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VAR2014-00008 NOTICE OF TYPE II DECISION MINOR LAND PARTITION (MLP) 2014-00003 111 -vi CORBIN ESTATES PARTITION T I G A R D 120 DAYS = 12/3/2014 SECTION I. APPLICATION SUMMARY FILE NAME: Corbin Estates Partition CASE NO.: Minor Land Partition (MLP) MLP2014-00003 Adjustment(VAR) VAR2014-00008 PROPOSAL: The applicant requests preliminary plat approval for a two-lot partition of approximately 2.65-acres and a front yard development adjustment from 20 feet to 18 feet for the existing home. The purpose of the partition is to separate the existing dwelling for the current owner and to facilitate the sale of the remainder to the developer for re-division. APPLICANT: J.T. Roth, Inc. OWNER: Gary S. &Terrie L. Corbin c/o Tim Roth 15070 SW 81"Avenue 12600 SW 72nd Avenue Tigard, Or 97224 Tigard, OR 97223 ZONE CLASSIFICATION/ COMPREHENSIVE PLAN DESIGNATION: R-4.5 Low Density Residential. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. LOCATION: 15070 SW 81st Avenue;Washington County Tax Map 2S112CB,Tax Lot 12700 APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.370, 18.390, 18.420, 18.510, 18.705, 18.715, 18.725, 18.730, 18.745, 18,765, 18.790, 18.795 and 18.810. SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request, subject to certain conditions of approval. The findings and conclusions on which the decision is based are noted in Section V. NOTICE OF DECISION M.P2014-00003,CORBIN ESTATES PARTITION PAGE 1 OF 19 CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED • PRIOR TO APPROVAL OF THE FINAL PLAT: The applicant shall prepare a cover letter and submit it,.along with any supporting documents and/or plans that address the following requirements to the PLANNING DIVISION,ATTN: Gary Pagenstecher 503-718- 2434. The cover letter shall clearly identify where in the submittal the required information is found: 1. Prior to final plat approval, the applicant shall revise the proposed partition plat to show minimum 10-foot side yards for the retained dwelling on proposed Lot 2. 2. Prior to final plat approval, the applicant shall remit an in-lieu payment into the Urban Forestry Fund for street tree planting and early establishment in the amount of$4,296 ($537.00 x 8 street trees). 3. Prior to final plat approval, the applicant shall provide a tree establishment bond that meets the requirements of Urban Forestry Manual Section 11, Part 2 for the five proposed oak trees (meeting canopy coverage). 4. Prior to final plat approval, the applicant shall submit to the city the current Inventory Data Collection fee for urban forestry plan implementation in the amount of$1,967. ($147. + $28. x 65 trees counted towards canopy) 5. Prior to final plat approval, the partition plat shall show a visual clearance triangle at the intersection of the existing access and SW 81st Avenue. The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to DEVELOPMENT ENGINEERING, GREG BERRY (503) 718- 2468. The cover letter shall clearly identify where in the submittal the required information is found: 6. Prior to final plat approval, the applicant shall pay the fee in-lieu of undergrounding utilities along SW 81st Avenue. 7. Prior to final plat approval the applicant shall pay the city's current final plat review fee 8. Final plats and other survey work on that level shall contain State Plane Coordinates [NAD 83 (91)] on two monuments with a tie to the City's global positioning system (GPS) geodetic control network (GC 22). These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by GPS tie networked to the City's GPS survey or by random traverse using conventional surveying methods. The final plat data and/or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05 or subsequent legislation), Washington County, and the City of Tigard. Note: Washington County will not begin their review of the final plat until they receive notice from the Engineering Department indicating that the city has reviewed and approved the final plat. 9. The final plat shall dedicate 27 feet of right-of-way from the centerline of SW 81st Avenue along the entire site. 10. The final plat shall show all easements within the property. 11. After the City and County have reviewed the final plat, submit two mylar copies of the final plat for city signatures. THIS APPROVAL IS VALID IF EXERCISED WITHIN EIGHTEEN (18) MONTHS OF THE EFFECTIVE DATE OF THIS DECISION NOTED UNDER THE PROCESS AND APPEAL SECTION OF THIS DECISION. NOTICE OF DECISION MLP20I4-00003,CORBIN ESTATES PARTITION PAGE 2 OF 19 SECTION III. BACKGROUND INFORMATION Property History: A search of City records shows that in 1990 a minor land partition was permitted (MLP90-00014) on the subject property, but not exercised. According to County tax records, the subject property was developed with a single family dwelling in 2001. Site and Vicinity Information_ The 2.65 acre site is located east of SW 81" Avenue across from SW Ross Street. The property contains one single- family home with various outbuildings. The primary home is to be retained. The site slopes downhill from an elevation of 205 feet at the west and center to an elevation of 187 feet toward the east. A mix of trees dot the site around the exiling dwelling and on the property lines.Adjacent parcels are similarly zoned R-4.5 Proposal Description The applicant requests preliminary plat approval for a two-lot partition of approximately 2.65-acres and a front yard development adjustment from 20 feet to 18 feet for the existing home. The proposed flag lot would be 16,369 square feet in size and the remainder parcel would contain 98,258 square feet. The applicant states that the resulting parcels will be the subject of a subsequent subdivision application. SECTION IV. PUBLIC COMMENTS The Tigard Community Development Code requires that property owners within 500 feet of the subject site be notified of the proposal, and be given an opportunity for written comments and/or oral testimony prior to a decision being made. Notice of Type II Proposal was mailed August 19, 2014 to property owners within 500 feet of the subject property and to interested parties. The city did not receive any written comments from neighbors or property owners. SECTION V. APPLICABLE REVIEW CRITERIA AND FINDINGS 18.370.020 Adjustments B. Development adjustments. 1. The following development adjustments will be granted by means of a Type I procedure, as governed by Section 18.390.030, using approval criteria contained in paragraph 2 of this subsection B: a. Front yard setbacks. Up to a 25% reduction of the dimensional standards for the front yard setback required in the base zone. Setback of garages may not be reduced by this provision. A front yard adjustment from 20 to 18 feet (10%) for the existing dwelling is requested. The new front yard property line for Lot 2 is proposed 18 feet from the garage side wall. The setback from the garage entry is maintained in excess of 20 feet as it is side yard facing. The request can be approved if it meets the following criteria. 2. Approval criteria. A development adjustment shall be granted if there is a demonstration of compliance with all of the applicable standards: a. A demonstration that the adjustment requested is the least required to achieve the desired effect; The existing dwelling is proposed to be retained on Lot 2 such that the side loaded garage wall would be 18 feet from the new front lot line. The reduction allows for subsequent re-division of Lot 1 into lots including one between SW 81" and the proposed flag Lot 2 that would be approximately 82 feet deep, which is the desired effect. This criterion is met. b. The adjustment will result in the preservation of trees, if trees are present in the development area; No trees are present in the development area. This criterion does not apply. c. The adjustment will not impede adequate emergency access to the site; NOTICE OF DECISION MtP2014-00003,CORBIN ESTATES PARTITION PAGE 3 OF 19 Emergency access to proposed Lot 1 would be along the existing driveway, which is not affected by the proposed adjustment. This criterion is met. d. There is not a reasonable alternative to the adjustment which achieves the desired effect. Given the expected layout of lots in a subsequent subdivision, the adjustment provides for an adequate depth of lot, which achieves the desired effect. This criterion is met. FINDING: As shown in the analysis above, the proposed development adjustment to reduce the front yard setback for the existing house from 20 feet to 18 feet, or 10% meets the approval criteria and can be approved. Land Partitions (18.420): 18.420.010 Purpose The purpose of this chapter is to provide rules, regulations and standards governing approval of partitions. 18.420.020 Administration Future re-division. When partitioning tracts into large parcels, the director shall require that the parcels be of such size and shape to facilitate future re-partitioning of such parcels in accordance with the requirements of the zoning district and this title. The applicant proposes a two-lot minor land partition resulting in two large lots. Lot 1 (98,326 square feet) contains several out buildings that are proposed for demolition. Lot 2 (16,325) is sufficient in size to contain an existing dwelling and meet setback standards. The applicant has submitted a Future Subdivision Plat (Sheet 3) that demonstrates that Lot 1 is of such size and shape to facilitate future re-partitioning in accordance with the requirements of the zoning district and this title. This requirement is met. 18.420.050 Approval Criteria A. A request to partition land shall meet all of the following criteria: 1. The proposed partition complies with all statutory and ordinance requirements and regulations; The proposed partition complies or can be made to comply with all statutory and ordinance requirements and regulations as demonstrated by the analysis contained within this administrative decision and through the imposition of conditions of approval. All necessary conditions must be satisfied as part of the development and building process. Therefore, this criterion is met. 2. There are adequate public facilities available to serve the proposal; Public facilities are discussed in detail later in this decision under Chapter 18.810 (Street & Utility Improvement Standards). Based on the analysis provided in that section, staff finds that adequate public facilities are available to serve the proposal. This criterion is met. 3. All proposed improvements meet City and applicable agency standards; and All public improvements will be required to be built to city standard. This criterion is met. 4. All proposed lots conform to the specific requirements below: a. The minimum width of the building envelope area shall meet the lot requirement of the applicable zoning district. The average minimum lot width required for the R-4.5 zoning district is 50 feet. As shown on the Partition Plan (Sheet 1), Proposed Lot 1 would be 111 feet wide, and proposed Lot 2 would be 198 feet at its narrowest. This requirement is met. NOTICE OF DECISION r ff_,P2014-00003,CORBIN ESTATES PARTITION PAGE 4 OF 19 b. The lot area shall be as required by the applicable zoning district. In the case of a flag lot, the accessway may not be included in the lot area calculation. The minimum lot area requirement in the R-4.5 zoning district is 7,500 square feet for detached single-family units. The proposed partition creates two (2) lots of approximately 14,441 square feet and 98,258 square feet. Lot 2 is a flag lot and the flag pole access is not included in the lot area calculation. This requirement is met. c. Each lot created through the partition process shall front a public right-of-way by at least 15 feet or have a legally recorded minimum 15-foot wide access easement. As shown on the Partition Plat (Sheet 1) Lot 2, a flag lot, has 23 feet of frontage onto SW 81st Avenue to utilize its existing driveway access. Lot 1 contains the remaining frontage in excess of the minimum 15-foot requirement. This requirement is met. d. Setbacks shall be as required by the applicable zoning district. Setbacks for the R-4.5 zoning district are as follows: front, 20 feet; side, 5 feet; street side, 15 feet; and rear, 15 feet. Notwithstanding the adjusted front setback for Lot 2, setbacks are discussed under the Residential Zoning Districts section of this decision and are ensured during building permit review. This requirement is met. e. When the partitioned lot is a flag lot, the developer may determine the location of the front yard, provided that no side yard is less than 10 feet. Structures shall generally be located so as to maximize separation from existing structures. The applicant determined that the front yard for the retained dwelling on Lot 2 will be the west yard toward 81" Avenue. As proposed on the Partition Plat (Sheet 1), side yards of the existing dwelling on Lot 2 are 6 and 11 feet to the north and 18 feet to the south. This requirement is not met. To meet this requirement, the applicant shall revise the proposed partition plat to show minimum 10-foot side yards for the retained dwelling on Lot 2. f. A screen shall be provided along the property line of a lot of record where the paved drive in an accessway is located within ten feet of an abutting lot in accordance with Sections 18.745.050. Screening may also be required to maintain privacy for abutting lots and to provide usable outdoor recreation areas for proposed development. The existing accessway for the existing dwelling on proposed Lot 2 is within 10 feet of an abutting lot of record. However, no change is proposed for this accessway and vegetated screening is already present. This requirement is met. g. The fire district may require the installation of a fire hydrant where the length of an accessway would have a detrimental effect on fire-fighting capabilities. The proposal was referred to Tualatin Valley Fire and Rescue and installation of a fire hydrant was not required. This requirement is met. h. Where a common drive is to be provided to serve more than one lot, a reciprocal easement which will ensure access and maintenance rights shall be recorded with the approved partition map. A common drive is not proposed. This requirement does not apply. 5. Any accessway shall comply with the standards set forth in Chapter 18.705, Access, Egress, and Circulation. This standard is addressed under Chapter 18.705 (Access, Egress and Circulation) later in this decision and based on that analysis, this criterion is met. NOTICE OF DECISION \-ILP2014-00003,CORBIN ESTAILS PARTITION PAGE 5 OF 19 6. Where landfill and/or development is allowed within or adjacent to the one-hundred-year floodplain, the City shall require consideration of the dedication of sufficient open land area for greenway adjoining and within the floodplain. This area shall include portions at a suitable elevation for the construction of a pedestrian/bicycle pathway with the floodplain in accordance with the adopted pedestrian/bicycle pathway plan. The subject site with its lowest elevation at 186 feet is over 750 feet to the west of the nearest 100-year floodplain at elevation 140 feet. This criterion does not apply. 7. An application for a variance to the standards prescribed in this chapter shall be made in accordance with Chapter 18.370, Variances and Adjustments. The applications for the partition and variance(s)/adjustment(s) will be processed concurrently. The applicant requested a front yard setback development adjustment with this proposal.As shown in the Variance and Adjustments section of this decision above, the adjustment is approved. This criterion is met. FINDING: As shown in the analysis above, the proposed minor land partition meets, or has been conditioned to meet, the applicable criteria of the Land Partition Chapter. CONDITION: The applicant shall revise the proposed partition plat to show minimum 10-foot side yards for the retained dwelling on proposed Lot 2. Residential Zoning Districts (18.510): Table 18.510.030.1 outlines uses permitted in residential zoning districts. FINDING: Proposed Lot 1 is developed with several outbuildings,which are considered accessory structures to the primary single-family dwelling. Accessory structures are permitted within the R-4.5 zone; however, they are required to be located on the same lot as the main use of the property. The Existing Conditions Plan (Sheet 2) shows that all structures except the Existing House on proposed Lot 2 will be removed. In order to approve the proposed partition, the applicant must apply for building permits for the demolition of the outbuildings on proposed Lot 1. Development standards in residential zoning districts are contained in Table 18.510.2 below: TABLE 18.510.2 DEVELOPMENT STANDARDS IN RESIDENTIAL ZONES STANDARD R-4.5 Lot 1 11] Lot 2(flag) Minimum Lot Size -Detached unit 7,500 sq.ft. 98,326 sq.ft. 16,325 sq.ft. -Duplexes -Attached unit Average Minimum Lot Width -Detached unit lots 50 ft. -Duplex lots 90 ft. 350 ft. 111 ft. -Attached unit lots Maximum Lot Coverage - N/A N/A Minimum Setbacks -Front yard 20 ft. N/:\ 18 ft. [2] -Side facing street on corner&through lots 15 ft. N/A N/A -Side yard 5 ft. [3] N/A. 6-11/18 ft. -Rear yard 15 ft. N/A. 15 ft. -Side or rear yard abutting more restrictive zoning district -- N/A N/A -Distance between property line and front of garage 20 ft. N/A 18 ft. [4] Maximum Height 30 ft. N/A 1 story(existing) Minimum Landscape Requirement - N/A N/A [1]No dwelling is proposed for Lot 1.The applicant anticipates re-dividing Lot 1 with a subdivision application on recordation of the minor land partition. NOTICE OF DECISION MLP2014-00003,CORRIN ESTATES PARTITION PAGE 6 OF 19 [2]Permitted with development adjustment [3]loft.w/flag(18.420.050.A.4.e) [4]Permitted with side-loaded garage and flag lot configuration FINDING: Based on the applicant's plans and narrative and as shown in the table above, the proposed lot sizes and widths are met. The existing dwelling meets the applicable setbacks from pro?osed Lot 2 boundaries as adjusted for the front yard, but does not meet the 10-foot side yard set Dack for flag lots as required in 18.420.050.A.4.e. The development standards for the R-4.5 residential zone are met or adjusted. Access,Egress and Circulation (18.705): Section 18.705.030.B requires site plans be presented for approval showing how access requirements are to be fulfilled in accordance with this chapter. The application includes a Partition Plat (Sheet 1) for the proposed 2-lot partition showing how access is provided in accordance with this chapter. This requirement is met. Section 18.705.030.D states that all vehicular access and egress ... 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.• Each of the proposed lots will have access to a public street, SW 181"Avenue. This requirement is met. Section 18.705.030.H.1 states that an access report shall be submitted with all new development proposals which verifies design of driveways and streets are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by ODOT,Washington County,the City and AASHTO. The existing driveway will provide access for Lot 2 for the existing house. Access to SW 81" Avenue for Lot 1 will be required upon further partitioning or other development. This requirement is met. Section 18.705.030.H.2 states that driveways shall not be permitted to be placed in the influence area of collector or arterial street intersections. Influence area of intersections is that area where queues of traffic commonly form on approach to an intersection. The minimum driveway setback from a collector or arterial street intersection shall be150 feet, measured from the right-of-way line of the intersecting street to the throat of the proposed driveway. The setback may be greater depending upon the influence area, as determined from City Engineer review of a traffic impact report submitted by the applicant's traffic engineer. In a case where a project has less than 150 feet of street frontage, the applicant must explore any option for shared access with the adjacent parcel. If shared access is not possible or practical, the driveway shall be placed as far from the intersection as possible. SW Hall Blvd. is the nearest collector or arterial located approximately 1,000 feet to the west. This requirement does not apply. The minimum spacing of driveways and streets along a collector shall be 200 feet. The minimum spacing of driveways and streets along an arterial shall be 600 feet. The minimum spacing of local streets along a local street shall be 125 feet. No new driveways or street connections are proposed to arterials or collectors and no new local streets are proposed. This requirement does not apply. 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 multifamily residential uses shall not be less than as provided in Tables 18.705.1 and 18.705.2. NOTICE OF DECISION MLP2014-00003,CORI3IN ESTA IES PARTITION PAGE 7 OF 19 TABLE 18.705.1 VEHICULAR ACCESS/EGRESS REQUIREMENTS: RESIDENTIAL USE (6 or fewer Min. Number of Min.Access Width Min. Pavement ' units) Number Dwelling Unit/Lots Driveways Required Width 1 or 1 15' 10' 3-6 1 20' 20' As shown in the Partition Plat (Sheet 1), the proposed vehicular access and egress for the existing single-family dwelling is 23 feet wide consistent with the minimum 15-foot access width requirement. Aerial photography shows the existing driveway is paved with a 10-foot paved driveway consistent with the minimum pavement width. The requirements of Table 18.705.1 are met. FINDING: Based on the analysis above, the applicable Access, Egress and Circulation requirements are met. Density Computations and Limitations (18.715): The purpose of this chapter is to implement the comprehensive plan by establishing the criteria for determining the number of dwelling units permitted. 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 total site acres: 1. All sensitive land areas: a. Land within the 100-year floodplain, b. Land or slopes exceeding 25%, c. Drainage ways, and d. Wetlands, e. Optional: Significant tree groves or habitat areas, as designated on the City of Tigard "Significant Tree Grove Map" or "Significant Habitat Areas Map"; 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. Multifamily development: allocate 15% of gross acreage or deduct the actual private drive area; 4. All land proposed for private streets; and 5. A lot of at least the size required by the applicable base zoning district, if an existing dwelling is to remain on the site. B. Calculating maximum number of residential units. To calculate the maximum number of residential units per net acre, divide the number of square feet in the net acres by the minimum number of square feet required for each lot in the applicable zoning district. The density is calculated as follows: Gross Site Area 115,435 sq. ft. Lot for Existing home -16,325 sq. ft. Public row dedication (20%) -23,086 Net Site Area 76,024 sq. ft. The resulting net development area is 76,024 square feet. This area divided by the minimum lot size for the zone (7,500), shows the maximum number of additional lots permitted on this site is 10. 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 of this section by 80% (0.8). Based on the maximum number of lots being 10 as shown above, the minimum number of additional lots is 8 (10 x .8). NOTICE OF DECISION -LP2014-00003,CORBIN ESTATES PARTITION PAGE 8 OF 19 FINDING: As shown in the calculations above, the maximum number of lots on the subject property is10 and the minimum number of lots is 8. The applicantroposes to partition the subject property into two (2) lots with this application to facilitate the sale of Lot 1 to the developer, allowing the current owner to remain in the existing dwelling on proposed Lot 2. The applicant states that both Lots 1 and 2 will be the subject of a subdivision application that meets the density requirements of the R-4.5 zone. Pursuant to 18.420.020.D, the applicant has submitted a Future Subdivision Plat (Sheet 3) that demonstrates that Lot 1 is of such size and shape to facilitate future re-partitioning in accordance with the requirements of the zoning district and this title.Therefore, the density criteria can be met. Environmental Performance Standards (18.725): These standards require that federal and state environmental laws, rules and regulations be applied to development within the City of Tigard. Section 18.725.030 (Performance Standards) regulates: Noise,visible emissions,vibration and odors. Noise. For the purposes of noise regulation, the provisions of Sections 7.41.130 through 7.40.210 of the Tigard Municipal Code shall apply. 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. 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. Odors. The emissions 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. 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 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. 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. FINDING: This is a detached single-family residential jproject, which is permitted within the R-4.5 zone. There is nothing to indicate that these standards will not be met. However, ongoing maintenance to meet these standards shall be maintained and any violation of these standards will be addressed by the City of Tigard's Code Enforcement Officer. The Environmental Performance standards are met. Exceptions To Development Standards (18.730) 18.730.020 Exceptions to Building Height Limitations C. Building heights and flag lots. 1. Limitations on the placement of residential structures on flag lots apply when any of the following exist: a. A flag lot was created prior to April 15, 1985; b. A flag lot is created after April 15, 1985 by an approved partition; or c. A flag lot is created by the approval of a subdivision and the flag lot is located on the periphery of the subdivision so that the lot adjoins other residentially-zoned land. 2. The maximum height for an attached or detached single-family, duplex, or multiple-family residential structure on a flag lot or a lot having sole access from an accessway, private drive or easement is 1-1/2 stories or 25 feet,whichever is less, except that the maximum height may be 2-1/2 stories or 35 feet, whichever is less, provided: NOTICE OF DECISION MLP2014-00003,CORBIN ESTATES PARTITION PAGE 9 OF 19 a. The proposed dwelling otherwise complies with the applicable dimensional and height requirements of the zoning district; b. A 10-foot side yard will be preserved; c. A residential structure on any abutting lot either is located 50 feet or more from the nearest point of the subject dwelling, or the residential structure exceeds 1-1/2 stories or 25 feet in height on any abutting lot; and d. Windows 15 feet or more above grade shall not face dwelling unit windows or patios on any abutting lot unless the proposal includes an agreement to plant trees capable of mitigating direct views, or that such trees exist and will be preserved. 3. Where an agreement is made to plant trees capable of mitigating direct views, the agreement shall be deemed a condition of approval under the provisions of 18.390.030.D. 4. The tree planting agreement shall be a condition of Chapter 18.360, Site Development Review, for three or more attached units or a multiple-family residential structure, or, at the time of issuance of building permits, for single detached units, one duplex or two attached residential units. (Ord. 09- 13) The proposed flag lot contains an existing single-story single-family dwelling. The applicable limitations on the placement of residential structures on a flag lot are met. 18.730.050 Miscellaneous Requirements and Exceptions E. Lot area for flag lots. 1. The lot area for a flag lot shall comply with the lot area requirements of the applicable zoning district. 2. The lot area shall be provided entirely within the building site area exclusive of any accessway (see figure following). The applicant has provided lot area totals as shown on the Preliminary Plat (Sheet 1), 98,326 for Lot 1 and 16,325 for Lot 2. The applicant's narrative states the lot area excluding the accessway for Lot 2 is 14,809 square feet, greater than the 7,500 square foot minimum for the R-4.5 zone. This requirement is met. F. Front yard determination. The owner or developer of a flag lot may determine the location of the front yard, provided no side yard setback area is less than 10 feet and provided the requirements of 18.730.010.C, Building Heights and Flag Lots, are satisfied. The applicant determined that the front yard for the retained dwelling on Lot 2 will be the west yard toward 81" Avenue. As proposed on the Partition Plat (Sheet 1), side yards of the existing dwelling on Lot 2 are 6 and 11 feet to the north and 18 feet to the south. This requirement is not met. The applicant has been conditioned to meet this standard. FINDING: As shown in the analysis above, the applicable standards of the Exceptions to Development Standards chapter are met or are conditioned to be met. Landscaping and Screening (18.745): 18.745.040 Street Trees A. Street trees shall be required as part of the approval process for Conditional Use (Type III), Downtown Design Review (Type II and III), Minor Land Partition (Type II), Planned Development (Type III), Site Development Review (Type II) and Subdivision (Type II and III) permits. B. The minimum number of required street trees shall be determined by dividing the linear amount of street frontage within or adjacent to the site (in feet) by 40 feet. When the result is a fraction, the minimum number of required street trees shall be determined by rounding to the nearest whole number. C. Street trees required by this section shall be planted according to the Street Tree Planting Standards in the Urban Forestry Manual. D. Street trees required by this section shall be provided adequate soil volumes according to the Street Tree Soil Volume Standards in the Urban Forestry Manual. NOTICE OF DECISION MLP2014-00003,CORBIN ESTATES PARTITION PAGE 10 OF 19 E. Street trees required by this section shall be planted within the right of way whenever practicable according to the Street Tree Planting Standards in the Urban Forestry Manual. Street trees may be planted no more than 6 feet from the right of way according to the Street Tree Planting Standards in the Urban Forestry Manual when planting within the right of way is not practicable. F. An existing tree may be used to meet the street tree standards provided that: 1. The largest percentage of the tree trunk immediately above the trunk flare or root buttresses is either within the subject site or within the right of way immediately adjacent to the subject site; 2. The tree would be permitted as a street tree according to the Street Tree Planting and Soil Volume Standards in the Urban Forestry Manual if it were newly planted; and 3. The tree is shown as preserved in the Tree Preservation and Removal site plan (per 18.790.030.A.2), Tree Canopy Cover site plan (per 18.790.030.A.3) and Supplemental Report (per 18.790.030.A.4) of a concurrent urban forestry plan and is eligible for credit towards the effective tree canopy cover of the site. G. In cases where it is not practicable to provide the minimum number of required street trees, the Director may allow the applicant to remit payment into the Urban Forestry Fund for tree planting and early establishment in an amount equivalent to the City's cost to plant and maintain a street tree for three (3) years (per the Street. Tree Planting Standards in the Urban Forestry Manual) for each tree below the minimum required. These standards are applicable to Minor Land Partitions (Type II). However, the applicant's narrative states the standards do not apply and did not provide findings to the applicable standards citing circumstances where a subsequent subdivision application is anticipated to address the standards. The applicant submitted an Arborist Report, Tree Preservation Plan, and Tree Canopy Plan, none of which refers to street trees. The project site has 301 feet of frontage on SW 81" Avenue; When rounding to the nearest whole number, eight street trees are required (301 feet/40 feet/tree = 7.52 trees). This standard is not met. FINDING: Based on the analysis above, the street tree standards have not been met. The applicant's need to process a land partition in advance of a subdivision application to facilitate the property sale makes it not practicable to provide the minimum number of required street trees. Therefore, the applicant shall remit payment in lieu. With the following condition of approval, these standards can be met. CONDITI ON: Prior to final plat approval, the applicant shall remit payment into the Urban Forestry Fund for tree planting and early establishment in the amount of$4,296 ($537.00 x 8 trees). Off-street Parking and Loading Requirements (18.765): 18.765.030 General Provisions 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 dwellings. Parking for each single family dwelling is proposed on the same lot as the dwelling. This standard is met. 18.765.070 Minimum and Maximum Off-Street Parking Requirements H. Specific requirements. See Table 18.765.2. FINDING: Table 18.765.2 requires 1 parking space per dwelling unit. The Existing Conditions Plan shows a two car garage and parking apron for two other cars.This standard is met. Urban Forestry Plan (18.790): 18.790.020 Applicability The requirements of this chapter apply to the following situations: A.The following land use reviews: 1. Conditional use (Type III); 2. Downtown design review (Type II and III); 3. Minor land partition (Type II); 4. Planned development (Tpe III); NOTICE OF DECISION \ILP2014-00003,CORBIN ESTATES PARTITION PAGE 11 OF 19 5. Sensitive lands review(Type II and III); 6. Site development review (Type II); and 7. Subdivision (Type II and III). Urban Forestry Plan requirements are applicable to the proposed minor landartition. The applicant has submitted place holder Arborist Report, Partition Plat Tree Preservation and Removal Plan (Sheet L1), and Partition Plat Tree Canopy Plan/Planting Plan (Sheet L2), stating that full compliance with the standards will occur with the intended subsequent subdivision application. The applicant requests that conditions of approval requiring full compliance with the minor land partition be contingent on the subdivision not occurring. 18.790.030 Urban Forestry Plan Requirements A. Urban forestry plan requirements.An urban forestry plan shall: 1. Be coordinated and approved by a landscape architect (the project landscape architect) or a person that is both a certified arborist and tree risk assessor (the project arborist), except for minor land partitions that can demonstrate compliance with effective tree canopy cover and soil volume requirements by planting street trees in open soil volumes only; An Urban Forestry Plan (Sheets L1 and L2) prepared/approved by a Certified Arborist/Tree Risk Assessor, Morgan Holen,and Landscape Architect,Joe Percival,has been provided. This requirement is met. 2. Meet the tree preservation and removal site plan standards in the Urban Forestry Manual (UFM); A Tree Preservation and Removal Plan (Sheet L1) was submitted showing that all trees are proposed for preservation. The project arborist has signed the Urban Forestry site plan and attested that the plan meets the tree preservation and removal standards; this requirement is met. 3. Meet the tree canopy site plan standards in the Urban Forestry Manual; and The applicant submitted a Tree Canopy Plan (Sheet L2). The applicant's Urban Forestry Plan shows the addition of 5 Oregon White Oak trees sufficient to meet the minimum effective canopy requirements for each lot and the overall site. The project arborist has signed the Urban Forestry site plan and attested that the plan meets the tree canopy site plan standards. This requirement is met. 4. Meet the supplemental report standards in the Urban Forestry Manual. A supplemental report was prepared by the project arborist, Morgan Holen & Associates, dated July 29, 2014. The report includes the arborist signature of approval and attestation that the supplemental report standards in the Urban Forestry Manual are met. This requirement is met. FINDING: Based on the analysis above, the urban forestry plan requirements are met. 18.790.060 Urban Forestry Plan Implementation C. Tree Establishment. The establishment of all trees shown to be planted in the tree canopy site plan (per 18.790.030 A.3) and supplemental report (per 18.790.030.A.4) of the previously approved urban forestry plan shall be guaranteed and required according to the tree establishment requirements in Section 11,part 2 of the Urban Forestry Manual. FINDING: The applicant's proposal does not address tree establishment, but states compliance with Urban Forestry standards be met with the subsequent intended subdivision of the subject property. The Urban Forestry Manual Section 11, Part 2 requires a tree establishment bond prior to any ground disturbance. The minor land partition includes the planting of five oak trees to meet canopy coverage. A condition shall require the tree establishment bond prior to final plat approval. D. Urban forest inventory. Spatial and species specific data shall be collected according to the urban forestry inventory requirements in the Urban Forestry Manual for each open grown tree and area of stand grown trees in the tree canopy site plan (per Section 18.790.030.A.3) and supplemental report (per Section 18.790.030.A.4) of a previously approved urban forestry plan. FINDING: The applicant's proposal does not address urban forest inventory but states compliance with Urban Forestry standards be met with the subsequent intended subdivision of the subject property. Section 11, NOTICE OF DECISION M1.132014-00003,CORBIN ESTATES PARTITION PAGE 12 OF 19 Part 3 of the Urban Forestry J\4anual states that prior to any ground disturbance work, the applicant shall provide a fee to cover the city's cost of collecting and processing the inventory data for the entire urban forestry plan.A condition shall require tree inventory fees be paid prior to final plat approval. Visual Clearance Areas (18.795): 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. 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. FINDING: The proposed minor land partition does not change existing access to the single-family dwelling from SW 81st. However, the standard does not differentiate between new or existing access and therefore, it applies to the existing access. The applicant did not describe the clear vision area of the intersection. Therefore to ensure that any existing obstructions are removed, a condition shall require that the partition plat show a visual clearance triangle at the intersection of the existing access and SW 81" Avenue. Street and Utility Improvements Standards (18.810) 18.810.030 Streets A. Improvements. 1. No development shall occur unless the development has frontage or approved access to a public street 2. No development shall occur unless streets within the development meet the standards of this chapter 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. Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires a local street (with parking on both sides) to have a 54-foot right-of-way width and 32-foot paved section with 5-wide sidewalks, planter strips,underground utilities,street lighting,storm drainage, and street trees. This west side of the site is adjacent to SW 81 Ave. which is classified as a local street by the Tigard Transportation System Plan. The existing right-of-way appears to have a width of 50 feet so an additional two feet from the centerline is required. Improvements to SW 81"Avenue will be connected to proposed internal streets upon further partitioning of the larger parcel. Consequently, installation of the improvements may be deferred until the larger parcel is further partitioned or otherwise developed. F. Future street plan and extension of streets. 1. A future street plan shall: a. Be filed by the applicant in conjunction with an application for a subdivision or partition. The plan shall show the pattern of existing and proposed future streets from the boundaries of the proposed land division and shall include other parcels within 530 feet surrounding and adjacent to the proposed land division. At the applicant's request, the city may prepare a future streets proposal. Costs of the city preparing a future streets proposal shall be reimbursed for the time involved. A street proposal may be modified when subsequent subdivision proposals are submitted. b. Identify existing or proposed bus routes, pullouts or other transit facilities, bicycle routes and pedestrian facilities on or within 530 feet of the site. 2. Where necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed, and a. These extended streets or street stubs to adjoining properties are not considered to be cul-de-sac since they are intended to continue as through streets at such time as the adjoining property is developed. NOTICE OF DECISION Aft,P2014-00003,CORRIN ESTATES PARTITION PAGE 13 OF 19 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. Street extensions to the north and east will be required for further development of the larger lot. H. Street alignment and connections. 1. Full street connections with spacing of no more than 530 feet between connections is required except where prevented by barriers such as topography, railroads, freeways, pre-existing developments, lease provisions, easements, covenants or other restrictions existing prior to May 1, 1995 which preclude street connections. A full street connection may also be exempted due to a regulated water feature if regulations would not permit construction. 2. All local, neighborhood routes and collector streets which abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code. A street connection or extension is considered precluded when it is not possible to redesign or reconfigure the street pattern to provide required extensions. Land is considered topographically constrained if the slope is greater than 15% for a distance of 250 feet or more. In the case of environmental or topographical constraints, the mere presence of a constraint is not sufficient to show that a street connection is not possible. The applicant must show why the constraint precludes some reasonable street connection. 3. Proposed street or street extensions shall be located to provide direct access to existing or planned transit stops, commercial services, and other neighborhood facilities, such as schools, shopping areas and parks. 4. All developments should provide an internal network of connecting streets that provide short, direct travel routes and minimize travel distances within the development. The proposed development does not include any streets to be considered for adequate spacing. There is no available street connection to be considered. This standard does not apply. Traffic Study: Section 18.810.030.CC requires a traffic study for development proposals meeting certain criteria. The proposed development does meet any of the criteria requiring a traffic study. 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 is traversed by a watercourse or drainageway, there shall be provided a stormwater 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. All easements will be recorded with the final plat. This standard is met. 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. NOTICE OF DECISION \ILP2014-00003,CORBIN ESTATES PARTITION PAGE 14 OF 19 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. The proposed lots do not contain any part of existing or proposed right of way and meet the lot depth to width ratio. This standard is met. Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public or private streets, other than an alley. In the case of a land partition, 18.420.050.A.4.c applies,which requires a parcel to either have a minimum 15-foot frontage or a minimum 15-foot wide recorded access easement. In cases where the lot is for an attached single-family dwelling unit, the frontage shall be at least 15 feet. Both proposed lots have a minimum frontage of 15 feet onto a public street.This standard is met. 18.810.070 Sidewalks A. Sidewalks. All industrial streets and private streets shall have sidewalks meeting city standards along at least one side of the street. All other streets shall have sidewalks meeting city standards along both sides of the street. A development may be approved if an adjoining street has sidewalks on the side adjoining the development,even if no sidewalk exists on the other side of the street. Sidewalks will be required as part of the public improvements required for development of the larger lot. 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. 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. C. Over-sizing. Proposed sewer systems shall include consideration of additional development within the area as projected by the comprehensive plan. The existing house is currently served by public sewer so no additional public sewers are required for the current application. Proposed service for further development of the larger lot is by extending a public line through an easement to SW 79`1'Avenue. The extension would provide service to the lot to the east. 18.810.100 Storm Drainage A. General provisions. The director and city engineer shall issue a development permit only where adequate provisions for stormwater and floodwater 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. The proposed minor land partition does not result in any increased impervious surfaces. 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 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). There are no apparent significant upstream drainage ways that impact this development. The applicant shall design the storm drainage system to also accommodate all drainage that currently flows onto the subject property. All aspects of the storm drainage system shall be complete and approved prior to plat approval. NOTICE OF DECISION ?' LP2014-00003,CORBIN ESTATES PARTITION PAGE 15 OF 19 D. Effect on downstream drainage. Where it is anticipated by the city engineer that the additional runoff resulting from the development will overload an existing drainage facility, the director and engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage Agency in 1996 and including any future revisions or amendments). In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a stormwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City will require that all new developments resulting in an increase of impervious surfaces provide onsite detention facilities, unless the development is located adjacent to Fanno Creek. For those developments adjacent to Fanno Creek, the storm water runoff will be permitted to discharge without detention. Since no additional impervious surfaces are proposed, no additional runoff is expected. However, stortmvater detention will be required for the development of the larger lot at the time subdivision approval is requested. 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. C. Exception to undergrounding requirement. 1. The developer shall pay a fee in-lieu of undergrounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under-grounding the utilities outweighs the benefit of undergrounding in conjunction with the development. The determination shall be on a case-by-case basis. The most common, but not the only, such situation is a short frontage development for which undergrounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. 2. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay the fee in-lieu of undergrounding. There are existing overhead utility lines along the west side of SW 81"Av. A fee in-lieu of undergrounding is required. The estimated fee is $35 per foot for 310.86 feet or$10,880.10. No new utilities serving the subject property are proposed. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Fire and Life Safety: The applicant shall provide approval from the Tualatin Valley Fire and Rescue for access and hydrant placement before issuance of the PFI permit. NOTICE OF DECISION MI.132014-00003,CORRIN ESTATES PARTITION PAGE 16 OF 19 Public Water System: The City provides service in this area. The applicant shall obtain approval from Tigard Public Works of any aspects of the proposed development that would affect the water system prior to issuance of the site permit. Grading and Erosion Control: CWS Design and Construction Standards also regulate erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per CWS regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. The Federal Clean Water Act requires that a National Pollutant Discharge Elimination System (NPDES) erosion control permit be issued for any development that will disturb one or more acre of land. Since this site is over five acres, the developer will be required to obtain an NPDES permit from the City prior to construction. This permit will be issued along with the site and/or building permit. The applicant shall follow all applicable requirements regarding erosion control, particularly those of the Federal Clean Water Act, State of Oregon, Clean Water Services,and City of Tigard including obtaining and abiding by the conditions of NPDES 1200-C or 1200-C-N permits as applicable. Since no ground disturbance is proposed, a permit is not expected to be required. Site Permit Required: The applicant is required to obtain a Site Permit from the Building Division to cover all on-site private utility installations (water, sewer, storm, etc.) and driveway construction. No work requiring a permit is proposed. Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard. An addressing fee in the amount of$50.00 per address shall be assessed. This fee shall be paid to the City prior to issuance of permits. Survey Requirements The applicant's final plat shall contain State Plane Coordinates [NAD 83 (91)] on t\vo monuments with a tie to the City's global positioning system (GPS) geodetic control network (GC 22). These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by: • GPS tie networked to the City's GPS survey. • By random traverse using conventional surveying methods. In addition, the applicant's as-built drawings shall be tied to the GPS network. The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins, water valves, hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). IMPACT STUDY SECTION 18.390.040.B.e requires that the applicant include an impact study. 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 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 of real property interest, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. The applicant has submitted an impact study as required. Each of the proposed lots will contain one dwelling unit as the existing buildings are separated prior to recording the final partition plat. There will be very minimal impact upon NOTICE OF DECISION i\ThP2014-00003,CORBIN ESTATES PARTITION PAGE 17 OF 19 the transportation, sewer, parks, or water systems if the second home becomes inhabited. However, the subsequent subdivision planned to follow this partition shows that the dwelling on Lot 1 will be demolished. The Community Development Code requires the dedication of right-of-way along the SW 81" Avenue frontage and the applicant specifically concurs with the 2-foot dedication as shown in the Preliminary Plat (Sheet 1). ROUGH PROPORTIONALITY ANALYSIS The Transportation Development Tax (TM) is a mitigation measure required for new development and will be paid at the time of building permits. Based on Washington County implementation figures for 2014/2015,TDTs are expected to recapture approximately 27.0 percent of the traffic impact of new development on the Collector and Arterial Street system. Based on the use and the size of the use proposed and upon completion of this development, the future builders of the residences will be required to pay TDTs of$8,036. Based on the estimate that total TDT fees cover 27.0 percent of the impact on major street improvements citywide, a fee that would cover 100 percent of this project's traffic impact is $29,762, of which $21,726 is unmitigated impact. The difference between the TDT paid and the full impact,is considered as unmitigated impact. Estimate of Unmitigated Impacts Full Impact TDT- 0.27= $29,762 Less TDT Assessment 1 additional lot= 8,036 Less ROW value 620 s.f. x$3/s.£= 1.860 Estimated Value of Remaining Unmitigated Impacts $19,866 FINDING: Using the above cost factors, it can be determined that the value of the remaining unmitigated impacts exceeds the costs of the conditions imposed and, therefore, the conditions are roughly proportional and justified. SECTION VI. OTHER STAFF COMMENTS Tigard Police Department has reviewed the proposal and has no objection. Tigard Public Works Department has reviewed the proposal, but did not provide comment. Tigard Development Engineering has reviewed the proposal and provided a Memorandum, dated August 27, 2014. The findings and conclusion of the Memorandum have been included in the body of this decision and the Memorandum is attached to this decision as Exhibit C. SECTION VII. AGENCY COMMENTS Clean Water Services (CWS) has reviewed this proposal. Development within sensitive areas and vegetated corridors (including partitioning of land) must meet the requirements of CWS Design and Construction Standards (R&O 07-20). The applicant obtained a CWS Service Provider Letter (SPL#14-000347) dated February 10, 2014 finding that sensitive areas do not appear to be on site or within 200 feet of the site. In addition, CWS submitted a comment letter, dated September 2, 2014 outlining the requirements to obtain a Storm Water Connection Permit Authorization. This authorization is required prior to any site work or partition plat recording. A copy of both CWS letters can be found in the land use file (MLP2014-00004). The City of Tigard and CWS have an intergovernmental agreement stating that the City will ensure implementation of CWS Design and Construction Standards; therefore this minor land partition approval is conditioned to satisfy CWS requirements. Tualatin Valley Fire and Rescue (TVF&R) has reviewed the proposal and provided a comment letter, dated August 19, 2014, stating they have no objections to the proposal. Exhibits: A. Vicinity Map B. Preliminary Plat C. Memorandum from Greg Berry, Development Review Engineer,dated August 27, 2014 NOTICE OF DECISION \411P2014-00003,CORBIN ESTATES PARTITION PAGE 18 OF 19 SECTION VIII. PROCEDURE AND APPEAL INFORMATION Notice: Notice was mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON OCTOBER 6,2014 AND EFFECTIVE ON OCTOBER 23,2014 UNLESS AN APPEAL IS FILED. Appeal: The Director's Decision is final on the date that it is mailed. All persons entitled to notice or who are otherwise adversely affected or aggrieved by the decision as provided in Section 18.390.040.G.1. may appeal this decision in accordance with Section 18.390.040.G.2. of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the Notice of Decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard,Tigard,Oregon 97223. Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing, subject to any additional rules of procedure that may be adopted from time to time by the appellate body. THE DEADLINE FOR FILING AN APPEAL IS 4:00 PM ON OCTOBER 22,2014. Questions: If you have any questions, please call the City of Tigard Planning Division, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon at (503) 718-2434. October 6,2014 PREPARE;CY: ary P.!enstecher DATE Associ.to Planner i . .r1L.ge•-: October 6, 2014 APPRO\ BY: Tom McGuire DA I Assistant Community Development Director NOTICE OF DECISION MI,P2014-00003,CORBIN ESTATES PARTITION PAGE 19 OF 19 7-1 F filth CORRIN PARTITION ..._. . , f. A 2 LOT PARTITION ON TAX LOT 12700 MAP 2S1 12CB ,,-',^ • -" l�y ---Hr,........,::. LI U I _3 0 o I` / VICINITY MAP /I I -i P N.T.S. ti.-7-7,7 , I ( i >\ 5.g2 N• ' • N IP I I ..I oN 1 ‘5 // / /// ////� / % \ l\ \• ,F\• i I 5°� Q [n z 1 I 1 '".7R / / / / i \ \ s\ \ �p J O >n / / I / J ` 1 \ `� \ GRAPHIC SCALE ��~ Cl- Q W ,vp'?tl z'o AnoN / // ` / f �\ \� '''s ? `\` `` t'' �_� "NFER sU`'� Q W O / :;) 150.04 / �-, 'II \ IN 1�N FEn, 1+ Z / -- 5S9'06'55-E / / / ` \ -"^A`AER SU co Q fl j', ` , SUN & WIND ac a o F / //I / f. , I �\ --�--�` APPLICANT \ I \�_ / I ..''— // 1 L ��--\O„� __ �2. SITE INFORMATION \ J.T.ROTH,INC. / Oro . ._,,— '�_-•:',..__-----__255,- --� '--- 12600 SW 72ND AVENUE / /I �5 ft —-`= ==•- TIGARD,OR 97223 TOTAL AREA: 2.65 ACRES / / .I - _-_ PHONE(503)639-2639 LOCATION: 15070 SW 81ST AVENUE, EAST SIDE OF 81ST AVENUE I / ' I I �-'- __— TAX COT 12700 \\ \',\\\\ CONTACT:TIM ROTH NEAR SW ROSS STREET • I I 1.I // ��------MAP 2SI -C B` `--� \ TAX MAP&TAX LOT:2S112C6-12700 .• / I r :;,I 1 Q./ / r �.m / /� ''. T\ 5..5•55.5, OWNER ZONING: R-4.5 p �( I ��— //����\ —_L —� / \\ GARY S.&TERRIELCORRIN 'E, `Iy'_ �� y / T\ 1 VERTICAL DATUM l r l xi) �` J -�'P�� J / ss v' / \ 15070 SW 81ST AVENUE I I I //--�' �� �� \ // // TIGARD,OR 97224 BENCH MARK:CITY OF TIGARD R.M.171 r ._.. , _/ / // ,�! 7/ \ DATUM:NGVD 29 / i / , / / / / \ II PLANNING/ENGINEER/SURVEY / m f” ' / /4 \ SFA DESIGN GROUP,LLC DESCRIPTION:BRASS DISC LOCATED AT THE NW / I _�1 ./ j " / - ,- _, / / / CORNER OF THE INTERSECTION OF SW 79TH 9020 WASHINGTON SQ DR,SUITE 505 / �� / / , / / / / \ AVENUE AND GENTLEWOOD DRIVE.ELEVATION m R. \ PORTLAND,OR 97223 h <aa ." ".' /1p6 `ten / /73' 1 `� PHONE(503)641-8311 185.20 i IL -^ - ..../ / I I I O Gj FAX(503)643-7905 z i--'-_—_ ELEVATION:185.20 FT. O Q CONTACT:MATT SPRAGUE I I I .r__ ''' 'I "I "1 _` ✓' I `PGS p rM., r<rrt I 1 /-_ - /; / 6... -—1— I s 1--a/ 9 = w°T M � ---�I I / LANDSCAPE ARCHITECT PROJECT ARBORIST �r _ - i E�,:�nsr / �v / 0� ,,/'e� ,may /9.--�� I -� / MURASE ASSOCIATES MORGAN HOLAN 8 'OSS--/Era.- r -� L I I — 5214 N.WILLIAMS AVENUE 3 MONROE PKWY,SUITE P-320 ,V 60' .p / 2 ,5 L / PORTLAND,OR 97217 LAKE OSWEGO,OR 97035 tg.1355F-- / _ o / `\ / �' / \ ��� PHONE(503)242-1477 PHONE(971)409-9354 A I - u� I, 'J y� // / ` ,I�� " y A-1• / CONTACT:JOE PERCIVAL i 7 � 'R j D --- _ _ _ 589• 25 W \\ / // W_ m li: .' 191 / / . . / 26.20' // / / a o E f' A-'A^ \ •5'SAN.SEMEN ESYT. \�/ `-/--_ °; i a xJ �l I I_ n A•E° � J \ ,� / SII ~ /-1 / xous. O�F� T—— m i 1-, IIl // P o p a b FN i , / SHEET INDEX 3 I ill-c.,4— 4 1. PRELIMINARY PARTITION PLAT '1 N II��...„„. 2. EXISTING CONDITIONS 2 o I'/ 3. FUTURE SUBDIVISION PLAT EII PROW 00r®u a*/MS EXHIBIT C MEMORANDUM CITY OF TIGARD, OREGON DATE: August 27, 2014 TO: Gary Pagenstecher, Associate Planner FROM: Greg Berry, Project Engineer PROJECT: MLP 2014-00003 Corbin Estates Partition Access Management (Section 18.705) Section 18.705.030.B requires site plans be presented for approval showing how access requirements are to be fulfilled in accordance with this chapter. The application includes a site plan for the proposed 2-lot partition. Section 18.705.030.D states that all vehicular access and egress ... 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. Both of the proposed lots will have access to SW 81"Avenue. This standard is met. Section 18.705.030.H.1 states that an access report shall be submitted with all new development proposals which verifies design of driveways and streets are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by ODOT,Washington County, the City and AASHTO. The existing driveway will provide access for the lot with the existing house. Access to SW 81" Avenue for the remaining parcel will be required upon further partitioning or other development. The access will connect to proposed internal streets. The proposed access is expected to meet these standards. A permit for further partitioning of the lot will require a preliminary access report which verifies that the design of all site driveways and street connections (including new driveway connections to new streets) are safe by meeting appropriate standards (such as roadway geometric standards and sight distance). Upon completion of the improvements, the applicant's engineer shall submit a final access report to City engineering staff which verifies design of driveways and streets to be used by site traffic are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by the City and AASHTO. Section 18.705.030.H.2 states that driveways shall not be permitted to be placed in the influence area of collector or arterial street intersections. Influence area of intersections is that area where queues of traffic commonly form on approach to an intersection. The minimum driveway setback from a collector or arterial street ENGINEERING COMMENTS PAGE 1 intersection shall be150 feet, measured from the right-of-way line of the intersecting street to the throat of the proposed driveway. The setback may be greater depending upon the influence area, as determined from City Engineer review of a traffic impact report submitted by the applicant's traffic engineer. In a case where a project has less than 150 feet of street frontage, the applicant must explore any option for shared access with the adjacent parcel. If shared access is not possible or practical, the driveway shall be placed as far from the intersection as possible. SW Hall Blvd. is the nearest Collector or Arterial. The proposed driveway and expected access to the larger lot are not in the influence area of Hall Blvd. so this requirement is met. Section 18.705.030.H.3 and 4 states that the minimum spacing of driveways and streets along a collector shall be 200 feet. The minimum spacing of driveways and streets along an arterial shall be 600 feet. The minimum spacing of local streets along a local street shall be 125 feet. No new driveways or street connections are proposed to Arterials or Collectors. This standard is met. Street And Utility Improvements Standards (Section 18.810): Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires a local street (with parking on both sides) to have a 54-foot right-of-way width and 32-foot paved section with 5-wide sidewalks, planter strips, underground utilities, street lighting, storm drainage, and street trees. This west side of the site is adjacent to SW 81 Av. which is classified as a local street by the Tigard Transportation System Plan. The existing right-of-way appears to have a width of 50 feet so an additional two feet from the centerline is required. Improvements to SW 81"Avenue will be connected to proposed internal streets upon further partitioning of the larger parcel. Consequently, installation of the improvements may be deferred until the larger parcel is further partitioned or otherwise developed. ENGINEERING COMMENTS PAGE 2 Future Street Plan and Extension of Streets: Section 18.810.030.F states that a future street plan shall be filed which shows the pattern of existing and proposed future streets from the boundaries of the proposed land division. This section also states that where it is 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 barricade shall be constructed at the end of the street. These street stubs to adjoining properties are not considered to be cul-de-sacs since they are intended to continue as through streets at such time as the adjoining property is developed. 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. Temporary hammerhead turnouts or temporary cul-de-sac bulbs shall be constructed for stub streets in excess of 150 feet in length. Street extensions to the north and east will be required for further development of the larger lot. Street Alignment and Connections: Section 18.630.040 and 18.810.030.H.1 states that 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. The proposed development does not include any streets to be considered for extension. This standard is met. Cul-de-sacs: 18.810.030.L states that a cul-de-sac shall be no more than 200 feet long, shall not provide access to greater than 20 dwelling units, and shall only be used when environmental or topographical constraints, existing development pattern, or strict adherence to other standards in this code preclude street extension and through circulation: • All cul-de-sacs shall terminate with a turnaround. Use of turnaround configurations other than circular, shall be approved by the City Engineer; and • The length of the cul-de-sac shall be measured from the centerline intersection point of the two streets to the radius point of the bulb, and • If a cul-de-sac is more than 300 feet long, a lighted direct pathway to an adjacent street may be required to be provided and dedicated to the City. No cul-de-sacs are proposed. Grades and Curves: Section 18.810.030.N states that grades shall not exceed ten percent on arterials, 12% on collector streets, or 12% on any other street (except that local or residential access streets may have segments with grades up to 15% for distances of no ENGINEERING COMMENTS PAGE 3 greater than 250 feet). Centerline radii of curves shall be as determined by the City Engineer. No street grades in excess of 12% are proposed. Access to Arterials and Major Collectors: Section 18.810.030.Q states that where a development abuts or is traversed by an existing or proposed arterial or major 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: • A parallel access street along the arterial or major collector; • Lots of suitable depth abutting the arterial or major collector to provide adequate buffering with frontage along another street; • Screen planting at the rear or side property line to be contained in a non-access reservation along the arterial or major collector; or • Other treatment suitable to meet the objectives of this subsection; • If a lot has access to two streets with different classifications, primary access should be from the lower classification street. The development does not abut and is not traversed by an arterial or major collector street. Private Streets: Section 18.810.030.T states that design standards for private streets shall be established by the City Engineer. The City shall require legal assurances for the continued maintenance of private streets, such as a recorded maintenance agreement. Private streets serving more than six dwelling units are permitted only within planned developments, mobile home parks, and multi-family residential developments. No private streets are proposed. Traffic Study: Section 18.810.030.CC Requires a traffic study for development proposals meeting certain criteria. The proposed development does meet any of the criteria requiring a traffic study. Block Designs - Section 18.810.040.A states that the length, width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall not exceed 1,800 feet measured along the right-of-way line except: • Where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development or; ENGINEERING COMMENTS PAGE 4 • For blocks adjacent to arterial streets, limited access highways, major collectors or railroads. • For non-residential blocks in which internal public circulation provides equivalent access. PLANNING Section 18.810.040.B.2 also states that bicycle and pedestrian connections on public easements or right-of-ways shall be provided when full street connection is not possible. Spacing between connections shall be no more than 330 feet, except where precluded by environmental or topographical constraints, existing development patterns, or strict adherence to other standards in the code. No bicycle or pedestrian connections are required. This standard is met. PLANNING Lots - Size and Shape: Section 18.810.060(A) prohibits lot depth from being more than 2.5 times the average lot width, unless the parcel is less than 1.5 times the minimum lot size of the applicable zoning district. PLANNING Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public or private streets, other than an alley. In the case of a land partition, 18.420.050.A.4.c applies, which requires a parcel to either have a minimum 15-foot frontage or a minimum 15-foot wide recorded access easement. In cases where the lot is for an attached single-family dwelling unit,the frontage shall be at least 15 feet. PLANNING Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. Private streets and industrial streets shall have sidewalks on at least one side. Sidewalks will be required as part of the public improvements required for development of the larger lot. Section 18.810.070.B.2 states that if there is an existing sidewalk on the same side of the street as the development within 300 feet of a development site in either direction, the sidewalk shall be extended from the site to meet the existing sidewalk, subject to rough proportionality. There are no existing sidewalks within 300 feet that would meet the 18.810.070.B.2 criteria. Sidewalks will be required along the entire site frontage upon further development of the larger lot. ENGINEERING COMMENTS PAGE 5 Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. The existing house is currently served by public sewer so no additional public sewers are required for the current application. Proposed service for further development of the larger lot is by extending a public line through an easement to SW 79th Avenue. The extension would provide service to the lot to the east. Storm Drainage: General Provisions: Section 18.810.100.A requires developers to make adequate provisions for storm water and flood water runoff. The currently proposed application does not result in any increased impervious surfaces. Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area,whether inside or outside the development. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). There are no apparent significant upstream drainage ways that impact this development. The applicant shall design the storm drainage system to also accommodate all drainage that currently flows onto the subject property. All aspects of the storm drainage system shall be complete and approved prior to plat approval. Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as ENGINEERING COMMENTS PAGE 6 adopted by Clean Water Services in 2000 and including any future revisions or amendments). Since no additional impervious surfaces are proposed, no additional runoff is expected. Stormwater detention will be required for the further development of the larger lot. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by Clean Water Services (CWS) Design and Construction Standards (adopted by Resolution and Order No. 07-20) which require the construction of on- site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. Since the currently proposed application does not result in additional impervious surfaces or ground disturbance, a water quality facility is not required. Any development will require a water quality facility. Utilities: Section 18.810.120 states that all utility lines, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: • The developer shall make all necessary arrangements with the serving utility to provide the underground services; • The City reserves the right to approve location of all surface mounted facilities; • All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and • Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under-grounding the utilities outweighs the benefit of under- grounding in conjunction with the development. The determination shall be on a case-by-case basis. The most common, but not the only, such situation is a short ENGINEERING COMMENTS PAGE 7 frontage development for which under-grounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in-lieu of under-grounding. There are existing overhead utility lines along the west side of SW 81"Av. so a fee in lieu of undergrounding is required. The estimated fee is $35 per foot for 310.86 feet or $10,880.10. No new utilities serving the subject property are proposed. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Fire and Life Safety: The applicant shall provide approval from the Tualatin Valley Fire and Rescue for access and hydrant placement before issuance of the PFI permit. Public Water System: The City provides service in this area. The applicant shall obtain approval from Tigard Public Works of any aspects of the proposed development that would affect the water system prior to issuance of the site permit. Grading and Erosion Control: CWS Design and Construction Standards also regulate erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per CWS regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. The Federal Clean Water Act requires that a National Pollutant Discharge Elimination System (NPDES) erosion control permit be issued for any development that will disturb one or more acre of land. Since this site is over five acres, the developer will be required to obtain an NPDES permit from the City prior to construction. This permit will be issued along with the site and/or building permit. The applicant shall follow all applicable requirements regarding erosion control, particularly those of the Federal Clean Water Act, State of Oregon, Clean Water Services, and City of Tigard including obtaining and abiding by the conditions of NPDES 1200-C or 1200-C-N permits as applicable. Since no ground disturbance is proposed, a permit is not expected to be required. ENGINEERING COMMENTS PAGE 8 Site Permit Required: The applicant is required to obtain a Site Permit from the Building Division to cover all on- site private utility installations (water, sewer, storm, etc.) and driveway construction. No work requiring a permit is proposed. Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard. An addressing fee in the amount of$50.00 per address shall be assessed. This fee shall be paid to the City prior to issuance of permits. Survey Requirements The applicant's final plat shall contain State Plane Coordinates [NAD 83 (91)] on two monuments with a tie to the City's global positioning system (GPS) geodetic control network (GC 22). These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by: • GPS tie networked to the City's GPS survey. • By random traverse using conventional surveying methods. In addition, the applicant's as-built drawings shall be tied to the GPS network. The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins, water valves, hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). Recommendations: THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF THE FINAL PLAT: Submit to the Engineering Department (Greg Berry, 503-718-2468 or greg@tigard- or.gov) for review and approval: Payment of the fee in-lieu of undergrounding utilities along SW 81"Avenue. Final plats and other survey work on that level shall contain State Plane Coordinates [NAD 83 (91)] on two monuments with a tie to the City's global positioning system (GPS) geodetic control network (GC 22). These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by GPS tie networked to the City's GPS survey or by ENGINEERING COMMENTS PAGE 9 random traverse using conventional surveying methods. The final plat data and/or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05 or subsequent legislation), Washington County, and the City of Tigard. Note: Washington County will not begin their review of the final plat until they receive notice from the Engineering Department indicating that the city has reviewed and approved the final plat. The final plat shall dedicate 27 feet of right-of-way from the centerline of SW 81st Avenue along the entire site. After the City and County have reviewed the final plat, submit two mylar copies of the final plat for city signatures. Prior to final plat approval the applicant shall pay the city's current final plat review fee. The final plat shall show all easements within the property. l:AENG\Development I ngineering\81st ANT\Comments MLI'14-03 Corbin F_.st..docx ENGINEERING COMMENTS PAGE 10 REQUEST FOR COMMENTS CITY OF TIGARD 11111 REQUEST FOR COMMENTS TIGARU` DATE: August 19, 2014 TO: PER ATTACHED FROM: City of Tigard Planning Division STAFF CONTACT: Gary Pagenstecher, Associate Planner Phone: (503) 718-2434 Fax: (503) 718-2788 E-Mail: _Garyp@tigard-or.gov MINOR LAND PARTITION (MLP) 2014-00003/ Adjustment (VAR) 2014-00008 - CORBIN ESTATES PARTITION - REQUEST: The applicant is requesting preliminary plat approval for a two-lot partition of approximately 2.65-acres and a front yard development adjustment from 20 feet to 18 feet for the existing home. ZONE R-4.5: Low-Density Residential District. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.370, 18.390, 18.420, 18.510, 18.705, 18.715, 18.725, 18.730; 18.745, 18.765, 18.790, 18.795, and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Materials for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY:.WEDNESDAY SEPTEMBER 2, 2014. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date,please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard,Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. _ Please contact of our office. Please refer to the enclosed letter or email. Written comments provided below: Name&Number of Person Commenting: 7ca-ii-744 7 r,m-lye a,,, CITY OF TIGARD REQUEST FOR COMMENTS NOTIFICATION LIST FOR LAND USE COMMUNITY DEVELOPMENT APPLICATIONS • FILE NOS: nu p 206Y-0-00Q? FILE NAME: CO k(3/JU /Place a checkmark in the block to the left of the name of each person or organization that needs to be notified. CITY OFFICES C.D.Administration/Kenny Asher,CD Director C.D.Administration/Tom McGuire,Asst CD Director City Administration/Cathy Wheatley,City Recorder Development Services/Planning-Engineering Techs. ) Development Services/Development Eng.Mike McCarthy(Copy on all Notices of Decision) Development Services/Arborist (,corvf+ I Building Division/Mark VanDomelen,Building Official I Police Department/Jim Wolf,Crime Prevention Officer t Public Works/Brian Rager,Asst PW Director 4-et,.... f.. ,Da r I C,`- Public Works/Karleen Aichele,Engineer Tech 1 Hearings Officer(2 sets) Planning Commission(12 sets) City Attorney I I File/Reference(2 sets) LOCAL AND STATE JURISDICTIONS City of Beaverton,Planning Manager,POB 4755,Beaverton OR 97076* City of Beaverton,Steven Sparks,Dev Svcs Mgr,POB 4755,Beaverton OR 97076* City of Durham City Manager,17160 SW Upper Boones Ferry Rd,Durham OR 97224* City of King City City Manager,15300 SW 116th Ave,King City OR 97224* City of Lake Oswego,Planning Director,POB 369,Lake Oswego OR 97034* City of Portland,Planning Bureau Director,1900 SW 4th Ave,Suite 4100,Portland OR 97201 City of Tualatin Planning Manager,18880 SW Martinazzi Ave,Tualatin OR 97062* Metro-Land Use and Planning,600 NE Grand Ave,Portland OR 97232-2736,Joanna Mensher,Data Resource Center(ZCA-Adopted)* Metro-Land Use and Planning,600 NE Grand Ave,Portland OR 97232-2736,Paulette Copperstone,(ZCA-RFC Only)* Metro-Land Use and Planning,600 NE Grand Ave,Portland OR 97232-2736,0.Gerald Uba,PhD,(CPA/DCA/ZON)* ODOT,Rail Division,Dave Lansing,Sr.Crossing Safety Specialist,555 13th Street NE,Suite 3,Salem OR 97301-4179(Notify if ODOT R/R•Hwy Crossing is only access to land) ODOT,Region 1-Development Review Coordinator Carl Torland,Right-of-Way Section,123 NE Flanders,Portland OR 97209-4037(Vacations)* ODOT Region 1 Development Review Program,123 NW Flanders St,Portland OR 97209 OR Dept of Energy,Bonneville Power Administration,Routing TTRC-Attn: Renae Ferrera,POB 3621,Portland OR 97208-3621(powerlines in area) OR Dept of Aviation,Tom Highland,Planning,3040 25th Street,SE,Salem OR 97310(monopole towers) OR Dept of Environmental Quality(DEQ),Regional Administrator,2020 SW Fourth Ave,Suite 400,Portland OR 97201-4987 (Notify for Wetlands and Potential Environmental Impacts) OR Dept of Fish&Wildlife,Elizabeth Ruther,Habitat Biologist,North Willamette Watershed District,18330 NW Sauvie Island Road,Portland OR 97231 OR Dept of Geo.&Mineral Ind.,800 NE Oregon Street,Suite 5,Portland OR 97232 OR Dept of Land Conservation&Dev.,Mara Ulloa,635 Capitol Street NE,Suite 150,Salem OR 97301-2540(Comp Plan Amendments&Measure 37)-Per 11/18/13 email from John Floyd-u have the option to send email copies See DLCD website for online submittal procedures OR Division of State Lands,Melinda Wood(WLUN Form Required),775 Summer Street NE,Suite 100,Salem OR 97301-1279 Per 08/07/13 email from Cheryl Caines-docs should be emailed/do not send hard copies OR Parks and Rec Dept State Historic Preservation Office,725 Sumner St NE,Suite C,Salem OR 97301(Notify if property has HD overlay) OR Public Utilities Commission,550 Capitol Street NE,Salem OR 97310-1380 US Army Corps of Engineers,Kathryn Harris,Routing CENWP-OP-G,POB 2946,Portland OR 97208-2946(Maps and CWS letter only) Washington County Consolidated Communications Agency(WCCCA)"911",Dave Austin,POB 6375,Beaverton OR 97007-0375(monopole towers) Washington County,Dept of Land Use&Trans,Naomi Vogel-Beattie,155 N First Ave,Suite 350,MS 13,Hillsboro OR 97124(general apps)* Washington County,Dept of Land Use&Trans,Brent Curtis,155 N First Ave,Suite 350,MS 13,Hillsboro OR 97124(CPA)* Washington County,Dept of Land Use&Trans,Assessment&Taxation,155 N First Ave,Suite 350,MS 9,Hillsboro OR 97124(ZCA)* Washington County,Dept of Land Use&Trans,Doria Mateja,Cartography,155 N First Ave,Suite 350,MS 14,Hillsboro OR 97124(ZCA)* UTILITY PROVIDERS,SPECIAL DISTRICTS&AGENCIES 1146 Beaverton School District#48,Jennifer Garland,Demographics,16550 SW Merlo Rd,Beaverton OR 97006-5152 f ,I/y1i5 - Century Link,Lynn Smith,Right-of-Way Manager,OR and SW WA,8021 SW Capitol Hill Rd,Portland OR 97219 Century Link,Attn: John Pfeifer,1600 7th Ave,4th Floor,Seattle,WA 98191-0000(proposed and approved Annexation notices) Century Link,Karen Stewart,Local Government Affairs Director,310 SW Park Ave,Portland OR 97205(proposed and approved Annexation notices) 1 COY►et2ia Clean Water Services,Development Services Department,David Schweitzer/SWM Program,2550 SW Hillsboro Hwy,Hillsboro OR 97123* I/CURPLN/MASTERS/REO FOR COMMENTS NOTIFICATION LIST(UPDATED 0913 13) Page 1 of 2 CITY OF TIGARD REQUEST FOR COMMENTS NOTIFICATION LIST FOR LAND USE COMMUNITY DEVELOPMENT APPLICATIONS Comcast Cable Corp.,Gerald Backhaus,14200 SW Brigadoon Court,Beaverton OR 97005(See map for area contact) UTILITY PROVIDERS,SPECIAL DISTRICTS&AGENCIES(continued) 17 c) 1 tl/ — Comcast Cable Corp.,Alex Silantiev,9605 SW Nimbus Ave,Bldg 12,Beaverton OR 97008(See map for area contact) Y / Metro Area Communications Commission(MACC),Fred Christ,15201 NW Greenbrier Parkway,C-1,Beaverton OR 97006-4886(annexations only) -- NW Natural Gas Company,Scott Palmer,Engineering Coord.,220 SW Second Ave,Portland OR 97209-3991 NW Natural Gas Company,Account Services,ATTN: Annexation Coordinator 220 SW Second Ave,Portland OR 97209-3991(Ar r ex :c^s or Iv) Portland General Electric,Mike Hieb,Svc Design Consultant,9480 SW Boeckman Rd,Wilsonville OR 97070 Portland Western R/R,Burlington Northern/Sante Fe R/R,Oregon Electric R/R,(Burlington,Northern/Sante Fe RJR predecessor),Bruce Carswell,President and GM,200 Hawthorne Ave SE,Suite C320,Salem OR 97301-5294 union Pacific Railroad,Director of Public Affairs,301 NE 2nd Ave,Portland OR 97232(currently the PA Dir is Brock Nelson,503-249-3079) -- Tigard/Tualatin School District#23J,Teri Brady,Administrative Offices,6960 SW Sandburg St,Tigard OR 97223-8039 Tigard Water District,POB 230281,Portland OR 97281-0281 Tualatin Hills Parks and Rec District,Planning Mgr,15707 SW Walker Rd,Beaverton OR 97006* Com,_,,(;f;r -- Tualatin Valley Fire&Rescue,John Wolff,DeputyFire Marshall,11945 SW 70th Ave,Tigard OR 97223-9196* _ 1"'^y Tualatin Valley Water District,Administrative Office,1850 SW 170th Ave,Beaverton OR 97006* Tri-Met Transit Development,Ben Baldwin,Project Planner,710 NE Holladay St,Portland Or 97232(If project is within 1/4 mile of a transit route) t..... — Verizon,John Cousineau,OSP Network,4155 SW Cedar Hills Blvd,Beaverton OR 97005 *Indicates automatic notification in compliance with intergovernmental agreement if within 500'of the subject property for any/all city projects(Porject Planner is Responsible for Indicating Parties to Notify) This document is password protected. Please see Chris or Doreen if you need updates.Thank you. If this roster is updated,please update the corresponding mailing labels at I/CURPLN/Request for Comments Notification Labels I/CURPLN/MASTERS/REO FOR COMMENTS NOTIFICATION LIST(UPDATED 08 13 13) Page 2 of 2 • 0 CITY OF TIGARD REQUEST FOR COMMENTS DATE: August 19,2014 TO: PER ATTACHED Tt Wc34-• er- FROM: City of Tigard Planning Division STAFF CONTACT: Gary Pagenstecher, Associate Planner Phone: (503) 718-2434 Fax: (503) 718-2788 E-Mail:Garyp@tigard-or.gov MINOR LAND PARTITION (MLP) 2014-00003/ Adjustment (VAR) 2014-00008 - CORBIN ESTATES PARTITION - REQUEST: The applicant is requesting preliminary plat approval for a two-lot partition of approximately 2.65-acres and a front yard development adjustment from 20 feet to 18 feet for the existing home. ZONE R-4.5: Low-Density Residential District. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.370, 18.390, 18.420, 18.510, 18.705, 18.715, 18.725, 18.730; 18.745, 18.765, 18.790, 18.795, and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Materials for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: WEDNESDAY SEPTEMBER 2, 2014. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date,please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard,Tigard,OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. _ Please refer to the enclosed letter or email. Written comments provided below: Name&Number of Person Commenting: 31M \\low 5c -1-1$ -2-51p Y CITY OF TIGARD REQUEST FOR COMMENTS DALE: August 19, 2014 TO: PER ATTACHED W FROM: City of Tigard Planning Division \ STAFF CONTACT: Gary Pagenstecher, Associate Planner Phone: (503) 718-2434 Fax: (503) 718-2788 E-Mail: _Garyp@tigard-or.gov MINOR LAND PARTITION (MLP) 2014-00003/ Adjustment (VAR) 2014-00008 - CORBIN ESTATES PARTITION - REQUEST: The applicant is requesting preliminary plat approval for a two-lot partition of approximately 2.65-acres and a front yard development adjustment from 20 feet to 18 feet for the existing home. ZONE R-4.5: Low-Density Residential District. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.370, 18.390, 18.420, 18.510, 18.705, 18.715, 18.725, 18.730; 18.745, 18.765, 18.790, 18.795, and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Materials for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the ro os >ou wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: u may use the space provided below o). attach a separate letter to return your comments. If you are unable to respond by the above date,please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard,Tigard,OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. _ Please refer to the enclosed letter or email. Written comments provided below: 1UAlA11N VALLEY FIRE&RESCUE APPROVED,,,._,,,,-_,_ CONDIr APPROVED _ John Wolff IAAI-CFI APPRCV:L_r-r1./!:1 i,t'OT_AN APPR V&L ,1311 1:1111Deputy Fire Marshal II r5bicsr:� "+C)VEH�iuri7 — • (503)259-1504-direct F A I • LETTER fl (503)642-4814-fax 'UTR'J'3 r f'"1 Tualatin Valley (503)649-8577-main Fire & Rescue John.Wolff(@)tvfr.com 11945 S.W.70th Avenue Tigard,OR 97223-9196 www.tvfr.com VEFgilt t t° CITY OF TIGARD w I REQUEST FOR COMMENTS IEttiM DATE: August 19, 2014 TO: PER ATTACHED FROM: City of Tigard Planning Division STAFF CONTACT: Gary Pagenstecher, Associate Planner Phone: (503) 718-2434 Fax: (503) 718-2788 E-Mail: _Garyp@tigard-or.gov MINOR LAND PARTITION (MLP) 2014-00003/ Adjustment (VAR) 2014-00008 - CORBIN ESTATES PARTITION - REQUEST: The applicant is requesting preliminary plat approval for a two-lot partition of approximately 2,65-acres and a front yard development adjustment from 20 feet to 18 feet for the existing home. ZONE R-4.5: Low-Density Residential District. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.370, 18.390, 18.420, 18.510, 18,705, 18.715, 18.725, 18.730; 18.745, 18.765, 18.790, 18.795, and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Materials for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: WEDNESDAY SEPTEMBER 2, 2014. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW 1-fall Boulevard,Tigard,OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: _X- We have reviewed the proposal and have no objections to it. Please contact of our office. _ Please refer to the enclosed letter or email. Written comments provided below: %f•' s is 6,6.74-- dti' o/ Ce-hJuo „2 •'Ii /c 's 5 1"1//ce Q�^e Name&Number of Person Commenting: ff�0 ne ‘,n S -57) .292- 5-37 9 CleanWater Services MEMORANDUM Date: September 2, 2014 To: Gary Pagenstecher,Associat lanner, City of Tigard From: Jackie Sue Humphreys lean Water Services (the District) Subject: Corbin Estates 2-Parcel Partition, MLP 2014-00003, 2S112CB12700 Please include the following comments when writing your conditions of approval: PRIOR TO ANY WORK ON THE SITE AND PARTITION PLAT RECORDING A Clean Water Services (the District) Storm Water Connection Permit Authorization must be obtained prior to plat approval and recordation. Application for the District's Permit Authorization must be in accordance with the requirements of the Design and Construction Standards, Resolution and Order No. 07-20, (or current R&O in effect at time of Engineering plan submittal), and is to include: a. Detailed plans prepared in accordance with Chapter 2, Section 2.04.2.b-1. b. Detailed grading and erosion control plan. An Erosion Control Permit will be required. Area of Disturbance must be clearly identified on submitted construction plans. If site area and any offsite improvements required for this development exceed one-acre of disturbance,project will require a 1200-CN Erosion Control Permit. c. Detailed plans showing each lot within the development having direct access by gravity to public storm and sanitary sewer. d. Provisions for water quality in accordance with the requirements of the above named design standards. Water Quality is required for all new development and redevelopment areas per R&O 07-20, Section 4.05.5,Table 4-1. Access shall be provided for maintenance of facility per R&O 07-20, Section 4.02.4. e. If use of an existing offsite or regional Water Quality Facility is proposed, it must be clearly identified on plans, showing its location, condition, capacity to treat this site and, any additional improvements and/or upgrades that may be needed to utilize that facility. 2550 SW Hillsboro Highway • Hillsboro,Oregon 97123 Phone: (503)681-3600 • Fax: (503)681-3603 • cleanwaterservices.org l/' f. If private lot LIDA systems proposed, must comply with the current CWS Design and Construction Standards. A private maintenance agreement, for the proposed private lot LIDA systems, needs to be provided to the City for review and acceptance. g. Show all existing and proposed easements on plans. Any required storm sewer, sanitary sewer, and water quality related easements must be granted to the City. h. Any proposed offsite construction activities will require an update or amendment to the current Service Provider Letter for this project. CONCLUSION - This Land Use Review does not constitute the District's approval of storm or sanitary sewer compliance to the NPDES permit held by the District. The District, prior to issuance of any connection permits, must approve final construction plans and drainage calculations. MAILING / NOTIFICATION RECORDS EXHIBITA Notice of a Type II Proposal `ta Land Partitions Td G,A.R:Dq Case ID: MLP2014-00003/VAR2014-00008 CORBIN ESTATES Tigard Community Development Contact Information . Date of Notice: Tuesday,August 19, 2014 120 days = Wednesday, December 03, 2014 To: Interested Persons Staff Contact: Gary Pagenstecher 503-718-2434 Garyp@tigard-or.gov If you would like to comment on this proposal, we need to receive your written comments by 5 p.m. on Tuesday, September 02, 2014 . Please mail or deliver your comments to 13125 SW Hall Blvd., Tigard, Oregon 97223. Include the Case ID Number: MLP2014-00003 Corbin Estates. Please address your comments to the appropriate staff person: Gary Pagenstecher. Information About the Proposal Description of the Proposal: The applicant is requesting preliminary plat approval for a two-lot partition of approximately 2.65- acres and a front yard development adjustment from 20 feet to 18 feet for the existing home. Applicant: J.T. Roth, Inc. Owner: Gary S. &Terrie L. Corbin c/o Tim Roth 15070 SW 81"Avenue 12600 SW 72nd Avenue Tigard, Or 97224 Tigard, OR 97223 Proposal Address: 15070 SW 81st Avenue Tigard, Oregon 97223 Legal Washington County Tax Map 2S112CB,Tax Lot 12700 Description: Zoning: R-4.5: Low-Density Residential District Approval Criteria: Community Development Code Chapters: 18.370, 18.390, 18.420, 18.510, 18.705, 18.715, 18.725, 18.730; 18.745, 18.765, 18.790, 18.795, and 18.810. City of Tigard,Community Development Division •13125 SW Hall Blvd.,Tigard, Oregon 97223 What You Should Know About This Type II Proposal The proposed development requires a land use review. The goal of this notice is to invite interested parties to participate early in the decision-making process by submitting comments in writing during the open comment period. Type II decisions are made by the Community Development Director after consideration of relevant evidence and public comments received during the open comment period. The decision will be mailed to the applicant and to owners of property located within 500 feet of the proposal site and anyone who submitted written comments or is otherwise entitled to a decision notice. The decision maker may: • Approve the proposal. • Approve the proposal with conditions. • Deny the proposal. All evidence considered in the decision will be contained in the public record and available for public review. If you would like to review this material, please schedule an appointment with Lora Garland, Records Management Specialist, 503-718-2483. If you wish to receive copies of the materials, city records will prepare them for you at a reasonable cost. Appeal Information Failure of any party to address the relevant approval criteria with sufficient specificity may preclude subsequent appeals to the Land Use Board of Appeals or Circuit Court on that issue. Comments directed at the relevant approval criteria (Tigard Development Code) are what constitute relevant evidence. Details regarding the appeal process and requirements are contained within Tigard Development Code Chapter 18.390. There is a fee charged for appeals. Attachments Included in this Notice Preliminary Plat Zoning Map Notice to Mortgagee, Lienholder, Vendor, or Seller The Tigard Development Code requires that if you receive this notice it shall be promptly forwarded to the purchaser. City of Tigard,Community Development Division•13125 SW Hall Blvd.,Tigard,Oregon 97223 „, COR NPJ\R1 ' rrI _._ e1`•_ —SITE- 1 as 3 O N �..I ._t ° _ Ifiw i �;� .Ey A 2 LOT PARTITION ON TAX LOT 12700 MAP 2S1 12CB = -:_._i 1” ;I g k � ,/1•5I f� �. ro /IX /_..3 I oa •, j-. .y... LII ( /;)/ I 00 Q� I\ VICINITY MAP+` 1/ :l -I .. N.T.S. 1 / J I1f /\ I1 `\\ 1r I� II Iv _ �$�///////,(/ //� /�; J \ ` ` _ x\ ( 1 y���� I- mz 1 I q I S/� /// // / / / ( ! \�. \ L \ GRAPHIC SCALE ,6� J O i / I/ / ( a / \,# .:) DE JATION / / / / r ( \ �`:�•.' '''''''' ANTER` Z w p uo.O / / I \ 614 p W / (-.._ ..,/--_--- NR9'06.5VE I / l / I 1 \0 ``���.\\ Ii N1,E.wry., -'*MB25<1N Z ci / / I 1 II K tin -,�: SUN & WIND o c� /N I „. \ 4 O F / 1 ``7]�I ~ ___ APPLICANT �4 w ! / I1 , T N// ) \\—� -- -^� J.T.ROTH,INC, SITE INFORMATION / !I I� •5' (' —lu-`=-�—_iL ---�>„_ �- ----, \ 12600 SW 72ND AVENUE _ TIGARD,OR 97223 TOTAL AREA: 2.65 ACRES ! / ".' -TAX 7� ^ �'•------• `\\ PHONE(503)639-2639 LOCATION: 15070 SW 81ST AVENUE, I /'-- _ 1 A/� L01-12700 5 \ CONTACT:TIM ROTH EAST SIDE OF 81ST AVENUE 1 li / ' I_i /// /�a----�M_AP 2S't-1- CB`, �--� \p'\S \ m�,� TAX MAP BTAX LOT:2S1 R12 B-12i�TREET_ I --7/77.---4 / _ —_S / / \ s.\ OWNER ZONING: R-4.5 I I _” \ GARY S.8 TERRIE L CORRIN 11 r ,. L/ J/ -'j°�� ��/ ,meg /� \ 1\\ 15070 SW 81ST AVENUE VERTICAL DATUM ! -9� %'- '\ / / \ 1 TIGARD,OR 97224 I' ..`--2.----,•-----: i ��' n�rco” ( iF / //�� rl BENCH MARK:CITY OF TIGARD B.M.171 co // // i9' DATUM:NGVD29 / :1.:;'' ;.: / , / / / I 1 PLANNING/ENGINEER/SURVEY • �' u "' / // /� SFA DESIGN GROUP,LW DESCRIPTION:BRASS DISC LOCATED AT THE NW ! I II._ v- / '//l ,- / / // /F##' I `\ 9020 WASHINGTON SO DR,SUITE 505 CORNER OF THE INTERSECTION OF SW 79TH I'[o Il/ / ,,,,,,, J \ PORTLAND,OR 97223 AVENUE AND GENTLEWOOD DRIVE.ELEVATION 'I ....... _ / r /73_ \.� PHONE(503)641-8311 185.20 L 51 `" " ---_,_-__-_- ---/, I I I 00 FAX(503)643-7905 ` i.�r. r y, ;ILm,L ^\/,,,--1--- —--i VO�F,� CONTACT:MATT SPRAGUE ELEVATION:185.20 FT. —r / �i:;:: _ :� rte" / / ,,...1—/ ��_-- r' " / LANDSCAPE ARCHITECT PROJECT ARBORIST p� i. / $ -1f1 OS.QJy'is:..---'''-/' � m/ / ✓ I /"'— I--- ----i-- . MURASE ASSOCIATES MORGAN HOLAN ��t _1�; II"/ / 5214 N.WILLIAMS AVENUE 3 MONROE PKWY,SUITE P-320 Q / 19 1.$L - /7 / _ - / PORTLAND,OR 97217 LAKE OSWEGO,OR 97035 so' Y / S ; ¢ • I / PHONE(503)242-1477 PHONE(971)409-9354 4. __ I,(7 if,^^,s, rl ,rr 1,______A._\_\-.---... / CONTACT:JOE PERCNAL s11 I /\ ,1,01-7T::::,:.--`3=' ,wf / / 326.20' / / \ \/ / a < E J y to i..i / 5'SMI.SEMER Ma ‘..-1____‘=1-=:.L-/ / lj moo J X._ --/- �I3 � IB / ".,,. 00(59 /—_ a � 1/ // OPG gIE ..1 I I I / /' SHEET INDEX B B I IN 114 J '" '�,r.4n,. 1. PRELIMINARY PARTITION PLAT a -r '\V 2. EXISTING CONDITIONS S 3. FUTURE SUBDIVISION PLAT PROM,CM.BEAM I.D. 0.2:020 R-7 (PD) W - - -li '- ;_ _ _ __ -- - ,. ,. Zoning M a p i i Q _ W I i 1 Generalized Zoning Categories Il iCe co II VIOLA ST o -'I --- -.___.__._.. -- _ / r �_ I T ' O0 I HANSEN LN Legend I r -j I I ® Subject Site r + ' 1 - ' I I Zcre Dcscrip'icr • __-_ Resiccr`iel I I i 1 , Mixec Use Resicer'ial It �; �_` I! i I I • j _ Mixec Use Certral BUsiress Dis:rc: MATTH�_ — —Jr 1 Commercial F W PARK S T ? — '� Mixec Use Fmplcymer. --� i Irct trial II I -----, I I �� — Parks arc Recrea'icr I 1 1 Washirq:or Cccr`.y Zcrirr ___ UJ 1 j___-� I .- ' t_ . . 1 — i...ou....i■ 7 - Overlay Zones I I ..... I = __.___- Historic District Overlay I R-4.5° I i Planned Development Overlay 1 1 1 t • 1 f 1 _, �.. J "ROT S S i aGENTLE 1 i 00 D S Msn Pnnted 19-Aug-'^ 1 f 1 I ®' INF ORnr ATION ON 5515 EI AP I5 rO4 GEr+E4.L LOCATION R-7— I i ON! AND SROUI P RE VERIFIED 1MT�THE DEVEL 5P•'551 � I -, SC RVICES DIVISION _— I� --_---1 ' DATA IS DERIVED FROAS M II•IDLE SOURCES T5E C,'Y Or T1550:. I I ' l 'HAKES NOT WARRANTY.REPRESENTATION OP GUARANTEE AS TO T E I CONTENT ACCURACY TI�AE LIN ESS CR COAA PL ET ENE SS Or ASP Or 1 1 JI Ti, NORFOLK LN li I DATA PROVIDEDNEREIN THE OF TIGARD SNAU I ASST H'• 1.15ARIOTY FOR AN,ERRORS.OMISSIONS.OR INACCURP S 1^1' 1 l _- .1 1 I INC ORf•Ai ON PRCIJIDED REGARDLESS OLF 55 OF HOW A ,FD I COMMUNITY DEVELOPMENT ' 1 1 1 DEPARTMENT 0 ''+ A.-- I "A brace to Can HomeI .. 25YW aal B 0 120 K-ITPD) Fi TIGAR 4 Ps 3, Ivd , R-7 i i Bard.OR 97223 :� S 1666'._ 503 639-4171 ... WWW hgard.or gov TIGAIE f) • ,4 EXHIBIT B S112BC05100 2S112CB09000 14900 SW 83RD AVE LLC ALA IMO,JOSEPI-1 R PO BOX 2717 ALLEN,ELISAI3ETI-I L WILSONVILLE OR 97070 15152 SW KENTON DR TIGARD OR 97224 2S112BC11600 2S112CB16500 ALRICK,DONALD E&MERI C ANGLEMIER,ROBERT F& KATHERINE 8137 SW MATTI-IEW PARK ST 8260 SW NORFOLK LN TIGARD OR 97224 TIGARD OR 97224 2S112CA04300 2S112BC00900, 2S112BC11100 ARVIDSON, OVE S&DENISE L BABIN,CHARLES J /VIRGINIA L 15215 SW 79T1-1 14825 SW 81ST TIGARD OR 97224 TIGARD OR 97224 2S112BC09800 2S11213D02500 BAESE,CRAIG A / COUTURE,LINDA L BARNET 1, MARY E 8070 SW VIOLA 14875 SW 79T1-I AVE TIGARD OR 97224 TIGARD OR 97224 2S112CA04400 2S112CA06600 BARNUM, KEITH L/ LUCILLE R BARRON,SUSAN L 15185 SW 79TH 15230 SW TI-IURSTON LN TIGARD OR 97224 'TIGARD OR 97224 2S112BD04600 2S112BC10600 BASS, STEVEN W II &TONYA J BENSON, BARBARA J TRUST 15055 SW 79T1-I AVE 8256 SW MATTHEW PARK ST TIGARD OR 97224 'TIGARD OR 97224 2S112CA01000 2S112BC10200 BIEDSCHEID,RANDI J BINABESE,GEORGE/CHARLYNE K 7815 SW GENTLE WOODS DRIVE 8116 SW MATTI-IEW PARK ST 'TIGARD OR 97224 TIGARD OR 97224 2S112CA 03400 2S112BC 11800 BRETT TREVOR BURGESS,JERRY S&RISA 15270 SW 79TH AVE 14869 SW 81ST.AVE TIGARD OR 97224 TIGARD OR 97224 2S112BD01600 2S112BC10400 CAMPBELL,JEFFREY N&JOAN V CARLEY, MARIANNE 15030 SW 79TH AVE 8212 SW MATTI-IEW PARK ST TIGARD OR 97224 TIGARD OR 97224 2S112CA 06000 2S 112CB09800 CIIALFAN TRUST COOK, ELLILEA 4095 W BAY RD 15298 SW KENTON DR LAKE OSWEGO OR 97035 TIGARD OR 97224 2S1120312700 2S112BD01500 CORBIN,GARY S&TI RRIE L CORNUT'T ENTERPRISES LLC 15070 SW 81ST AVE CORNUTT,HOWARD L SR ESTATE OF 'TIGARD OR 97224 11720 SW LYNN TIGARD OR 97223 2S112CB07600 2S112BD04200 COSPER,GEORGINA J REVOCAI3LE LW CRANDALL,PRISCILLA J BY COSPER, GEORGINA J 14814 SW 80TH AVE 15165 SW KENTON DR TIGARD OR 97224 'TIGARD OR 97224 2S112BC00600 2S112BD04700 CRISMAN,ALLEN B CRUZ,JESSE JEROME C 14940 SW 81ST AVE MILLER,GEORGE C VI PORTLAND OR 97224 15045 SW 79TH AVE TIGARD OR 97224 2S112CB09300 2S112BC11200 DE\VOLFE,DANIEL L&JENIFER M DOOLEY,DONOVAN K&EMILY E 15210 SW KENTON DR 8225 SW MATTTIEW PARK ST 'TIGARD OR 97224 TIGARD OR 97224 2S112CB12400 2S112CA03000 EVERT-IART,WILLIAM W& GEORGIA A FAULK,CLAYTON &MINDY 8145 SW ROSS ST 7850 SW GENTLE WOODS DR TIGARD OR 97224 TIGARD OR 97224 2S112CB11200 2S112CB12300 FINICLE,MICHAEL& JO ANNE M FITZGERALD,GENE A &KAREN L 15325 SW KENTON DR 15051 SW 81ST AVE TIGARD OR 97224 TIGARD OR 97224 2S112CB09900 2S112BC05200 FRANKE,JOSH UA &ASHLEY FRIEDMAN, MITCH DAVID 15312 SW KENTON DR 14920 SW 83RD AVE TIGARD OR 97224 TIGARD OR 97224 2S112CB08600 2S112CA00800 FRIES,PATTY S GALLOWAY,JAMES L 15072 SW KENTON DR GALLOWAY,BONNIE E TIGARD OR 97224 7895 SW GENTLE WOODS DR TIGARD OR 97224 2S112CB 16900 2S 112CA 04200 GATTO,MICHAEL E&JENNIFER S GIBBONS,JEFFERY D 15150 SW 83RD.AVE 15235 SW 79T1-1 TIGARD OR 97224 TIGARD OR 97223 2S112BC11500 2S112BC10500 GINSBACII,ERIC S GLANVILLE, ERNEST J &MICHELLE D 8159 SW MATTHEW PARK ST 8238 SW MATTHEW PARK ST TIGARD OR 97224 TIGARD OR 97224 2S112BD02100 2S112CA02900 GRAY FAMILY REV TRUST GRAY,SHARON D R BY MELVIN L/BE1 Y J GRAY TRS 7810 SW GENTLE\\/OODS DR 14985 SW 79TH AVE TIGARD OR 97224 TIGARD OR 97224 2S112BC11000 2S112BD05700 GRIEBEL, RICHARD j GROSS,ANDREW C&ANGELA M BRO\XTN,MARJORIE V 15091 SW 79TH AVE 8247 SW MATTHEW PARK ST TIGARD OR 97224 TIGARD OR 97224 2S 112BD04400 2S 112BD04300 GUENTERT, KELLIE L&MARK A HALDEMAN,TERESA P 14859 SW 79TH AVE 14827 SW 79'TI-1 AVE TIGARD OR 97224 TIGARD OR 97224 2S112CA06500 2S112CB10000 HANSON, BRETT L HARDEN,WILLIAM E 15218 SW TI-IURS T'ON LN 15334 SW I ENI'ON DR TIGARD OR 97224 TIGARD OR 97224 2S112CB11400 2S112BC10000 HARRIS,JORDAN P& COLET TE N I-IASL"INGS,CI-IARLES K& MICHELE M 15314 SW 81ST AVE 8012 SW VIOLA ST TIGARD OR 97224 TIGARD OR 97224 multiple: 2S112CB00500 to 2S112CB00600 2S112CB08800 HOG-GAN,RICHARD E/GAYLE A HOOVER,BENJAMIN D&CASEY E 15233 SW 81ST AVE 15118 SW KENTON DR TIGARD OR 97224 PORTLAND OR 97224 2S112BC11900 2S112CA06100 -HOUGHTON FAMILY LLC JACKSON,JOHN L&CAROLYN M BY I-JOUGI-ITON,RAY&CAROLYN 15267 SW TI-IURSTON LN 6931 NW 25TH LN TIGARD OR 97224 REDMOND OR 97756 2S1I2CB00301 2S112CB00403 JACOB,JEFF AND JANICE JANES,LYNNETTE M& KENNETH G 15160 SW 81ST AVE PO BOX 23399 TIGARD OR 97224 TIGARD OR 97281 2S112CB08500 2S112CA06300 JARVIS,LOUIS R&NINA K JOHNSON,LAURA 15050 SW KENTON DR 15223 SW TI-IURSTON LN TIGARD OR 97224 TIGARD OR 97224 2S112CB17300 2S112BC11400 JORDAN,RUSSELL A & CHERYL A KANE,KAREN REVOCABLE TRUST 8313 SW NORFOLK LN 8203 SW MATTHEW PARK ST TIGARD OR 97224 TIGARD OR 97224 2S112CB08900 2S112CB09100 KELLER,STEVEN J &JEANINE M KUO, I-IUEY-JU&PAO, CHENG-MIN 15130 SW KENTON DR %PAO,CI-IUN-CI11 'TIGARD OR 97224 7444 SW ASHFORD ST TIGARD OR 97224 2S112CA 06400 2S112BC 11700 KUTCHER, KEVIN &JEANNINE LALLY,GREGGL& CONNIE L 15201 SWTI-IURSTON LN 8111 SW MATTHEW PARK TIGARD OR 97224 TIGARD OR 97224 2S 112CB00402 2S 112BC09300 LAM, CANH T LAU,MARVIN E TRUST& 15220 SW 81ST AVE LAU,NORMA J TRUST TIGARD OR 97223 8009 SW VIOLA ST TIGARD OR 97224 2S112BC09500 2S112CA00900 LIEN, ROBERT A/GATT-IERINE L LOPUSZYNSKI,ZYGMUNT 8063 SW VIOLA 10406 SW MORITOC DR TIGARD OR 97224 TUALATIN OR 97062 2S112CB12500 2S112BD01800 LUTTER,STEPI-IAN G & ry ACKINTOSH, JOHN MJR KELLIE S 15080 SW 79TH AVE 15033 SW 81ST AVE TIGARD OR 97224 PORTLAND OR 97224 2S112CA02600 2S112CB11300 MADRIGAL,VILMr1 M& MALLETT,WANDA J MADRIGAL ESTRELLA,DAMIAN 15303 SW KENTON DR 15215 SW GENTLE WOODS CT 'TIGARD OR 97224 TIGARD OR 97224 2S112CA05700 2S11213C 11300 MATSUOKA,KAREN& KENJI MATTHEW PARK OWNERS OF 15329 SW TI IURSTON LN LOTS 7-8 TIGARD OR 97224 0 2S112CB08700 2S112CB16400 MCCART, KENNETH K&MARGARET A MCELDERRY,BRUCE K JR TRUST 15094 SW KENTON DR MCELDERRY,KATHLEEN A TRUST TIGARD OR 97224 17721 KELOK RD LAKE OSWEGO OR 97034 2S112CB16700 2S112C1309600 MILLER, CEDAR N &JENNIFER E MOFFITT,JOAN 8255 SW NORFOLK LN 15270 SW KENTON DR TIGARD OR 97224 TIGARD OR 97224 2S112CA05800 2S11213C09400 MOON,JOHN E NAFF,RONALD G &SUSAN J 15307 SW THURS T ON LN 8021 SW VIOLA ST TIGARD OR 97224 TIGARD OR 97224 2S112CB17100 2S112BC09700 NAG, SAUMYA NICOLL,ELIZABETH L& 15111 SW 83RD AVE ANDREEV,GEORGE C TIGARD OR 97224 8094 SW VIOLA ST PORTLAND OR 97224 2S1 I2BD07500 2S112CA03200 NIELSEN,MARK D&MARY L O'BRIEN,KELLY JAMES& 7894 SW HANSEN LN O'BRIEN,CINDY JEAN TIGARD OR 97224 15220 SW 79TH AVE TIG.ARD OR 97224 2S112CB 12600 2S112CA 06200 OCHS,JAMES A &PATRICIA A OSMONT-\VAI-IL,CHRIS 15038 SW 81ST AVE PO BOX 50333 TIGARD OR 97224 PI-LOENIX AZ 85076 2S112BD01700 2S112BD04500 PARREIRA,DANE A &KJ -ILEEN D PENDERGRASS,RICHARD M&SUZANN 12939 SW RIDGEFIELD LN 14832 SW 80TI-I AVE TIGARD OR 97223 TIGARD OR 97224 2S112CB17200 2S112CB09400 PI-IILLIPS,PERPETUA M PILTZER,GABRIEL S 15151 SW 83RD AVE KANEKOA,KIMIYO E TIGARD OR 97224 15232 SW KENTON DR PORTLAND OR 97224 2S112BD05600 multiple: 2S112BD02200 to 2S112BD02300 POTTER,TERRY&NORMA PRESTON,KRISTIN N 15083 SW 79TH AVE 14955 SW 79TH ST TIGARD OR 97224 TIGARD OR 97224 2S112CB07500 2S112CB00700 REESE,PAUL J E& ROSS STREET LLC GREIPP,MARY E 5440 SW WESTGATE DR#370 15301 S\V 81ST AVE PORTLAND OR 97221 TIGARD OR 97224 2S112CA05900 2S112BD04000 SAUBY,JOSHUA A SAYLER,DEBRA E 15287 SW TI-IURSTON LN 14114 SE MATILDA DR TIGARD OR 97224 MIL\VAUKIE OR 97267 multiple: 2S112BC10700 to 2S112CB00900 2S112CB11500 SCHMIDT FARM LLC SCHOCKELT, HAROLD W 25717 SW LABROUSSE RD 15336 SW 81ST AVE SHERWOOD OR 97140 TIGARD OR 97224 2S112BD02400 2S112CA06700 SHAYLOR, MARCUS L SHELTON,MERIAH 14925 SW 79TH AVE SHELTON,MICHAEL TIGARD OR 97224 CHURCHILL,SUSIE 15352 SW THURSTON LN TIGARD OR 97224 2S1I2CB16300 2S112BC00700 SHIRZAD,MARCUS MUSTAFA & NATALI SILVER,JENNIFER 14664 SW SCARLET I'DR 14980 SW 81ST AVE TIGARD OR 97224 TIGARD OR 97224 2S112CB16800 2S112BC09900 SKINNER,SUSAN L STEIN INVESTMENT GROUP LLC 8267 SW NORFOLK LN PO BOX 91002 TIGAARD OR 97224 PORTLAND OR 97291 2S112BC09600 2S112CB07700 SUMMERS,JAMES B &ALLISON I TAKAI-IASL-II,TETSURO&AKEMI 8085 SW VIOLA ST 10370 SW I-IOODVIEW DR TIGARD OR 97224 TIGARD OR 97224 2S112BC10900 2S112CB09500 TAKAMURA,ANN M THOMAS, ERIC D&DENISE E 701 NORTI-1 5TH ST,#C2015 15254 S\V KENTON DR LEBANON OR 97355 TIGARD OR 97224 multiple: 2S11213C10100 to 2S112BC10800 2S112CA05600 TIGARD,CITY OF TRAN,THU DINT-I & 13125 SW I-TALL NGUYEN,THUY TIGARD OR 97223 15341 SW THURSTON LN TIGARD OR 97224 2S112BC10300 2S112CA03100 URBAN, MICIIAEL E VONDERAYE,TANYA A 8140 SW MATTHEW PARK ST 815 TENTH ST TIGARD OR 97224 LAKE OSWEGO OR 97034 2S112CB07400 2S112CB16600 WALKER,MICHAEL D& JANI E STEARN WARD,LYN 15323 SW 81ST AVE 8250 SW NORFOLK LN TIGARD OR 97224 TIGARD OR 97224 2S112CB00401 2S112CB09700 WASHINGTON COUNTY \VEBSTER,STEVEN G &MARJORIE SUPPORT SERVICES- FACILITIES 15286 SW KENTON DR ATTN: TERESA WILSON TIGARD OR 97224 169 N FIRST AVE I-IILLSBORO OR 97124 2S112CB17000 2S112CA02500 \VEYRAUC1I,LAURIE WOOD,ELIZABETI-I R& 15110 SW 83RD AVE BRADLEY S TIGARD OR 97224 15225 SW GENTLE WOODS CT TIGARD OR 97224 2S112CB09200 WORNATH,HARRY L&DOROTHY M 8440 SW SORRENTO RD BEAVERTON OR 97008 ALEXANDER CRAGHEAD JULIE RUSSELL,CPO 4B CHAIR 12205 SW HALL BOULEVARD 12662 SW TERRAVIEW DRIVE TIGARD,OR 97223-6210 TIGARD,OR 97224 GENE MILDREN BRAD SPRING MILDREN DESIGN GROUP 7555 SW SPRUCE STREET 7650 SW BEVELAND ST, STE 120 TIGARD,OR 97223 TIGARD,OR 97223 NATHAN AND ANN MURDOCK CHARLIE AND LARIE STALZER 7415 SW SPRUCE STREET 14781 SW JULIET TERRACE TIGARD,OR 97223 TIGARD,OR 97224 PA'I`N NEWTH ROSS SUNDBERG 12180 SW MERESTONE COURT 16382 SW 104TH AVE 'TIGARD,OR 97223 TIGARD,OR 97224 TODD HARDING&BLAKE HERING JR. WILLIAM S. FARGHER NORRIS BEGGS& SIMPSON EQUITY BUILDERS REALTY 121 SW MORRISON,SUITE 200 10300 SW 92ND AVENUE PORTLAND, OR 97204 HAPPY VALLEY,OR 97086 GLENNA THOMPSON DAVID WALSH 13676 SW HALL BLVD UNIT 2 10236 SW STUART COURT TIGARD,OR 97223 TIGARD,OR 97223 SUE RORMAN BRIAN WEGENER 11250 SW 82ND AVE 9830 SW KIMBERLY DRIVE TIGARD,OR 97223 TIGARD, OR 97224 LISA I-IAMILTON CPO 4B VICE CHAIR CAROL RENAUD—WACO CPO NEWSLETTER COORD. 13565 SW BEEF BEND ROAD OSU EXT. SVC-CITIZEN INVOLVEMENT FACULTY TIGARD,OR 97224 155 NORTH 1sT AVENUE SUITE 200 MS48 HILLSBORO,OR 97124 JULIE RUSSELL CI-LAIR CPO 4B CHAIR JIM LONG,CHAIR, CPO 4M 16200 SW PACIFIC I IWY SUITE H BOX 242 10730 SW 72ND AVE TIGARD,OR 97224 PORTLAND,OR 97223 NEAL BROWN. GRI MEADOWS INC REALTORS 12655 SW NORTH DAKOTA STREET TIGAR.D,OR 97223 1:ACURPLN\Setup-Land Use Files\LABELS\CIT Labels Citvwide.dncx l.,ast Update:01 27 14 The following labels list interested persons who requested to DON&DOROTHY ERDT be copied on notices re: development taking place in Tigard. 13760 SW 121sT AVENUE TIGARD,OR 97223 BARRY ALBERTSON VANESSA FOS I'ER 15445 SW 150171 AVE 13085 SW HOWARD DR TIGARD,OR 97224 TIGARD,OR 97223 SUSAN BEILKE MONA KNAPP 11755 SW 114111 PLACE 9600 SW FREWING STREET TIGARD,OR 97223 TIGARD,OR 97223 ELLEN BEILSTEIN BEVERLY FROUDE 14630 SW 139'111 AVE 12200 SW BULL MOUNTAIN ROAD TIGARD,OR 97224 TIGARD,OR 97224 HEIDI BRENNEMAN NAOMI GALLUCCI 11680 SW TIGARD DRIVE 11285 SW 78'111 AVENUE TIGARD,OR 97223 TIGARD,OR 97223 GRETCHEN BUEHNER VICTOR DEFILIPPIS 13249 SW 13611'PLACE 13892 SW BRAYDON CT TIGARD,OR 97224 TIGARD,OR 97224 REX CAFFALL KEVIN HOGAN 13205 SW VILLAGE GLENN 14357 SW 133121)AVENUE TIGARD,OR 97223 TIGARD,OR 97224 LORA GARLAND,CITY RECORDS HAROLD AND RUTH HOWLAND CITY OF TIGARD 13145 SW BENISH 13125 SW HALL BLVD TIGARD,OR 97223 TIGARD,OR 97223 DAYLE D. &EVELYN O. BEACH PATRICIA KEERINS 11530 SW 72ND AVENUE 12195 SW 1215,1.AVE TIGARD,OR 97223 TIGARD,OR 97223 PLANNING COMMISSION (ALT)JOHN GOODHOUSE DAVID KIMMEL 9345 SW MOUNTAIN VIEW LANE 1335 SW 66" SUI 1'E 201 TIGARD,OR 97224 PORTLAND,OR 97225 I:ACURPLN\Setup-Land Use Files\LABELS\CIT labels Citvwidedocx Last Update:01 27 14 AFFIDAVIT OF MAILING TIGARD I,Gary Pagenstecher,being first duly sworn/affirm,on oath depose and say that I am an Associate Planner for the City of Tigard,Washington County,Oregon and that I served the following :(:heck_\pproptiate Box(s)Below: NOTICE OF _Type II Decision l'OR: MLP2014-00003/VAR2014-00008 Corbin Estates, 15070 SW 81't Avenue,Tigard, OR ❑ AMENDED NOTICE— • City of Tigard Community Development Director's Designee ❑ Tigard Hearings Officer ❑ Tigard Planning Commission ❑ Tigard City Council A copy of the said notice being hereto attached, marked Exhibit "A", and by reference made a part hereof, was mailed to each named person(s) at the address(s) shown on the attached list(s), marked Exhibit "B", and by reference made a part hereof, October 6,2014,and deposited in the U 'ted States Mail on October 6,2014,postage prepaid. G ry Pagenstecher STATE OF OREGON ) County of Washington ) ss. City of Tigard ) Subscribed and sworn/affirmed before me on the -1 day of 0 GkOb( X , 2(114. OFFICIAL STAMP BETSY GALICIA '� ti NOTARY PUBLICOREGON (-� COMMISSION NO.925741 —Q12JA ji.L6,. MY COMMISSION EXPIRES MARCH 09,2018 NOTARY PUBLIC OF OREGON My Commission Expires: 319 / 14 1:\CDAI)At\Sr.\dnvnistrativcSpecialist\Affidavits\21114\-Sfidavitof:\Iaili, Notice°fTypeIIIkcision_\1]i'2111-I-( M13_Gary11)0614.docx EXHIBIT A 1111'PI Notice of a Type II Decision e . Land Partitions TIGARD Case ID: MLP2014-00003/VAR 2014-00008 CORBIN ESTATES MINOR LAND PARTITION The Decision Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the minor land partition and APPROVED the development adjustment to reduce the front yard setback, subject to certain conditions of approval. The findings and conclusions on which these decisions are based are noted in Section V of the decision. Tigard Community Development Contact Information Date of Notice: Monday,October 06,2014 120 days = Wednesday, December 03, 2014 Staff Contact: Gary Pagenstecher 503-718-2434 Garyp@tigard-or.gov Appeal Information All persons entitled to notice or who are otherwise adversely affected or aggrieved by the decision may appeal the decision. Appeal forms are available on the city's website or by person at the Permits Center. If you would like to appeal this land use decision,we need to receive your completed appeal form by 4 p.m. on Wednesday, October 22, 2014. Please include the Case ID Number: MLP2014-00003. Please hand-deliver your completed appeal form (which will be time-stamped) and pay the associated appeal fees at the Permits Center, 13125 SW Hall Blvd., Tigard, Oregon 97223. If you have any questions regarding this decision please address them to the appropriate staff person noted on this form: Gary Pagenstecher and note the Case ID Number: MLP2014-00003 This decision is final on Monday, October 06, 2014, unless an appeal is filed. The decision will go into effect on Thursday, October 23, 2014, unless an appeal is filed. A copy of the Final Decision is available upon request from the staff contact person noted above. Information About the Decision Applicant: J.T. Roth, Inc. 'Owners: Gary S. &Terrie L. Corbin c/o Tim Roth 15070 SW 81st Avenue 12600 SW 72nd Avenue Tigard, Or 97224 Tigard, OR 97223 Description of the Proposal: The applicant requests preliminary plat approval for a two-lot partition of approximately 2.65-acres and a front yard development adjustment from 20 feet to 18 feet for the existing home. The purpose of the partition is to separate the existing dwelling for the current owner and to facilitate the sale of the remainder to the developer for re-division. Address: 15070 SW 81st Avenue,Tigard, OR City of Tigard,Community Development Division•13125 SW Hall Blvd.,Tigard,Oregon 97223 pg. 1 • Legal • Description: Washington County Tax Map 2S112CB,Tax Lot 12700 Zoning: R-4.5: Low-Density Residential District Appeal Procedure Details The decision of the Director (Type II Procedure) or Review Authority (Type II Administrative Appeal or Type III Procedure) is final for purposes of appeal on the date that it is mailed. Any party with standing as • provided in Section 18.390.040.G.1. may appeal this decision in accordance with Section 18.390.040.G.2. of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the notice of the decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard,Tigard, Oregon 97223. Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing, subject to any additional rules of procedure that may be adopted from time to time by the appellate body. The deadline for filing an appeal is 4 p.m. on Wednesday, October 22,2014 Vicinity Map Preliminary Plat City of Tigard,Community Development Division •13125 SW Hall Blvd.,Tigard,Oregon 97223 pg.2 14820 14825, 8D85 8063 8021 800 14814 14827 14844 VICINITY MAP __ 14840 4832 7881 < 14859 VIOLA S T i -- MLP2014-00003 14860 14847 ,... VAR2014-00008 8247 8225 1 -ftc' 14880 14860 809 8 dD 14875 Corbin Estates Partition __Jeum 7894 14900 8261 8203. - 14920 8159 8137 8111 �' ++ 140 1435 14925 J 8256 8238;8212'8140 8116 14955 14980 •_� • 14985 ••m._•••.. Subject Site 15033 150:38 MMMNMNMIM■ ti ■■■■■■■■■■ 6'> _cI ■■MMM■■■■■ ■M■■■■■■■■ r 15055 iM■■■■■i■■M■■I■■■■■ 15045 ■■■■M■■M■■■■■■■MMN1 i 8275 ■■N■■■■■■■■■M■■■■■1 ■■■■N■■M■■■N■■■■■111 1.5950 i ■■■■■■■■■■■■■■■■■■1 I ■■■■■■■■■MINI■■■■■1 15083 15065 ■■■■N■■■■NM■■■■■■■1 15091 ■M■■■■■■■■M■■■■I■■1 8145 15051 MNNIM■NMMMNMM■MMM■1 ice; ■MMM■M■■N■■■■■■■1i■i J ,....4..1 > ■■■A■■■N■■M■■N■M■■I ■■■■■M■M■■■■■■M1■111 d ■I■■■■■■M■■■■■M■■■1 ROSS 5 T ■■■MIM■MINI■■■■■■■I ■■■■M■■■nrivn■N■■■■1 (J) i■■■■■■■■iir■111IM■■■■r 78957855 TL 1511.0 •- IM■■■■■■■■■■■■■M■MMI Information on this mapis for general location * n� N =tiara', ail only and should be verified with the r 15150 "�"0 Development Services Division. t 15160 C 11 ri I Approx.Scale 1'2,000-1 in=161 ft Cr Map ponied at 04.09 PM on 19-Aug-14 rh 82678255 15185yyy '�/ .. 7 89 D• THE CITY OF MAKES NO WARRAN DATA IS DERD OM R SENTATIONMULTIPLECOR GUARANTEE AS TORTHE CONTENT HEREIN.THE CITY OGARD SHALLSS OR COMPLETENESS Of ANY OF ASSUME NO r LIABILITY FOR ANY ERRORS.OMISSIONS,OR INACCURACIES IN THE 15200 ' INFORMATION PROVIDED REGARDLESS OF HOW CAUSED. 15215 -------- h 15220 1 Ca of Tigard Feet 15235 15220• Tr., op.) 13125Tigard,639-09�223d 0 25 0 www.tigardor.gov TIGARD CORBIN . r 1 P/\ R11T'I ® N 4 1 iii SITE!". • • Ijilti lrn F ; ! if oi; R- A 2 LOT PARTITION ON TAX LOT 12700 MAP 2S1 12CB :. - ! 1 " �E R ! - ! ffi /I�; ' ,.1. / ¢/ ; I GO poi I ;i -/ PG VICINITY MAP rwu.v.n, I I/ ( \�\'\\\ ,1.kB,�.\�N\\,\ \\ N.T.S. \ 77 l I� II •I� F I — $ // '/�‘ / / \ a \� /4, Q co z h-L — /Z //,/ ,/ I,/ / r ( (t l \ \ \\` \ GRAPH.SCALE a. Q 8 ,�¢:..I z'neq�Anan 7 // / ( ( \\ ` \\`, nom, i 7 �� O O I _ 9 ` ` 4'ATER ¢ Jr ___ - H995.5VT / / / I l 5F,.. \` \\ •t�.",,`.`.r:.' TER U / / ( j ,/ I I -. '�.� S�uB+s m° Ili ` `.,_ �,; SUN & WIND ¢ o 0 / ( 11 ^_ < Q / I , I 1 �_ �I- --�_ j/ / I1--'> ,61- \J \ `)I��— I -� _—� APPLICANT tce.�..,�,.....! / >n�. —�— L\ `\—'^-- ' J.T.ROTh.INC. SITE INFORMATION / .:..-5'• ___•-,— -� �— —�. _� \�—'\ \ 12600 SW 72ND AVENUE TIGARD,OR 97223 TOTAL AREA: 2.65 ACRES I / I / t I _ -TAX- COI-127-Q0 o �\ ��`\\ PHONE(503)639-2639 LOCATION: 15070 5W 81ST AVENUE, / I / �--- —- 11-" _.„ 1 L \ CONTACT:11M ROTH EAST SIDE OF 81ST AVENUE 1 //' '�------EMAP 2S'C� CB` \___ TAX \ \ \ NEAR SW ROSS STREET i� I fi , ) -1 \ TAX MAP&TAX LOT:251 12CB-12700 .I �m^\ ."� "ry _ ----7-e-__ /�_ __L._ ) i \ ��i\ OWNER ZONING: R-4.5 I �I t .� L-� �/i/� \ : 17ss \ /� T3 \ ��•� GARY S.&TERRIE L.CORBIN '' j° / \ 1 15070 SW 81ST AVENUE VERTICAL DATUM �L—/ rxt'- /) I I• _ ,kt / ,/ p� TIGARO,OR 97224 �' / 7 t'w/ -y. �� BENCH MARK:CITU OF TIGARD B.M.171 / -' � _ ._i,/,/�' ��' a// I I ) I PLANNING/ENGINEER/SURVEY DATUM:NGVD29 II ;^ n�[ -" / / ,// SFA DESIGN GROUP,LLC DESCRIPTION:BRASS DISC LOCATED AT THE NW II. I T / . / --, / , // /T' I `\ 9020 WASHINGTON SO DR,SURE 505 CORNER OF THE INTERSECTION OF SW 79TH If \ PORTLAND,OR 97223 AVENUE AND GENTLEWOOD DRIVE.ELEVATION ni I 'm'� _ ((; "-- '° /A /73_ 1 \- , PHONE(503)641-8311 185.20 -I L " ' L _.S I I__ I FAX(503)643-7905 g I ��` !�I--'Cr s .� {.q'- ^ ," ✓ GO��� CONTACT:MATT SPRAGUE ELEVATION:185.20 FT. i e wa! a - / ! """" I,^ ",r 1 /"� y I�I T J LANDSCAPE ARCHITECT PROJECT ARBORIST T 1 �• �.: "°� �m/ / r _.- L-- i MURASE ASSOCIATES MORGAN HOLAN . so' L•..,~ _1' ,. �/ 2 t J 5214 N.WILLIAMS AVENUE 3 MONROE PKWY,SUITE P-320 . a tg]y53- / ._ PORTLAND,OR97217 LAKE OSWEGO,OR 97035 3 I I - . ; ¢ I / �` ,_- PHONEONTTJ503) E PERCI PHONE(9 )409-9354 c 1 - •- ,�, �l,^"„., }! y •�\- CONTACT:JOE PERCNAL 71 �11� I I '1.11-7,-„ ---;-'--n---- ,-- ted T /z-// ,/ ^\ I , lo II g ri``. 'a . ..a.m.-re _i '''-- —71._=— 1 gi!I Ill C /7 G GQ- s m p g 2 III / • P W I f I I(I4/� ,' SHEET INDEX 8 l 1. PRELIMINARY PARTITION PLAT 'r - ""` 2. EXISTING CONDITIONS ,f,3. FUTURE SUBDIVISION PLAT , NO. tams EXHIBIT B 2S112BC05100 2S112CB09000 14900 SW 83RD AVE LLC ALAIMO,JOSEPH R PO BOX 2717 AT .FN,ELISABETH L WI SONVII.IF OR 97070 15152 SW KENTON DR TIGARD OR 97224 2S112BC11600 2S112CB16500 ALRICK,DONALD E&MERI C ANGLEMIER,ROBERT F&KATHERINE 8137 SW MATTHEW PARK ST 8260 SW NORFOLK LN TIGARD OR 97224 TIGARD OR 97224 2S112CA04300 2S112BC00900,2S112BC11100 ARVIDSON,OVE S&DENISE L BABIN,CHARLES J /VIRGINIA L 15215 SW 79TH 14825 SW 81ST TIGARD OR 97224 TIGARD OR 97224 2S112BC09800 2S112BD02500 BAESE,CRAIG A/COUTURE,LINDA L BARNETT,MARY E 8070 SW VIOLA 14875 SW 7911-i AVE TIGARD OR 97224 TIGARD OR 97224 2S112CA04400 2S112CA06600 BARNUM,KEITH L/LUCIT.T.F R BARRON,SUSAN L 15185 SW 79TH 15230 SW THURSTON LN TIGARD OR 97224 TIGARD OR 97224 2S112BD04600 2S112BC10600 BASS,STEVEN W II&TONYA J BENSON,BARBARA J TRUST 15055 SW 79TH AVE 8256 SW MATTHEW PARK ST TIGARD OR 97224 TIGARD OR 97224 2S112CA01000 2S112BC10200 BIEDSCHEID,RANDI J BINABESE,GEORGE/CHARLYNE K 7815 SW GENTLE WOODS DRIVE 8116 SW MATTHEW PARK ST TIGARD OR 97224 TIGARD OR 97224 2S112CA03400 2S112BC11800 BRETT TREVOR BURGESS,JERRY S&RISA 15270 SW 79TH AVE 14869 SW 81ST AVE TIGARD OR 97224 TIGARD OR 97224 2S112BD01600 2S112BC10400 CAMPBELL,JEFFREY N&JOAN V CARLEY,MARIANNE 15030 SW 79TH AVE 8212 SW MATTHEW PARK ST TIGARD OR 97224 TIGARD OR 97224 2S112CA06000 2S112CB09800 CHALFAN TRUST COOK,F.T.TILEA 4095 W BAY RD 15298 SW KENTON DR LAKE OS\YEGO OR 97035 TIGARD OR 97224 I 2S112CB12700 2S112BD01500 CORBIN,GARY S&TERRIE L CORNUTT ENTERPRISES LLC 15070 SW 81ST AVE CORNUTT,HOWARD L SR ESTATE OF TIGARD OR 97224 11720 SW LYNN TIGARD OR 97223 2S112CB07600 2S112BD04200 COSPER,GEORGINA J REVOCABLE LIV CRANDALL,PRISCILLA J BY COSPER,GEORGINA J 14814 SW 80TH AVE 15165 SW KENTON DR TIGARD OR 97224 TIGARD OR 97224 2S112BC00600 2S112BD04700 CRISMAN,AI FN B CRUZ,JESSE JEROME C 14940 SW 81ST AVE MIT.LFR,GEORGE C VI PORTLAND OR 97224 15045 SW 79TH AVE TIGARD OR 97224 2S112CB09300 2S112BC11200 DEWOLFE,DANIEL L&JENIFER M DOOLEY,DONOVAN K&EMILY E 15210 SW KENTON DR 8225 SW MATTHEW PARK ST TIGARD OR 97224 TIGARD OR 97224 2S112CB12400 2S112CA03000 EVERHART,WILLIAM W&GEORGIA A FAULK,CLAYTON&MINDY 8145 SW ROSS ST 7850 SW GENTLE WOODS DR TIGARD OR 97224 TIGARD OR 97224 2S112CB11200 2S112CB12300 FINICLE,MICHAEL&JO ANNE M FITZGERALD,GENE A&KAREN L 15325 SW KENTON DR 15051 SW 81ST AVE TIGARD OR 97224 TIGARD OR 97224 2S112CB09900 2S112BC05200 FRANKE,JOSHUA&ASHLEY FRIEDMAN,MITCH DAVID 15312 SW KENTON DR 14920 SW 83RD AVE TIGARD OR 97224 TIGARD OR 97224 2S112CB08600 2S112CA00800 FRIES,PATTY S GALLOWAY,JAMES L 15072 SW KENTON DR GALLOWAY,BONNIE E TIGARD OR 97224 7895 SW GENTLE WOODS DR TIGARD OR 97224 2S112CB16900 2S112CA04200 GATTO,MICHAEL E&JENNIFER S GIBBONS,JEFFERY D 15150 SW 83RD AVE 15235 SW 79TH TIGARD OR 97224 TIGARD OR 97223 2S112BC11500 2S112BC10500 GINSBACH,ERIC S GLANVII.i.F,ERNEST J&MICHELLE D 8159 SW MATTHEW PARK ST 8238 SW MATTHEW PARK ST TIGARD OR 97224 TIGARD OR 97224 I 2S112BD02100 2S112CA02900 GRAY FAMILY REV TRUST GRAY,SHARON D R BY MELVIN L/BETTY J GRAY TRS 7810 SW GENTLEWOODS DR 14985 SW 79TH AVE TIGARD OR 97224 TIGARD OR 97224 2S112BC11000 2S112BD05700 GRIEBEL,RICHARD j GROSS,ANDREW C&ANGELA M BROWN,MARJORIE V 15091 SW 79TH AVE 8247 SW MATTHEW PARK ST TIGARD OR 97224 TIGARD OR 97224 2S112BD04400 2S112BD04300 GUENTERT,KELLIE L&MARK A HALDEMAN,TERESA P 14859 SW 79TH AVE 14827 SW 79TH AVE TIGARD OR 97224 TIGARD OR 97224 2S112CA06500 2S112CB10000 HANSON,BRETT L HARDEN,WILLIAM E 15218 SW THURSTON LN 15334 SW KENTON DR TIGARD OR 97224 TIGARD OR 97224 2S112CB11400 2S112BC10000 HARRIS,JORDAN P&COLETTE N HASTINGS,CHARLES K&MICHELE M 15314 SW 81ST AVE 8012 SW VIOLA ST TIGARD OR 97224 TIGARD OR 97224 multiple:2S112CB00500 to 2S112CB00600 2S112CB08800 HOGGAN,RICHARD E/GAYLE A HOOVER,BENJAMIN D&CASEY E 15233 SW 81ST AVE 15118 SW IENTON DR TIGARD OR 97224 PORTLAND OR 97224 2S112BC11900 2S112CA06100 HOUGHTON FAMILY LLC JACKSON,JOHN L&CAROLYN M BY HOUGHTON,RAY&CAROLYN 15267 SW THURSTON LN 6931 NW 25TH LN TIGARD OR 97224 REDMOND OR 97756 2S112CB00301 2S112CB00403 JACOB,JEFF AND JANICE JANES,LYNNE F1'h M&KENNETH G 15160 SW 81ST AVE PO BOX 23399 TIGARD OR 97224 TIGARD OR 97281 2S112CB08500 2S112CA06300 JARVIS,LOUIS R&NINA K JOHNSON,LAURA 15050 SW KENTON DR 15223 SW THURSTON LN TIGARD OR 97224 TIGARD OR 97224 2S112CB17300 2S112BC11400 JORDAN,RUSSFIT A&CHERYL A KANE,KAREN REVOCABLE TRUST 8313 SW NORFOLK LN 8203 SW MATTHEW PARK ST TIGARD OR 97224 TIGARD OR 97224 2S112CB08900 2S112CB09100 KELLER,STEVEN J &JEANINE M KUO,HUEY-JU&PAO,CHENG-MIN 15130 SW KENTON DR %PAO,CHUN-CHI TIGARD OR 97224 7444 SW ASHFORD ST TIGARD OR 97224 2S112CA06400 2S112BC11700 KUTCHER,KEVIN&JEANNINE LALLY,GREGGL&CONNIE L 15201 SW THURSTON LN 8111 SW MATTHEW PARK TIGARD OR 97224 TIGARD OR 97224 2S112CB00402 2S112BC09300 LAM,CANH T LAU,MARVIN E TRUST& 15220 SW 81ST AVE LAU,NORMA J TRUST TIGARD OR 97223 8009 SW VIOLA ST TIGARD OR 97224 2S112BC09500 2S112CA00900 LIEN,ROBERT A/CATHERINE L LOPUSZYNSKI,ZYGMUNT 8063 SW VIOLA 10406 SW MORATOC DR TIGARD OR 97224 TUALATIN OR 97062 2S112CB12500 2S112BD01800 LUTTER,STEPHAN G& MACKINTOSH,JOHN M JR KELLIE S 15080 SW 79TH AVE 15033 SW 81ST AVE TIGARD OR 97224 PORTLAND OR 97224 2S112CA02600 2S112CB11300 MADRIGAL,VILMA M& MALLETT,WANDA J MADRIGAL-ESTRELLA,DAMIAN 15303 SW KENTON DR 15215 SW GENTLE WOODS CT TIGARD OR 97224 TIGARD OR 97224 2S112CA05700 2S112BC11300 MATSUOKA,KAREN&KENJI MATTHEW PARK OWNERS OF 15329 SW THURSTON LN LOTS 7-8 TIGARD OR 97224 0 2S112CB08700 2S112CB16400 MCCART,KENNETH K&MARGARET A MCELDERRY,BRUCE K JR TRUST 15094 SW KENTON DR MCELDERRY,KATHLEEN A TRUST TIGARD OR 97224 17721 KELOK RD LAKE OSWEGO OR 97034 2S112CB16700 2S112CB09600 MILLER,CEDAR N&JENNIFER E MOFFITT,JOHN 8255 SW NORFOLK LN 15270 SW KENTON DR TIGARD OR 97224 TIGARD OR 97224 2S112CA05800 2S112BC09400 MOON,JOHN E NAFF,RONALD G &SUSAN J 15307 SW THURSTON LN 8021 SW VIOLA ST TIGARD OR 97224 TIGARD OR 97224 2S112CB17100 2S112BC09700 NAG,SAUMYA NICOLL,ELIZABETH L& 15111 SW 83RD AVE ANDREEV,GEORGE C TIGARD OR 97224 8094 SW VIOLA ST PORTLAND OR 97224 2S112BD07500 2S112CA03200 NIELSEN,MARK D&MARY L O'BRIEN,KELLY JAMES& 7894 SW HANSEN LN O'BRIEN,CINDY JEAN TIGARD OR 97224 15220 SW 79TH AVE TIGARD OR 97224 2S112CB12600 2S112CA06200 OCHS,JAMES A&PATRICIA A OSMONT-WAHL,CHRIS 15038 SW 81ST AVE PO BOX 50333 TIGARD OR 97224 PHOENLX AZ 85076 2S112BD01700 2S112BD04500 PARREIRA,DANE A&KATHLEEN D PENDERGRASS,RICHARD M&SUZANN 12939 SW RIDGEFIELD LN 14832 SW 80TH AVE TIGARD OR 97223 TIGARD OR 97224 2S112CB17200 2S112CB09400 PHTT.T.IPS,PERPETUA M PILTZER,GABRIEL S 15151 SW 83RD AVE KANEKOA,KIMIYO E TIGARD OR 97224 15232 SW KENTON DR PORTLAND OR 97224 2S112BD05600 multiple:2S112BD02200 to 2S112BD02300 PO FI ER,TERRY&NORMA PRESTON,KRISTIN N 15083 SW 79TH AVE 14955 SW 79TH ST TIGARD OR 97224 TIGARD OR 97224 2S112CB07500 2S112CB00700 REESE,PAUL J E& ROSS STREET LLC GREIPP,MARY E 5440 SW WESTGATE DR#370 15301 SW 81ST AVE PORTLAND OR 97221 TIGARD OR 97224 2S112CA05900 2S112BD04000 SAUBY,JOSHUA A SAYLER,DEBRA E 15287 SW THURSTON LN 14114 SE MATILDA DR TIGARD OR 97224 MILWAUKIE OR 97267 multiple:2S112BC10700 to 2S112CB00900 2S112CB11500 SCHMIDT FARM LLC SCHOCKELT,HAROLD W 25717 SW LABROUSSE RD 15336 SW 81ST AVE SHERWOOD OR 97140 TIGARD OR 97224 2S112BD02400 2S112CA06700 SHAYLOR,MARCUS L SHELTON,MERIAH 14925 SW 79TH AVE SHELTON,MICHAEL TIGARD OR 97224 CHURCHILL,SUSIE 15352 SW THURSTON LN TIGARD OR 97224 2S112CB16300 2S112BC00700 SHIRZAD,MARCUS MUSTAFA&NATALI SILVER,JENNIFER 14664 SW SCARLETT DR 14980 SW 81ST AVE TIGARD OR 97224 TIGARD OR 97224 2S112CB16800 2S112BC09900 SKINNER,SUSAN L STEIN INVESTMENT GROUP LLC 8267 SW NORFOLK LN PO BOX 91002 TIGARD OR 97224 PORTLAND OR 97291 2S112BC09600 2S112CB07700 SUMMERS,JAMES B&ALLISON I TAKAHASHI,TETSURO&AKEMI 8085 SW VIOLA ST 10370 SW HOODVIEW DR TIGARD OR 97224 TIGARD OR 97224 2S112BC10900 2S112CB09500 TAKAM[JRA,ANN M THOMAS,ERIC D&DENISE E 701 NORTH 5TH ST,#C2015 15254 SW KENTON DR LEBANON OR 97355 TIGARD OR 97224 multiple:2S112BC10100 to 2S112BC10800 2S112CA05600 TIGARD,CITY OF TRAN,THU DINH& 13125 SW HALL NGUYEN,THUY TIGARD OR 97223 15341 SW THURSTON LN TIGARD OR 97224 2S112BC10300 2S112CA03100 URBAN,MICHAEL E VONDERAYE,TANYA A 8140 SW MATTHEW PARK ST 815 TENTH ST TIGARD OR 97224 LAKE OSWEGO OR 97034 2S112CB07400 2S112CB16600 WALKER,MICHAEL D&JANEE STEARN WARD,LYN 15323 SW 81ST AVE 8250 SW NORFOLK LN TIGARD OR 97224 TIGARD OR 97224 2S112CB00401 2S112CB09700 WASHINGTON COUNTY WEBSTER,STEVEN G&MARJORIE SUPPORT SERVICES-FACILITIES 15286 SW KENTON DR ATTN:TERESA WILSON TIGARD OR 97224 169 N FIRST AVE HILLSBORO OR 97124 2S112CB17000 2S112CA02500 WEYRAUCH,LAURIE WOOD,ELIZABETH R& 15110 SW 83RD AVE BRADLEY S TIGARD OR 97224 15225 SW GENTLE WOODS CT TIGARD OR 97224 2S112CB09200 WORNATH,HARRY L&DOROTHY M 8440 SW SORRENTO RD BEAVERTON OR 97008 The following labels list interested persons who requested to DON&DOROTHY ERDT be copied on notices re:development taking place in Tigard. 13760 SW 121ST AVENUE TIGARD,OR 97223 BARRY ALBERTSON VANESSA FOSTER 15445 SW 150TH AVE 13085 SW HOWARD DR TIGARD,OR 97224 TIGARD,OR 97223 SUSAN BEILKE MONA KNAPP 11755 SW 114TH PLACE 9600 SW FREWING STREET TIGARD,OR 97223 TIGARD,OR 97223 ELLEN BEILSTEIN BEVERLY FROUDE 14630 SW 139Th AVE 12200 SW BULL MOUNTAIN ROAD TIGARD,OR 97224 TIGARD,OR 97224 HEIDI BRENNEMAN NAOMI GALLUCCI 11680 SW TIGARD DRIVE 11285 SW 78Th AVENUE TIGARD,OR 97223 TIGARD,OR 97223 GRETCHEN BUEHNER VICTOR DEFILIPPIS 13249 SW 136Th PLACE 13892 SW BRAYDON CT TIGARD,OR 97224 TIGARD,OR 97224 REX CAFFALL KEVIN HOGAN 13205 SW VILLAGE GLENN 14357 SW 133RD AVENUE TIGARD,OR 97223 TIGARD,OR 97224 LORA GARLAND,CITY RECORDS HAROLD AND RUTH HOWLAND CITY OF TIGARD 13145 SW BENISH 13125 SW HALL BLVD TIGARD,OR 97223 TIGARD,OR 97223 DAYLE D.&EVELYN O.BEACH PATRICIA KEERINS 11530 SW 72ND AVENUE 12195 SW 121ST AVE TIGARD,OR 97223 TIGARD,OR 97223 PLANNING COMMISSION (ALT)JOHN GOODHOUSE DAVID KIMMEL 9345 SW MOUNTAIN VIEW LANE 1335 SW 66TH SUITE 201 TIGARD,OR 97224 PORTLAND,OR 97225 I:\CURPLN\Setup-Land Use Files\LABELS\CIT Labels Citywide.docx Last Update:01 27 14 ALEXANDER CRAGHEAD JULIE RUSSELL,CPO 4B CHAIR 12205 SW HALL BOULEVARD 12662 SW TERRAVIEW DRIVE TIGARD,OR 97223-6210 TIGARD,OR 97224 GENE MILDREN BRAD SPRING MILDREN DESIGN GROUP 7555 SW SPRUCE STREET 7650 SW BEVELAND ST,STE 120 TIGARD,OR 97223 TIGARD,OR 97223 NATHAN AND ANN MURDOCK CHARLIE AND LARIE STALZER 7415 SW SPRUCE STREET 14781 SW JULIET TERRACE TIGARD,OR 97223 TIGARD,OR 97224 PATTY NEWTH ROSS SUNDBERG 12180 SW MERESTONE COURT 16382 SW 104Th AVE TIGARD,OR 97223 TIGARD,OR 97224 TODD HARDING&BLAKE HERING JR. WILLIAM S.FARGHER NORRIS BEGGS&SIMPSON EQUITY BUILDERS REALTY 121 SW MORRISON,SUITE 200 10300 SW 92ND AVENUE PORTLAND,OR 97204 HAPPY VA!7.FY,OR 97086 GLENNA THOMPSON DAVID WALSH 13676 SW HALL BLVD UNIT 2 10236 SW STUART COURT TIGARD,OR 97223 TIGARD,OR 97223 SUE RORMAN BRIAN WEGENER 11250 SW 82ND AVE 9830 SW KIMBERLY DRIVE TIGARD,OR 97223 TIGARD,OR 97224 LISA HAMILTON CPO 4B VICE CHAIR CAROL RENAUD-WACO CPO NEWSLETTER COORD. 13565 SW BEEF BEND ROAD OSU EXT.SVC-CITIZEN INVOLVEMENT FACULTY TIGARD,OR 97224 155 NORTH 1ST AVENUE SUITE 200 MS48 HILLSBORO,OR 97124 JULIE RUSSELL CHAIR CPO 4B CHAIR JIM LONG,CHAIR,CPO 4M 16200 SW PACIFIC HWY SUITE H BOX 242 10730 SW 72ND AVE TIGARD,OR 97224 PORTLAND,OR 97223 NEAL BROWN.GM MEADOWS INC REALTORS 12655 SW NORTH DAKOTA STREET TIGARD,OR 97223 I:\CURPLN\Setup-Land Use Files\LABELS\CIT Labels Citywide.docx Last Update:01 27 14 I For Council "Friday Newsletter" LAND USE PROPOSAL DESCRIPTION = TIGARD 120 DAYS = 12/3/2014 FILE NOS.: MINOR LAND PARTITION (MLP) 2014-00003 Adjustment (VAR) 2014-00008 FILE TITLE: CORBIN ESTATES APPLICANT: IT. Roth, Inc. OWNER: Gary S. &Terrie L. Corbin c/o Tim Roth 15070 SW 8P' Avenue 12600 SW 72nd Avenue Tigard, Or 97224 Tigard, OR 97223 REQUEST: The applicant is requesting preliminary plat approval for a two-lot partition of approximately 2.65- acres and a front yard development adjustment from 20 feet to 18 feet for the existing home. LOCATION: 15070 SW 81st Avenue;Washington County Tax Map 2S112CB,Tax Lot 12700 ZONE: R-4.5: Low-Density Residential District. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters: 18.370, 18.390, 18.420, 18.510, 18.705, 18.715, 18.725, 18.730; 18.745, 18.765, 18.790, 18.795, and 18.810. I DECISION MAKING BODY BELOW: ❑ TYPE I ® TYPE II ❑ TYPE III ❑ TYPE IV DATE COMMENTS WERE SENT: August 19,2014 DATE COMMENTS ARE DUE: September 2,2014 El JEARINGS OFFICER MON.) DA'L'E OF HEARING: TIME: 7:00 PM PLANNING COMMISSION MON.) DATE OF HEARING: TIME: 7:00 PM [CITY COUNCIL TUES.) DATE OF IIEARING: TIME: 7:30 PM B STAFF DECISION (TENTATIVE)DATE OF DECISION: September 30, 2014 COMPONENTS RELATED TO THE PROJECT AVAILABLE FOR VIEWING IN THE PLANNING DIVISION VICINITY MAP ® l 1 11 A I'\ PLANS DY- ®EXISTING CONDITIONS ® TREE PLAN ❑ SITE DISl'ANCE CERTIF. ®SITE PLAN ® NARRATIVE ® STORM H2O ANALYSIS STAFF CONTACT: Gary Pagenstecher,Associate Planner (503) 718-2434 IN .4 . . . TIGARD City of Tigard August 19,2014 J.T. Roth, Inc. c/o Tim Roth 12600 SW 72nd Avenue Tigard, OR 97223 RE: Completeness Review- Corbin Estates Minor Land Partition, Case File Nos. M L P2014-00003/VAR2014-00008 Dear Mr. Roth: The City received your supplemental application materials August 5, 2014, for a 2-lot partition and a front yard development adjustment from 20 feet to 18 feet (10%) for the existing home. Staff has completed a preliminary review of the submittal materials and has determined that the application can be deemed complete. A Notice of Type II Proposal and request for comments will be sent this week with a decision target date by the end of September. If you have any questions regarding this letter or your application, please don't hesitate to contact me at 503-718-2434. Sincerely, 6i ___ ,,, _...,...tt..„....„ Gary Pagenstecher Associate Planner 13125 SW Hall Blvd. • Tigard, Oregon 97223 • 503.639.4171 TTY Relay: 503.684.2772 • www.tigard-or.gov 1711 tl TIGARD July 15, 2014 City of Tigard JT Roth Construction c/o Tim Roth 12600 SW 72"d Ave. #200 Portland, Or 97223 RE: Completeness Review- Corbin Estates Minor Land Partition, Case File Nos. MLP2014-00003/VAR2014-00008 Dear Mr. Roth: Following your decision to apply first for a minor land partition and second for a subdivision on the subject property, the City received your application June 23, 2014, for a 2-lot partition and a front yard development adjustment from 20 feet to 18 feet (10%) for the existing home. Staff has completed a preliminary review of the submittal materials and has determined that additional information is required before the application can be deemed complete. Please revise your application to address the following issues and information. 1. Sequential Review: You have amended your narrative and plan set to apply for the minor land partition prior to the subdivision application. The city will apply the prior fees paid for the MLP and VAR to this application and process a refund of fees paid for the subdivision and two other adjustments (please allow two weeks for processing). 2. Urban Forestry Plan: An urban forestry plan is required for minor land partitions. Please revise your narrative accordingly. Potentially, the partition could result in the development of an additional dwelling on the second lot,which would require that each parcel meet the 15% canopy cover requirement and the whole site meets the 40% canopy cover requirement. In the case the subdivision does not occur, a condition would ensure the standards are applied to the partition. If a subdivision approval is obtained within the validity period of the minor land partition, then a contingent condition for the MLP could allow the urban forestry standards to be met under the subdivision instead. Please submit copies of the arborist report, tree removal and protection, and canopy plans as place holders that your narrative can refer to. ,„ 3. Impact Study: An impact study is required because minor land partitions are Type II reviews. Even though one additional lot (which could be built on even though not your intent) may result in minor impacts, the study remains a requirement. 4. Public Facility Plan Checklist: Please address the street, water, and sanitary and storm drainage standards identified in the enclosed Public Facilities Completeness Checklist and revise your application accordingly. Any questions regarding these issues should be directed to Greg Berry, Development Review Engineer (503-718-2468). 5. Envelopes: Please supply two sets of pre-addressed (no return address), stamped (not metered), #10 size envelopes (non-peeling). Addresses of property owners located within 13125 SW Hall Blvd. • Tigard, Oregon 97223 • 503.639.4171 TTY Relay: 503.684.2772 • www.tigard-or.gov 500 feet must have been obtained from the City of Tigard within the previous three months from the date of application completeness. (Contact Joe Patton at 503-718-2714) 6. Application Copies: Please Submit 7 copies of your revised and new materials (including all elements of the submittal, collated and bound). Plan sets may be printed at 11" x 17" size 1� d j as long as you include 3 copies of large set plans. Also, submit 7' ditional copies of your reduced plan sets only,plus one copy at 8 1/2" x 11" for our records, and a compact disc including all elements of your proposal. Once this additional information is submitted, staff will review the additional materials to determine if the application is complete. If you have any questions regarding this letter or your application, please don't hesitate to contact me at 503-718-2434. Sincerely, GA—Pj Gary Pagenstecher Associate Planner Ends: Public Facilities Checklist 2 LAND USE APPLICATION Project: Cans `?26/`1-66003 COMPLETENESS REVIEW 'COMPLETE X INCOMPLETE z • y STANDARD INFORMATION: ,a-Deed/Title/Proof of Ownership ,I2' Neighborhood Mtg.Affidavits, Minutes, List of Attendees II Impact Study(18.390) USA Service Provider Letter ❑ Construction Cost Estimate /, Envelopes with Postage(Verify Count) 41". .✓ #Sets Of Application Materials/Plans-"Paper Copies" ;� Pre Application Conference Notes 1/ #Sets Of Application Materials/Plans-"CD's" PROJECT STATISTICS: ❑ Building Footprint Size ❑ %of Landscaping On Site ❑ Lot Square Footage ❑ %of Building Impervious Surface On Site PLANS DIMENSIONED: ❑ Building Footprint ❑ Parking Space Dimensions(Include Accessible&Bike Parking)❑ Truck Loading Space Where Applicable ❑ Building Height ❑ Access Approach and Aisle ❑ Visual Clearance Triangle Shown ADDITIONAL PLANS: ❑ Vicinity Map ❑ Architectural Plan ❑ Existing Conditions Plan ❑ Landscape Plan ❑ Tree Inventory ❑ Site Plan ❑ Lighting Plan T EE PLAN I MMITIGATION PLAN: , ADDITIONAL REPORTS: (list any special reports) ❑ /7 ❑ U RESPONSE TO APPLICABLE CODE SECTIONS: ❑ 18.330(Conditional Use) ❑ 18.630(Washington Square Regional Center) ❑ 18.775(Sensitive Lands Review) ❑ 18.340(Director's Interpretation) ,0' 18.705(Access/Egress/Circulation) ❑ 18.780(Signs) ❑ 18.350(Planned Development) r ❑ 18.710(Accessory Residential Units) ❑ 18.785(Temporary Use Permits) ❑ 18.360(Site Development Review) ,412- 18.715(Density Computations) 18.790(Te- eel)1424PPurr-1 (4°,13--. --F3'' 18.370(Variances/Adjustments) 18.720(Design Compatibility Standards) 18.795(Visual Clearance Areas) 1#)18.380(Zoning Map/Text Amendments) 18.725(Environmental Performance Standards) ❑ 18.798(Wireless Communication Facilities) 18.390(Decision Making Procedures/Impact Study) 18.730(Exceptions To Development Standards) .„,g--- 18.810(Street&Utility Improvement Standards) 18.410(Lot Line Adjustments) 18.740(Historic Overlay) _' 18.420(Land Partitions) 018.742(Home Occupation Permits) ❑ 18.430(Subdivisions) „ia- 18.745(Landscaping&Screening Standards) 4E1 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) ❑ 18.620(Tigard Triangle Design Standards) la 18.765(Off-Street Parking/Loading Requirements) ADDITIONAL ITEMS: -,=,......_ rtkeiEtWel,t4j I:\curpin\masters\forms-revised\lanri IiSP.annliratinn rmmnlotonocc ,1.-4 .. . __ PUBLIC FACILITY PLAN Project: Corbin Est MLP 14-00003 only COMPLETENESS CHECKLIST Date: 7/2/14 GRADING ® Existing and proposed contours shown. ® Are there grading impacts on adjacent parcels? No ® 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. ® Street profiles shown. ❑ Future Street Plan: Must show street profiles, topo on adjacent parcel(s), etc. ® Traffic Impact and/or Access Report Not required ® Street grades compliant? Not required ® Street/ROW widths dimensioned and appropriate? ❑ Private Streets? Less than 6 lots and width N/A appropriate? ❑ Other: SANITARY SEWER ISSUES ® Existing/proposed lines shown. ❑ Stubs to adjacent parcels required/shown? N/A WATER ISSUES ® Existing/proposed lines w/ sizes noted? ® Existing/proposed fire hydrants shown? ® Proposed meter location and size shown? ❑ Proposed fire protection system shown? N/A STORM DRAINAGE AND WATER QUALITY ISSUES ® Existing/proposed lines shown? ❑ Preliminary sizing calcs for water quality/detention deferred provided? ❑ Water quality/detention facility shown on plans? deferred ❑ Area for facility match requirements from calcs? deferred ❑ Facility shown outside any wetland buffer? N/A ❑ Storm stubs to adjacent parcels required/shown? N/A The submittal is hereby deemed ® COMPLETE ❑ INCOMPLETE BY Ca Date: 8/18/14 REVISED: 08/18/14 PUBLIC FACILITY PLAN Project: Corbin Est MLP 14-000.03 COMPLETENESS CHECKLIST Date: 7/2/14 GRADING ® Existing and proposed contours shown. ® Are there grading impacts on adjacent parcels? No ® 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. ® Street profiles shown. ❑ Future Street Plan: Must show street profiles, topo on adjacent parcel(s), etc. ® Traffic Impact and/or Access Report Not required • Street grades compliant? Not required ® Street/ROW widths dimensioned and appropriate? ❑ Private Streets? Less than 6 lots and width N/A appropriate? ❑ Other: Note 1 (reverse side) SANITARY SEWER ISSUES ❑ Existing/proposed lines shown. Note 2(reverse side) ❑ Stubs to adjacent parcels required/shown? N/A WATER ISSUES ❑ Existing/proposed lines w/ sizes noted? Show existing ❑ Existing/proposed fire hydrants shown? ❑ Proposed meter location and size shown? ❑ Proposed fire protection system shown? N/A STORM DRAINAGE AND WATER QUALITY ISSUES ❑ Existing/proposed lines shown? Note 2(reverse side) ❑ Preliminary sizing calcs for water quality/detention provided? ❑ Water quality/detention facility shown on plans? Show connection to proposed drainage ❑ Area for facility match requirements from calcs? ❑ Facility shown outside any wetland buffer? N/A ❑ Storm stubs to adjacent parcels required/shown? N/A The submittal is hereby deemed ❑ COMPLETE ® INCOMPLETE By: Date: 7/2/14 REVISED: 07/10/14 Notes 1. Half street improvements to the 81st Av frontage of the small lot will be required.A fee in lieu of undergroundinq utilities will be required. 2. Narrative states sewer service and drainage will be from 81st. This conflicts with the plans. Show sewer lateral and any required easement for the existing house. 3. Both parcels must be provided with public water, sewer and drainage service. REVISED: 07/10/14 APPLICANT MATERIALS 1 1111 q City of Tigard >a Land Use Permit Application PRE-APP.HELD BY: TIGARD File# Other Case# Date By Receipt# Fee I Date Complete TYPE OF PERMIT YOU ARE APPLYING FOR ❑Adjustment/Variance(II) ❑Historic Overlay(II or III) ❑Site Development Review(II) ❑Comprehensive Plan Amendment(IV) ❑Home Occupation(II) ❑Subdivision(II or III) D Conditional Use(III) kMinor Land Partition �Vk3P--I� ❑Zone Change(III) ❑Development Code Amendment(IV) ❑Planned Development(III) U ❑Zone Change Annexation(IV) ❑Downtown Design Review(II,III) ❑Sensitive Lands Review(II or III) NOTE: FOR REQUIRED SUBMITTAL ELEMENTS,PLEASE REFER TO YOUR PRE-APPLICATION CONFERENCE NOTES LOCATION\VHL:REI PROPOSED ACTIVITY VI ILL OCCUR(Address if available) 15610 cui f/ sy�oAaa MAPS TAX M &TAX 1.0'r NOS. 5' ' / — CC TilicCo7 1y7 & TOTAL ITE SIZE ZONING C SSIFICATION 1'465 .Al;"5" 11. 5 APPI.ICAN"1' TT eof', , 5-1,c MAILING ADDRESS/CITY/STATE/ZIP 1,6 00 S W 77.- 4 Avekw,� �,0-►rdl 0 r�� f 7 22-3 PHONI At t VjPAX 5D3 -636) -2431 /1//,4 PRIMARY CONTACT PERSON PHONE NO. —Cis lay fh sAkhc, E-MAIL. I-;#4)r@ tri- rd'h the _ Go PROPERTY OWNER/DEED 1101 D1?R(Attach list if more than one) 6,1,_ -7 S. d- Ter"r";t L- . barb,'.~, — MAILING AA TRESS/CITY/STATE//ZIP �( �7 ` SV /0 (5.till 0ls� A-vr�vtp,, To-i - 4, Or,ed0i-t / � / 22L PHONE NO. 1 FAX NO. Sos — G-2o - oFi2 *When the owner and the applicant are different people, the applicant must be the purchaser of record or a lessee in possession with written authorization from the owner or an agent of the owner. The owners 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 Ix specific) Powe frac, 4"D EC124 cot It 40145[ aRr h.Dl er- /5 CU+-G`t✓►^.tnf wi71-1 All ad914Sfra-un - 7 ) VL01iecc fA frau '#a Far -C -es,-f d I-;Ito h;hx4 1 j Fez/- lrJ•Ge.f- City of Tigard I 1 13125 SW Hall Blvd.,Tigard,OR 97223 I 1 503-718-2421 � www.tigard-or.gov I Page 1 of 2 THE APPLICANT SHALL CERTIFY THAT: 9 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. Cjj1/4_:_s\ /19/0/ c/ • vner'ss Signature Date 62,v(64,7cL) 7.0X376/ Owner's Signature Date Owner's Signature Date Owner's Signature Date Owner's Signature Date Applicant/Agent/Representative's Signature Date Applicant/Agent/Representative's Signature Date City of Tigard I 13125 SW Hall Blvd.,Tigard,OR 97223 I 503-718-2421 I www.tigard-or.gov I Page 2 of 2 THE APPLICANT SHALL CERTIFY THAT: • If the application is granted, the applicant shall exercise the rights granted in accordance with the terms and subject to all the conditions and limitations of the approval. • All the above statements and the statements in the plot plan,attachments,and exhibits transmitted herewith,are true;and the applicants so acknowledge that any permit issued,based on this application,map be revoked if it is found that any such statements are false. • The applicant has read the entire contents of the application,including the policies and criteria,and understands the requirements for approving or denying the application(s). SIGNATURES OF EACH OWNER OF THE SUBJECT PROPERTY ARE REQUIRED. Owner's Signature Date Owner's Signature Date Owner's Signature Date Owner's Signature Date Owner's Signature Date ."1-=A.1..17; Applic - t/Agent 'epresentative's Signature Date Applicant/Agent/Representative's Signature Date City of Tigard I 13125 S\`V I Iall Blvd.,Tigard,OR 97223 I 503-718-2421 I www.tigard-or.gov I Page 2 of 2 - 4" City of Tigard 'f 4:1--e.,i--,::.1, - Land Use Permit Application • APPLICATIONS WILL NOT BE ACCEPTED IN PARTIAL SUBMITTALS. ALL ITEMS MUST BE SUBMITTED AT ONE TIME. This form is required to complete your submittal. The applicant must check the box next to the item verifying that the information is present. Staff will check off the items at intake. • Three (3) copies of all materials are required for the initial review process. The balance of the copies will be requested once your submittal is deemed substantially complete. • Each packet must be collated. ➢ Plans are required to be a minimum of 24"x 36"or 22"x 34". • Plans must be FOLDED, rolled plans are not accepted. Applicant Staff Documents,Copies and Fees Required ✓'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) Documentary evidence of Neighborhood Meeting: 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) reluninary Sight Distance Certification t... 4-- Preliminary Storm Calculations -' Arborist Report Maps or Plans (Plans must be at least 24"x 36") architectural Drawings (elevations & floor plans) ./ Existing Conditions Map ) ands cape Plan Preliminary Grading/Erosion Control Plan ✓Preliminary Partition/Lot Line Adjustment Plan Preliminary Storm Drainage Plan "---` Preliminary- Utilities Plan '----- blic Improvements/Streets Plan Development Plan J Subdivision Preliminary Plat Map topography Map I''' Tree Preservation/Mitigation Plan Vicinity Map Once your application has been deemed substantially complete you will be notified by the Planning Division in the form of a completeness letter indicating that you will need to provide the following: Two (2) sets of stamped,addressed #10 envelopes for all owners of property within 500 feet of the subject property (the 2 sets must remain separated for the purpose of 2 mailings). Mailing envelopes shall be standard legal-size (#10), addressed with 1"X 4"labels (please see envelope submittal requirements). Property owner mailing lists must he prepared by the City for a minimal fee (please see request for 500'property owner mailing list form). I:\CCRPLN\Masters\Submittal Requirements Check I.ist.doc (updated:2I-January-10) CITY OF TIGARD RECEIPT 2 13125 SW Hall Blvd.,Tigard OR 97223 • 503.639.4171 TIGARD Receipt Number: 195574 - 04/14/2014 CASE NO. FEE DESCRIPTION REVENUE ACCOUNT NUMBER PAID MLP2014-00003 Land Partition(2 Lots)-LRP 100-0000-43117 $461.00 MLP2014-00003 Land Partition(2 Lots) 100-0000-43116 $3,121.00 Total: $3,582.00 PAYMENT METHOD CHECK# CC AUTH.CODE ACCT ID CASHIER ID RECEIPT DATE RECEIPT AMT Check 19437 CCAINES 04/14/2014 $3,582.00 Payor: J T Roth Construction, Inc. Total Payments: $3,582.00 Balance Due: $0.00 Page 1 of 1 111 q CITY OF TIGARD RECEIPT s 13125 SW Hall Blvd.,Tigard OR 97223 503.639.4171 Ti G OD. Receipt Number: 195575 - 04/14/2014 CASE NO. FEE DESCRIPTION REVENUE ACCOUNT NUMBER PAID VAR2014-00008 Development Adjustment-LRP 100-0000-43117 $41.00 VAR2014-00008 Development Adjustment 100-0000-43116 $278.00 Total: $319.00 PAYMENT METHOD CHECK# CC AUTH.CODE ACCT ID CASHIER ID RECEIPT DATE RECEIPT AMT Check 19437 CCAINES 04/14/2014 $319.00 Payor: J T Roth Construction, Inc. Total Payments: $319.00 Balance Due: $0.00 Page 1 of 1 lie � LAND USE APPLICATION Oct 1 `® 6'C0 CITY OF TIGARD p W4 C�OF r,� ,� FNGiN�� N0 CORBIN ESTATES TYPE I FINAL 2 LOT PARTITION, MLP2014-00003; VAR2014-00008 with a Front Yard Setback Adjustment October 13, 2014 APPLICANT: J.T. Roth,Inc. 12600 SW 72"d Avenue Tigard, Oregon 97223 Contact: Tim Roth Phone: 503-639-2639 OWNER: Gary S. & Terrie L. Corbin 15070 SW 81st Avenue Tigard, Oregon 97224 APPLICANT'S REPRESENTATIVE: SFA Design Group,LLC 9020 SW Washington Sq.Dr., Suite 505 Portland, Oregon 97223 Contact: Matthew L. Sprague Phone: 503-641-8311 Fax: 503-643-7905 I. FACT SHEET Project Name: CORBIN ESTATES Proposed Actions: TYPE I FINAL - 2 Lot Partition, Setback Adjustment for the front yard of the existing home, MLP2014-00003; VAR2014-00008. Tax Maps/Lots: 2S1 12CB/12700 Site Size: 2.65 Acres Addresses: 15070 SW 81st Avenue Location: The site is located on the east side of SW 81S` Avenue across from its intersection with SW Ross Street Zoning: R-4.5 Design Team: Planning, Survey, Engineering SFA Design Group, LLC 9020 SW Washington Sq. Dr., Suite 505 Portland, Oregon 97223 Contact: Matt Sprague Phone: 503-641-8311 Fax: 503-643-7905 E-mail: mspraguena sfadg.com Arborist Morgan Holen 3 Monroe Parkway, Suite P-220 Lake Oswego, Oregon 97035 Phone: 971-409-9354 E-mail: morgan.holen@comcast.net Landscape Architect Murase Associates 5214 N. Williams Avenue Portland, Oregon 97217 Contact: Joe Percival Phone: 503-242-1477 E-mail: jpercival@murase.com Corbin Estates—Type I Final Partition Plat—MLP2014-0003 October 2014 Page-2- SFA 132-003 IL GENERAL INFORMATION The applicant obtained preliminary approval of a Two Lot Partition, MLP2014-00003, together with an Adjustment VAR2014-00008 for a reduced front yard setback for the existing house, dated October 6, 2014. The subject site, specifically identified as Tax Lots 12700 of Tax Map 2S1 12CB is 2.65 acres in size. The site is within the City of Tigard and zoned R-4.5 (Residential, 4.5 units per acre). The site contains scattered trees throughout with concentrations along property lines and surrounding the existing house. The trees are comprised mainly of native species. Generally the remaining vegetation on-site consists of grasses. The site slopes downhill to the east from the high point along SW 81st Avenue near the middle of the site. Subsequent to recordation of this Partition, the applicant will be submitting for preliminary approval of a 10-lot subdivision to be called Corbin Estates. These two applications have been separated, rather than filed concurrently at the request of the City of Tigard Planning Department. However to show the applicant's good faith intent, a copy of the anticipated Preliminary Subdivision Plat has been provided. This plat reflects the ultimate street and lot pattern desired. It also reflects the expected public improvements associated with the full development of the property. III. VICINITY & SITE INFORMATION Site Location: The west side of the site is located immediately adjacent to SW 81st Avenue across from SW Ross Street. The entire project is located in the City of Tigard. Existing Uses: The property currently contains 1 single-family detached home with various outbuildings. The plan for the site includes preservation of the primary living area of the existing home. Topography: The site slopes downhill from an elevation of 205 feet near the center of the SW 81st Avenue frontage to a low point in the northeast corner at 187 feet. The site also slopes to the southeast to another low point at 194 feet. Vegetation: The site contains a scattered mixture of trees varying in age and structure including mature coniferous and deciduous trees including Douglas fir, Cedar and Maple, apple and ornamental landscape trees.. The majority of the trees are located in the northeast and southwest corners of the site. Understory consists primarily of native grasses and lawn. Surrounding Land Uses: SW 81st Avenue is oriented north and south along the site's western boundary, across the street there are larger single family home sites approximately 7,500 square feet in size. There is one larger site that could be further developed. To the north of the site, there are 3 properties. 2 are standard R-4.5 lots however the larger of the 3 is approximately an acre in size and could be developed further in the future. West of the site there are newer homes on lots Corbin Estates—Type!Final Partition Plat—MLP2014-0003 October 2014 Page-3 - SFA 132-003 of 2/10ths to '/2 acre and one larger parcel of 1.90 acres that could develop further. South of the site are lager home sites that also could be developed further. For those properties that have additional development potential, the applicant has prepared a design that facilitates public services and facilities to be extended for this provision. IV. PROJECT DESCRIPTION The applicant is now requesting Final Plat approval for the proposed 2-Lot partition. The proposed Final Partition Plat has been prepared in substantial conformance with the approved preliminary plat. This partition simply separates the existing house from the remainder of the property, resulting in two parcels. The existing house will be on Parcel 1, which will contain 16,369 square feet, or 14,809 square feet not including the flag pole. The applicant requested and was granted an adjustment to the front yard setback of the existing home to reduce it from 20 feet to 18 feet (VAR2014-00008. Parcel 2 will contain 98,258 square feet, and will be subject to a subsequent 10 lot subdivision. While a single house could be built on Parcel 2, that is not the intent of this partitioning. Instead Parcel 2 is created to separate it from the house, so that it can be sold to the applicant developer), who intends to submit for a subsequent subdivision application, once this partition is recorded. Both proposed lots meet the minimum width and area requirements of the applicable R 4.5 zoning district at 111 feet for Parcel 1; and 293 feet for Parcel 2 at the street, with 198 feet being the narrowest width in the central portion of the parcel. The smaller lot (Parcel 1) excluding the flag area exceeds 14,000 square feet. The larger lot (Parcel 2) will contain 98,258 square feet. Each lot will have more than 15 feet of frontage on a public street. The Parcel 1 flag lot will have 25 feet of frontage for the driveway. The setbacks comply with the base zone requirement except for the requested front yard setback for the existing house, which is reduced to 18 feet to the garage from the standard 20 feet. The existing house is less than 25 feet tall and therefore the side yard setback can be as little as 5 feet. Corbin Estates—Type I Final Partition Plat—MLP20I4-0003 October 2014 Page-4- SFA 132-003 V. CONFORMANCE WITH CITY OF TIGARD COMMUNITY DEVELOPMENT CODE (Title 18) This section of the narrative includes discussions and findings of how the proposed development conforms to the City of Tigard Community Development Code. Only Code provisions that contain applicable criteria or that otherwise require Findings related to the proposed development have been included. The Code sections are in Italics to distinguish them from the narrative discussion and proposed findings. Chapter 18.420 LAND PARTITIONS 18.420.030 Approval Process A. Decision-making process. The director shall approve, approve with conditions or deny an application partition, which shall be reviewed by means of a Type II procedure, as governed by Chapter 18.390, using approval criteria contained in Section 18.420.050. B. Time limit on approval. The partition approval by the director shall be effective for a period of 1-1/2 years from the date of approval. RESPONSE: This application for Final Plat review has been submitted within the effective 1.5 year approval period for the preliminary plat approval, which was granted October 6, 2014. 18.420.060 Final Plat Submission Requirements A. Submittal. All final plats for partitions shall be accompanied by three copies of the partition plat prepared by a land surveyor or engineer licensed to practice in Oregon, and necessary data or narrative. The final plat shall incorporate any conditions of approval imposed by the director as part of the preliminary plat approval. B. Standards. The partition plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05) and by Washington County, as described in detail by information provided by the director at the time of application. RESPONSE: This application includes 3 copies of the submittal documents. The proposed Final Partition Plat has been prepared by an Oregon licensed surveyor. The plat has been drawn to the standards set forth in ORS 92.05 and those of Washington County. The plat is supported by this compliance narrative, which demonstrates compliance with the attached Conditions of Approval. 18.390.030 Type I Procedure A. Preapplication conference. A preapplication conference is not required for a Type I action. B. Application requirements. 1. Application forms. Type I applications shall be made on forms provided by the director as provided by 18.390.080.E.1. 2. Application requirements. Type I applications shall: a. Include the information requested on the application form; b. Address the relevant criteria in sufficient detail for review and action; and c. Be accompanied by the required fee. Corbin Estates—Type I Final Partition Plat—MLP2014-0003 October 2014 Page-5 - SFA 132-003 C. Administrative decision requirements. The director's decision shall address all of the relevant approval criteria. Based on the criteria and the facts contained within the record, the director shall approve, approve with conditions or deny the requested permit or action. D. Final decision. The director's decision is final for purposes of appeal on the date it is mailed or otherwise provided to the applicant, whichever occurs first. The director's decision is not appealable locally, and is the final decision of the city. RESPONSE: The applicant has prepared this application using the forms provided by the City. The supporting submittal documents include the applicable application fee, and this compliance narrative addressing the applicable criteria. Therefore these criteria are met. COMPIANCE WITH CONDITIONS OF APPROVAL A. Submit Cover Letter and Supporting Documents to Gary Pegenstecher including: 1. The applicant shall revise the proposed partition to show minimum 10 foot side yards for the retained dwelling on proposed Lot 2. 2. The applicant shall remit an In-lieu payment into the Urban Forestry Fund for street tree planting and early establishment in the amount of$4,296 ($537.00 x 8 street trees). 3. The applicant shall provide a tree establishment bond that meets the requirements of Urban Forestry Manual Section 11, Part 2 for the five proposed oak trees (meeting canopy coverage). 4. The applicant shall submit to the city the current Inventory Data Collection fee for urban forestry plan implementation in the amount of$1,967 ($147 + $28 x 65 trees counted towards canopy). 5. The partition plat shall show the visual clearance triangle at the intersection of the existing access and SW 8111 Avenue. RESPONSE: The applicant has revised the proposed partition to show minimum 10-foot side yards for the retained dwelling on proposed Lot 2. The applicant has remitted In-lieu payment into the Urban Forestry Fund for street tree planting and early establishment in the amount of$4,296 ($537.00 x 8 street trees). The applicant has provided a tree establishment bond that meets the requirements of Urban Forestry Manual Section 11, Part 2 for the five proposed oak trees (meeting canopy coverage). The applicant has submitted to the city the current Inventory Data Collection fee for urban forestry plan implementation in the amount of$1,967 ($147 + $28 x 65 trees counted towards canopy). Corbin Estates—Type I Final Partition Plat—MLP20I4-0003 October 2014 Page-6- SFA 132-003 The partition plat shows the visual clearance triangle at the intersection of the existing access and SW 81St Avenue. B. Submit a Cover Letter, with Supporting documents to Development Engineering, Greg Berry including: 6. The applicant shall pay the fee in-lieu of undergrounding utilities along 81s1 Avenue. 7. The applicant shall pay the city the city's current final plat review fee. 8. The Final Plat shall show State Plane Coordinates[NAD 83 (91)] on two monuments with a tie to the City's global positioning system (GPS) geodetic control network (GC 22). The Final Plat shall be drawn to the minimum standards set.forth by ORS 92.05 or subsequent legislation. 9. The Final Plat shall dedicated 27 feet of right-of-way from the centerline of SW 81st Avenue along the entire site. 10. The Final Plat shall show all easements within the property. 11. After the City and County have reviewed the final plat, submit two mylar copies of the final plat for city signature. RESPONSE: The applicant has paid the fee in-lieu of undergrounding utilities along 81st Avenue. The applicant has paid the city the city's current final plat review fee. The Final Plat shows State Plane Coordinates [NAD 83 (91)] on two monuments with a tie to the City's global positioning system (GPS) geodetic control network (GC 22). The Final Plat has been drawn to the standards set forth by ORS 92.05 or subsequent legislation. The Final Plat includes the dedication of 27 feet of right-of-way from the centerline of SW 81st Avenue along the entire site. The Final Plat shows all easements within the property. Based on the revised plat, per redlines from the City and County, the applicant will submit two mylar copies of the plat for final City signatures. Corbin Estates—Type 1 Final Partition Plat—MLP2014-0003 October 2014 Page-7- SFA 132-003 FINAL CONCLUSION Based on the discussions, findings, and plans presented herein, the applicant has demonstrated the proposed Final Partition Plat complies with the Preliminary Plat approval, including Conditions of Approval. Therefore the applicant respectfully requests approval of the proposed Final Partition Plat. As previously noted, following recordation of this partition plat, the applicant intends to submit for preliminary plat approval for a subdivision of Parcel 2 of this partition plat. Corbin Estates—Type I Final Partition Plat—MLP2014-0003 October 2014 Page- 8- SFA 132-003 LETTER OF TRANSMITTAL 5FA Design Group, iic sfa STRUCTURAL I CIVIL I LAND USE PLANNING I SURVEYING AUG 0 5 2014 9020 SW Washington Square Dr.•Suite 505•Portland,Oregon 97223 P:503-641-8311•F:503-643-7905•www.sfadg.com CITY Qi TlGA,RD PLANNING/ENGINEERING Date: 8-5-14 Job No: 132-003 Attention: Gary Pagenstecher, Associate Planner RE: Corbin Estates—Partition Reduced Plan Sets To: City of Tigard 13125 SW Hall Blvd Tigard, OR 97223 WE ARE SENDING YOU VIA: ® Messenger ❑ U.S. Mail ❑ Overnight Courier ® Hand Deliver ❑ Shop Drawings ❑ Prints ❑ Samples ❑ Specifications ® Plans ❑ Copy of Application ❑ Change Order ❑ Calculations COPIES DATE NO. DESCRIPTION 7 Additional 11 x 17 reduced Plan Sets • THESE ARE TRANSMITTED as checked below: ® For your use 0 Approved as submitted ❑ Resubmit copies for approval ❑ For your approval ❑ Approved as noted ❑ Submit copies for distribution ❑ As requested ❑ Returned for corrections ❑ Return corrected prints ❑ For review&comment ❑ ❑ For BIDS DUE ,20 PRINTS RETURNED AFTER LOAN TO US REMARKS Gary: Here are the 11 x 17 reduced plan sets. Copy To: Signed: Ben Altman ,y, oRIL-0-Lcz- RECA'VED LAND USE APPLICATION CITY OF TIGARD CORBIN ESTATES 2 LOT PARTITION with a Front Yard Setback Adjustment June 2014 Revised for Completeness July 30, 2014 APPLICANT: J.T. Roth, Inc. 12600 SW 72"d Avenue Tigard, Oregon 97223 Contact: Tim Roth Phone: 503-639-2639 OWNER: Gary S. & Terrie L. Corbin 15070 SW 81st Avenue Tigard, Oregon 97224 APPLICANT'S REPRESENTATIVE: SFA Design Group, LLC 9020 SW Washington Sq. Dr., Suite 505 Portland, Oregon 97223 Contact: Matthew L. Sprague Phone: 503-641-8311 Fax: 503-643-7905 LETTER OF TRANSMITTAL SFA Design Group, LIE STRUCTURAL I CIVIL I LAND USE PLANNING I SURVEYING sfa 9020 SW Washington Square Dr.•Suite 505•Portland,Oregon 97223 P:503-641-8311•F:503-643-7905•www.sfadg.com Date a; . 7-30-14 1 Job No i 132-003 Attention 1 Gary Pagenstecher,Associate Planner ;RE Vit I Corbin Estates—Partition Responses to Incomplete Application 4:§1,mCity of Tigard ,' ti 1 13125 SW Hall Blvd ia'u.i3y , Tigard, OR 97223 WE ARE SENDING YOU VIA: ® Messenger ❑ U.S. Mail ❑ Overnight Courier ® Hand Deliver ❑ Shop Drawings ❑ Prints 0 Samples ❑ Specifications ® Plans ❑ Copy of Application ❑ Change Order ❑ Calculations ICx OPIES ` DATE r AND DESCRIPTIONS `k {._, ._ 7 7-30-14 Revised sets of Partition Plat application—Corbin Estates 7 Additional 11 x 17 reduced Plan Sets 1 � 1 8.5 x 11 reduced Plan Sets 3 Full Sized Plan Sets 2 Sets of Stamped & Labeled Envelopes THESE ARE TRANSMITTED as checked below: ® For your use ❑ Approved as submitted 0 Resubmit copies for approval ❑ For your approval 0 Approved as noted ❑ Submit copies for distribution ❑ As requested ❑ Returned for corrections ❑ Return corrected prints ❑ For review&comment ❑ ❑ For BIDS DUE_ ,20_ PRINTS RETURNED AFTER LOAN TO US REMARKS ` ' Gary: attached are the application documents for Corbin Estates, revised for Completeness. We have included the Arborist's Report and Urban Forestry Plan; Impact Study, Section VI of Narrative; revised Plans per Public Works Checklist; and the required number of copies. The Urban Forestry Plan is presented as an Interim Placeholder, and is designed for compliance with the pending subsequent Subdivision application. Y'Copy To i Signed Ben Altma. I LAW1Md „ .,„,,,,...„.„0 it.,-,---",;:„ 71 „ - . , . ,„,„4,,,,., T,1 GEAR a __..., July 15, 2014 City of Tigard JT Roth Construction c/o Tim Roth ' 12600 SW 72nd Ave. #200 Portland, Or 97223 RE: Completeness Review- Corbin Estates Minor Land Partition, Case File Nos. MLP2014-00003/VAR2014-00008 Dear Mr. Roth: Following your decision to apply first for a minor land partition.and second for a subdivision on the subject property, the City received your application June 23,2014, for a 2-lot partition and a front yard development adjustment from 20 feet to 18 feet (10%) for the existing home. Staff has completed a prelimiinaiy review of the submittal materials and has determined that additional information is required before the application can be deemed complete. Please revise your application to address the following issues and information. 1. Sequential Review: You have amended your narrative and plan set to apply for the=minor_ land partition prior to the subdivision application. The city will apply the prior fees paid for le the MLP and VAR to this application and process a refund of fees paid for the subdivision and two other adjustments (please allow two weeks for processing). 2. Urban Forestry Plan: An urban forestry plan is required for minor land partitions. Please revise your narrative accordingly.Potentially, the partition could result in the development of an additional dwelling on the second lot,which would require that each parcel meet the 15% canopy cover requirement and the whole site meets the 40% canopy cover requirement. In the case the subdivision does not occur, a condition would ensure the standards are applied to the partition. If a subdivision approval is obtained within the validity period of the minor land partition, then a contingent condition for the MLP could allow the urban forestry standards to be met under the subdivision instead. Please submit copies of the arborist report, tree removal and protection, and canopy plans as place holders that your narrative can refer to. 3. Impact Study: An impact study is required because minor land partitions are Type II reviews. Even though one additional lot (which could be built on even though not your intent) may result in minor impacts,the study remains a requirement. 4. Public Facility Plan Checklist: Please address the street, water, and sanitary and storm drainage standards identified in the enclosed Public Facilities Completeness Checklist and revise your application accordingly. Any questions regarding these issues should be directed to Greg Berry,Development Review Engineer(503-718-2468). 5. Envelopes:Please supply two sets of pre-addressed (no return address), stamped (not metered), #10 size envelopes (non-peeling). Addresses of property owners located within 13125 SW Hall Blvd. ® Tigard, Oregon 97223 ® 503.639.4171 TTY Relay: 503.684.2772 G www.tigard-or.gov 500 feet must have been obtained from the City of Tigard within the previous three months from the date of application completeness. (Contact Joe Patton at 503-718-2714) 6.Application Copies: Please Submit 7 copies of your revised and new materials (including all elements of the submittal, collated and bound). Plan sets may be printed at 11" x 17" size as long as you include 3 copies of large set plans.Also, submit 7 additional copies of your reduced plan sets only, plus one copy at 8 1/2" x 11" for our records, and a compact disc including all elements of your proposal. Once this additional information is submitted, staff will review the additional materials to determine if the application is complete. If you have any questions regarding this letter or your application, please don't hesitate to contact me at 503-718-2434. Sincerely, G ,P7 Gary Pagenstecher Associate Planner Ends: Public Facilities Checklist 2 PUBLIC FACILITY PLAN Project: Corbin Est MLP 14-00003 COMPLETENESS CHECKLIST Date: 7/2/14 GRADING ® Existing and proposed contours shown. ® Are there grading impacts on adjacent parcels? _ No ® Adjacent parcel grades shown. Geotech study submitted? STREET ISSUES ® Right-of-way clearly shown. ® Centerline of street(s) clearly shown. ® Street names) shown. ® Existing/proposed curb or edge of pavement shown. ® Street profiles shown. ❑ Future Street Plan: Must show street profiles, topo on adjacent parcel(s), etc. ® Traffic Impact and/or Access Report Not required ® Street grades compliant? Not required ® Street/ROW widths dimensioned and appropriate? ❑ Private Streets? Less than 6 lots and width N/A appropriate? ❑ Other: Note 1 (reverse side) I, SANITARY SEWER ISSUES ❑ Existing/proposed lines shown. Note 2(reverse side) ❑ Stubs to adjacent parcels required/shown? N/A WATER ISSUES ❑ Existing/proposed lines w/sizes noted? Show existing ❑ Existing/proposed fire hydrants shown? ❑ Proposed meter location and size shown? ❑ Proposed fire protection system shown? N/A STORM DRAINAGE AND WATER QUALITY ISSUES ❑ Existing/proposed lines shown? Note 2(reverse side) ❑ Preliminary sizing calcs for water quality/detention provided? ❑ Water quality/detention facility shown on plans? Show connection to proposed drainage ❑ Area for facility match requirements from calcs? ❑ Facility shown outside any wetland buffer? N/A ❑ Storm stubs to adjacent parcels required/shown? N/A The submittal is hereby deemed ❑ COMPLETE ® INCOMPLETE By: Date: 7/2/14 REVISED: 07/10!14 Notes 1. Half street improvements to the 81S`Av frontage of the small lot will be required.A fee in lieu of undergroundinq utilities will be required. 2. Narrative states sewer service and drainage will be from 81St. This conflicts with the plans. Show sewer lateral and any required easement for the existing house. 3. Both parcels must be provided with public water, sewer and drainage service. a. REVISED: 07/10/14 1111111.1. NM= --,C0 c> PINEBROOK 1111111L1J m Area NotufaeL. ,.BOO Ft) ,T LEISER LN � i I.:; w 6 co_ 4 II. I _.. _ . •• ° B u_ _ rT�;IlTfl ;rte 2S112CB12700 _ -� -, WEBBERD= Lo NI li amis. Ben Altman CAROLE CT _ gal �` SFA Design Group _r w P: 503 641-8311 `, MURDOCK ST a-�r E: baltman@sfadg.com 1. 11��1111miWI ... OWN - ■r VIOLAST ��- ■!l� • VIOLA ST ...... _.. �= G HA SEN LN .LAM• . • T I. _No���� _ EF.E= tom ■• o _ r� mi, TTHEimo. ST J � ir m �:�= i!I1Subject Site [ilk J Q �w ( I Notification Area r .0110 cr1111111 i , wil 1111111.11111 N 1 mom ..e..•.=l11■ _illailliCHE _ • 9 . I•MMMMM ININI•••11 1.1111.1.111111MI ROSS ST IIIIIIIIuIMINIIMIM OMEN �°�i�, ...am a�� �� a mom ��� T Property owner information is valid SATTLER p ',',� S� _ T for 3 months from the date printed on Ill ST •_ INOMINNO min IIII igi this map. lipcC `. vig �. __ilio • • w _�v LK LN m NORFn NoF� s • `,1' 1111_.___ BEV M=SIM aA��MI Imiiii I won. _� Com► : ,° ==e__ _,..___ ,CME Z_ illi KENT"•. DR �iil� _ ���, �:.:.-...... ,R NE ""„®�'=!— . ._,_.—_______ _______, �—MI ' Cr-• Map Printed:23-Jul-14 r�� ilill—mmlz���i „� PP�� war virwurppr li. ?.■ Ily n d should on this map d for general location , only and should be vented with the Development Services Divklon. ' IIII __ II■__. . DATA IS DERIVED FROM MULTIPLE SOURCES.THE CITY OF TIGARD 11,414111� UMI ■ .■ ali 11, , • DATA FO DHEREMN..RS.OMIISSONS.ORINACCUACIESI NONE „■, ' LIKABILITY FOR ANY ERRORS.OMISSIONS.S INACCURACIES IN THE -, ASHFORD STINFORMATION PROVIDED REGARDLESS OF HOW CAUSEDCOMMUNITY DEVELOPMENT DEPARTMENT $ w A Place to Call Home" Q City DfTigard,`Z AGAR° APs 13125 SW Hall OR 97223Blvd • D iso Tot / I / , I ^ wtigar03 -or.g4171 TIGA• U: www.tigard-or.gov q• 2S112BC05100 2S112CB09000 14900 SW 83RD AVE LLC ALAIMO,JOSEPH R PO BOX 2717 ALLEN,ELISABETH L ')NVILLE OR 97070 15152 SW KENTON DR TIGARD OR 97224 2S112BC11600 2S112CB16500 ALRICK,DONALD E&MERI C ANGLEMIER,ROBERT F&KATHERINE 8137 SW MATTHEW PARK ST 8260 SW NORFOLK LN TIGARD OR 97224 TIGARD OR 97224 2S112CA04300 2S112BC00900,2S112BC11100 ARVIDSON, OVE S&DENISE L BABIN, CHARLES J /VIRGINIA L 15215 SW 79TH 14825 SW 81ST TIGARD OR 97224 TIGARD OR 97224 2S112BC09800 2S112BD02500 BAESE,CRAIG A / COUTURE,LINDA L BARNEFI,MARY E 8070 SW VIOLA 14875 SW 79TH AVE TIGARD OR 97224 TIGARD OR 97224 2S112CA04400 2S112CA06600 BARNUM,KITH L/LUCILLE R BARRON,SUSAN L 15185 SW 79TH 15230 SW THURSTON LN TIGARD OR 97224 TIGARD OR 97224 '•BD04600 2S112BC10600 BASS,S 1'EVEN W II&TONYA J BENSON,BARBARA J TRUST 15055 SW 79TH AVE 8256 SW MATTHEW PARK ST TIGARD OR 97224 TIGARD OR 97224 2S112CA01000 2S112BC10200 BIEDSCHEID,RANDI J BINABESE,GEORGE/CHARLYNE K 7815 SW GENTLE WOODS DRIVE 8116 SW MATTHEW PARK ST TIGARD OR 97224 TIGARD OR 97224 2S112CA03400 2S112BC11800 BRETT TREVOR BURGESS,JERRY S&RISA 15270 SW 79TH AVE 14869 SW 81ST AVE TIGARD OR 97224 TIGARD OR 97224 2S112BD01600 2S112BC10400 CAMPBELL,JEFFREY N&JOAN V CARLEY,MARIANNE 15030 SW 79TH AVE 8212 SW MATTHEW PARK ST TIGARD OR 97224 TIGARD OR 97224 '3A06000 2S112CB09800 ?AN TRUST COOK,ELLILEA 4v.., ‘X,7 BAY RD 15298 SW KENTON DR LAKE OSWEGO OR 97035 TIGARD OR 97224 2S112CB12700 2S112BD01500 CORBIN,GARY S& Ii RRIE L CORNUTT ENTERPRISES LLC 15070 SW 81ST AVE CORNUTT,HOWARD L SR ESTA I OF TIGARD OR 97224 11720 SW LYNN TIGARD OR 97223 2S112CB07600 2S112BD04200 COSPER, GEORGINA J REVOCABLE LINT CRANDALL,PRISCILLA J BY COSPER,GEORGINA J 14814 SW 80TH AVE 15165 SW KENTON DR TIGARD OR 97224 TIGARD OR 97224 2S112BC00600 2S112BD04700 CRISMAN,ALLEN B CRUZ,JESSE JEROME C 14940 SW 81ST AVE MILLER,GEORGE C VI PORTLAND OR 97224 15045 SW 79TH AVE TIGARD OR 97224 2S112CB09300 2S112BC11200 DEWOLFE,DANIEL L&JENIFER M DOOLEY,DONOVAN K&EMILY E 15210 SW KENTON DR 8225 SW MATTHEW PARK ST TIGARD OR 97224 TIGARD OR 97224 2S112CB12400 2S112CA03000 EVERHART,WILLIAM W&GEORGIA A FAULK,CLAYTON&MINDY 8145 SW ROSS ST 7850 SW GENTLE WOODS DR 1 TIGARD OR 97224 TIGARD OR 97224 2S112CB11200 2S112CB12300 1110 FINICLE,MICHAEL&JO ANNE M FITZGERALD,GENE A&KAREN L 15325 SW KENTON DR 15051 SW 81ST AVE TIGARD OR 97224 TIGARD OR 97224 2S112CB09900 2S112BC05200 FRANKE,JOSHUA&ASHLEY FRIEDMAN,MITCH DAVID 15312 SW KENTON DR 14920 SW 83RD AVE TIGARD OR 97224 TIGARD OR 97224 2S 112CB08600 2S 112CA00800 FRIES,PATTY S GALLOWAY,JAMES L 15072 SW KENTON DR GALLOWAY,BONNIE E TIGARD OR 97224 7895 SW GENTLE WOODS DR TIGARD OR 97224 2S112CB16900 2S112CA04200 GATTO, MICHAEL E&JENNIFER S GIBBONS,JEFFERY D 15150 SW 83RD AVE 15235 SW 79TH TIGARD OR 97224 TIGARD OR 97223 2S112BC11500 2S112BC10500 GINSBACH,ERIC S GLANVILLE,ERNEST J&MICHELLE D 8159 SW MATTHEW PARK ST 8238 SW MATTHEW PARK ST TIGARD OR 97224 TIGARD OR 97224 2S 112BD02100 2S112CA02900 GRAY FAMILY REV TRUST GRAY, SHARON D R BY MELVIN L/BETTY J GRAY TRS 7810 SW GENTLEWOODS DR SW 79TH AVE TIGARD OR 97224 RD OR 97224 2S112BC11000 2S112BD05700 GRIEBEL,RICHARD J GROSS,ANDREW C&ANGELA M BROWN,MARJORIE V 15091 SW 79TH AVE 8247 SW MATTHEW PARK ST TIGARD OR 97224 TIGARD OR 97224 2S112BD04400 2S 112BD04300 GUENTERT,I ELLIE L&MARK A ' HALDEMAN,TERESA P 14859 SW 79TH AVE 14827 SW 79TH AVE TIGARD OR 97224 TIGARD OR 97224 2S112CA06500 2S112CB10000 HANSON,BRETT L HARDEN,WILLIAM E 15218 SW THURSTON LN 15334 SW KENTON DR TIGARD OR 97224 TIGARD OR 97224 2S112CB11400 2S112BC10000 HARRIS,JORDAN P&COLETTE N HASTINGS,CHARLES K&MICHELE M 15314 SW 81ST AVE 8012 SW VIOLA ST TIGARD OR 97224 TIGARD OR 97224 Ople: 2S112CB00500 to 2S112CB00600 2S112CB08800 HOGGAN,RICHARD E/GAYLE A HOOVER,BENJAMIN D& CASEY E 15233 SW 81ST AVE 15118 SW KENTON DR TIGARD OR 97224 PORTLAND OR 97224 2S112BC11900 2S112CA06100 HOUGHTON FAMILY LLC JACKSON,JOHN L&CAROLYN M BY HOUGHTON,RAY&CAROLYN 15267 SW THURSTON LN 6931 NW 25TH LN TIGARD OR 97224 REDMOND OR 97756 2S112CB00301 2S1 I2CB00403 JACOB,JEFF AND JANICE JANES,LYNNETTE M&KENNETH G 15160 SW 81ST AVE PO BOX 23399 TIGARD OR 97224 TIGARD OR 97281 2S112CB08500 2S112CA06300 JARVIS,LOUIS R&NINA K JOHNSON,LAURA 15050 SW KENTON DR 15223 SW THURSTON LN TIGARD OR 97224 TIGARD OR 97224 ' 1317300 2S112BC11400 AN,RUSSELL A&CHERYL A KANE,KAREN REVOCABLE TRUST 83 1 SW NORFOLK LN 8203 SW MATTHEW PARK ST TIGARD OR 97224 TIGARD OR 97224 2S112CB08900 2S112CB09100 KELLER,STEVEN J&JEANINE M KUO,HUEY JU&PAO,CHENG-MIN 15130 SW KENTON DR %PAO,CHUN-CHI TIGARD OR 97224 7444 SW ASHFORD ST TIGARD OR 97224 2S112CA06400 2S112BC11700 KUTCHER,KEVIN&JEANNINE LALLY,GREGGL&CONNIE L 15201 SW THURSTON LN 8111 SW MATTHEW PARK TIGARD OR 97224 TIGARD OR 97224 2S112CB00402 2S112BC09300 LAM, CANH T LAU,MARVIN E TRUST& 15220 SW 81ST AVE LAU,NORMA J TRUST TIGARD OR 97223 8009 SW VIOLA ST TIGARD OR 97224 2S112BC09500 2S112CA00900 LIEN,ROBERT A/CATHERINE L LOPUSZYNSKI,ZYGMUNT 8063 SW VIOLA 10406 SW MORATOC DR TIGARD OR 97224 TUALATIN OR 97062 2S 112CB 12500 • 2S 112BD01800 LUTTER,S IEPHAN G& MACKINTOSH,JOHN M JR KELLIE S 15080 SW 79TH AVE 15033 SW 81ST AVE TIdARD OR 97224 PORTLAND OR 97224 2S112CA02600 2S112CB11300 OS MADRIGAL,VILMA M& MALLE'1'1',WANDA J MADRIGAL-ESTRELLA,DAMIAN 15303 SW KENTON DR 15215 SW GENTLE WOODS CT TIGARD OR 97224 TIGARD OR 97224 2S 112CA05700 2S112BC11300 MATSUOKA,KAREN&KENJI MATTHEW PARK OWNERS OF 15329 SW THURSTON LN LOTS 7-8 TIGARD OR 97224 0 2S112CB08700 2S 112CB 16400 MCCART,KENNETH K&MARGARET A MCELDERRY,BRUCE K JR TRUST 15094 SW KENTON DR IMMCELDERRY,KATHLEEN A TRUST TIGARD OR 97224 17721 KELOK RD LAKE OSWEGO OR 97034 2S112CB16700 2S112CB09600 MILLER,CEDAR N&JENNIFER E MOFFITT,JOHN 8255 SW NORFOLK LN 15270 SW KENTON DR TIGARD OR 97224 TIGARD OR 97224 2S112CA05800 2S 112BC09400 MOON,JOHN E NAFF,RONALD G&SUSAN J 15307 SW THURSTON LN 8021 SW VIOLA ST TIGARD OR 97224 TIGARD OR 97224 2S112CB17100 2S112BC09700 NAG,SAUMYA NICOLL,ELIZABETH L& 15111 SW 83RD AVE ANDREEV,GEORGE C 'r' - RD OR 97224 8094 SW VIOLA ST PORTLAND OR 97224 2S112BD07500 2S112CA03200 NIELSEN,MARK D&MARY L O'BRIEN,KELLY JAMES& 7894 SW HANSEN LN O'BRIEN,CINDY JEAN TIGARD OR 97224 15220 SW 79TH AVE TIGARD OR 97224 2S112CB12600 2S112CA06200 OCHS,JAMES A&PATRICIA A OSMONT-WAHL,CHRIS 15038 SW 81ST AVE PO BOX 50333 TIGARD OR 97224 PHOENIX AZ 85076 2S112BD01700 2S112BD04500 PARREIRA,DANE A&KATHLEEN D PENDERGRASS,RICHARD M&SUZANN 12939 SW RIDGEFIELD LN 14832 SW 80TH AVE TIGARD OR 97223 TIGARD OR 97224 2S112CB17200 2S112CB09400 PHILLIPS,PERPETUA M PILTZER,GABRIEL S 15151 SW 83RD AVE KANEKOA,KIMIYO E TIGARD OR 97224 15232 SW KENTON DR PORTLAND OR 97224 .BD05600 multiple: 2S112BD02200 to 2S112BD02300 POTTER, PERRY&NORMA PRESTON,KRISTIN N 15083 SW 79TH AVE 14955 SW 79TH ST TIGARD OR 97224 TIGARD OR 97224 2S112CB07500 2S112CB00700 REESE,PAUL J E& ROSS STREET LLC GREIPP,MARY E 5440 SW WESTGATE DR#370 15301 SW 81ST AVE PORTLAND OR 97221 TIGARD OR 97224 2S112CA05900 2S112BD04000 SAUBY,JOSHUA A SAYLER,DEBRA E 15287 SW THURSTON LN 14114 SE MATILDA DR TIGARD OR 97224 MILWAUKIE OR 97267 multiple: 2S112BC10700 to 2S112CB00900 2S112CB11500 SCHMIDT FARM LLC SCHOCKELT,HAROLD W 25717 SW LABROUSSE RD 15336 SW 81ST AVE SHERWOOD OR 97140 TIGARD OR 97224 '' "113D02400 2S112CA06700 -OR,MARCUS L SHELTON,MERIAH . SW 79TH AVE SHELTON,MICHAEL TIGARD OR 97224 CHURCHILL,SUSIE 15352 SW THURSTON LN TIGARD OR 97224 2S112CB16300 2S112BC00700 SHIRZAD,MARCUS MUSTAFA&NATALT SILVER,JENNIFER 14664 SW SCARLETT DR 14980 SW 81ST AVE TIGARD OR 97224 TIGARD OR 97224 2S112CB16800 2S112BC09900 SKINNER,SUSAN L STEIN INVESTMENT GROUP LLC 8267 SW NORFOLK LN PO BOX 91002 TIGARD OR 97224 PORTLAND OR 97291 • 2S112BC09600 2S112CB07700 SUMMERS,JAMES B&ALLISON I TAKAHASHI,TETSURO &AKEMI 8085 SW VIOLA ST 10370 SW HOODVIEW DR TIGARD OR 97224 TIGARD OR 97224 2S112BC10900 2S112CB09500 TAKAMURA,ANN M THOMAS,ERIC D&DENISE E 701 NORTH 5TH ST,#C2015 15254 SW KENTON DR LEBANON OR 97355 TIGARD OR 97224 multiple: 2S112BC10100 to 2S112BC10800 2S112CA05600 TIGARD,CITY OF TRAN,THU DINH& !'3125 SW HALL NGUYEN,THUY TIGARD OR 97223 15341 SW THURSTON LN TIGARD OR 97224 2S112BC10300 2S112CA03100 URBAN,MICHAEL E VONDERAYE,TANYA A 8140 SW MATTHEW PARK ST 815 TENTH ST IGARD OR 97224 LAKE OSWEGO OR 97034 2S112CB07400 2S112CB16600 WALKFR,MICHAEL D&JANEE STEARN WARD,LYN 15323 SW 81ST AVE 8250 SW NORFOLK LN TIGARD OR 97224 TIGARD OR 97224 2S112CB00401 2S112CB09700 WASHINGTON COUNTY WEBSTER,SIEVEN G&MARJORIE SUPPORT SERVICES-FACILITIES 15286 SW KENTON DR ATTN:TERESA WILSON TIGARD OR 97224 169 N FIRST AVE HILLSBORO OR 97124 2S112CB17000 2S112CA02500 WEYRAUCH,LAURIE WOOD,ELIZABETH R& 15110 SW 83RD AVE BRADLEY S TIGARD OR 97224 15225 SW GENTLE WOODS CT TIGARD OR 97224 2S112CB09200 WORNATH,HARRY L&DOROTHY M 8440 SW SORRENTO RD BEAVERTON OR 97008 The Following labels list interested persons who requested to DON&DOROTHY ERDT be copied on notices re:development taking place in Tigard. 13760 SW 121ST AVENUE TIGARD,OR 97223 BARRY ALBERTSON VANESSA FOS IER 15445 SW 150Th AVE 13085 SW HOWARD DR TIGARD,OR 97224 TIGARD,OR 97223 SUSAN BEILKE MONA KNAPP 11755 SW 114m PLACE 9600 SW FREWING STREET TIGARD,OR 97223 TIGARD,OR 97223 ELLEN BEILSTEIN BEVERLY FROUDE 14630 SW 139TH AVE 12200 SW BULL MOUNTAIN ROAD TIGARD,OR 97224 TIGARD,OR 97224 HEIDI BRENNEMAN NAOMI GALLUCCI 11680 SW TIGARD DRIVE 11285 SW 78TH AVENUE TIGARD,OR 97223 TIGARD,OR 97223 .ETCHEN BUEHNER VICTOR DEFILIPPIS 13249 SW 136TH PLACE 13892 SW BRAYDON CT TIGARD,OR 97224 . TIGARD,OR 97224 REX CAFFALL KEVIN HOGAN 13205 SW VILLAGE GLENN 14357 SW 133RD AVENUE TIGARD,OR 97223 TIGARD,OR 97224 LORA GARLAND,CITY RECORDS HAROLD AND RUTH HO\XTLAND CITY OF TIGARD 13145 SW BENISH 13125 SW HALL BLVD TIGARD,OR 97223 TIGARD,OR 97223 DAYLE D.&EVELYN O.BEACH PATRICIA KEERINiS 11530 SW 72ND AVENUE 12195 SW 1215T AVE TIGARD,OR 97223 TIGARD,OR 97223 PLANNING COMMISSION (ALT)JOHN GOODHOUSE DAVID KII\ITlEL ^"'5 SW MOUNTAIN VIEW LANE 1335 SW 66TH SUI IE 201 ARD,OR 97224 PORTLAND,OR 97225 l:\CURPLN\Setup-Land Use Files\LABELS\CIT Labels Citywide.docx Last Update:01 27 14 ALEXANDER CRAGHEAD JULIE RUSSELL,CPO 4B CHAIR 12205 SW HALL BOULEVARD 12662 SW IERRAVIEW DRIVE TIGARD,OR 97223-6210 TIGARD,OR 97224 GENE MILDREN BRAD SPRING MILDREN DESIGN GROUP 7555 SW SPRUCE STREET 7650 SW BEVELAND ST,S TE 120 TIGARD,OR 97223 TIGARD,OR 97223 NATHAN AND ANN MURDOCK CHARLIE AND LARIE STALZER 7415 SW SPRUCE STREET 14781 SW JULIET TERRACE TIGARD,OR 97223 TIGIRD,OR 97224 PATTY NEWTH ROSS SUNDBERG 12180 SW MERESTONE COURT 16382 SW 104TH AVE TIGARD,OR 97223 TIGARD,OR 97224 TODD HARDING&BLAKE HERING JR. WILLIAM S.FARGHER NORIIS BEGGS&SIMPSON EQUITY BUILDERS REALTY 121 SW\MORRISON,SUITE 200 10300 SW 92ND AVENUE PORTLAND,OR 97204 HAPPY VALLEY,OR 97086 GLENNA THOMPSON DAVID WALSH 13676 SW HALL BLVD UNIT 2 10236 SW STUART COURT TIGARD,OR 97223 TIGARD,OR 97223 SUE RORMAN BRIAN WEGENER 11250 SW 82ND AVE 9830 SW KIMBERLY DRIVE TIGARD,OR 97223 'TIGARD,OR 97224 LISA HAMILTON CPO 4B VICE CHAIR CAROL RENAUD—WACO CPO NEWSLETTER COORD. 13565 SW BEEF BEND ROAD OSU EXT.SVC-CITIZEN LNVOLVEMENT FACULTY TIGARD,OR 97224 155 NORTH 1s.i.AVENUE SUITE 200 MS48 HILLSBORO,OR 97124 JULIE RUSSELL CHAIR CPO 4B CHAIR JIM LONG,CHAIR,CPO 4M 16200 SW PACIFIC HWY SUITE H BOX 242 10730 S\V 72ND AVE TIGARD,OR 97224 PORTLAND,OR 97223 NEAL BROWN. GRI MEADOWS INC REALTORS 12655 SW NORTH DAKOTA STREET TIGARD,OR 97223 I:\CURPLN\Setup-Land Use Files\LABELS\CIT Labels Citywide.docx Last Update:01 27 14 LETTER OF TRANSMITTAL 5FA Design Group, LLC STRUCTURAL I CIVIL I LAND USE PLANNING I SURVEYING sfa 9020 SW Washington Square Dr.•Suite 505•Portland,Oregon 97223 P:503-641-8311•F:503-643-7905•www.sfadg.com Date: 6-23-14 Job No: 132-003 Attention: Gary Peg RE: Corbin Estates—Separated Partition Plat Application To: City of Tigard 13125 SW Hall Blvd Tigard, OR 97223 WE ARE SENDING YOU VIA: ® Messenger ❑ U.S. Mail ❑ Overnight Courier ® Hand Deliver ❑ Shop Drawings ❑ Prints ❑ Samples ❑ Specifications ® Plans ❑ Copy of Application ❑ Change Order ❑ Calculations COPIES DATE NO. DESCRIPTION 3 Partition Plat application—Corbin Estates THESE ARE TRANSMITTED as checked below: ® For your use ❑ Approved as submitted ❑ Resubmit copies for approval ❑ For your approval ❑ Approved as noted ❑ Submit copies for distribution El As requested ❑ Returned for corrections ❑ Return corrected prints ❑ For review&comment ❑ ❑ For BIDS DUE ,20 PRINTS RETURNED AFTER LOAN TO US REMARKS Gary: Here are 3 copies of our submittal documents for the Two-Lot Partition associated with our prior application for Corbin Estates. At your request, we have separated the Partition from the subdivision. Once the Partition is approved we will be re-submitting for the 10-Lot subdivision. We assume there is no additional fee due at this time, since the partitioning and Adjustment were part of our original application. We will leave it to your discretion to retain or refund the net balance associated with the subdivision. We also provided the 2 sets of stamped/addressed envelopes, which I assume will be sufficient for this re-submittal. 6&4A61006mA 61004 w1 n tg4441 6/7 a"'Y1 Copy To: Signed: Ben Altman LAND USE APPLICATION CITY OF TIGARD CORBIN ESTATES 2 LOT PARTITION with a Front Yard Setback Adjustment June 2014 Revised for Completeness July 30, 2014 APPLICANT: a J.T. Roth,Inc. 12600 SW 72"d Avenue Tigard, Oregon 97223 Contact: Tim Roth Phone: 503-639-2639 OWNER: Gary S. & Terrie L. Corbin 15070 SW 81st Avenue Tigard, Oregon 97224 APPLICANT'S REPRESENTATIVE: SFA Design Group,LLC 9020 SW Washington Sq. Dr., Suite 505 Portland, Oregon 97223 Contact: Matthew L. Sprague Phone: 503-641-8311 Fax: 503-643-7905 I. FACT SHEET Project Name: CORBIN ESTATES Proposed Actions: 2 Lot Partition, Setback Adjustment for the front yard of the existing home. Tax Maps/Lots: 2S1 12CB/12700 Site Size: 2.65 Acres Addresses: 15070 SW 81st Avenue Location: The site is located on the east side of SW 81St Avenue across from its intersection with SW Ross Street Zoning: R-4.5 Design Team: Planning, Survey, Engineering SFA Design Group, LLC 9020 SW Washington Sq. Dr., Suite 505 • Portland, Oregon 97223 Contact: Matt Sprague Phone: 503-641-8311 Fax: 503-643-7905 E-mail: mspraguena,sfadg.com Arborist Morgan Holen 3 Monroe Parkway, Suite P-220 Lake Oswego, Oregon 97035 Phone: 971-409-9354 E-mail: morgan.holen@comcast.net Landscape Architect Murase Associates 5214 N. Williams Avenue Portland, Oregon 97217 Contact: Joe Percival Phone: 503-242-1477 E-mail: jpercival@murase.com Corbin Estates—Preliminary Partition Plat June 2014,Revised for Completeness July 30,2014 Page-2- SFA 132-003 II. GENERAL INFORMATION The applicant requests preliminary approval of a Two Lot Partition, together with an Adjustment for a reduced front yard setback for the existing house. The subject site, specifically identified as Tax Lots 12700 of Tax Map 2S1 12CB is 2.65 acres in size. The site is within the City of Tigard and zoned R-4.5 (Residential, 4.5 units per acre). The site contains scattered trees throughout with concentrations along property lines and surrounding the existing house. The trees are comprised mainly of native species. Generally the remaining vegetation on-site consists of grasses. The site slopes downhill to the east from the high point along SW 81St Avenue near the middle of the site. Subsequent to recordation of the Partition, the applicant will be submitting for preliminary approval of a 10-lot subdivision to be called Corbin Estates. These two applications have been separated, rather than filed concurrently at the request of the City of Tigard Planning Department. However to show the applicant's good faith intent, a copy of the anticipated Preliminary Subdivision Plat has been provided. This plat reflects the ultimate street and lot pattern desired. It also reflects the expected public improvements associated with the full development of the property. III. VICINITY & SITE INFORMATION Site Location: The west side of the site is located immediately adjacent to SW 81st Avenue across from SW Ross Street. The entire project is located in the City of Tigard. Existing Uses: The property currently contains 1 single-family detached home with various outbuildings. The plan for the site includes preservation of the primary living area of the existing home. Topography: The site slopes downhill from an elevation of 205 feet near the center of the SW 81st Avenue frontage to a low point in the northeast corner at 187 feet. The site also slopes to the southeast to another low point at 194 feet. Vegetation: The site contains a scattered mixture of trees varying in age and structure including mature coniferous and deciduous trees including Douglas fir, Cedar and Maple, apple and ornamental landscape trees.. The majority of the trees are located in the northeast and southwest corners of the site. Understory consists primarily of native grasses and lawn. Surrounding Land Uses: SW 81st Avenue is oriented north and south along the site's western boundary, across the street there are larger single family home sites approximately 7,500 square feet in size. There is one larger site that could be further developed. To the north of the site,there are 3 properties. 2 are standard R-4.5 lots however the larger of the 3 is approximately an acre in size and could be developed further in the future. West of the site there are newer homes on lots of 2/10ths to Y2 acre and one larger parcel of 1.90 acres that could develop further. South of the Corbin Estates—Preliminary Partition Plat June 2014,Revised for Completeness July 30,2014 Page-3 - SFA 132-003 site are lager home sites that also could be developed further. For those properties that have additional development potential, the applicant has prepared a design that facilitates public services and facilities to be extended for this provision. IV. PROJECT DESCRIPTION The proposed project consists of a 2 lot partition, together with an adjustment to the front yard setback for the existing home. The primary reason for the partition is to enable the owners to segregate the existing house from the rest of the property, so the Parcel 2 land can be sold to the applicant, who is the contract purchaser. Because the applicant intends to subsequently subdivide Parcel 2, they are requesting deferral of any public improvements to the subdivision rather than requiring any improvements with the partition. The applicant believes this is appropriate, since the Partition will create no new impact on public facilities, as no development, other than partitioning will occur. The subsequent subdivision will complete all of the required infrastructure improvements for the entirety of the project. The Partition will create two Parcels: Parcel 1, with the existing house, will contain 16,369 square feet. This Parcel will be a Flag Lot, which will include 14,809 square feet not including the flag pole. Parcel 2 contains 98,258 square feet. There is an existing water line located in SW 815t Avenue that serves the existing house and will be available to serve the intended subsequent subdivision. There is an existing eight-inch sanitary sewer line located in SW 815f Avenue, which serves the existing house, and will be available to serve the intended subsequent subdivision. Corbin Estates—Preliminary Partition Plat June 2014,Revised for Completeness July 30,2014 Page-4- SFA 132-003 • V. CONFORMANCE WITH CITY OF TIGARD COMMUNITY DEVELOPMENT CODE (Title 18) This section of the narrative includes discussions and findings of how the proposed development conforms to the City of Tigard Community Development Code. Only Code provisions that contain applicable criteria or that otherwise require Findings related to the proposed development have been included. The Code sections are in Italics to distinguish them from the narrative discussion and proposed findings. The following Findings are generally presented in the order in which they appear in the Code. However, where they affect other code sections, it is necessary to address some issues out of order. Where a particular section is cross-referenced,the referenced section is listed to aid continuity and clarity. Chapter 18.3 70 VARIANCES AND ADJUSTMENTS 18.370.020 Adjustments B. Development adjustments. 1. The following development adjustments will be granted by means of a Type I procedure, as governed by Section 18.390.030, using approval criteria contained in paragraph 2 of this subsection B: Front setbacks. Up to a 25%reduction a. yard of the dimensional standards for the front yard setback required in the base zone. Setback of garages may not be reduced by this provision. RESPONSE: The applicant is requesting an adjustment to reduce the front yard setback for the existing house from 20 feet to 18 feet which represents a 10% adjustment allowed by the Code. The garage setback is maintained in excess of 20 feet since it faces a different direction. 2. Approval criteria. A development adjustment shall be granted if there is a demonstration of compliance with all of the applicable standards: a. A demonstration that the adjustment requested is the least required to achieve the desired effect; RESPONSE: The house is situated in a manner where the garage is constructed in front of the house (west) placing it much closer to the street than that rest of the house. As noted,this Partition precedes a subsequent subdivision application, which will create a new lot between the house and the street. In anticipation of the future lot, 82-83 feet of lot depth is being preserved, which reduces the front setback for the garage to 18 feet. Therefore the minimum required adjustment to accommodate the existing garage and driveway turn-around is 2 feet resulting in a front setback of 18 feet to the garage, which achieves the desired effect. Corbin Estates—Preliminary Partition Plat June 2014,Revised for Completeness July 30,2014 Page-5 - SFA 132-003 • Because Parcel 1 is a Flag Lot,this reduced setback will actually be to the rear yard of the potential future lot, rather than to the street. Therefore the setback will be more consistent with the setback on the abutting lot. b. The adjustment will result in the preservation of trees, if trees are present in the development area; RESPONSE: No trees will be impacted as a result of the adjustment being approved, as no new development will result directly from this partition. c. The adjustment will not impede adequate emergency access to the site; RESPONSE: All of the existing driveway and turn-around improvements are maintained on Parcel land the adjustment will not impeded adequate emergency access to the site. d. There is not a reasonable alternative to the adjustment which achieves the desired effect. RESPONSE: The only alternative would be to choose a different yard as the side yard however doing so would require an adjustment of greater than 10%. 18.390.040 Type II Procedure I, tee A. Preapplication conference. A preapplication conference is required for Type II actions. Preapplication conference requirements and procedures are set forth in Section 18.390.080.C. RESPONSE: The applicant has attended a pre-application conference as the proposal is for a Type II action. This criterion is met. B. Application requirements. 1. Application forms. Type II applications shall be made on forms provided by the director as provided by Section 18.390.080.E.1; RESPONSE: The applicant has submitted an application form provided by the director. This criterion is met. 2. Submittal information. The application shall: a. Include the information requested on the application form; b. Address the relevant criteria in sufficient detail for review and action; c. Be accompanied by the required fee; Corbin Estates—Preliminary Partition Plat June 2014,Revised for Completeness July 30,2014 Page-6- SFA 132-003 d. Include two sets of pre-stamped and pre-addressed envelopes for all. RESPONSE: The application includes all of the information requested on the form, a narrative addressing relevant criteria in sufficient detail for review and action, is accompanied by the required fee and includes two sets of pre-stamped and pre-addressed envelopes for all. Criteria a.-d. have been met. e. Include an impact study. The impact study shall quanta 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 requirements, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. RESPONSE: An Impact Study has not been included within the application package, as no new development impacts will result from this partition. This criterion is met. Chapter 18.420 LAND PARTITIONS 18.420.040 Application Submission Requirements A. General submission requirements. All applications shall be made on forms provided by the Director and shall include information required for a Type II application, as governed by Chapter 18.390. B. Specific submission requirements. All applications shall include the preliminary lot line map and necessary information in graphic and/or written form. The Director shall provide the applicant with detailed information about these submission requirements. RESPONSE: The applicant has submitted a form provided by the director and is including information required for a Type II application. A Preliminary Partition Plat has also been submitted. This narrative and supplemental materials constitute all of the other necessary information. Criteria A and B are met. Corbin Estates—Preliminary Partition Plat June 2014,Revised for Completeness July 30,2014 Page-7- SFA 132-003 18.420.050 Approval Criteria A. Approval criteria. A request to partition land shall meet all of the following criteria: 1. The proposed partition complies with all statutory and ordinance requirements and regulations; RESPONSE: The proposed partition, as demonstrated on the plans and within this narrative complies with all statutory and ordinance requirements and regulations. This criterion is met. 2. There are adequate public facilities are available to serve the proposal; RESPONSE: Public Water, sanitary sewer and storm drainage facilities exist within the ROW of SW 81st Avenue to serve anticipated future development of the new Parcel 2. The existing home is already served by these facilities. No new facilities impacts are created by this partition as no further land development will result with recordation of the plat. 3. All proposed improvements meet City and applicable agency standards; and RESPONSE: No public and/or site development improvements are proposed with this partition. 410 The applicant is requesting a deferral of frontage improvements on SW 81st Avenue for the partition to allow the owner to convey the remainder parcel to the developer who will then submit an application for a subdivision,including all required infrastructure improvements. 4. All proposed lots conform to the specific requirements below: a. The minimum width of the building envelope area shall meet the lot requirement of the applicable zoning district. b. The lot area shall be as required by the applicable zoning district. In the case of a flag lot, the accessway may not be included in the lot area calculation. c. Each lot created through the partition process shall front a public right-of-way by at least 15 feet or have a legally recorded minimum 15 foot wide access easement. d. Setbacks shall be as required by the applicable zoning district. RESPONSE: Both proposed lots meet the minimum width and area requirements of the applicable R 4.5 zoning district at 111 feet for Parcel 1; and 293 feet for Parcel 2 at the street, with 198 feet being the narrowest width in the central portion of the parcel. The smaller lot (Parcel 1) excluding the flag area exceeds 14,000 square feet. The larger lot (Parcel 2) will contain 98,258 square feet. Each lot will have more than 15 feet of frontage on a public street. The Parcel 1 flag lot will have 25 feet of frontage for the driyway. Corbin Estates—Preliminary inary Partition Plat June 2014,Revised for Completeness July 30,2014 Page- 8- SFA 132-003 ard The setbacks comply with the base zone requirement except for thethe Stan and 20 front feet setback ffor the existing house,which is reduced to 18 feet to the garage from The existing house is less than 25 feet tall and therefore the side yard setback can be as little as 5 feet. e. When the partitioned lot is a flag lot, the developer may determine the location of the front yard,provided that no side yard is less than 10 feet. Structures shall generally be locate so as to maximize separation from existing structures. RESPONSE: The partition does result in a fl lot and the applicant is requesting that the location of the front yard be towards SW 81st Avenue. f A screen shall be provided along the property line of a lot of record where the paved drive in an accessway is located within ten feet of an abutting lot in accordance with Sections 18.745.050. Screening may also be required to maintain privacy for abutting lots and to provide usable outdoor recreation areas for proposed development. RESPONSE: The existing driveway for the existing house is located within the proposed flag lot pole area. The conditions that exist today for access are not refore proposedtthio scrige on does e and no new accessway is proposed within 10 feet of an abutting property. Ole not apply. g. The fire district may require the installation of a fire hydrant where the length of an accessway would have a detrimental effect on firefighting capabilities. ic is less thn RESPONSE: No change is requested regarding e required.e existing If one is ay equilhedhit will be insta101ed feet long and it is not likely that a fire hydrant with the Subdivision improvements. h. Where a common drive is to be provided to serve more than one lot, a reciprocal easement which will ensure access and maintenance rights shall be recorded with the approved partition map. RESPONSE: No common drives are proposed. This criterion does not apply. 5. Any accessway shall comply with the standards set forth in Chapter 18.705, Access, Egress, and Circulation. RESPONSE: The existing single family driveway tothe house complies with the standards set forth in Chapter 18.705 as demonstrated further Corbin Estates—Preliminary Partition Plat Page-9- June 2014,Revised for Completeness July 30,2014 SEA 132-003 6. Where landfill and/or development is allowed within or adjacent to the one-hundred-year floodplain, the City shall require consideration of the dedication of sufficient open land area for greenway adjoining and within the floodplain. This area shall include portions at a suitable elevation for the construction of a pedestrian/bicycle pathway with the floodplain in accordance with the adopted pedestrian/bicycle pathway plan. RESPONSE: There are no floodplains located on or near the site. This criterion does not apply. 7. An application for a variance to the standards prescribed in this chapter shall be made in accordance with Chapter 18.370, Variances and Adjustments. The applications for the partition and variance(s)/adjustment(s) will be processed concurrently. RESPONSE: The applicant is not requesting a variance but is requesting an adjustment to the front yard setback of the existing home to reduce it from 20 feet to 18 feet. This narrative addresses all of the relevant requirements of 18.370 and the request is concurrent with the partition. This criterion is met. CONCLUSION—Land Partition Based on the findings presented above,the application complies with the applicable Partitioning approval criteria. Chapter 18.510 RESIDENTIAL ZONING DISTRICTS 18.510.020 List of Zoning Districts D. R-4.5: Low-Density Residential District. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. RESPONSE: The subject site proposed for development is zoned R-4.5. The proposed partitioned lots meet the criteria for the zone. The existing house will remain on Parcel 1. Parcel 2 will be sold to the applicant,who will then file for a 10 lot subdivision per Parcels 1 & 2 of this partition. No additional development will occur,until the subsequent subdivision is approved. No civic or institutional uses are proposed. USE CATEGORY-R-4.5 RESIDENTIAL Household Living (Permitted) HOUSING TYPES R-4.5 Single Units, Detached(Permitted) Corbin Estates—Preliminary Partition Plat June 2014,Revised for Completeness July 30,2014 Page- 10- SFA 132-003 RESPONSE: As indicated above,this partition only separates the existing house from the remainder of the property, which will be sold for development of additional single family detached units, as permitted uses in the zone. This partition does not create any new urban sized buildable lots consistent with the R 4.5 zoning. As noted Parcel two is intended to be further subdivided. The use criteria are met. 18.510.050 Development Standards R-4.5 Standards for Detached Units Minimum Lot Size = 7,500 Square Feet Average Minimum Lot Width = 50 feet RESPONSE: This application simply separates the existing house from the remainder of the property, resulting in two parcels. The house will be on Parcel 1, which will contain 16,369 square feet, or 14,809 square feet not including the flag pole. Parcel 2 will contain 98,258 square feet, and will be subject to a subsequent 10 lot subdivision. Therefore, the partition meets the minimum lot size standards. Minimum Setbacks -Front yard = 20 feet -Side facing street on corner &through lots = 15 feet -Side yard = 5 feet -Rear yard = 15 feet -Side or rear yard abutting more restrictive zoning district =N/A -Distance between property line and front of garage = 20 feet -Maximum Height = 30 feet RESPONSE: While a single house could be built on Parcel 2,that is not the intent of this partitioning. Instead Parcel 2 is created to separate it from the house, so that it can be sold to the applicant (developer), who intends to submit for a subsequent subdivision application, once this partition is recorded. The Partition provides for standard setbacks for the existing house, except that the applicant is also requesting a Development Adjustment to allow for a reduced front yard of 18 feet to the garage, rather than 20, as addressed above. Chapter 18.705 ACCESS,EGRESS,AND CIRCULATION A. Continuing obligation ofproperty 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. Corbin Estates—Preliminary Partition Plat June 2014,Revised for Completeness July 30,2014 Page- 11 - SFA 132-003 RESPONSE: This partition does not create any new access to a public street. The existing house will retain its existing driveway,which will be located within the flag pole of the newly configured Parcel 1. No new access will be established for Parcel 2,until the intended subsequent subdivision is filed. 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: This partition does not result in any new building or site development, or any change in existing access. Therefore this criterion is already met, or otherwise not applicable. 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: RESPONSE: Joint access is not proposed. This criterion does not apply. D. Public street access. All vehicular access and egress as required in Sections 18.705.030.H and 18.705.030.1 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: This partition does not result in any new building or site development, or any change in existing access. Therefore this criterion is already met, or otherwise not applicable. E. Curb cuts. Curb cuts shall be in accordance with Section 18.810.030.N. RESPONSE: No frontage improvements are proposed with this partition,as no change to existing conditions or access is proposed. Appropriate street improvements will be provided in conjunction with the anticipated separate subdivision application, once this partition is recorded. Therefore this criterion is met under existing conditions, or is otherwise not applicable. F. Required walkway location. On-site pedestrian walkways shall comply with the following standards: 1. Walkways shall extend from the ground floor entrances or from the ground floor landing of stairs, ramps, or elevators of all commercial, institutional, and industrial uses, to the streets which provide the required access and egress. Walkways shall provide convenient connections between buildings in multi-building commercial, institutional, and Corbin Estates—Preliminary Partition Plat June 2014,Revised for Completeness July 30,2014 Page- 12- SFA 132-003 industrial complexes. Unless impractical, walkways shall be constructed between new and existing developments and neighboring developments; RESPONSE: The proposed project is residential and not commercial, institutional or industrial. No new development is proposed as part of this partition,therefore no walkways are needed to be constructed between the existing home or neighboring developments. Appropriate street improvements will be provided in conjunction with the anticipated separate subdivision application, once this partition is recorded. Therefore this criterion is met under existing conditions, or is otherwise not applicable. 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 proposed project is detached in nature, and no new housing is proposed. This criterion does not apply. 3. Wherever required walkways cross vehicle access driveways or parking lots, such crossings shall be designed and located for pedestrian safety. Required walkways shall be physically separated from motor vehicle 0,40 traffic and parking by either a minimum six-inch vertical separation (curbed) or a minimum three-foot horizontal separation, except that pedestrian crossings of traffic aisles are permitted for distances no greater than 36 feet if appropriate landscaping,pavement markings, or contrasting pavement materials are used. Walkways shall be a minimum of four feet in width, exclusive of vehicle overhangs and obstructions such as mailboxes, benches, bicycle racks, and sign posts, and shall be in compliance with ADA standards; RESPONSE: No required walkways are proposed to cross vehicle access drives or parking lots. Therefore, this criterion does not apply. 4. Required walkways shall be paved with hard surfaced materials such as concrete, asphalt, stone, brick, other pervious paving surfaces, etc. Any pervious paving surface must be designed and maintained to remain well- drained. Walkways may be required to be lighted and/or signed asneeded for safety purposes. Soft-surfaced public use pathways may be provided only if such pathways are provided in addition to required pathways. RESPONSE: No sidewalks or soft surfaced public use pathways are proposed as part of this partition. Any such improvements will be provided in conjunction with development of Parcel 2. Therefore, this criterion is not applicable. Corbin Estates—Preliminary Partition Plat June 2014,Revised for Completeness July 30,2014 Page- 13 - SFA 132-003 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. RESPONSE: This application does not involve any building permits or site development. Therefore these criteria are not applicable. 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 RESPONSE: No direct individual access to arterial or collector streets from single-family dwellings and duplex lots is proposed. This criterion does not apply. 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.) RESPONSE: No new access is proposed. Therefore this criterion is not applicable. 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 Corbin Estates—Preliminary Partition Plat June 2014,Revised for Completeness July 30,2014 Page- 14- SFA 132-003 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. RESPONSE: No new access is proposed. Therefore this criterion is not applicable. There are no collector or arterial streets within or adjacent to this project. This criterion does not apply. 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. RESPONSE: There are no collector or arterial streets within or adjacent to this project. This criterion does not apply. . 4. The minimum spacing of local streets along a local street shall be 125 feet. RESPONSE: No new streets are proposed. Therefore this criterion is not applicable. I. Minimum access requirements for residential use. 1411 1. Vehicular access and egress for single-family, duplex or attached single- family dwelling units on individual lots and multifamily residential uses shall not be less than as provided in Tables 18.705.1 and 18.705.2; Chapter 18.715 DENSITY COMPUTATIONS RESPONSE: No new access is proposed. Therefore this criterion is not applicable. A. Definition of net development area. Net development area, in acres, shall be determined by subtracting the following land area(s)from the total site acres: 1. All sensitive land areas: a. Land within the 100 year floodplain, b. Land or slopes exceeding 25%, c. Drainage ways, and d. Wetlands, e. Optional: Significant tree groves or habitat areas, as designated on the City of Tigard "Significant Tree Grove Map" or "Significant Habitat Areas Map"; RESPONSE: The site does not contain any of the features within items a through e above. Corbin Estates—Preliminary Partition Plat June 2014,Revised for Completeness July 30,2014 Page- 15 - SFA 132-003 2. All land dedicated to the public for park purposes; RESPONSE: No lands are proposed to be 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. Multifamily development: allocate 15% of gross acreage or deduct the actual private drive area; RESPONSE: The gross site area is 2.65 acres (115,434 square feet). 20% of the gross site area equals 0.53 acres (23,086 square feet)which will be utilized in the calculations below. 4. All land proposed for private streets; and RESPONSE: No private streets are proposed. 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. 0410 RESPONSE: The existing dwelling is proposed to be retained on Parcel 1. The lot area of Parcel 1 is equal to 16,369 square feet,which exceeds the minimum R4.5 area requirement. 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 net acreage is 115,434 square feet minus 23,086 square feet for public rights- of-way -16,345 square feet for the lot containing the existing dwelling. The resulting net area is 76,003 square feet. 76,003 square feet divided by 7,500 equals 10.13 units. 115,434- 76,003/7,500=10.13 23,086- Q16.345= l 6 37_' 51(1040-k-) ,'v\ iv_ 76,003 net area This Partition is intended only to separate the house from the remainder of the property,to allow for a subsequent subdivision. The maximum density allowed for such development will be 10 units, including the existing house. Corbin Estates—Preliminary Partition Plat June 2014,Revised for Completeness July 30,2014 Page- 16- SFA 132-003 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 units is 80% of the number of units allowed which are 10.13 units. 80% of 10.13 units is 8.10 units. Therefore, 8 units is the minimum density required for any subsequent land division. CONCLUSION—Zoning: Based on the findings presented above,the applicant has demonstrated compliance with the applicable R 4.5 zoning standards. Chapter 18.730 EXCEPTIONS TO DEVELOPMENT STANDARDS 18.730.020 Exceptions to Building Height Limitations C. Building heights and flag lots. 1. Limitations on the placement of residential structures on flag lots apply when any of the following exist: a. A flag lot was created prior to April 15, 1985; b. A flag lot is created after April 15, 1985 by an approved partition; Or c. A flag lot is created by the approval of a subdivision and the flag lot is located on the periphery of the subdivision so that the lot adjoins other residentially-zoned land. RESPONSE: The proposed flag lot created by the partition is located at the periphery of the property adjoining other residentially-zoned land. The flag lot contains an existing house and driveway. Neither the house nor the driveway will be modified by this partition. The adjacent property to the south also contains an existing house so the net result is no change to the conditions associated with the property and the neighboring residentially zoned lands. However, this section applies to this project and is being addressed. 2. The maximum height for an attached or detached single-family, duplex, or multiple family residential structure on a flag lot or a lot having sole access from an accessway,private drive or easement is 1-1/2 stories or 25 feet, whichever is less, except that the maximum height may be 2-1/2 stories or 35 feet, whichever is less,provided: a. The proposed dwelling otherwise complies with the applicable dimensional and height requirements of the zoning district; b. A 10 foot side yard will be preserved; Corbin Estates—Preliminary Partition Plat June 2014,Revised for Completeness July 30,2014 Page- 17 - SFA 132-003 c. A residential structure on any abutting lot either is located 50 feet or more from the nearest point of the subject dwelling, or the residential structure exceeds 1-1/2 stories or 25 feet in height on any abutting lot; and d. Windows 15 feet or more above grade shall not face dwelling unit windows or patio on any abutting lot unless the proposal includes an agreement to plant trees capable of mitigating direct views, or that such trees exist and will be preserved. RESPONSE: The existing house on the fag lot is a single family detached house which is less than 25 feet in height. Because the house is less than 25 feet in heights, items a through d above are not applicable. 18.730.050 Miscellaneous Requirements and Exceptions A. When abutting properties have non-conforming front setbacks. B. When one abutting property has a nonconforming front setback. RESPONSE: Neither item A or B above is applicable to this development. C. Storage in front yard. D. Projections into required yards. RESPONSE: Maintaining the storage requirements for front yards will be the responsibility of the individual property owners. The owner or building will be required to comply with the standards relating to projections into required yards which will be reviewed during the building permit application process. Parcel 1, containing the house has been sized to accommodate the standard r 4.5 setback, with the exception of the Adjustment being requested for the front setback to the garage, which is reduced to 18 feet, as addressed above. E. Lot area for flag lots. 1. The lot area for a flag lot shall comply with the lot area requirements of the applicable zoning district. 2. The lot area shall be provided entirely within the building site area exclusive of any accessway (see figure following). RESPONSE: The lot area excluding the accessway is 14,809 square feet and the lot area requirements are met including height,width and setbacks excluding the front yard setback where a development adjustment has been requested to reduce it from 20 feet to 18 feet. Therefore, these criterion are met. F. Front yard determination. The owner or developer of a flag lot may determine the location of the front yard,provided no side yard setback area is less than 10 feet Corbin Estates—Preliminary Partition Plat June 2014,Revised for Completeness July 30,2014 Page- 18 - SFA 132-003 1 and provided the requirements of Section 18.730.010.C, Building Heights and Flag Lots, are satisfied. RESPONSE: The applicant is not determining an alternative front yard and will rely on the front yard being the line facing the street from which access is provided,which is the standard front yard. Since the applicant is not altering the location of the front yard,this section does not apply. CONCLUSION—Exception to Development Standards: Based on the findings presented above,the applicant has demonstrated that the requested adjustment to the front yard setback complies with the applicable approval criteria. COMPLIANCE WITH OTHER APPLICABLE CODE PROVISIONS The following findings are provided to demonstrated compliance with other provisions of the development code. Chapter 18.745 LANDSCAPING AND SCREENING 18.745.040 Street Tree Standards A. Street trees shall be required as part of the approval process for conditional use (Type III), downtown design review (Type II and III), minor land partition (Type II),planned development (Type III), site development review (Type II) and subdivision (Type II and III)permits. RESPONSE: This Partition is intended only to separate the house from the remainder of the property,to allow for a subsequent subdivision. This application does not involve any building permits or new site development. Therefore this Section is not applicable. This Section, however, will be applicable to any subsequent land division, as anticipated, by the applicant. Chapter 18.765 OFF-STREET PARKING AND LOADING REQUIREMENTS 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. Corbin Estates—Preliminary Partition Plat June 2014,Revised for Completeness July 30,2014 Page- 19- SFA 132-003 RESPONSE: There is adequate off-street parking available for the existing house, within the garage and driveway. The partition lot configuration does not alter the availability of on-site parking. This Partition is intended only to separate the house from the remainder of the property, to allow for a subsequent subdivision. This application does not involve any building permits or new site development. Therefore this Section is not applicable. This Section, however,will be applicable to any subsequent land division, as anticipated,by the applicant. 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 dwelling and single-family attached dwellings shall be located on the same lot with the dwelling(s). RESPONSE: All off-street parking for the single family detached homes will be located on the same lot as the dwellings. This criterion is met. 18.765.070 Minimum and Maximum Off-Street Parking Requirements TABLE 18.765.2 MINIMUM AND MAXIMUM REQUIRED OFF-STREET VEHICLE AND BICYCLE PARKING REQUIREMENTS Single Units, Detached= 1.0/DU RESPONSE: Bicycle parking for the existing single family detached homes is provided within the garage. No new development or units are proposed at this time,there for this criterion is met. Chapter 18.790 URBAN FORESTRY PLAN Sections: 18.790.010 Purpose 18.790.020 Applicability 18.790.030 Urban Forestry Plan Requirements 18.790.040 Discretionary Urban Forestry Plan Review Option 18.790.050 Flexible Standards for Tree Planting and Preservation 18.790.060 Urban Forestry Plan Implementation 18.790.070 Modification to the Urban Forestry Plan Component of an Approved Land Use Permit 18.790.010 Purpose The purpose of this chapter is to implement the city's urban forestry goals in the comprehensive plan as recommended by the urban forestry master plan by establishing: Corbin Estates—Preliminary Partition Plat June 2014,Revised for Completeness July 30,2014 Page-20- SFA 132-003 A. Tree canopy cover requirements for new development regardless of the amount of existing trees on site; B. Alternatives to meeting tree canopy cover requirements when equivalent environmental functions or values are provided; C. Flexible and incentive based requirements to facilitate the planting of large stature trees, and the preservation of existing trees and significant tree groves; D. Requirements that ensure successful implementation of urban forestry plans during and after site development; and E. A process for modifying urban forestry plans to address changes that occur during the development process. (Ord. 12-09§1) 18.790.020 Applicability The requirements of this chapter apply to the following situations: A. The following land use reviews: 1. Conditional use (Type III); 2. Downtown design review (Type II and III); 3. Minor land partition (Type II); 4. Planned development(Type III); S. Sensitive lands review (Type II and III);Urban Forestry Plan 18.790-2 AP Update:2/14 6. Site development review (Type II); and 7. Subdivision (Type II and III). RESPONSE: This Partition is intended only to separate the house from the remainder of the property, to allow for a subsequent subdivision. This application does not involve any building permits or new site development. Under 18.790.020A.3. minor partitions are subject to these provisions, therefore this Section is applicable. However, as previously noted,the applicant intends to submit for a subdivision ofParcel 2, once this partition is recorded. Full compliance with the urban forestry provisions of this Section are intended to be addressed as part of this subsequent land division. Therefore this application includes an arborist's report, and preliminary tree removal and protection and canopy plan, as a place holder. These plans will be finalized as part of the pending subdivision. Given this circumstance the applicant believes that a Condition of Approval requiring full compliance with these provisions, should the intended subdivision not occur; or that full compliance will be addressed in conjunction with the intended subdivision. 18.790.030 Urban Forestry Plan Requirements A. Urban forestry plan requirements. An urban forestry plan shall: 1. Be coordinated and approved by a landscape architect(the project landscape architect) or a person that is both a certified arborist and tree risk assessor (the project arborist), except for minor land partitions that can demonstrate compliance with effective tree canopy cover and soil volume requirements by planting street trees in open soil volumes only; Corbin Estates—Preliminary Partition Plat June 2014,Revised for Completeness July 30,2014 Page-21 - SFA 132-003 2. Meet the tree preservation and removal site plan standards in the Urban Forestry Manual; 3. Meet the tree canopy site plan standards in the Urban Forestry Manual; and 4. Meet the supplemental report standards in the Urban Forestry Manual. B. Tree canopy fee. If the supplemental report demonstrates that the applicable standard percent effective tree canopy cover will not be provided through any combination of tree planting or preservation for the overall development site (excluding streets) or that the 15%effective tree canopy cover will not be provided through any combination of tree planting or preservation for any individual lot or tract in the R-1, R-2, R-3.5, R-4.5 and R-7 districts (when the overall development site meets or exceeds the standard percent effective tree canopy cover), then the applicant shall provide the city a tree canopy fee according to the methodology outlined in the tree canopy fee calculation requirements in the Urban Forestry Manual. C. Tree canopy fee use. Tree canopy fees provided to the city shall be deposited into the urban forestry fund and used as approved by council through a resolution. (Ord. 12-09 §1) RESPONSE: Therefore this application includes an arborist's report,together with a preliminary tree preservation plan and tree canoe an, as a place holder,pending the application for subdivision. These plans.will Erna 'zed as part of the pending subdivision. At this time, the applicant does not anti rc pate the for any tree canopy fees. If they are determined necessary, such fees will be addressees din conjunon with the pending subdivision application. Chapter 18.795 VISUAL CLEARANCE AREAS 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 partition does not result in any new building or site development, or any change in existing access. Therefore this Section is already met, or otherwise not applicable. 9 This Section, however,will be applicable to any subsequent land division, as anticipated, by the applicant. Corbin Estates—Preliminary Partition Plat June 2014,Revised for Completeness July 30,2014 Page-22- SFA 132-003 Chapter 18.810 STREET AND UTILITY IMPROVEMENT STANDARDS 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 site has frontage on SW 81st Avenue which is a local public street. There are no indications that there are any safety problems associated with the existing driveway access to this public street. No changes to this access result from the partition, and no new street are proposed. This partition will not result in any increase in auto trip generation as no new units will be constructed. A waiver is not requested as a traffic study is not required. Therefore the criteria listed in this Section are already met or otherwise is not applicable. This Section, however,will be applicable to any subsequent land division, as anticipated,by the applicant. 18.810.040 Blocks A. Block design. The length, width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. B. Sizes. 1. The perimeter of blocks formed by streets shall not exceed 2,000 feet measured along the centerline of the streets except: a. Where street location is precluded by natural topography, wetlands, significant habitat areas or bodies of water, or pre- existing development; or b. For blocks adjacent to arterial streets, limited access highways, collectors or railroads. c. For nonresidential blocks in which internal public circulation provides equivalent access. RESPONSE: No new streets or blocks are created by this partition. Therefore the criteria listed in this Section are already met or otherwise is not applicable. This Section, however, will be applicable to any subsequent land division, as anticipated, by the applicant. Corbin Estates—Preliminary Partition Plat June 2014,Revised for Completeness July 30,2014 Page-23 - SFA 132-003 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 is traversed by a watercourse or drainageway, there shall be provided a stormwater easement or drainage right-of-way conforming substantially with the lines of the watercourse. RESPONSE: A sanitary and storm line easement will be provided as needed for Parcel 1, to ensure access to the existing lines, adjacent to the driveway. No watercourse or drainageway traverses the site. This criterion is met. 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: The applicant/owner of the proposed development will make arrangements with the City, applicable district and each utility franchise for the provision and dedication of utility easements necessary to provide full services for any future development. The easements will be oe recorded with the plat. This criterion is met. 18.810.060 Lots A. Size and shape. Lot size, width, shape and orientation shall be appropriate for the location of the development and for the type of use contemplated, and.: 1. No lot shall contain part of an existing or proposed public right-of-way within its dimensions. 2. The depth of all lots shall not exceed 2-1/2 times the average width, unless the parcel is less than 1-1/2 times the minimum lot size of the applicable zoning district. 3. Depth and width of properties zoned for commercial and industrial purposes shall be adequate to provide for the off-street parking and service facilities required by the type of use proposed. RESPONSE: No lot contains any part of an existing or proposed public right-of-way within its dimensions. No lot exceeds 2-1/2 times the average lot width. The site is not zoned for commercial or industrial purposes. The criteria of this Section are met. 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 Corbin Estates—Preliminary Partition Plat June 2014,Revised for Completeness July 30,2014 Page-24- SFA 132-003 partition in which case Section 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: Parcel 2 is being created by the proposed partition and therefore the requirements of 18.162.050.0 apply. The applicant cannot find any such code section in Chapter 18 and assumes that the access requirements for minor partitions apply and therefore has addressed these within this narrative. This criterion is met. 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: 1. A planting buffer at least 10 feet wide is required abutting the arterial rights-of-way; and 2. All through lots shall provide the required front yard setback on each street. RESPONSE: No "Through lots" are created. There are no arterial rights-of-way involved. The off-site house already complies with these requirements so will be unaffected. Therefore,these criteria are not applicable. .40 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 proposed lot side lines, as far as practicable are at right angles to the street upon which the lots front. This criterion is met. 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 andfacture extension of public facilities RESPONSE: Proposed Parcel 1 will contain more than 14,000 square feet exclusive of the flagpole area. Parcel 2, containing over 98,000 square feet, is being created for the sole purpose of accommodating a subsequent subdivision by the applicant, once this partition is recorded. It is anticipated that the pending subdivision will include a further division of Parcel 1. This criterion is met. Corbin Estates—Preliminary Partition Plat June 2014,Revised for Completeness July 30,2014 Page-25 - SFA 132-003 18.810.070 Sidewalks A. Sidewalks. All industrial streets and private streets shall have sidewalks meeting city standards along at least one side of the street. All other streets shall have sidewalks meeting city standards along both sides of the street. A development may be approved if an adjoining street has sidewalks on the side adjoining the development, even if no sidewalk exists on the other side of the street. RESPONSE: No new public or private streets are proposed. The local streets proposed will have sidewalks meeting city standards along both sides of the street. This criterion is met. B. Requirement of developers. 1. As part of any development proposal, or change in use resulting in an additional 1,000 vehicle trips or more per day, an applicant shall be required to identify direct, safe (1.25 x the straight line distance) pedestrian routes within 1/2 mile of their site to all transit facilities and neighborhood activity centers (schools,parks, libraries, etc.). In addition, the developer may be required to participate in the removal of any gaps in the pedestrian system off-site if justified by the development. RESPONSE: The proposed partition will not generate any new vehicle trips per day, as no new units are proposed. Therefore,this criterion does not apply. 2. Ifthere is an existingsidewalk on the same side ofthe street as the development within 300 feet of a development site in either direction, the sidewalk shall be extended from the site to meet the existing sidewalk, subject to rough proportionality (even if the sidewalk does not serve a neighborhood activity center). RESPONSE: There are no existing sidewalks to the north of the site within 300 feet of the site. Since this partition does not create any new site development or units the applicant is not proposing any public improvements. Any such improvements will be appropriately provided in conjunction with the anticipated subsequent subdivision. C. Planter strip requirements. A planter strip separation of at least five feet between the curb and the sidewalk shall be required in the design of streets, except where the following conditions exist: there is inadequate right-of-way; the curbside sidewalks already exist on predominant portions of the street; it would conflict with the utilities; there are significant natural features (large trees, water features, significant habitat areas, etc.) that would be destroyed if the sidewalk were located as required; or where there are existing structures in close proximity to the street(15 feet or less) or where the standards in Table 18.810.1 Corbin Estates—Preliminary Partition Plat June 2014,Revised for Completeness July 30,2014 Page-26- SFA 132-003 specify otherwise. Additional consideration for exempting the planter strip requirement may be given on a case-by-case basis if a property abuts more than one street frontage. RESPONSE: Since this partition does not create any new site development or units the applicant is not proposing any public improvements. Any such improvements will be appropriately provided in conjunction with the anticipated subsequent subdivision. D. Maintenance. Maintenance of sidewalks, curbs, and planter strips is the continuing obligation of the adjacent property owner. RESPONSE: Per city requirements,the maintenance of sidewalks, curbs, and planter strips is the continuing obligation of the adjacent property owner. This criterion is met to the degree it is applicable. E. Application for permit and inspection. If the construction of a sidewalk is not included in a performance bond of an approved subdivision or the performance bond has lapsed, then every person,firm or corporation desiring to construct sidewalks as provided by this chapter, shall, before entering upon the work or improvement, apply for a street opening permit to the Engineering Department to so build or construct: 1. An occupancy permit shall not be issued for a development until the J provisions of this section are satisfied 2. The city engineer may issue a permit and certificate allowing temporary noncompliance with the provisions of this section to the owner, builder or contractor when, in his or her opinion, the construction of the sidewalk is impractical for one or more of the following reasons: a. Sidewalk grades have not and cannot be established for the property in question within a reasonable length of time; b. Forthcoming installation of public utilities or street paving would be likely to cause severe damage to the new sidewalk; c. Street right-of-way is insufficient to accommodate a sidewalk on one or both sides of the street; or d. Topography or elevation of the sidewalk base area makes construction of a sidewalk impractical or economically infeasible. 3. The city engineer shall inspect the construction of sidewalks for compliance with the provision set forth in the standard specifications manual. RESPONSE: Since this partition does not create any new site development or units the applicant is not proposing any public improvements. Any such improvements will be Corbin Estates—Preliminary Partition Plat June 2014,Revised for Completeness July 30,2014 Page-27- SFA 132-003 appropriately provided in conjunction with the anticipated subsequent subdivision. Therefore the criteria within this section are not applicable. 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. 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. C. Over-sizing. Proposed sewer systems shall include consideration of additional development within the area as projected by the comprehensive plan. D. Permits denied. Development permits may be restricted by the commission or hearings officer where a deficiency exists in the existing sewer system or portion thereof which cannot be rectified within the development and which if not rectified will result in a threat to public health or safety, surcharging of existing mains, or violations of state or federal standards pertaining to operation of the sewage treatment system. RESPONSE: The existing house is served by the sanitary sewer line connected to the system in SW 8lst Avenue. No new service is needed for this partition. This criteria of this Section are already met, or otherwise not applicable. 18.810.100 Storm Drainage A. General provisions. The director and city engineer shall issue a development permit only where adequate provisions for stormwater and floodwater 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: This partition does not alter the existing storm drainage system serving the house. No new units or site development are proposed. Therefore the criteria in this Section are already met, or otherwise not applicable. Corbin Estates—Preliminary Partition Plat June 2014,Revised for Completeness July 30,2014 Page-28- SFA 132-003 B. Easements. Where a development is traversed by a watercourse, drainageway, channel or stream, there shall be provided a stormwater 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: The site is not traversed by a watercourse, drainageway, channel or stream. This criterion does not apply. 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 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). D. Effect on downstream drainage. Where it is anticipated by the city engineer that the additional runoff resulting from the development will overload an existing drainage facility, the director and engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage Agency in 1996 and including any future revisions or amendments). RESPONSE: This partition does not alter the existing storm drainage system serving the house. No new units or site development are proposed. Therefore the criteria in this Section are already met, or otherwise not applicable. 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 Corbin Estates—Preliminary Partition Plat June 2014,Revised for Completeness July 30,2014 Page-29- SFA 132-003 4. Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. RESPONSE: The existing house is already served by the various utilities, and no new services are proposed in conjunction with this partition. Therefore this Section is not applicable. 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: RESPONSE: All required easements for underground utility facilities are shown on the plans. This criterion is met. 1. Plans showing the location of all underground facilities as described herein shall be submitted to the city engineer for review and approval; and 2. Care shall be taken in all cases to ensure that above ground equipment does not obstruct vision clearance areas for vehicular traffic. RESPONSE: The Existing Conditions Plan shows the location of all existing underground facilities. This partition does not require any new services. Therefore these criteria are not applicable. C. Exception to undergrounding requirement. 1. The developer shall pay a fee in-lieu of undergrounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under- grounding the utilities outweighs the benefit of undergrounding in conjunction with the development. The determination shall be on a case- by-case basis. The most common, but not the only, such situation is a short frontage development for which undergrounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. 2. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay the fee in-lieu of undergrounding. RESPONSE: The existing overhead utilities are not located on the site's frontage of SW 81st Avenue but are located on the opposite side of the street. Since no new service is required,the applicant will not be responsible to pay a fee-in-lieu for undergrounding. This criterion is not applicable. Corbin Estates—Preliminary Partition Plat June 2014,Revised for Completeness July 30,2014 Page-30- SFA 132-003 3. Properties within the CBD zoning district shall be exempt from the requirements for undergrounding of utility lines and from the fee in-lieu of undergrounding. RESPONSE: This site is not within the CBD district. This criterion does not apply. 4. The exceptions in paragraphs 1 through 3 of this subsection C shall apply only to existing utility lines. All new utility lines shall be placed underground. RESPONSE: The Existing Conditions Plan shows the location of all existing underground facilities. This partition does not require any new services. Therefore these criteria are not applicable. FINAL CONCLUSION Based on the discussions, findings, and plans presented herein,the applicant has demonstrated compliance with the applicable Partitioning requirements, R-4.5 zoning district standard, and other applicable provisions the City of Tigard Development Code. Therefore the applicant respectfully requests approval of the applications submitted. As previously noted, following recordation of this partition plat, the applicant intends to submit 11. for preliminary plat approval for a subdivision of Parcel 2 of this partition plat. Corbin Estates—Preliminary Partition Plat June 2014,Revised for Completeness July 30,2014 Page-31 - SFA 132-003 VI. IMPACT STUDY—CORBIN ESTATES—MINOR PARTITION SITE LOCATION The site is located on the east side of SW 81St Avenue across from its intersection with SW Ross Street. The subject site, specifically identified as Tax Lots 12700 of Tax Map 2S1 12CB is 2.65 acres in size. PROJECT DESCRIPTION The applicant requests preliminary approval of a 2-Lot Partition. The site is within the City of Tigard and zoned R-4.5 (Residential, 4.5 units per acre). There are two existing houses on this property and the partition will create separate lots for each of the homes. The larger of the two homes will be retained on new Lot 2 of the Partition, with the smaller home and detached shed on Lot 1. With one home on each lot, no further development potential exists, without further land division to create additional buildable lots. However, subsequent to recordation of this partition, the applicant does intend to submit for a 10 lot subdivision. IMPACT STUDY This is a bit or an unusual situation given the existing circumstances and the intent for a subsequent subdivision, and the configuration of existing units on the property. Under existing conditions, the two existing structures (homes) are technically considered one dwelling, as they are physically connected by a breezeway. In order to record the partition, the two units will have to be physically disconnected. This will result in one house on each of the two lots created by the partition. Consequently, impacts of this partition are de minimus and limited to those potentially created by one additional dwelling unit. These impacts would include increased traffic and additional demand on City services and facilities, as described below. Water The current Tigard water system is supplied by from the City of Portland system and has a system storage capacity of 24.5 million gallons, compared to an average daily demand of 5 mg/day, and peak summer demand of 13 mg/day. The City of Tigard has now partnered with the City of Lake Oswego to develop a joint water system. The new system will be completed in 2016. At that time Tigard will have a 14 million gallon per day supply, capable of serving a population of 58 thousand people. Corbin Estates—Preliminary Partition Plat June 2014,Revised for Completeness July 30,2014 Page-32- SFA 132-003 There is an existing water line in SW 81st Avenue, which served the existing house. Currently there is one meter serving both units(considered one). With the partition, the unit on lot 1 would need a separate water meter, with service connected to the line in 815t Avenue, with payment of applicable SDCs. Typical residential water usage is about 240 gallons per day per household. Therefore the one additional dwelling unit potential created by Parcel 1 could result in an increased demand of 240 gallons per day. Therefore there is adequate water capacity to serve the proposed development. For the pending subdivision water service will be extended into the development in "A" Street. Ultimately, as adjacent properties to the east are developed, the water line will be looped with the line in SW 79th Avenue. The proposed site improvements will provide fire hydrants and adequate access for emergency equipment prior to house construction. There are existing hydrants at SW Ross Street and SW Mathew Park Street. Additional hydrants will be provided as required by the Fire District. The development will pay required SDC's, as its proportional contribution towards general water system capacity Sewer There is an existing sanitary sewer line in SW 81st Avenue. The existing house is connected to the sewer system. While no interim development is anticipated, similar to water service, the separation of the two homes will require an additional sewer connection, with payment of required SDC's, as its proportional contribution towards general facility capacity. For the anticipated subdivision, a sanitary and storm line easement will be provided over property to the east where connections are proposed to existing utility facilities in SW 79th Avenue. The development will pay required SDC's, as its proportional contribution towards general facility capacity, based on the number of lots created. The current wastewater treatment system for Tigard is part of Clean Water Services regional system, which is designed for capacity anticipated within the UGB and their service area. The system has ample capacity to serve the one additional dwelling unit potential created by this partition. Storm Drainage Storm drainage, including roof drains are already provided for the two units, so there would be no new impacts created by this partition. For the anticipated subdivision, a sanitary and storm line easement will be provided over property to the east where connections are proposed to existing utility facilities in SW 79th Avenue. Corbin Estates—Preliminary Partition Plat June 2014,Revised for Completeness July 30,2014 Page-33 - SFA 132-003 The development will also be installing a storm drainage system including a water quality/quantity facility which will then direct run-off east through an easement connecting to existing storm drainage facilities in SW 79th Avenue. The system is separate and independent of any sanitary sewerage system. Inlets are provided so that surface water is not carried across any intersection or allowed to flood any street. The facilities have will be sized and located to handle the runoff for the development on the proposed site, as well as abutting street improvements. The public storm drainage facilities will be constructed concurrently with site construction. The development will pay required SDC's, as its proportional contribution towards general facility capacity. A storm drainage report will also be provided with the subdivision application. It will define the impacts of the proposed development. Storm run-off from this development will be managed consistent with City and Clean Water Services standards and will not create any significant off- site impact. Other Utilities All public utilities are currently provided to the existing home. However, with the partition and physical separation of the two units separate service connections will be required for the house on Lot 1. Transportation ... .: The site has frontage on SW 81st Avenue which is a local public street. Transportation facilities for automobile,transit,pedestrians, and bicyclists continue to develop in the local area. The closest bus route is on SW Hall Blvd. west of the site. The proposed partition will result in the separation of the existing structures into two dwelling units. This creates potential traffic impacts of one additional dwelling unit, should the unit on Lot 1 be occupied. However, there are existing separate driveways, so no new access will be created to SW 81st Avenue. Potential new traffic generated from one additional dwelling will be approximately 7-10 trips per day. For the pending subdivision, it will be providing street right-of-way and improvements in accordance with the regulations applicable to the standards and dedications will be made with this subdivision. Sidewalks have been constructed on portions of SW 81st Avenue and will be constructed along the site frontage as well. The new streets proposed within the development have been designed to meet the standards of this chapter with 28 foot paved widths within 50 feet of right-of-way. The half street improvement proposed on SW 81st includes dedication of right-of-way to provide 27 feet of right-of-way on the development's side and 16 feet of paved width. These improvements will enhance the limited existing pedestrian facilities in the immediate area. Corbin Estates—Preliminary Partition Plat June 2014,Revised for Completeness July 30,2014 Page-34- SFA 132-003 The project provides for the continuation and appropriate projection of existing streets in the surrounding area as shown on the circulation plan. Street B will stub to the north allowing it to continue to connect with a future east/west street that can extend between 81st at SW Matthew Park Street to the east boundary of the site where it corners to the north to connect to the existing SW 80t1i Avenue stub south of Viola. The location of Street B further west is due to a low area that would require substantial fills and impacts to neighboring properties in order to provide SW 80th Avenue as a straight through street north and south. SW 80°i Avenue on-site in the southeast corner is designed with an eyebrow corner re-directing it eastward to connect to SW 79th Avenue directly across from SW Gentle Woods Drive. The alignments proposed for this development make the most sense from a design and constructability standpoint and ensures appropriate connections are made and appropriately spaced intersections can be employed while reducing the need for other unnecessary connections. Traffic generated by this development is expected to predominantly use SW 81st Avenue to SW Ashford Street and out to Hall Blvd., which is the closest designated arterial. The development will pay required TIF, as its proportional contribution towards general transportation system capacity. The applicant's traffic impact summary is included in this application. The City has also adopted a street maintenance fee, which is a monthly user fee dedicated to the maintenance of existing roadways and rights-of-way within Tigard. The fee was recommended by a citizen task force and established by the City Council in 2003. New traffic generated from the proposed development will be approximately 7-10 trips per the nine additional homes, or 63-90 trips per day. This volume of traffic is not expected to significantly affect the existing roads. The proposed street network has been designed to provide access to adjacent properties or future extension in the four cardinal directions. By doing so, the streets provide access to existing or planned transit stops, commercial services, and other neighborhood facilities, such as schools, shopping areas and parks. Fire Services The City is served by Tualatin Valley Fire &Rescue. The District has 21 fire stations. The two closest stations to the site are the Burnham Street Station 51 and Pacific Hwy. station 35. The district has a goal of less than a 6 minute response for fire and medical calls. The district serves a 210 square mile are with a population of 418,000 citizens. Technically both structures are current liabilities for fire and/or emergency medical services. Therefore no new impact is created by the physical separation of the units. Corbin Estates—Preliminary Partition Plat IF June 2014,Revised for Completeness July 30,2014 Page-35- SFA 132-003 Police Similar to fire services,technically both structures are current liabilities for police services. Therefore no new impact is created by the physical separation of the units. The Tigard Police Department is a progressive and professional police organization. The department is committed to a community policing philosophy and works very closely with the public providing a wide range of programs and information. The department is composed of dedicated police professionals committed to the community, sensitive to the needs of the citizens while holding themselves accountable to the highest standards of excellence and achievement. There are three divisions within the Police Department, including Operations, Support Services and Administration. • Operations is the uniform and traffic branch • Administration includes the public information and crime prevention functions. • Support Services consists of records, detectives,property control, commercial crimes unit, school resource officers and training. The Tigard Police Department is organized into 11 functional units,with 84.5 full-time equivalent positions (FTE); 68 sworn and 16 .5 non-sworn support personnel. The patrol division is the backbone of every police department. Patrol is responsible for the initial response of all calls for service. Three shifts are required for 24-hour service, each consisting of a supervisor and patrol officers. Personnel assigned to patrol are uniformed and perform most initial investigations, enforce traffic laws, and provide citizen assistance. Additionally, one canine officer is assigned to patrol. The average for sworn personnel in Oregon is 1.64 officers per thousand population. The City of Tigard has historically used 1.5 officers per thousand as a goal, and is currently at 1.2 officers per thousand. The most recent data available from the Bureau of Justice Statistics shows that on a national level for a city of comparable size,the average percentage of non-sworn personnel is 22 .2 percent compared to 19 .5 percent at the Tigard Police Department. The national average for all police departments is 31.2 percent. Therefore police services are adequate to support the development. Parks From open green fields to fishing on the Tualatin River, parks in Tigard offer great outdoor opportunities. With more than 452 acres of parks, greenways and natural areas,the City of Tigard provides a variety of options for recreation,while protecting the area's natural beauty and providing valuable wildlife habitat. The City has 10.4 acres of parks per 1000 population which is a desirable standard. In 2010, Tigard voters approved a$17 million bond measure to acquire,preserve and protect parks and open spaces. Using bond dollars and $6.05 million in contributions and grants from Corbin Estates—Preliminary Partition Plat June 2014,Revised for Completeness July 30,2014 Page-36- SFA 132-003 Metro, Oregon Watershed Enhancement Board, Washington County and Clean Water Services, more than 108 acres of park land and open space have been preserved. The proposed partition is not providing any on-site recreational space, other than private yards. With the physical separation of the two units, an additional Parks SDC will be due and payable, as its proportional contribution towards facility capacity. Noise This is a residential development located within a residential neighborhood. The partitioning will result in the separation of the two structures into two separate dwelling units,thereby increasing potential noise by one additional family. This type of residential development is not expected to result in any significantly different noise impacts than other typical residential uses. The initial noise impacts will be from construction activities, which are monitored and regulated by the City as to hours of operations. Other than the interim construction period, there is nothing unusual about this development that would result in any substantial increase in noise over normal ambient residential levels. The major noise generation in the immediate area is and will remain from traffic on the abutting streets. Corbin Estates—Preliminary Partition Plat June 2014,Revised for Completeness July 30,2014 Page-37- SFA 132-003 February 3, 2014 RE: NOTICE of NEIGHBORHOOD REVIEW MEETING PROPOSED DEVELOPMENT: 10-Lot Subdivision Dear Resident: SFA Design Group,LLC is representing the developer of property on the east side of SW 81' Avenue near its intersection with Ross Street,more specifically,Tax Lot 12700 of Tax Map 2S1 12CB and as shown by the attached map. The Developer is considering a proposal for a 10 Lot Subdivision. This land is within the City of Tigard R-4.5 Zoning District. Prior to applying to the City of Tigard we would like to take the opportunity to discuss the proposal in more detail with you. 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. Y.ou are invited to attend a meeting on: Thursday,February 20,2014 at 6:30 pm Tigard High School Library 9000 SW Durham Road Tigard,OR 97224 Please note this meeting will be an informational meeting on preliminary development plans. These plans may be altered prior to submittal of the application to the City. I look forward to more specifically discussing the proposal with you. Please feel free to call me at (503)641-8311 or email msprague`c sfadg.com if you have questions. Sincerely, Matthew L. Sprague Principal SFA DESIGN GROUP,LLC STRUCTURAL I CIVIL I LAND USE PLANNING I SURVEYING 9020 SW Washington Square Dr.,Suite 305,Portland,OR 97223 Attachments • Tax Map • Letter titled,'Welcome To A Neighborhood Review Meeting" NA"111 1. 1'2.. i B B Area Notified (500 Ft) LEISER LN m 0 W - t ` aliii liii IP o B�, -Im ® I Matt Sprague I . =. -rim . �_ _ :BER SFA Design Group �- l msprague@sfadg.com _ MO m WNium,- CAROLE CT . —_ ���L 11111111 Mir 2S112CB12700 I MURDOCK ST qr..mmaral11111111 id III M i" #co . �'1" ..,� VIOLA ST _ SEN LN ill � � 1111 1_ > hIATT WPARKSTrag _J°2' IIM _ W 4P. �.�.�4P. . . _, _ �.•• 1111 Q ►��� h-1 ;:;: Subject Site ''4 e••• ••••••••••4 I m' 1 0,.... .. .. 4 LM El 1111....._♦ ROS. ST .��•��••��4 BATTLER , � I.iii IliProperty owner information is valid for 3 months from the date printed on •Q� �al W.4111 SI'mok in It ��AA������ ►. ' this map. •� .áiimPiii ¢1 ill . ., ,. .. 1111 \11 111111i .011i . 11/ /11,110a11111 / t ill ,.'t I IIIHhIlb 41M nil gill"MP- � ���. ■ ,, C Map Printed:27-Jan-14 IMIIIIIIMIIII Wilma 411111111malhit milim mall '. -. � , Inlorma4on on this map is for tel location 11�/ _i general ,MI � , only and should be verified with the Dav alopment ,. �, -- Services Division F,.■ ■�,,,,,. , DATA IS DERIVED FROM MULTIPLE SOURCES.THE CITY GUARANTEE S TO T • MANES NOT WARRANTY.REPRESENTATION.ORENESSNS TO THE , 4 CONTENT.ACCURACY,TIMELINESS OR COMPLETENESS A ANY OF THE DATA PROVIDED HEREIN.THE CITY OF TIOARO SHALL ASSUME NO 111,1114Altill .■ �1111' ■,,,,,,, LDA A P R FOR ANY ERRORS,OMISSIONS,OR INACCURACIES IN THE INFORMATION PROVIDED REGARDLESS OF HOW CAUSED1 L ''- Z or ASHFORD ST -��� COMMUNITY DEVELOPMENT DEPARTMENT 11111111111111111,1111 A Place to Call Home" City of Tigard - *t p 131 itSWHall Blvd r r IFlot ,��� T�GARMARS Tigard,OR q e a o NO / , �- 503 63S N l I I l �� - il�nay N www.tiga • Jr , _L_ I • . 1I NS TIGARD: Neighborhood Meeting Information The City of Tigard requires developers to hold a neighborhood meeting to notify affected property owners about their proposed development. This is done as part of the development review process for most land use applications. Below are some frequently asked questions about the neighborhood meeting process. WHAT IS THE PURPOSE OF THIS NEIGHBORHOOD MEETING? The purpose of the meeting is to allow the prospective developer to share with you what they are planning to do. This is your opportunity to become informed of their proposed development and to let them know what issues or concerns you have in regard to their proposal. WHAT HAPPENS AFTER THE NEIGHBORHOOD MEETING? After the neighborhood meeting, the prospective developer finalizes their submittal package (often taking into account citizen concerns) and submits an application to the city. Sometimes it takes awhile before the developer's application is ready to submit, so there could be several months between the neighborhood meeting and the submittal of an application. nce an application is submitted to the city, staff reviews it for completeness. Once an application has been med complete, the formal application review begins. It takes approximately 6-8 weeks from the time the Q plication is accepted for a decision to be made. Many types of applications require a public hearing at which -- citizens are given the opportunity to provide comments or. concerns. Property owners within 500 feet will be notified after a complete application is submitted. They will be provided an opportunity to comment. Any appeals are decided based on the provisions of applicable laws and the development code. WHAT IF THE PROPOSAL PRESENTED AT THE NEIGHBORHOOD MEETING IS NOT WHAT IS ACTUALLY SUBMITTED? Applicants are not required to submit exactly what was presented at the neighborhood meeting if it generally follows the type of development proposed. This provides for the opportunity to address the neighborhood issues and address other changes necessitated by the development or staff. If the project is significantly different, a new neighborhood meeting would be required as determined by staff. HOW DO I KNOW WHAT ISSUES ARE VALID? A decision is reviewed based on compliance with Title 18 of the Tigard Municipal Code (also known as the Community Development Code). Review the thy's development code to familiartreyourrelf with what is permitted and what may not be permitted. A copy of the development code is available for viewing at the Tigard Public Library, on the city's web site at www.tigard-or.gov, or a copy may be purchased by contacting our records department www.tigard-or.gov/city_hall/services/public_records/. You may also contact city planning staff by calling 503.718.2421 and ask what the standards are for a specific issue. Be prepared, however, that you may not LIKE all the standards, but at least you know what they arc. If a development meets the code standards, it can proceed. your assistance, attached is a list of questions that may assist you in determining your position on Articular proposal. 1:\CURPLN\Masters\Pre-Application Conference Packet\Neighborhood Meeting Information_Questions.doc Updated 3/25/2013 q Typical Questions to Help Ensure Common Neighborhood Concerns are Considered TIGARP The following is a list of questions intended to aid you in formulating your own questions for proposed development in your area. Feel free to ask more or alter the questions to address your own unique concerns and interests PROCESS ► What applications are you (the developer) applying for? Wherry do you expect to submit the application(s) so that neighbors can review it? What changes or additions are expected prior to submittal? / Will the decision on the application be made by city staff,Tigard Hearings Officer, Planning Commission or City Council? How long is the process? (timing) / At what point in the process are citizens given notice and the opportunity to provide input? ► Has a pre-application conference been held with City of Tigard staff? ■ Iave any preliminary requirements been addressed or have any critical issues been identified? • What city planner did you speak with regarding this project? (This person is generally the planner assigned to the land use case and the one to contact for additional information). STREETS / Will there be a traffic study done? What is the preliminary traffic impacts anticipated as a result of the development and how do you propose to mitigate the impacts if necessary? / What street improvements (including sidewalks) are proposed? What connections to existing streets are proposed? ► Are streets proposed to be public or private? What are the proposed street and sidewalk widths? ► What are the emergency access requirements and what is proposed to meet those requirements? ZONING AND DENSITY ► What is the current zoning? What uses are allowed under this zoning? / Will there be a re-zone requested by the developer? If yes, to what zone? ► How many units are proposed for the development and what is the minimum and maximum number of units allowed in the zone? DRAINAGE AND WATER QUALITY / What is your erosion control and drainage plan? What is the natural slope of the property? What are the grading plans? ► Is there a water quality facility planned within the development and where will it be located? Who will own and maintain the facility? TREES AND LANDSCAPING ► What is the urban forestry plan and how will the applicable development requirements be met? / What are the landscaping plans? What buffering or fencing is required and/or proposed? ADDITIONAL INFORMATION / How do I request more information or a follow-up meeting from/with the applicant? 1:\CURPLN\masters\Pre-Appbcation Conference Packet\Neighborhood meeting Infoimation_Questions.doc Updated 3/25/2013 AFFIDAVIT OF MAILING/POSTING NEIGHBORHOOD MEETING NOTICE I IMPORTANT NOTICE: THE APPLICANT IS REQUIRED TO MAIL THE CITY OF TIGARD A COPY OF THE EIGHBORHOOD MEETING NOTICE THAT PERTAINS TO THIS.AFFIDAVIT AT THE SAME TIME PROPERTY LINERS ARE MAILED NOTICE,TO THE ADDRESS BELOW: City of Tigard Planning Division 13125 SW Hall Boulevard Tigard,OR 97223-8189 IN ADDITION,THE APPLICANT SHALL SUBMIT THIS AFFIDAVIT&COPIES OF ALL NOTICES AT THE TIME OF APPLICATION. MAILING:. n , (- I, V`t to \ c- cc-• • L1-2 ,being duly sworn,depose and say that on the f�'L day of Eecuk 20 I caused to Nave mailAi to each of the persons on the attached list,a notice of a meeting to discuss a proposed develot at (or near)—Fa-x. lam, )- 12-10b Tai.vAc_p 25 12-4-3 , a copy of which notice so mailed is attached hereto and made a part of hereof. I further state that said notices were enclosed in envelopes plainly addressed to said persons and were deposited on the date indicated above in the United States Post Office located at —7"tt-sra with postage prepaid thereon. /1( rerc Signature (In a presence of a Notary Public) PO•^SnTING: Y " 1�ck \1'e._ do affirm that I am (represent) the party initiating interest in a proposed land use application C 1 . o ON/\ affecting the and located at (state the approximate _ation(s) IF no address(s) and all tax lot(s)currently registered) 15370-g kJ c Is 4-} 74 le-ct{_ l .z.:-/Cot) `"'`'�.N- 2.SA \7 C- 3 ,and did on the day off t-Ap v-.4,,i 20 L+� personally post notice indicating that the site may be proposed fo a QS land use application,and the time,date and place of a neighborhood meeting to discuss the proposal. The sign was posted at r-A{"W\ p (State the location you posted notice on property) Signature (In the presence of a Notary Public) (THIS SECTION FOR A STATE OF OREGON,NOTARY PUBLIC TO COMPLETE/NOTARIZE) STATE OF O ) County of (,J )ss. Subscribed and sworn/affirmed before me on the 5 day of 644.0 11--L r ,20 /q I, r OFFICIAL SEAL / > //i// I/I - J �r, WOUTMAN ONNE L.TR - ) NO. ARY PUBLIC OF OREGON ^ NOTARY PU&IC-OREGON COMMISSION NO.447400 ) M. Commission Expires: u zOI MY COMMISSION EXPIRES APRIL 08,2014 I:\CURPLN\Masters\Pre-Application Conference Packet\Affidavit of Mailing-Posting Neighborhood Meeting.docx Updated 3/25/2013 -'•• '," • -`••••••-•,,‘, I"::2?:`,.•••,,,,.,'•••,,,; • •..- , , . -.. , ,•1,...:,,, ••,' . ' ',..',,,,.. .4;‘,41:41,N. . ', ' 'e•,y,,•.','•,," \ '... -'''').".; •• •''' V„ '."' ..• ,. .., ,•."1,,.:11,.r•,- '. '1/411`.••.- “,''•".•Ao• •••'/,`....7>•'•.&S .4'44,•'.:e..:114.-..-•&ea.* s.,4'11 , . 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2S112BC11500 2S112BC10000 GINSBACH, ERIC S HASTINGS, CHARLES K& MICHELE M 8159 SW MATTHEW PARK ST 8012 SW VIOLA ST T' ZD OR 97224 TIGARD OR 97224 2S112BC10500 2S112CB00600 GLANVILLE, ERNEST J &MICHELLE D HOGGAN, RICHARD E/GAYLE A 8238 SW MATTHEW PARK ST 15233 SW 81ST AVE TIGARD OR 97224 TIGARD OR 97224 2S112BD02100 2S112CB00501 GRAY FAMILY REV TRUST HOGGAN, RICHARD E/GAYLE A BY MELVIN UBETTY J GRAY TRS 15233 SW 81ST AVE 14985 SW 79TH AVE TIGARD OR 97224 TIGARD OR 97224 2S112CA02900 2S112CB00500 GRAY, SHARON D R HOGGAN, RICHARD E/GAYLE A 7810 SW GENTLEWOODS DR 15233 SW 81ST AVE TIGARD OR 97224 TIGARD OR 97224 2S112BC11000 2S112CB08800 GRIEBEL, RICHARD J HOOVER, BENJAMIN D&CASEY E BROWN, MARJORIE V 15118 SW KENTON DR 8247 SW MATTHEW PARK ST PORTLAND OR 97224 TIGARD� OR 97224 `:� BD05700 2S112BC11900 GROSS,ANDREW C&ANGELA M HOUGHTON FAMILY LLC 15091 SW 79TH AVE BY HOUGHTON, RAY&CAROLYN TIGARD OR 97224 6931 NW 25TH LN REDMOND OR 97756 2S112BD04400 2S112CA06100 GUENTERT, KELLIE L& MARK A JACKSON, JOHN L&CAROLYN M 14859 SW 79TH AVE 15267 SW THURSTON LN TIGARD OR 97224 TIGARD OR 97224 2S112BD04300 2S112CB00301 HALDEMAN,TERESA P JACOB,JEFF AND JANICE 14827 SW 79TH AVE 15160 SW 81ST AVE TIGARD OR 97224 TIGARD OR 97224 2S112CA06500 2S112CB00403 -IANSON, BRETT L JANES, LYNNETTE M& KENNETH G 15218 SW THURSTON LN PO BOX 23399 TIGARD OR 97224 TIGARD OR 97281 ?S1' -110000 2S112CB08500 ,WILLIAM E JARVIS, LOUIS R&NINA K I53o-r oW KENTON DR 15050 SW KENTON DR 'IGARD OR 97224 TIGARD OR 97224 Etiquettes faciles a peler ♦ Repliez a la hachure afin de www.avery.com i ltilica7 la naharit AVFRV®ciAl® Sens de charaement i reveler le rebord Pon-uoMC 1-800-GO-AVERY AM]AV-09-008-6 ,Wdn-dod piogai al JaPna' ;uawa6Je'p ap suas ®19 LS®AM3AV 1Pege6 al zaslll;n woYAJane•nnMM ap ul;e aanpeq el a zalldaaV salad a salpej.sa anbl;3 2S112CB17300 2S112CB12500 JORDAN, RUSSELL A&CHERYL A LUTTER,STEPHAN G& 8313 SW NORFOLK LN KELLIE S TIGARD OR 97224 15033 SW 81ST AVE PORTLAND OR 97224 2S112BC11400 2S112BD01800 KANE, KAREN REVOCABLE TRUST MACKINTOSH,JOHN M JR 8203 SW MATTHEW PARK ST 15080 SW 79TH AVE TIGARD OR 97224 TIGARD OR 97224 2S112CB08900 2S112CA02600 KELLER, STEVEN J&JEANINE M MADRIGAL,VILMA M& 15130 SW KENTON DR MADRIGAL-ESTRELLA, DAMIAN TIGARD OR 97224 15215 SW GENTLE WOODS CT TIGARD OR 97224 2S112CB09100 2S112CB11300 KUO, HUEY-JU & MALLE-T,WANDA J PAO, CHENG-MIN 15303 SW KENTON DR % PAO, CHUN-CHI TIGARD OR 97224 7444 SW ASHFORD ST TIGARD OR 97224 2S112CA06400 2S112CA05700 KUTCHER, KEVIN &JEANNINE MATSUOKA, KAREN&KENJI 15201 SW THURSTON LN 15329 SW THURSTON LN TIGARD OR 97224 TIGARD OR 97224 2S112BC11700 2S112BC11300 LALLY, GREGGL&CONNIE L MATTHEW PARK OWNERS OF 8111 SW MATTHEW PARK LOTS 7-8 TIGARD OR 97224 00000 2S112CB00402 2S112C608700 LAM, CANH T MCCART, KENNETH K& MARGARET A 15220 SW 81ST AVE 15094 SW KENTON DR TIGARD OR 97223 TIGARD OR 97224 2S112BC09300 2S112CB16400 _AU, MARVIN E TRUST& MCELDERRY, BRUCE K JR TRUST _AU, NORMA J TRUST MCELDERRY, KATHLEEN A TRUST 3009 SW VIOLA ST 17721 KELOK RD FIGARD OR 97224 LAKE OSWEGO OR 97034 ?S112BC09500 2S112CB16700 JEN, ROBERT A/CATHERINE L MILLER, CEDAR N &JENNIFER E 3063 SW VIOLA 8255 SW NORFOLK LN FIGARD OR 97224 TIGARD OR 97224 ?S112CA00900 2S112CB09600 _OPUSZYNSKI, ZYGMUNT MOFFITT, JOHN 10406 SW MORATOC DR 15270 SW KENTON DR FUALATIN OR 97062 TIGARD OR 97224 W1a6P3 dn-dod asodxa f� Jaded paaj ®I.91S a;eldwal®LGanV as0 1 ®L965®A?J3AVQ 01.aug 6uole puce 1® V ®Iaad Ase] Ab3AV-o9-009-I. ,Wdn-dod pampa al JalanaJ f ivawa6Jeip ap sues 01.91.5®1l83AV Wege6 al zasiI! n wo)A.Iane•nnNuan ap uge aiming za11daa ; ® Ja1ad a saypej.sa anbl;3 2 S 112CA05800 2S 112CB 17200 MOON,JOHN E • PHILLIPS, PERPETUA M 15307 SW THURSTON LN 15151 SW 83RD AVE T' 7 OR 97224 TIGARD OR 97224 2S112BC09400 2S112CB09400 NAFF, RONALD G&SUSAN J PILTZER, GABRIEL S 8021 SW VIOLA ST KANEKOA, KIMIYO E TIGARD OR 97224 15232 SW KENTON DR PORTLAND OR 97224 2S112C617100 2S112BD05600 NAG, SAUMYA POTTER,TERRY&NORMA 15111 SW 83RD AVE 15083 SW 79TH AVE TIGARD OR 97224 TIGARD OR 97224 2S112BC09700 2S112BD02200 NICOLL, ELIZABETH L& PRESTON, KRISTIN N ANDREEV,GEORGE C 14955 SW 79TH ST 8094 SW VIOLA ST TIGARD OR 97224 PORTLAND OR 97224 2S112BD07500 2S112BD02300 NIELSEN, MARK D&MARY L PRESTON, KRISTIN N 7894 SW HANSEN LN 14955 SW 79TH ST TIGARD OR 97224 TIGARD OR 97224 2S_ A03200 2S112CB07500 O'BRIEN, KELLY JAMES & REESE, PAUL J E& O'BRIEN, CINDY JEAN GREIPP, MARY E 15220 SW 79TH AVE 15301 SW 81ST AVE TIGARD OR 97224 TIGARD OR 97224 2S112CB12600 2S112CB00700 DCHS, JAMES A&PATRICIA A ROSS STREET LLC 15038 SW 81ST AVE 5440 SW WESTGATE DR#370 TIGARD OR 97224 PORTLAND OR 97221 ?S112CA06200 2S112CA05900 )SMONT-WAHL, CHRIS SAUBY,JOSHUA A 'O BOX 50333 15287 SW THURSTON LN 'HOENIX AZ 85076 TIGARD OR 97224 '.S112BD01700 2S112BD04000 'ARREIRA, DANE A&KATHLEEN D SAYLER, DEBRA E ,2939 SW RIDGEFIELD LN 14114 SE MATILDA DR -IGARD OR 97223 MILWAUKIE OR 97267 Si: `04500 2S112CB00900 'Ei 3RASS, RICHARD M&SUZANN SCHMIDT FARM LLC 4832 iW 80TH AVE 25717 SW LABROUSSE RD 'IGARD OR 97224 SHERWOOD OR 97140 map]dn-dod asodxa 1Jaded paaj ®L91.5 a1- Idwal®I(Jany asn I ®L9LS®A?J3AV0 o;au116uoje puce I® V slagei®laad Ase] A}13AV-09-008-1. )14n-clod pampa al aalanaa ;uawa6aetp ap suas 01.9t5®A83AV;laege6 al zas!I!;B worAaane•nnMM ap u!}e aanyaeq el a za!Idaa ; ® salad a sai!ae}sauanb!;3 2S112BC10700 2S112CB07700 SCHMIDT FARM LLC TAKAHASHI, TETSURO&AKEMI 25717 SW LABROUSSE RD 10370 SW HOODVIEW DR SHERWOOD OR 97140 TIGARD OR 97224 2S112CB11500 2S112BC10900 SCHOCKELT, HAROLD W TAKAMURA,ANN M 15336 SW 81ST AVE 701 NORTH 5TH ST, #C2015 TIGARD OR 97224 LEBANON OR 97355 2S112CA06300 2S112CB09500 SEIDEL, CHRISTOPHER JAMES THOMAS, ERIC D& DENISE E MILLER, MAJANKE MICHELLE 15254 SW KENTON DR 15223 SW THURSTON LN TIGARD OR 97224 TIGARD OR 97224 2S112BD02400 2S112BC10100 SHAYLOR, MARCUS L - TIGARD, CITY OF 14925 SW 79TH AVE 13125 SW HALL TIGARD OR 97224 TIGARD OR 97223 2S112CA06700 2S112BC10800 SHELTON, MERIAH TIGARD, CITY OF SHELTON, MICHAEL 13125 SW HALL CHURCHILL, SUSIE TIGARD OR 97223 15352 SW THURSTON LN TIGARD OR 97224 2S112CB16300 2S112CA05600 1110. SHIRZAD, MARCUS MUSTAFA&NATAL! TRAN,THU DINH& 14664 SW SCARLETT DR NGUYEN, THUY TIGARD OR 97224 15341 SW THURSTON LN TIGARD OR 97224 2S112BC00700 2S112BC10300 "SILVER, JENNIFER URBAN, MICHAEL E 14980 SW 81ST AVE 8140 SW MATTHEW PARK ST TIGARD OR 97224 TIGARD OR 97224 2S112CB16800 2S112CA03100 SKINNER, RONALD S& SUSIE VONDERAYE, TANYA A 3267 SW NORFOLK LN 815 TENTH ST IIGARD OR 97224 LAKE OSWEGO OR 97034 ?S112BC09900 2S112CB07400 STEIN INVESTMENT GROUP LLC WALKER, MICHAEL D&JANEE STEARN 'O BOX 91002 15323 SW 81ST AVE 'ORTLAND OR 97291 TIGARD OR 97224 S112BC09600 2S112CB16600 ;UMMERS, JAMES B&ALLISON I WARD, LYN ,085 SW VIOLA ST 8250 SW NORFOLK LN -IGARD OR 97224 TIGARD OR 97224 f W,a6p3 dn-dod asodxa fJaded paaJ ®1915 a;eldwal®iJanV ash ®19LS®AL3AVQ o;au!l 6uole puae MN= V siage3®pad Ase3 A83AV-09-008-I. ,Wdn-dod paogai al aalanaa T 4uawa6aetp ap suas ®L9L5®Aa3Ab'1!aege6 al zas!I!;rt wonSaanew nnm ap u!}e aangpeq el a za!ldaa I ® salad a salve}sau.anlag4 DON & DOROTHY ERDT The following labels list interested persons who requested notice 13760 SW 121sT AVENUE re development ANYWHERE in Tigard. See Memo for File re: TIGARD OR 97223 It ,d Parties Update,August 2012. BARRY ALBERTSON VANESSA FOSTER 15445 SW 150TH AVE -13085-SW HOW-ARD DR • - - - - - TIGARD OR 97224- TIGARD OR 97223 SUSAN BEILKE MONA KNAPP 11755 SW 114TH PLACE 9600 SW FREWING STREET TIGARD OR 97223 TIGARD,OR 97223 ELLEN BEILSTEIN BEVERLY-FROUDE 14630 SW 139TH AVE 12200 SW BULL MOUNTAIN ROAD TIGARD OR 97224 TIGARD OR 97224 HEIDI BRENNEMAN NAOMI GALLUCCI 11680 SW TIGARD DRIVE 11285 SW 78TH AVENUE TIGARD OR 97223 TIGARD OR 97223 )10 GRETCHEN BUEHNER CPO 4B MAILING ADDRESS 13249 SW 136TH PLACE 16200 SW PACIFIC HWY,STE H, BOX 242 TIGARD OR 97224 TIGARD OR 97224 REX CAFFALL KEVIN HOGAN 13205 SW VILLAGE GLENN 14357 SW 133RD AVENUE TIGARD OR 97223 TIGARD OR 97224 LORA GARLAND, CITY RECORDS HAROLD AND RUTH HOWLAND CITY OF TIGARD 13145 SW.BENISH 13125 SW HALL BLVD TIGARD OR 97223 TIGARD OR 97223 PATRICIA KEERINS NOTt Don't mail the City of Tigard label 12195 SW 121ST AVE if there is already a label for City of Tigard TIGARD OR 97223 printed from the GIS labels list. 'RPLN/SetUp/Labels/CIT Citywide Last Update:06 24 2013 69L5 vaa6P3 dn-dod asodxa V- laded PaaA ®L9t,5 a}eldwai®AGanV as0 ® ®AUBAV of autl 6uole puce I® o slagei®laad Asea A213AV-09-009-I. ,wdn-dod paogaJ ei aalaneJ ;uawa6aeip ap suas ®6965®AH3AV Wege6 al zaslll;n worivanewuwit ap ul}e aangpeq el a zalldaH O salad a salve}sa 3anbl;3 ALEXANDER CRAGHEAD JULIE RUSSELL, CPO 4B CHAIR 12205 SW HALL BOULEVARD 12662 SW TERRAVIEW DRIVE TIGARD OR 97223-6210 TIGARD OR 97224 GENE MILDREN BRAD SPRING MILDREN DESIGN GROUP 7555 SW SPRUCE STREET 7650 SW BEVELAND ST, STE 120 TIGARD OR 97223 TIGARD OR 97223 NATHAN AND ANN MURDOCK CHARLIE AND LARIE STALZER 7415 SW SPRUCE STREET 14781 SW JULIET TERRACE TIGARD OR 97223 TIGARD OR 97224 PATTY NEWTH ROSS SUNDBERG 12180 SW MERESTONE COURT 16382 SW 104TH AVE TIGARD OR 97223 TIGARD OR 97224 TODD HARDING&BLAKE HERING JR. WILLIAM S. FARGHER NORRIS BEGGS&SIMPSON EQUITY BUILDERS REALTY 121 SW MORRISON,SUITE 200 10300 SW 92ND AVENUE PORTLAND OR 97204 HAPPY VALLEY OR 97086 10111 DAVID WALSH GLENNA THOMPSON 10236 SW STUART COURT 13676 SW HALL BLVD UNIT 2 TIGARD OR 97223 TIGARD OR 97223 SUE RORMAN BRIAN WEGENER 11250 SW 82ND AVE 9830 SW KIMBERLY DRIVE TIGARD OR 97223 TIGARD OR 97224 LISA HAMILTON, CPO 4B VICE CHAIR CAROL RENAUD—WACO CPO NEWSLETTER COORD. 13565 SW BEEF BEND ROAD OSU EXTENSION SVC-CITIZEN INVOLVEMENT FACULTY TIGARD OR 97224 155 NORTH 1sT AVENUE SUITE 200 MS48 HILLSBORO OR 97124 DAVID KIMMEL VICTOR DEFILIPPIS 1335 SW 66TH SUITE 201 13892 SW BRAYDON CT PORTLAND OR 97225 TIGARD OR 97224 • JRPLN/SetUp/Labels/CIT Citywide Last Update:06 24 2013 Wla6P3 dn-dod asodxa f Jaded paa3 ®6965 aleldwaJ.®I ieAV est ®696S®A?J3AVfl o>4aull6uolepua8 1111=1111 V slagei woad Asea AH3AV-09-008-L ,Wdn-dod piogaa al JalanaJ r ;uawa6.1etp ap suas 01.9LS®A2l3AV Wege6 al zasMin woYAJane•Nuu►M ap ul}e ain peq el a zalldaa ; O salad a salpej sauanbl;3 2S112CB00401 WASHINGTON COUNTY SUPPORT SERVICES- FACILITIES P TERESA WILSON FIRST AVE 111,1.SBORO OR 97124 2S112CB09700 WEBSTER, STEVEN G& MARJORIE 15286 SW KENTON DR TIGARD OR 97224 2S112CB17000 WEYRAUCH, LAURIE 15110 SW 83RD AVE TIGARD OR 97224 2S112CA02500 WOOD, ELIZABETH R& BRADLEY S 15225 SW GENTLE WOODS CT TIGARD OR 97224 2S112CB09200 WORNATH, HARRY L&DOROTHY M 8440 SW SORRENTO RD BEAVERTON OR 97008 f � Wla6P3 dn-dod asodxa Jaded paa3 ®1.9LS a;eldwal®AJGAV ash ®�9LS����� V J o aull 6uoie puae I® V slage3®laad Asea AMY-09-008-1. uidd-dud',Jogai ai ial9A9.1 luatua6aet ap suas 031.9LS®A.113AV Ipeqe6 ai zasifiln woY/uanewuwv% ap Lige anupeti e ç zaudall naiad saipej.sallanbi44 Ille,11811111MMIIMIENmaINWPOWITSVIM91 side dowaradaysiwasimilffeer! ifrerfIf'rlrArtttoreft9riiritEFPPmmot: Jim Long, Chair,CPO 4M • 10730 SW 72nd Ave Portland, OR 97223 A DAYLE D.& EVELYN O. BEACH 11530 SW 72ND AVENUE TIGARD OR 97223 1.1.\ •Q' • 0411 IRPLN/SetUp/La bels/CIT Citywide Last Update:06 24 2013 Map]dn-dod asodxa TN. Jaded paaj ems aleidtuai efuaw asn 0....AboAvO au!!6uoie pun MEM V saqe1Goad Asea • STATEMENT OF PURPOSE THE FOLLOWING NOTICE SHALL BE READ TO ATTENDEES AT THE BEGINNING OF A NEIGHBORHOOD MEETING. C -AD1 Y\ 07o 5vJ Si 4ver``"-Q-- This meeting is regarding (project name) ,located at (project location) , and is being held as required by the City of Tigard development review process. The purpose of this meeting is to inform neighbors of the project as currently planned. This meeting is not a decision forum and is not to approve or disapprove the project in whole or in part. It is to share information regarding the project and to solicit constructive input from neighbors and affected property owners. Application for the project being discussed here has not yet been submitted to the City. Therefore, the project will be at various stages of planning and some details may not be available at this time. Property owners of record within 500 feet should have received neighborhood meeting information and a list of frequently asked questions along with the notice of this meeting. This meeting is not attended by city staff in order to encourage dialogue between the developer and affected neighbors. Your comments and questions will be taken down and submitted with the application for consideration by the city planning staff. Property owners within 500 feet will be notified after a complete application is submitted. They will be provided an opportunity to•comment. Any appeals are decided based on the provisions of applicable laws and the development code. For questions regarding the development review process, please contact the City of Tigard Planning Department. For project details, you will need to contact the developer. 1:\CU121'1,N\Masters\I're-Application Conference Packet\Neighborhood Meeting Statement of Purpose.doc Updated 3/25/2013 moi...?..,.,.. iii ^:0'x11sv,-. s -NWiir • •,,„ Ai :„ „. i'-Y -� f s.: �, II —'S(TE iii �1t 'i: `}s �-- I. I 3 d_:.--:-. a.,4,....tr 00,1' .a..r. .y}' S '=v; •5:13. a•'Lsz, r j 's.. *.i '. l•-•.1.7.-::' I am; i= :. 6 i-S -� f 1' ' ;1� :EF,'', _ 5 - u r „,i1.,,,,---. p .a z r is - II _if € £' •: I� LL' o A 10 LOT SUBDIVISION PROJECT ON TAX LOT 12700 MAP 2S1 12CB tnI'� `” _ /1 a.= `� v s'- T / ,' (; .:. i,.....-:11. -,„r F3 tr! Y 1 r VICINITY MAP 175.78' N.T.S. — _ _ N89°46'S5`E I: 126' —IV— — ...... x: i s I- 3 ....z ( 10 I SHEET INDEX ..,....-' u—, 7,171 SF r I I o I 1. PRELIMINARY PLAT Q om i, 1 �1 J co z w0 I j I f 120, GRAPHIC SCAT-�. )1 2. EXISTING CONDITIONS 0_ Q 0 : � L-0000. , — >- w I .j W - 57' 59' .0 - ,0 3. PRELIMINARY GRADING > I- 2 W ' iii 150.00' I. v — a.. PRELIMINARY UTILITY PLAT < w 0 589°46'55"W 1=,,I.:.:: :::.:::- - v .,..<,, '✓ (IN HET Z Z I n 1.8, 3 1 (QI (.: ; �r `:^•F ;a ft. 1 5. PRELIMINARY STREET PLAN m ac I I: f Q Q I'sg' n 7 ::-J ::.:...:�' i g SII g 6. CIRCULATION PLAN W 0 0 i--h' I, c 9.071 SF 'j E jl-' 6,147 SF 'I 6,022 SF a 51. -5717 1 ' G: - APPLICANT j 110' 2 1 ' � J.T.ROTH,INC. 8 12600 SW 72ND AVENUE 1 - _ F I W 1 I ;1:.:....-.777.77.1.....; \ ,�—� TIGARD,OR 97223 I i � PHONE(503)639-2639 W I ( I STREET n>A' — CONTACT:TIM ROTH I i'•.; ':\ � I \ N 1— . I ` -- s�' `733 _-42 „ 2,- z��' •:-, oI OWNER ,e- / I co pTp GARY S.&TERRIE L. CORBIN \&'? 7-. 15070 SW 81 ST AVENUE ✓✓d ER SU .___2 0 * TIGARD,OR 97224 S 6 I 5 I 4 I `,1 �^EFt sok-1 CO -,M; 5,355 SF 5 6,408 SF 6,320 SF N.i •j roo,I� I I aim 3 IjJ,� -,;. 1 7.465 SF ? Z i ! SUN & WIND _ 1 I 1 I > ,� , .W.. - I I =s xc �n':a�>ac_ =1 I II_ Y�( {. > PLANNING/ENGINEER/SURVEY - , • 76' 71' 71' i li�-� — — — — _ I I SFA DESIGN GROUP,LLC i '�' 'g" _ �' I I 9020 WASHINGTON SG DR,SUITE 350 V{• P I PORTLAND,OR 97223 i I 67. 00• PHONE(503)641-8311 i� r, 0 HOUSE I FAX(503)643-7905 SITE INFORMATION , I i ? I i CONTACT:MATT SPRAGUE j ' CJ rrnn ��/ SS CO _ vJ I I SW R00�7 — 1 s? 0_�, 2 t I f TOTAL AREA: 2.65 ACRES STREET - I-I 7,265 15,967 Sr WQroE 1 FAC. { LOCATION: 15C.170 SW 81 ST AVENUE. `I � _ i 4 EAST SIDE 87 AVENUE E 1 `�' .\ IU 5,U SF i ` . \ NEAR SW ROSS STREET `� \ LANDSCAPE ARCHITECT I 5 , ,r.._ ' TAX'MAP&TAX LOT: 2S1 i 208 12700 r I 69, / I I \ N MURASE ASSOCIATES .r .fr ZONING: R-4.5 5214 N.WILLIAMS AVENUE ,� I N. PORTLAND, OR 97217 H 218' 73' . "-___ PHONE(603)242-1477 e� ' �� 589°40'25'v✓ \ ;.. ::.i= CONTACT:JOE PERCIVAL j 326.12' \ � _ �I `\\N s VERTICAL DATUM ?. �1 I I `` — BENCH MARK:CITY OF TIGARD B.IVU. 171 �I �) 15 I I PROJECT ARBORIST � '- G f DATUM: NGVD 29 •= j MORGAN HCLAN ! 3 MONROE PKWY, SUITE P-320 DESCRIPTION: BRASS DISC LOCATED AT THE NW TZ:', 6 L'', I LAKE OSWEGO, OR 97035 CORNER OF THE INTERSECTION OF SW 79-1H PHONE(971)409-9354 AVENUE AND GENTLEWOOD DRIVE.ELEVATION I i i 185.20u I ELEVATION: 185.20 FT. I ?1u:^_CI CC?=N ESTATES 1)(). 92-023 1 TYPE ?�-1atr;c 777 �i I '".h d IL I ik' )11 I ..moi ., J { 1p ,tlI it M ..... 4 7Y'Arw 777 pl n',� F' * L, �" 6 !I lJ ca���'ti� y� Irl r'I I�4 jf 1�l}��F4rY .. µ i'w -Kill a. r. iw it M4 ,1'.1 , - ;I I 4' ,� ,1. ' a; +t•. LLL F P 1 ., ,„ T N LAR �. S' F +.� �N� t.. p ulf L,� r . '{ J .y'`; • tflt: ti,',--,v)' , ! 9 iY I . 4 i5 A u 1 � � d ` �F ,.r''',',' ysa ,J ":w 'a ah A 1�-al `�, � }' 1� Y" �'-•:-X (7�� lM PPI x L,ry A t' r A" ,a.. r e•M 4 ,.1f _ • l^� �,.. 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O ,�,yy Mk �,. _ "� m o F ;/, Y4 yvr x' -* `p ,, '-, • ° w1-',A ,tr, #� 71A t,M� Iiirl 0 o O oo o,.o o lu - "J,q��r"°a".� — 1. .`' l�``1rilk iSX..`,. 1 4,P" I ., „a -W mg> ,'-'4''' I�'_,,,, f ., �1,°`lJj O q rlr3r'A�T ;,r;Y �_.A ^s,� '". ' 'S • 7.• :}�. .i,�.� y#"h�,,j,.u A# 1t a.X. I r t •t • .Y 1 Pr A 4. 4 ' t�. r' _.Pr '1v •.R 0' e. r 2el tr � I ' � r rO O O OOO OOO O r •1, ..,7',,I.,,riI LFIP ° j! „- 1 3� t, "FAd � w , . ' 1ea ; NEIGHBORHOOD MEETING ATTENDANCE ROSTER PROJECT: MEETING DATE: PLEASE PRINT LEGIBLY! NAME MAILING ADDRESS CITY, STATE ZIP CODE PHONE # L-t 6¢ Ut) &A_.72, 7 0 to__- 9-72 z7L_ 1a 1I / T Iii- T1 rte. q--2d z cv3` -5' r Neighborhood Meeting Notes 81st Avenue— Subdivision February 20, 2014 Tigard High School Library 6:30 to 8:00 PM A sign-up sheet was provided for those attending. Matt Sprague, SFA Design Group introduced himself and Tim Roth,the applicant. He read the Purpose Statement, summarizing what the meeting was about, see attached. Matt then provided an overview of the proposed project with a handout of the plat. Referring to an aerial he showed the location of the project pointing out various local streets as reference points. He described the proposed new streets and how they linked with the existing streets. He then described the proposed 10 lots,noting that most of the existing house will be retained(Lot 2). The older part of the house will be removed,while the newer portion will be retained. After applying the required setbacks, Lot 2 ends up at just under 16,000 square feet. The other 9 lots range from 6-9,000 square feet. Ill Matt noted that the lot size averaging was used in the layout of the lot. The density for this development is 4.5 units/acre. He noted the sun symbols indicated lots that meet the solar access standard, and that this was a relatively straight forward, simple subdivision. Matt then described how utilities would be provided for these lots. He noted an easement was obtained from adjacent property to provide access for extending storm and sanitary sewer to the site from 791h, and that the utilities would be within the projected future right-of-way. Water will be extended from 81St Avenue. Matt then described the City's review process, noting this would be a Type II review. Once the application is submitted and determined"complete",the city will mail notice to properties within 500 feet. The notice will inform you the city's review has begun and provide an opportunity to review the application documents,discuss concerns with city staff and submit written comments. The city will prepare a staff report, considering all comments received, and issue a decision, which could be approved, approve with Conditions required to ensure compliance with specific code standards, or deny. Matt then opened it for questions: 1 1. Charlene—Street B looks like it will run into Mr. Chrisman's house. And where is Viola Street? Response Matt referred to the aerial and showed Viola Street. He then described where the house in question is and it relationship to the projected street extension. The house is off set from the street alignment. But we are not extending the street beyond the property line of this development. The City requires us to stub streets consistent with a logical street pattern. The street will actually only be extended further if the abutting property is developed. 2. Jody—There are some magnificent large trees on this property will they be removed? If so, that would be a real shame. Response Matt explained that he did not have the detailed survey here, but that most likely they will need to be removed for street improvements and/or lot grading. 3. Charlene—How far will the sidewalk and street widening extend? Response Matt explained the improvements will only extend along the frontage of the property. 4. Shelley—What about the home sizes? Response JT Roth stated the homes will generally be custom designed, but they do haveIDS few stock"spec" home plans. They will be 2-story, most with 3 car garages, and in the range of 2,800-3,000 square feet. 5. Steve—I have the lot to the east and have concerns about grading and storm drainage, because of a low area that gets run off because of water concentrates there and lack of proper drainage. Response Matt explained the storm management plan and how the streets and sidewalks will be designed to direct the run-off to the curbs and catch basins. All the storm water will be collected and piped off-site to existing storm systems in 79th. Roof drains will be directed to the street. So you should see a dramatic reduction in storm run-off onto your property. Also there is a water quality/detention facility adjacent to Lot 3, at the low point on the property. This facility will provide water quality treatment for the lower flow storm events and then the detention function takes over and the pond will fill, slowly releasing the water to manage larger year storm events. For any larger storm there is an overflow, because we couldn't retain that much water. 6. George—Where is the existing 81st Avenue storm system? Response Matt referred to the Plat and explained where the existing system is and how the development will tie into it, noting that a small amount will remain going into the road side ditch. 2 7. George—Who pays for all this, I wouldn't want to see it on my property taxes? Response Matt explained that the developer will pay for all improvements,and that the costs ultimately get passed onto the home buyer. There are no costs incurred by the general public or surrounding property owners to complete the required improvements. 8. George—How far north will the sidewalk be extended. There are big fir trees there, will they be impacted. Response Matt referred to the Plat and showed where the sidewalk would end, noting it will be far away from the trees so there will be no direct impact. 9. Kurt—Why did you design 80`''that way? Did you consider other alignments? Response Matt explained that we did look at various alignments. But the topography more than anything dictated this alignment. Other options would require significant fill and retaining walls because of the variations in elevations. 10. ???—What about construction noise, dust, etc. I work at home and it could be very disruptive trying to make a conference call with a lot of construction noise. Response Tim Roth noted the City has specific time limits(7 am to 6 pm, 6 days/week) on when construction can occur and they are very responsive to any complaints. We do everything practical to minimize neighborhood disruption. The most noise will be during initial site grading,then framing,then most work is internal to the units. But we also limit use of loud radios,etc. when the crews are working outside. We are targeting construction for September. If it is hot and dry we have water trucks to control dust, but we get rock laid for the streets as quickly as possible. 11. Charlene—What about fencing? Response Matt noted that typically fencing is left to the individual home buyers. 12. ???—What about house plans and prices? Response Tim Roth noted they have a few stock plans, but most will be custom designed for the buyers. The pricing will likely be $450-475,000. 13. ???—With 3 car garages, will they fit on these lots? Response JT stated, yes. These lots have been designed with minimum widths to ensure that our plans will fit,which have 3 car garages. The narrowest unit is 37' x 57', which fits even on the smaller lots, within the setbacks, and utilized a 3 car, tandem garage. 3 14. ???—Would you please explain the storm detention again, and who maintains the system? Response Matt summarized how the detention system worked, and how it will meter outflow. He reiterated that the water quality function really only works for the lower flow storm events. The developer is initially responsible for maintenance of the system for the first two years,then the City will take over. 15. George—Where will the construction crews park? Response JT noted they would park on-site,not on the streets. With no further questions, Matt thanked everyone for attending and reminded them his contact information was on the letter mailed,and that once the application is complete the City will send another notice, with an opportunity for review and comment. OS 4 City of Tigard q Community Development Department/Planning Division . 13125 SW Hall Blvd,Tigard OR 97223 T I GA RD Request for 500' Property Owner Mailing Labels t, .�SAs.. ii9%aay,Zs�sa 5t,,,we-I... 141K'd+ca7Kti - ..o -<.-.,-- -a:- ,r;_. ... - - ,1 ,mff,, :.kt PROPERTY OWNER INFORMATION IS VALID FOR 3 MONTHS FROM THE DATE OF YOUR REQUEST Permit Center Counter 503-718-2421 FAX 503-598-1960 email:christinew tigard-or.gov PLEASE IATE ALL MAP&TAX LOT NUMBERS(i.e., 1S134AB,Tax Lot 00100)THAT ARE INCLUDED I YOUR PROJECT OR THE ADDRESSES FOR ALL PROJECT PARCELS BELOW: (If more than one(1)tax lot or if the parcel has no address,you must separately identify each tax lot associated with the project.) 1 26 ‘ ‘,"?..-..C. o Lot 12-7 OO ONLY 1-SET OF LABELS WILL BE PROVIDED AT THIS TIME FOR HOLDING YOUR NEIGHBORHOOD MEETING. After submitting your land use application to the City,and the project planner has reviewed your application for completeness,you will be notified by means of an incompleteness letter to obtain your 2 final sets of labels. IF YOU HAVE BEEN NOTIFIED BY PLANNING TO OBTAIN YOUR LABELS, PLEASE INDICATE BELOW THAT YOU NEED 2 SETS OF LABELS, ; Completeness Letter Received Indicating 2 Sets of Envelopes w/Affixed Address Labels Required aleThe 2 final sets of labels need to be placed on envelopes (no self-adhesive envelopes please)with first dass letter-rate postage on the envelopes in the form of postage stamps (no metered envelopes and no return address) and resubmitted to the City for the purpose of providing notice to property owners of the proposed land use application and the decision. The 2 sets of envelopes must be kept separate. The person listed below will be called to pick up and pay for the labels when they are ready. NAME OF CONTACT PERSON: Y1I1ptO-C .rz PHONE: (50:51 )41# _ 77)1 NAME OF COMPANY: S1 - 1'��t�.y� � r FAX: (10%)-loy3 - 7'Q5 EMAIL: a s p rote v G Q 5 c a d4.Wel" , This request can be sent by e-mail,US mail, faxed,or hand delivered to the City of Tigard. Please allow a 2-day minimum for processing requests. Upon completion of your request, the contact person listed will be called to pick up their request that win be placed in'Will Call"by the company name(or by the contact person's last name if no company) at the Planning/Engineering Counter in the Permit Center. i , The cost of processing your request must be paid at the time of pick up,as exact cost cannot be pre-determined. PLEASE NOTE: FOR REASONS OF ACCURACY, ONLY ORIGINAL MAILING LABELS PROVIDED BY IIIE CITY VS. RE-TYPED MAILING LABELS WILL BE ACCEPTED. Cost Description: $11 to generate the mailing list,plus$2 per sheet for printing the list onto labels (20 addresses pet sheet). Then,multiply the cost to print one set of labels by the number of sets requested. I - EXAMPLE- -COST FOR THIS REQUEST- 'I r n `� �� f sheets of labels x$2/sheet=$8.00 x sets= $16.00 sheets)of labels x$2/sheet=�-fx / sets= !4 1•sheets of labels a$2/sheet for interested parties x 2 sets= S 4.00 -- sheet®of labels a$2/sheet for interested parties=5la / sets= t GENERATE LIST = SI L00 GENERATE LIST = S11.00 TOTAL = $31.00 TOTAL =$37_- I/CUPLN/MASTERS/500' Property Owner Mailing Labels Request (Updated:Jul 2013) -�_"if ii �'" Clean Watew'ieTvlces File Number itTI . I IR (-6CleanWater`Services _ I -0-00 3�1 • si) nsitive�/Area �yPre-Screening Site Assessment 13 I 'l YJurts4ictfon: ,. i.r- - "... ! -Vh ic4 or 2. Property Information(example 1S234A801400) 3, Owner Information Tax lot ID(s): 2,5 112.C.15 12.7 O Name: e-rla...4-V... 1 Vt • 1• Company: Address: i s O'Z b S1/0 Si S ' A1/4144 v-e-- Site Address: i 5470 S\A) 71 s i4-e.Av- . city,state,Zip: '-"TI'�•D.rrl� t Q2 j72� City,State,Zip: "1k A,,,a OR. 9.-Txz t Phone/Fax: Nearest Cross Street: R etS s S 4-1"4 1 ...1-, E-Mall: t$C - ,; \%Si4-13-ANA+ac•.c.ve" 4. Development Activity(check all that apply) 5. Applicant Information -7-114v1 12o 1211 Addition to Single Family Residence(rooms,deck,garage) Name: 1 R crt-h e..049341/(-4401 ❑ Lot Line Adjustment ❑ Minor Land Partition Company: 12 1,00 S W 7Z_vtd Ave, 0 Residential Condominium ❑ Commercial Condominium Address: %t' n,(`i.r Gf2 g 7 2 ,Residential Subdivision ❑ Commercial Subdivision LISingle Lot Commercial ❑ Multi Lot Commercial City,State,Zip. Other Phone/Fax: .503 -63?-2--14:Sq E-Mail: ±)wh ' Jere W.c.. conn 6. Will the project involve any off-site work? l? Yes ❑No U Unknown • Location and description of off-site work Sew 4 c-.51�-nn I iln-e - t u l'g S 1Z ) t.4 L( +0 79 141 7. Additional comments or information that may be needed to understand your project This application does NOT replace Grading and Erosion Control Permits,Connection Permits,Building Permits,Site Development Permits,DEQ 1200.0 Permit or other permits as Issued by the Department of Environmental Quality,Department of State Lands and/or Department of the Army • COE, All required permits and approvals must be obtained and completed under applicable local,state,and federal law. By signing this form,the Owner or Owner's authorized agent or representative,acknowledges and agrees that employees of Clean Water Services have authority to enter the project site at all reasonable times for the purpose of inspecting project site conditions and gathering information related to the project site. I certify that I am familiar with the information contained in this document,and to the best of my knowledge and belief,this information is true,complete,and accurate, fo PrintiType Name Y r\01. ' — • 0-E, Print/Type Title /1"rlelart/ F%✓l YHA" ill Signature - /'/i V Date FOR DISTRICT USE ONLY ❑ Sensitive areas potentially exist on site or within 200'of the site. THE APPLICANT MUST PERFORM A SITE ASSESSMENT PRIOR TO ISSUANCE OF A SERVICE PROVIDER LETTER. If Sensitive Areas exist on the site or within 200 feet on adjacent properties,a Natural Resources Assessment Report may also be required, Based on review of the submitted materials and best available Information Sensitive areas do not appear to exist on site or within 200'of the site,This Sensitive Area Pre-Screening Site Assessment does NOT eliminate the need to evaluate and protect water quality sensitive areas If they are subsequently • discovered.This document will serve as your Service Provider letter as required by Resolution and Order 07-20, Section 3.02.1, All required permits and approvals must be obtained and completed under applicable local,State,and federal law. • ❑ Based on review of the submitted materials and best available information the above referenced project will not significantly impact the existing or potentially sensitive area(s)found near the site.This Sensitive Area Pre-Screening Site Assessment does NOT eliminate the need to evaluate and protect additional water quality sensitive areas if they are subsequently discovered.This document will serve as your Service Provider letter as required by Resolution and Order 07-20,Section 3.02,1,All required permits and approvals must be obtained and completed under applicable local,state and federal law, ❑This Service Provider Letter is not valid unless CWS approved site plan(s)are attached. ❑The proposed activity does not meet the definition of development or the lot was platted after 9/9/95 ORS 92,040(2). NO SITE ASSESSMENT OR SERVICE PROVIDER LETTER IS REQUIRED, Reviewed by ...rammed,A , /gm. Date 02- () q 2550 SW Hillsboro Highway • Hillsboro,Oregon 97123 • Phone:(503)681-5100 • Fax:(503)681-4439 • www.cleanwaterseNlces.org ZJI iZL caI ',GLAD ,. % r., •, '.J: :',�,• _•��•`'cy• i° ,,:,I JSX';=z»�i .112,E r r 1:" r. p,� ic; ".+i :.•6ifMo:;' --:;:-:::,....;;;;;;;/, ' •1'.0"0.0::��•. *%'.*%'>^4•y, i\AT Y+l''M1 R.4C >,L '.;n.BSt,'w$T" -. _ J'•.-�J ;,r ..---•.. ••77•tiG a'tS .. _ :{ ' " 6'•w..aN,t+.I��, to ._>y,° `^ ^Y, ..ytAG`.J`.:`.,".J`��` .Bot•IX:<" � •.,•�" ;. '1i 'r'':>Fi'-a� ,:.%i' . .. • � 1a a• ..c a e1" L s!iV>!1•. Ai, :‘,,,.,:>:..f.:.•::::.>,-;;;;;;.-;:::::;;:.:54.-^ .•� '� 'c `t T., 4`7i d MA TTH , :.:2•:,,,,,-4)::-.-::,:,,,,,,,,>:- j :;'r 7. :<. �,:;'`<<-=:>•`• >'•'� 0 A. PARK ST: .�. ��y`:K•'.i'h r'x ,� ,>.„-„...„-„•-„x ice,,• hf.;<}:^: 9." 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I.1900 32 ,':/:.i•::::::''�a�'. +..A...1 •:../ 6rtbemosrau�sru6JamgYon.9 $ ° 7 w °3200$ C$ 43$ �00$12g008 2 $2500$2400 7300$ 12008 21003 1000 33 _ •°�f, /t•>Yo�y a 'L,,�C•�%�=;• �, $ S$ $ 39 Y 38 37 II$ 36$ 8 ... • 4 `7: ,'..71.N4. ;>; ,',`7i`1t, j; :<,,. ' :: a6 35 aY` t K Y•,'v,1�e+yk.. < %° :' ` . 7:" •2' rt Lo 7300 -^•,; ;,: `r, .: 1:"2:"2(s:-".,1:'.•t,%' Y Z�o •aLt4 ro ».:. a 4.; . y{ .,nW: '1�•.' !Ix `'.'U jI .:%': F\ •-t;M' "Y� Fru:,cc •x`+ 11 *;, ~ •Yil..inJax fiXO .. „ •�,`•'' • - J: "K P.a•;i .. .. . . --.••.•, ,J�'f�. • "' 7..',3•'9, tw•°..P.Ft p 0a."-•eaa 7{7{foam I i�'a'm 0< >c. ;� 4� 2S 1 1 2C \ 1�12CB dOZa1w12 t www.tvfr.com • Tualatin Valley Fire & Rescue December 4,2013 John Floyd 13125 SW Hall Blvd Tigard OR 97223 Re: JT Roth 15070 SW 81st Ave I Ross Thank you for the opportunity to review the proposed site plan surrounding the above named development project. Tualatin Valley Fire&Rescue endorses this proposal predicated on the following criteria and potential applicable conditions of approval: 1) AERIAL FIRE APPARATUS ACCESS: Buildings or portions of buildings or facilities exceeding 30 feet in height above the lowest level of fire department vehicle access shall be provided with approved fire apparatus access roads capable of accommodating fire department aerial apparatus. Overhead utility and power lines shall not be located within the aerial fire apparatus access roadway. Fire apparatus access roads shall have a minimum unobstructed width of 26 feet in the immediate vicinity of any building or portion of building more than 30 feet in height. At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet and a maximum of 30 feet from the building,and shall be positioned parallel to one entire side of the building. (OFC D105) 2) FIRE APPARATUS ACCESS ROAD WIDTH AND VERTICAL CLEARANCE: Fire apparatus access roads shall have an unobstructed width of not less than 20 feet(12 feet for up to two dwelling units and accessory buildings), and an unobstructed vertical clearance of not less than 13 feet 6 inches. Where fire apparatus roadways are less than 26 feet wide, "NO PARKING"signs shall be installed on both sides of the roadway and in turnarounds as needed. Where fire apparatus roadways are more than 28 feet wide but less than 32 feet wide, "NO PARKING"signs shall be installed on one side of the roadway and in turnarounds as needed. Where fire apparatus roadways are 32 feet wide or more, parking is not restricted. (OFC 503.2.) The fire district does not endorse the design concept wherein twenty feet of unobstructed roadway width is not provided. 3) FIRE APPARATUS ACCESS ROADS WITH FIRE HYDRANTS: Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet. (OFC D103.1) 4) NO PARKING SIGNS: Where fire apparatus roadways are not of sufficient width to accommodate parked vehicles and 20 feet of unobstructed driving surface, "No Parking"signs shall be installed on one or both sides of the roadway and in turnarounds as needed. Roads 26 feet wide or less shall be posted on both sides as a fire lane. Roads more than 26 feet wide to 32 feet wide shall be posted on one side as a fire lane. Signs shall read"NO PARKING-FIRE LANE"and shall be installed with a clear space above grade level of 7 feet. Signs shall be 12 inches wide by 18 inches high and shall have red letters on a white reflective background. (OFC D103.6) 5) SURFACE AND LOAD CAPACITIES: Fire apparatus access roads shall be of an all-weather surface that is easily distinguishable from the surrounding area and is capable of supporting not less than 12,500 pounds point load (wheel load)and 60,000 pounds live load (gross vehicle weight). You may need to provide documentation from a registered engineer that the design will be capable of supporting such loading. (OFC D102.1) .1 Operating Center Command&Business Operations Center South Operating Center Training Center 20665 SW Blanton Street and Central Operating Center 7401 SW Washo Court 12400 SW Tonquin Road Aloha,Oregon 97007-1042 11945 SW 70th Avenue Tualatin,Oregon 97062-8350 Sherwood,Oregon 97140-9734 503-259-1400 Tigard,Oregon 97223-9196 503-259-1500 503-259-1600 503-649-8577 6' www.tvfr.com Tualatin Valley Fire &Rescue 6) PAINTED CURBS: Where required,fire apparatus access roadway curbs shall be painted red and marked "NO PARKING FIRE LANE" at approved intervals. Lettering shall have a stroke of not less than one inch wide by six inches high. Lettering shall be white on red background. (OFC 503.3) 7) SINGLE FAMILY DWELLINGS-REQUIRED FIRE FLOW: The minimum available fire flow for single family dwellings and duplexes served by a municipal water supply shall be 1,000 gallons per minute. If the structure(s) is(are)3,600 square feet or larger, the required fire flow shall be determined according to IFC Appendix B. (OFC B105.2) Prior to issuance of a building permit,provide evidence of a current fire flow test of the nearest fire hydrant demonstrating available flow at 20 PSI residual pressure. 8) FIRE HYDRANTS—ONE-AND TWO-FAMILY DWELLINGS&ACCESSORY STRUCTURES: Where a portion of a structure is more than 600 feet from a hydrant on a fire apparatus access road, as measured in an approved route around the exterior of the structure(s), on-site fire hydrants and mains shall be provided. (OFC 507.5.1) 9) FIRE HYDRANT NUMBER AND DISTRIBUTION: The minimum number and distribution of fire hydrants. available to a building shall not be less than that listed in Appendix C,Table C 105.1. Considerations for placing fire hydrants may be as follows: • Existing hydrants in the area may be used to meet the required number of hydrants as approved. Hydrants that are up to 600 feet away from the nearest point of a subject building that is protected with fire sprinklers may contribute to the required number of hydrants. • Hydrants that are separated from the subject building by railroad tracks shall not contribute to the required number of hydrants unless approved by the fire code official. • Hydrants that are separated from the subject building by divided highways or freeways shall not contribute to the required number of hydrants. Heavily traveled collector streets only as approved by the fire code official. • Hydrants that are accessible only by a bridge shall be acceptable to contribute to the required number of hydrants only if approved by the fire code official. 10) PRIVATE FIRE HYDRANTS: To distinguish private fire hydrants from public fire hydrants, private fire hydrants shall be painted red. (OFC 507.2.1, NFPA 24&291) 11) FIRE HYDRANT DISTANCE FROM AN ACCESS ROAD: Fire hydrants shall be located not more than 15 feet from an approved fire apparatus access roadway. (OFC C102.1) 12) REFLECTIVE HYDRANT MARKERS: Fire hydrant locations shall be identified by the installation of reflective markers. The markers shall be blue. They shall be located adjacent and to the side of the centerline of the access road way that the fire hydrant is located on. In case that there is no center line, then assume a centerline, and place the reflectors accordingly. (OFC 510.1) 13) PHYSICAL PROTECTION: Where fire hydrants are subject to impact by a motor vehicle, guard posts, bollards or other approved means of protection shall be provided. (OFC 507.5.6) 14) CLEAR SPACE AROUND FIRE HYDRANTS: A 3 foot clear space shall be provided around the circumference of fire hydrants. (OFC 507.5.5) 15) ACCESS AND FIRE FIGHTING WATER SUPPLY DURING CONSTRUCTION: Approved fire apparatus access roadways and fire fighting water supplies shall be installed and operational prior to any combustible construction or storage of combustible materials on the site. (OFC 1410.1 & 1412.1) 16) PREMISES IDENTIFICATION: Buildings shall have approved address numbers, building numbers or approved building identification placed in a position that is plainly legible and visible from the street or road fronting the property. These numbers shall contrast with their background. Address numbers shall be Page I 2 e www.tvfr.com Tualatin Valley 're &Rescue Arabic numerals or alphabet numbers. Numbers shall be a minimum of 4 inches high with a'/z inch stroke. (OFC 505.1) If you have questions or need further clarification, please feel free to contact me at 503-259-1504. Sincerely, John Wolff Deputy Fire Marshal Copy: TVF&R File Matt Sprague U. Page I 3 5FA Design Group , LLC sfa STRUCTURAL I CIVIL I LAND USE PLANNING SURVFYING 9020 SW Washington Square Dr. • Suite 505 • Portland, Oregon 97223 P: 503-641-8311 • F: 503-643-7905 • www.sfadg.com April 14, 2014 City of Tigard RE: Corbin Estates,Storm Water Analysis SFA Project No.: 132-003 To Whom It May Concern: This report represents the storm drainage and storm water analysis for the Corbin Estates Subdivision project. The basis of this report is to comply with the City of Tigard, Washington County, Clean Water Services (CWS), and the State of Oregon's regulations and engineering standards as well as the latest edition of the Oregon Plumbing Specialty Code (OSPC). Compiled in this letter are the design criteria for the site, the hydrologic methodology, and the preliminary drainage analysis. The project is located to the East of SW 81s Avenue at the intersection with SW Ross Street and currently contains a single-family detached home with various outbuildings on 2.75 acres. The proposed development will retain the existing home and result in a 10 lot Subdivision. The lots will average 5500 square feet in area. New impervious surface will be constructed as a result of asphalt roads,sidewalks and buildings creating 1.53 acres of impervious area. We are proposing to construct a water quality/detention pond to treat the storm water collected from the proposed impervious surfaces. We will discharge the storm water from the pond through a flow control structure and into the newly constructed public storm water system located within the proposed SW 80'h Avenue. The storm water will then be conveyed to the East where it will connect to the existing public storm water system at the intersection of SW Gentle Woods Road and SW 79th Avenue. Please refer to the attached exhibits and calculations. With the proposed water quality/quantity pond we will be managing the storm water from the proposed development meeting the requirements of the City of Tigard, Washington County,and Clean Water Services. Should you have any questions please contact me directly. Sincerely, SFA Design Group, LLC 4.0 Brent E. 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DATE REVISION BY _ r, w 1 DRAWN BY SRI DATE 04/3014 STORM WATER ANALYSIS SIS 5FA Design Group,LLC REVIEWED BY DATE 01I40i4 EXISTING CONDITIONS ( CUMCA IL ICL I RANKING I SURVEYING OF PROJECT ND.A2.003 REF. 9020 SW Portland,Oregon 97323 Washington Sawn Or,Suits 505 SCALE fes' CORBIN ESTATES 5f C1" Ph:(503)64143„ Fax:(593)6417905 `Z TIGARD, OREGON hllplhwwwAfidp.00m 7333_D3.Ren - ' - �z off; ' i i itTi_ DDI_ f.ofg g / al It 6 oa- / r 1 . ji 1 _1_,,, 0 / • ,if- 1 o no I I r �� % —, QG 200 T1Gtl9.3 1M.99.3 till , / \ \ 3'N95.a. . 'Aa:19C0 � \ \ . Y 1 N \ N. N��.‘ N NN\ \\ ‘ �\ V if` I 1 l i‘,'I J I IIS ` I ,) i (�i / �/ 1 • z �I 1 �, ,.Ill , ) 1 i 0 0 11I .1,,, / GO Illi / / \ \\\ \21 \\ o+oo 1+00 z+oo 3+00 4+00 Q • V II o I `j II ,r / 0 %' / it ( �. MRTDIOK' PIAT SECTION A—A' at,—� Na.L3s90T 1:.:4 - / ' / • "' 1 I �. SGIMEHOFTr,•=90.,!@iT:,=3 Z i_ W 0 Z '.:2::••::::,.1.• / �_ 1 '�`��_ LEGEND PROPOSED . LEGEND PROPOSED . 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PROJECT C011BH ESTATES Q',// �(IY ;IN FEET NO. tl2-0IXL TYPE PLANING Soil Map—Washington County,Oregon a v 518730 518750 518770 518790 518810 518830 45°24'42^N - -- - 45°24'42•N � _�. s .` §- ...E ._----,--% t 1 o ky P ' 1 : ..- IN_?: -. - 1 ( .* Ill Lli el pm - N E I \ • 1 r a 4i 2 • 4 A }e ♦ r 2 I IN, ' -- f fi - - . . ...4,_ - 1 . r, „ . . ,- .. .1 ., . ,- I . - ...„, . . _ __. - . . , +- 4 i E E t m ' 9 i ,1-04 -'P.- - • 3' 45°24'37 N o ,s, f 45°24'37 N sn 518730 518750 518770 518790 518810 518830 3 3 X m In Map Scale:1:794 if printed on A port ak(8.5"z 11")sheet e Meters N N 0 10 20 40 60 Feet 0 35 70 mm140 210 Map project on:Web Meritor Coero dnates:WG584 Edgeti¢:11TH Zone SON WGS84 USDA Natural Resources Web Soil Survey 4/14/2014 �� Conservation Service National Cooperative Soil Survey Page 1 of 3 Soil Map—Washington County,Oregon MAP LEGEND MAP INFORMATION Area of Interest(AOI) Spoil Area The soil surveys that comprise your AOI were mapped at 1:20,000. Fl Area of Interest(AOI) $� Stony Spot Warning:Soil Map may not be valid at this scale. Soils °' Very Stony Spot 0 Soil Map Unit Polygons Enlargement of maps beyond the scale of mapping can cause g7 Wet Spot misunderstanding of the detail of mapping and accuracy of soil line ,.,• Soil Map Unit Lines placement.The maps do not show the small areas of contrasting Other soils that could have been shown at a more detailed scale. Soil Map Unit Points .• Special Line Features Special Point Features Please rely on the bar scale on each map sheet for map (off Blowout Water Features measurements. Streams and Canals Borrow Pit Source of Map: Natural Resources Conservation Service Transportation Web Soil Survey URL: http://websoilsurvey.nres.usda.gov • Clay Spot Rails Coordinate System: Web Mercator(EPSG:3857) O Closed Depression 'y Interstate Highways Maps from the Web Soil Survey are based on the Web Mercator X Gravel PitUS Routes projection,which preserves direction and shape but distorts distance and area.A projection that preserves area,such as the Gravelly Spot Major Roads Albers equal-area conic projection,should be used if more accurate O Landfill _ Local Roacalculations of distance or area are required. - ds Lava Flow This product is generated from the USDA-NRCS certified data as of Background the version date(s)listed below. Marsh or swamp ® Aerial Photography Soil Survey Area: Washington County,Oregon • Mine or Quarry Survey Area Data: Version 11,Dec 4,2013 • Miscellaneous Water Soil map units are labeled(as space allows)for map scales 1:50,000 • Perennial Water or larger. w Rock Outcrop Date(s)aerial images were photographed: Jul 8,2010—Sep 4, 2011 T Saline Spot The orthophoto or other base map on which the soil lines were Sandy Spot compiled and digitized probably differs from the background Severely Eroded Spot imagery displayed on these maps.As a result,some minor shifting of map unit boundaries may be evident. • Sinkhole Slide or Slip Sodic Spot -OA Natural Resources Web Soil Survey 4/14/2014 11 Conservation Service National Co( 've Soil Survey Page 2 Soil Map—Washington County,Oregon Map Unit Legend Washington County,Oregon(OR067) Map Unit Symbol Map Unit Name Acres in AOI Percent of AOl 21 B I Hillsboro loam,3 to 7 percent 2.7 97.6% slopes 21C i Hillsboro loam,7 to 12 percent 0.1 2.4% slopes Totals for Area of Interest 2.8 100.0% S. OSDA Natural Resources Web Soil Survey 4/14/2014 211-111 Conservation Service National Cooperative Soil Survey Page 3 of 3 Map Unit Description:Hillsboro loam,3 to 7 percent slopes---Washington County,Oregon Washington County, Oregon 21 B—Hillsboro loam, 3 to 7 percent slopes Map Unit Setting Elevation: 160 to 240 feet Mean annual precipitation:40 to 50 inches Mean annual air temperature:52 to 54 degrees F Frost-free period: 165 to 210 days Map Unit Composition Hillsboro and similar soils: 90 percent Description of Hillsboro Setting Landform:Terraces Landform position (three-dimensional):Tread Down-slope shape: Linear Across-slope shape:Linear Parent material: Silty and loamy old alluvium Properties and qualities Slope:3 to 7 percent Depth to restrictive feature:More than 80 inches 111101 Drainage class:Well drained Capacity of the most limiting layer to transmit water (Ksat): Moderately high to high (0.57 to 1.98 in/hr) Depth to water table: More than 80 inches Frequency of flooding: None Frequency of ponding: None Available water capacity: High (about 10.6 inches) Interpretive groups Farmland classification:All areas are prime farmland Land capability classification(irrigated): 2e Land capability(nonirrigated):2e Hydrologic Soil Group:B Typical profile 0 to 15 inches:Loam 15 to 48 inches:Loam 48 to 57 inches: Fine sandy loam 57 to 81 inches: Fine sand Data Source Information Soil Survey Area: Washington County, Oregon Survey Area Data: Version 11, Dec 4, 2013 USDA Natural Resources Web Soil Survey 4/14/2014 Conservation Service National Cooperative Soil Survey Page 1 of 1 Map Unit Description:Hillsboro loam,7 to 12 percent slopes--Washington County,Oregon Washington County, Oregon 21C—Hillsboro loam, 7 to 12 percent slopes Map Unit Setting Elevation: 160 to 240 feet Mean annual precipitation:40 to 50 inches Mean annual air temperature:52 to 54 degrees F Frost-free period: 165 to 210 days Map Unit Composition Hillsboro and similar soils:90 percent Description of Hillsboro Setting Landform:Terraces Landform position (three-dimensional): Riser Down-slope shape:Linear Across-slope shape: Linear Parent material:Silty and loamy old alluvium Properties and qualities Slope:7 to 12 percent Depth to restrictive feature: More than 80 inches Drainage class:Well drained Capacity of the most limiting layer to transmit water (Ksat):Moderately high to high (0.57 to 1.98 in/hr) Depth to water table:More than 80 inches Frequency of flooding: None Frequency of ponding: None Available water capacity: High (about 10.6 inches) Interpretive groups Farmland classification: Farmland of statewide importance Land capability classification (irrigated):2e Land capability(nonirrigated):2e Hydrologic Soil Group:B Typical profile 0 to 15 inches:Loam 15 to 48 inches:Loam 48 to 57 inches:Fine sandy loam 57 to 81 inches:Fine sand Data Source Information Soil Survey Area: Washington County, Oregon Survey Area Data: Version 11, Dec 4, 2013 USDA Natural Resources Web Soil Survey 4/14/2014 Conservation Service National Cooperative Soil Survey Page 1 of 1 RUNOFF CURVE NUMBERS(TR55) Table 2-2a: Runoff curve numbers for urban areas I Cover description CN for hydrologic soil group Average percent Cover type and hydrologic condition impervious area2 A B C D Fully developed urban areas(vegetation established) Open space(lawns,parks,golf courses,cemeteries,etc.)3: Poor condition(grass cover<50%) 68 79 86 89 Fair condition(grass cover 50%to 75%) 49 69__ 79 84 Good condition(grass cover>75%) 39 61 74 80 Impervious areas: Paved parking lots,roofs,driveways,etc.(excluding right-of- way) 98 98 98 98 Streets and roads: Paved;curbs and storm sewers(excluding right-of-way) 98 98 98 98 Paved;open ditches(including right-of-way) 83 89 92 93 Gravel(including right-of-way) 76 85 89 91 Dirt(including right-of-way) 72 82 87 89 Western desert urban areas: Natural desert landscaping(pervious areas only)° 63 77 85 88 Artificial desert landscaping(impervious weed barrier,desert shrub with I-to 2-inch sand or gravel mulch and basin borders) 96 96 96 96 Urban districts: Commercial and business 85 89 92 94 95 Industrial 72 8l 88 91 93 Residential districts by average lot size: 1/8 acre or less(town houses) 65 77 85 90 92 1/4 acre 38 61 75 83 87410. 1/3 acre 30 57 72 81 86 1/2 acre 25 54 70 80 85 I acre 20 51 68 79 84 2 acres 12 46 65 77 82 Developing urban areas Newly graded areas(pervious areas only,no vegetation)S 77 86 91 94 Idle lands(CNs are determined using cover types similar to those in table 2-2c) 1:Average runoff condition,and I.=0.2S. 2: The average percent impervious area shown was used to develop the composite CN's. Other assumptions are as follows:impervious areas are directly connected to the drainage system,impervious areas hava a CN of 98,and pervious areas are considered equivalent to open space in good hydrologic condition. CN's for other combinations of conditions may be computed using figure 2-3 or 2-4. 3: CN's shown are equivalent to those of pasture. Composite CN's may be computed for other combinations of open space cover type. 4: Composite CN's for natural desert landscaping should be computed using figures 2-3 or 2-4 based on the impervious area percentage(CN =98)and the pervious area CN. The pervious area CN's are assumed equivalent to desert shrub in poor hydrologic condition. 5: Composite CN's to use for the design of temporary measures during grading and construction should be computed using figure 2-3 or 2-4 based on the degree of development(impervious area percentage)and the CN's for the newly graded pervious areas. MANNING'S "n" VALUES SHEET FLOW EQUATION MANNING'S VALUES ns Smooth Surfaces(concrete,asphault,gravel,or bare hand packed soil) 0.011 Fallow Fields or loose soil surface(no residue) 0.05 Cultivated soil with residue cover(<20%) 0.06 Cultivated soil with residue cover(>20%) 0.17 Short prairie grass and lawns 0.15 Dense grasses 0.24 Bermuda grasses 0.41 Range(natural) 0.13 Woods or forrest with light underbrush 0.40 Woods or forrest with dense underbrush 0.80 SHALLOW CONCENTRATED FLOW(after initial 300 ft of sheet flow,R=0.1) ks Forrest with heavy ground litter and meadows (n = 0.010) 3 Brushy ground with some trees(n=0.060) 5 Fallow or minimum tillage cultivation(n=0.040) 8 High grass(n=0.035) 9 Short grass,pasture and lawns(n=0.030) 11 Nearly bare ground(n=0.25) 13 Paved and gravel areas(n=0.012) 27 CHANNEL FLOW(Intermittent) (At the beginning of all visible channels,R=0.2) lie Forested swale with heavy ground cover(n=0.10) 5 Forested drainage course/ravine with defined channel bed(n=0.050) 10 1. leRock-lined waterway(n=0.035) 15 Grassed waterway(n=0.030) 17 Earth-lined waterway(n=0.025) 20 CMP pipe(n=0.024) 21 Concrete pipe(n=0.012) 42 Other waterways and pipe 0.508/n CHANNEL FLOW(continuous stream,R=0.4) kc Meandering stream(n=0.040) 20 Rock-lined stream(n=0.035) 23 Grass-lined stream(n=0.030) 27 Other streams,man-made channels and pipe(n=0.807/n) 132-003 HYDRO.xls\ MANNING'S COEFFICIENTS 4/14/2014 9.07 AM IMPERVIOUS AREA CALCULATIONS sfa JOB NUMBER: 132-003 PROJECT: CORBIN ESTATES FILE: 132-003 HYDRO.XLS NEW IMPERVIOUS AREA BUILDINGS 31850.00 ft2 SIDEWALKS AND DRIVEWAYS 10142.00 ft2 STREET PAVEMENT 24525.00 ft2 66517.00 ft2 1.53 ac EXISTING IMPERVIOUS AREA BUILDINGS 8187.00 ft2 SIDEWALKS AND DRIVEWAYS 7082.00 ft2 GRAVEL AT 60% IMPERVIOUS ft2 STREET PAVEMENT 3189 ft2 18458.00 ft2 0.42 ac Total Shed Area 119391.00 ft2 2.75 ac 111011 Existing Impervious Area 48059.00 ft2 0.42 ac % Impervious 15.3 % Proposed Impervious Area 66517.00 ft2 1.53 ac % Impervious 55.6 % 132-003 HYDRO.xls 4/14/2014 9:50 AM PREDEVELOPED TIME OF CONCENTRATION sfa NUMBER: 132-003 .1OJECT: CORBIN ESTATES FILE: 132-003 HYDRO.XLS Accum. LAG ONE A: SHEET FLOW(FIRST 168.5 FEET) Tc Tt=Travel time Manning's"n"= 0.24 short prairie grass Flow Length,L = 168.5 ft (300 ft.max.) P=2-year,24hr storm= 2.0 in Slope,So= 0.012 ft/ft 0.42 xn * L)0.8 TT = (I,)o.s (S )o.4 33.76 min. 33.76 min. 0 LAG TWO A: SHALLOW CONCENTRATED FLOW(NEXT 226.5 FEET) Tc Velocity factor,k= 11 Slope, S„= 0.062 ft/ft V=16133ckjSo 44.12 ft/s Flow Length,L = 226.5 ft L 0.09 min. 33.85 min. T = (60)(V) TOTAL PREDEVELOPED TIME OF CONCENTRATION= 33.85 min. 132-003 HYDRO.x1s\PREDEVELOPED Tc 4/14/2014 9:29 AM DEVELOPED TIME OF CONCENTRATION sfa JOB NUMBER: 132-003 PROJECT: CORBIN ESTATES FILE: 132-003 HYDRO.XLS Catchment Time 5 min. Longest Run of Pipe 731 ft Velocity of Flow 3 ft/s Time in Pipe=(731 ft)/(3.00 ft/s)= 244 s TOTAL DEVELOPED Tc= 19.06 min. 111111 132-003 HYDRO.xls1 DEVELOPED Tc 4/14/2014 9:48 AM WATER QUALITY POND CALCULATIONS sfa JOB NUMBER: 132-003 PROJECT: CORBIN ESTATES FILE: 132-003 HYDRO.XLS REFERENCES: 1.Clean Water Services R&O 00-7. 2.Discussions with Clean Water Services. REQUIRED WATER QUALITY TREATMENT:65%Phosphorus Removal. PROPOSED TREATMENT METHODS: 1.Sumped Catch Basins 15% 2.Water quality Pond 50% total 65% DESIGN STORM Precipitation: 0.36 inches Storm Duration: 4 hours illStorm Return Period: 96 hours Storm Window: 2 weeks IMPERVIOUS AREA: Watershed Area: 2.75 acres Percent imp: 55.6 % Impervious Area: 1.53 acres Design Inflow=(1.53 ac)*(43560 ft^2/ac)*(036 in/4.0 hrs)= 0.14 cfs VOLUME CALCULATION: POND VOLUME=(1.53 acres)(43560 sgft/acrex0.36 inch)/(12 in/ft)= 1,999 ft' POND PARAMETERS: Storage Volume(Sd)= 1,999 ft3 Storage Depth(Hd)= 0.5 ft(3'maximum) Side Slopes= 3 :1 SOLVE FOR BOTTOM AREA: Bottom Area(Ab)= 3185 ft2 STAGE VS STORAGE CALCULATIONS: 132-003 HYDRO.xts\WQ POND 4/14/2014 9:54 AM Stage,H*ft Storage,S(H) ft3 Water Surface Area S.F. 0.0 0.0 3185.0 0.5 1679.4 3532.6 1.0 3541.6 3898.2 1.5 5600.1 4281.8 2.0 7868.5 4683.5 2.5 10360.1 5103.1 3.0 13088.5 5540.7 3.5 16067.3 5996.3 4.0 19309.8 6469.9 4.5 22829.7 6961.5 5.0 26640.4 7471.1 POND OUTLET ORIFICE CALCULATIONS Q=(1,999 ft3)/(48 hrs)/(60 min/hrs)/(60 s/min)= 0.01 cfs h=average hydraulic head= 12 inches below high flow A= 0.00 ft2 A=n r2 r= 0.03 ft. radius d=2r d= 0.65 in. diameter,use 6/8 "orifice es 132-003 HYDRO.xls\WQ POND 4/14/2014 9:54 AM SANTA BARBARA URBAN HYDROGRAPHS 5fa JOB: 132-003 PROJECT: CORBIN ESTATES FILE: 132-003 HYDRO.XLS DESIGN DURATION PRECIP AREA % AREA CN AREA CN TIME Q STORM TOTAL IMP PERV. PER. IMP. IMP. (MIN) (CFS) DESCRIPTION (YR) (HR) (IN) (AC) (AC) (AC) PREDEVELOPED 2-YEAR PEAK DISCHARGE 2 24 2.5 2.75 0 2.75 69 0 98 33.85 0.08 DEVELOPED 2-YEAR PEAK DISCHARGE 2 24 2.5 2.75 55.6 1.221 61 1.529 98 9.06 0.89 PREDEVELOPED 10-YEAR PEAK DISCHARGE 10 24 3.45 2.75 0 2.75 69 0 98 33.85 0.24 DEVELOPED 10-YEAR PEAK DISCHARGE 10 24 3.45 2.75 55.6 1.221 61 1.529 98 9.06 1.28 PREDEVELOPED 25-YEAR PEAK DISCHARGE 25 24 3.9 2.75 0 2.75 69 0 98 33.85 0.37 DEVELOPED 25-YEAR PEAK DISCHARGE 25 24 3.9 2.75 55.6 1.221 61 1.529 98 9.06 1.50 132-003 HYDRO.xtsSBUH 4/14/201412:01 PM Hydrograph Plot Hydraflow Hydrographs by Intelisolve Monday,Apr 14 2014, 10:3 AM Hyd. No. 1 PRE Hydrograph type = SBUH Runoff Peak discharge = 0.08 cfs Storm frequency = 2 yrs Time interval = 6 min Drainage area = 2.750 ac Curve number = 69 Basin Slope = 4.0 % Hydraulic length = 0 ft Tc method = USER Time of conc. (Tc) = 33.90 min Total precip. = 2.50 in Distribution = Type IA Storm duration = 24 hrs Shape factor = N/A Hydrograph Volume=4,201 cuft PRE Q (cfs) Hyd. No. 1 --2 Yr Q (cfs) 0.100.10 0.09 0.09 0.08 0.08 0.07 0.07 0.06 0.06 I ' 0.05 — — 0.05 0.04 — i 0.04 0.03 I - — 0.03 0.02 — — 0.02 0.01 0.01 0.00 I 0.00 0 3 6 9 12 15 18 21 24 27 Time (hrs) Hyd No. 1 Hydrograph Plot Hydraflow Hydrographs by Intelisolve Monday,Apr 14 2014, 10:3 AM lyd. No. 1 PRE Hydrograph type = SBUH Runoff Peak discharge = 0.23 cfs Storm frequency = 10 yrs Time interval = 6 min Drainage area = 2.750 ac Curve number = 69 Basin Slope = 4.0 % Hydraulic length = 0 ft Tc method = USER Time of conc. (Tc) = 33.90 min Total precip. = 3.45 in Distribution = Type IA Storm duration = 24 hrs Shape factor = N/A Hydrograph Volume=9,225 cuft PRE Q (cfs) Q (cfs) Hyd. No. 1 -- 10 Yr 0.50 0.50 0.45 – — 0.45 •• 0.40 0.40 0.35 ---- -- - 0.35 0.30 0.30 0.25 - 0.25 0.20 - 0.20 0.15 – 0.15 0.10 0.10 0.05 0.05 0.00 0.00 0 3 6 9 12 15 18 21 24 27 Hyd No. 1 Time(hrs) Hydrograph Plot Hydraflow Hydrographs by Intelisolve Monday,Apr 14 2014, 10:3 AM Hyd. No. 1 PRE Hydrograph type = SBUH Runoff Peak discharge = 0.35 cfs Storm frequency = 25 yrs Time interval = 6 min Drainage area = 2.750 ac Curve number = 69 Basin Slope = 4.0 % Hydraulic length = 0 ft Tc method = USER Time of conc. (Tc) = 33.90 min Total precip. = 3.90 in Distribution = Type IA Storm duration = 24 hrs Shape factor = N/A Hydrograph Volume= 12,000 cult PRE 0 (cfs) Hyd. No. 1 --25 Yr 0 (cfs) 0.50 0.50 0.45 0.45 0.40 0.40 eli 0.35 - l 0.35 0.30 0.30 0.25 0.25 0.20 0.20 0.15 0.15 0.10 - - 0.10 0.05 - 0.05 0.00 I 0.00 0 3 6 9 12 15 18 21 24 27 Time (hrs) Hyd No. 1 Hydrograph Plot Hydraflow Hydrographs by Intelisolve Monday,Apr 14 2014, 10:5 AM iyd. No. 2 POST Hydrograph type = SBUH Runoff Peak discharge = 0.54 cfs Storm frequency = 2 yrs Time interval = 6 min Drainage area = 2.750 ac Curve number = 82 Basin Slope = 0.0 % Hydraulic length = 0 ft Tc method = USER Time of conc. (Tc) = 9.06 min Total precip. = 2.50 in Distribution = Type IA Storm duration = 24 hrs Shape factor = N/A Hydrograph Volume=9,963 cuft POST Q (cfs) Hyd. No. 2--2 Yr Q (cfs) 1.00 - - 1.00 0.90 0.90 0.80 0.80 0.70 j — 0.70 0.60 0.60 0.50i, 0.50 0.40 0.40 0.30 - r 0.30 0.20 0.20 0.10 — 0.10 0.00 — - 0.00 0 2 4 6 8 10 12 14 16 18 20 22 24 26 Hyd No. 2 Time (hrs) Hydrograph Plot Hydraflow Hydrographs by Intelisoive Monday,Apr 14 2014, 10:5AM Hyd. No. 2 POST Hydrograph type = SBUH Runoff Peak discharge = 1.06 cfs Storm frequency = 10 yrs Time interval = 6 min Drainage area = 2.750 ac Curve number = 82 Basin Slope = 0.0 % Hydraulic length = 0 ft Tc method = USER Time of conc. (Tc) = 9.06 min Total precip. = 3.45 in Distribution = Type IA Storm duration = 24 hrs Shape factor = N/A Hydrograph Volume= 17,384 cuft POST Q (cfs) Q (cfs) Hyd. No. 2-- 10 Yr 2.00 1 2.00 1.00 1.00 0.00 — — — 0.00 2 4 6 8 10 12 14 16 18 20 22 24 26 Time(hrs) Hyd No. 2 Hydrograph Plot Hydraflow Hydrographs by Intelisolve Monday,Apr 14 2014, 10:5 AM lyd. No. 2 POST Hydrograph type = SBUH Runoff Peak discharge = 1.32 cfs Storm frequency = 25 yrs Time interval = 6 min Drainage area = 2.750 ac Curve number = 82 Basin Slope = 0.0 % Hydraulic length = 0 ft Tc method = USER Time of conc. (Tc) = 9.06 min Total precip. = 3.90 in Distribution = Type IA Storm duration = 24 hrs Shape factor = N/A Hydrograph Volume=21,141 cuft POST 0 (cfs) Hyd. No. 2--25 Yr 0 (cfs) 2.00 i 2.00 1.00 1.00 0.00 0.00 0 2 4 6 8 10 12 14 16 18 20 22 24 26 Time (hrs) Hyd No. 2 Pond Wizard Design Inge — 5.00 Top of pond - Ek .155.25 —^'S — 4.00 3.14 ft Ricer Weirh-EIcv.193.97 —� ,ti 3.6 in orifice - 3.00 CSI rC Inv.193.4E _ ,,.• 11 — 22.00 — 1.00 1.5 in orifice CulYB-Inv.131.26 - 0.00 fr' % ' ` .. . r , 0.0 LF of 12.0 in@0.50 �(25yr) e - (10 yr) N1. --(2 yr) Schematic only. Not for construction. H' .ow Hydrographs Pond Draw Project: 1323_H' ).gpw Monday,Apr 14 2014, 10:24 Pond Wizard Design S taac Top of pond 5.00 3.14 ft Pi:cr Eloy.135.25 1 WcirA-Ek'.133.3 t5 \ \ — 4.00 1, .s, 3.6 in orifice — 3.00 t CulyC-Iny.133.4 s 0 u.0 LI- or i .0 m U.51.1.3;- 2.00 CulvA-Inv.138.?5 — 100 / 1.5 in orifice CulyB-InV.131.26 — 0.00 i fir':i'f'.'�.''w �,`� „ `� ti a—(25 yr) r lk i V i'V (10}'r) trrt-tvvI1rp DcJwnrtrcam --'—. ..(2rr) Schematic only. Not for construction. Hydraflow Hydrographs Pond Draw Project: 1323_HYDRO.gpw Monday,Apr 14 2014, 10:22 AM Pond Wizard Design • 55+/ .8 ft• 51.8 ft Outlet,tructure _./1/13 Inv.18535 191.25 195.25 (25 yr) Plan View -(10yr) NTS (2 yr) Schematic only. Not for construction. it ow Hydrographs Pond Draw Project: 1323_HY Monday,Apr 14 2014, 10:22 " Hydrograph Summary Report Hydrograph Peak Time Time to Volume Inflow Maximum Maximum Hydrograph type flow interval peak hyd(s) elevation storage description (origin) (cfs) (min) (min) (cuft) (ft) (cult) 1 SBUH Runoff 0.08 6 1002 4,201 ----- --- PRE 2 SBUH Runoff 0.54 6 480 9,963 ---- --- POST 3 Reservoir 0.08 6 1446 9,897 2 193.48 5,584 Pond Wizard Design le 1323_HYDRO.gpw Return Period: 2 Year Monday, Apr 14 2014, 10:23 AM Hydraflow Hydrographs by Intelisolve Hydrograph Plot Hydraflow Hydrographs by Intelisolve Monday,Apr 14 2014, 10:23AM Hyd. No. 3 Pond Wizard Design Hydrograph type = Reservoir Peak discharge = 0.08 cfs Storm frequency = 2 yrs Time interval = 6 min Inflow hyd. No. = 2 Max. Elevation = 193.48 ft Reservoir name = Pond Wizard Design Max. Storage = 5,584 cult Storage Indication method used. Hydrograph Volume=9,897 cuft Pond Wizard Design Q (cfs) Q (cfs) Hyd. No. 3--2 Yr 1.00 - - - - 1.00 0.90 -- 0.90 410111i 0.80 0.80 i 0.70 — 0.70 0.60 --- ---i — 0.60 0.50 - -- -i - - 0.50 0.40 - --- -- -- 0.40 ::: — 0.20 0.10 0.10 7----------- \Ns-- "TIM 0.00 0.00 0 6 12 18 24 30 36 42 48 54 60 66 Time (hrs) Hyd No. 3 Hyd No. 2 Hydrograph Summary Report Hydrograph Peak Time Time to Volume Inflow Maximum Maximum Hydrograph type flow interval peak hyd(s) elevation storage description (origin) (cfs) (min) (min) (cuft) (ft) (cuft) 1 SBUH Runoff 0.23 6 504 9,225 ---- ----- PRE 2 SBUH Runoff 1.06 6 480 17,384 POST 3 Reservoir 0.23 6 900 17,318 2 193.81 6,675 Pond Wizard Design I 1323_HYDRO.gpw Return Period: 10 Year Monday, Apr 14 2014, 10:23 AM Hydraflow Hydrographs by Intelisolve Hydrograph Plot Hydraflow Hydrographs by Intelisolve Monday,Apr 14 2014, 10:23 AM Hyd. No. 3 Pond Wizard Design Hydrograph type = Reservoir Peak discharge = 0.23 cfs Storm frequency = 10 yrs Time interval = 6 min Inflow hyd. No. = 2 Max. Elevation = 193.81 ft Reservoir name = Pond Wizard Design Max. Storage = 6,675 cuft Storage Indication method used. Hydrograph Volume=17,318 cuft Pond Wizard Design Q (cfs) Hyd. No. 3-- 10 Yr Q (cfs) 2.00 ! - 2.00 I ' I 1.00 1i 1.00 1--7-1 0.00 i — I 0.00 0 6 12 18 24 30 36 42 48 54 60 66 Time (hrs) Hyd No. 3 Hyd No. 2 Hydrograph Summary Report . I Hydrograph Peak Time Time to Volume Inflow Maximum Maximum Hydrograph type flow interval peak hyd(s) elevation storage description (origin) (cfs) (min) (min) (cuft) (ft) (cuft) 1 SBUH Runoff 0.35 6 498 12,000 ---- ---- PRE 2 SBUH Runoff 1.32 6 480 21,141 --- ---- POST 3 Reservoir 0.30 6 768 21,075 2 193.97 7,255 Pond Wizard Design 1323_HYDRO.gpw Return Period: 25 Year Monday, Apr 14 2014, 10:23 AM Hydraflow Hydrographs by Intelisolve Hydrograph Plot Hydraflow Hydrographs by Intelisolve Monday,Apr 14 2014, 10:23 AM Hyd. No. 3 Pond Wizard Design Hydrograph type = Reservoir Peak discharge = 0.30 cfs Storm frequency = 25 yrs Time interval = 6 min Inflow hyd. No. = 2 Max. Elevation = 193.97 ft Reservoir name = Pond Wizard Design Max. Storage = 7,255 cuft Storage Indication method used. Hydrograph Volume=21,075 cuft Pond Wizard Design Q (cfs) Hyd. No. 3--25 Yr Q (cfs) 2.00 -- II I 2.00 • I I 1.00 1.00 • 0.00 - 1 0.00 0 6 12 18 24 30 36 42 48 54 60 66 Time (hrs) Hyd No. 3 Hyd No. 2 Pond Report Hydraflow Hydrographs by Intelisolve Monday,Apr 14 2014, 10:23 AM Pond No. 1 - Pond Wizard Design Pond Data Bottom LxW = 44.8 x 41.8 ft Side slope = 3.0:1 Bottom elev. = 191.25 ft Depth = 4.00 ft Stage/Storage Table Stage(ft) Elevation(ft) Contour area(sqft) Incr.Storage(cuft) Total storage(cuft) 0.00 191.25 1,868 0 0 0.20 191.45 1,974 384 384 0.40 191.65 2,082 405 790 0.60 191.85 2,193 427 1,217 0.80 192.05 2,307 450 1,667 1.00 192.25 2,423 473 2,140 1.20 192.45 2,543 497 2,636 1.40 192.65 2,665 521 3,157 1.60 192.85 2,791 546 3,703 1.80 193.05 2,919 571 4,274 2.00 193.25 3,050 597 4,871 2.20 193.45 3,184 623 5,494 2.40 193.65 3,321 651 6,145 2.60 193.85 3,461 678 6,823 2.80 194.05 3,604 706 7,529 3.00 194.25 3,749 735 8,264 3.20 194.45 3,898 765 9,029 3.40 194.65 4,049 795 9,824 3.60 194.85 4,203 825 10,649 3.80 195.05 4,360 856 11,505 4.00 195.25 4,520 888 12,393 Culvert/Orifice Structures Weir Structures [A] [B] [C] [0] [A] [B] [C] [D] Rise(in) = 12.00 1.48 3.62 0.00 Crest Len(ft) = 3.14 0.00 0.00 0.00 Span(in) = 12.00 1.48 3.62 0.00 Crest El.(ft) = 193.97 0.00 0.00 0.00 No.Barrels = 1 1 1 0 Weir Coeff. = 3.33 3.33 0.00 0.00 Invert El.(ft) = 189.75 191.26 193.48 0.00 Weir Type = Riser --- --- --- Length(ft) = 0.00 0.00 0.00 0.00 Multi-Stage = Yes No No No Slope(%) = 0.50 0.00 0.00 0.00 N-Value = .013 .013 .013 .013 Orif.Coeff. = 0.60 0.60 0.60 0.60 Multi-Stage = n/a Yes Yes No Exfiltration= 0.000 in/hr(Wet area) Tailwater Elev.= 0.00 ft Note:Culver/Orifice outflows have been analyzed under inlet and outlet control. Stage(ft) Stage/ Discharge Stage(ft) 5.00 5.00 4.00 - J 4.00 3.00 3.00 2.00 - - 2.00 1.00 1.00 0.00 1 1 1 0.00 0.00 1.00 2.00 3.00 4.00 5.00 6.00 7.00 8.00 9.00 Total 0 Discharge(cfs) 971.409.9354 Morgan Bolen 3 Monroe Parkway,Suite P 220 Lake Oswego,Oregon 97035 Fo Aff OCIAT[.J Consulting Arborists and Urban Forest Management morgan.holen@comcast.net Urban Forestry Plan Supplemental Report July 29, 2014 Corbin Estates Partition Tigard, Oregon Y �tVt 971.409.9354 Morgan Mole) I 3 Monroe Parkway,Suite P 220 Lake Oswego,Oregon 97035 — Aft OATEgf Consulting Arborists and Urban Forest Management morgan.holen@comcast.net Table of Contents— Purpose 1 General Description 1 Effective Tree Canopy Cover 1 Specifications 2 A.Soil Characteristics and Specifications for Improvement 2 B.Tree Planting Specifications 2 Signature of Approval 2 Enclosures— Attachment A: Existing Tree Inventory Data Attachment B: Effective Tree Canopy Cover Summary Attachment C: Planted Tree Inventory Attachment D:Tree Preservation and Removal Site Plan Attachment E:Tree Canopy Site Plan Not Applicable— Existing Stand Inventory Data Planted Stand Inventory Tree Protection Specifications Stand Preservation Specifications Stand Planting Specifications Tree Canopy Fee Calculation 971.409.9354 Morgan 1lolen 3 Monroe Parkway,Suite P 220 Lake Oswego,Oregon 97035 --$.—Ai/0CIATLTLI Consulting Arborists and Urban Forest Management morgan.holen@comcast.net Urban Forestry Plan- Supplemental Report Corbin Estates Partition, Tigard, Oregon July 29, 2014 MHA1419 Purpose This Urban Forestry Plan for the Corbin Estates two lot partition project located in an R-4.5 zoning district at 15070 SW 81st Avenue in Tigard,Oregon,is provided pursuant to the City of Tigard Urban Forestry Manual.This report describes the existing trees located on the project site, provides arborist recommendations for tree retention and planting, and describes the effective tree canopy cover needed to meet City requirements.This report is based on observations made by International Society of Arboriculture(ISA)Certified Arborist and Qualified Tree Risk Assessor Morgan Holen (PN-6145A)during site visits conducted on March 14 and April 8,2014. General Description The existing site consists of two existing houses,a shed, and open space with trees scattered across the site,primarily around the existing homes,along property boundaries,and in the northeast portion of the site.A Goal 5 Significant Habitat Area classified as Lower Value Habitat is located in the northeast portion of the site.The site will be partitioned into two lots. No construction is proposed for the two lot partition; however,an urban forestry plan is required for minor land partitions. For this plan, no tree removal is proposed yet additional trees are proposed for planting to meet the tree canopy cover requirements.We previously prepared an urban forestry plan for a 10 lot subdivision for the subject property including recommendations for tree removal,preservation,protection,and planting(see the April 11, 2013 arborist report). If a subdivision approval is obtained within the validity period of the minor land partition,then a contingent condition for the minor land partition could allow the urban forestry standards to be met under the subdivision instead of this plan. In all,91 existing trees measuring six inches and larger in diameter were inventoried,including 61 (67%) trees located on the project site and 30(33%)trees located on a neighboring property to the east, near the southeast portion of the project site.Twenty-five different species were identified,including non- native and invasive black locust(Robinia pseudoacacia), English hawthorn (Crataegus monogyna), English holly(Ilex aquifolium),and sweet cherry(Prunus avium),as well as a diverse mix of native and non-native trees. A complete description of individual trees located on and adjacent to the project site is included in the enclosed existing tree inventory data(attachment A). Effective Tree Canopy Cover A summary of the effective tree canopy cover by lot and across the overall development site is included as attachment B.The enclosed Planted Tree Inventory(attachment C)describes five trees proposed for planting to meet the City's tree canopy cover requirements,including four trees on lot 1 and one tree on lot 2. Lot 1 is 98,325 square feet and has 44%effective tree canopy cover. Lot 2 is 16,325 square feet and has 30%effective tree canopy cover.The minimum required effective tree canopy for lots 1 and 2 is 15% each;therefore,the effective tree canopy cover requirement is met for each lot. Urban Forest Plan—Supplemental Report Corbin Estates Partition,Tigard,Oregon Page 2 1 The overall development site is 114,650 square feet and has 42%effective tree canopy cover.The minimum required effective tree canopy for the overall development site is 40%;therefore,the effective tree canopy cover requirement for the overall development site is also met. The Tree Preservation and Removal Site Plan and Tree Canopy Site Plan are enclosed as attachments D and E as required by Section 10 of the Urban Forestry Manual,which illustrate how the Urban Forestry Plan requirements are met. Specifications A. Soil Characteristics and Specifications for Improvement Native soils at the project site consist of Hillsboro loam,which are deep and well-drained and capable of supporting healthy tree growth.Soils in street tree planting strips will consist of a 6-inch layer of pre-blended amended imported top soil (25%mushroom compost and 75% sandy-silty loam soil)on top of a 3-inch layer of mushroom compost tilled into the sub-grade soil to form a blended mix a minimum 12-inches deep. B. Tree Planting Specifications New trees that are planted to meet the effective canopy requirements shall conform to the applicable standards in the Tigard Urban Forestry Manual.They shall be planted in accordance with the American National Standards Institute(ANSI)standards for tree planting(A300, Part 6)and additional standards adopted by the Oregon Landscape Contractors Board. Nursery stock shall meet the requirements of the American Association of Nurserymen for nursery stock(ANSI Z60.1)for Grade No.1 or better. Double stake trees if needed for stability. Signature of Approval el We hereby attest that,to the best of our knowledge: ✓ The attached Tree Preservation and Removal site plan meets all of the requirements in Section 10, Part 1 of the Urban Forestry Manual; ✓ The attached Tree Canopy site plan meets all of the requirements in Section 10,Part 2 of the Urban Forestry Manual;and ✓ This Supplemental Report meets all of the requirements in Section 10, Part 3 of the Urban Forestry Manual. Thank you for choosing Morgan Holen&Associates, LLC,to provide consulting arborist services for the Corbin Estates partition project. Please contact us if you have questions or need any additional information. Thank you, Morgan Holen p&Associates,LLC: -WitC Morga E. Nolen,Owner ISA Certified Arborist, PN-6145A ISA Tree Risk Assessment Qualified Forest Biologist Enclosures: Attachment A: Existing Tree Inventory Data Attachment B: Effective Tree Canopy Cover Summary Attachment C: Planted Tree Inventory Attachment D:Tree Preservation and Removal Site Plan Attachment E:Tree Canopy Site Plan Attachment A: Existing Tree Inventory Data Morgan Holen MHA1419 Corbin Estates(Partition)-Tree Data 7-16-14 0-- AJJOCIATE1, 4 Page 1 of 5 No. Lot No. Common Name Species Name DBH' C-Rad2 Canopy3 0/S4 HT5 Cond6 Pres7 Comments Treatment 5486 1 filbert Corylus cornuta 20x2 13 531, 0 N 1 1'cluster of small stems retain 5487 1 elm Ulmus spp. 13,17 15 707 0 N 2 2 retain 5488 1 black locust Robinia pseudoacacia 30 28 2463 0 N 2 2 invasive speciesretain 5489 1 spruce Picea spp. 8 8 201 S N 1 1 suppressed retain extensive ivy, broken branches, 5490 1 bigleaf maple Acer macrophyllum 8 12 452 S N 11 1 branch decay retain extensive ivy, broken branches, 5491 1 bigleaf maple Acer macrophyllum 12 16 804 S N 1 1 branch decay retain extensive ivy, broken branches, 5492 1 bigleaf maple Acer macrophyllum 10 15 707 S N 1 1 branch decay retain 5493 1 English holly Ilex aquifolium 10 12 452 S N 2 1 invasive species retain 5494 1 spruce Picea spp. 12 7 154 S N 2 2 crown asymmetry retain 5503 1 spruce Picea spp. 10 10 314 0 N 2 1 twig dieback retain invasive species, poor structure, 5504 1 black locust Robinia pseudoacacia 55 30 2827 0 N 2 1 branch failure retain 5508 2 English holly Ilex aquifolium 8 10 3141 0 N 2 1 invasive species retain 5509 2 spruce Picea spp. 19 14 616 0 N 2 2 topped, twig dieback retain 5510 2 spruce Picea spp. 18 14 616 0 N 2 2 topped,twig dieback retain 5551 1 filbert Corylus cornuta 20x2: 14 616 0 N 1 1 cluster of small stems retain 5555 1 filbert Corylus cornuta 20x2 14 616 0 N 1 1 cluster of small stems retain 5556 1 ash Fraxinus spp. 8 9 254 0 N 2, 2 forked top retain 5583 1 black locust Robinia pseudoacacia 40 16 804 0 N 1 1 invasive species retain 5600 1 plum Prunus spp. 8 11 380 0 N 2 2 poor structure retain 5601 1 sweet cherry Prunus avium 38 22 1521 0 N 2 2 invasive species, poor structure retain Morgan Nolen & Associates, LLC Consulting Arborists and Urban Forest Management 3 Monroe Parkway,Suite P220, Lake Oswego,OR 97035 morgan.holen@comcast.net 1971.409.9354 Attachment A: Existing Tree Inventory Data Morgan Holen3t MHA1419 Corbin Estates(Partition)-Tree Data 7-16-14 6,. _ Ai/OCIATV., Page 2 of 5 No. Lot No. Common Name Species Name DBH1 C-Rad2 Canopy3 0/S4 HT5 Cond Pres' Comments Treatment 56051 1 spruce Picea spp. 12 10' 314 0 N 1 1 24-degree lean to west retain 5606 1 flowering cherry Prunus spp. 6 11 380' S N 2 1 suppressed,one-sided ,retain 5607 1 Japanese maple Acer japonicum 2x5 9 254 0 N 2 2 retain 5608 1 arborvitae Thuja occidentalis 6x5 4 50', 0 N 2 1 retain 5609 1 arborvitae Thuja occidentalis 4,2x8 4 501 0 N 2 1 retain 1 poor branch distribution and 5610 1 juniper Juniperus spp. 8 10 3141 0 N 1 1 crown density retain 5611 1 apple Ma/us spp. 10 6 1131 0 N 1 1 retain 5612 1 apple Ma/us spp. 8 6 113 0 N 1 1 retain 5613 1 apple Ma/us spp. 8 6 1131 0 N 1 1 retain 5614 1 apple Ma/us spp. 6 6 1131 0 N 1 1 retain 5615 1 plum Prunus spp. 8 14 616 0 N ' 2 2 history of branch failure retain 5666 1 western redcedar Thuja plicata 30 20 1257 S N 3 3 retain 5667 1 Douglas-fir Pseudotsuga menziesii 35 28 2463 S N 3 3 retain 5668 1 western redcedar Thuja plicata 26 18 10181 S N 2 2 old broken top, poor structure retain 5669 1 English hawthorn Crataegus monogyna 8 12 452 0 N 2 1 invasive species retain 5675 1 deciduous unknown 8 8 201, 0 N 2 1 poor structure retain 10-degree self-correcting lean to 5676 1 deciduous unknown 6 7 154i 0 N3 2 south retain 5677 1 tuliptree Liriodendron tulipifera 81 8 201: 0 N 3 3 retain t 5678 1 ash Fraxinus spp. 12 18 1018 0 N 2 2 retain 5679 1 ash Fraxinus spp. I 8 12 452 O N 2 2 retain 5680 1 lash Fraxinus spp. I 8 14 616 0 I N 2 2 retain i 5681 1 lash Fraxinus spp. 12 15 707, S N 2 2 retain Morgan Ilolen &,s5ociates, LLC Consulting Arborists and Urban Forest Management 3 Monroe Parkway, Suite P220,Lake Oswego,OR 97035 morgan.holen@ccs- -ct.net 1971.409.9354 Attachment A: Existing Tree Inventory Data Morgan llolen MHA1419 Corbin Estates(Partition)-Tree Data 7-16-14 e-- AJJOCIAT1;f - Page 3 of 5 No. Lot No. Common Name Species Name DBH1 C-Rad2 Canopy3 0/S4 HTs Cond6 Pres' Comments Treatment 5682 1 ash Fraxinus spp. 8 12 452 S N 1 1 retain 5683 1 ash Fraxinus spp. 8 12 452 S N 2 1 retain 5684 1 ash Fraxinus spp. 10 12 452 S N 2 2 retain 5685 1 filbert Corylus corn uta 3x5 12 452 0 N 1 1 retain 5686 1 horse-chestnut Aesculus hippocastanum 8 10 314 0 N 3 3 retain 5687 1 Leyland cypress x Cupressocyparis leylandii 12 12 452 0 N 3 3 retain 5688 1 Leyland cypress x Cupressocyparis leylandii 1 8 11 380, 0 N . 3 3 retain 5689 1 Leyland cypress x Cupressocyparis leylandii 12 12 452 0 i N 3 3 retain 5690 1 sugar maple Acer saccharum 9 12 452 0 1 N 3 3 retain main stem failure,extensive decay, 5747 1 red alder Alnus rubra 28 16 804 0 N 1 0 hazardous new leaders(3+2+4=9) retain 5749 1 western redcedar Thuja plicata 1 48 18 1018 0 N 2I 1 old broken top,very poor structure retain I 5750 1 English holly Ilex aquifolium 10 12 452 0 N 2 1 invasive species retain 5751 1 1 English hawthorn Crataegus monogyna 7,9 12 452 0 N 1 1 invasive species retain 5752 1 English hawthorn Crataegus monogyna 121 12 452 0 N 2 1 invasive species retain 5804 1 (flowering cherry Prunus spp. 2x14! 16 804 0 N 2 2 retain 5832 1 plum Prunus spp. 7' 8 201 0 N 2 2 retain 5833 1 flowering cherry Prunus spp. 10 10 314 0 N 2 2 retain 5864 1 flowering cherry Prunus spp. 6 12 4521 0 N 2 2 retain 5865 1 flowering cherry Prunus spp. 7 12 452, 0 N 2 2 retain 5867 off-site Port-Orford-cedar Chamaecyparis lawsoniana 8 10 314 S N 3 3 retain 5868 off-site Douglas-fir Pseudotsuga menziesii 16 20 1257 S N 3 3 retain 5869 off-site Douglas-fir Pseudotsuga menziesii 16 12 452 S N 3 3 retain Morgan Molen & Associates, LLC Consulting Arborists and Urban Forest Management 3 Monroe Parkway, Suite P220,Lake Oswego,OR 97035 morgan.holen@comcast.net 1971.409.9354 Attachment A: Existing Tree Inventory Data Morgan Holen MHA1419 Corbin Estates(Partition) -Tree Data 7-16-14 ,4,.— AJJOCIATE,1", Page 4 of 5 No. Lot No. Common Name Species Name DBH1 C-Rad2 Canopy3 0/S4 HT5 Cond6 Pres7 Comments Treatment 5870 off-site ,Port-Orford-cedar ICharnaecyporis lawsoniana 14 10, 314 S N 3 3 retain 5871 off-site Douglas-fir Pseudotsuga menziesii 15 12 452 S N 3 3 retain 5872 off-site Douglas-fir Pseudotsuga menziesii 18 20 12571 S N 3 3 retain C 5873 off-site I Douglas-fir Pseudotsuga menziesii 18 20 1257 S N 3 3 retain 5874 off-site Douglas-fir Pseudotsuga menziesii 8 8 201, S N 3 3 Iretain 5875 off-site Douglas-fir Pseudotsuga menziesii 24 20 1257 5 N 3 3 retain 5885, off-site English hawthorn Crataegus monogyna 15 14 616 0 N 2 1 retain 5896 off-site filbert Cory/us cornuta 12x2 14 616 0 N 1 1 retain 5897 off-site filbert Cory/us cornuta 12x2 14 616 0 N 1 1 retain 5907 off-site deciduous unknown 1 10 12 452 0 N 3 3 retain 6181 off-site Douglas-fir Pseudotsuga menziesii 24' 24 1810 S N 3 3 retain 6182 off-site Douglas-fir Pseudotsuga menziesii 24 24 1810 S N 3 3 retain 6183 off-site Douglas-fir Pseudotsuga menziesii 301 24 1810 5 N 3 3 retain 6184 off-site Douglas-fir Pseudotsuga menziesii 36' 28 2463 S N 3 3 retain 6185 off-site Douglas-fir Pseudotsuga menziesii 361 28 2463 S 1 N 3 3 retain 6186 off-site Douglas-fir Pseudotsuga menziesii 10 8 201 S N 2' 2 retain 6187 off-site Douglas-fir Pseudotsuga menziesii 20 11 380 S N 3 2 retain 6188 off-site Douglas-fir Pseudotsuga menziesii 8 6 113 S N 2 2 retain 6189 off-site Douglas-fir Pseudotsuga menziesii 17 10 314 S N 3 2 retain 6190 off-site Douglas-fir Pseudotsuga menziesii 19 10 314 S N 1 3 2 retain 6191 off-site Douglas-fir Pseudotsuga menziesii 6 6 113 S N 2 2 retain 6192 off-site lodgepole pine Pinus contorta I 18 15 707 S N 2 2 retain 6193 off-site Douglas-fir Pseudotsuga menziesii 16 10 314 S N 3 2 retain Morgan Molen & Associates, LLC Consulting Arborists and Urban Forest Management 3 Monroe Parkway, Suite P220, Lake Oswego,OR 97035 morgan.holen@co"--gst.net 1971.409.9354 411 Attachment A:Existing Tree Inventory Data Morgan Moien MHA1419 Corbin Estates(Partition)-Tree Data 7-16-14 t'6.,—A/fOCIATE,fu Page 5 of 5 No. Lot No. Common Name Species Name DBH1 C-Rade Canopye O/? HTs Conde Pres? Comments Treatment 6194 off-site Douglas-fir Pseudotsuga menziesii 10 8 201 S N 2 2 'retain 6195 off-site Douglas-fir Pseudotsuga menziesii 14 8 201 S N 2 2 retain 6196 off-site Douglas-fir Pseudotsuga menziesii 12 8 201 S N 2 2 retain 1 6198 off-site Douglas-fir Pseudotsuga menziesii 22 22 1521 S N 3 2 retain 1DBH is tree diameter measured at 4.5-feet above the ground level in inches;trees with multiple trunks splitting below DBH are measured separately and individual trunk measurements are separated by a comma,except multiple trunks of the same size are indicated as quantity x size. 2C-Rad is the average crown radius measured in feet. 3Canopy is the average tree canopy area(in square feet)calculated as follows:Canopy=(Average Tree Canopy Spread/2)2 x t. 40/S identifies the trees as either Open Grown or Stand Grown. sHT identifies whether or not the tree is a Heritage Tree(either Y for yes or N for no). 6Cond is the numerical condition rating(0-3)as defined in the Tigard Urban Forestry Manual: RATING VIGOR CANOPY DENSITY DEADWOOD FAILURE HISTORY PESTS DECAY 0 dead to severe decline <30% major scaffold branches >1 scaffold Infested major conks and cavities 1 declining 30-60% twig and branch dieback scaffold branches Infested one to a few conks;small cavities 2 average 60-90% small twigs small branches Minor present only at pruning wounds 3 good to excellent 90-100% little or none none None absent to present only at pruning wounds 'Pres is the numerical suitability for preservation rating(0-3)as defined in the Tigard Urban Forestry Manual: RATING CONSIDERATIONS The tree is a"hazard tree"as defined in chapter 18.120 of the Tigard Development Code and"hazard tree abatement"as defined in Chapter 18.120 in the Tigard Development Code cannot be 0 completed in a manner that results in tree retention consistent with tree care industry standards. The tree Is dead,in severe decline,or declining but may still be retained if desirable for wildlife or other benefits because it is not considered a"hazard tree"or"hazard tree abatement"could 1 be performed. 2 The tree has average health and/or structural stability that could be alleviated with treatment;the tree will be less resilient to development impacts and will require more frequent management and monitoring after development than a tree rated as a"3". The tree has good to excellent health and structural stability;the tree will be more resilient to development impacts,and will require less frequent management and monitoring after 3 development than a tree rated as a"2". Morgan ilolen &Associates, LLC Consulting Arborists and Urban Forest Management 3 Monroe Parkway,Suite P220,Lake Oswego,OR 97035 morgan.holen@comcast.net 1971.409.9354 Attachment B:Effective Tree Canopy Cover Summary Morgan _ en MHA1419 Corbin Estates(Partition)-Tree Data 7-16-14 --tb•—AfJOCIATCJ,' Page 1 of 1 Zx Canopy Area(sq.ft.) 2x Canopy Area(sq.ft.) 1.25 x Mature Mature Canopy 1.25x Mature of Preserved Trees of Preserved Stands Canopy Area Area(sq.ft.)of Canopy Area Tree Canopy Effective% Lot Area (w/condition and (w/condition and (sq.ft.)of Native Non-Native (sq.ft.)of Area(sq.ft.) Canopy(Canopy Lot No. (sq.ft.) preservation rating>2) preservation rating>2) Planted Trees Planted Trees Planted Stands per Lot Area/Lot Area) 1 98,325 33,000 0 9,815 0 0 42,815 44% 2 16,325 2,463 0 2,454 0 0 4,917 30% Total Development Site 114,650 35,463 0 I 12,269 0 0 47,732 42% Notes:Effective tree canopy cover is required to be calculated on a lot/tract by lot/tract basis only in the R-1,R-2,R-3.5,R-4.5 and R-7 districts. The standard percentage of effective tree canopy cover for each lot or tract in the R-1,R-2,R-3.5,R-4.5 and R-7 districts shall be at least 15 percent. The standard percentage of effective tree canopy cover for the overall development site shall be at least: i.40%for R-1,R-2,R-3.5,R-4.5 and R-7 districts,except for schools(18.130.050(J)); ii.33%for R-12,R-25,R-40,C-N,C-C,C-G,C-P,MUE,MUE-1,MUE-2,MUC,MUR and I-P districts,except for schools(18.130.050(J));and iii.25%for MU-CBD,MUC-1,I-L and I-H districts,and for schools(18.130.050(J))in all districts. Morgan Nolen&Associates, LLC Consulting Arborists and Urban Forest Management 3 Monroe Parkway,Suite P220,Lake Oswego,OR 97035 morgan.holen@coicttnet 1971.409.9354 111 Attachment C:Planted Tree Inventory Morgan Holen MHA1419 Corbin Estates(Partition)-Tree Data 7-16-14 ---- -AfJOCIATE,,A,, Page 1 of 1 Tree Species Name/ Caliper or Mature Canopy Mature Canopy Available Soil Available Soil Volume with No. Common Name Height Spread(ft.) Area (sq.ft.) Volume(cu.ft.) Structural Soil (cu.ft.) Lot 1 Lot 2 Oregon white oak I 1 Quercus garryana 2.5" 50' 1,963 500+ n/a X Oregon white oak 2 Quercus garryana 2.5" 50' 1,963 500+ n/a X Oregon white oak 3 Quercus garryana 2.5" 50' 1,963 500+ n/a X Oregon white oak 4 Quercus garryana 2.5" 50' 1,963 500+ n/a X Oregon white oak 5 Quercus garryana 2.5" 50' 1,963 500+ n/a X Morgan liolen b Associates, LLC Consulting Arborists and Urban Forest Management 3 Monroe Parkway,Suite P220, Lake Oswego,OR 97035 morgan.holen@comcast.net 1971.409.9354 Attachment D: Tree Preservation and Removal Site Plan • 4 / ' ,/Ai:7. .41),1;,! ' : ,' '•-: ,•-•;., i ! TREE RROTEC DON NOTES: Ilf Nol asMicatio no construc021110 PIPPIN •".'' I' I GOAL 5 SIGNIFICANT ' MURASE Associates i I HABITAT AREA. LOW RESOURCE I I r.--.-.---..."-1.-—-{.;•:Ce;':4::::::::::::::!..::iiii; W.,"IrAg• : 72, rain! V i ! E X I 5 11 N G TREE(111D1 -''-. l'• \:+44.:4+:44.:.:4•%+:•:•:. 0)-T IP I G AL ..' I ''• .••••••••••:••••••4.4...~...i.:4 I I 1 ‘P:P.X.:+:•:.:4•:‘:V.....:•:AL: ''/,:, DRIP LINE-TYPICAL I 1 OMMO 604M I 4.4.4...4.•••••••••••••••••••••44W: q.--"---:(--.X.:•*:^:tt•%.:':•:,:•:•:•:•' i.is ,x...*:•x04-:•*: :, a ! 1--- , , . ;46..;•:•*:,m4.:+:•' ci > ce o 1 I ER STING TREES ARE , , „ i ---- ".',44•:•%•14.:•:4 a., ‘:•4;:•*,.•,:-V 0+ N cr) 6 i_ 2 i I i (IA ,........, < ICL 0 I • ALL TO BE PRESERVED d I AND BE PROTECTED. , , 1 ''\-- $414.7-.boo I- D CO z Z --- W W ,..-.., I . Wj /!:` OE ROADWAY N ;/. W I 0.3 .o .w -NEW CURB I 0 ;.EmEpRoTEcnc. ... CI,1 0 LI•I (ii cn 0 U•1 i , •..--4" _______...., `, Cr'„1 r. CC I. ) ' ,-004101Nt LOT 1 o O. Egglo ,s, 1 1 08.325 01111 % LL4 t ••' • 7 1 ,.,,,... ,,, EXISTING.....) ; CIIP.'' ' — — s. : . „...-.....,....• .... t 1 e HOUSE vw aroma:.101. ' 1 24L..___ 1011111P :. :' I tsg,r I - . , GO.. .... ..._..._..— i EXISTING SW ROSS C""s/ L HOUSE i . MEET C, D.' --2‘, -I LOT 2 1 It'll • i ' ., 4E0 18,325 wyft i ,. „....‘.• w. '' -'• IMIT.:07/200014 ..,.I. t MP Apir 7.. • 10".'; . 47 I i •,, , . ..-... -..., : ) 0 Ai.. ,,,- .0,07/20/2014 • .. I F'. ... \ 1 i ;1474;-- I ' 0"Cr 1 / • •8:<‘tg ----- .".- %; II t. ' ( , . CI" gr"te. 1 ti5e-CL'' =,.... i 0. 15 30 60feet \............-/ . 1 -'----.' i ___.......... ‘..0 i I SCALE NORTH (ph.) 7.. Ii I, Morgan Nolen, attest that this Tree 40i4 OPOLP Canopy Plan meets all the requirements JOB.4846 in Section 10,part 2, of the City of Tigard Urban Forestry Manual. 1406B SHEET nTr i • I TREE PRESERVATION AND REMOVAL PLAN SAUL"NOMEP Morgan Haien ISA Certified Arborist PN-6145A Ll of 2 Date:July 20.2014 . , .'//./.: .. I .•'''V/M • I Attachment E: Tree Canopy Site Plan .11 ___.. al�lr:''%Z.. :: i' i <a i' I If' ','' i; I URASE GOAL 5 SIGNIFICANT Associatesr _ HABITAT AREA;LOW ,`ALOE RESOURCE TREE PLANTING LEGEND ' � V i i EXISTING TREE WITH I ` i.4 ♦♦♦ • r ( ; .„,....4:44.....44.4:4:4,:4:44:44:44,14! OREGON WHITE OAK/QUERCUS GARRYANA rifira /)-TYPICAL 4� ' , 4oi•o•••••♦n• ♦♦ 2 1/2'CALIPER DRIP LINE-TYPICAL (^) i i `` `Y `/i /: .__``A_ ,` NOTES X ���j, �� , k% ' r'.O i ♦• I.ALL TREES AND PLANTINGS TO CONFORM TO O Q. `� '� i:. THE CITY OF TIGARD DESIGN STANDARDS. ,:•:.:•:"......... PLANT IN ACCORDANCE W1TH STANDARDS a' Z wr.�� �1�� I '” -ids, ADOPTED BY THE OREGON LANDSCAPE Q � `Y' .•.•AA CONTRACTORS BOARD(OLCB).TRIPLE STAKE CD I— 1— i • ,^y,_--''<- !Sr y `IQ` ALL TREES. ROOT BARRIER SHALL BE LU H- Z, ��Cf] cxISTING TREES ARE H JQ ��__ + ALL TO BE PRESERVED I :sr._' USED ON ALL TREES ADJACENT TO Q AND BE PROTECTED. SIDEWALKS,ROADS,CURBS,UTILITY BOXES, W ,b j 1 ,V -- I AND 07HER HARDSCAPE. 1 Z Z 0- ' (4)OREGON WHITE OAKS py.T.� ' r '- Llt W '+A,, FUTURE ROADWAY---; 1 r f m y O 0- �: EW CURB "' /''`7 1, Morgan Nolen, attest that this Tree is Cr to Q a j TREE PROTECTION '„1"1091. / ,f Canopy Plan meets all the requirements 0 a °' Z NCE iA / -`c- I H x1�CnNc UrbanForestryManual. in Section 10,part Z of the CityofQ LU �; O p .' Tigard 0 ,�.wwg� LOT 1 E[ 1 o LAI ^ � atiro/:9'�[')j` E7SNC 96,S2s wR $H D \ lir t re N a ^�^ t •v , I Morgan Nolen " 0 E 65nNc — — I ISA Certified Arborist PN-6145A • i ,I ear ' I Date:July 29.2014 aA. JDP I <. = ssaa..r m .,17-----73'-----• � } �NESTo-JOP _..—..—..—..� r 0 0O) 10 ... . 18 - 1 gib PENNI, �1 t;�i lJ »s> ' EXISTING .)(g)(MINE/' HOUSE I i N a f SW ROSS STREET ED ' ' I. ►t!/�.' `'i '� 0 LOT 2 i'-:ii I)OREGON WHITE'OAK ,y •?A j e '• •.�___ ` 16325 sett i I �`7� DM:07/29/2014 '.. c � I il (:)ws 07) i __ , I 1,) `�� ROT•07IIWTOU 2....•JwiL • , 0' 15 30 60feet rkelepom 47 Y� _ 1 `I ,B A I 1 SCALE NORTH lid I I (Wm) 010-01 Mal-1.2- .• 2-a saaK osow: I I 1 069 i 1 sari not ,,; I I TREE CANOPY PLAN PLANTING PLAN I I SMUT NUMBER Urn I L2of2 NI) A� \ Fidelity National Title Insurance Company 900 SW 5th Ave., Mezzanine Level, Portland, OR 97204 FAX SUBDIVISION GUARANTEE FOR THE PROPOSED CORBIN SUBDIVISION ORDER NO.: 20140089730-FTPOR55 FEE: $400.00 DATED: January 31, 2014 Fidelity National Title Insurance Company GUARANTEES Any County or City within which the subdivision or proposed subdivision is located. That the estate or interest in the land which is covered by this Guarantee is: A Fee According to the public records which impart constructive notice of matters affecting title to the premises described on Exhibit"One", we find that as of January 21, 2014, at 08:00-AM the last deed of record runs to: Gary S. Corbin and Terrie L. Corbin,as tenants by the entirety We also find the following apparent encumbrances,which include'Blanket Encumbrances' as defined by ORS fier 92.305(1), and also easements, restrictive covenants and rights of way. Note: Property taxes for the fiscal year shown below are paid in full. Fiscal Year: 2013-2014 Amount: $9,198.41 Levy Code: 023.74 Account No.: R2015239 Map No.: 2S112CB-12700 Prior to close of escrow, please contact the Tax Collector's Office to confirm all amounts owing, including current fiscal year taxes,supplemental taxes, escaped assessments and any delinquencies. 1. City Liens, if any, in favor of the City of Tigard. No search has been made as to the existence of any liens.A search will be conducted,for an additional charge, only upon request. 2. The Land does not include any improvement(s) located on the Land which is described or defined as a mobile home(manufactured housing unit) under the provisions of State Law and is subject to registration. 3. Restrictions, but omitting restrictions, if any, based upon race, color, religion, sex, sexual orientation, familial status, marital status, disability, handicap, national origin, ancestry, source of income, gender, gender identity, gender expression, medical condition or genetic information, as set forth in applicable state or federal laws, except to the extent that said restriction is permitted by applicable law, as shown on that certain plat Name of Plat: Partition Plat No. 1991-017 FDOR0430.rdw Order No.: 20140089730-FTPOR55 4. Waiver of Remonstrance and Consent to Local Improvement District: Purpose: Street improvements Recording Date: January31, 1991 Recording No.: 91-005120 5. A deed of trust to secure an indebtedness in the amount shown below, Amount: $359,000.00 Dated: April 16, 2011 Trustor/Grantor: Gary S.Coirbin and Terrie L. Corbin, husband and wife Trustee: Lawyers Title Insurance Corporation Beneficiary: Mortgage Electronic Registration Systems, Inc. as nominee for Pinnacle Capital Mortgage Corporation Loan No.: 4201052256/M1N 10072870000476931 Recording Date: April 22,2011 Recording No: 2011-030356 NOTE: Based on recitals in the trust deed or an assignment of the trust deed, it appeared that Pinnacle Capital Mortgage Corporation was the then owner of the indebtedness secured by the trust deed. It may be possible,for a MERS trust deed, to obtain information regarding the current owner of the indebtedness and the servicer, if any, by contacting MERS at 888-679-6377 or through the MERS website. We have also searched our General Index for judgments and state and federal liens against the grantees named above and find: NONE This is not a report issued preliminary to the issuance of a title insurance policy. Our search is limited and its use is intended as an informational report only,to be used in conjunction with the development of real property. Liability is limited to an aggregate sum not to exceed$ 1,000.00 Fidelity National Title Insurance Company By: Toni Stanhope Land Development Officer NOTE-ORS 92.305(1) reads as follows: "Blanket encumbrance"means a trust deed or mortgage or any other lien or encumbrance, mechanics' lien or otherwise, securing or evidencing the payment of money and affecting more than one interest in subdivided or series partitioned land, or an agreement affecting more than one such lot, parcel or interest by which the subdivider, series partitioner or developer holds such subdivision or series partition under an option, contract to sell or trust agreement. FDOR0430.rdw Order No.: 20140089730-FTPOR55 EXHIBIT"ONE" The premises are in Washington County and are described as follows: Parcel 2, PARTITION PLAT NO. 1991-017, in the City of Tigard, County of Washington and State of Oregon. S FDOR0430.rdw Assessor-Map Page 1 of 1 c Q .). 2611281) 28I r 281128G 2200 ►� r ... 740 :49 AC g 1.07 AC ( L- 5, ` o 126001 8 w 1 . i i .28 AC 0 I_ '11". � L "c 150.00 ' 26112a . > H99-46-55E iz � $ 4700 �) SOUTH LINEJAMES HiCKLIN DLC 4.3 r LCO . 0 C r i ile . Ill.:" . 12?00 It r i i ago 2 $ 6.4 r ¢ rM 2.86 ACc.) :: . 014 lial \ f \ C'') C.... �. 3 .1 4. 0 Cl 301 ui el � ,92 AC � 330.79 ;j to 0 6:04 -- q 326,89 } " •N 176b0 326,86 <>Z---------,, ! 43 °`. --0 IAtj This map has been copied from the public records and Is provided solely for the A purpose of assisting in locating the premises.No liabilities are assumed for inaccuracies contained herein or for variations,If any,in dimensions,area or location of the premises or the location of improvements ascertained by actual survey. http://geo.sentrydynamics.net/OR Washington/assrmap.aspx?parcelid=R201523... 1/24/2014 WASHINGTON COUNTY LAND USE AND TRANSPORTATION SURVEYOR'S OFFICE ST.1131CATIVISICOAT F I A T NAMING I request that the Washington County Surveyor's Office reserve the following subdivision name: PROPOSED NAME OF LL�� 1L SUBDIVISION: , p y{j! n L 5 - e 5 MAP AND TAX LOT NUMBER: ZS I /ZCi3 - IZiaO CITY JURISDICTION (Which City?) or kl C Q COUNTY JURISDICTION: SURVEYOR'S NAME: 1 v ri s COMPANY NAME: 4 D-es t C o-up OWNER'S NAME: J ,261H '�G I understand that if the name is not used within five years, it will be automatically canceled. Name of person reserving name: /Bice Fletvri fes✓ J t g641 /hc Company name: SFA Dss)9h 674-0-ip Address: 'ozSy) ilia s65 Telephone number: CS os.) 6N1- &311 E-Mail: iriqhgr✓ts C s di .covs-i Date: `2y////2 0/ 4--//4/Rt- Name approved Washington County Surveyor's Office 155 North First Avenue, Suite 350, MS 15, Hillsboro, OR 97124 Phone: 503-846-8723 \Shared\SURVEY\DATADIR\Web site\Downloadablc Flies\Subdivision-Plat-Naming pdf R. 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Flott.Jur 30, m.52pm, B:Vend projects 2004\102-003\0.q\ymtubl\1323_03pIct.a.q I 1 cnI 2 L ___... _ , r_ni il ........... `__ \ —•.X —iOM—PIM—SOW\11011—MMX— �j ~� u > /I `�, SV-81ST-AVENUE, >, X014 —mM— V:=z\',, - 0 Z - -AGNIIIIIIM=11111411METIA.M.111 `\ \ i - T I \3 I�^I*•� I�r+tee, B .r V -- -J / ( - -r---r � •rr-r---- 11 , I 4. 3 \ \ fq.1 a I `\io I m Si =_ i` �e m \ I % 11 ' VI \ '1 I�� m - t11V 11 n \I , ss Z S`, 1 ;=EJ 1•1 11 1 1 \ . i 0 00 c<s`S c \ e, till"; to Peer•.50.E 9Op O r, :i...,e .,,„ 1...., 1,. ._t). i 1 .„,,,.„,,,_„...,,,,.A,.....gl, , . §, , ,„\1/40._„...,. , hi re.WINY•e•Psos r,,,..,,,.......,, : \ \ , • • • • ,,,,LL \s , --\\ ,---1;fi . 0..,,_ ,..3,:-„,..--..;,_,,:.,4,/, \\,_.\___,,r,,,_\. ,-_-\_-,,,,,-_-,,, :, a . iv ii-F,,--,,—, ,_-_;_:_,2- /4 , , , ,, ,, .,.,..., ,,_ .. ., __ , \ A,so\ \i, -:.i _. _ ",,, ,1 ,,,nom '\ , .f r , • pr k' o•�// \p t 1—t--------- 0 „ r,,,,,,, ,7,0„ ,,,,, '1 l 771-i7�. 1 1 i De -6\-- --�Te.-----. i� fJJr / /r I ,/ rira moo yam• A )l l r , r , r l 7_7.- , 7.4W" ,77 :,__.=V =,=-..L..7__=._...- •aBvai_ - </ / / i // / / III \ a I\ � � .�Fo � ; I I \ \\ \ 111 /ry I \ —B n Eq = I iy- 6 n �Z I -B SHEET DESOIED BY_I ORiE_gy$y v0. DATE REVISION BY 3 DRAWN BY_�OoTLglfm{ FUTURE SUBDIVISION PLAT SFA Design Group,uE REODOCO BY B O.i--"a'" W2B M IrSRww O�.Lw b: a .,„.., .°- REE. og 3 scR.,E CORBIN ESTATES Sfa ,',,,'I"u11;?'::7'm ,,,b: TIGARD,OREGON BR,R..,.Ma.a<0, Bnyn.0 // // ',/,' ,/,/ , '..//•://.''.// z• ,,- / / ' /',•''' /', • .// /,'C,/////' !.4 TREE PROTECTION NOTES: MI atilli Not applicable.tie construction is proposed. - WRASE i• i GOAL 5 SIGNIFICANT HABITAT AREA: LOW collates • ,----.VALUE RESOURCE I ' ' '-I'- (' .4.•14•41,4.4.4.84V48 MOAN , 1-".4--_71-L4 7 7 I i EXISTING TREE(WITH )-TYPICAL , ,„-- / 7 I I ' '',, :: +Me**:•:.' 4k,••••••,4,44.4 44 4:4•:,0:4' TRIP LINE- t yr',c AL : 0,--•.(5.. ,.1::::vieive.....reVit.,A04 . •'..% /2 .S. i WYK Z ---,: . , I0 j 4 *:::*v I,.., 4.0.41.•••••/.14.4.‘$14 V 4...41.41V 22.:. 5 , ---____--t 0:444:041‘14-:•:40:44 • . Ct CL (.;...1 / I i---;. • ,--C-Qr i(Ert.;::::::::::::::::::::::::::::::::$ I, i: ,1,111:1:1:01:1:1111.1i.441:1;i4 , ".7." - < o ; Ct CI ! ' • EXISTING IREES ARE C I I ALL.TO BE PRESERVED AND BE PROTECTED. ; I I- 0 %--0." •___. En z Z ! .,(Z ...... , LLI La _......' .. _. > 0 Z _ z < I= 0 IX co > ..__.. „ FUTURE ROADWAy_i 4/4 I z ! W CURB sl A /'' 0 < re TREE PROTECTION Cr 05•12 / •> I FENCE ,. . ' '. _ _ ,,,,, .,Z1D- LOT 1 .. ,.. ., 0 • r••• EC / I 98,32510 SHED-y:7 ‘i, 1 I 2., 0- - W i . W • I, 1 ' 1 1— • , . • 181 lir , 1 i !. 0 ' : DOSTRIG IV r• — — • 1 I II f;`, 111 I • HOUSE r.. :, Cr": ,_.._..2.4'_.._.. .00IIP ...lova JDP . I i. Iv. i (Ot 1 ItiOr.SS REVISED —•-••• . . , 'I., ,,...... I I 7 / MO I" „L.• EXISTING 1 I I • SsANNG„,' Cy-s 0 112 CI : & HOUSE I , us p 1 i ill. As In , SW ROSS STREET I i, I LOT 2 =I , 0.-••-a , ea 41, • ! _, • 16,325 soft .I , • j i 0 ( / ::/.. I / ito.. • • . 1 11 Li I co- i ,•-- -------, ., :, 011,,,f.A - 7 .• , -.IA :-------- ,__, '':ps°1TET.*077/29/207144 0,03Ter,,.. • i ..a.AL il . , i il'0' 15 30 60feet ‘‘._ • .r i \,... `,..._,• •••a 60•011&:41. I.- . t i ...:-...v..._ i SCALE NORTH ••••....— (pies) ISSE• 4IE1-01 FIRI-1.1- RE. I I I, Morgan Helen, attest that this Tree IIC/RI , CROE11- • I i Canopy Plon meets oil the requirements . .ort WIRIER i I in Section 10,port Z of the City of ,,.- Tigard Urban Forestry Manual. ' SMUT ME TREE PRESERVATION .,, . AND REMOVAL PLAN i • 1 lir f 44"-- . SIDE,RUDDER Morgan Nolen / !SA Certified Arborist PN-6145A , Ll of 2 Date:July 29,2014 // 4' // .//'' ' --4. 7 .7. . -"'',/7'. ./-. 7• - - -W ''-‘7.// _// 77 //V -i'./ / // ..//-7/ .// /. . / .; ,// / ',./7 / I`• j $1,M1 4;: fI 1f1ia ASE GOAL 5 SIGNIFICANT Associates 1 I HABITAT AREA: LOW -- ,VALUE RESOURCE TREE PLANTING LEGEND ,,' "°` j j EXISTING TREE(WITH - -_-_-1 .•♦1•• a:1f••••f ,rte„ • f)-TYPICAL ' �` '•O�iiif•fi i•�•••f i•ii♦••� OREGON 1W71TE OAK/WERCUS CARRYANA ' yy A90••s'i i00eL•i a>iii0•i>ii 2 1/2'CALIPER mow DRIP UNE-TYPICAL �/\f�(\ /\�` --- - ./ I 'Jt�:•�O•�JOP•4•i♦iii�'iio `. �Y /'I � I 3 1 1 mum i �i:•i•Zv�• ♦ • �i ii _ w•.♦O4• O♦ 0..•>>. // z ♦•♦:♦•:::••�•)•••••••4 1.ALL TREES AND PLANTINGS TO CONFORM TO �% CL / 0 s% 1 foo•♦0:::::*i•:�• THE CITY OF TICARD DESIGN STANDARDS. O / 'OttAYOS \O,i�•�♦OO t�s wO•♦f�• PLANT IN ACCORDANCE WITH STANDARDS X 0 '^i I -- •�Oi!•!ifi•n0•♦�' Z_I / •�i•R•^'TlS ag.• CONTTAD OR THE OREGON B).TRI AEE 2�� ''2.'.7-----)<---- )< / ••♦•�� A CONTRACTORS BOARD(OLCB).TRIPLE STAKE _ 1.,_ I- Z 1 .i --EXISTING TREES ARE 'ae:4:7 `a`I ALL TREES. ROOT BARRIER SHALL BE 1- Q Z�,I��p ALL TO BE PRESERVED /� , USED ONALLTREESADJACENT TOQ J^f AND 8E PROTECTED. �� 9DEWALKS,ROADS,WRBS,UnUTY BOXES, Q• djI ^ aeI AND OTHER MAROSCAPE. Z z 1 1• , (4)OREGON WHITE OAKS lJ l �. Q FUTURE ROADWAY c ~ } /• 1 z -NEW CURB / > DO O "" /// i I. Morgan Nolen, attest that this Tree / Q > anopy Plan meets all the requirements i 0 (L I^� TREE PROTECTION ...Cr" ®.; .l � FENCE i< j — �I in Section 10,port 2, of the City of Q f . ,,, '^q Tigard Urban Forestry Manual. 0 I N i ya.a_)c:i • LOT 1 EXISTMC I,� p W - ' _ - E47ED C 98.325 WI SHE „-„ t 441"..._ Q. A '',�' NNE i i Morgan Nolen Holen _.. ' EXISTING — 1 ISA Certified Arborist PN-6145A _ r HOUSE Dote:Jury 29,2014 AMO:JDP ,r:7. C Oyu , 1 r 73_.- _ SCJ, i ENEKE4.JDP J >.w ,i,.- SPO. �• `,.fro^ „,-.--\..,—‘:— .— '\ I a9a” ,_4' 1 ^�'y.�, SHEDNG''. i i F'+a nes' me / SW ROSS STREET 1 i ✓ \` ' LOTS c1 1)OREGON WHITE';OAK .1i6'1�(���( `,� �/ 1 �� HOUSE I 1 q us •' 16.325 R 1 _. .. Cs -.-------..--, I "`. ! 0729/2914 1 � v 9 E j iT j 0 15 30 60feet �„ __-__- `aidE�rmc1•Y '�I�' s OREGON ++ ` a SCALE NORTH ``"-- Rf N (N.R) I I K1^41A.1 MURK ORDER. I JOB ROWER: I 14060 SHEET RILE // 1 I TREE CANOPY PLAN • - , PLANTING PLAN jv^EEI NLMBM .° „ L2 of 2 ccurtis, Plotted: Jul 3C 11:51arn, B:\Ladd Projects 2004\132-003\dwg\partition\1323_02excn.dwy ' CO DO I rn IO I —I C 14 ..2 �,Na. I/ 1 f=� > PH .110 r 1` Iw� \ �, _ ` __ A. -) --- ` /I „..44.t.,__ .•., IION—xoc—SOH—�f0\N— —x014 o,1xoN—xa�--,ICON—OOH__ xOH xoN—, ..'. `w� -'• I "..—� +-a _ ,.. —0 /0—gam 0-- __G A-G-- S SS— . 5S SS---/ss—SS—� SS----$j.---S--- - �-55 `',-X.r_-5 SS—SS +�S-9--}s�SS—{-u=—_so.—a-- 00--L SS—SS so , •'�{r\ \ "� € - �_u db • 21 pp, �z� m \\S 017 1 /1YENUE fiJ e— �4i\ - 4 - r. � _ - M I I 310 8. 00- - L \\ meg\ //�. - S •4'17 -_ 1 - - f- - �/ \fig \\ \\ � 1 p® / / \\ 1 1 1 1 r✓ �” - -1 -` - // / / `\ \\\ \`\ \\\ $ \ t ` ® � ^\ \ 111 C\ � I I 1 I \ 19 \\ 1\N t /a" `\l\ \\ L — \ :• I ( • \ I I 3 \ I �- -...,,, N, ,,,,, , , li _ F„ Ps3 rn' `. ` 4'N\ \, "'( / /) \ ` , \� \\\ / �\ , q 8 Il \e \\ \ 1\ 1 ` Ac_)\ 1. \�\ \ 1 \\\ 1 QJ _ • \\ ., \\\ 6 t l\ s ' 1 `` \ rt 7 I 1 \ \ to., \ \ 1 L-.�' �, \'11! I ) I > I� \' \ \ I I II A ar �� L v 0 :/ih1 ( / /. 80.01' '9� 0 / i 11 \` J�I _ \ \ ' J I ` �� \ • \ / ; 11;,- \ I I / ` ` `l \ ., / / \ \ / \ I \ �� �� Av �� i IJ�� i ▪ N4 / '' \ \ \ IN \..__, \. _,. ` \\ \ \\ ' 11totto // ,111 / [ f ,[ ,r---`- lit.-q* ,, J/ I ' I I I 1 / ; --� ,9'4,/ \ \ I 1 I J / r / / /�'1 _ /� / I 1 __- / 1 l l - / / l 1 ( I /' 1 m / ( t^ / ; / / / // / / L8,' / \\\ \ I �l SAO•29'10"W, / ///� r/I l a f 7 I ./`\ �I e \ 1 \ ( --.-_�/ 390.31.E / /' ' // / // / / / / / / / \ `\ \\ \ 1 )' 1 l �.. i .. \\\\ \`\ \\\i1 \` \\ \\„9 Cb 5 1 \\ \ \ \\ �S \ \ ', ii \ / \ / \ \ \ B ` \ \ 19p_„\ n N _ m apNll al al of 01 a1 N (�p�l N aWN� N{Up�iN{tpT�tN��Ap�Ap�ApA�Ap mA pA� Z S I /r` --\ ,'\� V f10,al N A�J +011 11 W l010i A W ig Ni CI IDm Nvi �Z • � — Z = -- / \ A n / \\ 0.------- i 'gg OmgrAm A Rr V V V C G m[n T rTlr71(M1 HITT Of m 4/6 EF.Ff R� Y / —�'\ 190 / O r- / /, \ rn m N // ``-'�---- ,°; court's, Plotted: Jul 31 11:52om. B:\Lond Projects 2004\132-003\dwq\portilion\1323_03plal.dwg I 1 I I � (n 1 m � _'"- _ - \ ...., ----...,:----, —JOfJH�-%OH—%OH—X0H X011 X0H \ %OH OH X011-- ---XOH—XOH E'�'�-3;;-G.{t:"t.,r' ,+ /I SW-81STVFNI:I� > �� x _ I B2?' 75' 1 `Vb 1 Oro j ,Y 1 t----J ) / \ \ ( I \ �"�1 I A.** I� I .. I t\ 1410' I 11 ` —\— (J 1 ..1 J V 1 p`6 1 1 - — N^ \ q1 \ 4 mt �I o; \ co vl - \ � m cn . I I\ .4 __ ..._._. 1 ru gp0Q-9 0 IIR I: 1 v- l _-_J n ��S N o Amer-.s 3 I_ . _ °�,I 1 r �r` `^39=10 ` _ N.80.0 O E Tc0 OQ te a, < 1— \ --. I '-'., , : ril C i •''Y .La Iw {~ O, I co `I ` \ \ . .. .♦ I \ ,-.7, 1`\3�\\\ I� ,- /`•, .4;� 1�n�/-/-141— 24- fi�3� / �/ \ I��f A� ( J \ -g� 6\1 41\... \I\ ti I 1 111 I ��w� T v �•••••,- \ �I \ o� \ I I y��; 1 1f' l l 1 I '=' I I fie' \ N tn 11,3; SA ( � N CO I 1 f 1 1 1 ;is 17... r Pr" �'4� � C 1-'7 - ,, Klett � �\ � ' ,/ pc. ' 46'\ )-72' Xiii iii // h 1 di r_Lt% , -\k/// . , • ) 1 (/ / 1"1 /*/IV "ri'll 741 :-. .--J'/1.//' q// / } I ( ( ( ( 1 �_-tom-_J . 7/ 0 -do -P ' ..... 74 4! \ 1 \\ — -� 3�, \/i / / // / //� / \\Ri r • 8I III \ \ \\ $ \ yip vQ �m w - 1II � i\ 1 \ \' •s \ �\ -\ mg r \ / I \ \ �,; is n z • I �' - Ea.-- Z2! ...-- H F.- I n a m rn m D rlo SHEET DESIGNED BY MA DATE 04/2014N0. DATE REVISION BY FUTURE SUBDIVISION PLAT e3 DRAWN BY RD DATE 04/201 SFA Design Group.LIE REVIEWED BY IAA DATE 04110M STRUCTURALCIVIL I PLANNING I SURVEYING OF 9020 SW W..hlnpton Square Dr,Sulu S05 i ; 1 PROJECT N0. 2 REF. CORBIN ESTATES P.w.nd,Or.0on97zn SCALE_ T40' li 5 a Ph:,50],W,d711 F.a:,501,6117905 3 TIGARD, OREGON hBpalwww.@.d0.co. 111123_p1ALAT __ i':- I TREE PROTECTION NOTES: 4 • fitd--• Not applicable,no construction is proposed. SE GOAL TSIGGNCAT AssociatesI GOAAREIF N W .-----.VALUE RESOURCE ""°"1.111n49410,"°` : °` • 5214 II Willsarna see 1 , '5c•..1••f•••••••••••••••••',•••••4 •^. EXISTING TREE (MATH I " `tel 1 ►•••••••••••.•.•••f ° ••,z I 1. ' r•••••i•••••,4••••••••••••••$•*••••••• r sw- ' 1/)-TYPICAL , 1 .•••••••••••O••.1•• 1 !•1,•••j•i��••••••❖•••••••••••••1�•j /' I I ' O'aa` ``11 41.19•.•1••••••••••••••••1•••#•••1•*•49 _ _— GRIP LINE - TYPICAL ' �C•••••.••••^•f�1's••° / 1 r..••.4191...•••►.►,►•♦ / I I Ea5 +G , 0 ,1919.•,-.•••.••••••.•••. Mous, 1 V'•?i i•40•••e❖••cam:a❖4•0,410"4,4, i Z ' 1 ,.V•4••••••0 e•••••o4,•••••41••••e••••••4 ♦.00..•.:.,.•�,•- 4194.• °.....•.44.•..••...•.• '// J r'� •••••••�.•b41•'..••••• I I -."'I b•••••• ••cse4,4,••••• / - ' `-,.' S••••�•7•••p••••••S•••' , . 1 ' ' R•s❖.❖•❖••*°w❖•O•0 I• 1 , I ` ..1.1.1.4.��5+11.11.1.1._ c) O I •1A.": , I% .-• mai :• GOAL 5 SIGNIFICANT tV[U SE I I: I HABITAT AREA: LOW ',VALUE RESOURCERS TREE PLANTING LEGEND """`,,M,M" 5214/I Whams Ilaa Portland OR•7217 EXISTING TREE (WITH i /•i��i�isi�i�i�i�i�Di�isi�i's�isisf % ' n TYPICAL I , i ` ••••�•••�•�•�•�•�•p•••�•1•�•�+ i OREGON WHITE OAK / QUERCUS GARRYANA �% /-_ 1)- , `, 11•••••••••••••••4♦ , r•••wy••••••••.•.♦1 2 1/2� CALIPER DRIP LINE - TYPICAL-4_1Q. ' cG...••s.•..e.sssa It • % r I I Egg t1••vt+••••••• •.••••♦ '/ '• w r'ib4•4i V/0•••.•O••••4i••••4•••••••••4 1,' 1••C• •••••••••/•/•••••/e••“W••••••1 // Z I TI , ••••••e••cs••i••••• MO1ES O CC Q I + `'' t •;�'`•!•••••••••••••••••`•x•••••••4'•4'•• 1. ALL TREES AND PLANTINGS TO CONFORM TO d is I !;e=.�.••••••••••••••�••.•.•.•i //. - © (�Y^ 1 O•,►4••4•••••�•�••••O�•••••••� THE CITY OF TIGARD DESIGN STANDARDS. p 0 ,` _ le '' VJ •r i ) ,••,•••:�=1w••• PLANT IN ACCORDANCE WITH STANDARDS Cr ' I +*ASS••••♦4. • ADOPTED BY THE OREGON LANDSCAPE Q >' , ••••tea• P► CONTRACTORS BOARD (OLCB). TRIPLE STAKE W _ i - H t <; •.•a.. EL �___ �,*•••••• ba - ALL TREES. ROOT BARRIER SHALL BE I— II— < Z 1 EXISTING TREES ARE , ,'seTs•Jj�i,�: USED ON ALL TREES ADJACENT TO Q J < I 4 , ALL TO BE PRESERVED , i r` SIDEWALKS, ROADS, CURBS, UTILITY BOXES, w a J , �r : AND BE PROTECTED. I AND OTHER HAROSCAPE. ��, (n Z z I \i . , (4) OREGON WHITE OAKS I w w is • _ ��' aJ eats D '`J FUTURE ROADWAY s` ' / ct m j z EW CURB tt 12 ''•i • 1, Morgan Holen, attest that this Tree /4 °O Q OCL '�' TREE PROTECTION ! > FENCE 11 .J Canopy Plan meets all the requirements , U Z < -- ---_________ ,�,� �� in Section 10, part Z of the City of Q 1i 0 �' ' ,-i-,,,ie • , Tigard Urban Forestry Manual. r-- ,_ 0 ~ ,se°r„ � LOT 1 I ,, , / o0 W ° CC � EXISTING 98.325 soft1ED NG I , n °`� a ; ssa :. . .. j j Morgan Nolen 1111, I - 0 I ISA Certified Arborist PN-6145A EXISTING HOUSE —_ Date:July 29,2014 DRAWN:JOP > ,, `/ 1 ' < i , ]3 I RENEWED .IDP �• BREEZE.,TO _ . 5489 5491 L-��-4g4 E° /'_ \__— ' __—__—__ I 184 J ; I�1�.':� O1 IIIII�IIII�I• i / I �te5 REVISED I : - �• , I 3490 3492 3453-- �, ,1 ------------ - i "`.4 EXISTING i XiSTINCr• p� ,. HOUSE - I I -'y11i� foal 6182 ' SHED ; ; D7� .! 9s(gyp,ey _ i SW ROSS STREET ; 0 - LOT 2 '-� 1) OREGON WHITE OAK 1 ,. $ 'A 61 ✓ 16.325 ft 1 �fle,-. �, -iV /l._ 1 ` I, ,`��� ,/ DATE: 07/29/2014 0484 ------------ . te, _/ I F • " --` --` , ts6 ` PLOT: 07/29/2014 ---------------- ({ 7�'''[ �--� �.. _ __ r 2 ��y�OB 6rib``t�V tJ r ttt ``. ��ii'74 ,r ____ 'r,, ,\•\ � 6CiSTE 4,• - ;• u • 1 15 30 60feet ----- , 7:3��L+E S Cli\ Cs OREC-ON A. I ` Ir1117 wr4 r sc'Pe AK`� SCALE NORTH FILE: (plan) 8Ist-01 Plat-L2-...d,g I I WORK ORDER: I I JOB NUMBER: I I "' 14068 SHEET TITLE I I ' TREE CANOPY PLAN PLANTING PLAN I I SHEET NUMBER ELECTRICULT I L2 of 2 , PARTITION PLAT PARTITION PLAT NO. A RE-PLAT OF PARCEL 2 PARTITION PLAT NO.1991.07 14, IN THE SOUTHWEST ONE-QUARTER OF SECTION 12, RECORDED AS DOCUMENT NO. 40 20 o 40 80 TOWNSHIP 2 SOUTH,RANGE 1 WEST OF THE WILLAMETTE MERIDIAN, �� CITY OF TIGARD,WASHINGTON COUNTY,OREGON ,' 1 ,11. 1111 DATE:OCTOBER 14,2014 SCALE-1"-S0' SFA DESIGN GROUP JOB NO.132-003 NARRATIVE: SHEET 1 OF 2 THE PURPOSE OF THIS SURVEY 15 TO MONUMENT A REPLATOF PARCEL 2 OF PARTIHON PLAT NO.1991-017, WAHINGTON COUNTY PLAT RECORDS. THE BASIS OF BEARINGS FOR THIS SURVEY IS 589.40'25"W BETWEEN MONUMENTS 151 TO#57 PER PARTITION PLAT NO.1991-017. DOCUMENT NO.2013-058068 DOCUMENT NO.2009-054368 LOT 44 "DURHAM ACRES" #57 TO#51 WAS HELD TO ESTABLISH THE SOUTH LINE OF THE SUBJECT PROPERTY. N89'45'42"E THE WEST LINE WAS ESTABLISHED AT A DISTANCE OF 25'FROM CENTERLINE OF SW 81st AVENUE BY 851,AT 20' 14.22'5.00'(P1) N89'46'S5"E 175.78'(P1) FROM CENTERLINE,AND#54 ALSO AT 20'FROM CENTERLINE AS SHOWN ON PARTITION FIAT NO.1991-017. 4.34'(51) N89'46'55"E 150.W(P1) #55 N89°455'42"E 175.41' 759 a;4 N89'45'42"E 150.20' _ THE NORTH LINE OF THE SUBJECT PROPERTY WAS ESTABLISHED BY HOLDING RECORD MONUMENTS HELD 154 Ser AND 159 PER PARTITION PLAT NO.1991-017.155 WAS FOUND AT THE NE CORNER OF PARCEL 1 PARTITION PLAT 153 / ;"INITIAL POINT",F05/8"W/YPC NO.1991-017 AND HELD FOR EAST-WEST POSITION,BUT FELLS 00'42'52"W 0.31'FROM THE TRUE CORNER MARKING THE NE CORNER OF PARCEL 1 01 W PARTITION PIAT NO.1991-017 POSTION. 6'-`,$ '= THE EAST LINE OF THE SUBJECT PROPERTY WAS ESTABLISHED BY HOLDING#59 AND#57 PER PARTITION PLAT $gym' $L'A O NO.1991-017. N t"-- PARCEL 1 "V OTO THE SOUTH LINE WAS ESTABLISHED BY HOLDING 151 AND 857 PER PARTITION PLAT NO.1991-017. Br' PARTITION PLAT NO.1991-017 00 o0 PARCEL 2 THE SE CORNER OF PARCEL I OF PARTITION PLAT NO.1991-017 WAS ESTABLISHED AT A RECORD BEARING AND go z Z PARTITION PLAT DISTANCE FROM#52 PER PARTITION PIAT NO.1991-017.THE EAST LINE OF SAID PARCEL 1 WAS ESTABLISHED z z NO.1994-037 BETWEEN SAID SE CORNER AND A LINE TO 156,THEN EXTENDING THAT LINE NORTHERLY TO INTERSECT ON THE N89'46'S5"E 150.00'(Pl) NORTH LINE OF THE AS PREVIOUSLY DISCUSSED. #52N89°46'55"8.150.00' 1 148.00' � 2.W 25.00' 25.00' MONUMENT REFERENCE TABLE: LEGEND: 50.00' #51 FD.3/4"IP PER PARTITION PLAT 155 FD.5H.EIR W/YPC 0"MARKED • FOUNDENMONUMENT ASTABNOTED ON NO.1991-017 "TECH.ENG.915990"PER MONUMENT REFERENCE TABLE PARTITION PLAT NO.1991-017 W 5/8"X30"IRON ROD W/YPC STAMPED HELD N&5 N89"40'25"E,0.39' 53336'02"E,0.37' "SFA DESIGN"SET ON LL 2 �, #51 FD.5/8"IR W/YPC MARKED"TECH.ENG.PIS N57 "TECH.ENG.PLS 990"P RD SF SQUARE FEET D PARCELI PARTITION PLAT 990"1991-017PARTITION PLAT NO.1991-017 W/YPC WITH YELLOW PLASTIC CAP Z 98,077 SF HELD E&W,500'34'17"W,0.15' HELD W/RPC WITH RED PLASTIC CAP W 153 FD.5/8"IR W/YPC MARKED 159 FD.5/8"IR W/YPC MARKED IR IRON ROD e-1 PARCEL 2 "TECH.ENG.PLS 990"PER "TECH.ENG.PLO 990"PER IP IRON PIPE PARTITION PIAT NO.1991-017 PARTITION PIAT NO.1991-017 (X) RECORD DATA Qi PARTITION PLAT HELD N&S,N89'45'42"W,0.78' HELD al. I- --�0 431:a.to 6 L0 0 NO.1991-096 #50 FOUND MONUMENT AS NOTED ON CM 603 DETAIL"A" 5^"' #54 FD.5/8"IR MONUMENT REFERENCE TABLE NTS j m' SN 11,893,HELD SN SURVEY NUMBER WASHINGTON •M m 03 COUNTY SURVEY RECORDS an Lu L..,,. N00'33'50"E co �o NTS NOT TO SCALE 1.30' Iv" c.^i 589.26'10"E $ N 1 Cr- o N:•.;1'4 O" SURVEYREFERENCE: o (P1)PARTITON PLAT NO.1991-017 O O Z (P2)PARTITION PLAT NO.1991-096 Z 2 (P3)PARTITION PLAT NO.1994-037 N00"33'50"E (P4)PLAT OF 1 30 L1.1 (S1)SN 32,046"ASHFORD OAKS" _ - 2.00'RIGHT OF WAY N89"48'02"E S89"26'10"E S 00'34'17"W (52)SN 23,322 DEDICATION 62.63' 73.00' U 13.69' Q J `SEE DETAIL"A" LOT 36 H 111111' s 4852'39'E 5.0'UTILITY EASEMENT DETAIL'B' cn 'BENEFITINGPARCEL2 "DURHAM ACRES" NTS t-I N 4429.30•W 10.21' 3ICO PARCEL 2 PARCEL 1 N 8940'25•E " v SW ROSS STREET I F-..ti 16,579 SF a; > 13 S 44'52'39"E 12.82' 0 o, o_o, N 8940'25•E N lo-N 00"34'17 E> PARCEL 2 z I f'o 2.00' N 8940'25•E ...... .-S 4507'21'W 12.81' 544'29'30"E ,, 5.00' 21.02' 1 \-". 10.21' 051 N 8940'25"E r -75.75'- / N89"40'25"E s.o' 1 218.90' 105.30' / V 151 ' /� 589'40'25"W 326.20' ' asJ CLEARANCE 2000'fUoY;4ovISUAL'25W 589.40'25"W 326.11'(P1) !-� 4.y2'IPl) TRIANGLE BASIS OF BEARINGS(715170157) "INITIAL POINT" / \ V / REGISTERED ` DOCUMENT NO.94018368 PROFESSIONAL LAND SURVEYOR 1 OREGON JULY 14,1975 Gary W. Hickman \ 1678 J VALID UNTIL 6-30-15 SFA Design Group, ILL I STRUCTURAL I CIVIL I LAND USE PLANNING 1 SURVEYING gra 9020 SW Washington Square Dr•Suite 505•Portland,Oregon 97223 Phone 503.641.8311 Fax 503.643.7905 PARTITION PLAT PARTITION PLAT NO. A RE-PLAT OF PARCEL 2 PARTITION PLAT NO.1991-07 IN THE SOUTHWEST ONE-QUARTER OF SECTION 12, RECORDED AS DOCUMENT NO. TOWNSHIP 2 SOUTH,RANGE 1 WEST OF THE WILLAMETTE MERIDIAN, CITY OF TIGARD,WASHINGTON COUNTY,OREGON DATE:OCTOBER 14,2014 SFA DESIGN GROUP JOB NO.132-003 SHEET 2 OF 2 SURVEYORS CERTIFICATE: DECLARATION: WASHINGTON COUNTY APPROVALS: I,GARY W.HICKMAN,DO HEREBY CERTIFY THAT I HAVE CORRECTLY SURVEYED AND FOUND OR MARKED WITH KNOW ALL PEOPLE BY THESE PRESENTS THAT GARY S.AND TERRIE L.CORBIN,ARE THE OWNERS OF THE LAND DEPICTED ON APPROVED THIS DAY OF _ 2014 PROPER MONUMENTS ALL OF THE LOT AND TRACT CORNERS,AND BOUNDARY CHANGES IN DIRECTION OF THE THE ANEXED MAP AND AS DESCRIBED IN THE ACCOMPANYING SURVEYOR'S CERTIFICATE AND HAVE CAUSED THE SAME TO WASHINGTON COUNTY SURVEYOR LAND REPRESENTED ON THE ANNEXED PARTITION PLAT,BEING A REPLAT OF PARCEL 2,PARTITION PLAT NO. BE PLATTED INTO TWO PARCELS IN ACCORDANCE WITH THE PROVISIONS OF O.R.S.CHAPTER 92,.ALL EASEMENTS ARE 1991-017,SITUATED IN THE SOUTHWWEST ONE-QUARTER OF SECTION 12,TOWNSHIP 2 SOUTH,RANGE 1 HEREBY GRANTED AS SHOWN OR NOTED ON SAID MAP AND THE 2.00 FOOT WIDE RIGHT-OF-WAY DEDICATION ALONG SW WEST OF THE WILLAMETTE MERIDIAN,CITY OF TIGARD,WASHINGTON COUNTY,OREGON,BEING MORE 815T AVENUE IS GRANTED TO THE CITY OF TIGARD. BY: PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT THE INITIAL POINT,A 5/8"IRON ROD WITH A YELLOW PLASTIC CAP INSCRIBED TECH.ENG.PL5 BY:GARY S.AND TERRIE L CORBIN APPROVED THIS DAY OF 2014 990,SET IN PARTITION PLAT NO.1991-017 MARKING THE SOUTHEAST CORNER OF SAID PLAT;THENCE ALONG WASHINGTON COUNTY BOARD OF COMMISSIONERS THE SOUTH LINE OF SAID PLAT,SOUTH 89'40'25"WEST,326.20 FEET TO THE EAST RIGHT-OF-WAY LINE OF SW 81ST AVENUE,BEING 27.00 FEET EAST OF THE CENTERLINE WHEN MEASURED AT RIGHT ANGLES;THENCE ALONG SAID EAST RIGHT-OF-WAY LINE,NORTH 00'34'17"EAST,310.86 FEET;THENCE LEAVING SAID EAST BY: RIGHT-OF-WAY LINE,ALONG THE SOUTH LINE OF PARCEL 1 OF SAID PLAT,NORTH 89'46'55"EAST,150.00 FEET TO THE SOUTHEAST CORNER THEREOF;THENCE ALONG THE EAST LINE OF SAID PARCEL 1,NORTH 00'42'52" WEST,80.00 TO THE NORTH LINE OF SAID PLAT;THENCE ALONG THE NORTH LINE OF SAID PLAT,NORTH APPROVED THIS DAY OF 2014 89'45'42"EAST,175.41 FEET TO THE NORTHEAST CORNER THEREOF;THENCE ALONG THE EAST LINE OF SAID DIRECTOR OF ASSESSMENT AND TAXATION PLAT,SOUTH 00'29'10"WEST,390.31 FEET TO THE INITIAL POINT. ACKNOWLEDGMENT (WASHINGTON COUNTY ASSESSOR) CONTAINING 114,656 SQUARE FEET OR 2.63 ACRES. STATE OF OREGON } }SS BY. COUNTY OF WASHINGTON } ATTEST THIS DAY OF 2014 THIS INSTRUMENT WAS ACKNOWLEDGED BEFORE ME ON ,BY DIRECTOR OF ASSESSMENT AND TAXATION GARY S.AND TERRIE L.CORBIN,OWNERS. EX-OFFICIO COUNTY CLERK REGISTERED PROFESSIONAL NOTARY SIGNATURE BY: LAND SURVEYOR DEPUTY NOTARY PUBLIC-OREGON APPROVED THIS DAY OF 2014 OREGON DIRECTOR,DEPARTMENT OF LAND USE AND TRANSPORTATION ALLY 14,1878 Gary W. Hickman 1678L... COMMISSION NO. BY: VAUD UNTIL 6-30-15 MY COMMISSION EXPIRES STATE OF OREGON } }SS COUNTY OF WASHINGTON } I DO HEREBY CERTIFY THAT THIS SUBDIVISION PLAT WAS RECEIVED FOR RECORD ON THIS DAY OF ,2014,AT O'CLOCK_M.,AND RECORDED IN THE COUNTY CLERK RECORDS. NOTES: DEPUTY COUNTY CLERK 1.THIS PARTITION PLAT IS SUBJECT TO THE CONDITIONS OF APPROVAL PER CITY OF TIGARD CASE FILE NO. MLP2014-00003. 2.PARCELS 2 15 SUBJECT TO A VISUAL CLEARANCE TRIANGLE.AS SHOWN IN DETAIL"B". 3.PARCEL 1 IS SUBJECT TO A 5.00 FOOT WIDE UTILITY EASEMENT BENEFITING PARCEL 2. C----) SFA Design Group, LLC STRUCTURAL I CIVIL I LAND USE PLANNING I SURVEYING 9020 SW Washington Square Dr.•Suite 505•Portland,Oregon 97223 PRE - APPLICATION CONFERENCE NOTES CITY OF TIGARD PRE-APPLICATION - CONFERENCE NOTES TIGARD (Pre-Application Meeting Notes are Valid for Six (6) Months) E--------PRE-APP. DATE:. December 3.20x.3 PP.: John Floyd.Mike McCarthy - �= RESIDENTIAL APPLICANT:Tim Roth.JT Roth Construction AGENT: Phone: 503-639-2639 Phone: PROPERTY LOCATION: ADDRESS/GENERAL LOCATION: 12600 SW 72nd Ave TAX MAP(S)/LOT#(S): 2S112CB / 12700 NECESSARY APPLICATIONS: Subdivision .410ROPOSAL DESCRIPTION: Subdivision of a 2.65 Acre Lot into 11 lots and a tract for an associated water quality facility COMPREHENSIVE PLAN MAP DESIGNATION: Low Density Residential ZONING MAP DESIGNATION: R-4.5 Low Density Residential ZONING DISTRICT DIMENSIONAL REQUIREMENTS (Refer to Code Section 18. 510) MINIMUM LOT SIZE: 7.500 sq. ft. Average Min.lot width: 50 ft. Max. building height: 30 ft. MAXIMUM SITE COVERAGE:—%Minimum landscaped or natural vegetation area: -- Setbacks: Setbacks: Front 20 ft. Side 5 ft. Rear 15 ft. Corner 15 ft. from street GARAGES: 20 ft. ® 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 ox 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 8 Residential Application/Planning Division Section • The Development Code requires that the net site area exist for the next whole dwelling unit. NO ROUNDING UP IS PERMI • Minimum Project Density is 80% of the maximum allowed density. TO DETERMINE, MULTIPLY THE MAXIMUM BY.8. 11 SPECIAL SETBACKS (Refer to Code Section 18.730) ➢ STREETS: feet from the centerline of ➢ FLAG LOT: A TEN (10)-FOOT SIDE YARD SETBACK applies to all primary structures. ➢ ZERO LOT LINE LOTS: A minimum of a ten (10)-foot separation shall be maintained between each dwelling unit or garage. ➢ MULTI-FAMILY RESIDENTIAL building separation standards apply within multiple-family residential developments. ACCESSORY STRUCTURES UP TO 528 SQUARE FRET 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.] ® FLAG LOT BUILDING HEIGHT PROVISIONS (Refer to Code Chapter 18.730) 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.C.2 axe satisfied. ❑ 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 1111 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 south boundary. Buffer Level along west boundary. SIGHT OBSCURING SCREENING IS REQUIRED ALONG: ® STREET TREES &PARKING LOT TREES (Refer to Code Chapters 18.745 and 18.765) STREET TREES SHALL BE REQUIRED AS PART OF THE APPROVAL PROCESS FOR A CONDITIONAL USE (TYPE III), DOWNTOWN DESIGN REVIEW (TYPE II & III), MINOR LAND PAR1'1TION (TYPE II), PLANNED DEVELOPMENT (TYPE III), SLUE DEVELOPMENT REVIEW (TYPE II), AND SUBDIVISION (TYPE II & III). The minimum number of required street trees shall be determined by dividing the linear amount of street frontage within or adjacent to the site (in feet) by 40 feet(if the number is a fraction,round to the nearest whole number). The trees shall be placed within the public right-of-way whenever possible but no more than six (6) feet from the tight-of-way boundary. Street trees shall be planted according to Section 2 of the Urban Forestry Manual and adequate soil volumes shall be provided in accordance with Section 12 of the Urban Forestry Manual. Existingtrees may be used to meet the street standards. Further information on regulations affecting street trees may be otained from the Planning Division. CITY OF TIG-1RD Pre Application Conference Notes Page 3 of 8 Residential Application/Planning Division Section CLEANWATER SERVICES (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 CWS R&O 07-20 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 Chapter 18.780) 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 beermitted 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. ® URBAN FORESTRY PLAN (Refer to Code Section 18.790.030.0 and the"Tree Canopy Requirements" Brochure) AN URBAN FORESTRY PLAN IS REQUIRED FOR THE FOLLWING TYPES OF DEVELOPMENT: Conditional Use (Type III);Downtown Design Review(Type II and III);Minor Land Partition (Type II); Planned Development(Type III);Sensitive Lands Review(Type II and III);Site Development Review(Type II); and Subdivision (Type II and III). The plan needs to be prepared by an ISA certified arborist or landscaped architect. P.ei:ceiitage of a.xe.;catnopy'covi',!equti'ed;40%0 An urban forestry plan shall: - Be coordinated and approved by a landscape architect (the project landscape architect) or a person possessing dual certifications as a certified arborist and certified tree tisk assessor(the project arborist); - Meet tree preservation and removal site plan standards in Section 10,part 1 of the Urban Forestry Manual; - Meet tree canopy site plan standards in Section 10,part 2 of the Urban Forestry Manual;and - Meet supplemental report standards in Section 10,part 3 of the Urban Forestry Manual. TREE CANOPY FEE. If the effective percentage of tree canopy cover cannot be met, the applicant shall Frovide the city a tree canopy fee according to the methodology outlined in Section 10, part 4 of the Urban orestry Manual. 18.790.040-Discretionary Urban Forestry Plan Review Option In lieu of providing payment of a tree canopy fee when less than the standard effective tree canopy cover required by Section 10, part 3 of the Urban Forestry Manual will be provided, an applicant may apply for a discretionary urban forestry plan review. The discretionary urban forestry plan review cannot be used to modify an already approved urban forestry plan, any tree preservation or tree planting requirements established as part of another land use review approval, or any tree preservation or tree planting requirements required by another chapter in this title. N PRESERVATION OF EXISTING TREES (Refer to Code Section 18.790.050.C.) To assist in the preservation and/or planting of trees and significant tree groves, the director may apply one or more of the following flexible standards as part of the land use review approval. Use of the flexible standards shall be requested by the project arborist or landscape architect as part of the land use review process. The flexible standards are only applicable to trees that are eligible for credit towards the effective tree canopy cover of the site. Appropriate species of trees in good condition and suitable for preservation receive a 200 percent credit based on their existing canopy area.Refer to Section 11-Part 3 of the Urban Forestry Manual for submittal requirements. ® CLEAR VISION AREA (Refer to Code Chapter 18.795) 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 dear 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 5 of 8 Residential Application/Planning Division Section ADDITIONAL CONCERNS OR COMMENTS: 1. The proposed layout appears to exceed the maximum density allowed within the R-4.5 zone. As set forth in 18.715 (Density Calculations), the maximum number of residential units is determined by dividing the net development area by the minimum number of square feet per lot (7,500 square feet). Net development acres includes all land remaining after subtracting public rights of way and the lot containing the existing house (16,430 square feet as proposed). 2. Please refer to attached notes from Public Works regarding public improvements. PROCEDURE Administrative Staff Review. Public hearing before the Land Use Hearings Officer. [1 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/z" x 11". One, 81/2" x 11" map of a proposed project shall also be submitted for attachment to the staff 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 aplication and will determine whether an application is complete within 30 days of the counter submittal. Staff-will notify the applicant if additional information or additional copies of the submitted materials are required. The administrative decision or public hearing will typically occur approximately 45 to 60 days after an application is accepted as being complete by the Planning Division. Applications involving difficult or protracted issues or requiring review by other jurisdictions may take additional time to review. Written recommendations from the Planning staff are issued seven (7) days prior to the public hearing. A 10-day public appeal period follows all land use decisions. An appeal on this matter would be heard by the Tigard Hearings Officer . 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 RESERVATIONCounty Surveyor's Office: 503-648-8884 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 RELA 1'ED 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. CITY OF TIGARD Pre-Application Conference Notes Page 7 of 8 Residential Application/Planning Division Section PRE-APPLICATION CONFERENCE NOTES _.' g ➢ DEVELOPMENT ENGINEERING < TIG Rb City of Tigard,Oregon Community Devetpment SGapingcDetterCommunity PUBLIC FACILITIES Tax Map[sl: 2S112CB Corban Tax Lot[sl: 12700 Use Type: B-4.5 These notes were prepared based on information provided by the applicant showing an 11-lot proposed subdivision on one existing tax lot on the east side of 81'Ave opposite Ross St. 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: • SW 81st Ave to 27 feet from centerline of right-of-way (54 feet total ROW) ® Internal public streets to 54 feet total ROW width (parking on both sides) or 50 feet (parking on one side only), ® Three-Quarter Streets along eastern boundary to 37 feet total ROW width Street improvements: (Subject to rough proportionality) ® Partial street improvements will be necessary along SW 81st Ave to include: ® 16 feet of pavement from face of curb to centerline ® concrete curb (or curb and gutter) ® 5-foot planter exclusive of curb ® storm sewers and other underground utilities ® 5-foot concrete sidewalk ® street trees CITY OF TIGARD Pre-Application Conference Holes Page 1 of 5 Development Engineering ® street signs, traffic control devices, streetlights and a two-year streetlight fee. ® Other: Pavement tapers as needed ® Full street improvements will be necessary along internal public streets: ® 32 feet of pavement (parking on both sides) or 28 feet (parking on one side only) ® concrete curb (or curb and gutter) ® 5-foot planter exclusive of curb ® storm sewers and other underground utilities ® 5-foot concrete sidewalk ® street trees ® street signs, traffic control devices, streetlights and a two-year streetlight fee. ® Other: ® Three-Quarter street improvements will be necessary along the north-south street along the eastern edge of the property: ® 26 feet of pavement from face of curb to edge ® concrete curb (or curb and gutter) along west side ® 5-foot planter exclusive of curb along west side ® storm sewers and other underground utilities ® 5-foot concrete sidewalk along west side ® street trees ® street signs, traffic control devices, streetlights and a two-year streetlight fee. ® Other: 18.730.040 Additional Setback Requirements: This section sets requirements for additional setback distance from roadways. The minimum yard requirement shall be increased in the event a yard abuts a street having a right-of-way width less than required by its functional classification on the city's transportation plan map and, in such case, the setback shall be not less than the setback required by the zone plus one-half of the projected road width as shown on the transportation map. This does not appear to be applicable in this case 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.) This does not appear to be applicable in this case (2.) CITY OF TIGARD Pre-Application Conference Notes Page 2 of 5 Development Engineering 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, if approved by the City Engineer, 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 approved, it is equal to $ 35.00 per lineal foot of street frontage that contains the overhead lines. Overhead utilities exist along the opposite side of 81St Ave. Fee-in-lieu will be required. All utilities serving the property shall be placed underground including the existing utilities serving the house to remain. Sanitary Sewers: The applicant will need to verify adequacy of existing lines to accommodate the proposed development. Contact the City of Tigard Utility Billing Department for connection fees. Sanitary sewer appears to be available under 81st Ave. Grade issues may make it difficult to serve some of the new properties — particularly in the northeast and southeast corners. As the application mentions, it may be necessary to obtain easements across adjacent properties. Water Supply: The City of Tigard provides public water service in this area. Coordinate with the City of Tigard Public Works Department for information regarding adequate water supply for the proposed development and connection fees. Fire Protection: Tualatin Valley Fire and Rescue District [Contact: John Wolff, 503-259-1504] provides fire protection services within the City of Tigard. The District should be contacted for information regarding the adequacy of circulation systems, the need for fire hydrants, or other questions related to fire protection. Storm Sewer Improvements: All proposed development within the City shall be designed such that storm water runoff is conveyed to an approved public drainage system. The applicant will be required to submit a proposed storm drainage plan for the site, and may be required to prepare a sub-basin drainage analysis to ensure that the proposed system will accommodate runoff from upstream properties when fully developed. Provide a plan that shows how the storm drainage system for the site connects to the public system. Storm drainage plan and calculations shall be submitted with the application for it to be considered complete. Storm water detention is required. Storm water detention facilities must be reviewed and approved by the city. Storm water detention calculations shall be submitted to the Development Engineer for review and approval. With the contours of the subject property, it may be necessary to treat and detain stormwater from multiple basins before it is released to the public system or adjacent properties. The stormwater plan and facilities must meet Clean Water Services (CWS) standards. CITY OF TIGARD Pre-Application Conference Holes Page 3 015 Development Engineering 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. Please contact the Building Division for the current fee. Preliminary sizing calculations for any proposed water quality facility shall be submitted with the development application. It is anticipated that this project will require: ® Construction of an on-site water quality facility. ❑ Payment of the fee in-lieu. Water quality treatment is required. Calculations for sizing of water quality treatment facilities must be submitted to the Development Engineer for review and approval. Water quality facilities also must be reviewed and approved by the city. Review and comply with provisions of Chapter 4 Clean Water Services Design and Construction Standards (Runoff Treatment and Control). With the contours of the subject property, it may be necessary to treat and detain stormwater from multiple basins before it is released to the public system or adjacent properties. The stormwater plan and facilities must meet Clean Water Services (CWS) standards. Other Comments: Water quality and detention facility design and construction must be certified by a professional engineer as meeting Clean Water Services requirements. After completion of the construction of these facilities, the applicant shall enter into an agreement with the city on city-furnished forms for long-term maintenance of the facilities. This agreement will be recorded and city staff will be periodically inspecting the facilities for compliance with the terms of the agreement. TRANSPORTATION DEVELOPMENT TAX In 1990, Washington County adopted a county-wide Traffic Impact Fee (TIF) which was replaced in 2008 by a Transportation Development Tax (TDT) that became effective 7/1/09. The TDT 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 TDT incorporates the proposed use of the land and the size of the project. The TDT is calculated, due, and payable at the time of building permit issuance. In limited circumstances payment of the TDT may be allowed to be deferred until the issuance of an occupancy permit. Deferral of payment until occupancy is permissible only when the TDT exceeds the TDT rate for a single- family home. Pay TDT as required. PERMITS CITY OFTICARD Pre-Application Conference Holes Page 4 of 5 Development Engineering Public Facility Improvement(PFI) Permit: Any work within a public right-of-way in the City of Tigard requires a PFI permit from Development Engineering. A PFI permit application is available at the Planning/Engineering counter in the Permit Center at 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 PFI permit application shall include any on-site water quality and detention facilities that may be required as part of the land use approval. 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. A PH permit is required for this project. This permit must be obtained before any work begins on site. 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 permit can not be issued in a subdivision until the public improvements are substantially complete and a mylar copy of the recorded plat has been returned by the applicant to the City. For a land partition, the applicant must obtain an Engineering Permit, if required, and return a mylar copy of the recorded plat to the City prior to issuance of this permit. Other Permits. There are other special permits, such as mechanical, electrical and plumbing that may also be required. Contact the Development Services Counter for more information. PREPARED BY: Mike McCarthy 12/2/13 DEVELOPMENT ENGINEER DATE Phone: 1503)11B-2462 E-mail: mikem@tigard-or.gov Revised: March 2012 CITY OF TIGARD Pre-Application Conference Notes Page 5 of 5 Development Engineering %4`2e.0 iict(A 2-f 6 7-74Y/4 rE City of Tigard lig " IDT—COUNTYWIDE TRANSPORTATION DEVELOPMENT TAX D Rate Calculation Worksheet TIGARD APPLICANT � I 1 , \O 1 t uC/ C/7711 O�✓!7 DATE q c Adi MAILING ADDRESS /2 to O z S f72_OSZlJy� PREPARED Y /-1s CITY/ZIP/PHONE --�-_o2� ( q 91 L -3 PLANS CHECK# ' ��d� �"4 o D[`�3 TAX MAP# 2_ 2 �� Q PROJECT TITLE / .2 � / 1 C CfXz3/Ar 66-7-Ars.-1 SITUS#ADDRESS f.5;O �D 5 N/ .6--/ 5� v J t JO pr FORMER USE(S) USE ITE # TDT DESCRIPTION/NOTES # CODE UNITS X RATE AMOUNT / ,2/0 ) x 8;03 �, v34, .ae_ . F--2 x = - x _ TOTAL TDT,FORMER USE(S) PROPOSED USE(S) USE ITE # TDT DESCRIPTION/NOTES # CODE UNITS X RATE - AMOUNT / /D 2- x 24,036, =?Joav, O1Z _ '' e x = x = TOTAL TDT,PROPOSED USE(S) /6 i 0 Z LESS TOTAL TDT,FORMER USE(S) - r/ Y $, O3 LP --7-7 / TDT INCREASE/(DECREASE) I► ' _ = 1 T DUE) PAYMENT METHOD --7-77a1!S CASH/CHECK - 1 5-6Z , CREDIT - _ BANCROFT AGREEMENT (PROMISSORY NOTE) DEFER TO OCCUPANCY I/OFS/CD/FORMS/TDT Rate Calculation Worksheet.indd(Rev.4/22/09) ADDITIONAL DOCUMENTS TIGARD City of Tigard December 22, 2014 J.T. Roth Construction Inc. 12600 SW 72"d Avenue #200 Tigard, OR 97223 Re: Permit No. MLP2014-00003 Dear Applicant: The City of Tigard is returning your uncashed check#50456 dated 12/15/2014 in the amount of $1,076.00 as the fees for the final plat for this project were previously paid on 10/16/2014. There is an outstanding balance for this project of$50.00 for addressing fee. Please remit this at your earliest convenience. If you have any questions regarding this project please contact the planner, Gary Pagenstecher at 503-718-2434. Thank you and we apologize for any inconvenience. Sincerely, Dianna Howse Building Division Services Supervisor Enc. 13125 SW Hall Blvd. • Tigard, Oregon 97223 • 503.639.4171 TTY Relay: 503.684.2772 • www.tigard-or.gov CITY OF TIGARD INRECEIPT u a 13125 SW Hall Blvd.,Tigard OR 37223 503.639.4171 TIGARD Receipt Number: 198830 - 12/23/2014 CASE NQ. FEE DESCRIPTION REVENUE ACCOUNT NUMBER PAID, OGPCS-0000C-#0000 COT Address Fee 100-0000-43'13 $50.00 Total: $50.00 • PAYMENT METHOD CHECK# CC AUTH,CODE ACCT ID CASHIER ID RECEIPT DATE RECEIPT AMT Cash DADAMSKI 12/23/2014 $50.00 Payer: Gary Coroir Total Payments: $50.00 Page 1 cf 1 ill CITY OF TIGARD FEE AND PAYMENT HISTORY r i : _ 13125 SW Hall Blvd.,Tigard OR 97223 503.639.4171 TIGARD MLP2014-00003 - 15070 SW 81ST AVE, TIGARD, OR 97224 Revenue Payment Fee Description Account Number Fee Amount Invoiced Paid Date Paid Method Receipt# Due Land Partition(2 Lots) 100-0000-43116 $3,121.00 $3,121.00 $3,121.00 4/14/14 Check 195574 $0.00 Land Partition(2 Lots)-LRP 100-0000-43117 $461.00 $461.00 $461.00 4/14/14 Check 195574 $0.00 Land Partition- Final Plat 100-0000-43116 $938.00 $938.00 $938.00 10/16/14 Check 198046 $0.00 Land Partition- Final Plat-LRP 100-0000-43117 $138.00 $138.00 $138.00 10/16/14 Check 198046 $0.00 In Lieu of Planting Street Tree 260-0000-48101 $4,296.00 $4,296.00 $4,296.00 12/18/14 Check 198790 $0.00 Inventory Fee-Open Grown Tree- 1st 100-0000-43116 $128.00 $128.00 $128.00 12/18/14 Check 198791 $0.00 Inventory Fee-Open Grown Tree-1st- 100-0000-43117 $19.00 $19.00 $19.00 12/18/14 Check 198791 $0.00 LRP Inventory Fee-Open Grown Tree-each 100-0000-43116 $1,820.00 $1,820.00 $1,820.00 12/18/14 Check 198791 $0.00 add9 Y Address Feed- 100-0000-43113 $50.00 $0.00 Tree Establish Bond- 1.5"in SUB or 260-0000-22000 $2, . $2,445.00 $2,445.00 12/18/14 Check 198793 $0.00 MLP In Lieu Underground 411-0000-43124 $10,880.10 $10,880.10 $10,880.10 12/18/14 Check 198795 $0.00 Land Partition- Final Plat 100-0000-43116 $938.00 $0.00 Land Partition- Final Plat-LRP 100-0000-43117 $138.00 $0.00 Totals for Fees $25,372.10 $24,246.10 $24,246.10 $0.00 /� -A/ Cmc e4-- LARGE PLANS FOR THIS FILE ARE IN THE RECORDS ROOM