development. No additional accessory structures are proposed with this application. 8 14504 SW Fern Street 4/24/2006 2S1 04BC 01200 Blue Sky Planning, Inc. Fern Street—5 lot Subdivision CHAPTER 18.705 - ACCESS, EGRESS, AND CIRCULATION 18.705.020 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 (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 scaled site plan has been included with this application (see sheet 4) to show how access, egress, and circulation requirements are fulfilled. All lots will have direct access to the public right-of-way. Lots 1 through 4 will take their access directly from SW Ascension Drive. They will have to cross a tract of land (identified on the county tax map as Tract G) which the applicant will acquire and record with the county prior to development. Lot 5 will continue to utilize the existing shared access with tax lot 1300 off of SW Fern Street. 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 2. Copies of the deeds, easements, leases or contracts are placed on permanent file with the City. 9 14504 SW Fern Street 4/24/2006 2S1 04BC 01200 Blue Sky Planning, Inc, Fern Street—5 lot Subdivision Response: The existing residence on site is currently gaining access to SW Fern street via a joint access with tax lot 1300. This joint access will remain in place as it is and continue to only serve two residences. After the development is completed, it will serve tax lot 1300 and the newly created lot 5 of the proposed development. 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: Lots 1 through 4 will take their access directly from the public street of SW Ascension Drive and Lot 5 will utilize a joint access from the public street of SW Fern Street. E. Curb cuts. Curb cuts shall be in accordance with Section 18.810.030N. Response: The proposed development will require 4 additional curb cuts along the existing frontage improvements of SW Ascension Drive. The proposed that curb cuts will meet all engineering requirements and be in accordance with the appropriate code section(s). 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 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 10 14504 SW Fern Street 4/24/2006 2S1 04BC 01200 Blue Sky Planning, Inc. Fern Street—5 lot Subdivision 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: A sight distance certification has been prepared by a registered professional civil engineer and is included in the exhibits of this application. 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; Response: The applicant is proposing a five lot subdivision with single-family dwelling units on the individual lots. Each new residence will have its own 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: 11 14504 SW Fern Street 4/24/2006 2S1 04BC 01200 Blue Sky Planning, Inc. Fern Street—5 lot Subdivision 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: With the proposed development, lots 1 through 4 all have direct access from SW Ascension Drive with standard driveways. Lot 5 will take its access from the existing shared driveway which has a circular paved surface in its original configuration. 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; Response: The existing joint access driveway is in excess of 200 feet to the house location for lot 5. In its original configuration, there is ample room for a vehicle turnout. 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 Unit/Lots Driveways Required Access Width_ Pavement Width 1 or2 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. 12 14504 SW Fern Street 4/24/2006 2S1 04BC 01200 Blue Sky Planning, Inc. Fern Street—5 lot Subdivision 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: Option 1 The gross acreage for the site (as surveyed) is 61,422 sq. ft. or 1.41 acres. The net development area was determined by subtracting 100 square feet of the gross acreage for dedication to public right-of-way and 1,700 sq. ft for approximate areas of steep slopes. This leaves a net development area of 59,622 sq. ft. It has been previously determined by senior staff that since there is a powerline easement present across the flag pole portion of the lot as well as the western portion of the lot and since there is no construction permitted within this easement making this portion of the lot unbuildable, it could also be removed from the gross acreage to lower the net development area. This calculation is 59,622 —26,419 to yield a net development area of 33,203 sq. ft. Option 2 One option the applicant is considering is to move the existing dwelling on to lot 5. If this is determined to be feasible then the lot area for this lot would also be removed from the gross acreage. The area for lot 5 is 39,361 sq. ft. Since the powerline easement is entirely on this lot, it would be come negligible. So now the net development area would be determined by calculating 59,622 — 39,361 which would yield an area of 20,262 sq. ft. 13 14504 SW Fern Street 4/24/2006 2S1 04BC 01200 Blue Sky Planning, Inc. Fern Street—5 lot Subdivision 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 for Option 1 is (33,203 divided by 5,000 = 6.64) 6 lots. The maximum number of additional residential units (since there is already the existing dwelling) for Option 2 is (20,262 divided by 5,000 = 4.05) 4 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 for Option 1 is (6.64 x 0.8 = 5.31 lots) 5 lots. The maximum number of additional residential units for Option 2 is (4.05 x 0.8 = 3.24) 3 lots. The proposed development is for a 5 lot subdivision so it works either way. With the existing dwelling being removed, the minimum density would be achieved, if the existing dwelling can be utilized and moved onto lot 5, then the maximum density of 1 existing plus 4 additional = 5 total would be achieved. 14 14504 SW Fern Street 4/24/2006 2S1 04BC 01200 Blue Sky Planning, Inc. Fern Street—5 lot Subdivision 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 15 14504 SW Fern Street 4/24/2006 2S1 04BC 01200 Blue Sky Planning, Inc. Fern Street—5 lot Subdivision 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 subdivision. 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. 16 14504 SW Fern Street 4/24/2006 2S1 04BC 01200 Blue Sky Planning, Inc. Fern Street—5 lot Subdivision CHAPTER 18.745 - LANDSCAPING AND SCREENING 18.745.020 Applicability A. Applicability. 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. 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. 17 14504 SW Fern Street 4/24/2006 2S1 04BC 01200 Blue Sky Planning, Inc. Fern Street—5 lot Subdivision 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 trees which are to remain on site as part of the development are shown on the Site Plan (see sheet D4). All of the trees to be saved will be protected during the construction process and be clearly noted on the engineering construction documents prepared for site development. 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. Response: The roadway along the public right-of-way of SW Ascension Drive has an established curb and gutter which will remain as part of the development. The applicant is proposing to plant new trees along this public right-of-way which will 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 18 14504 SW Fern Street 4/24/2006 2S1 04BC 01200 Blue Sky Planning,Inc. Fern Street—5 lot Subdivision 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 four lots along SW Ascension Drive will be planted with street trees approved by the Director 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 five 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; 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 19 14504 SW Fern Street 4/24/2006 2S1 04BC 01200 Blue Sky Planning,Inc. Fern Street—5 lot Subdivision (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 street trees planted along SW Ascension Drive will either be small or medium in stature and will comply with all of the size and spacing 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 to provide adequate clearance above SW Ascension Drive. The pruning will be completed by the applicant and/or his assigns until such time as the residences are sold to individual homeowners who will then have the responsibility of pruning the trees. 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. 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 20 14504 SW Fern Street 4/24/2006 2S1 04BC 01200 Blue Sky Planning, Inc. Fern Street—5 lot Subdivision 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: 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. 21 14504 SW Fern Street 4/24/2006 2S1 04BC 01200 Blue Sky Planning, Inc. Fern Street—5 lot Subdivision 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 18.745.2 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 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 22 14504 SW Fern Street 4/24/2006 2S1 04BC 01200 Blue Sky Planning, Inc. Fern Street—5 lot Subdivision 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 that are constructed by the applicant shall exceed three feet in height in front yards along local streets or exceed 8 feet in height in any other location. 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 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 two will exceed this limitation. E. Screening: special provisions. 1. Screening and landscaping of parking and loading areas: 23 14504 Sw Fern Street 4/24/2006 2S1 04BC 01200 Blue Sky Planning, Inc. Fern Street—5 lot Subdivision t i 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. 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 installed 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-7 and are detached single units so per the buffer matrix, no additional buffering or screening is required. 24 14504 SW Fern Street 4/24/2006 2S1 04BC 01200 Blue Sky Planning, Inc. Fern Street—5 lot Subdivision 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 fill 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. Response: All re-vegetation will be performed as described above to comply with this standard. • 25 14504 Sw Fern Street 4/24/2006 2S1 04BC 01200 Blue Sky Planning, Inc. Fern Street—5 lot Subdivision 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 a five lot subdivision and constructing 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 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. 26 14504 SW Fern Street 4/24/2006 2S1 04BC 01200 Blue Sky Planning, Inc. Fern Street—3-Parcel Partition 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 is intended to have a two-car garage and a driveway for two additional parking spaces to provide for the off-street parking space required for each dwelling. 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 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. 14504 SW Fern Street 27 4/24/2006 2S1 04BC 01200 Blue Sky Planning,Inc. Fern Street—3-Parcel Partition 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: Off-street parking spaces for the four new homes along SW Ascension Drive will be a concrete surface and the residence for lot five will make use of the existing access for the site which is an asphalt paved surface to comply with this standard for single-family residences. K. Drainage. 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 Response: According to Table 18.765.2, bicycle parking is not required with this application. 14504 SW Fern Street 28 4/24/2006 2S1 04BC 01200 Blue Sky Planning, Inc. Fern Street—3-Parcel Partition • 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 Single Unit, Detached 1.0/DU _ None(M) N one(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 parking 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 five lot residential subdivision 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. 14504 SW Fern Street 29 4/24/2006 2S1 04BC 01200 Blue Sky Planning, Inc. Fern Street—3-Parcel Partition Chapter 18.775 SENSITIVE LANDS 18.775.010 Purpose A. Maintain integrity of rivers, streams, and creeks. Sensitive land regulations contained in this chapter are intended to maintain the integrity of the rivers, streams, and creeks in Tigard by minimizing erosion, promoting bank stability, maintaining and enhancing water quality, and fish and wildlife habitats, and preserving scenic quality and recreation potential. Response: There are no rivers, creeks or streams impacted by this subdivision. B. Implement comprehensive plan and floodplain management program. The regulations of this chapter are intended to implement the comprehensive plan and the city's flood plain management program as required by the National Flood Insurance Program, and help to preserve natural sensitive land areas from encroaching use and to maintain the February 18, 2005, zero-foot rise floodway elevation. Response: There are no floodplain impacts by this subdivision. C. Implement Clean Water Service (CWS) Design and Construction Standards. The regulations of this chapter are intended to protect the beneficial uses of water within the Tualatin River Basin in accordance with the CWS "Design and Construction Standards", as adopted February 7, 2000. Response: The Storm water system has been preliminarily designed to the most current and applicable Clean Water Services standards. Final design for construction dwgs. will also follow these guidelines D. Implement the Metro Urban Growth Management Functional Plan. The regulations of this chapter are intended to protect the beneficial water uses and functions and values of resources within water quality and flood management areas and to implement the performance standards of the Metro Urban Growth Management Functional Plan. Response: There are no water quality and flood management areas on site. E. Implement Statewide Planning Goal 5 (Natural Resources). The regulations in this chapter are intended to address the requirements of Statewide Planning Goal 5 (Natural Resources) and the safe harbor provisions of the Goal 5 administrative rule pertaining to wetland and riparian corridors. Response: There are no wetland or riparian corridors on site. F. Protect public health, safety, and welfare. Sensitive land areas are designated as such to protect the public health, safety, and welfare of the community through the regulation of these sensitive land areas. Response: The final improvements on site will ensure that the health, safety and welfare of the public will be protected. G. Location. Sensitive lands are lands potentially unsuitable for development because of their location within: 14504 SW Fern Street 30 4/24/2006 2S1 04BC 01200 Blue Sky Planning, Inc. Fern Street—3-Parcel Partition 1. The 100-year floodplain or 1996 flood inundation line, whichever is greater; Response: Does not exist on site. 2. Natural drainageways; Response: Do not exist on site. 3. Wetland areas which are regulated by the other agencies including the U.S. Army Corps of Engineers and the Division of State Lands, or are designated as significant wetland on the City of Tigard "Wetland and Stream Corridors Map"; and Response: Do not exist on site. 4. Steep slopes of 25% or greater and unstable ground. (Ord. 05-01) Response: There are small portions of the site where the slopes exceed the 25% requirement. These areas did not occur naturally however. They exist due to the creation of on- site retaining walls or other landscaping features. They will be compensated for upon development of the site and construction of the new houses. 18.775.020 Applicability of Uses: Permitted, Prohibited, and Nonconforming A. CWS Stormwater Connection Permit. All proposed "development", must obtain a Stormwater Connection Permit from CWS pursuant to its "Design and Construction Standards". As used in this chapter, the meaning of the word "development" shall be as defined in the CWS "Design and Construction Standards": All human-induced changes to improved or unimproved real property including: 1. Construction of structures requiring a building permit, if such structures are external to existing structures; 2. Land division; 3. Drilling; 4. Site alterations resulting from surface mining or dredging; 5. Grading; 6. Construction of earthen berms; 7. Paving; 8. Excavation; or 9. Clearing when it results in the removal of trees or vegetation which would require a permit from the local jurisdiction or an Oregon Department of Forestry tree removal permit. Response: A Clean Water Services Permit will be obtained as this application is for a land division and does include grading, paving and clearing which will result in the removal of trees. 14504 SW Fern Street 31 4/24/2006 2S1 04BC 01200 Blue Sky Planning, Inc. Fern Street—3-Parcel Partition B. Outright permitted uses with no permit required. Except as provided below and by Sections 18.775.020.D, 18.775.020.F, and 18.775.020.G, the following uses are outright permitted uses within the 100-year floodplain, drainageways, slopes that are 25% or greater, and unstable ground when the use does not involve paving. For the purposes of this chapter, the word "structure" shall exclude: children's play equipment, picnic tables, sand boxes, grills, basketball hoops and similar recreational equipment. Response: A Clean Water Services Permit will be obtained. C. Exemptions. When performed under the direction of the City, and in compliance with the provisions of the City of Tigard Standards and Specifications for Riparian Area Management, on file in the Engineering Division, the following shall be exempt from the provisions of this section: Response: No exemptions are being sought. D. Jurisdictional wetlands. Landform alterations or developments which are only within wetland areas that meet the jurisdictional requirements and permit criteria of the U.S. Army Corps of Engineers, Division of State Lands, CWS, and/or other federal, state, or regional agencies, and are not designated as significant wetlands on the City of Tigard "Wetland and Streams Corridors Map", do not require a sensitive lands permit. The City shall require that all necessary permits from other agencies are obtained. All other applicable City requirements must be satisfied, including sensitive land permits for areas within the 100-year floodplain, slopes of 25% or greater or unstable ground, drainageways, and wetlands which are not under state or federal jurisdiction. Response: No wetlands exist on site. E. Administrative sensitive lands review. 1. Administrative sensitive lands permits in the 100-year floodplain, drainageway, slopes that are 25% or greater, and unstable ground shall be obtained from the appropriate community development division for the following: a. The City Engineer shall review the installation of public support facilities such as underground utilities and construction of roadway improvements including sidewalks, curbs, streetlights, and driveway aprons by means of a Type I procedure, as governed by Section 18.390.030 subject to compliance with all of the standards in this Chapter; b. The City Engineer shall review minimal ground disturbance(s) or landform alterations involving 10 to 50 cubic yards of material, except in the floodway area, for land that is within public easements and rights-of-way by means of a Type I procedure, as governed by Section 18.390.030 subject to compliance with all of the standards in this Chapter; c. The Director shall review minimal ground disturbance(s) or landform alterations involving 10 to 50 cubic yards of material, except in the floodway area by means of a Type I procedure, as governed by Section 18.390.030 subject to compliance with all of the standards in this Chapter; 14504 SW Fern Street 32 4/24/2006 2S1 04BC 01200 Blue Sky Planning, Inc. Fern Street—3-Parcel Partition d. The Director shall review the repair, reconstruction, or improvement of an existing structure or utility, the cost of which is less than 50 percent of the market value of the structure prior to the improvement or the damage requiring reconstruction provided no development occurs in the floodway by means of a Type I procedure, as governed by Section 18.390.030 subject to compliance with all of the standards in this Chapter; e. The Building Official shall review building permits for accessory structures which are 120 to 528 square feet in size, except in the floodway area; and f. The Director shall review applications for paving on private property, except in the floodway area by means of a Type I procedure, as governed by Section 18.390.030 subject to compliance with all of the standards in this Chapter. Response: As part of the review process all of the appropriate plans, reports and other materials will be submitted for review by the applicable city staff. 2. The responsible community development division shall approve, approve with conditions, or deny an application for a development permit, as described above, based on the standards set forth in Sections 18.775.050, 18.775.070, and 18.775.080. F. Sensitive lands permits issued by the Director. 1. The Director shall have the authority to issue a sensitive lands permit in the following areas by means of a Type II procedure, as governed in Section 18.390.040, using approval criteria contained in Section 18.775.070: a. Drainageways; b. Slopes that are 25% or greater or unstable ground; and c. Wetland areas which are not regulated by other local, state, or federal agencies and are designated as significant wetlands on the City of Tigard "Wetland and Streams Corridors Map". Response: This application is for a 5 lot subdivision which has small areas that contain slopes greater than 25% on site. The applicant is requesting a sensitive lands permit be issued. 2. Sensitive lands permits shall be required for the areas in Section 18.775.020.F.1 above when any of the following circumstances apply: a. Ground disturbance(s) or land form alterations involving more than 50 cubic yards of material; b. Repair, reconstruction, or improvement of an existing structure or utility, the cost of which equals or exceeds 50 percent of the market value of the structure prior to the improvement or the damage requiring reconstruction; c. Residential and non-residential structures intended for human habitation; and 14504 SW Fern Street 33 4/24/2006 2S1 04BC 01200 Blue Sky Planning, Inc. Fern Street—3-Parcel Partition d. Accessory structures which are greater than 528 square feet in size, outside floodway areas. Response: This application is for a 5 lot subdivision which will include ground disturbances of more than 50 cu. yds. and will require construction of residential structures intended for human habitation. G. Sensitive lands permits issued by the Hearings Officer. 1. The Hearings Officer shall have the authority to issue a sensitive lands permit in the 100-year floodplain by means of a Type IIIA procedure, as governed by Section 18.390.050, using approval criteria contained in Section 18.775.070. Response: The applicant is requesting a sensitive lands permit be issued by the director. 2. Sensitive lands permits shall be required in the 100-year floodplain when any of the following circumstances apply: a. Ground disturbance(s) or landform alterations in all floodway areas; b. Ground disturbance(s) or landform alterations in floodway fringe locations involving more than 50 cubic yards of material; c. Repair, reconstruction, or improvement of an existing structure or utility, the cost of which equals or exceeds 50 percent of the market value of the structure prior to the improvement or the damage requiring reconstruction provided no development occurs in the floodway; d. Structures intended for human habitation; and e. Accessory structures which are greater than 528 square feet in size, outside of floodway areas. Response: No 100 yr. floodplain has been identified on site. H. Other uses. Except as explicitly authorized by other provisions of this chapter, all other uses are prohibited on sensitive land areas. Response: Only conforming uses are being proposed with this application. I. Nonconforming uses. A use established prior to the adoption of this title, which would be prohibited by this Chapter or which would be subject to the limitations and controls imposed by this Chapter, shall be considered a nonconforming use. Nonconforming uses shall be subject to the provisions of Chapter 18.760. Response: Only conforming uses are being proposed with this application. 18.775.030 Administrative Provisions A. Interagency Coordination. The appropriate approval authority shall review all sensitive lands permit applications to determine that all necessary permits shall be obtained from those federal, state, or local governmental agencies from which prior approval is also required. 14504 SW Fern Street 34 4/24/2006 2S1 04BC 01200 Blue Sky Planning, Inc. Fern Street—3-Parcel Partition 1. As governed by CWS "Design and Construction Standards", the necessary permits for all "development", as defined in Section 18.775.020.A above, shall include a CWS Service Provider Letter, which specifies the conditions and requirements necessary, if any, for an applicant to comply with CWS water quality protection standards and for the Agency to issue a Stormwater Connection Permit. Response: A CWS service provider letter has been included with this application, see Exhibit J of the written narrative. B. Alteration or relocation of water course. Response: There are no alterations or relocations of water sources proposed. C. Apply Standards. The appropriate approval authority shall apply the standards set forth in Sections 18.775.040, and 18.775.070 when reviewing an application for a sensitive lands permit. Response: The applicant understands that the approval authority will apply the appropriate standards. D. Elevation and flood-proofing certification. The appropriate approval authority shall require that the elevations and flood-proofing certification required in Section 18.775.030.E below be provided prior to permit issuance and verification upon occupancy and final approval. E. Maintenance of records. 1. Where base flood elevation data is provided through the Flood Insurance Study, the Building Official shall obtain and record the actual elevation (in relation to mean sea level) of the lowest floor (including basement) of all new or substantially improved structures, and whether or not the structure contains a basement; 2. For all new or substantially improved flood-proofed structures, the Building Official shall: a. Verify and record the actual elevation (in relation to mean sea level); and b. Maintain the flood-proofing certifications required in this chapter. 3. The Director shall maintain for public inspection all other records pertaining to the provisions in this chapter. Response: No flood plains exist on site. 18.775.040 General Provisions for Floodplain Areas Response: This section is not applicable as no floodplain areas exist on site. 18.775.050 General Provisions for Wetlands Response: This section is not applicable as no wetland areas exist on site as stated in the CWS service provider letter included with this application. 14504 SW Fern Street 35 4/24/2006 2S1 04BC 01200 Blue Sky Planning, Inc. Fern Street—3-Parcel Partition 18.775.060 Expiration of Approval: Standards for Extension of Time A. Voiding of permit. Approval of a sensitive lands permit shall be void if: 1. Substantial construction of the approved plan has not begun within a one-and- one-half year period; or 2. Construction on the site is a departure from the approved plan. Response: It is the applicant's intent for construction to begin before the one-and-one-half year time period expires and to not depart from the approved plan. B. Granting of extension. The Director shall, upon written request by the applicant and payment of the required fee, grant an extension of the approval period not to exceed one year, provided that: 1. No changes are made on the original plan as approved by the approval authority; 2. The applicant can show intent of initiating construction of the site within the one year extension period; and 3. There have been no changes to the applicable Comprehensive Plan policies and ordinance provisions on which the approval was based. Response: It is the applicant's intent to not require an extension being granted. C. Notice of the decision. Notice of the decision shall be provided to the applicant. The Director's decision may be appealed by the applicant as provided by Section 18.390.040.G and 18.390.040.H. 18.775.070 Sensitive Land Permits A. Permits required. An applicant who wishes to develop within a sensitive area, as defined in Chapter 18.775, must obtain a permit in certain situations. Depending on the nature and intensity of the proposed activity within a sensitive area, either a Type II or Type Ill permit is required, as delineated in Sections 18.775.020.F and 18.775.020.G. The approval criteria for various kinds of sensitive areas, e.g., floodplain, are presented in Sections 18.775.070.B — 18.775.070.E below. Response: It is the applicant's intent to develop in a recognized sensitive area. This application is for a 5-lot subdivision and there are minor areas on site whose slopes exceed 25%. The applicant understands this is a Type II process and requests city staff support for this application. B. Within the 100-year floodplain. The Hearings Officer shall approve, approve with conditions or deny an application request within the 100-year floodplain based upon findings that all of the following criteria have been satisfied: Response: The 100 year floodplain has not been identified on site. C. With steep slopes. The appropriate approval authority shall approve, approve with conditions or deny an application request for a sensitive lands permit on slopes of 25% or greater or unstable ground based upon findings that all of the following criteria have been satisfied: 14504 SW Fern Street 36 4/24/2006 2S1 04BC 01200 Blue Sky Planning, Inc. Fern Street—3-Parcel Partition 1. The extent and nature of the proposed land form alteration or development will not create site disturbances to an extent greater than that required for the use; Response: The proposed land form alteration for this subdivision application is primarily for construction of single family residences. Upon the necessary clearing of the site, appropriate grading measures will be taken to minimize the areas defined as steep slopes and their impact on the rest of the development. The largest area identified as a steep slope is in a portion of the site where minimal or no activity will take place. 2. The proposed land form alteration or development will not result in erosion, stream sedimentation, ground instability, or other adverse on-site and off-site effects or hazards to life or property; Response: The grading for the construction of the new residences will be kept to a minimum and will not result in stream sedimentation, ground instability and will not have a negative impact on any of the surrounding properties, thus minimizing hazards to life and/or property. 3. The structures are appropriately sited and designed to ensure structural stability and proper drainage of foundation and crawl space areas for development with any of the following soil conditions: wet/high water table; high shrink-swell capability; compressible/organic; and shallow depth-to- bedrock; and Response: At this time, the structures have been preliminarily sited and will be designed to ensure structural stability and proper drainage of foundation and crawl space areas. 4. Where natural vegetation has been removed due to land form alteration or development, the areas not covered by structures or impervious surfaces will be replanted to prevent erosion in accordance with Chapter 18.745, Landscaping and Screening. Response: Due to development, a significant amount of the natural vegetation in the form of trees must be removed. There are a few trees that are being removed from the areas identified as steep slopes. These areas will be replanted as necessary to ensure proper slope stability and minimize erosion. D. Within drainageways. The appropriate approval authority shall approve, approve with conditions or deny an application request for a sensitive lands permit within drainageways based upon findings that all of the following criteria have been satisfied: Response: There are no drainageways identified on site. E. Within wetlands. The Director shall approve, approve with conditions or deny an application request for a sensitive lands permit within wetlands based upon findings that all of the following criteria have been satisfied: Response: Per the CWS service provider letter included with this application, no wetlands or sensitive areas have been identified on-site. 18.775.080 Application Submission Requirements A. Application submission requirements. All applications for uses and activities identified in Sections 18.775.020.A— 18.775.020.G shall be made on forms 14504 SW Fern Street 37 4/24/2006 2S1 04BC 01200 Blue Sky Planning,Inc. Fern Street—3-Parcel Partition provided by the Director and must include the following information in graphic, tabular and/or narrative form. The specific information on each of the following is available from the Director: 1. A CWS Stormwater Connection permit; 2. A site plan; 3. A grading plan; and 4. A landscaping plan. Response: These items will all be submitted to the director for approval to obtain the permit. 18.775.090 Special Provisions for Development within Locally Significant Wetlands and Along the Tualatin River, Fanno Creek, Ball Creek, and South Fork of Ash Creek Response: This section is not applicable as this development is not within a locally significant wetland, nor is it along any of the waterways identified above. 18.775.100 Adjustments to Underlying Zone Setback Standards Adjustments to dimensional standards of the underlying zone district may be approved by the Planning Director when necessary to further the purpose of this section. A. Adjustment option. The Planning Director may approve up to 50% adjustment to any dimensional standard (e.g., setback height or lot area) of the underlying zone district to allow development consistent with the purposes of this section. The purpose of the adjustment process is to reduce adverse impacts on wetlands, stream corridors, fish and wildlife habitat, water quality and the potential for slope of flood hazards. B. Adjustment criteria. A special adjustment to the standards in the underlying zoning district may be requested under Type II procedure when development is proposed within or adjacent to the vegetated corridor area. In order for the Director to approve a dimensional adjustment to standards in the underlying zoning district, the applicant shall demonstrate that all the following criteria are fully satisfied: Response: No adjustments are being sought with this application. 18.775.110 Density Transfer Density may be transferred from vegetated corridor areas as provided in Sections 18.715.020 — 18.715.030. Response: No density transfer is applicable to this site 18.775.120 Variances to Section 18.775.090 Standards Variances to the use provisions of Section 18.775.090 are not permitted. Variances from measurable (dimensional) provisions of this section shall be discouraged and may be considered only as a last resort. Response: No variances are being sought with this application. 14504 SW Fern Street 38 4/24/2006 2S1 04BC 01200 Blue Sky Planning, Inc. Fern Street—3-Parcel Partition 18.775.130 Plan Amendment Option Any owner of property affected by the Goal 5 safeharbor (1) protection of significant wetlands and/or (2) vegetated areas established for the Tualatin River, Fanno Creek, Ball Creek, and the South Fork of Ash Creek may apply for a quasi-judicial comprehensive plan amendment under Type IV procedure. This amendment must be based on a specific development proposal. The effect of the amendment would be to remove Goal 5 protection from the property, but not to remove the requirements related to the CWS Stormwater Connection Permit, which must be addressed separately through an Alternatives Analysis, as described in Section 3.02.5 of the CWS "Design and Construction Standards". The applicant shall demonstrate that such an amendment is justified by either of the following: A. ESEE analysis. The applicant may prepare an Environmental, Social, Economic and Energy (ESEE) consequences analysis prepared in accordance with OAR 660- 23-040. 1. The analysis shall consider the ESEE consequences of allowing the proposed conflicting use, considering both the impacts on the specific resource site and the comparison with other comparable sites within the Tigard Planning Area; 2. The ESEE analysis must demonstrate to the satisfaction of the Tigard City Council that the adverse economic consequences of not allowing the conflicting use are sufficient to justify the loss, or partial loss, of the resource; 3. In particular, ESEE analysis must demonstrate why the use cannot be located on buildable land, consistent with the provisions of this chapter, and that there are no other sites within the Tigard Planning area that can meet the specific needs of the proposed use; 4. The ESEE analysis shall be prepared by a team consisting of a wildlife biologist or wetlands ecologist and a land use planner or land use attorney, all of whom are qualified in their respective fields and experienced in the preparation of Goal 5 ESEE analysis; Response: This section is not applicable to this subdivision application. 14504 SW Fern Street 39 4/24/2006 2S1 04BC 01200 Blue Sky Planning, Inc. Fern Street—3-Parcel Partition CHAPTER 18.790 - TREE REMOVAL 18.790.030 Tree Plan Requirement 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 and coinciding assessment of the trees on site has been prepared by a certified arborist and is included with this application (Exhibit D). A tree mitigation plan (D5) has also been prepared and is included in the plan set. 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. Identification 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: A total of 14 trees that measure 12" or more caliper width from a total of 34 trees are to be removed to make room for the proposed development. This is a percentage of 41% which means that 59% of the trees shall be retained. Per the requirements of this code section, retention is in between 50% and 75% so half of the trees that are being removed shall be mitigated for per the city's requirements. 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. 14504 SW Fern Street 40 5/3/2006 2S1 04BC 01200 Blue Sky Planning, Inc. Fern Street—3-Parcel Partition Response: A full topo survey and the tree assessment were both completed within the previous calendar year and will fall within the "one year prior to" requirement. 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 lot 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 proposed development application calls for a straight-forward five lot subdivision and no incentives would be deemed beneficial at this time. 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 14504 Sw Fern Street 41 4/24/2006 2S1 04BC 01200 Blue Sky Planning, Inc. Fern Street—3-Parcel Partition 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. Response: The applicant proposes to remove only the trees identified on the Tree Mitigation plan (sheet D5) marked to be removed which will coincide with the tree assessment completed by a certified arborist. If the status of a tree changes during the application review or preparation of construction documents, the applicant will take the appropriate measures for either mitigation or compensation. 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 modifications 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; 14504 SW Fern Street 42 5/3/2006 2S1 04BC 01200 Blue Sky Planning,Inc. Fern Street—3-Parcel Partition 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. 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 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 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 performing such tree replacement. 14504 SW Fern Street 43 4/24/2006 2S1 04BC 01200 Blue Sky Planning, Inc. Fern Street—3-Parcel Partition Response: If the applicant cannot meet the standards of the tree mitigation and/or replacement specifications, a fee-in-lieu option will be explored by the applicant, his assigns or his representatives. F. Exclusivity. 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 Fern Street 44 4/24/2006 2S1 04BC 01200 Blue Sky Planning, 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: The proposed 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: This property does not abut an intersection of two streets, this standard is not applicable. 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: This property does not abut an intersection of two streets, no vision clearance areas are defined, this standard is not applicable. 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: This property does not abut an intersection of two streets, no vision clearance areas are defined, this standard is not applicable. 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. 14504 SW Fern Street 45 4/24/2006 2S1 04BC 01200 Blue Sky Planning, Inc. Fern Street—3-Parcel Partition B. Non-arterial streets. 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. 14504 SW Fern Street 46 4/24/2006 2S1 04BC 01200 Blue Sky Planning, Inc. Fern Street—3-Parcel Partition 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 five lot subdivision and there are no streets proposed. All five of the new lots will have direct access to an existing street. Lots 1 through 4 will have access to SW Ascension drive via new driveway drops cut into the existing frontage and the residence for lot 5 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 along the frontage for the flag pole portion of the lot as shown on the site plan on sheet D4 and the profile on sheet D4.1. 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; Response: The applicant proposes to make the required improvements along SW Fern Street up to the corner of the existing joint access. 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 14504 SW Fern Street 47 4/24/2006 2S1 04BC 01200 Blue Sky Planning, Inc. Fern Street—3-Parcel Partition 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 along SW Ferns Street as a part of this 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 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 14504 SW Fern Street 48 4/24/2006 2S1 04BC 01200 Blue Sky Planning, Inc. Fern Street—3-Parcel Partition 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 will be granted to the four lots with frontage along SW Ascension Drive due to Tract G being in between the proposed development and the right-of-way for SW Ascension. D. Street location, width and grade. Response: No private streets are proposed with this development. 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 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 Classification; 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; 14504 SW Fern Street 49 4/24/2006 2S1 04BC 01200 Blue Sky Planning, Inc. Fern Street—3-Parcel Partition k. Access needs for emergency vehicles. Response: There are no streets proposed within this development. The five lots will each 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. Response: No streets are proposed with this application. 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. c. Temporary hammerhead turnouts or temporary cul-de-sac bulbs shall be constructed for stub street in excess of 150 feet in length. Response: Due to configuration restraints of the existing lot, surrounding lots and the powerline easement, there are no opportunities for adjoining lands to benefit from this development. Also, no streets are proposed within this subdivision so no stubs to adjacent lands to allow for satisfactory development are available. 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 14504 SW Fern Street 50 5/3/2006 2S1 04BC 01200 Blue Sky Planning, Inc. Fern Street—3-Parcel Partition 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: This development does not include any new streets. This section is not applicable. I. Intersection angles. Response: This development does not include any new streets. This section is not applicable J. Existing rights-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. Response: The existing lot has frontage along two separate right-of-ways. Additional right-of- way will be dedicated along SW Fern street as required for development. Along SW Ascension Drive, full frontage improvements already exist and there is a tract of land, Tract G, in between the road right-of-way and the property so no additional dedication is required or available. 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 any new streets; therefore this section is not applicable. 14504 SW Fern Street 51 5/3/2006 2S1 04BC 01200 Blue Sky Planning, Inc. Fern Street—3-Parcel Partition N. Grades and curves. Response: This development does not include any new streets. This section is not applicable. 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 curb, gutter and sidewalk being constructed along SW Fern street will be designed and constructed in accordance with the correct specifications per the city of Tigard engineering standards. There is already full frontage improvements along SW Ascension Drive so curb cuts will be designed and constructed for access to the new residences. P. Streets adjacent 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. 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. 14504 SW Fern Street 52 4/24/2006 2S1 04BC 01200 Blue Sky Planning, Inc. Fern Street—3-Parcel Partition 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 applicant's professional land surveyor for this project will ensure that certification is provided to the city and the county as to the establishment and/or protection of any monuments. 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: No private streets are proposed with this development. U. Railroad crossings. 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. 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. 14504 SW Fern Street 53 4/24/2006 2S1 04BC 01200 Blue Sky Planning, Inc. Fern Street—3-Parcel Partition Response: Joint mailboxes can be utilized for the four lots along SW Ascension Drive. They will be placed accordingly to ensure the safe and timely deliverance of the mail. Their size and location to be coordinated wit the City of Tigard and US Postal Service. 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 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 will be dedicated and recorded on the final plat. There are a number of existing easement on site which most of them pertaining to the large overhead high voltage powerlines. These easements will all remain in affect for the continual maintenance of these facilities. 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; 14504 SW Fern Street 54 4/24/2006 2S1 04BC 01200 Blue Sky Planning, Inc. Fern Street—3-Parcel Partition 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. Lots 1 through 4 are standard shaped lots and do not have depths that exceed 2-1/2 times their average width. Lot 5 is a flag lot and is not able to meet the requirement of the width to depth ratio < 2-1/2. B. Lot frontage. 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: Lots 1 through 4 due not have frontage along SW Ascension due to the presence of Tract "G". An access easement the width of the lot will be granted to each of the 4 lots so that they will all have direct access to the frontage of SW Ascension Dr. for a distance greater than 25 feet. Lot 5 is a flag lot and the flagpole portion abuts the right-of-way of SW Fern street for direct access. 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 original lot configuration is such that the corners are not right angles. The four new lots created along SW Ascension are intended to be as close to rectangular as possible to attain the look of perpendicular lot lines, as far as practible. 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: Lots 1 through 4 are standard sized lots for this zone. Lot 5 is a large lot, encompassing almost an acre in area. However, over half of this lot is deemed unbuildable due to the presence of the powerline easement. This still leaves a portion of the lot that is larger than the standard lot size but access restrictions would further prohibit future development of the lot. 14504 SW Fern Street 55 4/24/2006 2S1 04BC 01200 Blue Sky Planning, Inc. Fern Street—3-Parcel Partition 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: An additional sewer line will need to be constructed in between lots 1 and 2 in order to get service back to lot 5. This line would then provide connections for lots 1,2 and 5 It may be further extended to provide service to lots 3 and 4. A full sanitary sewer system design will be prepared in the construction drawings for the project. The new sewer line will connect to the existing via a new manhole constructed over the existing line. All design and engineering standards applicable to sanitary sewers will be adhered to upon its final design. B. Sewer plan approval. 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 his/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: Due to the configuration of this development and grade restrictions, it is unlikely that any additional development of surrounding tax lots would benefit from the proposed system. 18.810.100 Storm Drainage 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: The storm water drainage system is intended to be a separate and independent system and will convey surface run-off from the impervious areas to the existing system via underground pipes. Detention and treatment of the run-off will occur prior to its release into the existing system. 14504 SW Fern Street 56 4/24/2006 2S1 04BC 01200 Blue Sky Planning, Inc. Fern Street—3-Parcel Partition 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: A full analysis of the neighboring system will be completed by a registered professional civil engineer and be incorporated into the construction drawings to be reviewed and approved by the city engineer. 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; 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 services. 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: 14504 SW Fern Street 57 4/24/2006 2S1 04BC 01200 Blue Sky Planning, Inc. Fern Street—3-Parcel Partition 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: Easements for appropriate underground utilities will be along the frontage of SW Ascension Drive (as necessary). Construction drawings showing the location of underground facilities will be prepared by a registered professional civil engineer and submitted to the city engineer for review and approval. If above ground equipment is deemed necessary, it will be placed to avoid any vision clearance triangles for the driveways along SW Ascension Drive and SW Fern Street. 14504 SW Fern Street 58 4/24/2006 2S1 04BC 01200 Blue Sky Planning,Inc. Fern Street—3-Parcel Partition CONCLUSION The applicant is requesting approval for a five lot subdivision within the R-7 zone in the city of Tigard. The property consists of approximately 1.41 acres. In its native state, the property contains one single-family residence. If it's deemed feasible, the dwelling for the site will remain and be moved to lot 5. Four additional lots will be created along the frontage of SW Ascension Drive. The goal is to preserve the existing single-family residence and retain its joint 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, gutter and sidewalk so no frontage improvements are necessary there. There will be improvements made along the flag pole portion of the lot at SW Fern Street. Driveway drops will be constructed for the four new lots along the frontage of SW Ascension Drive to provide vehicular access to the new residences. The grading activity will be consistent with the natural patterns of the site for construction of the new residences and is not anticipated to be an impact to the neighboring sites. All of the necessary utility main lines exist and are available for hook-up within SW Ascension drive. Utility service for all of the new residences within the development will all come from these existing systems. It will be necessary to remove some trees to facilitate the development process and that will be coordinated with the included arborist's report. Approximately 40% of the trees that are significant are to be removed to allow for the development. Some mitigation will be necessary. In this application, the applicant's 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 subdivision 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 59 4/24/2006 2S1 04BC 01200 Blue Sky Planning, Inc. Fern 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 Exhibit J Service Provider letter from CWS. 14504 SW Fern Street 60 4/24/2006 2S1 04BC 01200 Blue Sky Planning,Inc. Fern Street—3-Parcel Partition EXHIBIT A DEVELOPMENT PLANS 14504 SW Fern Street 61 4/24/2006 2S1 04BC 01200 1rI > , , , BLUE SAMSON HIGHTS sKY PLANNING INCORPORATED T I G A R D O1 R 1 8835 SW CANYON LANE SUITE PORTLAND,OR 97225 (503)292-5339 IBeavertail eMrrre •. ___________\_______1 STREET o 2 creamy'.,Park re 011101110111111111111 4,, i SW_ SW 1D c�c;�us m Sw S .. n T'ea®ro, a .ti� 9'H r `Qi�. '4' t1t E „, SW FU+thOakota 3t,t—� SAN Nate Dakota St ,. dYk. 4 ,,.a T Summer Lake P.m 6 m Lrkpt s ,w w .,� Syr W, brNp'Q I VJ d�io. Q f O $ (/� 1 ( I/— \ , i 7 1 1 g * e. T .3.- . t 1 r°� �+ llJ n e c `t SW 210`Si. SN Errol 3t �atp Q1a �B i \, \ is m K O.'v v g$ `�h Z Z 4 F I et, a SW Former st exr �'� 0 H co 11 ` , : 41ECT e tanwPark uJ ailailia' : . b o Tlgar� = vJ ARIM I 1 CC CO w W 1 O t —T U O,_ 1 IL 1-- 1 t SW Bull Mountain Rd X3 m SW tit Y £ Banta 1 J m m h _� ,----,:-...7:-.... 1 ➢ el . ,° SW Murdock m SW Burgundy St u S o S!g -� ■al a' o 8 5 d`_ 1 ,>_ m n� ' m a' W s' ,-, $ 1 sw satuar sd — J' - € 8 a tl�, h.x''16 Sty kabta St �n.�ren cvn J 1 1 I �1 ' I(nY CA1r �'B Sj .md __ Oa �1 I I \ --\ copyright 0 2003 micros oft coAnNOr its supplWS AP rights reserved _ SITE PLAN VICINITY MAP 1"=60' NTS APPLICANT PROJECT PLANNER SHEET I N D E X MILLENIUM HOMES BLUE SKY PLANNING INC. DO COVER SHEET 2208 SE 182nd Avenue 4800 SW Griffith Dr. Suite 209 PROJECT N0. Portland, OR 97233 Beaverton, OR 97005 D 1 ON—SITE ANALYSIS MAC-004 503-665-0111 CONTACT: John Marquardt FILE: D0.DWG Contact: MAC EVEN (503) 644-5339 D2 TENTATIVE PLAT DATE: 11/07/05 DESIGNED: JRM DRAWN: JRM D3 SITE PLAN TOVMSHIP/RANGE/SECTION 2S 1 0480 PROPERTY INFORMATION PROJECT SURVEYOR O D4 GRADING AND UTILITY IMPROVEMENTS COUNTY 14504 SW Fern Street TOM NELSON and ASSOCIATES TAX LOTS Tigard, OR 97223 1001 SE Water Ave, Suite 390 D5 TREE MITIGATION PLAN SHEET Map 2S1 04BC, TL 01200 Portland, OR 97214 COVER SITE AREA = 1.46 ACRES CONTACT: SCOTT HOUK SHEET SITE ZONE = R-7 503-230-1932 SHEET NUMBER DO 7'OPOCRAPIIY B L U E SIf/4 OF IN TILE FND 5/8" IR W/YPC DOWN 0.70' Nil' 1/4 OF SECTIOO N 4, SKY STAMPED "ALPHA 77 1J' n ny'ENGINEERING, INC.` e GAS LINE JVASHINCTON COUNTY,. OREGON PLANNING WATER uNES CULVERT TELEPHONE UNE END 12" PVC MAY 6, 2005 INCORPORATED C YO CULVERT --r- -- -" / 8835 SW CANYON LANE FND 5/8" IR W/ALC ` ,�/�� q95 _ / SUITE 302 WITH PUNCH 2 1/2' X 1 1/2' 1`_�� PORTLAND,OR 97225 STAMPED "ALPHA POWER V. - ENGINEERING, INC." / / �� 'y, 1 s • "ERN Sr' 1...- ❑ / FND 1-1/2` ALUMINUM CAP 15D3,292 9 ..;. ^ (_f IN MONUMENT BOX J FGEND .3 / // / / _ti� ^"�� //_ X�X X FND 3J'8'IP / m DECK \ ►4��T�� G t X----- DOWN 0.50 -/-J// L-1 cacaETE �� \ \ ►1� `G'"'d1' - FENCE POLE I= BUILDING 7 41. END 12" PVC E� cRASs / r, / •/ CULVERT/AREA DRAIN B� GRAVEL FND 5/8 IR W/ ' wri "1 / STAMPED IS 1841 CHELSK // " i 0// J! SANIT DRAIN MANTLE MA FND 5/8" IR W/YPC / / . II v ,, / FND 5 8 IR W/YPC ® CATCH BASIN INVEa NNMaE STAMPED "ALPHA / /'J " STAMPED ED "LS 1841 SCHELSKY LATCH BASIN ENGINEERING, INC." ��►� VAUL r// < '/ ? MONUMENT FOUND AS NOTED CABLE TV ,, e X 1 1/.' /i p / RISER a 4J DECIDUOUS TREE / / 1 CONFER TREE � E UNE4,I¢� I t] WATER VALVE (((///��/ /// �0 I }� WATER VALVE +HI! TENSI. / j ' (T WATER METER f_PO R TOWER \ II I / 42-b,.. y / i i w GAS VALVE rv�R ' // II!M6.• / l:♦'// I I 1 • GAS METER ` 0_ =, . -, .:i•.i%,�5 / / I I UTILITY RISER Z .1BZ�wr Y�:e / / / T ..1Pc`..6► ,P: 1'LOG 'ETAINER // ! ::', i/ / / // : Pjsl► �,.. / �1� - •/,,;��/ F' / / LICABLE/POWER TELELPHONE VAULT(TYP) ; Cl) o // d°I/ / / a I J II b� // is // / °-- R/R TIE FND 5/8" IR W/ YPC ��.l_-1+ < 3 6 v.'/ • / • / / RETAINING DOWN 1.0' e Z Mn F Q v F / / / / \ WALL 3�.5 M W — i- W o >: // / / GARAGE CONC. PAD 28 - 1-- EXISTING CURB, GUTTER ~ ?/ /. / / 1 GRAVEL / 28" __•.J� I AND SIDEWALK TO REMAIN ~ O / t / IRA I CA ' f _ ' Ø ,. EXISTING TREE TO/ / _ BE REMOVED (TYP.) O F/1" _._ - IIIIII1r1 /J / ,-1: Z // GARAGE ,.Y, ` j j --1 it: IS5 �I / 7 ,// �! ... _ i - I AC /I / / x 2!! _:.� A 1009, a, E4' M- t V / r / J 49- �Q'- CHIMNer/ ./ss 38' 't i4 m / / EXI TI,G/ / / / / 1 /G /cfcRETE ( r _- ^_� �J .c// 1 / I TGb •EI AIp1 / / I M ST 4AS P/ e'_ - ' �/ 1 Its / J / / / I / 1 /MyTER + 1' BLOCK / / r / / / / GRASS / / / 1 /ELE¢/ LANDSCAPE / J NG/D 1V@W/�7P / / / / ( ET@R 1 ?Arita RETAINER NOTE: // /I / / , d M�1 / / // /� '// / /A, `, HOUSE EXISTING HOUSE TO BE EITHER MOVED _1 ` I I ( 1 / / 11 /G/ / /;,® �•, 1 RETAINING WALL OR REMOVED FROM THE SITE. !� 1 I I 1 Q/ / h , A11 / / 47 ��>Wt. I I —1— \ FND 5/8" ALC W/ALC I 1 r �W�iL1( / / �9. . , _ , —I"'\\r, _ IN MONUMENT BOX / w'; \ ii,/,,,.. _ DOWN I I _1, I I I FN, 0 I8 IFJ • ♦,'i '\ - STAMPD ALPHA ENGINEERING, INC."1{ 8T PE� i �G. /7 / / `°I 11 91�1+PED" / '� I 1 I I I I 1 1 hRAyE� / / / r I tr"1 /�•i/ ' �� i `fit II I I I i ( I I / / / // 1 yr s 'r 87 f f\` t L� GRAPHIC SCALE rLANDFSURVEYOR MAC 004 Ai& I I I \ I ( I I I p 1 ( ;4 • / / , / / I 1 E BLOCK/ I N RETAINING : + FILE, 11/07/05 07/0 \ I \` \ s I / ' .712• / / / ///: ?ETAINbr , WALL w e DATE, 11/07/05 q \ \ \i r—. \ aH'C I Ix t / J J 31{" � f!-�100—T / 111".��' Our ON DESIGNED, JRM j5, \ \ \\\\\ _/1�NM C\EI 1 1 r / / /1sr f / 1 (DI 1�1 1 THOMAS G.NELSON DRAWN: JRM , ' �,., ` EXISTING CURB, GUTTER 1 inch- 40 IL 12351 \ \ 4 1 1 - -�;:- 1 AND SIDEWALK TO REMAIN 0+1 \ \\ \ \\\ /\ ` I �.• w; / J/(I TOWNSHIP/RANGE/SECTION ��• / I RENEWAL 12/31/06 . \ \\\ I ))) r /4,.: _ os - •Fti I 1 / I 111111 2S 1 0480 y )/ CI - - 1 `\, 1141114 45"/ 1 III / 11 1 END 4" CPP . _. FND 5/8" IR W/ YPC ° COUNTY ILL "1t_ // - ' ( Ii BUILDING ,4 � // / /) /� 1 11'• CULVERT r Tom Nelson&Associates, LL.C. \� WASHINGTON lI ,� /( 1 DOWN 0.50' / \/1\\\ ► 1 1 1 1 4. // / / 1 / t VIII)11•' / V TAX LOTS 1 ' $TAMPED "RAJ LS 2723" (�\ \\` I I 1 11 / 1001 SE WATER AVE,SUITE 390 \ \ BLOCK 1( ( `C !F'ND S/8" IR W/YPC • �'I / PORTLAND,OREGON 97214 1200 RETAINING WALL ' 1 \ STAMPED "RAJ LS 2723" i . PHONE:(503)230-1932 CURBS ( FAX:(503)230-1962 SHEET TITLE FND 5/8" IR W/YPC 37 / ON-SITE DOWN 1.0' ANALYSIS SHEET NUMBER 'PROJECT NAME. FERN STREET TOPOGRAPHY PROJECT IC, 5020 D1 `CLIENT. LA/PACIFIC DRAWING DATE, MAY 6.2005 t 1 i „, iv ' BLUE TL 4900 TL 5000 TL 5 7 00 ! TL 5200 1 TL 5300 TL 5400 TL 550Q , . s , SKY / \.,,, _ PLANNING INCORPORATED 8835 SW CANYON LANE In SURE 302 N PORTLAND,OR 97225 (503)292-5339 S. W. ASCENSION D R. [ACCESS EASEMENT OVER N UTILITY EASEMENT TRACT "G” (TYP. EACH LOT) Tract 'r G " 210.05' N5'29'35"W — 60.02' / 50.01 50.01 50.01' 1 / /0 I (1--, =I._ 0 to i o 01 21 TL 2700 ' (� CIS %o/ 01 01 6 TL 5800 W k M 6,005 SF ��/ 5,002 SF 5,002 SF 5,001 SF �I o / Z (I) T �° PO 10' A. 5' I g ¢ V W L 1 300 N p W ( za IN > , 0 60.02' //— 50.01' 50.01' 50.01' ~ W 3 CC o - - w a N N 15' 210.05' o I-- O a r) W LI„ _ co z z TL 2500 ` N W j fry, °� I� N 25 25' 5..._ _ ___ _ 7_1,c,,ii 40,312 SF 225.82' N5'29'30"W 27' I rn I PROJECT NO. MAC-004 T L 1 0 0 0 I 2 _ _ - - FILE: D2 DWG `— – – 435.76' S6'55'30"E DATE: 11/07/05 DESIGNED: JRM DRAWN: BV 25' T L 5900 TOWNSHIP/RANGE/SECTION 25 1 0480 COUNTY _----_- WASHINGTON -- -I- _... -.._ -.... ---. TAX LOTS 1200 I SHEET TITLE TENTATIVE 1 — — PLAT 0' 20' 40' NORTH SHEET NUMBER ==- SCALE IN FEET D2 I 1 • . • : I 1 .• . , • I : : • • . : ■ : T L 5400 .• : . T L 4 9 0 0 ,, T L 5000 T L 5 1 0 0 T L 5 2 0 0 • . .• T L 5300 : :: , T L 5 5 0 0 BLUE , , • .• , , . , .• • . . • , , \, . . v. • ..• . . . . , SKY : ___,,,, , . , - PLANNING INCORPORATED -CONSTRUCT DRIVEWAY OROP 8835 SW CANYON LANE FOR EACH NEW RESIDENCE -EXISTING CURB,GUTTER AND - .--- --- surrE 302 • _SID WA R 1.EVTQEl5 -- ,. , , ,, .. S. W. A S C E NTSral c0 tNi, 0 7 R. . . PARKING:01.)TWO ' .WNW 0 0 . - - - 20. , r ow.) 1 .1=111WatalMilir- - ...• . MEW PORTLAND,OR 97225 (503)292-5339 g t b 0: • VEHICLES IN In N . • DRIVEWAY(TYP.) 0 0 _ ___ _ 5. —1 Pi 0_ _1 r_ — - • : PARKING FOR 144-0 —s' I I I I , VEHICLES IN _ , 1 , ' 2 no, ,00, 3 1 1 4 10 ni 1 1 1 _, 1 - 1 L I I _--1 I I cn, (m...) :,1.) I I 1 I 11 5. 1 I I (TYP) L T -j , \ 1.-- TL 2700 A....1 L., _ ___ ____ J I 1 I 1 1 I (5' ) 111 i 0 al_ L... — _ _ _ _J L _ __•_...."_i L _ _ _ I I A .., PRELMINARY BUILDING 0, ,1 T L 5 8 0 0 . FOOTPRINT(TYP.) Z 111 I 0 . TL 1 3 0 0 Z ,...• •,, Cl) . :. t'-'- 1.-..j",lli a. CO ,6 _ _ 4,_-,„ _ - . - EXISTING LANDSCAPING ,., „ 1 if.'tei /, ,.: . WALLS TO REMAIN +I 4 UJ Cl) 6 --- ... , b l•- UJ 5...." I- N - .4 - •% -_, 0 - - - Amin 12!! 1, .4 1 1 -- --- -- --- --- RELOCA TED TL 2800 1 EXISTING DRIVEWAY ACCESS ...-- ....-- --- ---- ---- _--- --- .--- EXISTING TO CONTINUE TO SERVE AS .7.--- ACCESS TO LOT,_2 --- .--- ...„..-: --- Z HOUSE LU ---- -- ---- EXISTING TREE TO REMAIN (TYP.) .--- -J -- OD - -- -- -J . ___j___ I 4 4,4 1 - - 1 _ ___ ____ ___'' ....---- ..- ,' ,Irs . - ....../.4. dr ____ _ , •1.,.. • '1',' :‘i 1-DRIVEI--WAY PARKING ADDITIONAL PAVEMENT — .- E. REQUIRED .. 150 Sq. Ft. . in M cr. — — — — ut z ....L.. TOWER OR HIGH-VOLTA EXISTING DRIVEWAY TO REMAIN La g ..... OVERH AD POWER UNEW ! EXISTING CURB 12'(±)LI-... AND S/DEWALK r------*- Walk 1 RACT „.- --.. -------N . . INI. "It -- — , -- -- PROJECT NO. Altik _,..) . MAC-004 • r -----___ T L 5 9 0 0 FILE: D3.DWG EXISTING SIDEWALK • . DATE: 11/07/05 DESIGNED: JRM • • DRAWN: BV TOWNSHIP/RANGE/SECTION • 2S 1 NBC , ------ COUNTY T L 1000 WASHINGTON • .— - --- ---- • .• TAX LOTS 1200 . .. . . . SHEET TITLE _ .. . I SITE PLAN NORTH 0' 20 40' iim im SHEET NUMBER ■ ■ m■ii■ SCALE IN FEET D3 • . Z11 TL 5300 T1-- 5400 TL 5500 BLUE TL 4900 TL 5000 TL 51 00 FL 5200 SKY CONSTRUCT NEW MANHOLE OVER EXISTING SIDEWALK TO REMAIN EXISTING STORM DRAIN _ PLANNING _ _ _ _ _ _ \*'t� INCORPORATED— CONSTRUCT NEW MANHOLE OVER STORMWATER MANAGEMENT CATCH BASIN NEW DRIVEWAY APRON(TVP.) - 'F 8835 SW CANYON LANE EXISTING SANITARY SEWER VAIN ONE CARTRIDGE I 1 '^, f p .C1 SUITE SW 302 S. V V. A. t r (---/---1- i 1 1 I I 1 1 11 I I 503)92-5339 97225 � � 1 1 ! J J 1 1 1 1 I Ne -_-- o -- --- - - -.-_ _ - - - ---- -- _ l <. - - - J \ \ . r 11 il 1 \ 111111111W — '- - lit 11111111111, MUMMY 111111111, NW"- i' ' 1 t \ - - E 1 1 \'C ( f 1 /iii_ _ _ ,� f 7-1;1 \ "II I r \\ NEW 1/2'WATER SERVICE METER PER ,`1" r f i / 1111 \ \! J CITY OF TIGARD WATER DEPT. (TYP.) ' \\) `\\I! _, I i I I I' I - 1 RETAINING WALL NOT TO 4 %._( t I ,i` 1 l t , 1 I �f EXCEED 3' IN HEIGHT CC i I I ! 1 \\ --'\ ,B Z I f � 1 U \ \ , �IC; • w TL 2 ADO cc 0 `' ,/ ---,.4`-. --- ■ \ \ '1 I I' ■ . imi.,U„ } -■ ""...,-- y§_'Rv � ,ds,,,NG UNOSCAPING \', �` ` \ \,, \\\ SI-cr ri O .SITE moiNG O 4 / \WALLS�0 REMAIN__ \` \` \\ \\ \_ ~ `NOT GEED 22X Z Z ■(I) _ �(' _ _ 11 i / �F . "/�� \\' `R EL0..FAT£o-,. \ \ \ 1'\1 `� Z TL 2800 // � < w • ,\ \ 1././// \t E 'ISM!!WV- N. \ \\ \ ~■ ,� (�� ..,I \ i ' i �• I '/ \ \ \ \ \ \_ \ MONO DRIVEWAY TO REMAIN *,.:1 1 �_.. _ \ / \ \ N \ \ �Q,. \ ' I \ \ \ \ �- 1---\ �T -7-C ''` /'/ \' \^"- \ ` \ \ '` \\ ` 1 ss....L_____________4r......t I \ \ \ \ \ \ \ U�_ \ \ \ \ \ \ \ \ �, \ \\ ~ ',. ` ` v _ .---.- - ~N. ! \ \ ,\ \ \\, \\ \ \ ��.�. \ \\ \ \ \ 1 ` .� N. \ \ \\ --/e"-� _r > > u \ F-— \ N. \ _ \•�" 9(y-' :1 \ \ \ \ l \ \ \ �'• _ _ --- - _ 1 — " / \ \ \ \ \ ■ \ \ \ \ \ \ -,� ■_ \ '•••-. \` ■ � y — ^/ PROJECT NO. \ \ \ \ \ \ \ \ \ \ \ \ \ --- • \ \ \ \ . _ L \ MAC 004 \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ •,,, „ 1 "�,---�-~+� �.`�" —1... 1t \ J '^ \N..Y FILE D4.DWG•T L 0 0 o I _ l; \ \ \ \ \ \ \ \ \ \ \\` 1 \\ `— .` `� I \\ 7. DATE: „(G7(DS \ \ l �� 7�-�` --,f/,- t1 DESIGNED: JRM -1{-' \ / \ \ ■ 1 \ \ \ \ 1 \ \ } MI t — -- /' f-- L�5.9 0 0 DRAWN: JRM ..-. I \ \ \ \ l 1, _ y /- .� , / TONRISHIP/RANGE/SECTION I \ EXISTING WATER METER TO REMAIN ~ \ L. I \„ FOR SERVICE TO LOT 5 \ \ \ _ — / 2S 1 04EC COUNTY N\ i \ — — — — WASHINGTON I — - — — -- TAX LOTS - I, - - - 1200 N "`l `• / 1 SHEET TITLE GRADING AND ^-... ,A r, — —_ — — - - UTILITIES `8S J ti - - 0 a NoR7M SHEET NUMBER SCALE IN FEET , . TL 4900 I TL 5000 TL 5100 TL 5200 TL 5300 TL 5400 TL 5500 BLUE SKY — — _ — _ _ _ _ _ PLANNING INCORPORATED 8835 SW CANYON LANE SUITE 302 PORTLAND,OR 97225 (503)292-5339 S. W. ASCENSION D R. E]OSTING CURB AND 30'MAXIMUM PROPOSED STREET TREE(TIP.) SIDEWALK TO REMAIN - - SPACING 1 ► ► I� Tract „ [17] 11.48 s [aa"] [29] [�]„ — — l.� 11" tr ". 1. - -� 11' 8- k TREE NUMBER PER ARBORISrs ASESSMENT(TM.)----.—{15] (IB] [16 — [41] I', TREE DBH SIZE PER ARBORISrS ASESSMENT(TYP.) 8" [�] [35]" 7 [22 - [3D) I I 28 M [28 5_ I _ [ CC I 14 [35] 24.-. 11 6 L NOTE:LANDSCAPING PER THE CITY'S MITIGATION Xd12441 I - I I - I (4] 14� 0 CO REQUIREMENTS TO BE COMPLETED ON A PLANTING PLAN ( +'. 1 ( I[3¢I_] I 9' [ ? \ T L 2 7 0 0 DRAWINGS SET OF PLANS CONSTRUCTION �� [36? I (64] I I I 1 21 I 1 T *-:-.1-- — Z 'L ct 2 3 Z � O TL 5500 Z [,2] 33" b ] O Q W T L 7 3 0 0 �[II] [45] I— Z I I 33" [50] 28" Q I z [57] [54] 30" _ 27- 23" 3 c, �[1o) — ��,,,, — : P:�_,1- [9J 1- N F /� 26- [9] - - 55] [Za3* r/_ ! O 27" [58] 56] 19" l _ � � [14- 21, [16,,+ w LIJ 2 TL. 2800 3s �. 04- pa] [47) i RELOCATED [53] ii [7] 34" W j I 31" EXISTING J i l I HOUSE [7] 1T / j — — r*[2] C3[3] 0[4] 0[5] I AC ,b3— .:,-,, ;;: :z::" •TYP.) ) L 1 I \ \D D O \ — — PROJECT NO /�` MAC 004 �, s — — — I FILE: D5.DWG DATE: 11/07/05 T L 5 9 0 0 DESIGNED: JRM DRAWN: JRM TOWWSHIP/RANGE/SECTION 2S 1 048C COUNTY _ _ — — — — WASHINGTON — — TAX LOTS 1200 SHEET 1111E _ _ _ — — TREE — — — — — MITIGATION 0• 20' 40' NORTH SHEET NUMBER D5SCALE IN FEET Blue Sky Planning. Inc. Fern Street—3-Parcel Partition EXHIBIT B LAND USE APPLICATION 14504 SW Fern Street 62 4/24/2006 2S1 04BC 01200 PRE-APP.HELD BY CITY OF TIGARD PLANNING DIVISION 13125 SW HALL BOULEVARD TIGARD, OR 97223- 503.639.4171/503.684.7297 CE�V�D may. •11! CITY OF TIGARD OREGON LAND USE PERMIT APPLICATION MAY 1 2 2006 CITY np.TIGARD File# Sao /514, iTZrl Other Case # PLANNING/ENGINEERING Date Sl/?-/D( By I 1831I Receipt# I ,}7Z t'O 1 911 City Urb Date Complete I 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 (II or III) ❑ Site Development Review (II) ❑ Home Occupation (II) ,Subdivision (II or III) LOCA I ION WHERE PROPOSED AC I IVI I Y WILL OCCUR(Address if available) 14 ) J v L S W 1:--'r, SYre e 1 AX MAP& I AX LU I NUS, 2s f 04 (,3 c) it o/ZPo 1 0 1 AL SI I E SILL ZONING CLASSIFICAl ION 1 . 4 6 4, e S /2 - 7 APPLICAN I* (171 c -e ve,1 MAILING ADDRESS/CI I S l AI E/LIP �e��P�C�n 6/ v C �/r �cA^'�"��G NHUNf Nd G S-Gt/ 6,e/f t I7/�/ , 7,e, , 2v`Figx C°,)re/Ic,1, 9 77OJ PRIMARY LUNTAC I F'6 50N 94- S.1? " sr� ‘4 6 �- 4e P6 PHONE NU. J�ti 4 ,th it /a-d/ PROPER IIYY OOWNEWUELU HULU (Attach list if more than one) MAILING ADDRESS/CATE/ZIP PHU t 2 a SE f12 � ll� . ?O�' AA/ c2x / 72).1 / FAX NU. 4 b'9 - 076 3 - 666 - 204 7 *When the owner and the applicant are different people, the applicant must be t4 purchaser of record or a lessee in possession with written authorization from the owner or an agent of the owner. TheLaWners must sign this application in the space provided on the back of this form or submit a written authorization with this application. PROPOSAL SUMMARY(Please be specific) Lo7 Tel tDI ii;La/V _ 4 lair 1/0/15 S- 4s'ce.ir,c,v beivc r,c,ii. , 1` J �/ /tarp �X/57�1'il ljd✓s (� o.,� t!'�i14'ze 1C et.rl L vAgi 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. / z/p6 Owner's Signature Date Owner's Signature Date Owner's Signature Date Owner's Signature Date Owner's Signature Date A icant/Agent/Rep entative s Signature Date Applicant/Agent/Representative's Signature Date CITY OF TIGARD LAND USE APPLICATIONS BASIC SUBMITTAL REQUIREMENTS This checklist identifies the basic submittal requirements for a land use application. BASIC INFORMATION: ❑ Completed Master"Land Use Permit"Application with property owner's signature or name of agent and letter of authorization ❑ Title transfer instrument or grant deed ❑ Written summary of proposal ❑ Narrative demonstrating compliance with all applicable development standards and approval criteria (as specified in the Pre-Application Conference notes) ❑ Two (2) sets of stamped, addressed #10 envelopes for all owners of property within 500 feet of the subject property. Mailing envelopes shall be standard legal-size (#10), addressed with 1" x 4" labels (see envelope submittal requirements). Property owner mailing lists must be prepared by the City for a minimal fee (see request for 500' property owner mailing list form). ❑ Documentary evidence of Neighborhood Meeting for the following: Site Development Review, Subdivision, Conditional Use, Sensitive Lands Review, Zone Change, Comprehensive Plan Amendments. ❑ Neighborhood Meeting Affidavits of Posting & Mailing Notice, Minutes, Sign-in Sheets ❑ Service Provider Letter ❑ Impact Study per Section 18.390.040.B.2.(e) ❑ Copy of the Pre-Application Conference notes ❑ Filing Fee (see fee schedule) PLANS REQUIRED: In addition to the above basic information, each type of land use application will require one or more of the following maps or plans. PLEASE SUBMIT EACH OF THE PLANS CHECKED BELOW WITH YOUR APPLICATION (See separate attachment for details on what information to include on each plan): ❑ Vicinity Map ❑ Preliminary Grading/Erosion Control Plan ❑ Existing Conditions Map ❑ Preliminary Utilities Plan ❑ Subdivision Preliminary Plat Map ❑ Preliminary Storm Drainage Plan ❑ Preliminary Partition/Lot Line Adjustment Plan ❑ Tree Preservation/Mitigation Plan ❑ Site Development Plan ❑ Architectural Drawings (elevations & floor plans) ❑ Landscape Plan ❑ Sign Drawings ❑ Public Improvements/Streets Plan NUMBER OF COPIES REQUIRED: The City requires multiple copies of submittal materials. The number of copies required depends on the type of review process. FOR PURPOSES OF REVIEWING YOUR APPLICATION FOR COMPLETENESS, ONLY 3 COPIES ARE NEEDED. THE BALANCE OF THE COPIES WILL BE REQUESTED FROM YOU, ONCE DEEMED COMPLETE, TO MAKE YOUR APPLICATION SUBMITTAL COMPLETE. h:\patty\masters\application submittal requirements.doc UPDATED: 26-Jun-02 CITY OF TIGARD LAND USE APPLICATIONS 05/06 FEE SCHEDULE PROCEDURE FEE + SURCHARGE ACCESSORY RESIDENTIAL UNIT — 1 0- = A NEEALION $2,068 $30517— $Z 373 DIRECTOR'S DECISION (TYPE II) TO HEARINGS OFFICER $250 EXPEDITED REVIEW (DEPOSIT) fir- $3�O HEARINGS REFEREE $500 PLANNING COMMISSION/HEARINGS OFFICER TO CITY COUNCIL $2,080 + $307 = $2,387 APPROVAL EXTENSION $219 + $32 — $251 BLASTING PERMIT I $247 CONDITIONAL USE PERMIT INITIAL $4,303 + $635 = $4,938 MAJOR MODIFICATION _ $4,303 + $635 = $4,938 MINOR MODIFICATION $475 + $70 = $545 DESIGN EVALUATION TEAM (DE I) RECOMMENDATION (DEPOSIT) $1,065 + $157 = $1,222 DEVELOPMENT CODE PROVISION REVIEW SINGLE-FAMILY BUILDING PLAN $43 + $6 = $49 COMMERCIAUINDUSTRIAUINSTITUTION $-272 + $40 = $312 HEARING POSTPONEMENT $246 HISTORIC OVERLAY/REVIEW DISTRICT HISTORIC OVERLAY DESIGNATION $3,324 + $491 = $3,815 REMOVAL OF HISTORIC OVERLAY DESIGNATION $3324 + $491 = $3,815 EXTERIOR ALTERATION IN HISTORIC OVERLAY DISTRICT $509 + $75 = $584 NEW CONSTRUCTION IN HISTORIC OVERLAY DISTRICT $509 + $75 = $584 DEMOLITION IN HISTORIC OVERLAY DISTRICT $509 + $75 = $584 HOME OCCUPATION PERMIT (ORIGINAL PERMIT) TYPE I HOME OCCUPATION PERMIT $33 + $5 = $3r TYPE II HOME OCCUPATION PERMIT $234 + $34 = $268 INTERPRETATION OF THE COMMUNITY DEVELOPMENT CODE $543 + $34 = $571 LAND PARTITION RESIDENTIAL AND NON-RESIDENTIAL (3 LOTS) $3,084 + $456 = $3,540 RESIDENTIAL AND NON-RESIDENTIAL (2 LOTS) $2,539 + $374 = $2,913 EXPEDITED FINAL PLAT $3,691 + $473 = $4,164 I r 1 $847 MINOR MODI ICA ON TO AN APPROVED PLAN $395 + $59 = $454 NON-CONFORMING USE CONFIRMATION $475 + $70 = $545 PLANNED DEVELOPMENT $224 + $33 = $257 CONCEPTUAL PLAN REVIEW $5,900 + $870 = $6,770 DETAILED PLAN REVIEW Applicable SDR Fee PRE-APPLICATION CONFERENCE l $306 + $45 = $351 SENSITIVE LANDS REVIEW WITH EXCESSIVE SLOPES/WITHIN DRAINAGE WAYS/WITHIN WETLANDS (TYPE II) $1,992 + $194 = $2,286 WITH EXCESSIVE SLOPES/WITHIN DRAINAGE WAYS/WITHIN WETLANDS (TYPE III) $2,[44 + $317 = $2,461— WITHIN THE 100-YEAR FLOODPLAIN (TYPE III) $2,144 + $317 = $2,461 SIGN PERMIT EXISTING AND MODIFICATION TO AN EXISTING SIGN (NO SIZE DIFFERENTIAL) $3J + $3 = $38 TEMPORARY SIGN (PER SIGN) $16 + $2 = $18 SITE DEVELOPMENT REVIEW AND MAJOR MODIFICATION UNDER $1,000,000 $3,646 + $538 = $4,184 $1 MILLION/OVER $4,7-86 .+ $706 = $3,492 MINOR MODIFICATION + $5/Each $10,000 Over $1 Million $475 + $70 = $545 SUBDIVISION PRELIMINARY PLAT WITHOUT PLANNED DEVELOPMENT $4,235- + $605 = $4,840 + $85/Lot PRELIMINARY PLAT WITH PLANNED DEVELOPMENT Add $5,900 + $870 = $6,770 FINAL PLAT $1,356 + $200 = $1,556 PLAT NAME CHANGE $258 TEMPORARY USE PERMIT DIRECTOR'S DECISION $249 + $37 = $286 SPECIAL EXEMPTION/NON-PROFIT ORGANIZATION - -0- TREE REMOVAL $154 + $23 = $177 VACATION (STREETS AND PUBLIC ACCESS) $1,820 + $260 = $2,080 Deposit + Actual Costs VARIANCE/ADJUSTMENT ADMINISTRATIVE VARIANCE $509 + $75 = $584 DEVELOPMENT ADJUSTMENT $224 + $33 = $257 SPECIAL ADJUSTMENTS - ADJUSTMENT TO A SUBDIVISION $224 + $33 = $257 - REDUCTION OF MINIMUM RESIDENTIAL DENSITY $224 + $33 = $257 - ACCESS/EGRESS STANDARDS ADJUSTMENT $509 + $75 = $584 - LANDSCAPING ADJUSTMENT (EXISTING/NEW STREET TREES) $256 + $38 = $294 PARKING ADJUSTMENTS - REDUCTION IN MINIMUM OR INCREASE IN MAXIMUM PARKING RATIO $509 + $75 = $584 - REDUCTION IN NEW OR EXISTING DEVELOPMENT/TRANSIT IMPROVEMENT $509 + $75 = $5$4 - REDUCTION IN BICYCLE PARKING $509 + $75 = $584 - ALTERNATIVE PARKING GARAGE LAYOUT $224 + $33 = $257 - REDUCTION IN STACKING LANE LENGTH $509 + $75 = $584 SIGN CODE ADJUSTMENT $5-09 + $75 = $584 STREET IMPROVEMENT ADJUSTMENT $509 + $75 = $584 TREE REMOVAL ADJUSTMENT $224 + $33 = $257 WIRELESS COMMUNICATION FACILITY ADJUSTMENTS - SETBACK FROM NEARBY RESIDENCE $509 + $75 = $584 - DISTANCE FROM ANOTHER TOWER $224 + $33 = $257 ZONING MAP/TEXT AMENDMENT LEGISLATIVE — COMPREHENSIVE PLAN $7,355 + $1,086 = $8,441 LEGISLATIVE — COMMUNITY DEVELOPMENT CODE $278-91---1- $427 = $3,318 QUASI-JUDICIAL $2,649 + $391 = $3,040 ZONING ANALYSIS (DETAILED) $475 + $70 = $545 ZONING INQUIRY LETTER (SIMPLE) $55 + $8 = $63 JOINT APPLICATION PLANING FEE 100% of Highest Planning Fee + 50% of All Additional fees Related to the Proposal + Surcharge of .1476 x Application Fee EFFECTIVE DATE: OCTOBER 29, 2003 (Updated annually according to Resolution No. 03-59) (Resolution No.03-59, Repealing Resolution No.02-38,Repealing Resolution No. 98-58,Repealing Resolution No. 96-30,Repealing Resolution No.91-01) * -Established by state statute NOTE 1: WITHDRAWN APPLICATIONS: In cases of withdraw of an application; refund of fees may be applicable,less costs incurred, as determined by the Director. Generally, refunds of 80 percent will be made for applications received and withdrawn prior to sending out request for comments to agencies and notice of public hearing being sent. Fifty-percent refunds will be made where notice of public hearing has been sent but no staff report has begun. NO REFUNDS WILL BE PROVIDED FOR APPLICATIONS FOR WHICH A STAFF REPORT HAS BEGUN. NOTE 2: PROPERTY OWNER NOTICE REQUIREMENTS: For all Type II, III and IV applications, applicants must submit two (2) sets of pre-stamped,pre-addressed envelopes for all property owners of record within 500 feet of the subject properties. The very most current records of the Washington County Department of Assessment and Taxation shall be the official records for determining ownership. Contact the City of Tigard to request 500-foot property owner mailing labels. NOTE 3: LONG RANGE PLANNING SURCHARGE: A 14.76% Long Range Planning surcharge has been added by the City Council Resolution No. 04-99, passed and effective on 12/28/04. H:\pattylmaaterAfigard Fee Schedule 05.06_2.doc(update effective:1/I/0S) ,4111..tr. LAND USE APPLICATION PROCESSING TIMELINES City of Tigard ADMINISTRATIVE STAFF REVIEW Same Day HOP I(Home Occupation Permit) N/A 5-6 Weeks HOP II(Home Occupation Permit) 500 feet notification 5-6 Weeks SDR(Site Development Review) 500 feet notification 10 Days MIS(Lot Line Adjustment) Abutting properties 5-6 Weeks MLP(Minor Land Partition) 500 feet notification 10 Days VAR(Variance)(Flexible Setback) Abutting properties 2-5 Days SGN(Sign Permit) N/A 6-8 Weeks SUB(Subdivision&Sub.With Variance) 500 feet notification 2-5 Days TUP(Temporary Use Permit) Abutting properties 2-5 Days TUC(Temporary Use Certificate) N/A 2-5 Days TRP(Tree Removal Permit) N/A BEARINGS OFFICER 6-8 Weeks SLR(Sensitive Lands Review) 500 feet notification 6-8 Weeks CUP(Conditional Use Permit) 500 feet notification 6-8 Weeks SCE(Sign Code Exception) 500 feet notification PLANNING COMMISSION 6-8 Weeks CPA(Comprehensive Plan Amendment) 500 feet notification 6-8 Weeks PDR(Planned Development Review) 500 feet notification 6-8 Weeks ZON(Zone Change) 500 feet notification 6-8 Weeks ZOA(Zone Ordinance Amendment) N/A CITY COUNCIL 6-8 Weeks CPA(Comprehensive Plan Amendment) 500 feet notification • 6-8 Weeks ZCA(Zone Change Annexation) 500 feet notification 6-8 Weeks ZOA(Zone Ordinance Amendment 500 feet notification NOTE: The time clock begins when the application is ACCEPTED, rather than at submittal. These timelines are an approximation. Revised 3/9/04 C:\My Documents\PT-FORMS,ECTTLAND USE TIMELINES.doc Blue Sky Planning,Inc. Fern Street—3-Parcel Partition I . EXHIBIT C PROPERTY TITLE INFORMATION 14504 SW Fern Street 63 4/24/2006 2S1 04BC 01200 11/08/2005 12:11 FAX 503 671 0535 PAC NW TITLE CUST SERV 2001 Catch The Wave Of The Future Pacific Northwest Title Please return the favor by ordering title&escrow services from Pacific Northwest Title. Note: You may request this information by using Transaction Number T-97021 Jamie Morgan-Smith Blue Sky Planning 8835 SW Canyon Ln Suite 302 Portland,OR 97225 Phone: 503-644-5339 Fax: 503-646-4696 Order Date County Property Address 11/08/2005 Washington 14504 SW Fern St Tigard, OR 97223 Order Time Marketing Rep Owner 12:07:52 PM Kim Mitchell Erich Even MI Trio ❑ PO ❑Map Q Deed ❑CC&R's ❑ Labels ❑Other ra FAX ❑Deliver ❑Will Pick Up 0 Mail ❑EMail ❑ Other Additional Information Order Processed By: Tricia Jenkins Order customer service on the internet at www.pnwtor.com Customer Service & Nite Owl 503-671-0525 This information has been furnished at our expense without charge,in conformance with the guidelines by the State of Oregon Insurance Commissioner. The Insurance Division cautions intermediaries that this service is designed to benefit the ultimate insured; indiscriminate use only benefiting intermediaries will not be permitted. Said services may be discontinued. No liability is assumed for any errors in this report. 11/08/2003 12:11 FAX 503 671 0535 PAC NW TITLE GUST SERV 21 002 PACIFIC NORTHWEST TITLE Phone (503) 671-0525 Fax (503) 643-6416 = M E T R O S C A N PROPERTY P R O F I L E = Washington (4R) ************,e*************************************************:a************************* * * * OWNERSHIP INFORMATION * * __T * * * * Reference Parcel 4:2S104BC 01200 * Parcel Number :R1039619 RTSQ:QIW - 02S - 04 - NW * Owner :Even Erich M * CoOwner * Site Address :14504 SW Fern St Tigard 97223 * * Mail Address :2208 SE 82nd Ave Portland Or 97216 * * Telephone :Owner: Tenant: * * * —=.0----- 4 * SALES AND LOAN INFORMATION * * — ------ * * * * Transferred :12/03/2004 Loan Amount :$320,000 * * Document # :138526 Lender :Millenium Fund Gro * * Sale Price :$400,000 Loan Type :Conventional Or * Deed Type :Warranty Interest Rate :Adjustable * * % Owned :100 Vesting Type * * * * ---- * * ASSESSMENT AND TAX INFORMATION * --- * * * * MktLand :$172,900 Exempt Amount * * MktStructure:$163,100 Exempt Type * * MktOther % Improved :49 * * MktTotal :$336,000 Levy Code :05173 * * 04-05 Taxes :$4,350.31 School Dist :Beaverton * * Assessed Tot:$287, 690 * * - _=- * * PROPERTY DESCRIPTION * * -- * * Map Grid :654 J4 Class Code :R15 * * Census :Tract:319.05 Block :2 * * NbrhdCd :Hndy MillRate :15.1215 * * Sub/Plat :Handy Acres * * Land Use :1012 Res,Improved * * Legal :HANDY ACRES, LOT PTS 16 7 17, ACRES * * :1.46 * * * * — * * PROPERTY CHARACTERISTICS * * _-_ 4 * Bedrooms :4 Lot Acres :1.46 Year Built :1990 * * Bathrooms :3.00 Lot SqFt :63,597 EffYearBlt :1990 * * Heat Method :Forced BsmFin SF :621 Floor Cover :Carpet * * Pool BsmUnfinSF Foundation :Concrete Ftg * • * Appliances BsmLowSF Roof Shape * * Dishwasher Bldg SqFt :2,399 Roof Matl :Steel Fabr * * Hood Fan _ lstFlrSqFt :1,778 InteriorMat :Drywall * * Deck UpperFlSF Paving Matl : * * Garage Type : Porch SqFt :430 Const Type :Wd Stud\shtg * - * Garage SF Attic SqFt Ext Finish :Horizontal Wd * * Deck SqFt * * * ************************************************************************************+*y* The In ormacion Provided I.: Deemed Reliable, But 13 Not Guaranteed. 11/08/2005 12:11 FAX 503 671 0535 PAC NW TITLE CUST SERV IJ 003 - - Property Data Selection Menu - • Owner: EVEN, ERICH M Prop ID : R1039619 (Real Estate) (490624) 2208 SE 82ND AVE Map Tax Lot; 2S14BC-01200 PORTLAND, OR 97233 Legal : HANDY ACRES, LOT PTS 16 7 17, ACRES 1 .46 gggqqqqqqqqqqqqqqqqqqqqqqqqqqqqqqc1RWIR ggqqqqqqqqqqqqqqqqqqqqAqqqqqqqqqqqqqqqqqq Situs : 14504 SW FERN ST, Year Built ; 1990 OR Living Area: 2399 Name(s) . Code Area ; 051 .73 Sale Info : 11/27/04 $400,000 2005 Roll values Deed Type : OW RMV Land $ 250,800 (+) Instrument: 2004138526 RMV Improvements $ 173,560 (+) 2005 Tax Status * Unpaid Taxes * RMV Total $ 424,360 (=) Current Levied Taxes : 4,881 .76 Total Exemptions $ 0 Special Assessments : MS Net Value $ 424,360 2006-07 SB125 Taxes : M50 Assd Value $ 296,320 ggqqqqqqqqqqqqqqqqqqqqqqqqqwqqqqqqqqqqqqqqqqqqqqqqwqqqqqqqqqqqqqqqqqqqqqqqqqqqqq (1) Alt Disp x (2) Primary x (3) Secondary (4) Land/Impr x (5) Gen Appr x ( .) More ggqqqqqqqqqqqqqqqqqqqqqqqqqvqqqqqqqqqqqqqqqqqqqqqqvqqqqqqqqqqqqqqqqqqqqqqqqqqqqq Enter Option from Above or <RET> to Exit; _ d 1. �a ,• 8B¢• r�'.. ,,•78.71`,` +' c--; - `)'•• ` - •••• •. ••.. .•.•• .. .14 6. .. . ... .. .,•••',\\\\\\,.••• 94.1' z•• •t r I: f r Si.", skp 'zs �,' y p's>osan. '. ,- `. 1 p 5000 �, `21 ,*e. );2208 >, - I OU 60 0' '7..94 • 1 ;� ,, .21 r89,09> i 80JQ1 , '' ,' t` :f I 108.64 ` ,' ,,' . 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' . r - i � ; „ ;' 6aao • .,+• { � ,, �• ;• c9 w y-.,,,A; • u ac 5iD 134•• 9,14,0 ry` J 9160 ` ,•. • •• - 1] :r _' r• ` i ` 6 -• a ,-a' Q ",o a ( S • o x..17 ¢ �.,. ,s ,..I micto . •`' .7#6 If 1 5100 6 �' Q 8200 '� .• �•'.•OD 0. \„\\:i 3- cOd _- ` f,\„L;• -'1' 1'''• - C e:5 • _ C-7 ,(, r ails• 1, �,�,7c' .`: \' .', ;C .1 �.. a In n Tr:'t ..c..•,-----:•.-1., - R, 1,, w'e'ft fn #+�*- a ',•'';, Ir' `. .4041" ,a / 1`34! Q ,:, ;,'.4-:-',;1 :.�; 7 a aryd�•'�,'. `a ,*z3�^_t..�e1�f ,, `;� . y '.t:� Via. •�/,��;;;,� ;. ,,. .. t4 t7 .tn: ii ; � 0 3,1.y"s)':° : .a*:.a�i a�'.'' '. YSi .s( %t 'i1 '�: ......4 1� to THIS MAP IS FURNISHED AS A CONVENIENCE BY PACIFIC NORTHWEST TITLE N, Thls map is not a survey and does not show the location of any improvements. o The company assumes no liability for errors therein. MAP#2S404BC 01200 11/08/2005.12: 13 FAX 503 671 0535 PAC NW TITLE CUST SERV X006 • wauvrvon eo❑My,orepan 2004-138526 ivowic04 02;20:15 PM 0•CW Crtvl 81n.22 I REED 1104010=)t too t-400,00•row•S427 nn aa-rrr ACCORDING 0.Lt'f11RNT0: STATF o1?O .1ii1�;l i1'i�� 1IIIU)! JI hh Millemuutttll❑mr6 l;aunryQIWO 006a9aad2001013a72900201)29 !rte I Cell:4111 tl 1 N.nn Dl,tesr al AU/.um.M led T,Ylen 14504 SW Fern Street "^ w ' kro the ,7,,,,�t and 8.-0Rtala Zcuntv 0,0 roe Wumnpwn Cony. •.,.,' Tigard, R 97223 SPACE —� a Span n.rwY r.rsuy,1,.t anj,InOvni.ntd �� RESERVED nrldnp was to cNv.dmd r.rp.dln 1ht O1 ictt,•R I L_ Vaal r clunze is mooned t,0 tai.tihmeal3 a6dt 1.s FOR b00 rCCl/vo10 rrcaN.et salt,c=wtv. ,u^ 1�`�':� sew i0 this n+rlawbag t.44e .l .1,. RECORDER'S USE v1d/or 1 J.rye w.n.vn,01 eucr ....un.n AM Tntlen. .4�1 Erich M Even a.amm.c.u+v ci.n 2208 SE 82nd Avenue .Revarrat-viortpsges t-ars ou tp---srarazs.- . Portland,Oregon 97233 my hand and seal of County Escrow No.: 34-340030116-AK staled \ tup,Order No.: 340030116 Name TttleBy Deputy, WARRANTY DEED-STATUTORY FORM (INDIVIDUAL or CORPORATION) j°°s` WASHINGTON CO U{1 James MCross pR TRASfE R-. o T A Grantor,conveys and 17I7a1S DATE�° R p - FEE PA70 ErichM,Even Grantee,the following described real property free of encumbrances except as speci5cally set forth herein: SEE ATTACHED EXHIBIT A This instrument will not allow use of the property described in this instrument in violation of applicable land use Laws and regulations. Before signing or accepting this inetrvment,the person acquiring fee title to the property should check with the appropriate city or county planning department to verify approved uses and to determine any limits an lawsuits against V) farming or forest practices as defined in ORS 30.930. a ice-• BNCUMaRANCES: Covenants,conditlons,restrictions,easements and rights of way of record �j The true consideration for this conveyance is 5400,000.00. v(Dated November ?1 2004;if a corporate grantor,is has caused its name to be signed by order edits board of directors. CF hael Cross 16-- STATE OF OREGON Pi/��r o� County of Washington /`f� co • This .. ant, t ,..owtedge,/fore me❑ntby James Cross and Susan Cross. tR -.AL OcFlGaLS61tL Notary Public fat S reg❑a v`` ) ANNE 47.KNE.SAL 4 NOTARYPUBUC-ORECON C r▪ My C❑mtnisstonExpires: 08/14/06 CnM S'S'0N tu0.560205 MY CCMMISSf]rl CXPIAES 41)0.14,2006 (SEAL) 11/08/2005 12:13 FAX 503 671 0535 PAC NW TITLE CUST SERV 0007 111111111ll11111111111111 Order No= 290905 LEGAL DESCRIPTION A portion of lots 16 and 17, BANDY ACRES, a plat of record In the Northwest quarter of Section 4, Township 2 South, an 1 West of the Willamette Meridian, in the County of Washington and State of Oregon, said portion being more particularly doacribed as follows: Beginning at a point on the North line of said Lot 16, which bears North 89°37'30° East 150.00 feet from the Northwest corner thereof and running thence parallel with and 150.00 feet Easterly of the Feat line of said Lot 16, South 00°43' West 435.76 feet; thence North 89 043'30" East 250.00 feet to a point on the Easr line of said Lot 17; thence, along said East line, North 00°43' East 210.00 feet] thence South 89 043'30" West 200.00 feet to a point 700.00 feet Easterly of the West line of said Lot 16; thence parallel with said west line, North 00°43' East 225-86 feet to a point on the North line of said Lot 16; thence along said North line, South 89.37'30° West 50.00 feet to the point of beginning. • • • Blue Sky Planning,Inc. Fern Street—3-Parcel Partition EXHIBIT D REAL-ESTATE AGREEMENT FOR PURCHASE OF TRACT "G" 14504 SW Fern Street 64 4/24/2006 2S1 04BC 01200 ah FORM No.1221 ©1963-2003 Stevens-Ness Law Publishing Co. SALE AG=REEMENT AND EARNEST MONEY PEE°' 'oT(Business/Personal Property) ''� a,Y� Portland,OR www.stevensness.com EC • r NO PART OF ANY STEVENS-NESS FORM MAY BE REPRODUCES ,dY FORM OR BY ANY ELECTRONIC OR MECHANICAL MEANS. This is a legally binding contract. c If not understood,seek competent advice. 1. PURCHASER'S OFFER: E r h t'I^ .hrC (J./ { ,,11 u n Q ("Purchaser) 1 rifer(s)to purchase the following Inventory,fixtures and other personal property located at_�,r f�i:� `�l}?1 __flrt_!Ll-\ Y_t-_ .Q110 o\ 1 IA _NE.a ic),Ras._ 2 n the City of ,County of____!'U!L.s _in9_ v ,Slate of__Q..9©lCL 3 Ind described as follows((0 CHECK IF APPLICABLE)The name 5 R.. Q. h_1` �.td- P. is included in the properly purchased.): 4 5 --- 6 7 -- 8 or the purchase price of Dollars$ 1 S O C 9 sayable as follows: (a)earnest money herein receipted for of $ "s 10 (b)on ,as additional earnest money,the sum of $ 11 (c)on delivery of O bill of sale 0 contract,the sum of(balance of down payment) $ % 12 (d)the balance of the purchase price $ Oa-0- , 13 sayable as follows: 14 15 16 LN..S.(CHECK ALL THAT APPLY) 0 The 18 Y) personal property sold is located on leased premises,which Purchaser 0 will ❑will not continue to occupy(if so,attach copy of lease).Seller 0 will 0 will not assign the 18 ease to purchaser at closing.The following items of the property described above are subject to the following leases(attach copies,and describe and complete below): 19 1• which at closing shall be 0 paid in full by Seller and the property transferred to Purchaser; 0 assigned by Seller and assumed by Purchaser; 20 0 other(describe) 21 2. which at closing shall be 0 paid in full by Seller and the property transferred to Purchaser; 0 assigned by Seller and assumed by Purchaser; 22 0 other(describe) . 23 3. which at closing shall be 0 paid in full by Seller and the property transferred to Purchaser; 0 assigned by Seller and assumed by Purchaser; 24 0 other ✓ascribe _.- 25 NOTE:ASSIGNMENT OF REAL AND/OR PERSONAL PROPERTY LEASES MAY REQUIRE THE LESSOR'S CONSENT.IF CONSENT IS REQUIRED THIS TRANSACTION IS CONTINGENT UPON OBTAINING IT 26 AND IT WILL BE REQUESTED PROMPTLY BY(INDICATE WHICH) 0 SELLER 0 PURCHASER. 27 Loan Contingencies.If a loan is provided for above,Purchaser shall promptly apply and use best efforts to obtain that loan,and the sale and purchase are subject to the Purchaser and the property qualifying for the 28 loan. 29 Earnest Money Deposit.Selling agent shall hold Purchaser's check for earnest money undeposited until this offer is accepted.It this offer is accepted,the earnest money receipted for below shall be:(a) 0 retained 30 in the Client's Trust Account of the 0 listing firm 0 selling firm until closing,refund or forfeiture;or(b)(use only if closing in escrow) 0 deposited with 31 as escrow. Bill of Sale.The property is to be conveyed by warranty bill of sale free and clear of all liens and claims except(if none,so state) . 33 Seller Financing.If any of the purchase price is payable after closing,at closing Purchaser shall grant to Seller a perfected first lien on the property sold to secure payment and performance of all Purchaser's obltg- 34 ations coming due after closing,and the contract shall require Purchaser to:(a)maintain the property in good condition;(b)provide fire and customary casualty insurance naming Seller as an insured,for the full insur- 35 able value of the property;and(c)pay all personal property taxes and assessments when due.Purchaser's default shall entitle Seller to:(a)call all amounts owing,due and payable;(b)recover Seller's reasonable 36 attorney fees incurred in exercising Seller's remedies;and(c)exercise all remedies legally available. 37 Possession.Possession of the property is to be delivered to Purchaser: 0 within day(s)after closing; 0 on or before 38 Pro Rates.Personal property taxes,rents,interest on obligations assumed by Purchaser,other expenses prepaid by Seller for the property,and accrued and unpaid obligations relating to the property and for which 39 Purchaser will be responsible,shall be prorated between Seller and Purchaser as of the date of possession. 40 Closing.Closing shall occur on or before___.tY1_cQY-LkEf_1 Z 01: . 0(CHECK IF APPLICABLE)The transaction will be closed by the escrow company named above,with 41 the escrow fee paid 50%by Seller and 50%by Purchaser.At closing,Seller may pay,out of the purchase money,encumbrances to be discharged by Seller. 42 Assignment.If any of the purchase price will remain owing to Seller atter closing,Purchaser may not assign Purchaser's rights under this agreement without the written consent of Seller. .. 43 Seller's Representations.Seller represents that:(a)except as stated in this agreement the property is In good operating condition and repair;(b)the inventory included in the property is merchantable and free of 44 defects;and(c)the written historical income,expense,balance sheet and income tax records of the business,if any,provided by Seller to Purchaser,accurately reflect the information shown at the time and for the 45 periods shown,in all material respects.Seller agrees to pay at or before closing,the creditors of the business,and that the property will be in substantially its present condition,at delivery of possession.With these 46 exceptions,the property is sold and purchased as is,with all defects apparent and not apparent.The exceptions are: n S.{�..ti1L r£4.-`'i t S_7_i 4LX_C's r 1�!?. _q!141u1c L1^U 47 .Seller will continue to conduct the business and maintain inventory in a manner consistent with Seller's practices as of the date of Purchaser's offer,until closing. 48 Due Diligence. Purchaser represents and acknowledges:(a)that Purchaser has inspected the property purchased and every element and item thereof and is satisfied with its condition and with its suitability for 49 Purchaser's purposes;(b)that Purchaser has reviewed and is satisfied with the income,expense,balance sheet and income tax records of the business,and with any leases and all other legal matters affecting the 50 business;(c)that Seller has encouraged Purchaser to obtain legal,accounting and other appropriate professional advice,that Purchaser has had adequate opportunity to do so and that Purchaser has obtained what- 51 ever such advice Purchaser determines to be appropriate with respect to This transaction;and(d)that Purchaser is acquiring the property purchased based on Purchaser's own examination and investigation and, 52 except as otherwise provided In this agreement,without receipt or reliance on any statements or representations made by Seller or by any agent of Seller(including but not limited to statements or representations 53 regarding the condition or suitability of the assets purchased or the potential future financial performance or business prospects of the business). 54 UCC Search.Prior to closing,seller will furnish to purchaser at seller's expense a UCC financing statement search report with a current date,prepared by a reliable company engaged in the business of making those 55 searches and issuing those reports,showing no security interests in any of the property,except . 56 Earnest Money Payment/Refund.If Seller does not accept this offer,or if Seller accepts this offer and fails to close the sale as provided in this agreement,or if Purchaser is not obligated to proceed with this trans- 57 action,the earnest money shall be refunded,but Purchaser's acceptance of the refund is not a waiver of other remedies available to Purchaser.If Seller accepts this otter and is ready,willing and able to perform,and 58 Purchaser fails to perform as and when provided in this agreement,then the earnest money and additional earnest money,if any,shall be paid to Seller and disbursed as provided in Section D below and this contract 59 will be of no further binding effect. 60 Time/Essence/Binding Effect.Time is of the essence.This contract is binding upon the successors and permitted assigns of Purchaser and Seller. 61 Special Terms and Conditions. 62 63 64 65 66 67 . 68 0(CHECK IF APPUCABLE)SEE ADDENDUM A FOR ADDITIONAL PROVISIONS. - 69 Purchaser grants the selling real estate firm through- - to secure the Seller's acceptance.Purchaser has an executed copy of this offer,which Purchaser has read and 70 understands.Thi bill of sale or contract Is to be spared in the name of . 71 Purchaser(A): 'rJ c V1 'V 41'1 - e: /l .7 (B): Date: 72 Print Purchaselr#Name(s):(A)`E'-"..1 _ (Kl_✓! R a (B) 73 Address(A):i -CO f}' >g FL'x s. J tj,,.e.1- r 4.,_61 ©� _ ---F-1.23 74 Address(B):____.6 a.- '1 n`1. 75 Phone(s):(A�Sj).314--5 bFiZ-_&_-1AG\-o-rte ;(B) & Fax:(A)_�} 1u-71 ;(B) 76 B.RECEIPT FOR EARNEST MONEY:Received from the Purchaser the sum of 5 in the form of 0 cash 0 check 0 promissory note payable on 77 -----. -- -- :as earnest money,which selling firm will handle as provided above. 78 Selling firm: Selling agent: - 79 Address: Phone: Fax: 80 C.SELLER'S ACCEPTANCE/REJECTION:Seller 0 accepts the Purchaser's offer;or 0 rejects the offer and 0 makes the attached counter offer.Seller agrees to pay the listing firm a commission of 81 $ for services rendered in this transaction and grants the listing firm a lien on the proceeds of the sale to secure payment of that commission.Forfeited earnest money shall be 82 disbursed: 0 as provided in the listing agreement; 0 50%to Seller and 50%to the listing firm;or 0 .Seller acknowledges receipt of an executed 83 copy of this contract,which Seller has read and understands. • 84 Seller(A): Date: (B): Date: 85 Print Seller Name(s);(A) (6) 86 Address(A): i 87 Address(B): 88 Phone(s):(A) & ;(B) & Fax:(A) ;(B) 89 D.PURCHASER'S ACKNOWLEDGMENT:Purchaser acknowledges receipt of a copy of Purchaser's offer showing Seller's acceptance,and confirms Purchaser's agreement to purchase the property. 90 Purchaser(A):___- Date: (B): Dale: 91 E.COMMISSION DIVISION:If this transaction involves more than one real estate firm,the listing firm will pay the selling firm,out of the commission received in cash, %of the sale price for the property. 92 Listing Broker's initials_-- -___.Selling Broker's initials -_-. 93 For other forms to be used in this transaction, the publisher recommends S-N Form Nos: 181 - Bill of Sale; 237 - Bill of Sale; 810 - Handy Pad (Addendum);910-Counter Offer;911 -Bill of Sale and 1225-Conditional Sale Contract. Blue Sky Planning, Inc. Fern Street—3-Parcel Partition EXHIBIT E DEVELOPMENT IMPACT STATEMENT 14504 SW Fern Street 65 4/24/2006 2S1 04BC 01200 Development Impact Statement 14504 SW Fern Street The proposed development is for a 5 lot subdivision 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 subdivision comprising 5 lots. The lot size and shape of 4 of the lots is consistent with zoning codes of the city of Tigard as well as the adjacent properties and the fifth lot is consistent with the original lot pattern. The 4 new parcels will all take their access directly off of SW Ascension Drive. The fifth lot will potentially have the existing house on it and will continue to make use of the shared access with the neighboring tax lot off of SW Fern Street. Therefore no additional traffic impact to the private access will come from this development. All grading for the proposed development occurs primarily in the southeast portion of the site and spans the area for three of the four lots. The existing house is to be moved from it's original location west onto the newly created lot 5. The grading will be to smooth out the area that was previously occupied by the existing house. After the existing house is moved, it will continue to utilize the existing access off of SW Fern street so no grading will be needed in the flagpole portion of the site adjacent to tax lot 1300 which shares the joint access. Also, this proposal minimizes the impact to the surrounding neighbors to the west and south, who also have a flag lot. The frontage improvements already exist along SW Ascension Drive and they will not be adversely affected by the grading scheme. This proposal includes maintaining the existing frontage. 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 4 lots are available in 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 Stormwater Management Catch Basin before being released into the existing system at a pre-developed rate. 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. Blue Sky Planning,Inc. Fern Street—3-Parcel Partition • EXHIBIT F SIGHT DISTANCE CERTIFICATION 14504 SW Fern Street 66 4/24/2006 2S1 04BC 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, OR 97124 RE: Proposed 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. r `ill•' �r1;! Sincerely F �1 Thu D. Mai, PE %, c ' T� iY } , • 5290 NW 164th Avenue Phone:971-235-4656 Portland,OR 97229 Fax:503-235-4656 Blue 3k Planrnn Inc Fern Street,3-P a rcel Partition E xklleir ARB G �R/ST R '°aR T 14804 3 2Sr 04801?Oso-eer 67 4/24/2p06 OCT-20-2005 09: 13 TREE CARE UNLIMITED 503 635 1549 P.02/04 • • :,•... (7-1/1i e) '‘ TREE ASSESSM ENT October 18, 2005 • • Blue Sky Planning Phone: 503-644-5339 Attn; Leah RE: 14504 SW Fern St. Tigard, OR Common Name Botanical Name DBH Condition Additional Comments 01 Douglas Fir Pseudotsuga menziesii 26 Good 02 Cypress _ Not 6" _ _ __ 03 Apple Malus _ Not 6" 04 Plum Prunus Not 6" 05 Apple Malus Not 6" -' 06 Douglas Fir Pseudotsuga menziesii 17 Good - 07 Douglas Fir Pseudotsuga menziesii 31 Good 08 Douglas Fir Pseudotsuga menziesii , 38 Good 09 Douglas Fir Pseudotsuga menziesii 27 Poor 2 leaders @ 35' above ground level 10 Douglas Fir Pseudotsuga menziesii 26 Good 11 Douglas Fir Pseudotsuga menzlesii 33 Good _ ^� If Douglas Fir Pseudotsuga menziesii 33 Good 13 Douglas Fir Pseudotsuga menziesii 26 Good 14 Douglas Fir Pseudotsuga menziesii 24 Good 15 Douglas Fir Pseudotsuga menziesii 28 Good 16 Big Leaf Maple Acer macrophyllum 8 Poor Dead top 17 Cottonwood 11 Poor Broken top 18 Alder Alnus 11,8 Fair 2 stems, 8"stem has decayed limb caves 19 Big Leaf Maple Acer macrophyllum 8 Poor 20 Cherry Prunus 8 Poor Inclusions @ 8'above ;round level ~21 Douglas Fir Pseudotsuga menziesii 30 Good 22 Douglas Fir Pseudotsuga menziesil 14 Very poor Broken top, leans south, hazardous 23 Douglas Fir Pseudotsuga menziesii 36 Good 24 Douglas Fir Pseudotsuga menziesii -. 18 Good - High crown 25 Big Leaf Maple Acer macrophyllum 11 Poor Top girdled @ 15' above ground level 26 Douglas Fir Pseudotsuga menziesii 25 Good - 27 Douglas Fir Pseudotsuga menziesii _ 28 _ Good Residential and Commercial Spraying• Fertilizing • Pruning •Landscape Installation •Landscape Maintenance •Consultation MEMBER: National Arborist Association • International Society of Arboriculture • Oregon Association of Nurserymen - Oregon Golf Course Superintendents'Association • Oregon Landscape Contractors Association State Licensed Tree Service 462635 • Landscape Contractor#5659 •Chemical Application #000231 • Insured P.O. Box 1566 • Lake Oswego, OR 97035 • 503-635-3155 • Vancouver 360-737-2640 • FAX 503-635-1549 Visit our website at www.treecarelandscepes.com OCT-20-2005 09 13 TREE CARE UNLIMITED 503 635 1549 P.03/04 • Common Name Botanical.Name DBH Condition Additional Comments 28 Douglas Fir Pseudotsuga menziesii 15 Very poor Broken top, dead top, .... hazardous 29 Douglas Fir Pseudotsuga menziesii 11 Good 30 Western Red Cedar Thuja plicata Not 6" 31 Cottonwood Not 6" 32_ Cottonwood Not 6" 33 Alder Alnus Not 6" 34 Douglas Fir Pseudotsuga menziesii 35 Good 35 Douglas Fir Pseudotsuga menziesll 24 Good _ 36 Douglas Fir Pseudotsuga menzlesii 26 Good_ - 37 Douglas Fir Pseudotsuga menziesii 30 Good _ _ 38 Douglas Fir Pseudotsuga menziesii 12 Very poor Broken top, suppressed, hazardous 39 Douglas Fir Pseudotsuga menziesii 27 Good 40 Deodar Cedar 6 Poor Girdling stake tie-6 2 1/2' above ground level, will become hazardous 41 Cottonwood 7 Fair 42 Douglas Fir Pseudotsuga menziesii 26 Good High crown 43 Big Leaf Maple Acer macrophyllum 9 Very poor Dead top _44 Douglas Fir Pseudotsuga menzlesii 28 Good 45 Douglas Fir Pseudotsuga menziesii 26 Good 46 Douglas Fir Pseudotsuga menzlesii 19 Good High crown 47 Douglas Fir , Pseudotsuga menziesii 25 good Off property 48 Douglas Fir Pseudotsuga menziesii 17 Fair 49 Douglas Fir Pseudotsuga menziesii 16 Poor Broken top, wound scars on lower trunk 50 Douglas Fir Pseudotsuga menziesii 30 Good 51 Douglas Fir Pseudotsuga menziesii 28 Good 52 Douglas Fir Pseudotsuga menziesii 24 Good 53 Douglas Fir Pseudotsuga menziesii 34 Fair Old stem wound @ 4 1/2' above ground level east side 54 Douglas Fir Pseudotsuga menziesii 23 Good 55 Douglas Fir Pseudotsuga menziesii 19 Poor Broken top T' 56 Douglas Fir Pseudotsuga menziesii 21 Good _. _57 Douglas Fir Pseudotsuga menziesii _27 Good 58 Douglas Fir Pseudotsuga menziesii 14 Very poor Broken top, suppressed, hazardous Respectfully, A31,0,;„tvele Raymond Myer, General Manager Tree Care & Landscapes Unlimited, Inc. Certified Arborist by the International Society of Arboriculture, # PN-0160 Oregon Landscape Contractors Lic. #11604 . Oregon Dept. of Agriculture, Commercial Pesticide Applicators License #77915 OCT-20-2005 09: 14 TREE CARE UNLIMITED 503 G35 1549 P.04/04 ,s1 I,/ . S.W. FERN ST. ! .1g• . . . :1'0-,,7-e,t5- . . . - I..: 1 -->...77-::...--. — i cji . : ..... 7---- 1-3.4, , X L___ 181_1 . . A .•r-- •iir 27— • ••' . . . • v i.-;• - • . . . . . . , . . ' 4- ; • • . I 1 . • • • . : . . , . . . . .• , 0.3 Q • . • . , • . : 'd . 01g I OT I . -0-41re 'e . . . i • A .. ! • . • . , • . . . 1 I :• 1 . • „ . . .. . j 65 c.,_ ,arc(--1 • 1 • • • .„. • -_,,,.....„.•• . a..... • : . /IA • 11-ra eg. 1 • ' . . . • . Alb Sal, . i 4 ''...., . Ek-tillt awvalller • . • It, ;' ■,'' '''',1-1111111 . . - • • ■ ri ' , 1 . ! : . •"Tiltre .dirt Dte . I i • I . afitiFill,f reolAlp"417:* ".--iir • . 1. • di. ail fir. \`. • • 1 , -III 4t'stirip . : AIMIrfe-/ I . : I •i !.--:' I • 1 ? : 'ft - i // , • I / • 1,i . • I : 1 . . i . / • / \\\\ 1 I I t• . . I ) \\\■\\N\\\I‘D\\ 2 6 s4 4,4, .""°- 1 ttd k • • ..... . "+""-;/,..;, 1 l if t • • . ! 4 • , ‘'‘'). , ... .......• ,r. I •. 14 , /t- I 114:7.,:i.-; 12." 1-i+.1 . •.!• t I I 'z:---.-- alPfig '• * IT41 .9, W•• .:4'• ISIO° ' '16 IC 2,v, 1 I N.. .~.... .. i , - r ''''.*:. , "Z 40.- -'" ...,-s-C4i° --tt I . :• : : • - / . I '.-'.:''..:-..--""'*-- - 2 0 1 P.--•t•-. -% et l D ! ,.. --......=;aivw•••%!..-...... - i• ••••.,.., ------ _,.... 'le-,0>,,.',( ):1.. . . I -•---_ ......--- I • I _ . • r.) , 1 • /-7',' 30. •- ....•;: Pi • , • • Z • - :-• 1 - 1 .\ . i - ''' StO 6.,6 ' .° • f . Z I . l• . -:- b , • , I 1 • •1. . . • /f.N.. ..:- A, : 'V •-••• 7,#„:„.„ . -4Z.4., C:J ; . \ ,..,.0... - :1-, ...,,,/.?:;1 ; . • • . t 1 ''''. 74:t I , ■ b, 0 1 „ r \ 6...: 254 r:-- _ •,.:.,... .. • . tr.v. , • . I \ gill° , (52 i 2o- gl : • 1 .• . / / .c.,•• ."4-. -la-- ''''' 4,11 --1 . : •:. -1/: . . • / .... : •,./.., . • a I : ':'.- •. . •.' . ,.. -- -'tom-\-■1.\\t-a\—ls‘:3-44;i:-1_,.6*_f.,\i'7'(//#1.i:6f.• .'At - -- ,..•.,'t^4-'.''0,e.•. .4: _W...--•- 5•. t1.. -2-:,:•1• -*LI*_ 1 .• . • - 1 : — 5 r74_ Li:1 &/i/ if .. • ,. • ' -• 4 • 1 \ 1 .k, ■ :.LI I TOTAL P.04 Blue Sky Planning,Inc. Fern Street—3-Parcel Partition EXHIBIT H Pre-Application Notes 14504 SW Fern Street 68 4/24/2006 2S1 04BC 01200 ITY.. OF TIGARD � a • PRE-APPLICATION CONFERENCE NOTES �ommonity�DevpQm%nt Shaping A Better Community '. (Pre-Application Meeting Notes are Valid for Six (6) Months). PRE-APP.MTG.DATE: I C.jY✓ STAFF AT PRE-APP.: 64,c—v K a RESIDENTIAL APPLICANT: 31 j�'cnna.��3 AGENT: ,f,,h rt 1 '1�r st rr t Phone: (5,-A iv - ~i •—T; i.3 `; Phone: ( ) PROPERTY LOCATION: ADDRESS/GENERAL LOCATION: i 45 .+ 5i:', iie n St TAX MAP(S)/LOT #(S): BC — t%+ L=C3 NECESSARY APPLICATIONS: (St i3) PROPOSAL DESCRIPTION: S art- '. x Lio i y kt COMPREHENSIVE PLAN MAP DESIGNATION: Med 11--*-1 2_`cc't Y, .4-, ZONING MAP DESIGNATION: ZONING DISTRICT DIMENSIONAL REQUIREMENTS [Refer to Code Section 18. 5,o ) MINIMUM LOT SIZE:S, sq. ft. Average Min. lot width: a 0 ft. Max. building height: '3 ft. Setbacks: Front ;'> ft. Side ' ft. Rear i5 ft. Corner ! C ft. from street. MAXIMUM SITE COVERAGE: fit% % Minimum landscaped or natural vegetation area: . ; %. GARAGES: C ft. X NEIGHBORHOOD MEETING [Refer to the Neighborhood Meeting Handout) 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. Meeting is to be held prior to submitting your application or the application will not be accepted. * NOTE: In order to also preliminarily address building code standards, a meeting with a Plans Examiner is encouraged prior to submittal of a land use application. CITY OF TIGARD Pre-Application Conference Notes Page 1 of 9 Residential Application/Planning Division Section L 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 to Code Sections 18.390.040 and 18.390.0501 As a part of the APPLICATION SUBMITTAL REQUIREMENTS, applicants are required to INCLUDE AN IMPACT STUDY with their submittal package. The impact study shall quantify the effect of the development on public facilities and services. The study shall address, at a minimum, the transportation system, including bikeways, the drainage system, the parks system, the water system, the sewer system and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with the dedication requirement, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. ACCESS [Refer to Chapters 18305 and 18.7651 Minimum number of accesses: I Minimum access width: Minimum pavement width: ❑ WALKWAY REQUIREMENTS (Refer to Code Chapter 18.7051 Within all ATTACHED HOUSING (except two-family dwellings) and multi-family developments, each residential dwelling SHALL BE CONNECTED BY WALKWAY TO THE VEHICULAR PARKING AREA, COMMON OPEN SPACE AND RECREATION FACILITIES. x RESIDENTIAL DENSITY CALCULATION (Refer to Code Chapter 18.7151-SEE EXAMPLE 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: 1,440 etc- tk.gr;-U'r- . S ;r, 51. -F4 All sensitive lands areas including: Est. i r. ->k-:+ - '- ' °3e ➢ Land within the 100-year floodplain; ➢ Slopes exceeding 25%; -- ej 931 ➢ Drainageways; and ➢ Wetlands for the R-1, R-2, R-3.5, R-4.5 and R-7 zoning districts. oC34, I`# N: Public right-of-way dedication: ➢ Single-family allocate 20% of gross acres for public facilities; or 51_ 33 �-) I"-is ➢ Multi-family allocate 15% of gross acres for public facilities; or 1 ➢ If available, the actual public facility square footage can be used for deduction. Y�9S Cc I ctl6-1 1 (1,2 J rmai �ilC+<� c�l ('t[.t e3s EJGtJt1 ....t2Y 1U ) ('Y;S -i )4 Il'Y1t1. I EXAMPLE OF RESIDENTIAL DENSITY CALCULATIONS: n ctda1 .}w,LZ I Re d d; EXAMPLE: USING A ONE ACRE SITE IN THE R-12 ZONE(3,050 MINIMUM LOT SIZE)WITH NO DEDUCTION FOR SENSITIVE LANDS Single-Family Multi-Family 43,560 sq. ft. of gross site area 43,560 sq. ft. of gross site area 8,712 sq. ft. (20%)for public right-of-way 6,534 sq. ft. (15%) for public right-of-way NET: 34,848 square feet NET: 37,026 square feet 3.050(minimum lot area) - 3.050 (minimum lot area) = 11A Units Per Acre = 12.1 Units Per Acre *The Development Code requires that the net site area exist for the next whole dwelling unit.NO ROUNDING UP IS PERMITTED. *Minimum Project Density Is 80%of the maximum allowed density.TO DETERMINE THIS STANDARD,MULTIPLY THE MAXIMUM HUMBER OF UNITS BY.8. CITY OF TIGARD Pre-Application Conference Notes Page 2 of 9 Residential Application/Planning Division Section , SPECIAL SETBACKS (Refer t. de Section 18.730) D STREETS: feet from-the centerline (DT. FLAG LOT: A TEN (10)-FOOT SIDE YARD SETBACK applies to all primary structures. RO--L-OT tTIVETOTS- A minimum of a -ten"(10)-foot separation shall be maintained between each dwelling unit or garage. D MULTI-FAMILY RESIDENTIAL building separation standards apply within multiple-family residential developments. ACCESSORY STRUCTURES UP TO 528 SQUARE FEET in size may be permitted on lots less than 2.5 acres in size. Five (5)-foot minimum setback from side and rear lot lines. ACCESSORY STRUCTURE UP TO 1,000 SQUARE FEET on parcels of at least 2.5 acres in size. [See applicable zoning district for the primary structures'setback requirements.] 1./;_, FLAG LOT BUILDING HEIGHT PROVISIONS (Refer to Code Chapter 18.130) MAXIMUM HEIGHT OF 11/2 STORIES or 25 feet, whichever is less in most zones; 21/2 stories, or 35 feet in R-7, R-12, R-25 or R-40 zones provided that the standards of Section 18.730.010.0.2 are satisfied. L� BUFFERING AND SCREENING (Refer to Code Chapter 18.745) In order TO INCREASE PRIVACY AND TO EITHER REDUCE OR ELIMINATE ADVERSE NOISE OR VISUAL IMPACTS between adjacent developments, especially between different land uses, the CITY REQUIRES LANDSCAPED BUFFER AREAS along certain site perimeters. Required buffer areas are described by the Code in terms of width. Buffer areas must be occupied by a mixture of deciduous and evergreen trees and shrubs and must also achieve a balance between vertical and horizontal plantings. Site obscuring screens or fences may also be required; these are often advisable even if not required by the Code. The required buffer areas may only be occupied by vegetation, fences, utilities, and walkways. Additional information on required buffer area materials and sizes may be found in the 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: LANDSCAPING (Refer to Code Chapters 18.745,18.765 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 be placed either within the public right-of-way or on private property within six (6) feet of the right-of- way boundary. Street trees must have a minimum caliper of at least two (2) inches when measured four (4) feet above grade. Street trees should be spaced 20 to 40 feet apart depending on the branching width of the proposed tree species at maturity. Further information on regulations affecting street trees may be obtained from the Planning Division. A MINIMUM OF ONE (1) TREE FOR EVERY SEVEN (7) PARKING SPACES MUST BE PLANTED in and around all parking areas in order to provide a vegetative canopy effect. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. P1 RECYCLING [Refer to Code Chapter 18.755] Applicant should CONTACT FRANCHISE HAULER FOR REVIEW AND APPROVAL OF SITE SERVICING COMPATIBILITY. Locating a trash/recycling enclosure within a clear vision area such as at the intersection of two (2) driveways within a parking lot is prohibited. Much of Tigard is within Pride Disposal's Service area. Lenny Hing is the contact person and can be reached at (503) 625-6177. CITY OF TIGARD Pre-Application Conference Notes Page 3 of 9 Residential Application/Planning Division Section IX PARKING [Refer to Code Ch, rs 18.765&18.705) ALL PARKING AREAS AND DRIVEWAYS MUST BE PAVED. • Single-family Requires: One (1) off-street parking space per dwelling unit; and One (1) space per unit less than 500 square feet. ➢ Multiple-family Requires: 1.25 spaces per unit for 1 bedroom; 1.5 spaces per unit for 2 bedrooms; and 1.75 spaces per unit for 3 bedrooms. Multi-family dwelling units with more than ten (10) required spaces shall provide parking for the use of guests and shall consist of 15% of the total required parking. NO MORE THAN 50% OF REQUIRED SPACES MAY BE DESIGNATED AND/OR DIMENSIONED AS COMPACT SPACES. Parking stalls shall be dimensioned as follows: ➢ Standard parking space dimensions: 8 feet. 6 inches X 18 feet, 6 inches. ➢ Compact parking space dimensions: 7 feet. 6 inches X 16 feet, 6 inches. ➢ Handicapped parking: All parking areas shall provide appropriately located and dimensioned disabled person parking spaces. The minimum number of disabled person parking spaces to be provided, as well as the parking stall dimensions, are mandated by the Americans with Disabilities Act (ADA). A handout is available upon request. A handicapped parking space symbol shall be painted on the parking space surface and an appropriate sign shall be posted. BICYCLE RACKS (Refer to Code Section 18.165) 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. SENSITIVE LANDS [Refer to Code Chapter 18315) The Code provides REGULATIONS FOR LANDS WHICH ARE POTENTIALLY UNSUITABLE FOR DEVELOPMENT DUE TO AREAS WITHIN THE 100-YEAR FLOODPLAIN, NATURAL DRAINAGEWAYS, WETLAND AREAS, ON SLOPES IN EXCESS OF 25 PERCENT, OR ON UNSTABLE GROUND. Staff will attempt to preliminary identify sensitive lands areas at the pre- application conference based on available information. HOWEVER, the responsibility to precisely identify sensitive land areas, and their boundaries, is the responsibility of the applicant. Areas meeting the definitions of sensitive lands must be clearly indicated on plans submitted with the development application. Chapter 18.775 also provides regulations for the use, protection, or modification of sensitive lands areas. RESIDENTIAL DEVELOPMENT IS PROHIBITED WITHIN FLOODPLAINS. STEEP SLOPES [Refer to Code Section 18.715.O70.C1 When STEEP SLOPES exist, prior to issuance of a final order, a geotechnical report must be submitted which addresses the approval standards of the Tigard Community Development Code Section 18.775.080.C. The report shall be based upon field exploration and investigation and shall include specific recommendations for achieving the requirements of Section 18.775.080.C. CLEANWATER SERVICES(CWS) BUFFER STANDARDS [Refer to R&0 96-44/USA Regulations-Chapter 31 LAND DEVELOPMENT ADJACENT TO SENSITIVE AREAS shall preserve and maintain or create a vegetated corridor for a buffer wide enough to protect the water quality functioning of the sensitive area. Design Criteria: The VEGETATED CORRIDOR WIDTH is dependent on the sensitive area. The following table identifies the required widths: CITY OF TIGARD Pre-Application Conference Notes Page 4 of 9 Residential Application/Planning Division Section • (ABLE 3.1 VEGETATED CORRIDOR WIDTL►_ SOURCE: CWS DESIGN AND CONSTRUCTION STANDARDS MANUAL/RESOLUTION&ORDER 96-44 SENSITIVE AREA DEFINITION SLOPE ADJACENT WIDTH OF VEGETATED TO SENSITIVE AREA1 CORRIDOR PER SIDE2 • Streams with intermittent flow draining: <25% 10 to <50 acres 15 feet 0 >50 to <100 acres 25 feet • Existing or created wetlands <0.5 acre 25 feet • Existing or created wetlands >0.5 acre <25% 50 feet • Rivers, streams, and springs with year-round flow • Streams with intermittent flow draining >100 acres • Natural lakes and ponds • Streams with intermittent flow draining: >25% 0 10 to <50 acres 30 feet >50 to <100 acres 50 feet • Existing or created wetlands >25% Variable from 50-200 feet. Measure i • 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 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. 2Vegetated corridor averaging or reduction is allowed only when the vegetated corridor is certified to be in a marginal or degraded condition. 3The vegetated corridor extends 35 feet from the top of the ravine and sets the outer boundary of the vegetated corridor. The 35 feet may be reduced to 15 feet,if a stamped geotechnical report confirms slope stability shall be maintained with the reduced setback from the top of ravine. Restrictions in the Vegetate Corridor: NO structures, development, construction activities, gardens, lawns, application of chemicals, dumping of any materials of any kind, or other activities shall be permitted which otherwise detract from the water quality protection provided by the vegetated corridor, except as 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 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. '(] SIGNS [Refer to Code Chanter18.7801 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. ;T TREE REMOVAL PLAN REQUIREMENTS [Refer to Code Section 18.190.030.C.] A TREE PLAN FOR THE PLANTING, REMOVAL AND PROTECTION OF TREES prepared by a certified arborist shall be provided for any lot, parcel or combination of lots or parcels for which a development application for a subdivision, partition, site development review, planned development, or conditional use is filed. Protection is preferred over removal where possible. CITY OF TIGARD Pre-Application Conference Notes Page 5 of 9 Residential Application/Planning Division Section THE TREE PLAN SHAL JCLUDE the following: ➢ Identification of the location, size, species, and condition of all existing trees greater than 6- inch caliper. Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18.790.060.D according to the following standards and shall be exclusive of trees required by other development code provisions for landscaping, streets and parking lots: • Retainage of less than 25% of existing trees over 12 inches in caliper requires a mitigation program according to Section 18.150.070.D. of no net loss of trees; • Retainage of from 25 to 50% of existing trees over 12 inches in caliper requires that two-thirds of the trees to be removed be mitigated according to Section 18.790.060.D.; • Retainage of from 50 to 75% of existing trees over 12 inches in caliper requires that 50% of the trees to be removed be mitigated according to Section 18.790.060.D.; • Retainage of 75% or greater of existing trees over 12 inches in caliper requires no mitigation; ➢ Identification of all trees which are proposed to be removed; and ➢ A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. TREES REMOVED WITHIN THE PERIOD OF ONE (1) YEAR PRIOR TO A DEVELOPMENT APPLICATION LISTED ABOVE will be inventoried as part of the tree plan above and will be replaced according to Section 18.790.060.D. MITIGATION [Refer to Code Section 18.790.060.E.1 REPLACEMENT OF A TREE shall take place according to the following guidelines: ➢ A replacement tree shall be a substantially similar species considering site characteristics. ➢ If a replacement tree of the species of the tree removed or damages is not reasonably available, the Director may allow replacement with a different species of equivalent natural resource value. ➢ If a replacement tree of the size cut is not reasonably available on the local market or would not be viable, the Director shall require replacement with more than one tree in accordance with the following formula: • The number of replacement trees required shall be determined by dividing the estimated caliper size of the tree removed or damaged, by the caliper size of the largest reasonably available replacement trees. If this number of trees cannot be viably located on the subject property, the Director may require one (1) or more replacement trees to be planted on other property within the city, either public property or, with the consent of the owner, private property. ➢ The planting of a replacement tree shall take place in a manner reasonably calculated to allow growth to maturity. IN LIEU OF TREE REPLACEMENT under Subsection D of this section, a party may, with the consent of the Director, elect to compensate the City for its costs in performing such tree replacement. I/I CLEAR VISION AREA [Refer to Code Chapter 18.7951 The City requires that CLEAR VISION AREAS BE MAINTAINED BETWEEN THREE (3) AND EIGHT (8) FEET IN HEIGHT at road/driveway, road/railroad, and road/road intersections. The size of the required clear vision area depends upon the abutting street's functional classification and any existing obstructions within the clear vision area. The applicant shall show the clear vision areas on the site plan, and identify any obstructions in these areas. CITY OF TIGARD Pre-Application Conference Notes Page 6 of 9 Residential Application/Planning Division Section Li FUTURE STREET PLAN AND EX' ION OF STREETS [Refer to Code Sectite ,.810.030.F.1 A FUTURE STREET PLAN shall: v Be filed by the applicant in conjunction with an application for a subdivision or partition. The plan shall show the pattern of existing and proposed future streets from the boundaries of the proposed land division and shall include boundaries of the proposed land division and shall include other parcels within 200 feet surrounding and adjacent to the proposed land division. Identify existing or proposed bus routes, pullouts or other transit facilities, bicycle routes and pedestrian facilities on or within 500 feet of the site. Where necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed. n ADDITIONAL LOT DIMENSIONAL REQUIREMENTS [Refer to Code Section 18.810.060) 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% TIMES THE AVERAGE WIDTH, unless the parcel is less than 11/2 times the minimum lot size of the applicable zoning district. I 1 BLOCKS [Refer to Code Section 18.810.090) 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(Conditional Use) 18.620(Tigard Triangle Design Standards) 18.765(Off-Street Parking/Loading Requirements) - 18.340(Directors Interpretation) 18.630(Washington Square Regional Center) -, 18.775(Sensitive Lands Review) - 18.350(Planned Development) .n 18.705(Access/Egress/Circulation) ,K 18.780(Signs) - 18.360(Site Development Review) 18.710(Accessory Residential Units) _ 18.785(Temporary Use Permits) - 18.370(Variances/Adjustments) -- 18.715(Density Computations) 18.790(Tree Removal) - 18.380(Zoning Map/Text Amendments) 18.720(Design Compatibility Standards) _ 18.795(Visual Clearance Areas) - 18.385(Miscellaneous Permits) x 18.725(Environmental Performance Standards) _ 18,798(Wireless Communication Facilities) 18.390(Decision Making Procedures/Impact Study) 18.730(Exceptions To Development Standards) 2_1,-____ 18.810(Street&Utility Improvement Standards) - 18.410(Lot Line Adjustments) 18.740(Historic Overlay) - 18.420(Land Partitions) 18.742(Home Occupation Permits) X 18.430(Subdivisions) 2 18.745(Landscaping&Screening Standards) _S_ 18.510(Residential Zoning Districts) 18.750(Manufactured/Mobil Home Regulations) _ 18.520(Commercial Zoning Districts) 18.755(Mixed Solid Waste/Recycling Storage) - 18.530(Industrial Zoning Districts) 18.760(Nonconforming Situations) CITY OF TIGARD Pre-Application Conference Notes Page 7 of 9 Residential Application/Planning Division Section ADDITIONAL CONCERNS OR COMM, C rl 5, 4 1 - I a n c 5 r e ci c r_ ko - l o fe.s- rtC%d-o- `-nun C7:i Li t-k_ Cl'1/iC lA)tf 1( LS `�,'Lyi1Jf'cl♦, t•1 iS1; i( Cir?(J&J Ay!, J C[.• v1•t r71 i �` I C3 a i-1 T? -1 '- 's C:.l 3,- (.4 c fit prt: ( I L'-k c t')C J('c•. i 4'22::� t" C1: ft 2 5 r�:l ; Tu.(' C`.=tliC.. Cl ri 4? .') ' lb '775 080 • 1'C • _p T 'Su r s— 4rokk .'( CIJ *.101E• r 5Ct + . � ,1 lyJ 715 "kr Al -hucl,,ts r'..�� . (2- -�l_c&9 I c+ I:.) -Rk.- 5;chi �`f ci;c L S.e. 4104:0—.1 0-4 IC; 1 t FtU.CS[ I "(- •41,1C.v 1 /s S fi:" L - 1 (3 I e s� ,L �k t od.' •s r C 4 U'-+ I H- 7 c, . c� v• C:'r. !_ t ly-V C !J: ...y ��'Cy �i tfL d !:f '1 �f:`rraJ,1 / f1 f;& cA C2&J' L'�tL f'1- C- J C f "q -41Z.rJ \,4 4 4.A ii,a t tl Vl d t C .1 C F r I:747 d�, C i'c�,c:� f PROCEDURE Administrative Staff Review. Public hearing before the Land Use Hearings Officer. Public hearing before the Planning Commission. Public hearing before the Planning Commission with the Commission making a recommendation on the proposal to the City Council. An additional public hearing shall be held by the City Council. APPLICATION SUBMITTAL PROCESS All APPLICATIONS MUST BE ACCEPTED BY A PLANNING DIVISION STAFF MEMBER of the Community Development Department at Tigard City Hall offices. PLEASE NOTE: Applications submitted by mail or dropped off at the counter without Planning Division acceptance may be returned. The Planning counter closes at 5:00 PM. Maps submitted with an application shall be folded IN ADVANCE to 81/2" x 11". One 8 " x 11" map of a proposed protect shall also be submitted for attachment to the staff'/ 2 report or administrative decision. Applications with unfolded maps shall not be accepted. The Planning Division and Engineering Department will perform a preliminary review of the application and will determine whether an application is complete within 30 days of the counter submittal. Staff will notify the applicant if additional information or additional copies of the submitted materials are required. CITY OF TIGARD Pre-Application Conference Notes Page 8 of 9 Residential Application/Planning Division Section The administrative decis or public hearing will typically occur proximately 45 to 60 days after an application is accepted as being complete by the Planning Division. Applications involving difficult or protracted issues or requiring review by other jurisdictions may take additional time to review. Written recommendations from the Planning staff are issued seven (7) days prior to the public hearing. A 10-day public appeal. period follows all land use decisions. An appeal on this matter would be heard by the Tigard 1- 1/1-.( t i e - A basic flow chart which illustrates the review process is available from the 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. SUBDIVISION PLAT NAME RESERVATION [County Surveyor's Office: 503-640-8884) PRIOR TO SUBMITTING A SUBDIVISION LAND USE APPLICATION with the City of Tigard, applicants are required 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. BUILDING PERMITS PLANS FOR BUILDING AND OTHER RELATED PERMITS WILL NOT BE ACCEPTED FOR REVIEW UNTIL A LAND USE APPROVAL HAS BEEN ISSUED. Final inspection approvals by the Building Division will not be granted until there is compliance with all conditions of development approval. These pre-application notes do not include comments from the Building Division. For proposed buildings or modifications to existing buildings, it is recommended to contact a Building Division Plans Examiner to determine if there are building code issues that would prevent the structure from being constructed, as proposed. Additionally, with regard to Subdivisions and Minor Land Partitions where any structure to be demolished has system development charge (SDC) credits and the underlying parcel for that structure will be eliminated when the new plat is recorded, the City's policy is to apply those system development credits to the first building permit issued in the development (UNLESS OTHERWISE DIRECTED BY THE DEVELOPER AT THE TIME THE DEMOLITION PERMIT IS OBTAINED). PLEASE NOTE: The conference and notes cannot cover all Code requirements and aspects related to site planning that should apply to the development of your site plan. Failure of the staff to provide information required by the Code shall not constitute a waiver of the applicable standards or requirements. It is recommended that a prospective applicant either obtain and read the Community Development Code or ask any questions of City staff relative to Code requirements prior to submitting an application. AN ADDITIONAL PRE-APPLICATION FEE AND CONFERENCE WILL BE REQUIRED IF AN APPLICATION PERTAINING TO THIS PRE-APPLICATION CONFERENCE IS SUBMITTED AFTER A PERIOD OF MORE THAN SIX (6) MONTHS FOLLOWING THIS CONFERENCE (unless deemed as unnecessary by the Planning Division). PREPARED BY: X(1 CITY OF TIGARD-PLANNING DIVISION - STAFF PERSON HOLDING PRE-APP. MEETING PHONE: 503-639-4171 FAX: 503-684-7297 EMAIL (staffs first namel@ci.tigard.or.us TITLE 18(CITY OF TIGARD'S COMMUNITY DEVELOPMENT CODE)INTERNET ADDRESS: www.ci.tigard.or.us H:Ipattylmasters\Pre-App Notes Residential.doc Updated: 15-Dec-04 (Engineering section: preapp.eng) CITY OF TIGARD Pre-Application Conference Notes Page 9 of 9 Residential Application/Planning Division Section • PRE-APPLICATION CONFERENCE NOTES � .1 II ➢ ENGINEERING SECTION CCityofrTigar Oregon Shaping (Better Community PUBLIC FACILITIES Tax Maplsl: 2S104BC Tax Lolls): 1200 Use Type: SUB The extent of necessary public improvements and dedications which shall be required of the applicant will be recommended by City staff and subject to approval by the appropriate authority. There will be no final recommendation to the decision making authority on behalf of the City staff until all concerned commenting agencies, City staff and the public have had an opportunity to review and comment on the application. The following comments are a projection of public improvement related requirements that may be required as a condition of development approval for your proposed project. Right-of-way dedication: The City of Tigard requires that land area be dedicated to the public: (1.) To increase abutting public rights-of-way to the ultimate functional street classification right-of-way width as specified by the Community Development Code; or (2.) For the creation of new streets. Approval of a development application for this site will require right-of-way dedication for: V, SW Fern Street to 27 feet from centerline (Local street) I SW to feet 1 SW to feet I 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 Z storm sewers and other underground utilities ® 5-foot concrete sidewalk with 5 foot planter strip ® street trees sixed and spaced per TDC ® street signs, traffic control devices, streetlights and a two-year streetlight fee. I I Other: CITY OFTIGARD Pre-Application Conference Notes Page 1 of 6 Engineering Department Section Full street improvements will be necessary along SW Private street, to include: J 20 feet of pavement within a private tract N concrete curb FI storm sewers and other underground utilities FI 5-foot concrete sidewalk in an easement along one side of the private street • street trees sized and spaced per the TDC RI 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 I I street trees I I street signs, traffic control devices, streetlights and a two-year streetlight fee. Other: street improvements will be necessary along SW , to include: 1 I _ feet of pavement concrete curb storm sewers and other underground utilities -foot concrete sidewalk I I street trees I I street signs, traffic control devices, streetlights and a two-year streetlight fee. Other: street improvements will be necessary along SW , to include: 1 I feet of pavement [ concrete curb storm sewers and other underground utilities -foot concrete sidewalk street trees I 1 street signs, traffic control devices, streetlights and a two-year streetlight fee. CITY OF TIGARD Pre-Application Conference Notes Page 2 of 6 Engineering Department Section Other: Agreement for Future Street Improvements: In some cases, where street improvements or other necessary public improvements are not currently practical, the improvements may be deferred. In such cases, a condition of development approval may be specified which requires the property owner(s) to provide a future improvement guarantee. The City Engineer will determine the form of this guarantee. The following street improvements may be eligible for such a future improvement guarantee: (1 .) (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. Sanitary 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 from each parcel to the public sewer. Water Supply: The City of Tigard (Phone:(503) 639-4171) provides public water service in the area of this site. This service provider should be contacted for information regarding water supply for your proposed development. Fire Protection: Tualatin Valley Fire and Rescue District (South Division) [Contact: Eric McMullen, (503) 612-7010] provides fire protection services within the City of Tigard. The District should be contacted for information regarding the adequacy of circulation systems, the need for fire hydrants, or other questions related to fire protection. Storm Sewer Improvements: All proposed development within the City shall be designed such that storm water runoff is conveyed to an approved public drainage system. The applicant will be required to submit a proposed storm CITY OF TIGARD Pre-Application Conference Notes Page 3 of 6 Engineering Department Section drainage plan for the site, an lay be required to prepare a sub- ;n drainage analysis to ensure t'hat the proposed system will accommodate runoff from upstream properties when fully developed. On-site detention is required. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) (Resolution and Order No. 00-7) which requires the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from 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 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: X Construction of an on-site water quality facility. Payment of the fee in-lieu. Water quality must be provided for runoff from all impervious surfaces, existing and proposed, per CWS requirements. Other Comments: All proposed sanitary sewer and storm drainage systems shall be designed such that City maintenance vehicles will have unobstructed access to critical manholes in the systems. Maintenance access roadways may be required if existing or proposed facilities are not otherwise readily accessible. 1) The private street can serve no more than 6 homes, including the adjacent property owner's home. 2) Provide preliminary sight distance certification for the proposed private street/Fern Street intersection with the Land Use application for completeness. 3) Water service will come from Fern Street or Ascension Drive. 4) Due to the potential distance of the water services from the main line 1-inch meters may be required. Applicant should contact City of Tigard Water Department. 5) Any relocation of existing water 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 building permit issuance. In limited circumstances, payment of the TIF may be allowed to be deferred until the issuance of an occupancy CITY OF TIGARD Pre-Application Conference Notes Page 4 of 6 Engineering Oeuar[ment Section permit. Deferral of the payr t until occupancy is permissible c when the TIF is greater than " $5,000.00. Pay the TIF PERMITS Public Facility Improvement (PH) 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. Building Division Permits: The following is a brief overview of the type of permits issued by the Building Division. For a more detailed explanation of these permits, please contact the Development Services Counter at 503-639-4171, ext. 304. Site Improvement Permit (SIT). This permit is generally issued for all new commercial, industrial and multi-family projects. This permit will also be required for land partitions where lot grading and private utility work is required. This permit covers all on-site preparation, grading and utility work. Home builders will also be required to obtain a SIT permit for grading work in cases where the lot they are working on has slopes in excess of 20% and foundation excavation material is not to be hauled from the site. 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 TIGARD Pre-Application Conference Notes Page 5 of 6 Engineering Department Section permit can not be I in a subdivision until the publi ]provements 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:■■■•∎∎,mina/ a1 , / _ .! _a 3_. GI EERI G DE•ARTMENT STAFF DATE Phone: 1503)639-4171 Fax [503]624-0152 document2 Revised: September 2,2003 CITY OF TIGARD Pre-Application Conference Notes Page 6 of 6 Engineering Department Section Blue Sky Planning, Inc. Fern Street—3-Parcel Partition EXHIBIT J CWS Services Letter 14504 SW Fern Street 69 4/25/2006 2S1 04BC 01200 it-71)c. -c.;_,L,"7.r) r‘_,,,„ -._1' `11-7- 1\ 'l >: flc • 1 4 2004 M (VAC .--- 3't t I i , File Number FT8 A CleanWater Services o„r connnitment is Cleat Sensitive Area Pre-Screening Site Assessment Jurisdiction / 1210 Date /O / = Map & Tax Lot 5 "go: D w+0 Owner ..44. • I. Site Address 1 i: , y.!I 02. Contact ,,i iISraw— A e_ . Proposed Activity Address ..,; S . 4.h o.&J _ 7A1a 17 �,- Phone •vim .t .r Official use only below this line ^ Y N NA Y N NA Sensitive Area Composite Map !'A Storrnwater infrastructure maps �►.� nI I Map #_ ,.Z51CJ - - ) frAll QS# L/3J5 -- rn Locally adopted studies or maps to Li 1 I Other /Al Specify Specify 240 z a'1cl Based on a review of the above information and the requirements of Clean Water Services Design and Construction Standards Resolution and Order No, 04-9: 7 Sensitive areas potentially exist on site or within 200' of the site. THE APPLICANT MUST PERFORM A SITE CERTIFICATION PRIOR TO ISSUANCE OF A SERVICE PROVIDER LETTER OR STORMWATER CONNECTION PERMIT. If Sensitive Areas exist on the site or within 200 feet on adjacent properties, a Natural Resources Assessment Report may also be required. ZSensitive areas do not appear to exist on site or within 200' of the site. This pre- screening site assessment does NOT eliminate the need to evaluate and protect water quality sensitive areas if they are subsequently discovered on your property. NO FURTHER SITE ASSESSMENT OR SERVICE PROVIDER LETTER IS REQUIRED. THIS FORM WILL SERVE AS AUTHORIZATION TO ISSUE A STORMWATER CONNECTION PERMIT. i The proposed activity does not meet the definition of development. NO SITE ASSESSMENT OR SERVICE PROVIDER LETTER IS REQUIRED. Comments: gases/ ad-. r.•„yLcw • _O•_ • ri4/ lr - � .-. er, . . 4 • eT _ i dT i i 4/ ---.- _ Th r C_ 4 . i - e Reviewed By: - , - Date: _ rQ/�s��y Returned to Applicant Mail_ X Fax Counter Date 10/'-SG v By 2550 SW Hillsboro Highway•Hillsboro,Oregon 97123 Phone: (503)681-3605•Fax: (503)681-4439•ww",_SlnublflCcr?sils:cy,ury Blue Sky Planning, Inc. Fern Street—3-Parcel Partition EXHIBIT K Storm Drain Calculations 14504 SW Fern Street 70 4/25/2006 2S1 04BC 01200 WATER QUALITY DESIGN Project No,: MXH001 Design By: TDM SUMMARY: Q (cfs) = 0.03 CWS WQ flow rate V(cf)= 431 WQ Volume A (ac) = 0.330 Effective impervious area only where: WQ Volume = 0.36 (in) x Area (sf)/[12 (in/ft)] CWS WQ flow rate = WQ Volume (cf)/[14,400 sec] or CWS WQ flow rate = [ 0.36 (in) x Area (sf)/[ 12 (in/ft) (4hr) (60min/hr) (60sec/min)] WQ-FLOW.xls 4/24/2006 MXH001 WQ (Q) = 0.03 cfs Number of Cartridges (N) = 0.90 Use 1 cartridge Where N = Q (cfs) x 449 gpm/cfs x 15 gpm/cart Assume that one cartridge can treat up to 15 gpm Use a single cartridge stormfilter catchbasin. stormfilter.xls 4/24/2006 Blue Sky Planning,Inc. Fern Street—3-Parcel Partition • . • EXHIBIT L Neighborhood Meeting Sign-in sheet and Notes 14504 SW Fern Street 71 5/12/2006 2S1 04BC 01200 NEIGHBORHOOD MEETING ATTENDANCE ROSTER PROJECT: MEETING DATE: PLEASE PRINT LEGIBLY! NAME MAILING ADDRESS CITY, STATE 1 ZIP CODE PHONE # - ,_(e, c kec? '315-7 ,Ow 12il'c9?! c5caToovL Ok Cr/05( 503 962_44z8 4/C ,' 04/Ale& / 3Z 5i-L, Fr rvx 5 � a a 0A- C(7z?3 (97/) 27- o(z ( - •' I L 50 r t • vr �C % it / g ZZ 7/ 2 / /C ,er Gueva 3O2osw cee k k r o� 972-2S 503 4305.694, YaL . v -e.v-\ 1 501t 5rw . fern 5i. \\ \ \ 50- 391 s664 1 / ( / ( 11 / / v d ec„,,,,.._ /„, „r S� Est t e 4 ,•5--.3 41/T 77S-7, ` (a>,.r t b-K Vvx 1— r3 q 5 & ( a, — 4,,,, c) ,6 2 C172---24 56.3-55b .r,�� - g -ifil F-f t) (A,C-P/A// 13.)-(1,' ciiii6H-- pi I c4_- ( Michtci/e-ocmatarf I Z°17+ Sid Cree/; e_ 'I 77223 503-40 NC, . oi),, "rt v�<-1/6/" 4r„0951,/ log/FF/TH 1)-C ge avr, 4,., , a//Z ,jar-3- ' 69 f-.�?3%. s • Neighborhood Meeting Notes 4/17/06 Meeting was set to begin at 6:30 pm. Started the meeting shortly after 6:30 and read the Statement as required. Explained the review and approval process for the City of Tigard. Handed out copies of the site plan and lot layout and explained the proposed development plan. Talked about the proposed 4 new lots along the street and moving the existing residence to another lot. Neighbors asked about drainage and grading issues. Explained about the water quality requirements of Tigard and CWS and also explained the grading scheme for the project. CPO was in attendance and she asked about whether or not the site was in the city limits. She indicated the adjacent tax lot 1300 was not and we should check that ours was. Asked about the type of building going in, attached, detached, etc. I mentioned they would be single family detached. Asked about a fence for surrounding properties. I explained that would be up to the builder. Asked about the proposed lot sizes. I had prepared a preliminary plat map to be handed out to those in attendance to illustrate the lot configuration and their respective sizes. Asked about the applicable zoning. I mentioned it was R7. CPO noted existing overgrowth of vegetation already on frontage along SW Ascension. She didn't think there were existing frontage improvements. I explained that there were and this was supported by other neighbors in attendance. Neighbor asked about trees and how many would be removed/saved. I explained there would be some removed to facilitate the new residences but our goal (per the city's requirements) was to save as many as possible. Neighbor asked about street classifications and houses accessing Ascension. Neighbor in Townhomes to the south asked about drainage from the project because their structure is lower than the site. Tried to explain the proposed grading and storm drainage schemes and how we would prevent additional water from running off onto her site. Miscellaneous short discussions about other topics Meeting ended at 7:15 (+/-) pm ADDITIONAL DOCUMENTS Blue Sky Planning, Inc 4800 SW Griffith Drive Suite 209 Beaverton, OR 97005 Phone: 503.644.5339 Fax: 503.646.4696 I Date: March 31St 2006 To: Adjacent property owners Re: Notice of Neighborhood Review Meeting Proposed Development—Samson Heights 6-lot subdivision, lot number 01200 of tax map 2S1 04BC Dear Interested Party: Blue Sky Planning, Inc is representing the owner of the property located 14504 SW Fern Street, lot number 1200, more specifically shown on tax map 2S1 04BC, which is attached. We are considering a proposal to develop the existing parcel, with an area of 1.46 acres, into 6 single-family detached home sites. Prior to applying to the City of Tigard for the necessary land use approvals, we would like to take the opportunity to discuss the proposal in more detail with the surrounding property owners and residents. The purpose of this meeting is to provide a forum for the applicant and surrounding property owners/residents to review the proposal and to identify issues so that such issues may be considered before the formal application is turned in to the City. This meeting gives you the opportunity to share with us any special information you know about the property involved. We will attempt to answer questions which may be relevant to meeting development standards consistent with City of Tigard's Community Development Code. You are invited to attend a meeting on: Monday, April 17th, 2006, at 6:30 PM Calvin Presbyterian Church 10445 SW Canterbury Lane Tigard, OR 97223 Please note this will be an informational meeting on preliminary development plans. These plans may be altered prior to the submittal of the application to the City of Tigard. We look forward to more specifically discussing the proposal with you. Please call me at 503.644.5339 or e-mail me atjohn @blueskyplanning.net if you have any questions. Sincerely, Blue Sky Planning, Inc .•(") air John Marquardt Staff Planner Attachment: Vicinity Map Tigard, Oregon, United States ! i ) C;"1----i)L___t_._ 4:‘i .._.---) 1 \r- ,/,,,. --,...--.,.. , "--P-1 r-c.,- Beaverton i i`'--i!' sr� \ lc( \ \\ . 4—.-1---1 1_____I 1 if E 1;rf z.. w,:i +. T Tigard j 7,1rr; pgof5cr S 1T ■ I ' r r,rc �,} /1 / , 1 i r-`1ir1� :. :1177 • l I ,\_,, . vr,r. rrr:.. . , , ( X11 'f fl v/1 ii .,= rr ..e- ii (l I b yds 200 400 600 Copyright C 1988-2003 Microsoft Corp.and/or its suppliers.All rights reserved. htlp://www.microsoft.corn/streels ®Copyright 2002 by Geographic Data Technology,Inc.All rights reserved.m 2002 Nav gallon Technologies.All rights reserved.This data includes information taken with permission from Canadian authorities C 1991-2002 Government of Canada(Statistics Canada and/or Geomatics Canada),all rights reserved. CITY OF TIGARD 5/12/2006 !PI 13125 SW Hall Blvd. 3:40:13PM Tigard,Oregon 97223 rR; \F;1) (503)639-4171 Receipt #: 27200600000000002190 Date: 05/1 2/2006 Line Items: Case No Tran Code Description Revenue Account No Amount Paid SUB2006-00006 [LANDUS]Prelim Nat w/o PD 100-0000-438000 4,840.00 SUB2006-00006 [LRPF]LR Planning Surcharge 100-0000-438050 425.00 Line Item Total: $5,265.00 Payments: Method Pay er User ID Acct./Check No. Approval No. How Received Amount Paid Check MILLENNIUM HOMES,INC ST 8458 In Person 5,265.00 Payment Total: $5,265.00 cReceipt.rpt Page 1 of 1 CITY OF TIGARD June 20,2006 OREGON Marquardt Blue Sky Planning S p lanning 4800 SW Griffith Dr.,Suite 209 Beaverton,OR 97005 Dear Mr. Marquardt: RE: Notice of Incomplete Application Submittal—SUB2006-00006 The City has not received the information necessary to begin the review of your Site Development Review application. The development site is located at 1S135CC, tax lot 03400. This letter is a revised version of a June 12th letter that now includes incomplete items for the Public Facilities (Engineering) review. Additional materials will be needed in order to deem your application complete. The necessary materials are as follows: ♦ Narrative. The following sections of the Tigard Development Code must be re- addressed: 18.430 Subdivisions This chapter needs to be included in the narrative. 18.715 Density Computations Only option 2 should be included because that is the proposed plan being reviewed with this application. 18.775 Sensitive Lands Review Because the steep slopes on-site are man-made and are only a very limited area of the site, this chapter does not need to be addressed. A geotech report will be conditioned prior to site permit issuance. • Tract G Each lot within a subdivision must have at least 25 feet of street frontage. In this case all four lots border Tract G and do not have frontage along SW Ascension Drive. A Sale Agreement for Tract G was submitted with the application. This agreement has not been signed by the seller. Upon further research Tract G is part of a subdivision (Hillshire Hollow) which was approved through the Planned Development process. You will need to review the files to see how and why this Tract was created. There may be no way to partition this off to become part of the proposed lots. Regarding access, there seems to be no easement granted to the subject site 2S104BC-01200, only to tax lot 5800 to the south. I have included some maps that may be of assistance in understanding this. ♦ Neigborhood Meeting The following items were missing from the neighborhood meeting information: Affidavit of Mailing/Posting Site Plan used at the meeting Copy of the Neighborhood Meeting Letter 13125 SW Hall Blvd., Tigard, OR 97223(503)639-4171 TDD(503)684-2772 ♦ Public Facilities Checklist The items in the enclosed public facility completeness checklist must be addressed. Any questions pertaining to public facilities can be directed to Kim McMillan at (503)639-4171 ext.2642. If you have any questions about the above comments, please contact me at (503) 718-2437 or cherylc @tigard-or.gov. Sincerely,U //}} Cheryl Gaines. Assistant Planner c: SDR2006-00006 Land Use File PUBLIC FACILITY PLAN Project: .ison Heights SUB COMPLETENESS CHECKLIST Date: 6-20-06 GRADING 1 xl is ntE g and proposed contours shown. ❑ Are there grading impacts on adjacent parcels? 1 1 Adjacent parcel grades shown. ❑ Geotech study submitted? STREET ISSUES ® . Right-of-way clearly shown. ® Centerline of street(s) clearly shown. ® Street name(s) shown. ❑ Existing/proposed curb or edge of pavement shown. Provide half-street improvement plans for Fern - narrative says it is on D4 and D4.1 (not included) A driveway apron will be required for shared access with taper to the west. S ❑ Street profiles shown. Show profile for Fern Street- 300 feet in each direction ❑ Future Street Plan: Must show street profiles, topo on adjacent parcel(s), etc. ❑ Traffic Impact and/or Access Report ❑ Street grades compliant? ❑ Street/ROW widths dimensioned and appropriate? ❑ Private Streets? Less than 6 lots and width appropriate? 1 I Other: 1) Access for Lots 1-4, 2) Shared Access for 1) Provide documentation for access over Lot 5 Tract G, 2) Provide documentation for access over TL 1300. Shared access must be at least 15 feet wide, 10 feet paved. SANITARY SEWER ISSUES ® Existing/proposed lines shown. ❑ Stubs to adjacent parcels required/shown? WATER ISSUES • Existing/proposed lines w/ sizes noted? • Existing/proposed fire hydrants shown? ® Proposed meter location and size shown? ❑ Proposed fire protection system shown? STORM DRAINAGE AND WATER QUALITY ISSUES ❑ Existing/proposed lines shown? Show how runoff from shared driveway will be collected, detained and treated. Private storm line should not be located in public sanitary sewer easement. ❑ Preliminary sizing calcs for water quality/detention Show detention facility on plans and provide provided? Engineered calculations. Provide complete water quality calculations. REVISED. 06/20/06 ❑ Water quality/detention facilit, .gown on plans? Show defenfio._ ❑ Area for facility match requirements from calcs? ❑ Facility shown outside any wetland buffer? ❑ Storm stubs to adjacent parcels required/shown? The submittal is hereby deemed ❑ COMPLETE ® INCOMPLETE By: i<t/411. Date: 6-20-06 REVISED: 06/20/06 LAND USE APPLICI 'ON Project: Sr - gaoo(o - 0000co Date: COMPLETENESS REVIEW ❑ COMPLETE ❑ INCOMPLETE STANDARD INFORMATION: 4.--5'` pla'i/Wit,- KriitAkit d [r Deed/Title/Proof Of Ownership El Neighborhood Mtg. ffidavit Minutes, List Of Attendees[ Impact Study(18.390) [( USA Service Provider Letter -O---Eonstructiotreost Estimate- ❑ #Sets Of Application Materials/Plans a Pre-Application Conference Notes ❑ Envelopes With Postage(Verify Count) PROJECT STATISTICS: El Building Footprint Size ❑ %Of Landscaping On Site ❑ %Of Building Impervious Surface On Site ❑ Lot Square Footage PLANS DIMENSIONED: ❑ Building Footprint ❑ Parking Space Dimensions(Include Access gle&Bike Parking)❑ Truck Loading Space Where Applicable ❑ Building Height El Access Approach And Aisle El Visual Clearance Triangle Shown ADDITIONAL PLANS: a Vicinity Map El Architectural-Plan Tree Inventory Ey Existing Conditions Plan ❑ Landscape Plan [ 1/ Site Plan ❑ Lighting-Plan TREE PLAN I MITIGATION PLAN: E r RI. . . , , ❑ r 4.; r-{i vv._S� ❑ ❑ ADDITIONAL REPORTS: (list any special reports) I_ 1 [ 1\ h[)e-l's4- Rr p e c-1- -OIC ,19G11- &leJ.jri1 /f7 ❑ on ❑ El ❑ RESPONSE TO APPLICABLE CODE SECTIONS: ❑ 18.330(Conditional Use) ❑ 18.620(Tgard Triangle Design Standards) J i$.765(Off-Street Parking/Loading Requirements) ❑ 18.340(Director's Interpretation) El 18.630(Washington Square Regional Center) ❑ 18.775(Sensitive Lands Rev El 18.350(Planned Development) ❑ 18.705(Access/Egress/Circulation) El 18.780(Signs) El 18.360(Site Development Review) ❑ 18.710(Accessory Residential Units) ❑ 18.785(Temporary Use Permits) ❑ 18.370(Variances/Adjustments) ❑ 18.715(Density Computations) ?? [r 18.790(Tree Rermval) El 18.380(Zoning Map/Text Amendments) El 18.720(Design Compatibility Standards) []' 18.795(Visual Clearance Areas) ❑ 18.385(Miscellaneous Permits) Er 18.725(Environmental Performance Standards) El 18.797(Water Resources(WR)Overlay District) El 18.390(Decision Making Procedures/Impact Study) El 18.730(Exceptions To Development Standards) El 18.798(Wireless Communication Facilities) El 18.410(Lot Line Adjustments) El 18.740(Historic Overlay) [j 18.810(Stmt&Utility Improvement Standards) • 1:.4 0 Land Partitions) ❑ 18.742(Home Occupation Permits) ( • 18.430(Subdivisions) [r 18.745(Landscaping&Screening Standards) JI( I" :.510(Residents oning Districts) ❑ 18.750(Manufacuredllvtobil Home Regulations) ❑ 18.520(Commercial Zoning Districts) ❑ 18.755(Mixed Solid Waste/Recycling Storage) El 18.530(Industrial Zoning Districts) ❑ 18.760(Nonconforming Situations) ADDITIONAL ITEMS: l:\curpin\masters\revised\land use application completeness review.dot REVISED: 17-Jan-o1 c>kt c ,_ Cu rrc-m 4 ow i Tru d- Co - 1'l a vo (/.56,5 Q"-k k rti cA..e a j c d 7 ea r-.1:rk 0 p41tN1S -1v,- cie✓lS, S La-7 -iy,a s ,..0;.ire S-1-0._.p sl.,,pes? - it olc oi 1.--w-M