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MLP2015-00004 M P2015 -00004 COKE Y PARTITION NOTICE OF TYPE II DECISION MINOR LAND PARTITION (MLP) 2015.00004 COKELEY PARTITION 120 DAYS =November 6,2015 SECTION I. APPLICATION SUMMARY FILE NAME: COKELEY PARTITION CASE NO.: Minor Land Partition(MLP) MLP2015-00004 PROPOSAL: The applicant is requesting a Minor Land Partition to divide a 0.4-acre site into two (2) parcels. The subject site is located on SW Walnut Terrace, between SW 65th Avenue and SW 69th Avenue.Proposed lots will be 7,502 and 8,569 square feet in size. APPLICANT: John & Kacey Cokeley 6617 SW Walnut Terrace Tigard,OR 97223 OWNER: Same as above COMPREHENSIVE PLAN DESIGNATION: R-4.5: Low-Density Residential. 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. LOCATION: 6617 SW Walnut Terrace;WCTM 1S125DA,Tax Lot 2700 PROPOSED PARCEL 1: 7,502 Square Feet. PROPOSED PARCEL 2: 8,569 Square Feet. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 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. The findings and conclusions on which the decision is based are noted in Section V. NOTICE OF DECISION MLP2015-00004/COI<ELEY PARTITION PAGE 1 OF 23 CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO COMMENCING ANY SITE WORK: 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: LINA SMITH (503)718- 2438 or LinaCS tiand-or. ov. The cover letter shall clearly identify where in the submittal the required information is found: 1. Prior to commencing any site work, the project arborist shall perform a site inspection for tree protection measures, document compliance/non-compliance with the Urban Forestry Plan, and send written verification with a signature of approval directly to the project planner within one week of the site inspection. 2. Prior to commencing any site work,the applicant shall submit to the city the current Inventory Data Collection fee($263) for Urban Forestry Plan implementation(Urban Forestry Manual,Section 11,Part 3). 3. Prior to commencing any site work, the applicant shall provide a tree establishment bond ($1,002) that meets the requirements of the Urban Forestry Manual,Section 11,Part 2. 4. The project arborist shall perform semimonthly (twice monthly) site inspections for tree protection measures during periods of active site development and construction, document compliance/non-compliance with the Urban Forestry Plan, and send written verification with a signature of approval directly to the project planner within one week of the site inspection. 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, ATTN: GREG BERRY (503)718-2468 or gte ,dgard-or.gov.The cover letter shall clearly identify where in the submittal the required information is four 5. Prior to commencing site improvements,a Public Facility Improvement(PFI)permit is required for this project to cover all infrastructure work and any other work in the public right-of-way. Six (6) sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public Facility Improvement (PFI) permit plans shall conform to City of Tigard Public Improvement Design Standards,which are available at City Hall and the city's web page(1=.tigaard-or.gov). 6. Prior to commencing site improvements, submittal of the exact legal name, address and telephone number of the individual or corporate entity who will be designated as the "Permittee",and who will provide the financial assurance for the public improvements. For example,specify if the entity is a corporation,limited partnership, LLC, etc. Also specify the state within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide accurate information will delay processing of project documents. 7. Prior to commencing site improvements, the applicant shall submit construction plans as a part of the Public Facility Improvement permit for all work in a right-of-way or on public facilities. 8. The submittal shall include an evaluation and proposed improvements to the ditch along the frontage and downstream of the site. Submit details of the proposed driveway including drainage and connection to existing paving. 9. Prior to commencing site improvements,an erosion control plan shall be provided as part of the Public Facility Improvement (PFI) permit drawings. The plan shall conform to the "CWS Erosion Prevention and Sediment Control Design and Planning Manual" (current edition) and submitted to City of Tigard with the PFI plans. 10. Prior to commencing site improvements, a final grading plan shall be submitted showing the existing and proposed contours. The plan shall detail the provisions for surface drainage of all lots,and show that they will be graded to insure that surface drainage is directed to the street or a public storm drainage system approved by NOTICE OF DECISION MLP2015-00004/COKELEY PARTITION PAGE 2 OF 23 the Engineering Department. For situations where the back portions of lots drain away from a street and toward adjacent lots, appropriate private storm drainage lines shall be provided to sufficiently contain and convey runoff from each lot. 11. Prior to commencing site improvements, the design engineer shall indicate,on the grading plan,which lots will have natural slopes between 10% and 20%, as well as lots that will have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections and/or permits will be necessary when the lots develop. 12. Prior to commencing site improvements, the Applicant shall obtain a Clean Water Services (CWS) Stormwater Connection Authorization prior to issuance of the City of Tigard PFI permit. Plans shall be submitted to the City of Tigard for review. The city will forward plans to CWS after preliminary review. 13. Prior to commencing site improvements, the applicant shall obtain approval from the Tualatin Valley Water District for the proposed water connection prior to issuance of the city's Public Facility Improvement permit. 14. Prior to commencing site improvements, the applicant will be required to meet Tualatin Valley Fire and Rescue (TVF&R) fire flow,hydrant placement and access requirements,as stated in a July 30,2015 letter. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO FINAL PLAT APPROVAL: 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, ATTN: GREG BERRY (503)718-2468 or greg(a tigard-or.gov.The cover letter shall clearly identify where in the submittal the required information is found: 15. Prior to approval of the final plat,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(per ORS 92.050). 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 Final plat application submission requirements are as follows: A. Submit for City review four(4) paper copies of the final plat prepared by a land surveyor licensed to practice in Oregon and the necessary data or narrative. • Final plat and data/narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.050),Washington County,and by the City of Tigard. • Final plat shall show the right-of-way dedication for all public streets. • Subdivision plats will include signature lines for City Engineer and Community Development Director • Partition plats will include a signature line City Engineer. NOTE: Washington County will not begin their review of the final plat until they receive notice from the City of Tigard Engineering Department indicating that the city has reviewed the final plat and submitted comments to the Applicant's surveyor. NOTICE OF DECISION MLP2015-00004/COKELEY PARTITION PAGE 3 OF 23 B. Submit a check in the amount of the current final plat review fee (Contact Planning/Engineering Pern it Technicians,at 503-718-2421). 16. Prior to final plat approval, the applicant shall pay an addressing fee in the amount of $50.00. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF BUILDING PERMITS: 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: LINA SMITH (503)718- 2438 or LinaCS e,tigard-or.gov. The cover letter shall clearly identify where in the submittal the required information is found: 17. Prior to issuance of building permits, the applicant shall provide adequate screening along the proposed flag accessway's west side,in accordance with the standards set forth in TDC 18.745.050. 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, ATTN: GREG BERRY (503)718-2468 or a ti and-or. ov.The cover letter shall clearly identify where in the submittal the required information is four 18. Prior to issuance of building permits,the applicant shall pay the Water Quality SDC. 19. Prior to issuance of building permits,the applicant shall pay the Water Quantity(detention) SDC. 20. Prior to issuance of building permits,the applicant shall provide the Engineering Department with a paper copy of the recorded final plat. 21. Prior to issuance of building permits,the applicant shall submit a final Site Distance Certification. 22. Prior to issuance of building permits, the applicant shall underground the utilities along their SW Walnut Terrace frontage or pay the fee in-lieu of undergrounding. 23. Prior to issuance of building permits within the partition,the City Engineer shall deem the public improvements substantially complete. Substantial completion shall be when: 1) all utilities are installed and inspected for compliance, including franchise utilities, 2) all streets shall be fully paved, 3) any off-site street and/or utility improvements are substantially completed,and 4) all public street lights are installed and ready to be energized. (NOTE: the city apart from this condition and in accordance with the city's model home policy may issue model home permits). 24. Prior to issuance of building permits,the applicant shall submit as-built drawings 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). As-built submittal shall include an Acrobat (***.pd fl file,one 11x17 paper copy and the electronic point file as state above and shown in the example below. Excel spreadsheet/point database file example: "Feature";"Type";"XCOORD';"YCOORD';"ZCOORD": "SSMH02";"MH";"7456892.234";"6298769.879";"192.45" "WV037,"WV",447456956.654","6298723.587","214.05 IN ADDITION,THE APPLICANT SHOULD BE AWARE OF THE FOLLOWING SECTIONS OF THE COMMUNITY DEVELOPMENT CODE;THIS IS NOT AN EXCLUSIVE LIST: NOTICE OF DECISION MLP2015-00004/COKELEY PARTITION PAGE 4 OF 23 18.420.070 Final Plat APPlication Submission Requirements: Three copies of the partition plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. The partition plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05),Washington County,and by the City of Tigard. STREET CENTERI INE MONUMENTATION SHALL,BE PROVIDED AS FOLLOTIIS: Centerline Monumentation In accordance with Oregon Revised Statutes 92.060, subsection (2), the centerline of all street and roadway rights-of-way shall be monumented before the city accepts a street improvement. The following centerline monuments shall be set: 1. All centerline-centerline intersection points; 2. All cul-de-sac center points;and 3. Curve points,beginning and ending points (PC's and PTs). All centerline monuments shall be set during the first lift of pavement. Monument Boxes Required Monument boxes conforming to City standards will be required around all centerline intersection points, cul- de-sac center points,and curve points of public streets. The tops of all monument boxes shall be set to finished pavement grade. 18.810.120 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. 18.810.130 Cash or Bond Required All improvements installed by the Subdivider shall be guaranteed as to workmanship and material for a period of one year following acceptance by the city. Such guarantee shall be secured by cash deposit or bond in the amount of the value of the improvements as set by the City Engineer. The cash or bond shall comply with the terms and conditions of Section 18.810.180. 18.810.150 Installation Prerequisite No land division improvements, including sanitary sewers, storm sewers, streets, sidewalks, curbs, lighting or other requirements shall be undertaken except after the plans therefore have been approved by the city,permit fee paid and permit issued. 18.810.180 Notice to City Required Work shall not begin until the city has been notified in advance. If work is discontinued for any reason,it shall not be resumed until the city is notified. 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 MLP2015-00004/COKELEY PARTITION PAGE 5 OF 23 SECTION III. BACKGROUND INFORMATION Property HistorL City records indicate the subject site was originally approved as Lot 12 in the Kings View subdivision in 1945,when the property was under the jurisdiction of Washington County. According to the Washington County Assessment & Taxation Report, the site was developed with a detached, single-family dwelling in 2002. No other land use approvals were found that affect the property. Site and Vicinity Information The 0.4-acre site is located north of SW Walnut Terrace,west of SW 65''' Avenue, and east of SW 69 h Avenue. The property is also located west of the city's border with the City of Portland, and south of the city's border with unincorporated Washington County. The site is zoned R-4.5 (Low-Density Residential), as are surrounding properties. The property is currently occupied by a detached, single-family dwelling with attached garage, paved driveway, and associated landscaping. Proposal Description The applicant is requesting a Minor Land Partition to divide a 0.4-acre site into two (2) parcels. The subject site is located on SW Walnut Terrace,between SW 65th Avenue and SW 69th Avenue. Proposed lots will be 7,502 and 8,569 square feet in size. 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 por to a decision being made.An e-mail was received from Doug Petok on July 23,2015 expressing concern about the preservation of existing on-site trees and screening. A letter was received from Joan Johnson on July 28, 2015 expressing concern about increased density. RESPONSE: As outlined in Section 18.790 Urban Forestry Plan, the applicant submitted a tree preservation and removal site plan that meets the standards set forth in the Urban Forestry Manual.A copy of this plan was sent to Mr. Petok on July 27, 2015. In addition, the applicant demonstrated compliance with landscaping and screening standards, as discussed in Sections 18.730 Exceptions to Development Standards and 18.745 Landscaping and Screening. Furthermore, the applicant meets density standards for the R-4.5 zone,as illustrated in Section 18.715Density Computations. SECTION V APPLICABLE REVIEW CRITERIA AND FINDINGS 18.420 Land Partitions: 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 under Chapter 18.810 Street and Utility Improvement Standards of this decision. The findings in that section demonstrate there are adequate public facilities available to serve the proposal. This criterion is met. 3.All proposed improvements meet City and applicable agency standards; and As conditioned,all proposed improvements will meet city and applicable agency standards.This criterion is met. NOTICE OF DECISION MLP2015-00004/COKELEY PARTITION PAGE 6 OF 23 1-1% •-*A, 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 a detached unit in the R4.5 zone is 50 feet. Both proposed lots meet the minimum width requirement because Parcel 1 has an average lot width of approximately 71 feet, and Parcel 2 has an average lot width of approximately 86 feet.This criterion is met. 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 size for a detached unit in the R-4.5 zone is 7,500 square feet. Parcel 1 meets the minimum lot size because it is 7,502 square feet. Parcel 2 is a flag lot, and meets the minimum lot size because it is 8,569 square feet, exclusive of the flag pole area.This criterion 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. Parcel 1 fronts SW Walnut Terrace by approximately 71 feet. Parcel 2 is a flag lot that will connect to SW Walnut Terrace via a legally recorded 15-foot-wide access easement.This criterion is met. d. Setbacks shall be as required by the applicable zoning district. This criterion is addressed under Chapter 18.510 Residential Zoning Districts of this decision.This criterion 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. This criterion only applies to Parcel 2, which is a flag lot. The applicant proposes to construct a detached, single- family dwelling on Parcel 2, with the front yard facing the southern property line. Structural plans were not submitted or required as part of this land use application. However, staff reviewed the applicant's site plan to deterniine Parcel 2 is large enough to accommodate a detached, single-family dwelling, and still meet front and side yard setback requirements. Prior to building permit submittal, compliance with the standards outlined above will be ensured through site plan review. This criterion is met. 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 applicant is proposing an approximately 105-foot-long accessway (flag pole) that will provide Parcel 2 with direct access to SW Walnut Terrace. The accessway is located within 10 feet of two abutting lots (6621 and 6653 SW Walnut Terrace; WCTM 1S125DA, Tax Lots 9200 and 9300). Therefore, this decision includes a condition that requires the applicant to provide adequate screening along the flag pole's west side, in accordance with TDC 18.745.050. As conditioned,this criterion 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. NOTICE OF DECISION MLP2015-00004/COKELEY PARTITION PAGE 7 OF 23 Tualatin Valley Fire and Rescue (TVF&R) was sent a copy of the applicant's proposal, and submitted written comments on July 30, 2015. TVF&R stated, "When buildings are completely protected with an approved automatic fire sprinkler system, the requirements for fire apparatus access may be modified as approved by the fire code official." Structural plans were not submitted or required as part of this Minor Land Partition; however, a condition of approval has been added that requires the applicant to comply with TVF&R standards. As conditioned, this criterion 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. The easement shall be recorded with the final plat.This criterion will be met. 5. Any accessway shall comply with the standards set forth in Chapter 18.705, Access, Egress, and Circulation. This criterion is addressed under Chapter 18.705 Access,Egress and Circulation of this decision.This criterion is met. 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 is more than 4,700 feet from the nearest one-hundred-year floodplain. Therefore, 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 has not requested a variance or adjustment with this proposal. Therefore,this criterion does not apply. 18.510 Residential Zoning Districts: Table 18.510.1 outlines uses permitted in residential zoning districts. Parcel 1 is currently occupied by a detached, single-family dwelling. The applicant proposes to build one detached, single-family dwelling on Parcel 2,which is perniitted by right in the R-4.5 zone. 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-cS Parcel 1 Pawl 2 Minimum Lot Size -Detached unit 7,500 sq.ft. 7,502 sq.ft. 8,659 sq.ft. -Duplexes 10,000 sq.ft. -Attached unit Average Minimum Lot Width -Detached unit lots 50 ft. 71 ft. 86 ft. -Duplex lots 90 ft. N/A N/A -Attached unit lots Maximum Lot Coverage - - - Minimum Setbacks -Front yard 20 ft 20 ft. 20 ft NOTICE OF DECISION MLP2015-00004/COKELEY PARTITION PAGE 8 OF 23 ..11. ___%1 -Side facing street on comer&through lots 15 ft. N/A N/A -Side yard 5& 5&/10 ft. 10 ft. -Rear yard 15& 30& 15& -Side or rear yard abutting more restrictive zoning district - - -Distance between property line and front of garage 20& 20 ft. 20 ft Maximum Height 30 ft. 30 g, Minimum Landscape Requirement The minimum lot size for a detached unit in the R-4.5 zone is 7,500 square feet. Parcel 1 is currently occupied by a detached, single-family dwelling, and meets the development standards for the R-4.5 zone (as illustrated in the table above). Parcel 2 is a flag lot, and meets the minimum lot size because it is 8,569 square feet, exclusive of the flag pole area (MC 18.730.050.E.2). In addition, Parcel 2 has sufficient space for future development of a detached, single- family dwelling that meets the minimum required setbacks for the R-4.5 zone.These development standards are met. *Building elevations were not submitted or required as part of this Minor Land Partition. However, prior to issuance of building permits, Parcel 2 will be subject to standards set forth in TDC 18.730.020.0 Building Heights and Flag Lots. 18.705 Access,Egress and Circulation: 18.705.020 Applicability of Provisions A. When provisions apply. The provisions of this chapter shall apply to all development including the construction of new structures,the remodeling of existing structures (see Section 18.360.050), and to a change of use which increases the on-site parking or loading requirements or which changes the access requirements. The proposal is a two lot partition,which is considered development;therefore these standards apply. 18.705.030 General Provisions A. Continuing obligation of property owner.The provisions and maintenance of access and egress stipulated in this title are continuing requirements for the use of any structure or parcel of real property in the city. The standards of this chapter will be a continuing obligation on the current and/or future owner(s) of these parcels. This standard is met. 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. The applicant submitted scaled plans that show how access, egress and circulation requirements are to be fulfilled. This standard is met. D. Public street access.All vehicular access and egress as required in 18.705.030.H and I 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. Parcel 1 is a frontage lot that has direct access to SW Walnut Terrace. Parcel 2 will connect to SW Walnut Terrace via a 15-foot-wide access easement(flag pole).This standard is met. 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 stacldng needs, sight distance and deceleration standards as set by MOT, Washington County, the city and AASHTO (depending on jurisdiction of facility). NOTICE OF DECISION MLP2015-00004/COKELEY PARTITION PAGE 9 OF 23 IV.- "%, The newly created lot will have access to SW Walnut Terrace,a local street,adjacent to the driveway for the existing house.A sight distance report along SW Walnut Terrace will be required. Verification of adequate sight distance will be required as part of the public facilities improvement and final plat submittal. 2. Driveways shall not be permitted to be placed in the influence area of collector or arterial street intersections. Influence area of intersections is that area where queues of traffic commonly form on approach to an intersection. The minimum driveway setback from a collector or arterial street intersection shall be 150 feet, measured from the right-of-way line of the intersecting street to the throat of the proposed driveway. The setback may be greater depending upon the influence area, as determined from city engineer review of a traffic impact report submitted by the applicant's traffic engineer. In a case where a project has less than 150 feet of street frontage, the applicant must explore any option for shared access with the adjacent parcel. If shared access is not possible or practical, the driveway shall be placed as far from the intersection as possible. Proposed driveways for the project site are located more than 150 feet away from the nearest collector or arterial street.This standard is met. 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. The project site is not located along a collector or arterial street.This standard does not apply. 4.The minimum spacing of local streets along a local street shall be 125 feet. The applicant is not proposing a local street. This standard does not apply. I. Minimum access requirements for residential use 1.Vehicular access and egress for single-fami�,duplex or attached single-family dwelling units on individual lots and multifamily residential uses shall not a less than as provided in Tables 18.705.1 and 18.705.2. 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 2 1 15' 10' Parcel 1 is a frontase lot that has direct access/egress to SW Walnut Terrace via an approximately 20-foot-wide paved driveway. Parcel 2 is a flag lot that will have access/egress to SW Walnut Terrace via a minimum 10-foot-wide paved driveway within a 15-foot-wide access easement(flag pole).This criterion is met. 3. Private residential access drives shall be provided and maintained in accordance with the provisions of the Uniform Fire Code. TVF&R submitted written comments on July 30, 2015. TVF&R endorsed this proposal, predicated on criteria and conditions ofa proval relaxed to Fire Apparatus Access. The complete letter can be viewed in this land use case file (ML.P2015-0004). A condition of approval has been added that requires the applicant to comply with all TVF&R standards.As conditioned,this criterion is met. 4. Access drives in excess of 150 feet in length shall be provided with approved provisions for the turning around of fire apparatus by one of the followin#: a. A circular, paved surface having a nummum turn radius measured from center point to outside edge of 35 feet; b. A hammerhead-configured,paved surface with each leg of the hammerhead having a minimum depth of 40 feet and a minimum width of 20 feet; c. The maximum cross slope of a required turnaround is five percent. NOTICE OF DECISION MLP2015-00004/COI<ELEY PARTITION PAGE 10 OF 23 The applicant is proposing an access drive that is less than 150 feet in length.This criterion does not apply. 18.715 Density Computations and Limitations: 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. The subject site is 0.4 acres or approximately 17,424 square feet. The applicant shall dedicate 2 feet of right-of-way to provide 27 feet from centerline on SW Walnut Terrace (a local street). The site fronts SW Walnut Terrace by approximately 86 feet, so the total right-of-way area is 172 square feet (2 feet of right-of-way multiplied by 86 feet). The net development area is 17,424 square feet minus 172 square feet,or approximately 17,252 square feet. B. Calculating maximum number of residential units.To calculate the maximum number of residential units per net acre, divide the number of square feet in the net acres by the minimum number of square feet required for each lot in the applicable zoning district. The maximum number of residential units is two (2). This is calculated by taking the net development area (17,252 square feet, as detennined above) and dividing it by the minimum lot size for the R-4.5 zone (7,500 square feet for a detached unit).The site currently contains one (1) detached,single-family home,and the applicant proposes to create an additional detached, single-family home on the newly created parcel. Accordingly, the new total number of residential units on site will be two (2),which matches the maximum.This standard is met. 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). The minimum number of residential units is 80 percent of two (2) residential units,which equals a proximately one (1) residential unit. As stated above, the new total number of residential units on site will be two (2, which exceeds the minimum.This standard is met. 18.725 Environmental Performance Standards: A. Noise. For the purposes of noise regulation, the provisions of Sections 6.02.410 through 6.02.470 of the Tigard Municipal Code shall apply. B. Visible emissions. Within the commercial zoning districts and the industrial park (IP) zoning district, there shall be no use, operation or activity which results in a stack or other point-source emission, other than NOTICE OF DECISION MLP2015-00004/COKELEY PARTITION PAGE 11 OF 23 an emission from space hearing, or the emission of pure uncombined water (steam) which is visible from a property line. Department of Environmental Quality (DEQ) rules for visible emissions (340-21-015 and 340- 28-070) apply. C.Vibration.No vibration other than that caused by highway vehicles, trains and aircraft is permitted in any given zoning district which is discernible without instruments at the property line of the use concerned. D. Odors.The emission of odorous gases or other matter in such quantities as to be readily detectable at any point beyond the property line of the use creating the odors is prohibited.DEQ rules for odors (340-028-090) apply. E. Glare and heat. No direct or sky-reflected glare, whether from floodlights or from high temperature processes such as combustion or welding,which is visible at the lot line shall be permitted;and 1.There shall be no emission or transmission of heat or heated air which is discernible at the lot line of the source, and 2.These regulations shall not apply to signs or floodlights in parking areas or construction equipment at the time of construction or excavation work otherwise permitted by this title. F. Insects and rodents.All materials including wastes shall be stored and all grounds shall be maintained in a manner which will not attract or aid the propagation of insects or rodents or create a health hazard. The applicant proposes to build a detached, single family home on Parcel 2;this use is by right permitted in the R-4.5 zone. It is anticipated that none of the environmental conditions listed above will be compromised beyond allowable levels as a result of this project. The above environmental performance standards are met. If the above standards were to come into question as a result of this project,they would be subject to Code Enforcement regulations. 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. Parcel 2 is a flag lot that will be created after April 15, 1985 by this approved Minor Land Partition. The following development standards apply. 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; 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. NOTICE OF DECISION MLP2015-00004/COKELEY PARI I11ON PAGE 12 OF 23 These standards only apply to Parcel 2, which is a flag lot (Parcel 1 is a frontage lot). Building elevations were not submitted or required as part of this Minor Land Partition; however, prior to issuance of building permits, compliance with the above standards will be ensured through site plan review. In addition, TVF&R determined that road widths were not adequate for aerial apparatus, which may limit allowable building height: `Buildings with a vertical distance between the grade plane and the highest roof surface that exceeds 30 feet in height shall be provided with a fire apparatus access road constructed for use by aerial apparatus with an unobstructed driving surface width of not less than 26 feet." However, TVF&R also indicated that, "When buildings are completely protected with an approved automatic fire sprinkler system,the requirements for fire apparatus access may be modified as approved by the fire code official." A condition of approval has been added that requires the applicant to comply with TVF&R standards. As conditioned,these standards 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 minimum lot area requirement for a detached unit in the R-4.5 zone is 7,500 square feet.Parcel 2 is a flag lot, and accordingly, the flag pole accessway is not included in its lot area calculation, as stated above. Parcel 2 meets the minimum lot area requirement because it is 8,569 square feet.This standard 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 proposes to construct a detached, single-family dwelling on Parcel 2, with the front yard facing the southern property line. Structural plans were not submitted or required as part of this land use application. However,staff reviewed the applicant's site plan to determine the proposed flag lot is large enough to accommodate a detached, single-family dwelling, and still meet front and side yard setback requirements. Prior to building permit submittal, compliance with the standards outlined above will be ensured through site plan review. This criterion is met. 18.745 Landscaping and Screening_: 18.745.030 General Provisions A. Maintenance responsibility. Unless otherwise provided by the lease agreement, the owner, tenant and his or her agent, if any, shall be jointly and severally responsible for the ongoing maintenance of all landscaping and screening used to meet the requirements of this chapter according to applicable industry standards. B. Installation requirements.The installation of all landscaping and screening required by this chapter shall be as follows: 1. All landscaping and screening shall be installed according to applicable industry standards; 2. All plants shall be of high grade, and shall meet the size and grading standards of the American Standards for Nursery Stock(ANSI Z60,1-2004,and any future revisions);and 3. All landscaping and screening shall be installed in accordance with the provisions of this title. C. Certificate of occupancy. Certificates of occupancy shall not be issued unless the requirements of this chapter have been met or other arrangements have been made and approved by the city such as the posting of a bond. D. Protection of existing plants.Existing plants on a site shall be protected as follows: NOTICE OF DECISION MLP2015-00004/COKELEY PARTITION PAGE 13 OF 23 1. The developer shall provide methods for the protection of existing plants to remain during the construction process; 2. The plants to remain shall be noted on the landscape plans (i.e., plants to remain can be shown as protected with fencing);and 3. The tree protection provisions outlined in Chapter 18.790 and the Urban Forestry Manual shall apply to the land use review types identified in Section 18.790.020.A. E. Ongoing tree-related rules and regulations.Any trees used to meet the requirements of this chapter shall be subject to all applicable tree-related rules and regulations in other chapters and titles of the Tigard Municipal Code and Tigard Development Code. The accepted planting procedures are the guidelines described in the Tigard Urban Forestry Manual. These guidelines follow those set forth by the International Society of Arboriculture (ISA) tree planting guidelines, as well as the standards set forth in the most recent edition of the American Institute of Architects'Architectural Graphic Standards. In the Architectural Graphic Standards, there are guidelines for selecting and planting trees based on the soil volume and size at maturity. Additionally,there are directions for soil amendments and modifications. These standards are met, and will be further addressed in Chapter 18.790 Urban Forestry Plan of this decision. 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. 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. The linear amount of street frontage adjacent to this site is approximately 86 feet;therefore,the site is required to have a minimum of two (2) street trees (86 feet divided by 40 feet). The applicant has provided a Tree Canopy Plan that proposes two (2) street trees for this site. In addition, the project arborist submitted an Urban Forestry Plan NOTICE OF DECISION MLP2015-00004/COKELEY PARTITION PAGE 14 OF 23 Supplemental Report, which describes how the street trees will be planted according to the Street Tree Planting Standards and Street Tree Soil Volume Standards that are outlined in the Urban Forestry Manual. These standards are met. 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. A vehicle parking plan was not submitted or required as part of this Minor Land Partition. Prior to issuance of building permits,vehicle parking plan requirements will be ensured through site plan review.This standard will be met. 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. TDC Table 18.765.2 requires a minimum of one (1) parking space per dwelling unit. A vehicle parking plan was not submitted or required as part of this Minor Land Partition. Prior to issuance of building permits, the minimum off- street parking requirement will be ensured through site plan review.This standard will be met. 18.790 Urban Forestry Plan: 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 that was coordinated and approved by a certified arborist and tree risk assessor (the project arborist) has been submitted.This standard is met. 2. Meet the tree preservation and removal site plan standards in the Urban Forestry Manual(UFM); A tree preservation and removal site plan that meets the standards set forth in the Urban Forestry Manual has been submitted.This standard is met. 3. Meet the tree canopy site plan standards in the Urban Forestry Manual;and A tree canopy site plan that meets the standards set forth in the Urban Forestry Manual has been submitted. In addition, the project arborist has included a signature of approval and statement attesting that the tree canopy site plan meets all of the requirements in Section 10,Part 2 of the Urban Forestry Manual.This standard is met. 4. Meet the supplemental report standards in the Urban Forestry Manual. A supplemental report was prepared and submitted by the project arborist, Morgan Holen & Associates, LLC. This report includes the required inventory data for existing open grown trees,as outlined in Section 10,Part 3, Subsection D of the Urban Forestry Manual. The site is zoned R-4.5;accordingly,the minimum required effective tree canopy for the entire site is 40.percent, and 15 percent per lot (Section 10, Part 3, Subsections N and O of the Urban Forestry Manual). Through the supplemental report, the project arborist demonstrates how the effective tree canopy for the entire site is 82.7 percent,as well as 88.4 percent for Parcel 1,and 78.4 percent for Parcel 2.This standard is met. NOTICE OF DECISION ME[P2015-00004/COKELEY PARTITION PAGE 15 OF 23 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. The applicant's Urban Forestry Plan does not address tree establishment. Therefore, a condition of approval is added for the applicant to provide a tree establishment bond that meets the requirements of the Urban Forestry Manual Section 11,Part 2.'I his standard will be met. 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. Section 11, Part 3, Subsection B of the Urban Forestry Manual 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.Therefore,a condition of approval is added to address this requirement. This standard will be met. 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. 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. Based on the applicant's site plan,it appears the proposed driveways meet visual clearance requirements. Construction of new homes and driveways on the proposed lots will be required to meet applicable visual clearance requirements. Prior to issuance of building permits,visual clearance will be ensured through site plan review. These standards will be met. 18.810 Street and Utility Improvements Standards: 18.810.030 Streets A.Improvements. 1.No development shall occur unless the development has frontage or approved access to a public street Parcel 1 is a frontage lot that has direct access to SW Walnut Terrace.Parcel 2 will connect to SW Walnut Terrace via a 15-foot-wide access easement(flag pole).All lots will have approved access to a public street This standard is met. 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. The street adjacent to this development is SW Walnut Terrace,which is a public street that meets the standards of this chapter.This standard is met. 4.Any new street or additional street width planned as a portion of an existing street shall meet the standards of this chapter. The site is adjacent to SW Walnut Terrace, which is classified as a local street by the City of Tigard Transportation System Plan. The applicant shall dedicate 2 feet of right-of-way to provide 27 feet from centerline on SW Walnut Terrace on the final plat.As conditioned,this standard is met. NOTICE OF DECISION MLP2015-00004/COKELEY PARTITION PAGE 16 OF 23 E. Minimum rights-of-way and street widths. Unless otherwise indicated on an approved street plan, or as needed to continue an existing improved street or within the downtown district, street right-of-way and roadway widths shall not be less than the minimum width described below. Where a range is indicated, the width shall be determined by the decision-making authority based upon anticipated average daily traffic (ADT) on the new street segment. (The city council may adopt by resolution, design standards for street construction and other public improvements. The design standards will provide guidance for determining improvement requirements within the specified ranges.)These are presented in Table 18.810.1. 1.The decision-making body shall make its decision about desired right-of-way width and pavement width of the various street types within the subdivision or development after consideration of the following: a. The type of road as set forth in the comprehensive plan transportation chapter— functional street classification. The site fronts SW Walnut Terrace, a local street. The surrounding area is fully developed without full street improvements. A right-of-way dedication of 27 feet from centerline with street improvements meeting surrounding improvements will be required. 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. The site fronts SW Walnut Terrace,and is otherwise surrounded by development.There are no opportunities to extend public streets.This criterion is met. 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. Access for the new lot will be provided by a driveway. Due to existing development patterns, there are no abutting streets to extend through the site. 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. NOTICE OF DECISION MLP2015-00004/COKELEY PARTITION PAGE 17 OF 23 The proposed lots do not contain any part of an existing or proposed right-of-way. Each lot has a depth that is below 2 '/2 times the average width (Approximately 86 feet multiplied by 2 '/2, which is approximately 215 feet). These standards 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 partition in which case 18.162.050.0 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. The applicant has applied for a Minor Land Partition, and proposes to build a detached, single family dwelling on the newly created parcel. Parcel 1 is a frontage lot that has direct access to SW Walnut Terrace. Parcel 2 will connect to SW Walnut Terrace via a 15-foot-wide access easement(flag pole).This standard is met. 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. The side lines of proposed lots are at right angles to the street upon which the lots front (SW Walnut Terrace). 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. No new street improvements requiring sidewalks are proposed. 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 19% and including any future revisions or amendments) and the adopted policies of the comprehensive plan. C. Over-sizing.Proposed sewer systems shall include consideration of additional development within the area as projected by the comprehensive plan. Sewer service will be provided from an existing line in SW Walnut Terrace.The existing house will remain connected to the line.The surrounding area is currently served,so there is no need to extend the sewer beyond the site. 18.810.100 Storm Drainage A. General provisions. The director and city engineer shall issue a development permit only where adequate provisions for stonnwater 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. 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). Drainage has been provided for the surrounding area.There is no need to accommodate upstream drainage. NOTICE OF DECISION MLP2015-00004/COKELEY PARTITION PAGE 18 OF 23 ''N 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). The site drains to a ditch along SW Walnut Terrace. The ditch is in need of evaluation and improvement to ensure adequate drainage. 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 stormwater runoff will be permitted to discharge without detention. Detention is not required for a Minor Land Partition. Payment of the System Development Charge (SDC) as required by CWS R&O 15-10 is allowable. 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 opposite side of SW Walnut Terrace.If the fee in-lieu is proposed,it is equal to $35.00 per lineal foot of street frontage that contains the overhead lines. The frontage along this site is 85.97 lineal feet;therefore the fee would be$3,009. NOTICE OF DECISION MLP2015-00004/COKELEY PARTITION PAGE 19 OF 23 I%.— N%.. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Traffic Study Findings: A traffic study is not required by 18.810.030.CC.1. Fire and Life Safety; The applicant shall provide approval from Tualatin Valley Fire and Rescue for access and hydrant placement before issuance of the PFI permit. Public Water System: Service for each lot will be provided by an existing Tualatin Valley Water District line in SW Walnut Terrace. Storm Water QualitK Clean Water Services (CWS) Design and Construction Standards (adopted by Resolution and Order No. 07- 20) requires the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. A water quality facility is not required for a partition.Payment of the SDC as required by CWS R&O 15-10 is allowable. 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 less than one acre,the developer will not be required to obtain an NPDES permit from the City prior to construction. A final grading plan shall be submitted showing the existing and proposed contours.The plan shall detail the provisions for surface drainage of all lots,and show that they will be graded to ensure that surface drainage is directed to the street or a public storm drainage system approved by the Engineering Department. For situations where the back portions of lots drain away from a street and toward adjacent lots, appropriate private storm drainage lines shall be provided to sufficiently contain and convey runoff from each lot. 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 final plat approval. For this project,the addressing fee will be$50.00(1 lot and/or tract multiplied by$50.00 per address). 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. NOTICE OF DECISION NILP2015-00004/COKELEY PARTITION PAGE 20 OF 23 ''1 __N1 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.2.e requires that the applicant include an impact study. The impact study shall quantify the effect of the development on public facilities and services. The study shall address, at a minimum, the transportation system, including bikeways, the drainage system, the parks system, the water system, the sewer system, and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet city standards and to minimize the impact of the development on the public at large,public facilities systems, and affected private property users. In situations where the community development code requires the dedication of real property interests,the applicant shall either specifically concur with the dedication 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. The applicant submitted an impact study that quantifies the effect of this development on public facilities and services. The proposal is for a Minor Land Partition to divide a 0.4-acre site into two (2) parcels. Parcel 1 is currently developed with a detached,single-family dwelling,and the applicant proposes to develop a new detached,single-family dwelling on Parcel 2. Traffic impacts to the City of Tigard and Washington County will be offset by the payment of a Transportation Development Tax (TDT). The applicant shall meet the City of Tigard Engineering Department's conditions of approval for the development's stormwater and sewer systems.The applicant shall obtain Tualatin Valley Water District's approval for the development's water system. No negative noise impacts are anticipated from this residential development. In addition to TDTs, each new residential unit will be assessed a Parks Development Fee at issuance of building permits. ROUGH PROPORTIONALITY ANALYSIS• The Transportation Development Tax ('IDT)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 2015/2016,TDTs are expected to recapture approximately 28 percent of the traffic impact of new development on the Collector and Arterial Street system. Based on the type and size of proposed use upon completion of this development, the applicant will be required to pay approximately$8,113 in TDTs ($8,113 multiplied by one (1) detached,single-family dwelling). Based on the estimate that total TDTs cover 28 percent of the impact on major street improvements citywide,a fee that would cover 100 percent of this project's traffic impact is $28,975 ($8,113 divided by 28 percent). The difference between the TDTs paid and the full impact is considered the unmitigated impact. Estimate of Unmitigated Impacts Full Impact $ 28,975 Less TDT Assessment $ —8,113 Less Right-of-Way Value (172 square feet at$11 per square foot) $ —1,892 NOTICE OF DECISION MLP2015-00004/COKELEY PARTITION PAGE 21 OF 23 ,%%-- ... Less Street Trees (2 trees at$550 per tree) $ —1,100 Estimated Value of Remaining Unmitigated Impacts $ 17,870 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 The City of Tigard Public Works Department and Police Department were sent copies of the applicant's proposal,and had no objections. SECTION VII. AGENCY COAMENTS Clean Water Services (CWS)issued a Service Provider Letter and Sensitive Area Pre-Screening Site Assessment(CWS file 15-000531) to determine that sensitive areas do not exist on site, or within 200 feet of the subject site. The agency also submitted written comments, received on August 4, 2015, requesting a condition of approval that requires the applicant to obtain Storm Water Connection Permit Authorization prior to any site work and partition plat recording. This request has been incorporated into the Conditions of Approval. 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 (IW&R) submitted written comments on July 30, 2015. TVF&R endorsed the proposal, predicated on criteria and conditions of approval regarding Fire Apparatus Access, Firefighting Water Supplies, and Building Access and Fire Service Features. The complete letter can be viewed in this land use case file (ML.P2015-00004). A condition of approval has been added that requires the applicant to comply with all TVF&R standards. Attachments: Attachment 1:Site Plan Attachment 2:Clean Water Services,Comment Letter dated July 29,2015 Attachment 3:Tualatin Valley Fire and Rescue,Comment Letter dated July 30,2015 Attachment 4:City of Tigard Engineering Department,Memorandum dated August 4,2015 SECTION VIII. PROCEDURE AND APPEAL INFORMATION Notice: Notice was mailed to: X The applicant and owners X Owners of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON AUGUST 13 2015 AND EFFECTIVE ON AUGUST 28,2015 UNLESS AN AI�PEAL IS FILED. Areal: 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 NOTICE OF DECISION MLP2015-00004/COKELEY PARTITION PAGE 22 OF 23 accordance with Section 18.390.040.6.2 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 City of Tigard Planning Division, 13125 SW Hall Boulevard,Tigard,OR 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 maybe adopted from time to time by the appellate body. THE DEADLINE FOR FILING AN APPEAL IS 4:00 P.M. ON AUGUST 27,2015. Questions: If you have any questions, please contact Lina Smith, Assistant Planner at (503)718-2438 or LinaCS&dard-or.gov. You may also mail inquiries to City of Tigard Planning Division, 13125 SW Hall Boulevard,Tigard,OR 97223. L_ --�_ August 13.2015 PREPARED BY: Lina Smith Assistant Planner NOTICE OF DECISION MLP2015-00004/COKELEY PARTITION PAGE 23 OF 23 Attachment 1 PREPARED FOR SITE PLAN JOHN COKELEY 6617 IGARD0REEGONN 97223E . PRELIMINARY LOT LINE MAP (530)524-6546 PROPOSED PARTITION PLAT IN LOT 12, "KINGS VIEW", WTM_WK-424.6T TAx LET+,W IN THE SOUTHEAST QUARTER OF SECTION 25, TA%IDT+1060 I.E.+2RC N-416.2T AITP 1S t 25d µTp IDT l+25DA M�1$�z E.+YM E.41e]2 TOWNSHIP 1 SOUTH, RANGE 1 WEST, WILLAMETTE I.E.+2•IVLe.1T LOf e'LIPAIFS RTATR• tm 7•CWUS ESTATES• aTAEs mN_RM_424.' xEY_gONE"'WALL MERIDIAN, IN THE CORPORATE LIMITS OF THE I.E.7NRu-In-, s/e•moN RW CITY OF TIGARD, WASHINGTON COUNTY, OREGON. J/4'WOTI PIPE SS—S$ 35 —_S$_ 5 S9.37'11'E 86.51• S 89*3711E 86.51' J/1•IRox PIPE 5 89'42'O6'E 68.18' 6/e•IRON R00 \\ MARCH 24, 2015 \ \` LEGEND TSMACK UNe,__ I 7 e .FOUND SURVEY MONUMENT AS NOTED. 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STORM MING(WALL) I 50.FT._ SOMH -STORM DRAINAGE MANHOLE CE55 \ y( S G 0 WM WATER ER MANHOLE \ I T N Y 0DEC-DECIDUOUS TREE WRH SIZE IN INCHES PROPOSNEWW PROPERM TY UNE 7v I \\ 20 0 20 40 80 S 89.57'26" 71 ^ yI M OEC \\ NO \ SCALE 1` 20' CON-CONIFEROUS TREE WITH SIZE IN INCHES CONTOUR INTERVAL-1' \__ _-____ N,- -BUILDING LINE -'I- _ —E—-ELECTRIC LME Z _ __ —x—-FENCE LME —SD—-STORM SEWER LINE 25.07' WNF \ 3.73' —SS—-SANRARY SEWER UNE . .,. —W—-WATER LME \ 10.(13'11` I I 11 TAx Em szW I I 1 AEMDD��Wu7Tr E i� NOTES PAFRI 1 PIAT b \ _ I I I, wp'W IS 1 2"jpT 1.THIS IS NOT A RECORDABLE SURVEY.THE BOUNDARY DEPICTED HEREON IS BASED ON ND.+961-0>5 - 1X FOUND MONUMENTS AND RELATED SURVEYS AND PLATS.A PARRrIGN PUT FOR THE SUBJECT PROPERTY IS IN PROCESS. g SS 2, UTIUMES ARE SHOWN PER ABOVE GROUND EVIDENCE AND FROM AS BUILT INFORMATION \\ \ I I PROVIDED BY CLEAN WATER SERVICES.THE SURVEYOR IS NOT RESPONSIBLE FOR THE F\ I EXACT LOCATION OF UNDERGROUND UTIUOES.CALL 811 BEFORE YOU DIGI 5.46' BENCHMARK WJ00 RR\WNL \ \ [M I ELEVATIONS FOR THIS SURVEY ARE TRACEABLE TO GEODETIC CONTROL POINT GC-022-026,A T\ \ ( ( 2-1/2'BRASS DISK SET IN A CONCRETE CURB AT THE NORTHWEST CORNER OF THE McVAL ftF'V'ANCE� / \IN6 \ w INTERSECTION OF SW LOCUST STREET AND SW 65TH AVENUE. 7 SO.FT.I I ELEVATION-335.30'(NGVD 29.) 7/�VRu�NPf \ 7.6 �� \, x RET.WM1--I \ WOW RET.WALL 3/4•WON PPE /::.V"SC 15100' W +• .9'Y-J 4•WOI1 N 89'5720 B8. 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RYAN 6950 SIN HAMPTON 3T.,STE.170,TIGARD,OR 97223 s/e•WW Roo 50833 PH:(503)941-9515 FAX:(SIXi)911A810 RENEWAL:DECEMBER 31,2018 w2vw.weddleeurveY n'9't JOB N0. 4916 Attachment 2 ff/ RECEIVED CleanWater Services AUG 0,4 2015 CITY OF 71GARD PLANNING/ENGINEERING MEMORANDUM Date: July 29,2015 To: Lina Smith,Assistant PI :1, ity of Tigard From: Jackie Sue Humphrey later Services(the District) Subject: Cokeley 2-Parcel Partition,hffiP2015-00004, IS 125DA02700 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. 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 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. Attachment 3 "via* www.tvfr.com Tualatin Valley Fire & Rescue July 30, 2015 Lina Smith City of Tigard 13125 SW Hall Blvd Tigard, Oregon 97223 Re: Cokeley Partition 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 conditions of approval: FIRE APPARATUS ACCESS: 1. FIRE APPARATUS ACCESS ROAD EXCEPTION FOR AUTOMATIC SPRINKLER PROTECTION: When buildings are completely protected with an approved automatic fire sprinkler system, the requirements for fire apparatus access may be modified as approved by the fire code official. (OFC 503.1.1) Note: If residential fire sprinklers are elected as an alternate means of protection and the system will be supported by a municipal water supply, please contact the local water purveyor for information surrounding water meter sizing. 2. AERIAL FIRE APPARATUS ROADS: Buildings with a vertical distance between the grade plane and the highest roof surface that exceeds 30 feet in height shall be provided with a fire apparatus access road constructed for use by aerial apparatus with an unobstructed driving surface width of not less than 26 feet. For the purposes of this section, the highest roof surface shall be determined by measurement to the eave of a pitched roof, the intersection of the roof to the exterior wall, or the top of the parapet walls, whichever is greater. Any portion of the building may be used for this measurement, provided that it is accessible to firefighters and is capable of supporting ground ladder placement. (OFC D105.1, D105.2) Building elevations are not shown on plans provided. This condition is listed for applicant information that with the access width restrictions building height will be limited. 3. FIRE APPARATUS ACCESS ROAD WIDTH AND VERTICAL CLEARANCE: Fire apparatus access roads shall have an unobstructed driving surface width of not less than 20 feet (26 feet adjacent to fire hydrants (OFC D103.1)) and an unobstructed vertical clearance of not less than 13 feet 6 inches. The fire district will approve access roads of 12 feet for up to three dwelling units and accessory buildings. (OFC 503.2.1 &D103.1) 4. NO PARKING: Parking on emergency access roads shall be as follows(OFC D103.6.1-2): 1. 20-26 feet road width—no parking on either side of roadway 2. 26-32 feet road width—parking is allowed on one side 3. Greater than 32 feet road width—parking is not restricted North Operating Center Command&Business Operations Center South Operating Center Training Center 20665 SW Blanton Street and Central Operating Center 8445 SW Elligsen Road 12400 SW Tonquin Road Aloha,Oregon 97078 11945 SW 70"'Avenue Wilsonville,Oregon Sherwood,Oregon 503-649-8577 Tigard,Oregon 97223-9196 97070-9641 97140-9734 503-649-8577 503-649-8577 503-259-1600 N%MW I.—I 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 75,000 pounds live load (gross vehicle weight). Documentation from a registered engineer that the final construction is in accordance with approved plans or the requirements of the Fire Code may be requested. (OFC 503.2.3) 6. TURNING RADIUS: The inside turning radius and outside turning radius shall not be less than 28 feet and 48 feet respectively, measured from the same center point. (OFC 503.2.4&D103.3) 7. GATES: Gates securing fire apparatus roads shall comply with all of the following (OFC D103.5, and 503.6): 1. Minimum unobstructed width shall be not less than 20 feet(or the required roadway surface width), or two 10 foot sections with a center post or island. 2. Gates serving three or less single-family dwellings shall be a minimum of 12 feet in width. 3. Gates shall be set back at minimum of 30 feet from the intersecting roadway or as approved. 4. Electric gates shall be equipped with a means for operation by fire department personnel 5. Electric automatic gates shall comply with ASTM F 2200 and UL 325. Gates are not shown on plans provided. This condition is listed for applicants information should a gate be installed. 8. ACCESS DURING CONSTRUCTION: Approved fire apparatus access roadways shall be installed and operational prior to any combustible construction or storage of combustible materials on the site. Temporary address signage shall also be provided during construction. (OFC 3309 and 3310.1) FIREFIGHTING WATER SUPPLIES: 9. SINGLE FAMILY DWELLINGS - REQUIRED FIRE FLOW: The minimum available fire flow for one and two-family dwellings 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 OFC Appendix B. (OFC 13105.2) 10. FIRE FLOW WATER AVAILABILITY: Applicants shall provide documentation of a fire hydrant flow test or flow test modeling of water availability from the local water purveyor if the project includes a new structure or increase in the floor area of an existing structure. Tests shall be conducted from a fire hydrant within 400 feet for commercial projects, or 600 feet for residential development. Flow tests will be accepted if they were performed within 5 years as long as no adverse modifications have been made to the supply system.Water availability information may not be required to be submitted for every project. (OFC Appendix B) • When a building is required to provide an approved automatic sprinkler system installed in accordance with Section 903.3.1.1 (NFPA 13) & 903.3.1.2 (NFPA 13R), a credit of 75% shall be allowed on the volume of water supply required for firefighting. o Firefighting water supply reductions shall not reduce the minimum volume of water required for sprinkler system operation per NFPA 13. o When serving a fire sprinkler system, firefighting water supplies that are required to have, or voluntarily designed with, a standpipe, draft port, or hydrant(s) must include the hose stream demand (volume) for inside/outside allowances per NFPA 13. • The calculated firefighting water supply will be waived when structures are voluntarily protected by an approved automatic fire sprinkler system when otherwise not required by the Oregon Structural Specialty Code. 2 ..., --N, o Voluntarily installed fire protection sprinkler systems will not require a drafting port. The system's demand will solely delineate the volume of water required per NFPA 13. 11. WATER SUPPLY DURING CONSTRUCTION: Approved firefighting water supplies shall be installed and operational prior to any combustible construction or storage of combustible materials on the site. (OFC 3312.1) BUILDING ACCESS AND FIRE SERVICE FEATURES PREMISE IDENTIFICATION: New and existing buildings shall have approved address numbers, building numbers or approved building identification placed in a position that is plainly visible from the street or road fronting the property. The numbers shall contrast with their background. Where required by the fire code official, address numbers shall be required in additional approved locations to facilitate emergency response. Numbers shall be a minimum of 4 inches high with a minimum stroke width of 0.5 inches. ADDITIONAL COMMENTS: The above listed criteria are Preliminary Potential applicable conditions that MAY apply to this project. Applicant may apply for use of altemate materials and methods(AMM in accordance with 2014 Oregon Fire Code(OFC), Section 104.9.A guideline for Alternate Materials 8 Methods requests is available If you have questions or need further clarification, please feel free to contact me at(503)259-1504. Sincerely, �� woIN Employee Name Deputy Fire Marshal II Cc: TVFR File 3 Attachment 4 MEMORANDUM CITY OF TIGARD, OREGON DATE: August 4, 2015 TO: Lina Smith FROM: Greg Berry, Development Review Engineer RE: Cokeley Partition MLP 15-04 Access Management(Section 18.705.030.H) 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 newly created lot will access to SW Walnut Terrace, a local street, adjacent to the driveway for the existing house. A sight distance report along SW Walnut Terrace will be required. Verification of adequate site distance will be required as part of the public facilities improvement and final plat submittal. 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 Walnut Terrace does not intersect an arterial or collector street. 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. ENGINEERING COMMENTS PAGE 1 No driveways along a collector or arterial street are proposed. No new streets will be created. Minimum Access Requirements (Section 18.705.030.1) Section 18.705.030.1.1 states that a 15-foot wide access with a 10-foot paved width is required to provide access to one or two residential lots. A 15-foot wide access with a 10-foot paved width is proposed for the new lot. It will be adjacent to the access for the existing house. This requirement 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 to have a 54-foot right-of-way width and 32-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. The site fronts along SW Walnut Terrace, a local street. The surrounding area is fully developed without full street improvements. A right-of-way dedication of 27 feet from centerline with street improvements meeting surrounding improvements will be required. 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 ENGINEERING COMMENTS PAGE 2 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. The site fronts along SW Walnut Terrace and is otherwise surrounded by development. There are no opportunities to extend public streets. This criterion is met. Street Alignment and Connections: Section 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. Section 18.810.030.H.2 states that 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 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 more 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. Access for the new lot will be provided by a driveway. Due to existing development patterns, there are no abutting streets to extend through the site. Cul-de-sacs: 18.810.030.1- 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: ENGINEERING COMMENTS PAGE 3 • 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 greater than 250 feet). Centerline radii of curves shall be as determined by the City Engineer. No streets are proposed. This requirement is met. 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 is not abutted or traversed by an arterial or collector street. The requirement is met. 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. ENGINEERING COMMENTS PAGE 4 N%.- I.-I 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; • 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. 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. ENGINEERING COMMENTS PAGE 5 No new street improvements requiring sidewalks are proposed. 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. Sewer service will be provided from an existing line in SW Walnut Terrace. The existing house will remain connected to the line. The surrounding area is currently served so there is no need to extend the sewer beyond the site. Storm Drainage: General Provisions: Section 18.810.100.A requires developers to make adequate provisions for storm water and flood water runoff. 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). Drainage has been provided for the surrounding area. There is no need to accommodate upstream drainage. 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 ENGINEERING COMMENTS PAGE 6 S%-1 �-e 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 Clean Water Services in 2000 and including any future revisions or amendments). The site drains to a ditch along SW Walnut Terrace. The ditch is in need of evaluation and improvement to insure adequate drainage. 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. Detention is not required for a partition. Payment of the SDC as required by CWS R&O 15-10 is allowable. Bikeways and Pedestrian Pathways: Bikeway Extension: Section 18.810.110.A states that developments adjoining proposed bikeways identified on the City's adopted pedestrian/bikeway plan shall include provisions for the future extension of such bikeways through the dedication of easements or right-of-way. There are no adjoining proposed bikeways. 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; ENGINEERING COMMENTS PAGE 7 • 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 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 opposite of SW Walnut Terrace. If the fee in-lieu is proposed, it is equal to $35.00 per lineal foot of street frontage that contains the overhead lines. The frontage along this site is 85.97 lineal feet; therefore the fee would be $ 3,009. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Traffic Study Findings: A traffic study is not required by 18.810.030.CC.1. Fire and Life Safety: The applicant shall provide written approval from TVFR for access and hydrant placement. Public Water System: Service for each lot will be provided by an existing Tualatin Valley Water District line in SW Walnut Terrace. ENGINEERING COMMENTS PAGE 8 Nft.�' N.. Storm Water Quality: Clean Water Services (CWS) Design and Construction Standards (adopted by Resolution and Order No. 07-20) requires the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. A water quality facility is not required for a partition. Payment of the SDC as required by CWS R&O 15-10 is allowable. 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 one acre, the developer will not be required to obtain an NPDES permit from the City prior to construction. This peffnit will be issued aleng A final grading plan shall be submitted showing the existing and proposed contours. The plan shall detail the provisions for surface drainage of all lots, and show that they will be graded to insure that surface drainage is directed to the street or a public storm drainage system approved by the Engineering Department. For situations where the back portions of lots drain away from a street and toward adjacent lots, appropriate private storm drainage lines shall be provided to sufficiently contain and convey runoff from each lot. 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 final plat approval. For this project, the addressing fee will be $50.00 (1 lot and/or tracts X $50/address = $50.00). ENGINEERING COMMENTS PAGE 9 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 COMMENCING ANY ONSITE IMPROVEMENTS, INCLUDING GRADING EXCAVATION AND/OR FILL ACTIVITIES: Submit to the Engineering Department(Greg Berry, 503-718-2468) for review and approval: 1. Prior to commencing site improvements, a Public Facility Improvement (PFI) permit is required for this project to cover all infrastructure worts and any other work in the public right-of-way. Six (6) sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public Facility Improvement (PFI) permit plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall and the City's web page (www.tigard-or.gov). 2. Prior to commencing site improvements, submittal of the exact legal name, address and telephone number of the individual or corporate entity who will be designated as the "Permittee", and who will provide the financial assurance for the public improvements. For example, specify if the entity is a corporation, limited partnership, LLC, etc. Also specify the state within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide accurate information will delay processing of project documents. ENGINEERING COMMENTS PAGE 10 3. Prior to commencing site improvements, the applicant shall submit construction plans as a part of the Public Facility Improvement permit for all work in a right-of-way or on public facilities. 4. The submittal shall include an evaluation and proposed improvements to the ditch along the frontage and downstream of the site. Submit details of the proposed driveway including drainage and connection to existing paving. 5. Prior to commencing site improvements, an erosion control plan shall be provided as part of the Public Facility Improvement (PFI) permit drawings. The plan shall conform to the "CWS Erosion Prevention and Sediment Control Design and Planning Manual" (current edition) and submitted to City of Tigard with the PFI plans. 6. Prior to commencing site improvements, a final grading plan shall be submitted showing the existing and proposed contours. The plan shall detail the provisions for surface drainage of all lots, and show that they will be graded to insure that surface drainage is directed to the street or a public storm drainage system approved by the Engineering Department. For situations where the back portions of lots drain away from a street and toward adjacent lots, appropriate private storm drainage lines shall be provided to sufficiently contain and convey runoff from each lot. 7. Prior to commencing site improvements, the design engineer shall indicate, on the grading plan, which lots will have natural slopes between 10% and 20%, as well as lots that will have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections and/or permits will be necessary when the lots develop. 8. Prior to commencing site improvements, the Applicant shall obtain a (CWS) Stormwater Connection Authorization prior to issuance of the City of Tigard PFI permit. Plans shall be submitted to the City of Tigard for review. The city will forward plans to CWS after preliminary review. 9. Prior to commencing site improvements, the applicant shall obtain approval from the Tualatin Valley Water District for the proposed water connection prior to issuance of the City's Public Facility Improvement permit. 10. Prior to commencing site improvements, the applicant will be required to meet Tualatin Valley Fire & Rescue fire flow, hydrant placement and access requirements , as stated in a January 15, 2015 letter. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF THE FINAL PLAT: Submit to the Engineering Division (Greg Berry, 503-718-2468) for review and approval: ENGINEERING COMMENTS PAGE 11 "N -IN, 11. Prior to approval of the final plat, 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 (per ORS 92.050). 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 Final plat application submission requirements are as follows: A. Submit for City review four (4) paper copies of the final plat prepared by a land surveyor licensed to practice in Oregon and the necessary data or narrative. • Final plat and data/narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.050), Washington County, and by the City of Tigard. • Final plat shall show the right-of-way dedication for all public streets. • Subdivision plats will include signature lines for City Engineer and Community Development Director • Partition plats will include a signature line City Engineer. NOTE: Washington County will not begin their review of the final plat until they receive notice from the City of Tigard Engineering Department indicating that the City has reviewed the final plat and submitted comments to the Applicant's surveyor. B. Submit a check in the amount of the current final plat review fee (Contact Planning/Engineering Permit Technicians, at 503-718-2421). 12. Prior to final plat approval, the applicant shall pay an addressing fee in the amount of $50.00. (STAFF CONTACT: Karleen Aichele, 503-718-2467). THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF BUILDING PERMITS: Submit to the Engineering Division (Greg Berry, 503-718-2468 ) for review and approval: ENGINEERING COMMENTS PAGE 12 13. Prior to issuance of building permits, the applicant shall pay the Water Quality SDC. 14. Prior to issuance of building permits, the applicant shall pay the Water Quantity (detention) SDC. 15. Prior to issuance of building permits, the applicant shall provide the Engineering Department with a paper copy of the recorded final plat. 16. Prior to issuance of building permits, the applicant shall submit a final Site Distance Certification. 17. Prior to issuance of building permits, the applicant shall underground the utilities along their SW Walnut Terrace frontage or pay the fee in-lieu of undergrounding. 18. Prior to issuance of building permits within the subdivision, the City Engineer shall deem the public improvements substantially complete. Substantial completion shall be when: 1) all utilities are installed and inspected for compliance, including franchise utilities, 2) all streets shall be fully paved, 3) any off-site street and/or utility improvements are substantially completed, and 4) all public street lights are installed and ready to be energized. (NOTE: the City apart from this condition and in accordance with the City's model home policy may issue model home permits). 19. Prior to issuance of building permits, the applicant shall submit as-built drawings 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). As-built submittal shall include an Acrobat (***.pdf) file, one 11x17 paper copy and the electronic point file as state above and shown in the example below. Excel spreadsheet/point database file example: "Feature"; "Type"; "XCOORD"; "YCOORD"; "ZCOORD": "SSMH02"; "MH"; "7456892.234"; "6298769.879"; "192.45" "WV03", "WV", "7456956.654", "6298723.587", "214.05 IN ADDITION, THE APPLICANT SHOULD BE AWARE OF THE FOLLOWING SECTIONS OF THE COMMUNITY DEVELOPMENT CODE; THIS IS NOT AN EXCLUSIVE LIST: 18.420.070 Final Plat Application Submission Requirements: Three copies of the subdivision plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. ENGINEERING COMMENTS PAGE 13 1 N -'"1 The subdivision plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05), Washington County, and by the City of Tigard. STREET CENTERLINE MONUMENTATION SHALL BE PROVIDED AS FOLLOWS: Centerline Monumentation In accordance with Oregon Revised Statutes 92.060, subsection (2), the centerline of all street and roadway rights-of-way shall be monumented before the City accepts a street improvement. The following centerline monuments shalt be set: 1. All centerline-centerline intersection points; 2. All cul-de-sac center points; and 3. Curve points, beginning and ending points (PC's and PT's). All centerline monuments shall be set during the first lift of pavement. Monument Boxes Required Monument boxes conforming to City standards will be required around all centerline intersection points, cul-de-sac center points, and curve points of public streets. The tops of all monument boxes shall be set to finished pavement grade. 18.810.120 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. 18.810.130 Cash or Bond Required All improvements installed by the Subdivider shall be guaranteed as to workmanship and material for a period of one year following acceptance by the City. Such guarantee shall be secured by cash deposit or bond in the amount of the value of the improvements as set by the City Engineer. The cash or bond shall comply with the terms and conditions of Section 18.810.180. 18.810.150 Installation Prerequisite No land division improvements, including sanitary sewers, storm sewers, streets, sidewalks, curbs, lighting or other requirements shall be undertaken except after the plans therefore have been approved by the City, permit fee paid and permit issued. 18.810.180 Notice to City Required Work shall not begin until the City has been notified in advance. ENGINEERING COMMENTS PAGE 14 If work is discontinued for any reason, it shall not be resumed until the City is notified. 1AENG1Development Engineering\_LANDUSE PROJECTS1Walnut TerACokeley PartitionlCokeley Parbhon Comments.doc ENGINEERING COMMENTS PAGE 15 RECEI'��{ JUL 0 9 2015 COKELEY PARTITION CITY OF TIGARD PLANNING/ENGINEERING 6617 SW Walnut Terrace Tigard, OR 97223 Lot 12, "Kings View" t:j liedtarl Solt Cf rater n U > SW Broc'kmai St K A �' IN a) l SW Taylors Ferry Ra 0 0 5 " -Red Curry Restairarjt Mvhgvr _.., w`1 � ca � 7 � tD �`-��✓° SWNtrIhDAkrtLD:t Q n v to �+ N Trpard Si ad ro S i A.ColossaeChurch „ atter'• � ® � .V'r WSN", err rn ai i ! 5W Shady Ct u K T7 m SW Mct3trnald St � r<r•.,se VV SV.'Walnut Terrace ML A. UN AIN as Ha,bor Freight tools R V4 SW Annita Rd Bonita Rd u� ro Nf7Ti;Fl+ n The Home Depot — ;W Cotticr i•y, Ay Ln a C Se ytN$uwitratllrl�at t 0"d Fid y SW o„trdr„Ad SW AI(rr.' 5 King Cily `;W Lola Ln Pty S'N Pltrad 5t Sw Fri; o -_.,...�.,.. • ��Tin:�i9'a°tr e,'� �.— -�;_� ='%.Jean � M " S1N ttasevook Rd Bridgeport Village Mail e f { Tualatin Country Club > Durham SW lualatinRd 'Near �, Valley Landscape aara� PREPARED FOR SITE PLAN JOHN COKELEY 1J 1�1 6 S.W. WALNUT TERRACE TIGARD, OREGON 97223 PRELIMINARY LOT LINE MAP TIG (530) 524-6546 PROPOSED PARTITION PLAT IN LOT 12, "KINGS VIEW", SDMH-RIM={2{.87' TAX LOT 11100 IN THE SOUTHEAST QUARTER OF SECTION 25, LE. 12•PVC N.-416.27' MAP 1S 1 25DA TAX LOT 11200 TAX LOT 11000 I.E. 12ro1 E.-416.22' NAP 1S 1 250A TOWNSHIP 1 SOUTH, RANGE 1 WEST, WILLAMETTE MAP iS 1 230A I.E. 12•PVC 5.-418.17' LOT B-CHARLES ESTATES- LOT 5 MONUMENT SS.. -RlM-424.74' KEY-STONE RET.WALL `°"'°"""`�6�T" MERIDIAN, IN THE CORPORATE LIMITS OF THE 'CHARLES ESTATES' NOT FOUND I.E.1HHRRU-420.54' Ss 5/8-IRON D CITY OF TIGARD, WASHINGTON COUNTY, OREGON. 3/4'IRON PIPE S 89'37'11"E 86.51' S 89.37"11'E 86.51• 3/4'IRON PIPE S 89.42'06"E 68.18• 5/8'IRON ROD ND NO I MARCH 24, 2015 LEGEND 5' SETBACK LINA€_ — • = FOUND SURVEY MONUMENT AS NOTED. TAY LOT 9300 K \ t I A/C - ASPHALTIC CONCRETE (PAVEMENT) MAP IS 1 250A 26 CON 8 CON O Cl = CURB INLET CATCH BASIN NO PARCEL 2 I CON = CONIFEROUS (TREE) PARRRON PUT T6I OGC�__ CONC. = CONCRETE NO. 1991-075 1O \ I — DEC CONCRETE SEWER PIPE L ��_ �NG DI = DUCTILE IRON (PIPE) NO __ — _Zr DOC. DOCUMENT EXISTING 20'WIDE STORM 20.00' —— —__ J EM = ELECTRIC METER &SANITARY SEWER -_ EASEMENT PER DOC.NO. _ ('I GL = GUTTER LINE 95-052197 ——__ _I \ ❑GM = NATURAL GAS METER m ❑HP HEAT PUMP 4313 \L~�I� I.E. = INVERT ELEVATION I NI **_DDI p NG = NATURAL GROUND Gam° o NG' NO. = NUMBER (RECOGNIZED ABBREVIATION) 9 PP = POWER POLE " \ PARCEL 2—— ` - PVC - POLYVINYL CHLORIDE (PIPE) ` r 10,151 SO. FT. \�'. R \ RET. = RETAINING (WALL) WITHOUT SO. ET. I \ILL O SSMH STORM DRAINAGE MANHOLE WITHOUT ACCESS o SSMH = SANITARY SEWER MANHOLE \i\ STRIP) \ \\I\Nc sC7RV�NG ❑W'M = WATER METER NO\I 14' FfBACK LINE\ J \ ; O6 DEC- DECIDUOUS TREE WITH SIZE IN INCHES PROPOSED NEW PROPERTY LINE i N I \ S 89'ST22," 71.25' O 20 0 20 40 60 W v 0) 24 DEC \ NO O SCALE 1" = 20' CON- CONIFEROUS TREE WITH SIZE IN INCHES _l'—,_ CONTOUR INTERVAL 04 NC �.._-of 41 N IS = BUILDING LINE z —I.--N ___ —E—=ELECTRIC LINE �. _ .. X = FENCE LINE .. 25.03' \ —SO—= STORM SEWER LINE ..- \ 5.73' —SS—- SANITARY SEWER LINE _ - -- PATIO -- _ \ w - WATER LINE NG TAX LOT 9200 \ MAP 1S 1 25DA6y11 EXISTING RESIDENCE I•p NOTES /6617 SW WALNUT TERRACEPARCI[i PARTOIONE`PLAT \ •i6 I I wT X LOTIS aWO 1. THIS IS NOT A RECORDABLE SURVEY. THE BOUNDARY DEPICTED HEREON IS BASED ON NO. 1991-075 iO _ _ I FOUND MONUMENTS AND RELATED SURVEYS AND PLATS. A PARTITION PLAT FOR THE a ILOOT 713 SUBJECT PROPERTY IS IN PROCESS. Z I I 2. UTILITIES ARE SHOWN PER ABOVE GROUND EVIDENCE AND FROM AS BUILT INFORMATION Y\ I I PROVIDED BY CLEAN WATER SERVICES. THE SURVEYOR IS NOT RESPONSIBLE FOR THE F EXACT LOCATION OF UNDERGROUND UTILITIES. CALL 811 BEFORE YOU DIG! v I° I -- — 5.46• BENCHMARK W000 RET.WALL \ \ EM I / I ELEVATIONS FOR THIS SURVEY ARE TRACEABLE TO GEODETIC CONTROL POINT GC-022-026, A VISUAL CLEARANCE \ T \ /Nc \ 2-1/2" BRASS DISK SET IN A CONCRETE CURB AT THE NORTHWEST CORNER OF THE INTERSECTION OF SW LOCUST STREET AND SW 65TH AVENUE. PAROL 1 \ I CONC. - \ 7,502 SO. FT. I ELEVATION = 335.30' (NGVD 29.) -'ORIyFWAY. ,-ROCK RET.WALL_�I WOOD RET.WALL 3/4-IRON PIPE - / �. 30'\ 1500'` 30• \ 7x.97' 3 4'IRON PI N 89'57 20"W 86. • 5,97' . MAI �. NO T�- NC 0T0yX1 � •�DRIVEWA APRON � i -'DRNEWAY'APRON '.LL SSMH-RIM-407.07' Cl CONC.CURB N f I.E.8'CSP N.-397.87' MH-RlM-396.30' A/C 399.69GL A/C A/C I.E.8"CSP E.=396.27' W.-382.40' ,N W --.W..__..._ W W W- W N W I.E.8'CSP E-382.30' S 89'S7'2D"E A/C I.E.8 'L5P W.-]98.17' ss A/C S.W. WALNUT TERRACE """E REGISTERED —SD SD SD SD SD SD SD S SO 50 PROFESSIONAL A/C A/C SDNH-RlN=405.49 LAND SURVEYOR `��L.E N A/C I.E. 15-PVC W.-399.39' N I.E. 12'PVC N.E.-399.69' ®Af/� I.E.12'PVC S.E.=399.49' ---L----- L -E------ - E— - E--E— E e E L E r— OREGON Excellence is our benchmark. �• �F� JULY 13, 2004 5/8'IRON ROD 3/4'IRON PIPEANTHONY B. RYAN 6950 SW HAMPTON ST., STE.170, TIGARD,OR 97223 5/8-IRON ROD 58833 1 PH: (503)941-9585 FAX:(503)941.9640 RENEWAL: DECEMBER 31, 2016 www.weddlesurveying.net JOB N0. 4916 I PREPARED FOR SITE PLAN JOHN COKELEY 6S.W. RTERRACE TIG PRELIMINARY LOT LINE MAP I TIGARD, OREGONEGON 97223 (530) 524-6546 PROPOSED UTILITIES PLAN IN LOT 12, "KINGS VIEW", SDMH-RIM=424.87' TAX LOT 11100 TAX Lm 71� IN THE SOUTHEAST QUARTER OF SECTION 25, I.E. 12"PVC N.-418.27' NAP iS 1 250A TAX LOT 11000 LE 12"01 E.-416.22' MAP 1s 1 25DA TOWNSHIP 1 SOUTH RANGE. 1 WEST, WILLAMETTE MAP IS 1 250A I.E. 12'PVC S.-418.17' LOT 6'CHARLES ESTATES' LOT 7"CHARLES ESTATES' LOT 5 MONLIMENT KEY-STONE RET.WALL MERIDIAN, IN THE CORPORATE LIMITS OF THE 'CHARLES ESTATES" NOT FOUND SSM"-MM_424"' CITY OF TIGARD, WASHINGTON COUNTY, OREGON. I.E.THRU=420.54' S/e'IRON R00 I 3/4"IRON PIPESS SS SS SS SS— S 89'37'17'E 86.51' S 89'37'11"E 86.51" 3/4"IRON PIPE S 89'42' "E 68.18' 5/8-IRON ROD ( e NCNc NO MAY 12, 2015 _ _ I LEGEND SETBACK 1_1111NE TAX LOT 9300 M x \ _ -J • FOUND SURVEY MONUMENT AS NOTED. MAP 1st 25DA a I 26 coN 4 6 cON W Cl CURB INLET A/C ASPHALTIC CONCRETE CATCH BASIN(PAVEMENT) PARCEL 2 Od \ �y I "c CON = CONIFEROUS (TREE) 119NS t1#OGC�._ _ \^ CONC. = CONCRETE PART / \ - CSP CONCRETE SEWER PIPE - _ - DEC = DECIDUOUS (TREE) NO I -^ ----aM _ DI = DUCTILE IRON (PIPE) Z DOC. = DOCUMENT E ISTTIING 20'ARY��RSrORM- 20.00'+�- -` NO--^_ �r EM = ELECTRIC METER EASEMENT PER DOC.N0. \ in GL = GUTTER LINE 95-052197 0 GM = NATURAL GAS METER Cl 0 HP = HEAT PUMP I.E. = INVERT ELEVATION 41g ! �'Epp� NG NATURAL GROUND �N I N�l NO. = NUMBER (RECOGNIZED ABBREVIATION) IXI9 PP = POWER POLE 10PARCELL 2T PVC - POLYVINYL CHLORIDE (PIPE) RET. = RETAINING (WALL) (8.569 SO. FT. O SDMH = STORM DRAINAGE MANHOLE \ WITHOUT ACCESS \ o SSMH = SANITARY SEWER MANHOLE NEW ELECTRICAL SERVICE WILL \ I S G 0 WM = WATER METER BORE UNDER CIN STREET NEW SERVICES STRIP) NO \I NO C7,gVEYt ET/CW - I _1Q- CyZBACK UNE� J 006DEC- DECIDUOUS TREE WITH S1ZE IN INCHES v PROPOSED NEW PROPERA( UNE 4 N N I \ 20 0 20 40 60 W S 89'57'26" 71.25' Ln �,- 24 DEC \\ No ao SCALE 1" = 20' 6 CON- CONIFEROUS TREE WITH S12E IN INCHES CONTOUR INTERVAL - 1' 3 ie_40_ 7q NG" N 6Nc '-- rn \ = BUILDING LINE N `-N Z -)- - -�.� —E—= ELECTRIC UNE —G GAS LINE —xFENCE LINE PROPOSED NEW UTILITIES CDNC —- PATIO \ 5.73' —SD—- STORM SEWER UNE E ELECTRIC SERVICE - OVERHAND l \ —SS—- SANITARY SEWER LINE G = GAS SERVICE 1O,p3'I � —T = TELEPHONE/COMMUNICATIONS LINE T/C = TELEPHONE/COMMUNICATION SERVICE / h —w WATER LINE W = WATER SERVICE I I TAX LOT 9200 MAP 1S 1 25DA EXISTING RESIDENCE Ip NOTES I 18817 SW WALNUT TERRACE ,n PAS ON PLAT I I l.- NAP 16T1224DA 1. THIS IS NOT A RECORDABLE SURVEY. THE BOUNDARY DEPICTED HEREON IS BASED ON NO. 1991-075 = I''- ,01n I FOUND MONUMENTS AND RELATED SURVEYS AND PLATS. A PARTITION PLAT FOR THE 1.8111 Tom, I "KI LOST 1A3 SUBJECT PROPERTY IS IN PROCESS. \s a I I 2. UTILITIES ARE SHOWN PER ABOVE GROUND EVIDENCE AND FROM AS BUILT INFORMATION PROVIDED BY CLEAN WATER SERVICES. THE SURVEYOR IS NOT RESPONSIBLE FOR THE EXACT LOCATION OF UNDERGROUND UTILITIES. CALL 811 BEFORE YOU DIG! I° I BENCHMARK 5.46' EV. \ - 5.46' WOOD RET.WALL "V I ! ELEVATIONS FOR THIS SURVEY ARE TRACEABLE TO GEODETIC CONTROL POINT GC-022-026, A MSUAL CLEARANCE \I - Nc 2-1/2" BRASS DISK SET IN A CONCRETE CURB AT THE NORTHWEST CORNER OF THE I NG PAI�CL/1 \ I INTERSECTION OF SW LOCUST STREET AND SW 65TH AVENUE. \ '� - \ 7,502 SO. FT. ' ELEVATION = 335.30' (NGVD 29.) 3/'*ON PIPE � "'A� I \ �' i 1 \ 0.97 RET._WA- —_ 3/4'IRON PIPE - - �� 1 �• -- 70.97' 3 4"IRON PI WOOD RET.WALL N 89'5720"W 86.0 ' - NG- 5.97 MAI , NO DRIVEWA APRON IWEwnr A"ft*- WM � I GONG.CURB SSM -RIM-407.07' MH-RIM-396.30' A/C �' A/C N I.E.B'CSP N.-397.87' LE.8-CSP W.-382.40' W w W w W W W W W A/C w E.8'CSP E.=386.27 I.E.8'CSP E.-382.50' A/C I.E.8'CSP W.-398.17' S 89'5720"E . ERUNE 66 A/C S.W. 'WALNUT TERRACE � �' � 5�/ REGISTERED PROFESSIONAL —SD SD—SO—SO—SD— SD SD SD—SD—SD �SONH-RI 405.49' A/C A/C in A/C I.E. 15'PVC E.-9.39' LAND SURVEYOR 11'PVC E.-399.89' I.E. 12"PVC E-399.49' E E E E E E E E E E E-jE--E E OREGON Excellence is our benchmark. 1�• — JULY 13, 2004 5/8'IRON ROD 3/4-IRON PIPEANTHONY B. RYAN 6950 SW HAMPTON ST., STE.170, TIGARD,OR 97223 5/8"IRON ROD 58833 PH: (503)941-9585 FAX:(503)941.9640 RENEWAL: DECEMBER 31, 2016 www.weddlesurveying.net JOB NO. 4916 PREPARED FOR SITE PLAN JOHN COKELfY 6617 TIGARD, OREGONT TERRACE72PRELIMINARY LOT LINE MAP (530) 524-6546 PROPOSED PARTITION PLAT IN LOT 12, "KINGS VIEW", SOMH 2-RIM-424,67' TAX LOT 11100 TAX LOT 11200 IN THE SOUTHEAST QUARTER OF SECTION 25, TOWNSHIP i SOUTH, RANGE 1 WEST, WILLAMETTE LE TAP LOT 11000 I.E.. 1 12'01 E..416.12' 'PVC N.-416.27' MAP IS 1 150A NM 19 1 25DA MM 18 1 2509 I.E. 12-PVC 4.418.17' LOT 6"CHARLES ESTATES` LOT 7'CHARLES ESTATES' LOT 5 WON EN s9MH -RMM_414.74• KEY-sroNE RET,WALL MERIDIAN, IN THE CORPORATE LIMITS OF THE `CHARLES ESTATES' NOT FOUND E. THRU . 420,54' 5/8-IRON ROO CITY OF TIGARD, WASHINGTON COUNTY, OREGON. 3/4'IRON PIPE ss` SSI 8537'11"E 88.51' S 89'37'11"E 86.51' • 3/4'IRON PIPE S 89'42'06"E 8.18' 5/8"IRON ROD ..... r` nc I ,.• `yam nc l `•. MARCH 24, 2015 I , x os TAX LOT 9700 I • MAP 1S 1 150A ' PARCEL 2 ;I NO r ' PARTITION PLAT NO. 1991-075 p NO l E%ISfN/C 10 WIDE S70RN • 20.00 •` ._.,- ____.��_________________—_._______________.____________�.___.________._____.__ E SANITARY SEWER , ' i .`-.,,�.....•' ryb _- (� EASEMENT PER OOC.90. 95-05119' TREE CANOPY SITE PLAN 4E0oLe MARKED-UP BY MORGAN HOLEN &ASSOCIATES, LLC I MARCH 29, 2015 PARCEL 2 10,151 SQ FT i.e. l.. (8,569 so. ET. LEGEND ' �� I .WITHOUT ACCESS s .��j N .-,STRIP) c VEy1N • Q �•.. . N \ I ', •..,N0 ..... 01 EC ( PROPOSED NEW PROPERTY ONE los o I 20 0 20 40 60 N „ r ' 1U1 ' S 89'5T2d' 71.25' w , r 01; "c SCALE 1" 20' CONTOUR INTEVAL 6 coN- '• rt. 0i 11.1....NG . ..-. .....R'.... • 1' Z J ADDITIONAL NEIGHBORING TREE 25.03' I PDNIC.ATIO 1 1' 5.73 • STREET TREE TO BE PLANTED 1.5"EASTERN REDBUD(X2) OVERHAND CANOPY SPREAD BASED ON CROWN RADIUS DATA r? TAX LOT 9200 NOTE}, MAP IS 1 250A EXISTINO RESIDENCE p 16617 SW WALNUT TERRACE :L' I n 03 Prior to street tree planting,excavate to a depth of 36-Inches three times the PARCEL 1 N I^ TAX IS1{280000 width of each rootball,and replace the excavated material with amended topsoil; PARTITION PLAT N0. 1991-075 '° -- I r� topsoil amendments should be determined by the landscape contractor at the time NO 'KI LOT '3Ew' of installation.New trees that are planted to meet the street tree requirements NOS " z I shall conform to the applicable standards in the Tigard Urban Forestry Manual. They shall be planted in accordance with the American National Standards Institute I r \ (ANSI)standards for tree planting(A300,Part 6)and additional standards adopted by the Oregon Landscape Contractors Board.Nursery stock shall meet the. WOOD RET.WALLrequirements of the Amerir_an Association of Nurserymen for nursery stock(ANSI \ rMII , I 260.1)for Grade Na.i or better.Double stake new trees if needed for stability. WSUAL CLEARANCE.... NO NO RONp h m I PAL 1 I I,Morgan Holen,attest that this Tree Canopy Site Plan meets the requirements In '._..0Ay.' \ 7,502 SO FT. Section 10,part 2,of the City of Tigard Urban Forestry Manual, ]/JiYnON PIPE 7 S 7.5'� .\ bCK�tE7•W •••�` J/4'IRON PIPE I •• --� W000 RET.WALL /. Jp.� 1500'., 30 ] 'IRON PI N 8557 20 86. 5 97 ( 6A 1 U WAI NO ` i BOX r. NC RIVEWAY APRON J99696L .__. •�,..*.`.DONC C» ...'{...__..N—... ' A C SSMH -RIM-407.07' Morgan Holen DRIVEWA APRON I.E.8"CSP N.-09787 LSA Certified Arborist PN-6145A&qualified Tree Risk Assessor SACH -RIM-798 70 A/C / A/C / I.E.8`CSP E=796.27' E:a"csP-w.-7n 4D_ _._. w....... w_-..._.. - w'- w - _w w *,..h• --.» w-- w-- w eCSP W.-39617 Date:March 29,2015 I.E.8"CSP E.-38250 S 89'57'20"E A/C .. I.E. SS A/D S.W. WALNUT TERRACE " "E 5 REGISTERED ` 3 —SD sD S0 So 5o s 9b—sD 5� SD SD—SD- sD So PROFESSIONAL soMn-RI .4Ds.w LAND SURVEYOR �`E w i' A/C A/C in A/C I.E. IS'PVC W..JeAJ9' 12"PVC N.E.�J0.69' I.E. 12'PVC SE 397.49' I �� a+ � 'OREGON 11— Excellence Is our benchmark. I♦ • ._ .I.._............_......___EJ__..___.--------------.. .. p.'-"'-...,...-....E_� ...._..r_...-" __I>- I._......._..._.. I........_.. ... .[....-.-- ..F. ..........r 'PP � ,.-._ I, .._._.._.�E______.. .�-,,.P....-.. p JULY 13, 2004 3/8'IRON ROD J/4'IRON PIPE ANTHONY B. RYAN 6950$W HAMPTON ST., STE,170, TIGARD,OR 97223 5/e'IRON RDD 58833 PH: (503)941-9585 FAX:(503)941-9640 RENEWAL: DECEMBER 31, 2016 www•weddlesurveying.net JOB N0. 4916 PREPARED FOR SITE PLAN JOHN COKELEY 6617 S.W. WALNUT TERRACE tIOARD, OREGON 97223 PRELIMINARY LOT LINE MAP (530) 524-6546 PROPOSED PARTITION PLAT IN LOT 12, "KINGS VIEW", SOMH -RIM=424.67' TAX LOT 11100 TAX Lor 11200 IN THE SOUTHEAST QUARTER OF SECTION 25, LE. 12"PI N.-418.2] MAP ,S I 25M MAP 1S 1 25DA TOWNSHIP I SOUTH 1A%Lor„000 I.E. 12"01 N.-4.22' , RANGE 1 WEST, WILLAMETTE MAP ,S 125DA I, E. 12'PVC 5.-418.1] LOT a"'CHARLES ESTATES" LOT 7"CHARLES ESTATES" LOT 5 MONUMENT SSMH -RIM-424.74' KEY-STONE RET.WALL MERIDIAN, IN THE CORPORATE LIMITS OF THE "CHARLES ESTATES• NOT FOUND I.E.iHRU 420.54' 5/e"IRON ROD CITY OF TIGARD, WASHINGTON COUNTY, OREGON. 3/4"IRON PIPE SS SS SS SS SS— S 8937'11"E 86.51' S 89.37'1 1"E 86.51' 3/4"IRON RPE S 89'42'06"E 48.18, 5/9`IRON ROD NO I NO MARCH 24, 2015 TAX LOT9300 105 i 03 MAP IS 1 250A NO PARCEL 2 � � s . .-,,,, . •� i PARTITION PIAT m ,I+ •- _; , NO. 1991-075 ___I EXISTING 20'WIDE STORM _ N•20.00'.NG„�' - `'��"•• "- ____.�_ --._— .�-�______..,....�.-_�_ -.,____-_...._. @ SANITARY SEWER EASEMENT PER OOC.NO. - "•• 95-052197 "• '-•.-"_._ \ TREE PRESERVATION AND REMOVAL SITE PLAN MARKED-UP BY MORGAN HOLEN &ASSOCIATES, LLC "• NO MARCH 29, 2015 PARCE 2 _ N `r _ 10,151 Sq, Fr. 1 2 ,•; (e,569 so. Fr. LEGEND ." '.. •"�� I -WITHOUT ACCESS_ •;� STRIP) NO (/RVEYING I •"�, Na % e DEC= r PROPOSED NEW PROPERTY ONE 20 0 20 40 BO 107 I, S 89'57'2" 71.25' _ 101; NG _ SCALE 1” 20' 6 coN• _- --+�• •^ CONTOUR IN RVAL 1' NO '�_ �. ... NC' N ---- - A DDITIONAL NEIGHBORING TREE Z -�25.03' • I -,•�` eONC: \ • ' 'anntl 5.73- - -,_ .73' OVERHANG \ X TREE RECOMMENDED FOR REMOVAL f1Ci4• .1,.1 l' L._ 1"+�_ v 11N I I 11 b 1r r� CANOPY SPREAD BASED ON CROWN RADIUS DATA TAX LAT 9200 W II MAP IS 1 25DA EXISTING RESIDENCE ',I p ',•. o I I #!8817 SW WALNUT TERRACE ." I�n 109 • ; PAR0.EL 1 s p TAX LAT"2800 PARTITION PLAT '° _ I ; ,.i MAP ,s f,'2sDA N0 1991-075 I,Morgan Holen,attest that this Tree Prylservation and Removal Plan meets the NO ( ( KIS , requirement;in Section 10,part 1,of the City of Tigard Urban Forestry Manual, Z I I I � Morgan Holen WOOD RET.WALL \ EM ,,.,.,. .\ ."• ISA Certified Arborist PN-6145A&Qualified Tree Risk Assessor T\_, \ Date:March 29,2015 VISUAL CLEARANCE-�" \I ~ NG \� "/NO _-....._._. ._..-___._..._._.-_.-.._......_-_ _ -�.-...._.- \l�. N0 Im Iq PAf C L I I I ( 9RONC. 7.502 SO. FT ! 3/j'ION PIPE 78'� 7.5' .\ � ROCK RET..WALL 3/4'IRON PIPE �y� 15 Do' - \ 10,97 -3 4"IRON PI 'MOOD REF.WALL N 89'57'20"W 86.0 ' � `'• S,gT ' '..� NO 11y, ..� NO w DRIVEWAY APRON NAI -DRNEWA � m _....,.,. SSMH-RIM-407.07' I " -GONG.CURB N .: . _,—.W.._... E,8 727'' MH'C-RIM-39630' W -'yA/C- 399. 8"CSPN.=398.8 SP W-32 ..W A/C I.E-8"CSP E®382.50' ` S 89 57'20"E I.E.6'CSP W.=398.17' SS `' SS SS TERUNE -iS--CC--0 Alc S.W. WALNUT TERRACE so/ REGISTERED ' —SO SD SD SD SO SD S6—SO SD SD SD SD SD 5D SD PROFESSIONAL / A/C A/C SOXIM" RIM 14 9' LAND SURVEYOR71 in A/C LE. 15"'PJC W.-39$39' I.E. 12'PVC 141-399.69' / I.E. 12-PVC S.E.=30949' �I �I � G N Excellence Is our benchmark InC� E L-._..... .....-_�8— g - C:...__�__._E___-......��.- p...___........._. JULY 13. 2004 5/e"IRON ROD 3/4'IRON PIPE s/B^IRONRDD ANTHONY B. RYAN 6950 SW HAMPTON ST., STE,170, TIGARD,OR 97223 58833 PH: (503)941-9585 FAX:(503)941-9640 RENEWAL: DECEMBER 31, 2016 www.weddlesurveying.net JOB N0. 4916 CONSENT AFFIDAVIT 20 0 20 0 80 PARTITION PLAT NO. --?01&- 0,3 1.A PARTITION PIAT CONSENT AFFIOAMT FROM MORTGAGE ELECTRONIC REaSMAT10N SYSTEMS UNI-',SOLELY AS AS DOC FOR EOIARY HOME V� A TRUST TEED UN Y RECO HAS CRAPKIC SCALE 1• - 20' RECORDED AS DOCUMENT NO.�o/ G5� SEEM RECWDED As TocuMENr NO. WASHINGTON COUNTY RECORDS. REFERENCES NOTES A REPLAT OF LOT 12, KINGS VIEW IN THE SOUTHEAST QUARTER OF SECTION 28, PUTOF'KISaS MEW* '04WM ESTATES•,PARTITION PUTS 1.FINE PAT IS SUBJECT TO THE COMMONS OF APPROVAL wrosED TOWNSHIP 1 SOUTH, RANGE 1 WEST. 1997-OM 1993-011 a 2013-010. 201 9Y THE CITY of BOARD SET TOM IN CASE FRE MLP 54 WILLAMETTE MERIDIAN, CITY OF TIGARD, SUIRMEY NUMBERS 30.912 6 x1,533. yAEADLf DEM DOCUERT NUMBER 2014-082M. "CHARLES ESTATES" WASHINGTON COUNTY, OREGON. SEPTEMBER 1D, 201E s/e•TION ROD WITH RED PUI.S1ic CAP STAMPED LEGEND 1Y.LMC.LS 608'PER PLAT OF ICI CAP S ESTATES' LOT 5 IAT a .ON 161E • FOUND AM HELD 3/4'IRON PPE PER THE PUT OF Ear 7 sGNV�NG •KINGS VIEW'UNLESS OTHERWISE NOTE. S W37'11'E 86.51'BEET'1 ` s W42'06•E 66.16' 0 - x 30'IRON RTO WITH RED PLASTIC CAP HELD 86.5/'(86.OD')1 1 72.19' 14.32' HELD STKs/e'IPED TRYAN LS 36633'SET ON 09-10-2015. MONUMENT SET 1.00! I 1 FOOT OFFSET FROM ( I 1 oc B -MODEM CONTROL:2.OR 2-1/2'LWIASS CAP PE9 NORTH LINE 1 ( )1 -DATA PER PUT OF°K9D3 I APPROVALS DECLARATION PARCAl t ) APPRONED THE JVfwYO A�v� .20� MW ALL PERSONS 6Y THESE PRESEMM THAT JOHN WESLEY COXELEY AND RACER•CORELEY ARE THE OWNERS I w ,olr OF E LANDS DESCRIBED M THE SURVEYD"CE"FrATE ARD DEPICTED ON THE ANrExm KIP,NO THEY � � I Br .ovr__. THE CAUSED THE SAME M BE PARRTION ED AND PUTITv INTO PALMS AS DEPICTED ON THE Mw M ACCORDANCE WITH THE OF 0RS CHAPTER 92 AND THEY ALSO GRANT ALL EASEMENTS AS SHOW 2W WIDE SANITARYI PARCf1 2 -drOL•TIGARD.t7TmyCITY 2DIIQ' OR HOWTHEY THEREBY DEDICATE THE ROHT-OF-WAY AS SHORN TO THE PUBLIC FOR CITYAND STORM SEWER 20AW-4 9.976 50.Fr. -uszi97�' 1 0.229 ACRES erl:.lL M4NA�lu.1 P.E. I MORE OR LESS WESLEY OOKELEY ACKNOWLEDGEMENT STATE OF OREGON SS STAZE OF'OREGON ) 8 I COUNTY OF WASHINGTON x COUNTY OF WASHINGTON) F I 1 DO HEREBY CERTIFY THAT THIS I b PARTITION PUT WAS RECEIVED FOR RECORD THIS INSTRUMENT WAS ACKNOWLEDGED BEFORE ME ON .2016 M JOHN Y N� WESLEY CO; COKEEY. q ON THE&!DAY OF_F}XSM�20I' �. !� ' AT 22JA O'CIOCK JLM.AND RECORDED IN NOf yfeNA • $ I INE URY CEM RECORDS. gn a . -_'- NOT PUBLIC- OREGON 11 Al 716 CLLEAsFSSE4M OR OTHER COMMISSION NO. 4515 0 92.093"AVE MY COMMISSION ExPINES 9T c j N - yam TMS� i� SURVEYOR'S CERTIFICATE I D REcrrn DAF A` AM TAwaroN i,ANTHONYNTS.MAN,HEREBY CERTIFY HENT H HAVE CORRECTLY SURVEYED UD MARKED WITH PROPER z I (AMSHISNDLON ANT• ) AS FOWOW.FIE LANG SNOINI ON THE ATTACHED PARITx#N Pur.THE BOIWDARY OF F6ISCH IS DEOCRBFD �+ AS FOLLOWS: LOT E •NESS MEW. OF RECORD M THE RD WASHINGTON TION CO OF SECTION 25,TOWNSHIPOMUM 1 SOUTH, PANTIE 1 RLTT. SCRIBE A 30 IM. CITY OF 7DND,WASNNOTON COIINTY,OREGON.BF910 MORE I PARTICULARLY DESCRIBED AS FDLL01Y5: I BEGINNING AT THE INITIAL PONT.A 3/4•ISDN PPE AT THE SOUTHEAST COMER OF SAID LOT.SMD PPE LOT A! BENE ON THE NORTHERLY RIGHT-OF-WAY LME OF S.W.WALNUT TEMMCE(23.00 FFkT FROM CQNE%elE); 7tAG5 IFEIY' HENCE KONG SAID MCIa-OF-YMY UNE NORM 89'3720•WEST.A DISTANCE OF 63.97 FEET TO THE �I SOUTHEAST CORNER OF PARCEL 1.PARTITIVE PAT NUMBER 1991-075.ALSO AMT OF RECORD IN SND AIROTKw RAT I COUOY-.THENCE ALONG THE EAST LIE OF SAID MT NORM 00`11'59•EAST,A DISTANCE OF'204.96 FEET AV 1991-073 I PARCEL 1 M THE NORTHEAST CORNER THEREOF.ALSO BEING A POINT ON THE SOUTH UNE OF LOT 6.'OINBES 7,503 S0.Fr. ESTATES',ALSO AMT OF RECORD IN SAID COUNTY:THENCE NONT SAID SOUTH LINE AND ALONG THE 0.172 ACRES SOUTH INE OF LOT 7,SAID MT SOUTH S9.3'Y11'EAST,A DISTANCE OF 88.31 FEET TO THE NORTHWEST I MORE OR LESS COMER OF LOT 13.SAID TOADS SEM:THENCE LEAVING SAD LINE ALONG THE WEST LOW OF SAID LOT 13 NAO es(1991) T N GEODETIC CONTROL SOUTH ar21.04'WEST.A DISTANCE OF 204.45 FEET TO E INITIAL POINT. I POINT NORTHING EASRNO aro FACTOR CONVERGENCE CONTAINING THEREIN 17.654 SQUARE FEET(0.405 ACRES).MORE OR LESS. ACCESS EASEMENT NUMBER (RT.FT.) (9T.R.) (GROUND TO GRID) ANGLE FOR R� LO 022-026 657061.16 7626346.04 0.99090683 -1.35.556 NARRATIVE GC 022-oat 857394.29 7623722M 0.99900686 -1.35.544 FIE PURPOSE OF THIS SURVEY WAS To COMPLETE AN APPROVED PARRMoN PUT PER THE CM OF TIGARD. ti N 2.00' GRIDGRID5 NIE D FACTOR A COYBRN7aN OF SCARE FACTOR AND FIEVATION FACTOR. FRW E NO.YLP2013-OO4. I\'T RIGHT--OF-TAY OFM DISTANCE CAN BE CALCULATED M MULTIPLYING GROUND DISTANCE BY $ FIE CMO FACTOR. ASIS 1.FOR THE SOUTH LINE AND THE BOF BEARINGS FOR THIS SURVEY H HELD THE 1101N11O11S FOUND AT I ISI ° "011 THE SOUTHWEST AND SOUTHEAST COMERS OF LOT 12.'MICS MEM AS SHOWN,FINDING OTHER _ I MaUrENrs MONc sw. WALNUT TERRACE As NOTE. x.00' \ /s.oO I rzo.ao;`" 7088 so.sa' / zoo 2.FON THE EAST LIVE I ASO HERD FIE MONUMENT FOUND AT THE NORTHEAST CORNER As SHOWN. N W5710v mm, e6OO 1 IE1D N W572DW 85.97'(s60071 a FOR THE NORTHWEST CORNER H IEE PROPORTIONALAPROPORTIONAL DISTANCE BETWEEN THE MONUMENT AT E .4 / II NORTHEAST CORNER OF LOT 12 AND THE MONUMENT FOUND AT THE NORTHWEST CURER OF PARTITION gF8 �i SI\ BASIS OF BEARINGS - PLAT SEg " � POINT MT N0. 1991-073,SETTNC A MONUMEM 1.00'OFFSET FROM THE NORTHWEST CORNER AS NOTED. 33/4'WIN PIPE Muir ry 4.1 COMPLE� SURVEYHE ON FOR THE 2.00'DEDICATAND FOR THE LININS OF PARCEL 2 AS SHOTETO . T OF VINDS A S.W. WALNUT TERRACE I S 69'57'20'E CENTERNL zl HELD eO� =I J1�,, _ a"r _ J _ _ _ REGISTERED 85.81,Ly''%- -I�� 88.57 T 85.37' -� PROFESSIONAL LAND SUR4EYOR s�i� IS 1� Ig 6/e'IRON ROD WITH MlOW 13 N �� NO�ITEW O MELD FDR $I l 13 I� PLASM CAP STAMPED MaNTE P. rN - S low of MALT �i� 1� HLo�Ls 2075•.PARTITION C4 .d I IN Mr No.10`93-011. ^i$ Excel160 GC 022- 06 is our Benchmark.r�C• Itl1 f1 \\\ B• �� 6950 SW HAMPTON ST.,STE.17Q TIGARD,OR 97223 ozs _-- y �_ see33 PH:(503)941-95&5 FAX(�941-9640 ----�022-032 REEYWL.:DECEMBER 31.2016 wwa.w0ddleaurvwy9g.rt6t JOB NO. 4916 REQUEST FOR COMMENTS TIGARD REQUEST FOR COMMENTS DATE: July 15,2015 TO: Per Attached FROM: City of Tigard Planning Division STAFF CONTACT: Lina Smith,Assistant Planner Phone: (503) 718-2438 Fax: (503) 718-2748 Email: LinaCSna tigard-or.gov MLP2015-00004 - COKELEY PARTITION - REQUEST: The applicant is requesting a Minor Land Partition to divide a 0.4-acre site into two (2) parcels. The subject site is located on SW Walnut Terrace,between SW 65th Avenue and SW 69th Avenue. Proposed lots will be 7,502 and 8,569 square feet in size. LOCATION: 6617 SW Walnut Terrace;Washington County Tax Map 1S125DA, Tax Lot 2700. 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 Chapter 18.420 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: JULY 29, 2015. 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: ''4Y OF TIGARD REQUEST FOR COMMEF� NOTIFICATION LIS _-JR LAND USE COMMUNITY DEVELO. ,TENT APPLICATIONS FILE NOS: FILE NAME: MLP2015-00004 1COKELEY PARTITION Mark the block to the left of the name of each person or organization that needs to be notified. CITY OFFICES CD Administration/Kenny Asher,CD Director CD Administration/Tom McGuire,Asst CD Director City Administration/Carol Krager,City Recorder Development Services/Planning-Engineering Techs. (except annexations) 1 Development Services/Development Eng.Greg Berry(Copy on all Notices of Decision) 1 Building Division/Mark VanDomelen,Building Official 1 Police Department/Jim Wolf,Crime Prevention Officer(Copy on all Notices of Decision) 1 Public Works/Michelle Wright Public Works/Karleen Aichele,Engineer Tech 1 Hearings Officer(2 sets) Planning Commission(12 sets) City Attorney 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,PO Box 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 Ado ted)* 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,Brian Harper,PhD,(CPA/DCA/ZON)* ODOT,Rail Division,Dave Lanning,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).Email:Regionl—DE�'REN7—Applications@odot.state.or.us ODOT,Region 1 -Development Review Coordinator Carl Torland,Right-of-Way Section,123 NW Flanders,Portland OR 97209-4037 (Vacations)* Email:Regionl_DEVREV_Applications@odot.state.or.us ODOT Region 1 Development Review Program,123 NW Flanders St,Portland OR 97209 Email:Regionl_DEVREV_Applications@odot.state.or.us OR Dept of Energy,Bonneville Power Administration,Routing TTRC-Attn: Renae Ferrera,POB 3621,Portland OR 97208-3621 owerlines 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 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 965,Portland OR 97232 OR Dept of Land Conservation&Dev.,Mara Ulloa,635 CapitolStreet NE,Suite 150,Salem OR 97301-2540(comp an Amendments&Measure 37) -You have the option to send electronic 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- 11279 Documents should be emailed/do not send hard copies I/CURPLN/MASTERS/REQ FOR COMMENTS NOTIFICATION LIST(UPDATED 03/30/15) Page 1 of 2 Y OF TIGARD REQUEST FOR COMME' ' NOTIFICATION LISl�—,OR LAND USE COMMUNITY DEVEL61-r4ENT APPLICATIONS 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,PO Box 1088,Salem OR 97308-1088 US Army Corps of Engineers,Kathryn Harris,Routing CENWP-OP-G,POB 2946,Portland OR 97208-2946 (flaps 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 Fogel-Beattie,1400 SW Walnut St NIS 51 Hillsboro OR 97123- 5625(general apps)* Washington County,Dept of Land Use&Trans,Brent Curtis,155 N First Ave,Suite 350,NIS 13,Hillsboro OR 97124 (CPA Washington County,Assessment&Taxation,155 N First Ave,Suite 350,MS 9,Hillsboro OR 97124(ZC A)* Washington County,Dept of Land Use&Trans,Doria Mateja,Cartography,155 N First Ave,Suite 350,ISIS 14,Hillsboro OR 97124 ZCA UTILITY PROVIDERS,SPECIAL DISTRICTS&AGENCIES Beaverton School District#48,Jennifer Garland,Demographics,16550 SW Nferlo Rd,Beaverton OR 97006-5152 Plans Only Century Link,Right-of-Way Department,Qwest Corporation dba Century Link QC,1208 NE 64th St,4th Floor,Seattle WA 98115 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 Clean Water Services,Development Services Department,David Schweitzer/SWNI Program,2550 SW Hillsboro Hwy, Hillsboro OR 97123* Plans Only Comcast Cable Corp.,Gerald Backhaus, 14200 SW Brigadoon Court,Beaverton OR 97005 (See map for area contact) Metro Area Communications Commission(NLNCC),Fred Christ,15201 NW Greenbrier Parkway,C-1,Beaverton OR 97006-4886 (annexations only) Plans Only NW Natural Gas Company,Brian Kelley,Engineering Coord.,220 NW Second Ave,Portland OR 97209-3991 NW Natural Gas Company,Account Services,ATTN: Annexation Coordinator 220 NW Second Ave,Portland OR 97209 3991 (annexations only) Plans Only Portland General Electric,Lorraine Katz,2213 SW 153rd Drive,Beaverton OR 97006 Plans Only Portland General Electric,Tod L.Shattuck,2213 SW 153rd Drive,Beaverton OR 97006 Portland Western R/R,Burlington Northern/Sante Fe R/R,Oregon Electric R/R,(Burlington,Northern/Sante Fe R/R 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) Plans Only Tigard/Tualatin School District#23J,Teri Brady,Administrative Offices,6960 SW Sandburg St,Tigard OR 97223-8039 Plans Only Tigard Water District,POB 230281,Tigard OR 97281-0281 Tualatin Hills Parks and Rec District,Planning'Algr,15707 SW Walker Rd,Beaverton OR 97006* 1 Tualatin Valley Fire&Rescue,John Wolff,DeputyFire Marshall,11945 SW 70th Ave,Tigard OR 97223-9196* Tualatin Valley Water District,Administrative Office,1850 SW 170th Ave,Beaverton OR 97006* Tri-NIet Transit Development,Ben Baldwin,Project Planner,1800 SW 1 st Ave#300,Portland,OR 97201 (If project is within 1/4 mile of a transit route) Plans Only 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(Project Planner is Responsible for Indicating Parties to Notify) This document is password protected. Please see Joe or Doreen if you need updates to it.Thank you. I/CURPLN/MASTERS/REQ FOR COMMENTS NOTIFICATION LIST(UPDATED 03/30/15) Page 2 of 2 RECEIVED Y AUG 112015 2015 CITY OF TIGARD REQVtlft MENTS DATE: July 15,2015 J�, / `' �' TO: Per Attached 1k1C 1,Q,l& W/7 'A7/ !—�-'1/� l� b s FROM: City of Tigard Planning Division STAFF CONTACT: Lina Smith,Assistant Planner Phone: (503) 718-2438 Fax: (503) 718-2748 Email: LinaCS e,tigard-or.gov MLP2015-00004 - COKELEY PARTITION - REQUEST: The applicant is requesting a Minor Land Partition to divide a 0.4-acre site into two (2) parcels. The subject site is located on SW Walnut Terrace, between SW 65th Avenue and SW 69th Avenue. Proposed lots will be 7,502 and 8,569 square feet in size. LOCATION: 6617 SW Walnut Terrace;Washington County Tax Map 1S125DA, Tax Lot 2700. 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 Chapter 18.420 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: JULY 29, 2015 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: )'I ' " f V Name&Number of Person Commenting: MEMORANDUM CITY OF TIGARD, OREGON DATE: August 4, 2015 TO: Lina Smith FROM: Greg Berry, Development Review Engineer RE: Cokeley Partition MLP 15-04 Access Management (Section 18.705.030.1-11) 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 newly created lot will access to SW Walnut Terrace, a local street, adjacent to the driveway for the existing house. A sight distance report along SW Walnut Terrace will be required. Verification of adequate site distance will be required as part of the public facilities improvement and final plat submittal. 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 Walnut Terrace does not intersect an arterial or collector street. 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. ENGINEERING COMMENTS PAGE 1 No driveways along a collector or arterial street are proposed. No new streets will be created. Minimum Access Requirements (Section 18.705.030.1) Section 18.705.030.1.1 states that a 15-foot wide access with a 10-foot paved width is required to provide access to one or two residential lots. A 15-foot wide access with a 10-foot paved width is proposed for the new lot. It will be adjacent to the access for the existing house. This requirement 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 to have a 54-foot right-of-way width and 32-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. The site fronts along SW Walnut Terrace, a local street. The surrounding area is fully developed without full street improvements. A right-of-way dedication of 27 feet from centerline with street improvements meeting surrounding improvements will be required. 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 ENGINEERING COMMENTS PAGE 2 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. The site fronts along SW Walnut Terrace and is otherwise surrounded by development. There are no opportunities to extend public streets. This criterion is met. Street Alignment and Connections: Section 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. Section 18.810.030.H.2 states that 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 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. Access for the new lot will be provided by a driveway. Due to existing development patterns, there are no abutting streets to extend through the site. 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: ENGINEERING COMMENTS PAGE 3 11%_ � • 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 greater than 250 feet). Centerline radii of curves shall be as determined by the City Engineer. No streets are proposed. This requirement is met. 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 is not abutted or traversed by an arterial or collector street. The requirement is met. 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. ENGINEERING COMMENTS PAGE 4 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; • 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. 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. ENGINEERING COMMENTS PAGE 5 '%� '`. No new street improvements requiring sidewalks are proposed. 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. Sewer service will be provided from an existing line in SW Walnut Terrace. The existing house will remain connected to the line. The surrounding area is currently served so there is no need to extend the sewer beyond the site. Storm Drainage: General Provisions: Section 18.810.100.A requires developers to make adequate provisions for storm water and flood water runoff. 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). Drainage has been provided for the surrounding area. There is no need to accommodate upstream drainage. Effect on Downstream Drainage: Section 18.810.100.11) 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 ENGINEERING COMMENTS PAGE 6 ''1 n 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 Clean Water Services in 2000 and including any future revisions or amendments). The site drains to a ditch along SW Walnut Terrace. The ditch is in need of evaluation and improvement to insure adequate drainage. 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. Detention is not required for a partition. Payment of the SDC as required by CWS R&O 15-10 is allowable. Bikeways and Pedestrian Pathways: Bikeway Extension: Section 18.810.110.A states that developments adjoining proposed bikeways identified on the City's adopted pedestrian/bikeway plan shall include provisions for the future extension of such bikeways through the dedication of easements or right-of-way. There are no adjoining proposed bikeways. 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; ENGINEERING COMMENTS PAGE 7 • 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 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 opposite of SW Walnut Terrace. If the fee in-lieu is proposed, it is equal to $35.00 per lineal foot of street frontage that contains the overhead lines. The frontage along this site is 85.97 lineal feet; therefore the fee would be $ 3,009. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Traffic Study Findings: A traffic study is not required by 18.810.030.CC.1. Fire and Life Safety: The applicant shall provide written approval from TVFR for access and hydrant placement. Public Water System: Service for each lot will be provided by an existing Tualatin Valley Water District line in SW Walnut Terrace. ENGINEERING COMMENTS PAGE 8 Storm Water Quality: Clean Water Services (CWS) Design and Construction Standards (adopted by Resolution and Order No. 07-20) requires the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. A water quality facility is not required for a partition. Payment of the SDC as required by CWS R&O 15-10 is allowable. 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 one acre, the developer will not be required to obtain an NPDES permit from the City prior to construction. This peMit will be issued a!Gnn with the site and!Gr building peimir A final grading plan shall be submitted showing the existing and proposed contours. The plan shall detail the provisions for surface drainage of all lots, and show that they will be graded to insure that surface drainage is directed to the street or a public storm drainage system approved by the Engineering Department. For situations where the back portions of lots drain away from a street and toward adjacent lots, appropriate private storm drainage lines shall be provided to sufficiently contain and convey runoff from each lot. 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 final plat approval. For this project, the addressing fee will be $50.00 (1 lot and/or tracts X $50/address = $50.00). ENGINEERING COMMENTS PAGE 9 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 COMMENCING ANY ONSITE IMPROVEMENTS, INCLUDING GRADING, EXCAVATION AND/OR FILL ACTIVITIES: Submit to the Engineering Department (Greg Berry, 503-718-2468) for review and approval: 1. Prior to commencing site improvements, a Public Facility Improvement (PFI) permit is required for this project to cover all infrastructure work and any other work in the public right-of-way. Six (6) sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public Facility Improvement (PFI) permit plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall and the City's web page (www.tigard-or.gov). 2. Prior to commencing site improvements, submittal of the exact legal name, address and telephone number of the individual or corporate entity who will be designated as the "Permittee", and who will provide the financial assurance for the public improvements. For example, specify if the entity is a corporation, limited partnership, LLC, etc. Also specify the state within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide accurate information will delay processing of project documents. ENGINEERING COMMENTS PAGE 10 3. Prior to commencing site improvements, the applicant shall submit construction plans as a part of the Public Facility Improvement permit for all work in a right-of-way or on public facilities. 4. The submittal shall include an evaluation and proposed improvements to the ditch along the frontage and downstream of the site. Submit details of the proposed driveway including drainage and connection to existing paving. 5. Prior to commencing site improvements, an erosion control plan shall be provided as part of the Public Facility Improvement (PFI) permit drawings. The plan shall conform to the "CWS Erosion Prevention and Sediment Control Design and Planning Manual" (current edition) and submitted to City of Tigard with the PFI plans. 6. Prior to commencing site improvements, a final grading plan shall be submitted showing the existing and proposed contours. The plan shall detail the provisions for surface drainage of all lots, and show that they will be graded to insure that surface drainage is directed to the street or a public storm drainage system approved by the Engineering Department. For situations where the back portions of lots drain away from a street and toward adjacent lots, appropriate private storm drainage lines shall be provided to sufficiently contain and convey runoff from each lot. 7. Prior to commencing site improvements, the design engineer shall indicate, on the grading plan, which lots will have natural slopes between 10% and 20%, as well as lots that will have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections and/or permits will be necessary when the lots develop. 8. Prior to commencing site improvements, the Applicant shall obtain a (CWS) Stormwater Connection Authorization prior to issuance of the City of Tigard PFI permit. Plans shall be submitted to the City of Tigard for review. The city will forward plans to CWS after preliminary review. 9. Prior to commencing site improvements, the applicant shall obtain approval from the Tualatin Valley Water District for the proposed water connection prior to issuance of the City's Public Facility Improvement permit. 10. Prior to commencing site improvements, the applicant will be required to meet Tualatin Valley Fire & Rescue fire flow, hydrant placement and access requirements , as stated in a January 15, 2015 letter. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF THE FINAL PLAT: Submit to the Engineering Division (Greg Berry, 503-718-2468) for review and approval: ENGINEERING COMMENTS PAGE 11 N%-. N-11 11. Prior to approval of the final plat, 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 (per ORS 92.050). 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 Final plat application submission requirements are as follows: A. Submit for City review four (4) paper copies of the final plat prepared by a land surveyor licensed to practice in Oregon and the necessary data or narrative. • Final plat and data/narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.050), Washington County, and by the City of Tigard. • Final plat shall show the right-of-way dedication for all public streets. • Subdivision plats will include signature lines for City Engineer and Community Development Director • Partition plats will include a signature line City Engineer. NOTE: Washington County will not begin their review of the final plat until they receive notice from the City of Tigard Engineering Department indicating that the City has reviewed the final plat and submitted comments to the Applicant's surveyor. B. Submit a check in the amount of the current final plat review fee (Contact Planning/Engineering Permit Technicians, at 503-718-2421). 12. Prior to final plat approval, the applicant shall pay an addressing fee in the amount of $50.00. (STAFF CONTACT: Karleen Aichele, 503-718-2467). THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF BUILDING PERMITS: Submit to the Engineering Division (Greg Berry, 503-718-2468 ) for review and approval: ENGINEERING COMMENTS PAGE 12 ,'O, .._N1 13. Prior to issuance of building permits, the applicant shall pay the Water Quality SDC. 14. Prior to issuance of building permits, the applicant shall pay the Water Quantity (detention) SDC. 15. Prior to issuance of building permits, the applicant shall provide the Engineering Department with a paper copy of the recorded final plat. 16. Prior to issuance of building permits, the applicant shall submit a final Site Distance Certification. 17. Prior to issuance of building permits, the applicant shall underground the utilities along their SW Walnut Terrace frontage or pay the fee in-lieu of undergrounding. 18. Prior to issuance of building permits within the subdivision, the City Engineer shall deem the public improvements substantially complete. Substantial completion shall be when: 1) all utilities are installed and inspected for compliance, including franchise utilities, 2) all streets shall be fully paved, 3) any off-site street and/or utility improvements are substantially completed, and 4) all public street lights are installed and ready to be energized. (NOTE: the City apart from this condition and in accordance with the City's model home policy may issue model home permits). 19. Prior to issuance of building permits, the applicant shall submit as-built drawings 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). As-built submittal shall include an Acrobat (***.pdf) file, one 11x17 paper copy and the electronic point file as state above and shown in the example below. Excel spreadsheet/point database file example: "Feature"; "Type"; "XCOORD"; "YCOORD"; "ZCOORD": "SSMH02"; "MH"; "7456892.234"; "6298769.879"; "192.45" "WV03", "WV", `7456956.654", "6298723.587", "214.05 IN ADDITION, THE APPLICANT SHOULD BE AWARE OF THE FOLLOWING SECTIONS OF THE COMMUNITY DEVELOPMENT CODE; THIS IS NOT AN EXCLUSIVE LIST: 18.420.070 Final Plat Application Submission Requirements: Three copies of the subdivision plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. ENGINEERING COMMENTS PAGE 13 `%%� �. The subdivision plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05), Washington County, and by the City of Tigard. STREET CENTERLINE MONUMENTATION SHALL BE PROVIDED AS FOLLOWS: Centerline Monumentation In accordance with Oregon Revised Statutes 92.060, subsection (2), the centerline of all street and roadway rights-of-way shall be monumented before the City accepts a street improvement. The following centerline monuments shall be set: 1. All centerline-centerline intersection points; 2. All cul-de-sac center points; and 3. Curve points, beginning and ending points (PC's and PT's). All centerline monuments shall be set during the first lift of pavement. Monument Boxes Required Monument boxes conforming to City standards will be required around all centerline intersection points, cul-de-sac center points, and curve points of public streets. The tops of all monument boxes shall be set to finished pavement grade. 18.810.120 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. 18.810.130 Cash or Bond Required All improvements installed by the Subdivider shall be guaranteed as to workmanship and material for a period of one year following acceptance by the City. Such guarantee shall be secured by cash deposit or bond in the amount of the value of the improvements as set by the City Engineer. The cash or bond shall comply with the terms and conditions of Section 18.810.180. 18.810.150 Installation Prerequisite No land division improvements, including sanitary sewers, storm sewers, streets, sidewalks, curbs, lighting or other requirements shall be undertaken except after the plans therefore have been approved by the City, permit fee paid and permit issued. 18.810.180 Notice to City Required Work shall not begin until the City has been notified in advance. ENGINEERING COMMENTS PAGE 14 If work is discontinued for any reason, it shall not be resumed until the City is notified. I:\ENG\Development Engineedng\_LANDUSE_PROJECTS\Walnut Terr\Cokeley Partition\Cokeley Partition Comments.doc ENGINEERING COMMENTS PAGE 15 DECEIVED CleanWater Services AUG 0 4 2015 CITY OF TIGARD PLANNING/ENGINEERING MEMORANDUM Date: July 29, 2015 To: Lina Smith,Assistantr1ean City of Tigard From: Jackie Sue Humphrey, Water Services (the District) Subject: Cokeley 2-Parcel Partition, MLP2015-00004, 1 S 125DA02700 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. 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 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. ® www.tvfrcom Tualatin Valley Fire & Rescue RECEIVED July 30, 2015 JUL- 3 0 2015 CITY OF TIGARD Lina Smith PLANNING/ENGINEERING City of Tigard 13125 SW Hall Blvd Tigard, Oregon 97223 Re: Cokeley Partition 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 conditions of approval: FIRE APPARATUS ACCESS: 1. FIRE APPARATUS ACCESS ROAD EXCEPTION FOR AUTOMATIC SPRINKLER PROTECTION: When buildings are completely protected with an approved automatic fire sprinkler system, the requirements for fire apparatus access may be modified as approved by the fire code official. (OFC 503.1.1) Note: If residential fire sprinklers are elected as an alternate means of protection and the system will be supported by a municipal water supply, please contact the local water purveyor for information surrounding water meter sizing. 2. AERIAL FIRE APPARATUS ROADS: Buildings with a vertical distance between the grade plane and the highest roof surface that exceeds 30 feet in height shall be provided with a fire apparatus access road constructed for use by aerial apparatus with an unobstructed driving surface width of not less than 26 feet. For the purposes of this section, the highest roof surface shall be determined by measurement to the eave of a pitched roof,the intersection of the roof to the exterior wall, or the top of the parapet walls, whichever is greater. Any portion of the building may be used for this measurement, provided that it is accessible to firefighters and is capable of supporting ground ladder placement. (OFC D105.1, D105.2) Building elevations are not shown on plans provided. This condition is listed for applicant information that with the access width restrictions building height will be limited. 3. FIRE APPARATUS ACCESS ROAD WIDTH AND VERTICAL CLEARANCE: Fire apparatus access roads shall have an unobstructed driving surface width of not less than 20 feet (26 feet adjacent to fire hydrants (OFC D103.1)) and an unobstructed vertical clearance of not less than 13 feet 6 inches. The fire district will approve access roads of 12 feet for up to three dwelling units and accessory buildings. (OFC 503.2.1 &D103.1) 4. NO PARKING: Parking on emergency access roads shall be as follows(OFC D103.6.1-2): 1. 20-26 feet road width-no parking on either side of roadway 2. 26-32 feet road width-parking is allowed on one side 3. Greater than 32 feet road width-parking is not restricted North Operating Center Command&Business Operations Center South Operating Center Training Center 20665 SW Blanton Street and Central Operating Center 8445 SW Elligsen Road 12400 SW Tonquin Road Aloha,Oregon 97078 11945 SW 70th Avenue Wilsonville,Oregon Sherwood,Oregon 503-649-8577 Tigard,Oregon 97223-9196 97070-9641 97140-9734 503-649-8577 503-649-8577 503-259-1600 N%..' N%-" 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 75,000 pounds live load (gross vehicle weight). Documentation from a registered engineer that the final construction is in accordance with approved plans or the requirements of the Fire Code may be requested. (OFC 503.2.3) 6. TURNING RADIUS: The inside turning radius and outside turning radius shall not be less than 28 feet and 48 feet respectively, measured from the same center point. (OFC 503.2.4& D103.3) 7. GATES: Gates securing fire apparatus roads shall comply with all of the following (OFC D103.5, and 503.6): 1. Minimum unobstructed width shall be not less than 20 feet(or the required roadway surface width), or two 10 foot sections with a center post or island. 2. Gates serving three or less single-family dwellings shall be a minimum of 12 feet in width. 3. Gates shall be set back at minimum of 30 feet from the intersecting roadway or as approved. 4. Electric gates shall be equipped with a means for operation by fire department personnel 5. Electric automatic gates shall comply with ASTM F 2200 and UL 325. Gates are not shown on plans provided. This condition is listed for applicants information should a gate be installed. 8. ACCESS DURING CONSTRUCTION: Approved fire apparatus access roadways shall be installed and operational prior to any combustible construction or storage of combustible materials on the site. Temporary address signage shall also be provided during construction. (OFC 3309 and 3310.1) FIREFIGHTING WATER SUPPLIES: 9. SINGLE FAMILY DWELLINGS - REQUIRED FIRE FLOW: The minimum available fire flow for one and two-family dwellings 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 OFC Appendix B. (OFC B105.2) 10. FIRE FLOW WATER AVAILABILITY: Applicants shall provide documentation of a fire hydrant flow test or flow test modeling of water availability from the local water purveyor if the project includes a new structure or increase in the floor area of an existing structure. Tests shall be conducted from a fire hydrant within 400 feet for commercial projects, or 600 feet for residential development. Flow tests will be accepted if they were performed within 5 years as long as no adverse modifications have been made to the supply system.Water availability information may not be required to be submitted for every project. (OFC Appendix B) • When a building is required to provide an approved automatic sprinkler system installed in accordance with Section 903.3.1.1 (NFPA 13) & 903.3.1.2 (NFPA 13R), a credit of 75% shall be allowed on the volume of water supply required for firefighting. o Firefighting water supply reductions shall not reduce the minimum volume of water required for sprinkler system operation per NFPA 13. o When serving a fire sprinkler system, firefighting water supplies that are required to have, or voluntarily designed with, a standpipe, draft port, or hydrant(s) must include the hose stream demand (volume) for inside/outside allowances per NFPA 13. • The calculated firefighting water supply will be waived when structures are voluntarily protected by an approved automatic fire sprinkler system when otherwise not required by the Oregon Structural Specialty Code. 2 o Voluntarily installed fire protection sprinkler systems will not require a drafting port. The system's demand will solely delineate the volume of water required per NFPA 13. 11. WATER SUPPLY DURING CONSTRUCTION: Approved firefighting water supplies shall be installed and operational prior to any combustible construction or storage of combustible materials on the site. (OFC 3312.1) BUILDING ACCESS AND FIRE SERVICE FEATURES PREMISE IDENTIFICATION: New and existing buildings shall have approved address numbers, building numbers or approved building identification placed in a position that is plainly visible from the street or road fronting the property. The numbers shall contrast with their background. Where required by the fire code official, address numbers shall be required in additional approved locations to facilitate emergency response. Numbers shall be a minimum of 4 inches high with a minimum stroke width of 0.5 inches. ADDITIONAL COMMENTS: The above listed criteria are preliminary potential applicable conditions that MAY apply to this project. Applicant may apply for use of altemate materials and methods(AMBM)in accordance with 2014 Orenon File Code(OFC). Section 104.9.A guideline for Altemate Materials&Methods requests is available If you have questions or need further clarification, please feel free to contact me at(503)259-1504. Sincerely, �>ltiv 'mow Employee Name Deputy Fire Marshal II Cc:TVFR File 3 Lina Chung Smith From: Parris, Kenneth <Kenneth_Parris@cable.comcast.com> RECEIVED `rC® Sent: Wednesday,July 22, 2015 4:36 PM To: Lina Chung Smith JUL 2 2 2015 Subject: Cokeley Partition CITY OF TIGARD PLANNING/ENGINEERING Lina, I received the request for comments sheet pertaining to The Cokeley Partition. Comcast has no objections and I would like to pass along my contact info for utility coordination purposes. Thank you and have a good evening. Ken Parris Comcast Cable Construction Dept 11308 SW 68th Parkway Tigard, OR 97223 Office 503-596-3811 Cell 971-801-5699 1 REQUEST FOR COMMENT RE�EIVED DATE: Tiny 15,2015 JUL 2 0 2015 TO: Per Attached CITY OF TIGARD FROM: City of Tigard Planning Division PLANNING/ENGINEERING STAFF CONTACT: Lina Smith,Assistant Planner Phone: (503) 718-2438 Fax: (503) 718-2748 Email: LinaCSktigard-or.gov MLP2015-00004 - COKELEY PARTITION - REQUEST: The applicant is requesting a Minor Land Partition to divide a 0.4-acre site into two (2) parcels. The subject site is located on SW Walnut Terrace, between SW 65th Avenue and SW 69th Avenue. Proposed lots will be 7,502 and 8,569 square feet in size. LOCATION: 6617 SW Walnut Terrace;Washington County Tax Map 1S125DA, Tax Lot 2700. 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 Chapter 18.420 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: JULY 29, 2015. You may use the space provided below or attach a separate letter to return jour 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: '%TA VJ 0 _v154\ Lina Chung Smith From: Doug Petok <dougpetok66@q.com> Sent: Wednesday,July 29, 2015 11:11 AM To: Lina Chung Smith Subject: Re: Case ID Number: MLP2015-00004 Dear Lina; Thank you very much for your prompt reply concerning MLP2015-00004. I do not feel comfortable giving the applicant my contact information. I will meet them soon enough I suppose. If Code does not require screening between homes then there is nothing I can do but plant a tree and hope for the best. Thank you again; Doug On Jul 27, 2015, at 6:10 AM, Lina Chung Smith wrote: > Dear Mr. Petok, > Thank you for your e-mail. I apologize that you did not receive a copy of this public notice, but please be assured you were included on the 500' vicinity property owners mailing list (please see attached). Yes, this notice is only for the Minor Land Partition; building and/or structural plans were not required or submitted for this initial land use application. The applicant's project narrative did state they intend to construct a single-family home on the new parcel in the future. To help answer your questions about existing trees on site, I've attached a copy of the applicant's arborist report (the existing Oregon white oak and Douglas firs are proposed for preservation). In regards to a privacy fence, the Development Code does not require screening/buffering between two single-family homes; however, I'd be happy to share your concerns with the applicant, and see if they're open to the idea of a fence on the eastern property line. Would you feel comfortable with me sharing your contact information with the applicant/property owner? > Please feel free to contact me at (503) 718-2438 or LinaCS&tigard-oror.gov if you have any additional questions. > Thank you, > Lina Smith > Assistant Planner > City of Tigard I Community Development > 13125 Hall Blvd. Tigard, OR 97223 > E-mail: LinaCS&tiga_ rd-or.gov > -----Original Message----- • From: Doug Petok [mailto:dougpetok66kq.com] > Sent: Thursday,July 23, 2015 8:47 PM > To: Lina Chung Smith > Subject: Case ID Number: MLP2015-00004 i > Dear Lina; > I live on the lot directly East of this proposal but did not receive this Notice by mail but the owners directly to the back of the lot gave me a copy of what they received. > I have no objection to this lot being divided but would have some concerns to what type building will be put on it in the future. Is this first notice just for the land division or does it include the structure of a future home? > I would hope that the builders of a new home design so that the existing trees (well established Oak and Fir) can remain. To often Developers wipe out all trees and it just damages the land underneath. > In regard to building permits, I would want a solid privacy fence constructed on the East property line. I am "low" house on Walnut Terrace at 6611 and now all Neighbors to West, North and East look directly "down" on my privacy. > Thank you very much; > Doug Petok > 6611 SW Walnut Terrace > Tigard, 97223 > dougpetok66@q.co > DISCLAIMER: E-mails sent or received by City of Tigard employees are subject to public record laws. If requested, e-mail may be disclosed to another party unless exempt from disclosure under Oregon Public Records Law. E-mails are retained by the City of Tigard in compliance with the Oregon Administrative Rules "City General Records Retention Schedule." > <2015-7-13 MLP2015-00004 Notice of a Type II Proposal.pdf><MHA15021 Walnut Terrace Partition - Arborist Report 3-29-15.pdf> z RECEIVED 6 t S1,211 JUL 2 8 2015 CITY OF TIGARD r, PLANNINGIENGINEERING f � n Zv- 107 f i t &UA 071V _ 'S j 9 72 I I 114N -1011.1 MAILING / NOTIFICATION RECORDS AFFIDAVIT OF MAILING TIGARD I,Lina Smith,being first duly sworn/affirm,on oath depose and say that I am an Assistant Planner for the City of Tigard, Washington County, Oregon and that I served the following: tCheck Appropriate Box(s)Below} ® NOTICE OF Type II Decision FOR Cokeley Partition (NffiP2015-00004) ❑ AMENDED NOTICE ® City of Tigard Planning Director ❑ 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 deposited in the United States Mail on August 13,2015,postage prepaid. Lina Smith STATE OF OREGON ) County of Washington ) ss. City of Tigard ) Subscribed and sworn/affirmed before me on the ` day of ,2015. r OFFICIAL STAMP Cj 64 NOT Y PUBUC- RGON NOTARY PUBLIC F OREG N l MY COMMISBl(' IXPIRES MARCH 00,2018 '�/ My Commission Expires: '1 EXHIBIT "A" Notice of a Type II Decision ■ Land Partitions Case ID: MLP2015-00004 (Cokeley Partition) The Decision Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the requested land use action, subject to certain conditions of approval. The findings and conclusions on which the decision is based are noted in the Final Decision. The proposal is described below. Tigard Community Development Contact Information Date of Notice: Thursday,August 13,2015 120 days = Friday,November 06,2015 Staff Contact: Lina Smith 503-718-2438 L.inaCS@dprd-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 in 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 Thursday, August 27, 2015. Please include the Case ID Number: MLP2015-00004. 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, OR 97223. If you have any questions regarding this decision, please address them to the appropriate staff person noted on this form: Lina Smith and note the Case ID Number:ML.P2015-00004. This decision is final on Thursday, August 13, 2015, unless an appeal is filed. The decision will go into effect on Friday,August 28,2015,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: John&Kacey Cokeley Owner: Same as applicant 6617 SW Walnut Terrace Tigard,OR 97223 Description of the Proposal: The applicant is requesting a Minor Land Partition to divide a 0.4-acre site into two(2)parcels.The subject site is located on SW Walnut Terrace,between SW 65th Avenue and SW 69th Avenue.Proposed lots will be 7,502 and 8,569 square feet in size. Legal 6617 SW Walnut Terrace;WCTM 1S125DA,Tax Lot 2700 Description: Zoning: R-4.5: Low-Density Residential District City of Tigard,Community Development Division•13125 SW Hall Blvd.,Tigard,Oregon 97223 pg.1 I/CURPLN/Forms/CU Staff Report/Notice of Type 11 Decision Templ_08 2812 N%—. `ter. 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 Decision was mailed. The appeal fee schedule and forms are available from the City of Tigard Planning Division, 13125 SW Hall Boulevard,Tigard,OR 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 Thursday,August 27,2015 Site Map SITE PLAN r.�?•n PRLIM&INARY LOT LDM NAP w wrn PROPOS® PARTITION PLAT Rf LOT 12. 'XU406 VISO". IN TRS SOUTRZAST QUANnM OF XMCTION W. TOWNSEMP 1 MUTH. RANOR 1 wear. WEWEA2RTrs — l®tIDUN. IN T= CORPORATs LUnTE OF T= wr+. •war - CITY OF TIOARD. WAMMK0TON COUNTY. Offi00N. f• r � --- _ wo�tf.sops JAIL • aifmF U� J EDAM. - "`® 131 _r.- �I�ra ff yyf• p� _IYT•r t�•11t 0.O .. i lrfvr� tS:ATs'1 r � � Mr ��i nw�r�rr.rrf 0 f0 M r _ - lsP•r�.r ��aawels�e w.aweB 1 baa � sra �r f r•.fR ,• W.W.WAZMVTw K M y. r-•.yam City of Tigard,Community Development Division•13125 SW Hall Blvd.,Tigard,Oregon 97223 pg.2 I/CURPLN/Forms/W Staff Report/Notice of Type 11 Decision Temp1_08 2812 ''"N EXHIBIT "B" ALBERTSON,BARRY BEACH,DAYLE D.&EVELX'N O. 15445 SW 150TH AVE 11530 SW 72ND AVENUE TIGARD,OR 97224 TIG_XRD,OR 97223 1S125DA00602 BEILKE,SUSAN BE,XTY,ROY E 11755 SW 114TH PLACE 9180 SW 66TH AVE TIGARD,OR 97223 TIGARD,OR 97223 BEILSTEIN,ELLEN 1S125DA10100 14630 SW 139TH X T BLOOMQUIST,STEPHEN G&JACLYN R TIGARD,OR 97224 6612 SW WALNUT TER TIG_XRD,OR 97223 1S125DA11200 BRENNE�LXN,HEIDI BOWLES,SARA GRACE 11680 SW TIG_XRD DRIVE 6614 SAX'KINGSVIEW CT TIGARD,OR 97223 TIGARD,OR 97223 1S125D A04800 1S125D A07800 BRIGGS,CHARLES R&XLXRY L BROWN,REBECCA E BRIGGS F MMIILY TRUST 9185 SW 69TH_AVE 6645 SW ALFRED ST PORTLAND,OR 97223 TIG_1RD,OR 97223 1S125D300501 BUEHNER,GRETCHEN BROWN,VAUGHN D&1IELISSA SHEPHE 13249 SW 136TH PLACE 9150 SW 66TH AVE TIGARD,OR 97224 TIGARD,OR 97223 CAFFALL,REX 1SIE30CB-09500 13205 SW VILL:IGE GLENN CAR.XXIELL.X VIRGIL D& TIGARD,OR 97223 JUDY M 6485 SW HUBER ST PORTL 1ND,OR 97219-5729 CAROL REN_XUD-WACO CPO NEWSLETTER COORD. 1 S125DA02300 OSU EXT.SVC-CITIZEN INVOLVE\ANT F_XCUL'Iy CHANMION,CORBIN L 155 NORTH 1ST AVENUE SUITE 200 XIS48 JONES,HEATHER R HILLSBORO,OR 97124 9260 SXR'69TH AVE TIGARD,OR 97223 1S125D X04201 1S1E30CB-08100 CLAYTON,STEVE CLEMENS JANET C TR 6820 SW WALNUT TER 6441 SW WILBARD ST PORTLAND,OR 97225 PORTLAND,OR 97219-5646 1S125DA02700 CONNERY,STACY COKELEY,JOHN XXTSLEY&K10EY 12564 S\X':\LAIN STREET 6617 SW WALNUT TER TIGARD,OR 97223 TIGARD,OR 97223 CRAGHE:ID,ALEXANDER 1S125DA09000 12205 SW HALL BOULEVARD CROSBY,RONALD S& TIGARD,OR 97223-6210 CAREY,NOEL 9070 SW 69TH AVE TIGARD,OR 97223 IS125DA02100 DEFILIPPIS,VICTOR DAHME,WALTER R&ELDA L 13892 SW BR MON CT 9200 SW 69TH AVE TIGARD,OR 97224 TIGARD,OR 97223 1 S 125DA02900 1 S 125DA01800 DEIBELE,CURTIS DEAN&DANA D DEPUY,N D\X'-VYNE&CORA L 6607 SW WALNUT TER 13770 SW 24TH AVE TIGARD,OR 97223 BEAVERTON,OR 97008 ERDT,DON&DOROTHY 1S125DA11600 13760 S\X'121ST AVENUE FADDEN,KEVIN TIGARD,OR 97223 NELSON,1--3-LE 6512 SW TAYLORS FERRY RD TIGARD,OR 97223 1S1E30CB-12400 1S125DA01200 F_1RRELL AlAfY K FARZA,HANNANEH M 6444 SW RADCLIFF ST 9065 SV'66TH AVE PORTLAND,OR 97219-5750 TIGARD,OR 97223 1S125DA03001 FOSTER,VANESSA FINK,PAUL ROBERT&DONNA L 13085 SAX'HOWARD DR 6513 SW WALNUT TER TIGARD,OR 97223 TIGARD,OR 97223 FROUDE,BEVERLY GALLUCCI,NAOAII 12200 SW BULL MOUNTAIN ROAD 11285 SW 78TH AVENUE TIGARD,OR 97224 TIGARD,OR 97223 1 S125DA00600 1 S 125DA01400 GARLAND,:\L-�RCIA C GEIGER,DARLENE J 7464 SW 48TH AVE 6700 SW TAYLORS FERRY RD PORTLAND,OR 97219 PORTLAND,OR 97223 multiple: 1S125DA12400 to 1S125DA12500 1S125DA10700 GILBERT,JAY&MICHELE GODAERT,JOHN&ESTHER 7270 SW ALDEN ST 6623 SW KINGSVIEW CT PORTLAND,OR 97223 TIGARD,OR 97223 1S125DA10200 GOODHOUSE,JOHN GODFREY,DANIEL H 9345 SW MOUNTAIN VIEW LANE 9400 SW 70TH AVE TIGARD,OR 97224 TIGARD,OR 97223 .-N 1S125D A04500 1S1E30CB-10800 GRUVER,DANIEL A&KATHY E HALL HEATHER A 6745 SW ALFRED ST 6440 SW HUBER ST TIG_1RD,OR 97223 PORTLAND,OR 97219-5730 HAMILTON,LISA CPO 4B VICE CHAIR 1S125DA03200 13565 SW BEEF BEND ROAD HARBER,,\L1RGARET TIGARD,OR 97224 KENNETT,TERRI 6511 SW WALNUT TER TIGARD,OR 97223 HARDING,TODD&HERING JR,BLAKE. 1S125D A00300 NORRIS BEGGS&SIMPSON HARRISON,ELIZABETH A 121 SW-MORRISON,SUITE 200 9100 SW 66TH AVE PORTLAND,OR 97204 TIGARD,OR 97223 1S125DA01000 1S125D A10900 H1SAKI,JUDY HEFTY,BRL-�N J.& 9115 SW 66TH AVE LEIS,RACHEL A TIGARD,OR 97223 6680 S\vv'KINGS\'IE\X'CT TIGARD,OR 97223 1 S 125DA03500 1 S 125DA04000 HENSO'_N,DONALD L&BEUL A_H HOFHLAN,WILLIAM A&SHARAN 6524 SW WALNUT TER 6704 SW WALNUT TER TIG_\RD,OR 97223 TIGARD,OR 97223 HOGAN,KEVIN 1S125D_104301 14357 SW 133RD_VENUE HOWFIT,CHARLES F III&P.1-MEL A J TIGARD,OR 97224 9490 S\X'69TH AVE TIGARD,OR 97223 HOWLAND,H�ROL.D AND RUTH 1S125DA11000 13145 SW BENISH JENSEN,CR.\IG LLOYD&NOR'\IA CECI TIGARD,OR 97223 6648 SW KINGVIE\X'CT TIGARD,OR 97223 1 S 125D_107500 1 S 125DA01001 JENSEN,VIRGINL-�N JOHNSON,JOAN D 9375 SW 69TH AVE 9095 SW 66TH AVE TIGARD,OR 97223 PORTLAND,OR 97223 JULIE RUSSELL CH\IR CPO 4B CH1IR JULIE RUSSELL,CPO 4B CHAIR 16200 SW PACIFIC IIW Y SUITE H BOX 242 12662 SW TERRIVIEW DRI\'E TIGARD,OR 97224 TIGARD,OR 97224 KEERINS,PATRICIA 1S125DA02301 15677 SW OREGON ST.APT 209 KELLY,PATRICK J&KRISTEN A TIGARD,OR 97140 6835 SW WALNUT TER TIGARD,OR 97223 1S125DA07600 KI\T\IEL,DAVID KIEFT,BREHK W 1335 SW 66TH SUITE 201 BOE,\LIRGARET A PORTLAND,OR 97225 9295 SW 69TH AVE PORTLAND,OR 97223 KNAPP,\ZONA 1S1E30CB-10900 9600 SW FRE`X'ING STREET LOMBARD NATHAN W& TIGARD,OR 97223 LO\TBARD CINDI L 6445 SW RADCLIFF ST PORTLAND,OR 97219-5759 LONG,JI\T CHAIR,CPO 4\T 1S125DA02200 10730 SW 72ND AVE \LXKRIS,IOANNIS G&SOPHIA PORTLAND,OR 97223 9230 SW 69TH ST PORTLAND,OR 97223 1 S125DA03400 1 S 125DA05000 \LkRTIN,\l STEPHEN MIDDAUGH,\L-1RTIN L&NINA LEE PO BOX 19029 6575 SXX7 ALFRED ST PORTL,--SND,OR 97280 TIG_1RD,OR 97223 1S125DA00500 MILDREN,GENE \IIKA\II,JA\TIE L&REBECCA K MILDREN DESIGN GROUP 9955 SW 65TH AVE 7650 SW BEVELAND ST,STE 120 TIGARD,OR 97219 TIGARD,OR 97223 multiple: 1S125DA04600 to 1S125DA04700 1S125DA02500 \TITCH,JOHN H&' L-1RY BETH MONTI,\LXRGOT I&KEVIN T 6715 SXX'ALFRED ST 6705 SXX'WALNUT TER TIGARD,OR 97223 TIGARD,OR 97223 1S125DA09200 multiple: 1S125DA03700 to 1S125DA03800 MORRISON,N_XTH_XNIEL D \TU\TBI',GEORGE D SR&\LIRGARET E 7750 SW PINE ST 6618 SW WALNUT TER PORTLAND,OR 97223 TIGARD,OR 97223 MURDOCK,NATHAN AND ANN NIL-1L BROXX7N.GRI 7415 SW SPRUCE STREET \IEADOXXIS INC REALTORS TIGARD,OR 97223 12655 SW NORTH DAKOTA STREET TIGARD,OR 97223 1 S 125DA01500 1 S 125DA09300 NELSON,GAVIN LIVING TRUST NESBAKKEN,LARS 6704 SW TAYLORS FERRY RD 4721 RED RIVER ST TIGARD,OR 97223 AUSTIN,TX 78751 NEWTH,PATTY 1S125DA03900 12180 SW\TERESTONE COURT O'REILLY,DAN&ANGELA TIGARD,OR 97223 6628 SXX'XX7 XLNUT TER PORTLAND,OR 97223 1 S 125DA03300 1 S 125DA07501 OSBORNE,DAVID H&NOELLE N PACHECO,LINDA\1 6500 SW WALNUT TER 9335 SW 69TH AVE TIGARD,OR 97223 PORTLAND,OR 97223 1 S 125DA07900 1 S 125DA02800 PAINE,JEFFREY&KUISHI LIVING T PETOK,DOUGLAS A 9155 Ste'69TH AVE 6611 SAX'WALNUT TER TIGARD,OR 97223 TIGARD,OR 97223 1 S 125DA00401 1 S 125DA03000 PRITCH A,RD,DANIEL W ROBERTS,RANDY 9935 SV'65TH AVE 6515 SW`v'ALNUT TER PORTLAND,OR 97219 TIGARD,OR 97223 1S125D X04400 ROM\LAN,SUE ROBINSON,DAVID W&P ATTI D 11250 SW 82ND AVE 6775 SW_-ALFRED ST TIGARD,OR 97223 TIGARD,OR 97223 1S125D A00700 1S125DA04200 ROSS,DOUGLAS LYNN SCHLECT,BRIAN\I&KELLY M 9240 SW 66TH_AVE 9410 S`\'69TH AVE TIGARD,OR 97223 TIGARD,OR 97223 1 S 125DA00400 1 S 125DA05100 SCHOTTENSTEIN,.APRIL\I SCHW-kB,\IICH.AEL&MICHELLE 9130 SAY'66TH_-AVE 6545 SW.ALFRED ST TIGARD,OR 97223 TIGARD,OR 97223 1S1E30CB-09400 1S125DA04300 SCOTT ALEXANDER F SHELLEY,ALLISON WATSON 6440 SW XX'ILBARD ST 9450 SW 69TH.AVE PORTL.A,ND,OR 97219-5647 TIGARD,OR 97223 multiple: 1S125DA00601 to 1S125DA00701 1S125DA04900 SMITH,GARY C&ANNE H SMITH,WALTER L PO BOX 230010 6605 SW.ALFRED ST TIG_-1RD,OR 97281 PORTI -kND,OR 97223 1S125DA00900 SPRING,BRAD SOULE,ELLNORA M 7555 SW SPRUCE STREET 9145 SW 66TH.AVE TIGARD,OR 97223 PORTLAND,OR 97223 STALZER,CHARLIE AND LARIE 1S125D A05200 14781 SW JULIET TERRACE STANDISH,BEVERLY A TIGARD,OR 97224 6525 SW ALFRED ST TIGARD,OR 97223 1 S 125DA10600 1 S125DA 11100 STINAVL N,KATHRYN G STOOKSBURY,MICHAEL A&-T\L�RCELLE 9185 SW 66TH AVE 6620 SW KINGSVIEW CT TIGARD,OR 97223 TIGARD,OR 97223 SUNDBERG,ROSS THOMPSON,GLENNA 16382 SW 104TH AVE 13676 SW HALL BLVD UNIT 2 TIGARD,OR 97224 TIGARD,OR 97223 1 S 125DA10800 1 S125DA07700 THOMPSON,RONALD DAVID& TOTLASOVIC,ROBERT S&DENISE B F DLANA PRINZ BY TOZLASOVIC,ROBERT S&DENISE B T 6655 SVI KINGVIEW CT 9245 SW 69TH AVE TIGARD,OR 97223 TIGARD,OR 97223 WALSH,DAVID 1S125DA01900 10236 SV7 STUART COURT WTAVER,ILIROLD B TIGARD,OR 97223 9130 SW 69TH AVE TIGARD,OR 97223 WEGENER,BRIAN 1S125DA02000 9830 SW KIMBERLY DRIVE NXEST,WILLIAM E TIGARD,OR 97224 9160 SW'69TH AVE TIG_1RD,OR 97223 1 S125DA00200 1 S 125DA 10300 WFLALEN,VALERIE L WILLIAMS,CHRISTOPHER A&KARYN 9070 SW 66TH AVE 43400 SE HOGUE-MILL RD TIGARD,OR 97223 CORBETT,OR 97019 1 S 125DA02400 VVRIGHT,GARO&CRYSTAL L 6815 SW WALNUT TER TIGARD,OR 97223 AFFIDAVIT OF MAILING Rv 47; I,Lina Smith,being first duly swom/affirm,on oath depose and say that I am an Assistant Planner for the City of Tigard, Washington County, Oregon and that I served the following: {Check Approraiate Box(s)Below} ® NOTICE OF Type II Proposal FOR Cokeley Partition (MLP2015-00004) ❑ AMENDED NOTICE ® City of Tigard Planning Director ❑ 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 hst(s),marked Exhibit"B",and deposited in the United States Mail on July 13,2015,postage prepaid. Lina Smith STATE OF OREGON ) County of Washington ) Ss. City of Tigard ) Subscribed and sworn/affirmed before me on the day of il't) l� ,2015. {SIA ' .. r)RECON 3tN1Mi ': "� n. :�'�741 NOTARY PUBL C OF OREGON ipr- n UPJ EXPifi; 4","IRCH 09,2018 p/ My Commission Expires: <3 g l a EXHIBIT "A" Notice of a Type II Proposal ' Land Partitions Case ID: MLP2015-00004 Tigard Community Development Contact Information Date of Notice: Monday,July 13,2015 120 days = Friday,November 06,2015 To: Interested Persons Staff Contact: Lina Smith 503-718-2438 LinaCS@tigard-or.gov If you would like to comment on this proposal, we need to receive your written comments by 5 p.m. on Monday, July 27, 2015. Please mail or deliver your comments to 13125 SW Hall Blvd., Tigard, Oregon 97223. Include the Case ID Number: MLP2015-00004. Please address your comments to the appropriate staff person: Lina Smith. Information About the Proposal Description of the Proposal: The applicant is requesting a Minor Land Partition to divide a 0.4-acre site into two (2)parcels.The subject site is located on SW Walnut Terrace,between SW 65,h Avenue and SW 69`h Avenue. Proposed lots will be 7,502 and 8,569 square feet in size. Applicant: John&Kacey Cokeley 6617 SW Walnut Terrace Tigard,OR 97223 Owner: Same as above Proposal Address: 6617 SW Walnut Terrace Legal WCTM 1S125DA,Tax Lot 2700 Description: Zoning: R-4.5: Low-Density Residential District Approval Criteria: Community Development Code Chapter 18.420 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. City of Tigard,Community Development Division•13125 SW Hall Blvd.,Tigard,Oregon 97223 I/CURPLN/Forms/QJ Staff Reports/Notice of Type 11 Proposal—Tempi-06-05-12 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 Zoning and Site 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 I/CURPLN/Forms/QJ staff Reports/Notice of Type 11 Proposal_Templ_06-05-12 Site Ma _ SITE PLAN PRELIMINARY LOT LINE MAP PROPOSED PARTITION PLAT IN LOT 12, "KINGS VIEW'. IN THE SOUTHEAST QUARTER OF SECTION 26, xff= TOWNSHIP 1 SOUTH, RANGE 1 HEST, WITAMETTE MERIDIAN, IN THE CORPORATE LIMITS OF THE CITY OF TIGARD. WASHINGTON COUNTY, OREGON. _ ucum _J L_- ' J t 9 m o m w eo 1 ' NOTiB r — BSNCABWtL . � 1rM[8 rt` v 4sar s w sr.e.s w.r p ! RV. OAIMll TES d pECISTEBm �„y{ , 9 �Ess�e"l;en u is aur iansRmxe, l�oaw--_ f mow. �Kre MIeW1''�ww 1910 AY K1WfOM5f.SfE 119.r1(WO.OR 91k13 PM. WtRrtl cow K19 City of Tigard,Community Development Division•13125 SW Hall Blvd.,Tigard,Oregon 97223 I/CURPLN/Forms/QJ Staff Reports/Notice of Type 11 Proposal_Templ_06-05-12 Zoning Ma Zoning Map f EVELYN ST Generalized Zoning Categories = Lu r 5"b).v sae I a %,.>w KINGSVIEW-JT i--- . S ..- Mneti the Reetla.ssn? WILBARD ST -wee WeC —15.n—NO- U.atl She Im ioyn aYh4 aM Rscmatiwn i I3 HUBER ST !]'Hw.'k n;<a:cr ow.ay ownPbmea oere ownay __.. --�-- WALNUT TER LtLo p I R-4.5 i RADCLIFF ST i r ALFRED ST I }I I r 'n+1:.n a+nbAe• t j 1�O.OR9T3!) City of Tigard,Community Development Division•13125 SW Hall Blvd.,Tigard,Oregon 97223 I/CURPLN/Forms/QJ Staff Reports/Notice of Type 11 Proposal_Templ_06-05-12 EXHIBIT "B" ALBERTSON,BARRY BEACH,DAYLE D.&EYELYN O. 15445 SNX'150TH AVE 11530 SW 72ND_VENUE TIGARD,OR 97224 TIGARD,OR 97223 1S125DA00602 BEILhE,SUSAN BEATY,ROY E 11755 SW 114TH PLACE 9180 SW'66TH AVE TIGARD,OR 97223 TIGARD,OR 97223 BEILSTEIN,ELLEN 1S125DA10100 14630 SW 139TH_AVE BLOOMQUIST,STEPHEN G&JACLYN R TIGARD,OR 97224 6612 SW WALNUT TER TIGARD,OR 97223 1S125D 111200 BRENNE:\LAN,HEIDI BOWLES,SARA GRACE 11680 SW TIGARD DRIVE 6614 S`vX'KINGSVIEIX'CT TIGARD,OR 97223 TIGARD,OR 97223 1 S 125DA04800 1 S 125DA07800 BRIGGS,CHARLES R&ZL1RY L BROWN,REBECCA E BRIGGS FA\IILY TRUST 9185 SW 69TH.1�'E 6645 SW ALFRED ST PORTLAND,OR 97223 TIGARD,OR 97223 1S125DA00501 BUEHNER,GRETCHEN BROWN,VAUGHN D&MELISSA SHEPHE 13249 SW 136TH PLACE 9150 SW 66TH AVE TIGARD,OR 97224 TIGARD,OR 97223 CAFFALL,REX 1S1E30CB-09500 13205 SV'VILI-AGE GLENN CARATMELL,1�TIRGIL D& TIGARD,OR 97223 JUDY M 6485 SW HUBER ST PORTLAND,OR 97219-5729 CAROL RENAUD-W1CO CPO NEWSLETTER COORD. 1S125D 102300 OSU EXT.SVC-CITIZEN INVOLVE-LENT FACULTY CHAMPION,CORBIN L 155 NORTH 1ST AVENUE SUITE 200 TMS48 TONES,HEATHER R HILLSBORO,OR 97124 9260 SW 69TH AVE TIG_1RD,OR 97223 1S125DA04201 1S1E30CB-08100 CLAYTON,STEVE CLEMENS JANET C TR 6820 SW WALNUT TER 6441 SW WILB ARD ST PORTLAND,OR 97225 PORTLAND,OR 97219-5646 1S125DA02700 CONNERY,ST 1CY COKELEY,JOHN WESLEY&1,ACEY 12564 SW�L1IN STREET 6617 SW WALNUT TER TIGARD,OR 97223 TIGARD,OR 97223 CRAGHEAD,ALE�INDER 1S125DA09000 12205 SW HALL BOULEVARD CROSBY,RONALD S& TIGARD,OR 97223-6210 CAREY,NOEL 9070 SW 69TH AVE TIGARD,OR 97223 1S125DA02100 DEFILIPPIS,VICTOR DAH'ME,WALTER R&ELDA L 13892 SW BRAYDON CT 9200 S\vv'69TH AVE TIGARD,OR 97224 TIGARD,OR 97223 1 S125DA02900 1 S 125DA01800 DEIBELE,CURTIS DEAN&DANA D DEPUY,N DWA NE&CORA L 6607 S\X'\X�ALNUT TER 13770 SW 24TH AVE TIGARD,OR 97223 BEAVERTON,OR 97008 ERDT,DON&DOROTHY 1S125DA11600 13760 SW 121ST AVENUE FADDEN,KEVIN TIGARD,OR 97223 NELSON,I-'YLE 6512 SW TAYLORS FERRY RD TIGARD,OR 97223 1S1E30CB-12400 1S125DA01200 FARRELL AMY K FARZA,HANNANEH-M 6444 SW RIDCLIFF ST 9065 SW 66TH A\'E PORTLAND,OR 97219-5750 TIGARD,OR 97223 1S125DA03001 FOSTER,VANESS_1 FINK,PAUL ROBERT&DONNA L 13085 S\i'HO\VARD DR 6513 SW\V'_-�LNUT TER TIG_1RD,OR 97223 TIGARD,OR 97223 FROUDE,BEVERLY GALLUCCI,NAO�iI 12200 SW BULL MOUNTAIN ROAD 11285 SW 78TH AVENUE TIGARD,OR 97224 TIGARD,OR 97223 1 S125DA00600 1 S 125DA01400 GARLAND,�L3RCL-�C GEIGER,DARLENE J 7464 S\�v'48TH AVE 6700 SW TAYI ORS FERRY RD PORTLAND,OR 97219 PORTLAND,OR 97223 multiple: 1S125DA12400 to 1S125DA12500 1S125DA10700 GILBERT,JAY&MICHELE GOD_\ERT,JOHN&ESTHER 7270 SW ALDEN ST 6623 SW KINGSVIEW'CT PORTLAND,OR 97223 TIGARD,OR 97223 1S125DA10200 GOODHOUSE,JOHN GODFREY,DANIEL H 9345 SW MOUNTAIN VIE%T LANE 9400 SW 70TH AVE TIGARD,OR 97224 TIGARD,OR 97223 1S125DA04500 1S1E30CB-10800 GRUVER,DANIEL A&KATHY E HALL HEATHER A 6745 SW ALFRED ST 6440 SW HUBER ST TIGARD,OR 97223 PORTLAND,OR 97219-5730 HAMILTON,LISA CPO 4B VICE CHAIR 1S125DA03200 13565 SW BEEF BEND ROAD HARBER,�L3RGARET TIGARD,OR 97224 KENNETT,TERRI 6511 SW WALNUT TER TIGARD,OR 97223 HARDING,TODD&HERING JR,BLAKE. 1S125DA00300 NORRIS BEGGS&SIMPSON HARRISON,ELIZABETH A 121 SW MORRISON,SUITE 200 9100 SW'66TH AVE PORTLAND,OR 97204 TIGARD,OR 97223 1 S 125DA01000 1 S 125DA 10900 HASAKI,JUDY HEFTY,BRLAN J.& 9115 SW 66TH AVE LEA,RACHEL A TIGARD,OR 97223 6680 SW KINGSVIEW CT TIGARD,OR 97223 1 S 125DA03500 1 S 125DA04000 HENSON,DONALD L&BEULAH HOFF�,LAN,\l'ILLL),i\l A&SHARAN 6524 SW WALNUT TER 6704 SW`VALNUT TER TIGARD,OR 97223 TIGARD,OR 97223 HOGAN,KEVIN 1S125DA04301 14357 SNS'133RD AVENUE HOWITT,CHARLES F III&PAMELA,J TIGARD,OR 97224 9490 SW 69TH AVE TIGARD,OR 97223 HONVLAND,HAROLD AND RUTH 1S125DA11000 13145 SW BENISH JENSEN,CRAIG LLOYD&NORLk CECI TIGARD,OR 97223 6648 SW KINGVIE\X'CT TIGARD,OR 97223 1 S 125DA07500 1 S125DA01001 JENSEN,VIRGINLI N JOHNSON,JOAN D 9375 SW'69TH AVE 9095 SNX'66TH AVE TIGARD,OR 97223 PORTLAND,OR 97223 JULIE RUSSELL CHAIR CPO 4B CHAIR JULIE RUSSELL,CPO 4B CHAIR 16200 SW PACIFIC HWY SUITE H BOX 242 12662 SW TERR-kVIEW DRIVE TIGARD,OR 97224 TIGARD,OR 97224 KEERINS,PATRICIA 1S125DA02301 15677 SW OREGON ST.APT 209 KELLY,PATRICK J&KRISTEN A TIGARD,OR 97140 6835 SW W ALNUT TER TIGARD,OR 97223 1S125DA07600 KIXLMEL,DAVID KIEFT,BREHK`X' 1335 SW 66TH SUITE 201 BOE,i\LXRGARET A PORTLAND,OR 97225 9295 SW 69TH AVE PORTLAND,OR 97223 KN APP,-MONA 1S1E30CB-10900 9600 SAX'FREWING STREET LOMBARD NATHAN W& TIG_1RD,OR 97223 LOMBARD CINDI L 6445 SW RADCLIFF ST PORTLAND,OR 97219-5759 LONG,iIXI CHAIR,CPO 4M 1S125D A02200 10730 SW 72ND AVE i\LXKRIS,IOANNIS G&SOPHIA PORTLAND,OR 97223 9230 SW 69TH ST PORTLAND,OR 97223 1 S 125D_X03400 1 S 125DA05000 XLIRTIN,XI STEPHEN MIDD_XUGH,XLARTIN L&NINA LEE PO BOX 19029 6575 S\X'ALFRED ST PORTLAND,OR 97280 TIGARD,OR 97223 1S125DA00500 MILDREN,GENE XIIKA-MI,JAMIE L&REBECCA K -IILDREN DESIGN GROUP 9955 SW 65TH AVE 7650 SW BEX'EL_XND ST,STE 120 TIG_XRD,OR 97219 TIGARD,OR 97223 multiple: 1S125D X04600 to 1S125DA04700 1S125DA02500 MITCH,JOHN H&ILXRY BETH MONTI,�LXRGOT I&KEVIN T 6715 SW ALFRED ST 6705 S`X'WALNUT TER TIG_XRD,OR 97223 TIGARD,OR 97223 1S125D A09200 multiple: 1S125D X03700 to 1S125D_103800 MORRISON,NATHANIEL D XIUXIBX',GEORGE D SR&�LXRGARET E 7750 SW PINE ST 6618 SAX'WALNUT TER PORTLAND,OR 97223 TIGARD,OR 97223 MURDOCK,NATHAN.SND ANN NEAL BROWN'.GRI 7415 SW SPRUCE STREET MEADOWS INC REALTORS TIGARD,OR 97223 12655 SW NORTH DAKOTA STREET TIGARD,OR 97223 1 S 125DA01500 1 S125DA09300 NELSON,GATIN LIVING TRUST NESB AKKEN,LIARS 6704 SW TAYLORS FERRY RD 4721 RED RIFER ST TIGARD,OR 97223 'AUSTIN,T-X- 78751 NE\XgH,PATTY 1S125DA03900 12180 SW-IERESTONE COURT O'REILLY,DAN&ANGEI--X TIG_XRD,OR 97223 6628 SW WALNUT TER PORTLAND,OR 97223 1S125D A03300 1S125D_A07501 OSBORNE,DAVID H&NOELLE N P_YCHECO,LIND A Yi 6500 S`X'\Y'-ALNUT TER 9335 SW 69TH SAVE TIG.ARD,OR 97223 PORTLAND,OR 97223 1 S 125D_A07900 1 S 125D A02800 P RINE,JEFFREY"&KUISHI LIVING T PETOK,DOUGLAS_A 9155 SV'69TH.AVE 6611 SW\Y:ALNUT TER TIGARD,OR 97223 TIG.ARD,OR 97223 1S125D.A00401 1S125D.A03000 PRITCH YRD,DANIEL W ROBERTS,RANDY 9935 SW 65TH_AVE 6515 SAY'W IALNUT TER PORTL.-1ND,OR 97219 TIGYRD,OR 97223 1S125D_A04400 RORYLAN,SUE ROBINSON,DAVID NY'&P ATTI D 11250 SAY'82ND_AVE 6775 SWALFRED ST TIG.ARD,OR 97223 TIGARD,OR 97223 1S125D.A00700 1S125D_A04200 ROSS,DOUGLAS LIMN SCHLECT,BRLAN M&KELLY'Yf 9240 SAY'66TH_AVE 9410 SW 69TH.AVE TIG.ARD,OR 97223 TIGARD,OR 97223 1S125D A00400 1S125D_A05100 SCHOTTENSTEIN,APRIL M SCHWAB,YIICHIYEL&MICHELLE 9130 SW 66TH.AVE 6545 SW ALFRED ST TIGARD,OR 97223 TIG.ARD,OR 97223 1S1E30CB-09400 1S125D.A04300 SCOTT ALEXANDER F SHELLEY,ALLISON WATSON 6440 SW WILB.ARD ST 9450 SW 69TH.AVE PORTLAND,OR 97219-5647 TIGARD,OR 97223 multiple: 1S125D A00601 to 1S125D_A00701 1S125D_A04900 SMITH,GARY C&_ANNE H SMITH,WALTER L PO BOX 230010 6605 SVC'ALFRED ST TIGARD,OR 97281 PORTI._YND,OR 97223 1S125DA00900 SPRING,BRAD SOULE,ELLNORA YI 7555 SW SPRUCE STREET 9145 S\Y'66TH AVE TIGARD,OR 97223 PORTLAND,OR 97223 STsALZER,CHARLIE LAND LARIE 1S125D A05200 14781 SW JULIET TERRACE ST_ANDISH,BEVERLY_A TIGrARD,OR 97224 6525 SW_ALFRED ST TIGARD,OR 97223 1S125DA10600 1S125D A11100 STIMNL-�N,KATHRYN G STOOKSBURY,-MICHAEL A&TAIARCELLE 9185 SW 66TH AVE 6620 SW KINGSN'IENX,'CT TIGARD,OR 97223 TIGARD,OR 97223 SUNDBERG,ROSS THOMPSON,GLENNA 16382 SW 104TH_AVE 13676 SW HALL BLVD UNIT 2 TIGARD,OR 97224 TIGARD,OR 97223 1 S 125DA 10800 1 S 125DA07700 THOMPSON,RONALD DAVID& TOIL-kSO-\'IC,ROBERT S&DENISE B F DLANA PRINZ BY TONLISOVIC,ROBERT S&DENISE B T 6655 SW KINGVIEW CT 9245 S\X'69TH:AVE TIGARD,OR 97223 TIGARD,OR 97223 WALSH,D_-1VID 1S125D A01900 10236 SW STUART COURT WEAVER,HAROLD B TIGARD,OR 97223 9130 SW 69TH_AVE TIGARD,OR 97223 WEGENER,BRIAN 1S125D X02000 9830 SW KIMBERLY DRIVE WEST,WILLLMM E TIGARD,OR 97224 9160 S\X'69TH_AVE TIGARD,OR 97223 1 S 125DA00200 1 S 125DA 10300 VTL-3LEN,VALERIE L WILLIAMS,CHRISTOPHER A&I-L�RYN 9070 SW 66TH_AVE 43400 SE HOGUE MILL RD TIGARD,OR 97223 CORBETT,OR 97019 1 S 125DA02400 WRIGHT,G SRO&CRYSTAL L 6815 SNX'W_),LNUT TER TIGARD,OR 97223 PUBLIC FACILITY PLAN Project: Cokeley Partition COMPLETENESS CHECKLIST Case No.: MLP15-04 Date: 6-24-15 GRADING © Existing and proposed contours shown. © Does proposed grading impact adjacent parcels? ® Adjacent parcel grades shown. 1:11 Geotech report submitted NA STREET ISSUES © I Right-of-way clearly shown. © Street name(s) shown. ❑x Exist/proposed curb or edge of pavement shown. ❑ Street profiles shown. NA ❑ Future Street Plan: Must show street profiles, topo NA on adjacent parcel(s), etc. ❑ Traffic Impact Report NA ❑ Street grades compliant? NA ❑ Street widths dimensioned and appropriate? NA ❑ Private Streets? Less than 6 lots and width NA .appropriate? ❑ Other: SANITARY SEWER ISSUES ❑ Existing/proposed lines shown. Show connection to both lots ❑ Stubs to adjacent parcels required/shown? NA WATER ISSUES ❑ Existing/proposed lines w/ sizes noted? NA ❑ Existing/proposed fire hydrants shown? Show ❑ Proposed meter location and size shown? Show ❑ Proposed fire protection system shown? NA Other. STORM DRAINAGE AND WATER QUALITY ISSUES ® I Existing/proposed lines shown? ❑ Prelim. sizing calcs for WQ/detention provided? NA ❑ Water quality/detention facility shown on plans? NA ❑ Facility area matches requirements from calcs? NA ❑ Facility shown outside wetland buffer? NA ❑ Storm stubs to adjacent parcels required/shown? NA ❑ Other: The submittal is hereby deemed © COMPLETE (Provide information noted above with PFI) ❑ INCOMPLETE (Resubmit) ,&.&7A)3 By: Date: 6-24-15 I:\ENG\Development Engineed ng\_LAND USE_PROJECTS\Walnut Terr\Cokeley Partition\Completeness Cokeley Partition.Docx City of Tigard • COMMUNITY DEVELOPMENT DEPARTMENT Request for 500' Property Owner Notification Property owner information is valid for three(3)months from the date of your request.Contact staff member Joe Patton:503-718-2714 or joep@tigard-or.gov. Date Request Processed:- Project rocessed:Project name: Cokeley Partition NEIGHBORHOOD MEETIlNG LABEIS Staff planner you are working with: Lina Smith #of sheets cost each sets Pmp�erly oxwn person: John Cokele tet soot& Name of contact P Y $2.00 $ Name of company: GeWft*Art - - - $11.00 Phone: 530 524-6546 TOTAL: $ Email: cokeley@gmail.com LAND USE ENVELOPES Please indicate all map and tag lot numbers that are included #of envelopes cost each sets in your project(i.e. 1S134AB00100)or the addresses for all Pr*"o rmm project parcels below.If more than one(1)tax lot or if the x"sSoofW& parcel has no address,you must separately identify each iskrrscterl p r 113 $0.13 2 $29.38 tax lot associated with the project. Gemerote Ark - - - $11.00 1 S 125DA02700 SUBTOTAL $40.38 Portage: 113 so.49 2 $110.74 TOTAL: $154.1 REQUEST(only check one): F] One (1) set of labels for notification of neighborhood meeting. After submitting your land use application to the city,the project planner will review your application for completeness and you will be notified by means of a completeness review letter.Please indicate what the completeness letter indicates you need: Land use case number: MLP2015-00004 Type 11 TWO sets of envelopes MType III or Type IV one set of envelopes(a second set may be required if the decision is appealed) The contact person listed above will be notified of the amount to pay at the front counter in the Permit Center once the request is processed.A printed list of all property owners within 500 feet and interested parties will be provided at time of payment.Upon request,a PDF copy is available via email. City of Tigard • 13125 SW Hall Blvd. • Tigard,Oregon 97223 • www.dgard-or.gov • 503-718-2421 • Page 1 of 1 I:\CURPLN\Masters\500'Property Owner Notification Request.doea Rev.20150514 D 2 BIR UGGER ST Area Notified (500 Ft) � Cokeley Partition MLP2015-00004 1S125DA02700 e, TAYLOR FERRY RD �- .... .. �.a�r wr -a. a.�.�E_■ I > Q EVELYN ST t Lo Ln w ® Subject Site L > !N, Q O Notification Area WILBARD ST p U > N Q tO > x Portland a 1- Lu 1S125DA02700 a '^ Q HUBER ST E. x m WALNUT TER Property owner information is valid for 3 months from the date printed on this map. H Y LN RADCLIFF ST E Ll1 FRED Map Printed:29-Jun-15 InPolmanan qn Mia mp la M garwrai Iecangn f poly and anqultl ba vardNq w'Itn tha MVatcPmanl ■ SarvICN DIVIYM. 1■T L U R A D E L ST DATA IS DERIVED FROM MULTIPLE SOURCES THE CITY OF TIGARD MANES NOT WARRANTY,REPRESENTATION,OR GUARANTEE AS TO THE CONTENT.ACCURACY,TIMELINESS OR COMPLETENESS OF ANY OF THE J DATA PROVIDEDHEREIN.THE CITY OF TIGARD SHALL ASSUME NO L1AEILITY FOR ANY ERRORS.OMISSIONS,OR INACCURACIES IN THE B A ZO INFORMATION PRO'IIDED REGARDLESS OF HOW CAUSED 6' Y 40 COMMUNITY DEVELOPMENT DEPARTMENT Q 'A Place to Call Horne SSt� City of Tigard yp� TjGARDMAPS 13125 SW H 11Tigard,OR 97 2134 700 503 639-4171 l vnvw.hgard-or.gov a, ALBERTSON,BARRY BEACH,DAYLE D.&EVELYN O. 15445 SW 150TH AVE 11530 SW 72ND AVENUE TIGARD,OR 97224 TIGARD,OR 97223 IS125DA00602 BEILKE,SUSAN BEATY,ROY E 11755 SW 114TH PLACE 9180 SW 66TH AVE TIGARD,OR 97223 TIGARD,OR 97223 BEILSTEIN,ELLEN IS125DA10100 14630 SW 139TH AVE BLOOMQUIST,STEPHEN G&JACLYN R TIGARD,OR 97224 6612 SW WALNUT TER TIGARD,OR 97223 IS125DA11200 BRENNEMAN,HEIDI BOWLES,SARA GRACE 11680 SW TIGARD DRIVE 6614 SW KINGSVIEW CT TIGARD,OR 97223 TIGARD,OR 97223 1 S 125DA04800 1 S 125DA07800 BRIGGS,CHARLES R&MARY L BROWN,REBECCA E BRIGGS FAMILY TRUST 9185 SW 69TH AVE 6645 SW ALFRED ST PORTLAND,OR 97223 TIGARD,OR 97223 1S125DA00501 BUEHNER,GRETCHEN BROWN,VAUGHN D&MELISSA S14EPHE 13249 SW 136TH PLACE 9150 SW 66TH AVE TIGARD,OR 97224 TIGARD,OR 97223 CAFFALL,REX 1SIE30CB-09500 13205 SW VILLAGE GLENN CARAMELLA VIRGIL D& TIGARD,OR 97223 JUDY M 6485 SW HUBER ST PORTLAND,OR 97219-5729 CAROL RENAUD-WACO CPO NEWSLETTER COORD. IS125DA02300 OSU EXT.SVC-CITIZEN INVOLVEMENT FACULTY CHAMPION,CORBIN L 155 NORTH 1ST AVENUE SUITE 200 W48 JONES,HEATHER R HILISBORO,OR 97124 9260 SW 69TH AVE TIGARD,OR 97223 1 S 125DA04201 l S 1 E30CB-08100 CLAYTON,STEVE CLEMENS JANET C TR 6820 SW WALNUT TER 6441 SW WILBARD ST PORTLAND,OR 97225 PORTLAND,OR 97219-5646 1S125DA02700 CONNERY,STACY COKELEY,JOHN WESLEY&KACEY 12564 SW MAIN STREET 6617 SW WALNUT TER TIGARD,OR 97223 TIGARD,OR 97223 CRAGHEAD,ALEXANDER 1 S 125DA09000 12205 SW HALL BOULEVARD CROSBY,RONALD S& TIGARD,OR 97223-6210 CAREY,NOEL 9070 SW 69TH AVE TIGARD,OR 97223 1S125DA02100 DEFILIPPIS,VICTOR DAHME,WALTER R&ELDA L 13892 SW BRAYDON CT 9200 SW 69TH AVE TIGARD,OR 97224 TIGARD,OR 97223 1 S 125DA02900 1 S 125DA01800 DEIBELE,CURTIS DEAN&DANA D DEPUY,N DWAYNE&CORA L 6607 SW WALNUT TER 13770 SW 24TH AVE TIGARD,OR 97223 BEAVERTON,OR 97008 ERDT,DON&DOROTHY 1S125DA11600 13760 SW 121ST AVENUE FADDEN,KEVIN TIGARD,OR 97223 NELSON,KYLE 6512 SW TAYLORS FERRY RD TIGARD,OR 97223 1 S1E30CB-12400 1 S 125DA01200 FARRELL AMY K FARZA,HANNANEH M 6444 SW RADCLIFF ST 9065 SW 66TH AVE PORTLAND,OR 97219-5750 TIGARD,OR 97223 1S125DA03001 FOSTER,VANESSA FINK,PAUL ROBERT&DONNA L 13085 SW HOWARD DR 6513 SW WALNUT TER TIGARD,OR 97223 TIGARD,OR 97223 FROUDE,BEVERLY GALLUCCI,NAOMI 12200 SW BULL MOUNTAIN ROAD 11285 SW 78TH AVENUE TIGARD,OR 97224 TIGARD,OR 97223 1 S 125DA00600 1 S 125DA01400 GARLAND,MARCIA C GEIGER,DARLENE J 7464 SW 48TH AVE 6700 SW TAYLORS FERRY RD PORTLAND,OR 97219 PORTLAND,OR 97223 multiple: 1S125DA12400 to 1S125DA12500 1S125DA10700 GILBERT,JAY&MICHELE GODAERT,JOHN&ESTHER 7270 SW ALDEN ST 6623 SW KINGSVIEW CT PORTLAND,OR 97223 TIGARD,OR 97223 1S125DA10200 GOODHOUSE,JOHN GODFREY,DANIEL H 9345 SW MOUNTAIN VIEW LANE 9400 SW 70TH AVE TIGARD,OR 97224 TIGARD,OR 97223 1S125DA04500 IS1E30CB-10800 GRUVER,DANIEL A&KATHY E HALL HEATHER A 6745 SW ALFRED ST 6440 SW HUBER ST TIGARD,OR 97223 PORTLAND,OR 97219-5730 HAMILTON,LISA CPO 4B VICE CHAIR 1S125DA03200 13565 SW BEEF BEND ROAD HARBER,MARGARET TIGARD,OR 97224 KENNETT,TERRI 6511 SW WALNUT TER TIGARD,OR 97223 HARDING,TODD&HERING JR,BLAKE. IS125DA00300 NORRIS BEGGS&SIMPSON HARRISON,ELIZABETH A 121 SW MORRISON,SUITE 200 9100 SW 66TH AVE PORTLAND,OR 97204 TIGARD,OR 97223 IS125DA01000 IS125DA10900 HASAKI,JUDY HEFTY,BRIAN J.& 9115 SW 66TH AVE LEA,RACHEL A TIGARD,OR 97223 6680 SW KINGSVIEW CT TIGARD,OR 97223 1 S 125DA03500 I S125DA04000 HENSON,DONALD L&BEULAH HOFFMAN,WILLIAM A&SHARAN 6524 SW WALNUT TER 6704 SW WALNUT TER TIGARD,OR 97223 TIGARD,OR 97223 HOGAN,KEVIN IS125DA04301 14357 SW 133RD AVENUE HOWITT,CHARLES F III&PAMELA) TIGARD,OR 97224 9490 SW 69TH AVE TIGARD,OR 97223 HOWLAND,HAROLD AND RUTH 1S125DA11000 13145 SW BENISH JENSEN,CRAIG LLOYD&NORMA CECT TIGARD,OR 97223 6648 SW KINGVIEW CT TIGARD,OR 97223 1 S 125DA07500 1 S 125DA01001 JENSEN,VIRGINIA N JOHNSON,JOAN D 9375 SW 69TH AVE 9095 SW 66TH AVE TIGARD,OR 97223 PORTLAND,OR 97223 JULIE RUSSELL CHAIR CPO 4B CHAIR JULIE RUSSELL,CPO 4B CHAIR 16200 SW PACIFIC HWY SUITE H BOX 242 12662 SW TERRAVIEW DRIVE TIGARD,OR 97224 TIGARD,OR 97224 KEERINS,PATRICIA 1S125DA02301 15677 SW OREGON ST.APT 209 KELLY,PATRICK J &KRISTEN A TIGARD,OR 97140 6835 SW WALNUT TER TIGARD,OR 97223 1S125DA07600 KIMMEL,DAVID KIEFT,BREHK W 1335 SW 66TH SUITE 201 BOE,MARGARET A PORTLAND,OR 97225 9295 SW 69TH AVE PORTLAND,OR 97223 KNAPP,MONA 1 S I E30CB-10900 9600 SW FREWING STREET LOMBARD NATHAN W& TIGARD,OR 97223 LOMBARD CINDI L 6445 SW RADCLIFF ST PORTLAND,OR 97219-5759 LONG,JIM CHAIR,CPO 4M 1S125DA02200 10730 SW 72ND AVE MAKRIS,IOANNIS G&SOPHIA PORTLAND,OR 97223 9230 SW 69TH ST PORTLAND,OR 97223 1 S 125DA03400 1 S 125DA05000 MARTIN,M STEPHEN MIDDAUGH,MARTIN L&NINA LEE PO BOX 19029 6575 SW ALFRED ST PORTLAND,OR 97280 TIGARD,OR 97223 1SI25DA00500 MILDREN,GENE MIKAMI,JAMIE L&REBECCA K MILDREN DESIGN GROUP 9955 SW 65TH AVE 7650 SW BEVELAND ST,STE 120 TIGARD,OR 97219 TIGARD,OR 97223 multiple: IS125DA04600 to 1S125DA04700 1S125DA02500 MITCH,JOHN H&MARY BETH MONTI,MARGOT I&KEVIN T 6715 SW ALFRED ST 6705 SW WALNUT TER TIGARD,OR 97223 TIGARD,OR 97223 1 S 125DA09200 multiple: 1 S 125DA03700 to 1 S 125DA03800 MORRISON,NATHANIEL D MUMBY,GEORGE D SR&MARGARET E 7750 SW PINE ST 6618 SW WALNUT TER PORTLAND,OR 97223 TIGARD,OR 97223 MURDOCK,NATHAN AND ANN NEAL BROWN.GRI 7415 SW SPRUCE STREET MEADOWS INC REALTORS TIGARD,OR 97223 12655 SW NORTH DAKOTA STREET TIGARD,OR 97223 1 S 125DA01500 I S 125DA09300 NELSON,GAVIN LIVING TRUST NESBAKKEN,LARS 6704 SW TAYLORS FERRY RD 4721 RED RIVER ST TIGARD,OR 97223 AUSTIN,TX 78751 NEWTH,PATTY 1 S 125DA03900 12180 SW MERESTONE COURT O'REII-LY,DAN&ANGELA TIGARD,OR 97223 6628 SW WALNUT TER PORTLAND,OR 97223 1 S 125DA03300 1 S125DA07501 OSBORNE,DAVID H&NOELLE N PACHECO,LINDA M 6500 SW WALNUT TER 9335 SW 69TH AVE TIGARD,OR 97223 PORTLAND,OR 97223 1 S125DA07900 1 S125DA02800 PAINE,JEFFREY&KUISHI LIVING T PETOK,DOUGLAS A 9155 SW 69TH AVE 6611 SW WALNUT TER TIGARD,OR 97223 TIGARD,OR 97223 1S125DA00401 1S125DA03000 PRITCHARD,DANIEL W ROBERTS,RANDY 9935 SW 65TH AVE 6515 SW WALNUT TER PORTLAND,OR 97219 TIGARD,OR 97223 1S125DA04400 RORMAN,SUE ROBINSON,DAVID W&PATTI D 11250 SW 82ND AVE 6775 SW ALFRED ST TIGARD,OR 97223 TIGARD,OR 97223 1S125DA00700 IS125DA04200 ROSS,DOUGLAS LYNN SCHLECT,BRIAN M&KELLY M 9240 SW 66TH AVE 9410 SW 69TH AVE TIGARD,OR 97223 TIGARD,OR 97223 1 S 125DA00400 1 S 125DA05100 SCHOTTENSTEIN,APRIL M SCHWAB,MICHAEL&MICHELLE 9130 SW 66TH AVE 6545 SW ALFRED ST TIGARD,OR 97223 TIGARD,OR 97223 1S1E30CB-09400 1S125DA04300 SCOTT ALEXANDER F SHELLEY,ALLISON WATSON 6440 SW WILBARD ST 9450 SW 69TH AVE PORTLAND,OR 97219-5647 TIGARD,OR 97223 multiple: 1 S 125DA00601 to 1 S 125DA00701 1 S125DA04900 SMITH,GARY C&ANNE H SMITH,WALTER L PO BOX 230010 6605 SW ALFRED ST TIGARD,OR 97281 PORTLAND,OR 97223 IS125DA00900 SPRING,BRAD SOULE,ELLNORA M 7555 SW SPRUCE STREET 9145 SW 66TH AVE TIGARD,OR 97223 PORTLAND,OR 97223 STALZER,CHARLIE AND LARIE 1S125DA05200 14781 SW JULIET TERRACE STANDISH,BEVERLY A TIGARD,OR 97224 6525 SW ALFRED ST TIGARD,OR 97223 1 S125DA 10600 1 S125DA11100 STINMAN,KATHRYN G STOOKSBURY,MICHAEL A&MARCELLE 9185 SW 66TH AVE 6620 SW KINGSVIEW CT TIGARD,OR 97223 TIGARD,OR 97223 SUNDBERG,ROSS THOMPSON,GLENNA 16382 SW 104TH AVE 13676 SW HALL BLVD UNIT 2 TIGARD,OR 97224 TIGARD,OR 97223 1 SI25DA10800 1 S125DA07700 THOMPSON,RONALD DAVID& TOMASOVIC,ROBERT S&DENISE B F DIANA PRINZ BY TOMASOVIC,ROBERT S&DENISE B T 6655 SW KINGVIEW CT 9245 SW 69TH AVE TIGARD,OR 97223 TIGARD,OR 97223 WALSH,DAVID IS125DA01900 10236 SW STUART COURT WEAVER,HAROLD B TIGARD,OR 97223 9130 SW 69TH AVE TIGARD,OR 97223 WEGENER,BRIAN 1S125DA02000 9830 SW KIMBERLY DRIVE WEST,WILLIAM E TIGARD,OR 97224 9160 SW 69TH AVE TIGARD,OR 97223 IS125DA00200 1S125DA10300 WHALEN,VALERIE L WILLIAMS,CHRISTOPHER A&KARYN 9070 SW 66TH AVE 43400 SE HOGUE MILL RD TIGARD,OR 97223 CORBETT,OR 97019 1 S 125DA02400 WRIGHT,GARO&CRYSTAL L 6815 SW WALNUT TER TIGARD,OR 97223 APPLICANT MATERIALS RECEIVIED City of Tigard COMMUNITY DEVELOPMENT DEPARTMENT OFF TIG111 Master Land Use Application 'ONNING,I NGV I LAND USE APPLICATION TYPE ❑ Adjustment/Variance (II) Minor Land Partition (11) ❑ Comprehensive Plan Amendment(IV) ❑ Planned Development (III) ❑ Conditional Use (III) ❑ Sensitive Land Review(H or III) ❑ Development Code Amendment (IV) ❑ Site Development Review(II) ❑ Downtown Design Review(II,III) ❑ Subdivision (II or III) ❑ Historic Overlay (11 or III) ❑ Zone Change (III) ❑ Home Occupation (11) ❑ Zone Change Annexation (IV) NOTE: For required submittal elements,please refer to your pre-application conference notes. PROPOSAL SUMMARY (Brief description) John&Kacey Cokeley are splitting their lot located at 6617 SW Walnut Terrace in Tigard into two parcels (Tax Map # 1 S1 25DA02700). PROPERTY INFORMATION (where proposed activity will occur) Location (address if available): 6617 SW Walnut Terrace Tax maps and tax lot #s: Tax Map # 1S125DA02700 Tax Lot#2700 Total site size: 10151 sf Zoning classification: R4.5 APPLICANT INFORMATION Case No.: IALPU 15-0XQ4 Name: John & Kacey Cokeley Related Case No.(-,): r Mailing address: 6617 SW Walnut Terrace Application Feer n o t City/state: Tigard, OR Zip: 97223 Ap 'c accepted:- Phone ccepted:Phone number: (530) 524-6546 gy. Date: Primary contact name:John Cokeley Application determined complete: Phone number. (530) 524-6546 By: L-9 Date: S Email: cokeley@gmaiLcom I:\CUft"\Masters\Land Use Applications Rev.11/25/2014 City of Tigard • 13125 SW Hall Blvd. • Tigard,Oregon 97223 www.tigard-or.gov • 503-718-2421 • Page 1 of 2 PROPERTY OWNER/DEED HOLDER INFORMATION (Attach list if more than one) Name: John & Kacey Cokeley Mailing address: 6617 SW Walnut Terrace City/state: Tigard OR Zip: 97223 Phone: (530) 524-6546 Email: cokeley@gmail.com 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. THE APPLICANT(S) 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 forap ro " or denying the application(s). QU.- J —, J ,�, e C5 Ap i s signature Print name Date kacr-, v � eleu 5 Z 115Applicant/Ag t/Representati ' s signature Print name t Date Applicant/Agent/Representative's signature Print name Date SIGN RES of a h er of the subject property required O A Tokm , s signature Print name Date CofCe ' S ,�1 5 Owne ', sign4te Print name Date Owner's signature Print name Date Owner's signature Print name Date MASTER LAND USE APPLICATION City of Tigard • 13125 SW Hall Blvd. • Tigard,Oregon 97223 • www.tigard-or.gov 503-718-2421 • Page 2 of 2 i R_ E City of Tigard Land Use Permit Application APPLICATIONS WILL NOT BE ACCEPTED IN PARTIAL SUBMITTALS. ALL ITEMS MUST BE SUBMITTED AT ONE TIME. > This form is re wired to complete your submittal- The aplicant must check the box next to the item vert*that the information is present. Staff will check off the items at intake. )o 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 print 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 I pact Study per Section 18.390.04CB�.2(e) Copy of the Pre-Application Conference notes V,e I Filing Fee(see fee schedule) V I Preliminary Sight Distance Certification / I Preliminary Storm Calculations V I Arborist Report Traffic Report if Required) Maps or Plans (Plans must be at least 24"x 36 ArchitecturalDrawings(elevations&floor plans) Existing Conditions Map Landscape Plan Preliminary Gradin /Erosion Control Plan Preliminary Partition/Lot Line Adjustment Plan LIX Preliminary Storm Drainage Plan V311 -Preliminary Utilities Plan • Ablit Improvements/Streets Plan Site Development Plan Subdivision Preliminary Plat Alap Topography Map 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 be prepared by the City for a minimal fee(please see request for 500'property owner mailing list form). I:\CURPI,N\j'vlastcrs\SubriittaI Requirements Check List.doc (updated:21-january-10) > E DEED TRANSFER After Recording Return to: 011-YOFTIGA D John Cokeley PLANNRNG,'ENGi�IERiNC 6617SW Walnut Terrace Tigard OR 97223 Mail Tax Statements To: John Cokeley 6617 SW Walnut Terrace Tigard, OR 97223 Tax ID No.: 2700 STATE OF OREGON COUNTY OF: Washington THIS INDENTURE made and entered into on this 23 day of_May, _2015_,by and between John Cokeley , hereinafter referred to as Grantor(s) and Nathan Cokeley_, hereinafter referred to as Grantee(s). WITNESSETH: That the said Grantors, for and in consideration of the sum of ONE and NO/100 ($1.00) DOLLAR, cash in hand paid, the receipt of which is hereby acknowledged, have this day remise, release, quitclaim, grant, sell, and convey to the said Grantee following described real estate located in _Washington County, OREGON: SEE ATTACHED EXHIBIT "AO" Also known as: Newly Patitioned Lot 2 at 6617 SW Walnut Terrace, Tigard, OR Property Tax ID No.: _TBD SUBJECT TO EASEMENTS_AND RESTRICTIONS OF RECORD. Prior instrument reference: DOCUMENT NUMBER Tax Lot 2700 , TO HAVE AND TO HOLD the lot or parcel above described together with all and singular the rights, privileges, tenements, hereditaments and appurtenances thereunto belonging or in anywise appertaining unto the said Grantee and unto Grantee's heirs, administrators, successors or assigns, forever in FEE SIMPLE. And that said conveyance does not render the grantor insolvent nor is it for the purpose of defrauding any of grantor's creditors. BEFORE SIGNING OR ACCEPTING THIS INSTRUMENT, THE PERSON TRANSFERRING FEE TITLE SHOULD INQUIRE ABOUT THE PERSON'S RIGHTS, IF ANY, UNDER ORS 195.300, 195.301 AND 195.305 TO 195.336 AND SECTIONS 5 TO 11, CHAPTER 424, OREGON LAWS 2007, SECTIONS 2 TO 9 AND 17, CHAPTER 855, OREGON LAWS 2009, AND SECTIONS 2 TO 7, CHAPTER 8, OREGON LAWS 2010. THIS INSTRUMENT DOES NOT ALLOW USE OF THE PROPERTY DESCRIBED IN THIS INSTRUMENT IN VIOLATION OF APPLICABLE LAND USE LAWS AND REGULATIONS. BEFORE SIGNING OR ACCEPTING THIS INSTRUMENT, THE PERSON ACQUIRING FEE TITLE TO THE PROPERTY SHOULD CHECK WITH THE APPROPRIATE CITY OR COUNTY PLANNING DEPARTMENT TO VERIFY THAT THE UNIT OF LAND BEING TRANSFERRED IS A LAWFULLY ESTABLISHED LOT OR PARCEL, AS DEFINED IN ORS 92.010 OR 215.010, TO VERIFY THE APPROVED USES OF THE LOT OR PARCEL, TO DETERMINE ANY LIMITS ON LAWSUITS AGAINST FARMING OR FOREST PRACTICES, AS DEFINED IN ORS 30.930, AND TO INQUIRE ABOUT THE RIGHTS OF NEIGHBORING PROPERTY OWNERS, IF ANY, UNDER ORS 195.300, 195.301 AND 195.305 TO 195.336 AND SECTIONS 5 TO 11, CHAPTER 424, OREGON LAWS 2007, SECTIONS 2 TO 9 AND 17, CHAPTER 855, OREGON LAWS 2009, AND SECTIONS 2 TO 7, CHAPTER 8, OREGON LAWS 2010. THE TRUE AND ACTUAL CONSIDERATION FOR THIS CONVEYANCE IS $1.00. See ORS 93.030. Assessor's parcel No. IN WITNESS WHEREOF, the said Grantors have hereunto set their hands and seals on this day of , 20 STATE OF—Oregon COUNTY OF Washington This instrument was acknowledged before me on by NOTARY PUBLIC FOR MY COMMISSION EXPIRES EXHIBIT AO LEGAL DESCRIPTION PROPERTY COMMONLY KNOWN AS: 6617 SW Walnut Terrace, Tigard, OR ' ., DEED TRANSFER ��\�� 0j", £ After Recording Return to: John Cokeley IG;!✓OF TIGARD 6617SW Walnut Terrace PLANNING/ENGINEERING Tigard OR 97223 Mail Tax Statements To: John Cokeley 6617 SW Walnut Terrace Tigard, OR 97223 Tax ID No.: 2700 STATE OF OREGON COUNTY OF: Washington THIS INDENTURE made and entered into on this 23 day of_May, _2015_,by and between John Cokeley , hereinafter referred to as Grantor(s) and Nathan Cokeley_, hereinafter referred to as Grantee(s). WITNESSETH: That the said Grantors, for and in consideration of the sum of ONE and NO/100 ($1.00) DOLLAR, cash in hand paid, the receipt of which is hereby acknowledged, have this day remise, release, quitclaim, grant, sell, and convey to the said Grantee following described real estate located in _Washington County, OREGON: SEE ATTACHED EXHIBIT "AO" Also known as: Newly Patitioned Lot 2 at 6617 SW Walnut Terrace, Tigard, OR Property Tax ID No.: _TBD SUBJECT TO EASEMENTS_AND RESTRICTIONS OF RECORD. Prior instrument reference: DOCUMENT NUMBER Tax Lot 2700 , TO HAVE AND TO HOLD the lot or parcel above described together with all and singular the rights, privileges, tenements, hereditaments and appurtenances thereunto belonging or in anywise appertaining unto the said Grantee and unto Grantee's heirs, administrators, successors or assigns, forever in FEE SIMPLE. And that said conveyance does not render the grantor insolvent nor is it for the purpose of defrauding any of grantor's creditors. BEFORE SIGNING OR ACCEPTING THIS INSTRUMENT, THE PERSON TRANSFERRING FEE TITLE SHOULD INQUIRE ABOUT THE PERSON'S RIGHTS, IF ANY, UNDER ORS 195.300, 195.301 AND 195.305 TO 195.336 AND SECTIONS 5 TO 11, CHAPTER 424, OREGON LAWS 2007, SECTIONS 2 TO 9 AND 17, CHAPTER 855, OREGON LAWS 2009, AND SECTIONS 2 TO 7, CHAPTER 8, OREGON LAWS 2010. THIS INSTRUMENT DOES NOT ALLOW USE OF THE PROPERTY DESCRIBED IN THIS INSTRUMENT IN VIOLATION OF APPLICABLE LAND USE LAWS AND REGULATIONS. BEFORE SIGNING OR ACCEPTING THIS INSTRUMENT, THE PERSON ACQUIRING FEE TITLE TO THE PROPERTY SHOULD CHECK WITH THE APPROPRIATE CITY OR COUNTY PLANNING DEPARTMENT TO VERIFY THAT THE UNIT OF LAND BEING TRANSFERRED IS A LAWFULLY ESTABLISHED LOT OR PARCEL, AS DEFINED IN ORS 92.010 OR 215.010, TO VERIFY THE APPROVED USES OF THE LOT OR PARCEL, TO DETERMINE ANY LIMITS ON LAWSUITS AGAINST FARMING OR FOREST PRACTICES, AS DEFINED IN ORS 30.930, AND TO INQUIRE ABOUT THE RIGHTS OF NEIGHBORING PROPERTY OWNERS, IF ANY, UNDER ORS 195.300, 195.301 AND 195.305 TO 195.336 AND SECTIONS 5 TO 11, CHAPTER 424, OREGON LAWS 2007, SECTIONS 2 TO 9 AND 17, CHAPTER 855, OREGON LAWS 2009, AND SECTIONS 2 TO 7, CHAPTER 8, OREGON LAWS 2010. THE TRUE AND ACTUAL CONSIDERATION FOR THIS CONVEYANCE IS $1.00. See ORS 93.030. Assessor's parcel No. IN WITNESS WHEREOF, the said Grantors have hereunto set their hands and seals on this day of , 20 STATE OF_Oregon COUNTY OF Washington This instrument was acknowledged before me on by NOTARY PUBLIC FOR MY COMMISSION EXPIRES EXHIBIT AO LEGAL DESCRIPTION PROPERTY COMMONLY KNOWN AS: 6617 SW Walnut Terrace, Tigard, OR REC01 Until a change is requested all tax statements shall be sent to the following aldtess. ,i!N 0 `, 'n. Equity Home Mortgage, LLC 15550 Lightwave Dr. Suite 200, Ci-{-Y OF TY'4A`"' Clearwater, FL 337601,—A Nij ;EN i When Recorded Mail To Universal American Mortgage Company, LLC Secondary Marketing Ops 15550 Lightwave Drive, Suite 200 Clearwater, FL 33760 Tax Account Number 8230164 True and Actual Consideration is $ 234,000.00 Deed of Trust Mortgage Electronic Registration Systems, Inc. (MERS)is the Grantee of this Security Instrument MIN 101049300062453280 DEFINITIONS Words used in multiple sections of this document are defined below and other words are defined in Sections 3, 11, 13, 18, 20 and 21. Certain rules regarding the usage of words used in this document are also provided in Section 16. (A) "Security Instrument"means this document, which is dated December 19, 2014 , together with all Riders to this document. (B) "Borrower"is John Wesley Cokeley AND Kacey Cokeley Borrower is the trustor under this Security Instrument. (C) "Lender"is Equity Home Mortgage, LLC Lenderis an Oregon limited liability company organized and existing under the laws of oregon 0006245328 (001219 A2702 OR�ONSingle Farr ilyFannie MaedFreddie Mac UNIFORM INSTRUMENT with M92S 006A_1 OR Form 3038 1101 bankers Systernsm VMP 0 VMPSA(OR)(1404) Walters Kluwer Financial Services Page 1 of 18 Lender's address is 7320 SW Hunziker Road, #305, Tigard, OR 97223-2302 Lender is the beneficiary under this Security Instrument. (D) "Trustee"is Fidelity National Title of Oregon (E) "MERS"is the Mortgage Electronic Registration Systems, Inc. Lender has appointed MERS as the nominee for Lender for this Loan, and attached a MERS Rider to this Security Instrument, to be executed by Borrower, which further describes the relationship between Lender and MFRS, and which is incorporated into and amends and supplements this Security Instrument. (F) "Note"means the promissory note signed by Borrower and dated December 19, 2014 , The Note states that Borrower owes Lender Two Hundred Thirty Four Thousand and 00/100 Dollars(U.S. S 234,000.00 )plus interest. Borrower has promised to pay this debt in regular Periodic Payments and to pay the debt in full not later than January 01, 2045 . (G) "Property"means the property that is described below under the heading"Transfer of Rights in the Property." (I) "Loan"means the debt evidenced by the Note, plus interest, any prepayment charges and late charges due under the Note, and all sums due under this Security Instrument, plus interest. (I) "Riders"means all Riders to this Security Instrument that are executed by Borrower. The following Riders are to be executed by Borrower[check box as applicable]: ❑Adjustable Rate Rider ❑Condominium Rider ❑Second Home Rider [❑Balloon Rider ❑Planned Unit Development Rider ❑ 1-4 Family Rider ❑VA Rider ❑Biweekly Payment Rider ❑Other(s) [specify] ®MERS Rider (,n "Applicable Law"means all controlling applicable federal, state and local statutes, regulations, ordinances and administrative rules and orders(that have the effect of law)as well as all applicable final, non-appealable judicial opinions. (Iq "Community Association Dues, Fees, and Assessments"means all dues, fees, assessments and other charges that are imposed on Borrower or the Property by a condominium association, homeowners association or similar organization. (L) "Electronic Funds Transfer"means any transfer of funds, other than a transaction originated by check, draft, or similar paper instrument, which is initiated through an electronic terminal, telephonic instrument, computer, or magnetic tape so as to order, instruct, or authorize a financial institution to debit or credit an account. Such term includes, but is not limited to, point-of-sale transfers, automated teller machine transactions, transfers initiated by telephone, wire transfers, and automated clearinghouse transfers. (M) "Escrow Items"means those items that are described in Section 3. 0006245328 1001219 A2702 UKkUUN-5WQ1e FamdyFannle MaelFreoote Mac UNIFUKM lNSI KUMkNl Wnh%4W,15 D06A.20R Form=58 1101 Bankers SystemsTM VMP aVMP6A OR 1404)) Wolters Kluwer Financial Services Pegs 2 of 18 (N) "Miscellaneous Proceeds"means any compensation, settlement, award of damages, or proceeds paid by any third party (other than insurance proceeds paid under the coverages described in Section 5) for: (i)damage to, or destruction of, the Property; (ii)condemnation or other taking of all or any part of the Property; (iii)conveyance in lieu of condemnation; or(iv)misrepresentations of, or omissions as to, the value and/or condition of the Property, (0) "Mortgage Insurance"means insurance protecting Lender against the nonpayment of, or default on, the Loan. (P) "Periodic Payment"means the regularly scheduled amount due for(i)principal and interest under the Note, plus(ii)any amounts under Section 3 of this Security instrument. (Q) "RIISPA"means the Real Estate Settlement Procedures Act(12 U.S.C. Section 2601 et seq.) and its implementing regulation, Regulation X(12 C.F.R. Part 1024), as they might be amended from time to time, or any additional or successor legislation or regulation that governs the same subject matter. As used in this Security instrument, "RESPA" refers to all requirements and restrictions that are imposed in regard to a"federally related mortgage loan" even if the Loan does not qualify as a "federally related mortgage loan" under RESPA. (R) "Successor in Interest of Borrower"means any party that has taken title to the Property, whether or not that party has assumed Borrower's obligations under the Note and/or this Security Instrument. TRANSFER CF RIGHTS IN THE PROPERTY This Security Instrument secures to Lender: (i)the repayment of the Loan, and all renewals, extensions and modifications of the Note; and(ii) the performance of Borrower's covenants and agreements under this Security Instrument and the Note. For this purpose, Borrower irrevocably grants and conveys to Trustee, in trust, with power of sale, the following described property located in the County of WASHINGTON (Type of Recording Jurisdiction) (Nance of Recording Jurisdiction) Lot 12, Rings View, in the City of Tigard, County of Washington, State of Oregon. which currently has the address of 6617 SW WALNUT TERRACE (Street) TIGARD ("Property Address"): (0tv), Oregon 97223 (Zip Code) 0006245328 1oo121s A27 ORBankers SystemsTm VMP MON-Single Family-Fannie M� 02 VM PBA(OR Freddie Mac UNIFORM INSTRUMB+IT with MH2S 1006A-30R Form 3038 02 Q ) Wolters Kluwer Financial Services (1404) Page 3 of 18 TOGETHER WITH all the improvements now or hereafter erected on the property, and all easements, appurtenances, and fixtures now or hereafter a pari of the property. All replacements and additions shall also be covered by this Security Instrument. All of the foregoing is referred to in this Security Instrument as the "Property," BORROWER COVENANTS that Borrower is lawfully seised of the estate hereby conveyed and has the right to grant and convey the Property and that the Property is unencumbered, except for encumbrances of record. Borrower warrants and will defend generally the title to the Property against 0 claims and demands, subject to any encumbrances of record, THIS SECURITY INSTRUMENT combines uniform covenants for national use and non-uniform covenants with limited variations by jurisdiction to constitute a uniform security instrument covering real property, UNIFORM COVENANTS. Borrower and Lender covenant and agree as follows: 1. Payment of Principal, Interest, Escrow Items, Prepayment Charges, and Late Charges. Borrower shall pay when due the principal of, and interest on, the debt evidenced by the Note and any prepayment charges and late charges due under the Note. Borrower shall also pay funds for Escrow Items pursuant to Section 3. Payments due under the Note and this Security Instrument shall be made in U.S. currency. However, if any check or other instrument received by Lender as payment under the Note or this Security Instrument is returned to Lender unpaid, Lender may require that any or all subsequent payments due under the Note and this Security Instrument be made in one or more of the following forms, as selected by Lender: (a)cash; (b)money order; (c)certified check, bank check, treasurer's check or cashier's check, provided any such check is drawn upon an institution whose deposits are insured by a federal agency, instrumentality, or entity; or(d)Electronic Funds Transfer. Payments are deemed received by Lender when received at the location designated in the Note or at such other location as may be designated by Lender in accordance with the notice provisions in Section 15, Lender may return any payment or partial payment if the payment or partial payments are insufficient to bring the Loan current, Lender may accept any payment or partial payment insufficient to bring the Loan current, without waiver of any rights hereunder or prejudice to its rights to refuse such payment or partial payments in the future, but Lender is not obligated to apply such payments at the time such payments are accepted. If each Periodic Payment is applied as of its scheduled due date, then Lender need not pay interest on unapplied funds. Lender may hold such unapplied funds until Borrower makes payment to bring the Loan current. If Borrower does not do so within a reasonable period of time, Lender shall either apply such funds or return them to Borrower. If not applied earlier, such funds tall be applied to the outstanding principal balance under the Note immediately prior to foreclosure. No offset or claim which Borrower might havc now or in the future against Lender shall relieve Borrower from making payments due under the Note and this Security Instrument or performing the covenants and agreements secured by this Security Instrument. 2. Application of Payments or Proceeds. Except as otherwise described in this Section 2, all payments accepted and applied by Lender shall be applied in the following order of priority: (a) interest due under the Note; (b)principal due under the Note; (c)amounts due under Section 3. Such payments shall be applied to each Periodic Payment in the order in which it became due. Any 0006245328 1001219 A2702 1X16A-40R OREGON-SinglerakrsysteFamily-Fannie Mae/Freddie Mac UNIFORM INSTRUMENT with MERS Form 3038 1101 Bankers Kluwer e r Fant VMP 9 VMPGA OR 1 Wolters Kluwer Financial Services F)4(X04) remaining amounts shall be applied first to late charges, second to any other amounts due under this Security Instrument, and then to reduce the principal balance of the Note. If Lender receives a payment from Borrower for a delinquent Periodic Payment which includes a sufficient amount to pay any late charge due, the payment may be applied to the delinquent payment and the late charge. If more than one Periodic Payment is outstanding, Lender may apply any payment received from Borrower to the repayment of the Periodic Payments if, and to the extent that, each payment can be paid in full. To the extent that any excess exists after the payment is applied to the full payment of one or more Periodic Payments, such excess may be applied to any late charges due. Voluntwy prepayments shall be applied first to any prepayment charges and then as described in the Note. Any application of payments, insurance proceeds, or Miscellaneous Proceeds to principal due under the Note shall not extend or postpone the due date, or change the amount, of the Periodic Payments. 3. Fundsfor Escrow Items. Borrower shall pay to Lender on the day Periodic Payments are due under the Note, until the Note is paid in full, a sum(the"Funds") to provide for payment of amounts due for; (a) taxes and assessments and other items which can attain priority over this Security Instrument as a lien or encumbrance on the Property; (b)leasehold payments or ground rents on the Property, if any; (c)premiums for any and all insurance required by Lender under Section 5; and (d)Mortgage Insurance premiums, if any, or am, sums payable by Borrower to Lender in lieu of the payment of Mortgage Insurance premiums in accordance with the provisions of Section 10. These items are called "Escrow Items." At origination or at any time during the term of the Loan, Lender may require that Community Association Dues, Fees, and Assessments, if any, be escrowed by Borrower, and such dues, fees and assessments shall be an Escrow Item. Borrower shall promptly furnish to Lender all notices of amounts to be paid under this Section. Borrower shall pay Lender the Funds for Escrow Items unless Lender waives Borrower's obligation to pay the Funds for any or all Escrow Items. Lender may waive Borrower's obligation to pay to Lender Funds for any or all Escrow Items at any time. Any such waiver may only be in writing. In the event of such waiver, Borrower shall pay directly, when and where payable, the amounts due for any Escrow Items for which payment of Funds has been waived by Lender and, if Lender requires, shall furnish to Lender receipts evidencing such payment within such time period as Lender may require. Borrower's obligation to make such payments and to provide receipts shall for all purposes be deemed to be a covenant and agreement contained in this Security Instrument, as the phrase"covenant and agreement" is used in Section 9. If Borrower is obligated to pay Escrow Items directly, pursuant to a waiver, and Borrower fails to pay the amount due for an Escrow Item, Lender may exercise its rights under Section 9 and pay such amount and Borrower shall then be obligated under Section 9 to repay to Lender any such amount. Lender may revoke the waiver as to any or all Escrow Items at any time by a notice given in accordance with Section 15 and, upon such revocation, Borrower shall pay to Lender all Funds, and in such amounts, that are then required under this Section 3. Lender may, at any time, collect and hold Funds in an amount(a) sufficient to permit Lender to apply the Funds at the time specified under RESPA, and(b) not to exceed the maximum amount a lender can require under RESPA. Lender shall estimate the amount of Funds due on the basis of current data and reasonable estimates of expenditures of future Escrow Items or otherwise in accordance with Applicable Law. 0005245328 +001219 A2702 OREGON-Single FaMennie MaerFreddie Mac UNIFORM INSTRUMe1,T with M82S Form 3038 1101 DOSA 50R Bankers SystemsTM VMP® Wolters Kluwer Financial Services VMP8A(OR}(1 404) PaOe 5 of 18 The Funds shall be held in an institution whose deposits are insured by a federal agency, instrumentality, or entity (including Lender, if Lender is an institution whose deposits are so insured) or in any Federal Home Loan Bank. Lender shall apply the Funds to pay the Escrow Items no later than the time specified under RESPA. Lender shall not charge Borrower for holding and applying the Funds, annually analyzing the escrow account, or verifying the Escrow Items, unless Lender pays Borrower interest on the Funds and Applicable Law permits Lender to make such a charge. Unless an agreement is made in writing or Applicable Law requires interest to be paid on the Funds, Lender shall not be required to pay Borrower any interest or earnings on the Funds. Borrower and Lender can agree in writing, however, that interest shall be paid on the Funds. Lender shall give to Borrower, without charge, an annual accounting of the Funds as required by RESPA. If there is a surplus of Funds held in escrow, as defined under RESPA, Lender shall account to Borrower for the excess funds in accordance with RESPA. If there is a shortage of Funds held in escrow, as defined under RESPA, Lender shall notify Borrower as required by RESPA, and Borrower shall pay to Lender the amount necessary to make up the shortage in accordance with RESPA, but in no more than 12 monthly payments. If there is a deficiency of Funds held in escrow, as defined under RESPA, Lender shall notify Borrower as required by RESPA, and Borrower shall pay to Lender the amount necessary to make up the deficiency in accordance with RESPA, but in no more than 12 monthly payments. Upon payment in full of all sums secured by this Security Instrument, Lender shall promptly refund to Borrower any Funds held by Lender. 4. Charges; Liens. Borrower shall pay all taxes, assessments, charges, fines, and impositions attributable to the Property which can attain priority over this Security Instrument, leasehold payments or ground rents on the Property, if any, and Community Association Dues, Fees, and Assessments, if any. To the extent that these items are Escrow Items, Borrower shall pay them in the manner provided in Section 3. Borrower shall promptly discharge any lien which has priority over this Security Instrument unless Borrower: (a) agrees in writing to the payment of the obligation secured by the lien in a manner acceptable to Lender, but only so long as Borrower is performing such agreement; (b)contests the lien in good faith by, or defends against enforcement of the lien in, legal proceedings which in Lender's opinion operate to prevent the enforcement of the lien while those proceedings are pending, but only until such proceedings are concluded; or(c) secures from the holder of the lien an agreement satisfactory to Lender subordinating the lien to this Security Instrument, If Lender determines that any part of the Property is subject to a lien which can attain priority over this Security Instrument, Lender may give Borrower a notice identifying the lien. Within 10 days of the date on which that notice is given, Borrower shall satisfy the lien or take one or more of the actions set forth above in this Section 4. Lender may require Borrower to pay a one-time charge for a real estate tax verification and/or reporting service used by Lender in connection with this Loan. 5. Property Insurance. Borrower shall keep the improvements now existing or hereafter erected on the Property insured against loss by fire, hazards included within the term"extended coverage," and any other hazards including, but not limited to, earthquakes and floods, for which Lender requires insurance. This insurance shall be maintained in the amounts(including deductible levels)and for the 0006245328 A2702 OREWN-Single Family-Fannie MaetFreddie Mac UNIFORM INSTRUMENT with ME2S 1001218 Bankers SystemsTM VM P S D06A•60R Form 3038 1101 Wolters Kluwer Financial Services VMP6A(OR}(1404) Page 6 of 18 periods that Lender requires. What Lender requires pursuant to the preceding sentences can change during the term of the Loan. The insurance carrier providing the insurance shall be chosen by Borrower subject to Lender's right to disapprove Borrower's choice, which right shall not be exercised unreasonably. Leader may require Borrower to pay, in connection with this Loan, either; (a)a one-time charge for flood zone determination, certification and tracking services; or(b)a one-time charge for flood zone determination and certification services and subsequent charges each time remappings or similar changes occur which reasonably might affect such determination or certification. Borrower shall also be responsible for the payment of any fees imposed by the Federal Emergency Management Agency in connection with the review of any flood zone determination resulting from an objection by Borrower. If Borrower fails to maintain any of the coverages described above, Lender may obtain insurance coverage, at Lender's option and Borrower's expense. Lender is under no obligation to purchase any particular type or amount of coverage. Therefore, such coverage shall cover Lender, but might or might not protect Borrower, Borrower's equity in the Property, or the contents of the Property, against any risk, hazard or liability and might provide greater or lesser coverage than was previously in effect. Borrower acknowledges that the cost of the insurance coverage so obtained might significantly exceed the cost of insurance that Borrower could have obtained. Any amounts disbursed by Lender under this Section 5 shall become additional debt of Borrower secured by this Security Instrument. These amounts shalt bear interest at the Note rate from the date of disbursement and shall be payable, with such interest, upon notice from Lender to Borrower requesting payment. All insurance policies required by Lender and renewals of such policies shall be subject to Lender's right to disapprove such policies, shall include a standard mortgage clause, and shall name Lender as mortgagee and/or as an additional loss payee. Lender shall have the right to hold the policies and renewal certificates. If Lender requires, Borrower shall promptly give to Lender all receipts of paid premiums and renewal notices. If Borrower obtains any form of insurance coverage, not otherwise required by Lender, for damage to, or destruction of, the Property, such policy shall include a standard mortgage clause and shall name Lender as mortgagee and/or as an additional loss payee, In the event of loss, Borrower shall give prompt notice to the insurance carrier and Lender. Lender may make proof of loss if not made promptly by Borrower. Unless Lender and Borrower otherwise agree in writing, any insurance proceeds, whether or not the underlying insurance was required by Lender, shall be applied to restoration or repair of the Property, if the restoration or repair is economically feasible and Lender's security is not Iessened. During such repair and restoration period, Lender shall have the right to hold such insurance proceeds until Lender has had an opportunity to inspect such Property to ensure the work has been completed to Lender's satisfaction, provided that such inspection shall be undertaken promptly. Lender may disburse proceeds for the repairs and restoration in a single payment or in a series of progress payments as the work is completed. Unless an agreement is made in writing or Applicable Law requires interest to be paid on such insurance proceeds, Lender shall not be required to pay Borrower any interest or earnings on such proceeds. Fees for public adjusters, or other third parties, retained by Borrower shall not be paid out of the insurance proceeds and shall be the sole obligation of Borrower. If the restoration or repair is not economically feasible or Lender's security would be lessened, the insurance proceeds shall be applied to the sums secured by this Security Instrument, whether or not then due, with the excess, if any, paid to Borrower. Such insurance proceeds shall be applied in the order provided for in Section 2. 0006245328 OREGON-Single FamilyyFannie MaelFredd a Mac UNIFORM INSTRUMENT with MFRS W6A-70R Form 3038 1t01 Bankers=S TM VMP 0 wMPrm 30 8( 110)) Wolters Kluwer Financrat Services Page 7 of 4$ If Borrower abandons the Property, Lender may file, negotiate and settle any available insurance claim and related matters. If Borrower does not respond within 30 days to a notice from Lender that the insurance carrier has offered to settle a claim, then Lender may negotiate and settle the claim. The 30-day period will begin when the notice is given. In either event, or if Lender acquires the Property under Section 22 or otherwise, Borrower hereby assigns to Lender(a)Borrower's rights to any insurance proceeds in an amount not to exceed the amounts unpaid under the Note or this Security Instrument, and(b)any other of Borrower's rights(other than the right to any refund of unearned premiums paid by Borrower)under all insurance policies covering the Property, insofar as such rights are applicable to the coverage of the Property. Lender may use the insurance proceeds either to repair or restore the Property or to pay amounts unpaid under the Note or this Security Instrument, whether or not then due. S. Occupancy. Borrower shall occupy, establish, and use the Property as Borrower's principal residence within 60 days after the execution of this Security Instrument and shall continue to occupy the Property as Borrower's principal residence for at least one year after the date of occupancy, unless Lender otherwise agrees in writing, which consent shall not be unreasonably withheld, or unless extenuating circumstances exist which are beyond Borrower's control. 7. Preservation, Maintenance and Protection of the Property; Inspections Borrower shall not destroy, damage or impair the Property, allow the Property to deteriorate or commit waste on the Property. Whether or not Borrower is residing in the Property, Borrower shall maintain the Property in order to prevent the Property from deteriorating or decreasing in value due to its condition. Unless it is determined pursuant to Section 5 that repair or restoration is not economically feasible, Borrower shall promptly repair the Property if damaged to avoid further deterioration or damage. If insurance or condemnation proceeds are paid in connection with damage to, or the taking of, the Property, Borrower shall be responsible for repairing or restoring the Property only if Lender has released proceeds for such purposes. Lender may disburse proceeds for the repairs and restoration in a single payment or in a series of progress payments as the work is completed. If the insurance or condemnation proceeds are not sufficient to repair or restore the Property, Borrower is not relieved of Borrower's obligation for the completion of such repair or restoration. Lender or its agent may make reasonable entries upon and inspections of the Property. If it has reasonable cause, Lender may inspect the interior of the improvements on the Property. Lender shall give Borrower notice at the time of or prior to such an interior inspection specifying such reasonable cause. 8. Borrower's Loan Application.Borrower shall be in default if, during the Loan application process, Borrower or any persons or entities acting at the direction of Borrower or with Borrower's knowledge or consent gave materially false, misleading, or inaccurate information or statements to Lender(or failed to provide Lender with material information) in connection with the Loan. Material representations include, but are not limited to, representations concerning Borrower's occupancy of the Property as Borrower's principal residence. 9. Protection of Lender's Interest in the Property and Right Under this Security Instrument. If(a)Borrower fails to perform the covenants and agreements contained in this Security Instrument, (b)there is a legal proceeding that might significantly affect Lender's interest in the Property and/or rights under this Security Instrument(such as a proceeding in bankruptcy, probate, for condemnation or forfeiture, for enforcement of a lien which may attain priority over this Security Instrum_e_nt or to 0006295328 1001219 A2702 URK;UN-Single Family Fannie Maefhreddre Mac UNIFUKM IN!i1 KUMW I with NIt3tS Bankers SystemsiM VMP� �6A$OR F�1n:fUSt}1/U7 VMP6rn PaOR t4 Wolters Kluwer Financial Services ge 8 404) enforce laws or regulations), or(c)Borrower has abandoned the Property, then Lender may do and pay for whatever is reasonable or appropriate to protect Lender's interest in the Property and rights under this Security Instrument, including protecting and/or assessing the value of the Property, and securing and/or repairing the Property. Lender's actions can include, but are not Iimited to: (a)paying any sums secured by a lien which has priority over this Security Instrument; (b)appearing in court; and(c)paying reasonable attorneys' fees to protect its interest in the Property and/or rights under this Security Instrument, including its secured position in a bankruptcy proceeding. Securing the Property includes, but is not limited to, entering the Property to make repairs, change locks, replace or board up doors and windows, drain water from pipes, eliminate building or other code violations or dangerous conditions, and have utilities turned on or off. Although Lender may take action under this Section 9, Lender does not have to do so and is not under any duty or obligation to do so. It is agreed that Lender incurs no liability for not taking any or all actions authorized under this Section 9. Any amounts disbursed by Lender under this Section 9 shall become additional debt of Borrower secured by this Security Instrument. These amounts shall bear interest at the Note rate from the date of disbursement and shall be payable, with such interest, upon notice from Lender to Borrower requesting payment, If this Security Instrument is on a leasehold, Borrower shall comply with all the provisions of the lease. If Borrower acquires fee title to the Property, the leasehold and the fee title shall not merge unless Lender agrees to the merger in writing. 10. Mortgage Insurance. If Lender required Mortgage Insurance as a condition of making the Loan, Borrower shall pay the premiums required to maintain the Mortgage Insurance in effect. If, for any reason, the Mortgage Insurance coverage required by Lender ceases to be available from the mortgage insurer that previously provided such insurance and Borrower was required to make separately designated payments toward the premiums for Mortgage Insurance, Borrower shall pay the premiums required to obtain coverage substantially equivalent to the Mortgage Insurance previously in effect, at a cost substantially equivalent to the cost to Borrower of the Mortgage Insurance previously in effect, from an alternate mortgage insurer selected by Lender. If substantially equivalent Mortgage Insurance coverage is not available, Borrower shall continue to pay to Lender the amount of the separately designated payments that were due when the insurance coverage ceased to be in effect. Lender will accept, use and retain these payments as a non-refundable loss reserve in lieu of Mortgage Insurance. Such loss reserve shall be non-refundable, notwithstanding the fact that the Loan is ultimately paid in full, and Lender shall not be required to pay Borrower any interest or earnings on such loss reserve. Lender can no longer require loss reserve payments if Mortgage Insurance coverage(in the amount and for the period that Lender requires)provided by an insurer selected by Lender again becomes available, is obtained, and Lender requires separately designated payments toward the premiums for Mortgage Insurance. If Lender required Mortgage Insurance as a condition of making the Loan and Borrower was required to make separately designated payments toward the premiums for Mortgage Insurance, Borrower shall pay the premiums required to maintain Mortgage Insurance in effect, or to provide a non-refundable loss reserve, until Lender's requirement for Mortgage Insurance ends in accordance with any written agreement between Borrower and Lender providing for such termination or until termination is required by Applicable Law. Nothing in this Section 10 affects Borrower's obligation to pay interest at the rate provided in the Note. 00062453213 Ioo1219 A2702 ORt3opN•Single Family-Fannie MaelFreddie Mac UNIFORM INSTRUMENT with MFRS tx6A•90R Form 3038 1101 Bankers Systems TM VMP® VM PBA OR Walters Kluwer Financial Services ( ?11404) PVe 9 of 18 Mortgage Insurance reimburses Lender(or any entity that purchases the Note)for certain losses it may incur if.Borrower does not repay the Loan as agreed. Borrower is not a party to the Mortgage Insurance. Mortgage insurers evaluate their total risk on all such insurance in force from time to time, and may enter into agreements with other parties that share or modify their risk, or reduce losses. These agreements are on terms and conditions that are satisfactory to the mortgage insurer and the other party (or parties)to these agreements. These agreements may require the mortgage insurer to make payments using any source of funds that the mortgage insurer may have available(which may include funds obtained from Mortgage Insurance premiums). As a result of these agreements, Lender, any purchaser of the Note, another insurer, any reinsurer, any other entity, or any affiliate of any of the foregoing, may receive (directly or indirectly)amounts that derive from(or might be characterized as)a portion of Borrower's payments for Mortgage Insurance, in exchange for sharing or modifying the mortgage insurer's risk, or reducing losses. If such agreement provides that an affiliate of Lender takes a share of the insurer's risk in exchange for a share of the premiums paid to the insurer, the arrangement is often termed "captive reinsurance." Further: (a) Any such agreements will not affect the amounts that Borrower has agreed to pay for Mortgage Insurance, or any other terms of the Loan. Such agreements will not increase the amount Borrower will owe for Mortgage Insurance, and they will not entitle Borrower to any refund. (b) Any such agreements will not affect the rights Borrower has-if any-with respect to the Mortgage Insurance under the Homeowners Protection Act of 1998 or any other law. These rights may include the right to receive certain disclosures, to request and obtain cancellation of the Mortgage Insurance, to have the Mortgage Insurance terminated automatically, and/or to receive a refund of any Mortgage Insurance premiums that were unearned at the time of such cancellation or termination. 11. Assignment of Miscellaneous Proceeds; Forfeiture. All Miscellaneous Proceeds are hereby assigned to and shall be paid to Lender. If the Property is damaged, such Miscellaneous Proceeds shall be applied to restoration or repair of the Property, if the restoration or repair is economically feasible and Lender's security is not lessened. During such repair and restoration period, Lender shall have the right to hold such Miscellaneous Proceeds until Lender has had an opportunity to inspect such Property to ensure the work has been completed to Lender's satisfaction, provided that such inspection shall be undertaken promptly. Lender may pay for the repairs and restoration in a single disbursement or in a series of progress payments as the work is completed, Unless an agreement is made in writing or Applicable Law requires interest to be paid on such Miscellaneous Proceeds, Lender shall not be required to pay Borrower any interest or earnings on such Miscellaneous Proceeds. If the restoration or repair is not economically feasible or Lender's security would be lessened, the Miscellaneous Proceeds shall be applied to the sums secured by this Security Instrument, whether or not then due, with the excess, if any, paid to Borrower. Such Miscellaneous Proceeds shall be applied in the order provided for in Section 2, 0006245328 1001219 A2702 OR23ON-Single Familyy-Fannie Mae/Freddie Mac UNIFORM INSTRUMENT with MELS D08A-10OR Bankers SystemsTM VMP® Form 3038 1101 Woken;Kluwer Financial Services VMPBA(OR)(7404) Page 70 of 18 In the event of a total taking, destruction, or loss in value of the Property, the Miscellaneous Proceeds shall be applied to the sums secured by this Security Instrument, whether or not then due, with the excess, if any, paid to Borrower. In the event of a partial taking, destruction, or loss in value of the Property in which the fair market value of the Property immediately before the partial taking, destruction, or loss in value is equal to or greater than the amount of the sums secured by this Security Instrument immediately before the partial taking, destruction, or loss in value, unless Borrower and Lender otherwise agree in writing, the sums secured by this Security Instrument shall be reduced by the amount of the Miscellaneous Proceeds multiplied by the following fraction: (a)the total amount of the sums secured immediately_ before the partial taking, destruction, or loss in value divided by(b) the fair market value of the Property immediately before the partial taking, destruction, or loss in value. Any balance shall be paid to Borrower. In the event of a partial taking, destruction, or loss in value of the Property in which the fair market value of the Property immediately before the partial taking, destruction, or loss in value is less than the amount of the sums secured immediately before the partial taking, destruction, or loss in value, unless Borrower and Lender otherwise agree in writing, the Miscellaneous Proceeds shall be applied to the sums secured by this Security Instrument whether or not the sums are then due. If the Property is abandoned by Borrower, or if, after notice by Lender to Borrower that the Opposing Party (as defined in the next sentence)offers to make an award to settle a claim for damages, Borrower fails to respond to Lender within 30 days after the date the notice is given, Lender is authorized to collect and apply the Miscellaneous Proceeds either to restoration or repair of the Property or to the sums secured by this Security Instrument, whether or not then due. "Opposing Party" means the third party that owes Borrower Miscellaneous Proceeds or the party against whom Borrower has a right of action in regard to Miscellaneous Proceeds, Borrower shall be in default if any action or proceeding, whether civil or criminal, is begun that, in Lender's judgment, could result in forfeiture of the Property or other material impairment of Lender's interest in the Property or rights under this Security Instrument. Borrower can cure such a default and, if acceleration has occurred, reinstate as provided in Section 19, by causing the action or proceeding to be dismissed with a ruling that, in Lender's judgment, precludes forfeiture of the Property or other material impairment of Lender's interest in the Property or rights under this Security Instrument. The proceeds of any award or claim for damages that are attributable to the impairment of Lender's interest in the Property are hereby assigned and shall be paid to Lender. All Miscellaneous Proceeds that are not applied to restoration or repair of the Property shall be applied in the order provided for in Section 2. 12. Borrower Not Released; Forbearance By Lander Not a Waiver. Extension of the time for payment or modification of amortization of the sums secured by this Security Instrument granted by Lender to Borrower or any Successor in Interest of Borrower shall not operate to release the liability of Borrower or any Successors in Interest of Borrower. Lender shall not be required to commence proceedings against any Successor in Interest of Borrower or to refuse to extend time for payment or otherwise modify amortization of the sums secured by this Security Instrument by reason of any demand made by the original Borrower or any Successors in Interest of Borrower. Any forbearance by Lender in exercising any right or remedy including, without limitation, Lender's acceptance of 0006245328 1001219 A2702 UKUSUN-5ing1e rami-rannle MSW-reaare Mac UNIl-VKM M61 KUMbNt w,tn mj:xts D06A-110R ram suaa l rUt Bankers g(stem"TM VMP p VMP6A OR Wolters Kluwer Financial Services (1404) Page 11 of 18 payments from third persons, entities or Successors in Interest of Borrower or in amounts less than the amount then due, shall not be a waiver of or preclude the exercise of any right or remedy. 13. Joint and Several Uabilily; Co-signers; Successors and Assigns Sound.Borrower covenants and agrees that Borrower's obligations and liability shall be joint and several. However, any Borrower who co-signs this Security Instrument but does not execute the Note(a"co-signer"): (a) is co-signing this Security Instrument only to mortgage, grant and convey the co-signer's interest in the Property under the terms of this Security Instrument; (b)is not personally obligated to pay the sums secured by this Security Instnmment; and(e)agrees that Lender and any other Borrower can agree to extend, modify, forbear or make any accommodations with regard to the terms of this Security Instrument or the Note without the co-signer's consent. Subject to the provisions of Section 18, any Successor in Interest of Borrower who assumes Borrower's obligations under this Security Instrument in writing, and is approved by Lender, shall obtain all of Borrower's rights and benefits under this Security Instrument. Borrower shall not be released from Borrower's obligations and liability under this Security Instrument unless Lender agrees to such release in writing. The covenants and agreements of this Security Instrument shall bind (except as provided in Section 20)and benefit the successors and assigns of Lender. 14. Loan Charges. Lender may charge Borrower fees for services performed in connection with Borrower's default, for the purpose of protecting Lender's interest in the Property and rights under this Security Instrument, including, but not limited to, attorneys' fees, property inspection and valuation fees. In regard to any other fees, the absence of express authority in this Security Instrument to charge a specific fee to Borrower shall not be construed as a prohibition on the charging of such fee. Lender may not charge fees that are expressly prohibited by this Security Instrument or by Applicable Law. If the Loan is subject to a law which sets maximum loan charges, and that law is finally interpreted so that the interest or other loan charges collected or to be collected in connection with the Loan exceed the permitted limits, then: (a)any such Ioan charge shall be reduced by the amount necessary to reduce the charge to the permitted limit; and(b)any sums already collected from Borrower which exceeded permitted limits will be refunded to Borrower. Lender may choose to make this refund by reducing the principal owed under the Note or by making a direct payment to Borrower. If a refund reduces principal, the reduction will be treated as a partial prepayment without any prepayment charge(whether or not a prepayment charge is provided for under the Note). Borrower's acceptance of any such refund made by direct payment to Borrower will constitute a waiver of any right of action Borrower might have arising out of such overcharge. 15. Notices. All notices given by Borrower or Lender in connection with this Security Instrument must be in writing. Any notice to Borrowcr in connection with this Security Instrument shall be deemed to have been given to Borrower when mailed by first class mail or when actually delivered to Borrower's notice address if sent by other means. Notice to any one Borrower shall constitute notice to all Borrowers unless Applicable Law expressly requires otherwise. The notice address shall be the Property Address unless Borrower has designated a substitute notice address by notice to Lender. Borrower shall promptly notify Lender of Borrower's change of address. If Lender specifies a procedure for reporting Borrower's change of address, then Borrower shall only report a change of address through that specified procedure. There may be only one designated notice address under this Security Instrument at any one time. Any notice to Lender shall be given by delivering it or by 0006245328 loolzls A2702 Bankers SystemsTM VMP ORF�,ON Singte Family-Fannie Mae/Freddie Mac UNIFORM INSTRUMENT with MGRS DOeA-12OR Form 3038 1101 VMP6A{QR)(1404) Wolters Kluwer Financial Services Pie 12 of 18 mailing it by first class mail to Lender's address stated herein unless Lender has designated another address by notice to Borrower. Any notice in connection with this Security Instrument shall not be deemed to have been given to Lender until actually received by Lender. If any notice required by this Security Instrument is also required under Applicable Law, the Applicable Law requirement will satisfy the corresponding requirement under this Security Instrument. 16. Governing law; Severability; Rules of Construction.This Security Instrument shall be governed by federal law and the law of the jurisdiction in which the Property is located. All rights and obligations contained in this Security Instrument are subject to any requirements and limitations of Applicable Law. Applicable Law might explicitly or implicitly allow the parties to agree by contract or it might be silent, but such silence shall not be construed as a prohibition against agreement by contract. In the event that any provision or clause of this Security Instrument or the Note conflicts with Applicable Law, such conflict shall not affect other provisions of this Security Instrument or the Note which can be given effect without the conflicting provision. As used in this Security Instrument: (a)words of the masculine gender shall mean and include corresponding neuter words or words of the feminine gender; (b)words in the singular shall mean and include the plural and vice versa; and(c)the word"may" gives sole discretion without any obligation to take any action. 17. Borrower's Copy.Borrower shall be given one copy of the Note and of this Security Instrument. 18. Transfer of the Property or a Beneficial Interest in Borower. As used in this Section 18, "Interest in the Property" means any legal or beneficial interest in the Property, including, but not limited to, those beneficial interests transferred in a bond for deed, contract for deed, installment sales contract or escrow agreement, the intent of which is the transfer of title by Borrower at a future date to a purchaser. If all or any part of the Property or any Interest in the Property is sold or transferred(or if Borrower is not a natural person and a beneficial interest in Borrower is sold or transferred)without Lender's prior written consent, Lender may require immediate payment in full of all sums secured by this Security Instrument. However, this option shall not be exercised by Lender if such exercise is prohibited by Applicable Law. If Lender exercises this option, Lender shall give Borrower notice of acceleration. The notice shall provide a period of not less than 30 days from the date the notice is given in accordance with Section 15 within which Borrower must pay all sums secured by this Security Instrument. If Borrower fails to pay these sums prior to the expiration of this period, Lender may invoke any remedies permitted by this Security Instrument without further notice or demand on Borrower. 19. Borrower's Rightto Reinstate After Acceleration.If Borrower meets certain conditions, Borrower shall have the right to have enforcement of this Security Instrument discontinued at any time prior to the earliest of: (a)five days before sale of the Property pursuant to any power of sale contained in this Security Instrument; (b)such other period as Applicable Law might specify for the termination of Borrower's right to reinstate; or(c)entry of a judgment enforcing this Security Instrument. Those conditions are that Borrower: (a)pays Lender all sums which then would be due under this Security Instrument and the Note as if no acceleration had occurred; (b)cures any default of any other covenants or agreements; (c)pays all expenses incurred in enforcing this Security Instrument, including, but not limited to, reasonable attorneys' fees, property inspection and 0006245328 sootzts A2702 ORLON-Single Family-Fannie Mae/Freddie Mac UNIFORM INSTRUMaVT with M82S 100121308 Form 27 1 tOt Bankers Systemsnt VMI VMPBA{OR}{1 at34 Wolters Kluwer Financial Services Fuge 13 oft 8 valuation fees, and other fees incurred for the purpose of protecting Lender`s interest in the Property and rights under this Security Instrument; and(d)takes such action as Lender may reasonably require to assure that Lender's interest in the Property and rights under this Security Instrument, and Borrower's obligation to pay the sums secured by this Security Instrument, shall continue unchanged. Lender may require that Borrower pay such reinstatement sums and expenses in one or more of the following forms, as selected by Lender: (a)cash; (b)money order; (c)certified check, bank check, treasurer's check or cashier's check, provided any such check is drawn upon an institution whose deposits are insured by a federal agency, instrumentality or entity; or(d) Electronic Funds Transfer. Upon reinstatement by Borrower, this Security Instrument and obligations secured hereby shall remain fully effective as if no acceleration had occurred. However, this right to reinstate shall not apply in the case of acceleration under Section 18. 20. Sale of Note; Change of Loan Servicer; Notice of Grievance. The Note or a partial interest in the Note(together with this Security Instrument)can be sold one or more times without prior notice to Borrower. A sale might result in a change in the entity (known as the"Loan Servicer") that collects Periodic Payments due under the Note and this Security Instrument and performs other mortgage loan servicing obligations under the Note, this Security Instrument, and Applicable Law. There also might be one or more changes of the Loan Servicer unrelated to a sale of the Note. If there is a change of the Loan Servicer, Borrower will be given written notice of the change which will state the name and address of the new Loan Servicer, the address to which payments should be made and any other information RESPA requires in connection with a notice of transfer of servicing. If the Note is sold and thereafter the Loan is serviced by a Loan Servicer other than the purchaser of the Note, the mortgage loan servicing obligations to Borrower will remain with the Loan Servicer or be transferred to a successor Loan Servicer and are not assumed by the Note purchaser unless otherwise provided by the Note purchaser. Neither Borrower nor Lender may commence,join, or be joined to any judicial action(as either an individual litigant or the member of a class)that arises from the other party's actions pursuant to this Security Instrument or that alleges that the other party has breached any provision of, or any duty owed by reason of, this Security Instrument, until such Borrower or Lender has notified the other party (with such notice given in compliance with the requirements of Section 15)of such alleged breach and afforded the other party hereto a reasonable period after the giving of such notice to take corrective action. If Applicable Law provides a time period which must elapse before certain action can be taken, that time period will be deemed to be reasonable for purposes of this paragraph. The notice of acceleration and opportunity to cure given to Borrower pursuant to Section 22 and the notice of acceleration given to Borrower pursuant to Section 18 shall be deemed to satisfy the notice and opportunity to take corrective action provisions of this Section 20, 29. Hazardous Substances. As used in this Section 21: (a)"Hazardous Substances" are those substances defined as toxic or hazardous substances, pollutants, or wastes by Environmental Law and the following substances: gasoline, kerosene, other flammable or toxic petroleum products, toxic pesticides and herbicides, volatile solvents, materials containing asbestos or formaldehyde, and radioactive materials; (b) "Environmental Law" means federal laws and laws of the jurisdiction where the Property is located that relate to health, safety or environmental protection; (c)"Environmental Cleanup" includes any response action, remedial action, or removal action, as defined in Environmental Law; and(d)an"Environmental Condition" means a condition that can cause, contribute to, or otherwise trigger an Environmental Cleanup. 0006245326 1001219 A2702 OREGON-Single Family.Fannie MadFreddie Mac UNIFORM INSTRUMENT with MFRS O0EA-1 AOR Form 9036 1/01 Bankers Systemsna VMP a VMPrm 30 8( 1101 Wolters Klawer Financial Services Page ) 4 4) Borrower shall not cause or permit the presence, use, disposal, storage, or release of any Hazardous Substances, or threaten to release any Hazardous Substances, on or in the Property. Borrower shall not do, nor allow anyone else to do, anything affecting the Property (a)that is in violation of any Environmental Law, (b)which creates an Environmental Condition, or(c)which, due to the presence, use, or release of a Hazardous Substance, creates a condition that adversely affects the value of the Property. The preceding two sentences shall not apply to the presence, use, or storage on the Property of small quantities of Hazardous Substances that are generally recognized to be appropriate to normal residential uses and to maintenance of the Property (including, but not limited to, hazardous substances in consumer products), Borrower shall promptly give Lender written notice of(a)any investigation, claim, demand, lawsuit or other action by any governmental or regulatory agency or private party involving the Property and any Hazardous Substance or Environmental Law of which Borrower has actual knowledge, (b)any Environmental Condition, including but not limited to, any spilling, leaking, discharge, release or threat of release of any Hazardous Substance, and (c)any condition caused by the presence, use or release of a Hazardous Substance which adversely affects the value of the Property. If Borrower learns, or is notified by any governmental or regulatory authority, or any private party, that any removal or other remediation of any Hazardous Substance affecting the Property is necessary, Borrower shall promptly take all necessary remedial actions in accordance with Environmental Law. Nothing herein shall create any obligation on Lender for an Environmental Cleanup. NON-UNIFORM COVENANTS. Borrower and Lender further covenant and agree as follo«,s: 22. Acceleration; Renedies. Lender shall give notice to Borrower prior to acceleration following Borrower's breach of any covenant or agreement in this Security Instrument(but not prior to acceleration under Section 18 unless Applicable Law provides otherwise). The notice shall specify: (a)the default; (b)the action required to cure the default; (c)a date, not less than 30 days from the date the notice is given to Borrower, by which the default must be cured; and (d) that failure to cure the default on or before the date specified in the notice may result in acceleration of the sums secured by this Security Instrument and sale of the Property. The notice shall further inform Borrower of the right to reinstate after acceleration and the right to bring a court action to assert the non-existence of a default or any other defense of Borrower to acceleration and sale. If the default is not cured on or before the date specified in the notice, Lender at its option may require immediate payment in full of all sums secured by this Security Instrument without further demand and may invoke the power of sale and any other remedies permitted by Applicable Law. Lender shalt be entitled to collect all expenses incurred in pursuing the remedies provided in this Section 22, including, but not limited to, reasonable attorneys' fees and costs of title evidence. If Lender invokes the power of sale, Lender shall execute or cause Trustee to execute a written notice of the occurrence of an event of default and of Lender's election to cause the Property to be sold and shall cause such notice to be recorded in each county in which any part of the Property is located. Lender or Trustee shall give notice of sale in the manner prescribed by Applicable Law to Borrower and to other persons prescribed by Applicable Law. After the time required by Applicable Law, Trustee, without demand on Borrower, shall sell the Property at public auction to the highest bidder at the time and place and under the terms designated in the notice of sale in one or more parcels and in any order Trustee determines. Trustee may postpone 0006245328 1001219 A2702 OREGON-Single,Fani -Fwinie Mae/Fredit Mac UNIFORM INSTRUMEW with MFRS �BA•150R Bankers Svstemsn+ VMP S Form 3038 1/01 Walters Kluwer Financial Services VMPBA ){1404) Page 15 of 18 sale of all or any parcel of the Property by public announcement at the time and place of any previously scheduled sale. Lender or its designee may purchase the Property at any sale. Trustee shall deliver to the purchaser Trustee's decd conveying the Property without any covenant or warranty, expressed or implied. The recitals in the Trustee's deed shall be prima facie evidence of the truth of the statements made therein. Trustee shall apply the proceeds of the sale in the following order. (a)to all expenses of the sale, including, but not limited to, reasonable Trustee's and attorneys' fees; (b)to all sums secured by this Security Instrument; and (c) any excess to the person or persons legally entitled to it. 23. Reconveyance. Upon payment of all sums secured by this Security Instrument, Lender shall request Trustee to reconvey the Property and shall surrender this Security Instrument and all notes evidencing debt secured by this Security Instrument to Trustee. Trustee shall reconvey the Property without warranty to the person or persons legally entitled to it. Such person or persons shall pay any recordation costs. Lender may charge such person or persons a fee for reconveying the Property, but only if the fee is paid to a third party(such as the Trustee)for services rendered and the charging of the fee is permitted under Applicable Law. 24. Substitute Trustee. Lender may from time to time remove Trustee and appoint a successor trustee to any Trustee appointed hereunder. Without conveyance of the Property, the successor trustee shall succeed to all the title, power and duties conferred upon Trustee herein and by Applicable Law. 25. Attorneys' Fees. As used in this Security Instrument and in the Nate, attorneys' fees shall include those awarded by an appellate court. 26. Protective Advances. This Security Instrument secures any advances Lender, at its discretion, may make under Section 9 of this Security Instrument to protect Lender's interest in the Property and rights under this Security Instrument. 27. Requi(ed Evidanoe of Property Insurance. WARNING Unless you provide us with evidence of the insurance coverage as required by our contract or loan agreement, we may purchase insurance at your expense to protect our interest. This insurance may, but need not, also protect your interest. If the collateral becomes damaged, the coverage we purchase may not pay any claim you make or any claim made against you. You may later cancel this coverage by providing evidence that you have obtained property coverage elsewhere. You are responsible for the cost of any insurance purchased by us. The cost of this insurance may be added to your contract or loan balance. If the cost is added to your contract or loan balance, the interest rate on the underlying contract or loan will apply to this added amount. The effective date of coverage may be the date your prior coverage lapsed Or the date you failed to provide proof of coverage. The coverage we purchase may be considerably more expensive than insurance you can obtain on your own and may not satisfy any need for property damage coverage or any mandatory liability insurance requirements imposed by Applicable Law. 0006245328 1001299 D08A-98OR A2702 OREMON.Single Famh-Fann a MWFreddte Mat UNIFORM INSTRUMB r with MFRS Form 3068 10� Bankers Sysfemsru P g VM PBA(OR)0404) Wolters Kluwer Firs�cial Services Pale 1 B of 18 BY SIGNING BELOW,Borrower accepts and agrees to the terms and covenants contained in this Security I ment an in y Ri a ted by Borrower and recorded with it. (Seal) J hn Wesley Coke Borrower ..6 Racey Co ey (Seal) Borrower (SeaD -Borrower (Seal) -Borrower Refer to the attached Signature Addendum for additional parties and signatures. 0006245328 1001219 A2702 OREMON-Single Family-Fannie MaelFrefte Mae UNIFORM INSTRUMENT with METS DO6A-170R Bankers Sysnemvm VMP Farm 3038 1101 Wotteis Kluwer Financial Services VMP8A(OR)(1404) Pape 17 of 18 A � Acknowledgment State of OREGoN County of This instrument was acknowledged before me on Z3 /� by ,john Wesley Cokeley and Kacey Cokeley OFFICIAL STAMP JANET LYNN MARnN NOTARY PUBUCOREGON COMMISSION NO.923472 Nota Public MY COMMISSION EXPIRES JANUARY 06,2018 Aty commission expires. / ~G( —11K Loan Origination Organization:Equity Home Mortgage, LLC NMLS ID: 41570 Loan Originator: Karen Renee Bailey NMLS ID: 121121 0006245328 1001219 A2702 ORMONSingle Family-Fannie MaelFra)die Mae UNIFORM INSTRUMENT with ME2S 006A_1&OR Form 3038 1/01 Saucers Systems u VMP S VMP6A(OR)(1404) Wolters Kluwer Financial Services Page 18 of 18 RECEIVED ' 1, May 21th 2015 C'FY OF TIGA D Cokeley land Partition Minor Land Partition Tax Lot 2700 of Tax Map 1S125DA02700 6617 SW Walnut Terrace Tigard, Oregon 97224 Applicant: John & Kacey Cokeley 6617 SW Walnut Terrace Tigard, OR 97223 Cell (530) 524-6546 R � Table of Contents INTRODUCTION..........................................................................................................................................5 GENERALINFORMATION......................................................................................................................5 Summaryof Proposal....................................................................................................................................5 REQUEST.................................................................................................................................................5 SITEDESCRIPTION................................................................................................................................6 CHAPTER 18.390-DECISION MAKING PROCEDURES/IMPACT STUDY.............................................6 18.390.040 TYPE II PROCEDURE..........................................................................................................6 IMPACTSTUDY........................................................................................................................................... 7 Chapter 18.420—LAND PARTITIONS.........................................................................................................8 18.420.020 ADMINISTRATION...............................................................................................................8 18.420.030 APPROVAL PROCESS.........................................................................................................8 18.420.040 APPLICATION SUBMISSION REQUIREMENTS...............................................................9 18.420.050 APPROVAL CRITERIA.........................................................................................................9 18.420.060 FINAL PLAT SUBMISSION REQUIREMENTS.................................................................11 18.420.070 CITYACCEPTANCE OF DEDICATED LAND..................................................................11 18.420.080 RECORDING PARTITION PLATS.....................................................................................12 Chapter 18.510—RESIDENTIAL ZONING DISTRICTS............................................................................12 18.510.020 LIST OF ZONING DISTRICTS............................................................................................12 18.510.030 USES....................................................................................................................................12 18.510.040 MINIMUMAND MAXIMUM DENSITIES..........................................................................13 18.510.050 DEVELOPMENT STANDARDS..........................................................................................13 Chapter 18.705-ACCESS, EGRESS, AND CIRCULATION..................................................................... 14 18.705.020 APPLICABILITY OF PROVISIONS....................................................................................14 18.705.030 GENERAL PROVISIONS.....................................................................................................15 18.715.020 DENSITY CALCULATION..................................................................................................19 CHAPTER 18.730-EXCEPTIONS TO DEVELOPMENT STANDARDS..................................................20 18.730.020 EXCEPTIONS TO BUILDING HEIGHT LIMITATIONS....................................................20 18.730.030 ZERO LOT LINE SETBACK STANDARDS.........................................................................21 18.730.040 ADDITIONAL SETBACK REQUIREMENTS......................................................................22 CHAPTER 18.745-LANDSCAPING AND SCREENING..........................................................................23 18.745.020 APPLICABILITY..................................................................................................................23 Cokeley Land Partition 2 City of Tigard May 21 th 2015 18.745.030 GENERAL PROVISIONS.....................................................................................................23 18.745.040 STREET TREES...................................................................................................................25 18.745.050 BUFFERING AND SCREENING........................................................................................27 18.745.060 RE-VEGETATION................................................................................................................31 CHAPTER 18.765- OFF-STREET PARKING AND LOADING REQUIREMENTS.................................32 18.765.020 APPLICABILITY OF PROVISIONS....................................................................................32 18.765.030 GENERAL PROVISIONS.....................................................................................................32 18.765.040 GENERAL DESIGN STANDARDS......................................................................................32 18.765.050 BICYCLE PARKING DESIGN STANDARDS......................................................................34 18.765.070 MINIMUMAND MAXIMUM OFF-STREET PARKING REQUIREMENTS.......................34 18.765.080 OFF-STREET LOADING REQUIREMENTS......................................................................34 CHAPTER 18.790- TREE REMOVAL.......................................................................................................34 18.790.030 TREE PLANREQUIREMENT.............................................................................................35 18.790.040 INCENTIVES FOR TREE RETENTION..............................................................................36 18.790.050 PERMIT APPLICABILITY...................................................................................................37 18.790.060 ILLEGAL TREE REMOVAL................................................................................................38 CHAPTER 18.795- VISUAL CLEARANCE AREAS..................................................................................39 18.795.020 APPLICABILITY OF PROVISIONS....................................................................................39 18.795.030 VISUAL CLEARANCE REQUIREMENTS...........................................................................40 18.795.040 COMPUTATIONS................................................................................................................40 CHAPTER 18.810-STREETAND UTILITYIMPROVEMENTS...............................................................41 18.810.020 GENERAL PROVISIONS.....................................................................................................41 18.810.030 STREETS..............................................................................................................................41 18.810.040 BLOCKS...............................................................................................................................51 18.810.050 EASEMENTS........................................................................................................................52 18.810.060 LOTS....................................................................................................................................52 18.810.070 SIDEWALKS........................................................................................................................53 18.810.080 PUBLIC USE AREAS...........................................................................................................55 18.810.090 SANITARY SEWERS............................................................................................................56 18.810.100 STORM DRAINAGE........................................................................................................56 18.810.110 BIKEWAYS AND PEDESTRIAN PATHWAYS.................................................................57 18.810.120 UTILITIES........................................................................................................................57 Coketey Land Partition 3 City of Tigard May 21 th 2015 18.810.130 CASH OR BOND REQUIRED.........................................................................................59 18.810.140 MONUMENTS.................................................................................................................59 18.810.150 INSTALLATION PREREQUISITE...................................................................................60 18.810.160 INSTALLATION CONFORMATION...............................................................................60 18.810.170 PLAN CHECK.................................................................................................................60 18.810.180 NOTICE TO CITY............................................................................................................60 18.810.190 CITY INSPECTION.........................................................................................................61 18.810.200 ENGINEER'S CERTIFICATION.....................................................................................61 Conclusion..................................................................................................................................................61 Appendix of Drawings and Exhibits............................................................................................................62 Cokeley Land Partition 4 City of Tigard May 21 th 2015 INTRODUCTION GENERAL INFORMATION Applicant/Owner: John & Kacey Cokeley 6617 SW Walnut Terrace Tigard, OR 97223 Cell (530) 524-6546 Contact:John Cokeley Arborist: Morgan Holen Tax Lot: 2700 Site Address: 14270 SW 97th Avenue Tigard, Oregon 97224 Location: Located north of Walnut Terrace in Tigard, Oregon Current Zoning: R-4.5, Low Density Residential (7,500 square feet minimum lot size) Comprehensive Plan: Low Density Residential Project Area: Approximately 17,653 square feet Summary of Proposal REQUEST The Applicant requests preliminary approval for a two-parcel partition to be designed and the newly constructed partition to be deeded to John & Kacey Cokeley' s son Nathan Cokeley on the parcel described below. Cokeley Land Partition S City of Tigard May 21 th 2015 SITE DESCRIPTION The Applicant proposes construction of one single family home on the site of the newly created Parcel 2. The site is approximately 17,653 square feet in size. Parcel 2, considered a flag lot, will be approximately 10151 square feet and Parcel 1 will be approximately 7502 square feet. There is an existing dwelling unit on Parcel 1. There are 4 trees existing on Parcel 2 and only those where necessary will be removed. The subject site is located within the R-4.5 (7,500 square feet)zoning designation within the City of Tigard. Currently, single family homes border the site to the south, north, east, and west. The site slopes slightly from north to south. An easement for storm drainage sanitary sewer is on the westernmost boundary to SW Walnut Terrace per Doc. No. 95-052197. CHAPTER 18.390 -DECISION MAKING PROCEDURES/IMPACT STUDY 18.390.040 TYPEII PROCEDURE A. Pre-application conference. A pre-application conference is required for Type II actions. Preapplication conference requirements and procedures are set forth in section 18.390.080C. Comment: The applicant participated in the pre-application conference held 12/23/2014. The applicant reviewed the planning and engineering notes were not available as a result of this meeting prior to developing the narrative and the site design for this partition. See Exhibit A2. B. Application requirements 1. implication forms. Type II applications shall be made on forms provided by the Director as provided by Section 18.390.080.E.1; 2. Submittal information. The application shall.- a. hall.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; d. Include two sets of pre-stamped and pre-addressed envelopes for all property owners of record as specified in Section 18.390.040.C. The records of the Washington County Department of Assessment and Taxation are the official records for determining ownership. The applicant shall demonstrate that the most current assessment records have been used to produce the notice list; e. Include an impact study. The impact study shall quantify the effect of the development on public facilities and services. The study shall address, at a minimum, the transportation system, including bikeways, the drainage system, the parks system, the water system, the sewer system, and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements Cokeley Land Partition 6 City of Tigard May 21 th 2015 A*N 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. Comment:The applicant reviewed the submittal requirements regarding the Type II Minor Land Partition and will comply with this Code Section.The applicant has considered the impacts of this partition per§ 18.390.40.B.2(e). The following Impact Study outlines the public facilities and services this project affects. IMPACT STUDY Transportation System: The proposed two-parcel partition fronts SW Walnut Terrace to the South and Mountain View to the north. Both parcels will access SW Walnut Terrace. Parcel 2 will access SW Walnut Terrace via a permanent access easement along the west border of Parcel 1 using an existing driveway which will be upgraded to comply with code requirements. There is currently nothing existing on Parcel 2 which will be replaced with a newly constructed home in the future, so there will be an increase in vehicle trips of 1-2 cars. Drainage System: Storm water runoff from the site drains from the northwest to the southwest corner of the property via overland flow.The development of the proposed partition does not change the drainage pattern. Storm water runoff from the access road accessing SW Walnut Terrace and other storm water runoff will be conveyed to the existing storm system on SW Walnut Terrace via new piping to be installed.This proposed drainage system will meet the CWS specifications. See Preliminary Storm Drainage Plan, Exhibit C3. Park Ssy tem: This development is not proposing to donate any land to the City of Tigard for open space and parks. Sewer System: The newly constructed home on Parcel 2 will connect to an existing sewer lateral under Cokeley Land Partition 7 City of Tigard May 21 th 2015 SW Walnut Terrace using the permanent access easement across the west boundary of Parcel 1. Parcel 1 will continue to use its current access to the same main sewer line on SW Walnut Terrace. See Exhibit C3. Water Ssy tem: There will be one new service meter for Parcel 2. Parcel 1 will continue to utilize the existing meter. Both of these will adequately serve the parcels. See Exhibit C3. Noise Impacts: This development is a single-family detached residential partition that should not generate any extraordinary noise impacts to the surrounding neighbors. Conclusion: The Applicant has demonstrated by addressing the above listed systems that this partition meets the impact study requirements listed above. Chapter 18.420 -LAND PARTITIONS 18.420.020 ADMINISTRATION A. Applicant. The applicant of a partition proposal shall be the recorded owner of the property or an agent authorized in writing by the owner. B. Conformance with state statute. Any application for.a land partition shall be in conformity with all state regulations set forth in ORS Chapter 92, Subdivision and Partitions. C. Prohibition on sale of lots. No lot or parcel to be created through the partitioning process shall be sold until approval and filing of the final partition plat. D. 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. Comment: The applicant of this partition proposal is the recorded owner of the property. The applicant will conform with the state statute as it pertains to the partition. The applicant will not sell any of the proposed parcels created through the partitioning process until the approval and filing of the final partition plat. The configuration of the parcels are the size and shape to facilitate future re-partitioning of the parcels in accordance with the requirements of the zoning district and this title. The application meets this criterion. 18.420.030 APPROVAL PROCESS A. Decision-making process. The Direct or shall approve, approve with conditions or deny an application partition, which shall be reviewed by means of a Type Hprocedure, as governed by Chapter 18.390, using approval criteria contained in Section 18.420.050. Cokeley Land Partition 8 City of Tigard May 21 th 2015 B. Time limit on ap rp oval. The partition approval by the Director shall be effective for a period of 1-112 years from the date of approval. C. Lapsing of gpproval. The partition or approval by the Director shall lapse if.• 1. The partition has not been recorded or has been improperly recorded with Washington County without the satisfactory completion of all conditions attached to the approval; 2. The final recording is a departure from the approved plan. D. Extension. 1. The Director shall, upon written request by the applicant and payment of the required fee, grant an extension of the approval period not to exceed one year provided that: a. No changes are made on the original plan as approved by the Director; b. The applicant can show intent of recording the approved partition or lot line adjustment within the one-year extension period; and c. There have been no changes in the applicable Comprehensive Plan policies and ordinance provisions on which the approval was based. Comment: The applicant understands that approval involves a decision-making process that is governed by the Type II procedure using the approval criteria contained in 18.420.050, that there is a time limit of one and one-half years on the decision and that the decision will lapse if the partition has not been recorded or improperly recorded with Washington County without the satisfactory completion of all conditions attached to the approval or if the final recording is a departure from the approved plan. The applicant acknowledges that they may file an extension should they deem it necessary so long as they follow the above-listed criteria. The application meets this criterion. 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 H 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. Comment: The application contains the submission requirements necessary to comply with the Type II application process as governed in this Code Section. This application meets the criterion. 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; Cokeley Land Partition 9 City of Tigard May 21 th 2015 N-- 2. --2. There are adequate public facilities are available to serve the proposal; 3.All proposed improvements meet City and applicable agency standards; and 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. 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. 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. g. The fire district may require the installation of afire hydrant where the length of an accessway would have a detrimental effect on fire-fighting capabilities. 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. 5. Any accessway shall comply with the standards set forth in Chapter 18.705, Access, Egress, and Circulation. 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 suff cient 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. 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. Comment: The applicant has prepared this application to comply with the approval criteria outlined within this code section. • The proposed partition complies with all statutory and ordinance requirements and regulations.The lots comply with the applicable zoning district, R-4.5. • The building envelope area on Parcel 1 meets the lot requirement of the applicable zoning district. • Parcel 2 will access SW Walnut Terrace via a 15 foot permanent access easement across the south border of Parcel 1. Cokeley Land Partition 10 City of Tigard May 21 th 2015 • Setbacks will be observed when placing the newly constructed home on Parcel 2. The placement will also maximize separation from existing structures on adjacent lots. • Existing stone walls and tree hedges screen the entire northern property line from adjoining lots to the south(see Cl). They comply with the 20 foot horizontal clearance required by the Fire District. • The Fire District Deputy Marshal Jeff Wolff has reviewed the location of existing fire hydrants on SW Walnut Terrace and has agreed that they provide adequate service to Parcel 2 as per preliminary meeting held on 12-23-14. • The access way referred to above will comply with the standards set forth in Chapter 18.705,Access, Egress, and Circulation. The application meets this criterion. 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. Comment: The applicant will comply with the final plat submission requirements prepared by a land surveyor or engineer. The final plat will incorporate any conditions of approval imposed by the Director as part of the preliminary plat approval. 18.420.070 CITYACCEPTANCE OF DEDICATED LAND A. Acceptance of dedications by City En ice. The City Engineer shall accept the proposed right- of-way dedication prior to recording a land partition. B. Acceptance o f public easements by City Engineer. The City Engineer shall accept all public easements shown for dedication on partition plats. Comment: The applicant has prepared the site design drawings with a right-of-way dedication for a permanent easement as access to Parcel 2 with a minimum easement width of 15 feet and a minimum paved easement width of 10 feet, and, dedication of radius and return at SW Walnut Terrace. The applicant meets this criterion. Cokeley Land Partition 11 City of Tigard May 21 th 2015 18.420.080 RECORDING PARTITION PLATS A. Recording requirements. Upon the Director's approval of the proposed minor partition, the applicant shall record the final partition plat with Washington County and submit a copy of the recorded survey map to the City, to be incorporated into the record. B. Time limit. The applicant shall submit the copy of the recorded minor partition survey map to the City within 15 days of recording, and shall be completed prior to the issuance of any building permits on the re-configured lots. Comment: The applicant will comply with the final plat recording requirements prepared and submit a copy of the recorded survey map to the City, to be incorporated into the record within 15 days of recording and shall be completed before the issuance of any building permits on the re-configured lots. The applicant meets this criterion. Chapter 18.510 -RESIDENTIAL ZONING DISTRICTS 18.510.020 LIST OFZONING 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. Comment: The property is within the R-4.5 zoning district in the City of Tigard. The applicant is proposing a detached single-family home, without accessory residential units, as a part of development. Both of the proposed parcels are greater than 7,500 square feet: Parcel 1: 7502 square feet; Parcel 2: 10,151 square feet. Therefore,this criterion is met. 18.510.030 USES A. Types of uses. For the purposes of this chapter, there are four kinds of use: 1.A permitted(P) use is a use which is permitted outright, but subject to all of the applicable provisions of this title. If a use is not listed as a permitted use, it may be held to be a similar unlisted used under the provisions of Chapter 18.230; 2. A restricted(R) use is permitted outright providing it is in compliance with special requirements, exceptions or restrictions; 3.A conditional use (C) is a use the approval of which is discretionary with the Hearings macer. The approval process and criteria are set forth in Chapters 18.310 and 18.320. If a use is not listed as a conditional use, it may be held to be a similar unlisted used under the provisions of Chapter 18.230; 4. A prohibited(N) use is one which is not permitted in a zoning district under any circumstances. Cokeley Land Partition 12 City of Tigard May 21 th 2015 Comment: The applicant is proposing a single-family detached dwelling unit, a permitted use in the R-4.5 zone. This criterion is met. 18.510.040 MINIMUMAND MAXIMUM DENSITIES A. Pyrpose The purpose of this section is to establish minimum and maximum densities in each residential zoning district. To ensure the quality and density of development envisioned, the maximum density establishes the ceiling for development in each zoning district based on minimum lot size. To ensure that property develops at or near the density envisioned for the zone, the minimum densityfor each zoning district has been established at 80%of maximum density. B. Calculating minimum and maximum densities. The calculation of minimum and maximum densities is governed by the formulas in Chapter 18.715, Density Computations. C. Adjustments.Applicants may request an adjustment when, because of the size of the site or other constraint, it is not possible to accommodate the proportional minimum density as required by Section 18.715.020.C and still comply with all of the development standards in the underlying zoning district, as contained in Table 18.510.2 below. Such an adjustment may be granted by means of a Type I procedure, as governed by Chapter 18.390, using approval criteria in Section 18.370.020.C.2. Comment:The minimum and maximum densities are calculated in Chapter 18.715, Density Computations, later in the narrative. The applicant is not requesting any adjustments with this application; it is possible to accommodate the minimum density requirement. 18.510.050 DEVELOPMENT STANDARDS A. Compliance require ired.All development must comply with: 1. All of the applicable development standards contained in the underlying zoning district, except where the applicant has obtained variances or adjustments in accordance with Chapters 18.370; 2.All other applicable standards and requirements contained in this title. B. Development Standards. Development standards in residential zoning districts are contained in Table 18.510.2. Cokeley Land Partition 13 City of Tigard May 21th 2015 TABLE 18.510.2 DEVELOPMENT STANDARDS IN RESIDENTIAL ZONES STANDARD R-1 R-2 R-3.5 R-4.3 R-7 MuumumLot Size Detached unit 30,000 sq.tk. 20,000 sq.ft. 14.000 sqK 7,500 sq.ft. 5.000 sq.ft. Duplexes 10.0m sq.ft. 10.000 sgft. Attached unit[11 5.000 .& A,.erase Minimum Lot Width Detached unit lots too ft. 340 ft_ 65 ft. So ft. 50 ft. Duplex lots 90 ft. 90 ft_ 50 ft. -Attached unit lots 40& 'Maximum Lot Cm 90%f2l 311itinuum Setbacks -Front yard 30 ft. 30 ft. 20 ft_ 20 ft. 15 ft- -Side facing street on corner&through lots 20 ft. 20 ft. 20 ft. 15 ft. to ft. -Side yard 5 ft. 5 ft. 5& 5 ft_. 5 ft- Rearyard25 ft. 25 ft_ is ft. is ft, is ft. Side or rear yard abutting more restrictive zoning distnet 30 ft. Distance between property lisle and front of a 20 ft. 20 ft. '-o ft. 20 ft. 20 ft. Maximum Height 30 ft. 30 ft. 30 ft. 30 ft. 35 ft. a fmunu Lauda uiretnrat 20°e ft]Single-family attached residential units permitted atone dwelling per lot with aro more that five attached u nits in one grouping. 121 Lot coverage includes all buildings and impervtous surfaces. Comment: Per Table 18.510.2, above, all of the lots are greater than 7,500 square feet and have a minimum lot width greater than 50 feet,front setbacks of 20 feet or more, sides of 10 feet and rear setbacks of 15 feet. The application meets this criterion. (See Sheet CO). Chapter 18.705 -ACCESS, EGRESS,AND CIRCULATION 18.705.020 APPLICABILITY OF PROVISIONS A. When provisions apply. The provisions of this chapter shall apply to all development including the construction of new structures, the remodeling of existing structures (see Section 18.360.050), and to a change of use which increases the on-site parking or loading requirements or which changes the access requirements. B. Change or enlargement of use. Should the owner or occupant of a lot or building change or enlarge the use to which the lot or building is put, thereby increasing access and egress requirements, it is unlawful and is a violation of this title to begin or maintain such altered use until the provisions of this chapter have been met if required or until the appropriate approval authority has approved the change. C. When site design review is not required. Where the provisions of Chapter 18.360, Site Development Review, do not apply, the Director shall approve, approve with conditions, or deny an access plan submitted under the provisions of this chapter in conjunction with another permit or land use action. D. Conflict with subdivision requirements. The requirements and standards of this chapter shall not apply where they conflict with the subdivision rules and standards of this title. Cokeley Land Partition 14 City of Tigard May 21 th 2015 Comment:The applicant is proposing to partition the lots and thus this section applies. 18-705.030 GENERAL PROVISIONS A. Continuing obligation of property owner. The provisions and maintenance of access and egress stipulated in this title are continuing requirements for the use of any structure or parcel of real property in the City. Comment: Each property owner of the individual parcel will be responsible for the maintenance of the access and egress onto their parcel. This criterion is met. B. Access plan reguirements. 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. Comment: The applicant has submitted a site plan that illustrates how access, egress and circulation requirements are to be fulfilled (See CO). The applicant has provided a Site Distance Verification for the site as directed which is provided in the exhibits. See Preliminary Sight Distance Form Exhibit C1. C. Joint access. Owners of two or more uses, structures, or parcels of land may agree to utilize jointly the same access and egress when the combined access and egress of both uses, structures, or parcels of land satisfies the combined requirements as designated in this title,provided: 1. Satisfactory legal evidence shall be presented in the form of deeds, easements, leases or contracts to establish the joint use; and 2. Copies of the deeds, easements, leases or contracts are placed on permanent file with the City. Comment: The site plan does not require joint access. This criterion does not apply to this application. D. Public street access.All vehicular access and egress as required in Sections 18.705.030H and 18.705.0301 shall connect directly with a public or private street approved by the City for public use and shall be maintained at the required standards on a continuous basis. Comment: The Parcel 2 will access SW Walnut Terrace via the permanent easement along the west border of Parcel 1.This application meets this criterion. E. Curb cuts. Curb cuts shall be in accordance with Section 18.810.030N. Comment: There will be one new curb cut required at SW Walnut Terrace that will be in accordance with Section 18.810.030N. This criterion is met. Cokeley Land Partition 15 City of Tigard May 21 th 2015 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 industrial complexes. Unless impractical, walkways shall be constructed between new and existing developments and neighboring developments; 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; 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 traffic and parking by either a minimum 6-inch vertical separation (curbed) or a minimum 3-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 signposts, and shall be in compliance with ADA standards; 4. Required walkways shall be paved with hard surfaced materials such as concrete, asphalt, stone, brick, etc. Walkways may be required to be lighted and/or signed as needed for safety purposes. Soft-surfaced public use pathways may be provided only if such pathways are provided in addition to required pathways. Comment:The applicant is proposing a single family home and therefore this section is not applicable. G. Inadequate or hazardous access. 1. Applications for building permits shall be referred to the Commission for review when, in the opinion of the Director, the access proposed: a. Would cause or increase existing hazardous traffic conditions; or b. Would provide inadequate access for emergency vehicles; or c. Would in any other way cause hazardous conditions to exist which would constitute a clear and present danger to the public health, safety, and general welfare. 2. Direct individual access to arterial or collector streets from single-family dwellings and duplex lots shall be discouraged. Direct access to collector or arterial streets shall be considered only if there is no practical alternative way to access the site. If direct access is permitted by the City, the applicant will be required to mitigate for any safety or neighborhood traffic management (7VTAI4) impacts deemed applicable by the City Engineer. This may include, but will not be limited to, the construction of a vehicle turnaround on the site to eliminate the need for a vehicle to back out onto the roadway. 3. In no case shall the design of the service drive or drives require or facilitate the backward movement or other maneuvering of a vehicle within a street, other than an alley. Single-family and duplex dwellings are exempt from this requirement. Cokeley Land Partition 16 City of Tigard May 21 th 2015 Comment: The access proposed for the new parcel is not anticipated to cause hazardous traffic conditions, provide inadequate access for emergency vehicles or present danger to the public. The proposed partition is not located on streets labeled arterial or collector streets, but on a neighborhood route and thus this criterion is not applicable. 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 offacility.) 2. Driveways shall not be permitted to be placed in the influence area of collector or arterial street intersections. Influence area of intersections is that area where queues of traffic commonly form on approach to an intersection. The minimum driveway setback from a collector or arterial street intersection shall be 150 feet, measured from the right-of-way line of the intersecting street to the throat of the proposed driveway. The setback may be greater depending upon the influence area, as determined from City Engineer review of a traffic impact report submitted by the applicant's traffic engineer. In a case where a project has less than 150 feet of street frontage, the applicant must explore any option for shared access with the adjacent parcel. If shared access is not possible or practical, the driveway shall be placed as far from the intersection as possible. 3. The minimum spacing of driveways and streets along a collector shall be 200 feet. The minimum spacing of driveways and streets along an arterial shall be 600 feet. 4. The minimum spacing of local streets along a local street shall be 125 feet. Comment: The applicant is proposing a two-parcel partition located along SW Walnut Terrace, a neighborhood route. Additionally, no streets are proposed within the partition and there are no driveways to be positioned along any collector or arterial streets, and this section is not applicable. 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; TABLE 18.705.1 VEHICL"LAR ACCES&EGRESS REQLTRE.NIEITS: RESIDENTIAL USE(6 OR FEAVER UN71TS Number Dwelling \itub dumber of Minimum Access NVidth Minimum Pavement Unit.Za€s Driveways Required Nvidth 1 or 2 1 1 S' 10' 3-6 1 20, 20' Comment:The applicant is proposing one single family dwelling unit on an individual parcel with an access/egress driveway for that parcel thus satisfying the minimum number of Cokeley Land Partition 17 City of Tigard May 21 th 2015 driveways as it pertains to Table 18.705.2.The applicant will comply with the minimum access width of fifteen feet and the minimum pavement width of ten feet as provided for in the TVFR Fire Apparatus Code (OFC 503). This criterion is met. 3. Private residential access drives shall be provided and maintained in accordance with the provisions of the Uniform Fire Code; Comment: The applicant is proposing a private residential access drive that will be maintained in accordance with the provisions of the Uniform Fire Code. The driving surface will be a minimum of 10 feet and horizontal clearance will be maintained at 20 feet. This criterion is met. 4. Access drives in excess of 150 feet in length shall be provided with approved provisions for the turning around of fare apparatus by one of thefollowing: a.A circular,paved surface having a minimum turn radius measured from center point to outside edge of 35 feet; b.A hammerhead-configured,paved surface with each leg of the hammerhead having a minimum depth of 40 feet and a minimum width of 20 feet; c. The maximum cross slope of a required turnaround is 5%. Comment: The Deputy Fire Marshall John Wolff has reviewed the access to and the location of applicable fire hydrants and street access for this proposed new lot. This criterion is met. 5. Vehicle turnouts, (providing a minimum total driveway width of 24 feet for a distance of at least 30 feet), may be required so as to reduce the need for excessive vehicular backing motions in situations where two vehicles traveling in opposite directions meet on driveways in excess of 200 feet in length; 6. Where permitted, minimum width for driveway approaches to arterials or collector streets shall be no less than 20 feet so as to avoid traffic turning from the street having to wait for traffic exiting the site. Comment:The proposed lot with an access easement will have a driveway that is approximately 127 feet in length.Therefore subsection 5 does not apply. Since SW Walnut Terrace is only a neighborhood route, not a collector or an arterial, subsection 6 does not apply. This criterion is met. CHAPTER 18.715-DENSITY COMP UTA TIONS Cokeley Land Partition 18 City of Tigard May 21 th 2015 I-N 18.715.020 DENSITY CALCULATION A. Definition of net development area. Net development area, in acres, shall be determined by subtracting the following land area(s)from the gross acres, which is all of the land included in the legal description of the property to be developed: 1. All sensitive land areas: a. Land within the 100 year floodplain; b. Land or slopes exceeding 25%; c. Drainage ways; and d. Wetlands. 2. All land dedicated to the public for park purposes; 3. All land dedicated for public rights-of-way. When actual information is not available, the following formulas may be used.• a. Single-family development: allocate 20%of gross acreage; b. Multi family development: allocate 15%of gross acreage. 4. All land proposed for private streets; and 5. A lot of at least the size required by the applicable base zoning district, if an existing dwelling is to remain on the site. Comment: There are no sensitive land areas, floodplains, excessive slopes, drainage ways, wetlands, or dedicated parks. The net development area was determined by subtracting the land dedicated for public rights of way and easement from the gross area. Therefore, the gross area, 17,653 square feet subtracting the dedicated area for the right-of-way radius, 172 square feet equals 17,481 square feet.This criterion is met. 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. Comment: The applicant calculated the maximum number of residential units per net acre by dividing 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 maximum number of additional residential units is (17,481/7,500= 2.33.) which rounds to two parcels. 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). Comment: The minimum number of residential units 2.33 x 0.8 = 1.86 which rounds to one unit meeting the City's minimum density requirements. This criterion is met. Cokeley Land Partition 19 City of Tigard May 21 th 2015 Ift-0- saw- 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. 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 1-112 stories or 25 feet, whichever is less, except that the maximum height may be 2112 stories or 35 feet, whichever is less,provided: a. The proposed dwelling otherwise complies with the applicable dimensional requirements of the zoning district; b. A 10 feet 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 1-112 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 Section 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) Comment: The applicant is proposing a two parcel partition with parcel 2 being considered a flag lot.Therefore, Parcel 2 falls under the directives of this section. The proposed dwelling will comply with the dimensional requirements of the zoning district and a 10 feet side yard will be preserved. On parcel 2,the front of the house for setback purposes, will be to the south.The abutting home on SW Kingsview Ct. lot 6 to the north is two stories in height and thus the building footprint for Parcel 2 will be limited to 2-1/2 stories or 35 feet, whichever is less (section 18.730.020.C.2.c). Any windows 15 or more feet above grade will not face dwelling unit's windows or patios to the west. The applicant will also mitigate any direct views by planting trees to comply with this section 18.730.020.C.2.d. Cokeley Land Partition 20 City of Tigard May 21 th 2015 18.730.030 ZERO LOT LINE SETBACK STANDARDS A. Applicability and limitations. The provisions of this chapter apply to the R-4.5 and R-7 zoning districts and are limited to single-family detached dwelling units. The provisions of this chapter shall be applied in conjunction with: 1.An application for planned development approval under the provisions of Chapter 18.350, Planned Development; 2. An application for subdivision approval under the provisions of Chapter 18.430, Subdivision; or 3.An application for partitioning approval under the provisions of Chapter 18.420, Partition. B. Approval criteria and conditions. 1. The approval authority shall approve, approve with conditions or deny an application for a zero lot line development based on findings that: a. There shall be a 10 foot separation between each residential dwelling structure or garage; b. No residential dwelling shall be placed on a lot line which is common to a lot line which is not apart of the overall development; c. No structure shall be placed on a lot line which is common to a public or private road right-of-way or easement line; and d.A five-foot non-exclusive maintenance easement shall be delineated on the plan for each lot having a zero setback area: (1) The easement shall be on the adjacent lot and shall describe the.maintenance requirements for the zero lot line wall, or deed restrictions must be submitted with the preliminary plat which addresses the maintenance requirements for the zero setback wall of the detached dwellings; and (2) The easement shall be recorded with Washington County and submitted to the City with the recorded final plat prior to the issuance of any building permits within the development. 2. The approval authority requires the following conditions to be satisfied: a. Deed restrictions shall be recorded with Washington County which ensure that: (1) The 10 foot separation between the residential structures shall remain in perpetuity; and (2) The 10 foot separation between the residential structures shall be maintained free from any obstructions other than: (a) The eaves of the structure; (b)A chimney which may encroach into the setback area by not more than two feet; (c)A swimming pool; (d)Normal landscaping; or (e)A garden wall or fence equipped with a gate for emergency access and maintenance purposes. b. Easements shall be granted where any portion of the structure or architectural feature projects over a property line; and c. The maximum lot coverage for zero lot line shall not exceed the maximum lot coverage for the base zone. Cokeley Land Partition 21 City of Tigard May 21 th 2015 C. implication submission requirements. All applications shall be made on forms provided by the Director in accordance with Chapter 18.350, Planned Developments, Chapter 18.430, Subdivisions, or Chapter 18.420, Partitions, and shall be accompanied by: 1. Copies of the plat plan indicating building and easement location and dimensions, and necessary data or narrative which explains how the development conforms to the standards; 2. A list of names and addresses of all property owners of record immediately abutting the site; 3.All other requirements of Chapters 18.350, 18.430 and 18.420 shall apply. Comment:The applicant is not requesting a zero lot line,thus this criterion is not applicable. 18.730.040 ADDITIONAL SETBACK REQUIREMENTS A. Additional setbackfrom roadway. 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-hafof the projected road width as shown on the transportation map. B. Distance between multi family residential structure and other structures on site. 1. To provide privacy, light, air, and access to the multiple and attached residential dwellings within a development, the following separations shall apply: a.Buildings with windowed walls facing buildings with windowed walls shall have a 25- foot separation; b.Buildings with windowed walls facing buildings with a blank wall shall have a 15-foot separation; c. Buildings with opposing blank walls shall have a 10 foot separation; d. Building separation shall also apply to buildings having projections such as balconies, bay windows and room projections; and e. Buildings with courtyards to maintain separation of opposing walls as listed in Subsections 1-3 above for walls in separate buildings. 2. Where buildings exceed a horizontal dimension of 60 feet or exceed 30 feet in height, the minimum wall separation shall be one foot for each 15 feet of building length over 50 feet and two feet for each 10 feet of building height over 30 feet. 3. Driveways,parking lots, and common or public walkways shall maintain the following separation for dwelling units within eight feet of the ground level: a.Driveways and parking lots shall be separated from windowed walls by at least eight feet;walkways running parallel to the face of the structures shall be separated by at least five feet; and b.Driveways and parking lots shall be separated from living room windows by at least 10 feet; walkways running parallel to the face of the structure shall be separated by at least seven feet. C. When no yard setback is required. In zoning districts where a side yard or a rear yard setback is not required, a structure which is not to be built on the property line shall be set backfrom the property line by a distance in accordance with the State Building Code requirements. (Ord. 02-33) Cokeley Land Partition 22 City of Tigard May 21 th 2015 Comment: The proposal does not require an additional setback due to the yard not abutting a street as required according to the City's transportation plan map. Thus this criterion is not applicable. CHAPTER 18.745-LANDSCAPING AND SCREENING 18.745.020 APPLICABILITY A. Applicability. The provisions of this chapter shall apply to all development including the construction of new structures, remodeling of existing structures where the landscaping is nonconforming (Section 18.760.040.C), and to a change of use which results in the need for increased on-site parking or loading requirements or which changes the access requirements. B. When site development review does not apply. Where the provisions of Chapter 18.360, Site Development Review, do not apply, the Director shall approve, approve with conditions, or deny a plan submitted under the provisions of this chapter by means of a Type I procedure, as governed by Section 18.390.030, using the applicable standards in this chapter. C. Site plan requirements. The applicant shall submit a site plan. The Director shall provide the applicant with detailed information about this submission requirement. Comment: Since this partition creates one new lot for a single family detached dwelling, Per Section 18.360.20, a full landscape plan is not required. Landscaping will be provided once the home is constructed, but the specific design will not be determined at this stage of the development.This criterion is met. 18.745.030 GENERAL PROVISIONS A. Obligation to maintain. Unless otherwise provided by the lease agreement, the owner, tenant and his agent, if any, shall be jointly and severally responsible for the maintenance of all landscaping and screening which shall be maintained in good condition so as to present a healthy, neat and orderly appearance, shall be replaced or repaired as necessary, and shall be kept free from refuse and debris. Comment:The applicant will be responsible for the maintenance of the landscaping until the property is sold to an individual homeowner. At that time, the new homeowner will maintain the landscaping and screening.This criterion is met. B. Pruningrequired. All plant growth in landscaped areas of developments shall be controlled by pruning, trimming or otherwise so that: L It will not interfere with the maintenance or repair of any public utility; 2. It will not restrict pedestrian or vehicular access; and 3. It will not constitute a traffic hazard because of reduced visibility. Cokeley Land Partition 23 City of Tigard May 21 th 2015 Comment: All landscaping will be maintained by the homeowner to allow for maintenance or repair of public utility to allow pedestrian or vehicular access, and to increase traffic visibility. This criterion is met C. Installation requirements. The installation of all landscaping shall be as follows: 1. All landscaping shall be installed according to accepted planting procedures; 2. The plant materials shall be of high grade, and shall meet the size and grading standards of the American Standards for Nurberg Stock(ANSI Z60, 1-1986, and any future revisions); and 3. Landscaping shall be installed in accordance with the provisions of this title. Comment: All landscaping will be installed according to accepted planting procedures, be of high grade and meet the size and grading standards, and will be installed to meet the provisions of this title. D. Certilcate of Occupancy. Certificates of occupancy shall not be issued unless the landscaping requirements have been met or other arrangements have been made and approved by the City such as the posting of a bond. Comment:The applicant acknowledges that certificates of occupancy will not be issued until the landscaping requirements have been met to comply with this section. E. Protection of existing vegetation. Existing vegetation on a site shall be protected as much as possible: 1. The developer shall provide methods for the protection of existing vegetation to remain during the construction process; and 2. The plants to be saved shall be noted on the landscape plans (e.g., areas not to be disturbed can be fenced, as in snow fencing which can be placed around individual trees). Comment: All trees are to remain on site except for those marked for removal on the Tree Removal Plan. Appropriate tree protection fencing and other measures will be taken to preserve trees being retained during the construction process.This criterion is met. (See Exhibit C2,Tree Removal and Mitigation Plan.) F. Care of landscaping along public rights-of-way. Appropriate methods for the care and maintenance of street trees and landscaping materials shall be provided by the owner of the property abutting the rightsof-way unless otherwise required for emergency conditions and the safety of the general public. Comment: The homeowners along SW Walnut Terrace (Parcel 1) will maintain the landscaping materials along the rights-of-way to comply with this section.As shown on Exhibit C2 two new trees will be planted along SW Walnut Terrace that will serve as street trees.This criterion is met. Cokeley Land Partition 24 City of Tigard May 21 th 2015 G. Conditions of approval of existing vegetation. The review procedures and standards for required landscaping and screening shall be specified in the conditions of approval during development review and in no instance shall be less than that required for conventional development. Comment: The applicant will not plant trees, shrubs or other plantings over 18 inches in height along areas that may interfere with the vision clearance triangle. All landscaping standards, as detailed by this code, will be met as part of the overall development of one new single-family homes in a single family zoning district.This criterion is met. H. Height restrictions abutting public rights-of-way. No trees, shrubs or plantings more than 18 inches in height shall be planted in the public right-of-way abutting roadways having no established curb and gutter. Comment:The applicant will not plant trees, shrubs or plants that are more than 18 inches in height in the public right of way abutting roadways that have no established curb and gutter. This criterion is met. 18.745.040 STREET TREES A. Protection of existing vegetation.All development projects fronting on a public street,private street or a private driveway more than 100 feet in length approved after the adoption of this title shall be required to plant street trees in accordance with the standards in Section 18.745.040.C. Comment: Parcel 1 of this development fronts SW Walnut Terrace. Two street trees will be planted along this street. This criterion is met. B. Street treel� list. Certain trees can severely damage utilities, streets and sidewalks or can cause personal injury.Approval of any planting list shall be subject to review by the Director. C. Size and spacing of street trees. 1. Landscaping in the front and exterior side yards shall include trees with a minimum caliper of two inches at four feet in height as specified in the requirements stated in Section 18.745.040.C.2 below; 2. The specific spacing of street trees by size of tree shall be as follows: a. Small or narrow-stature trees under 25 feet tall and less than 16 feet wide branching at maturity shall be spaced no greater than 20 feet apart; b. Medium-sized trees 25 feet to 40 feet tall, 16 feet to 35 feet wide branching at maturity shall be spaced no greater than 30 feet apart; c. Large trees over 40 feet tall and more than 35 feet wide branching at maturity shall be spaced no greater than 40 feet apart; d. Except for signalized intersections as provided in Section 18.745.040.H, trees shall not be planted closer than 20 feet from a street intersection, nor closer than two feet from private driveways (measured at the back edge of the sidewalk),fire hydrants or utility poles to maintain visual clearance; Cokeley Land Partition 25 City of Tigard May 21 th 2015 e. No new utility pole location shall be established closer than five feet to any existing street tree; f. Tree pits shall be located so as not to include utilities (e.g., water and gas meters) in the tree well; g. On premises utilities (e.g., water and gas meters)shall not be installed within existing tree well areas; h. Street trees shall not be planted closer than 20 feet to light standards; L New light standards shall not be positioned closer than 20 feet to existing street trees except when public safety dictates, then they may be positioned no closer than 10 feet; j. Where there are overhead power lines, the street tree species selected shall be of a type which, at full maturity, will not interfere with the lines; k. Trees shall not be planted within two feet from the face of the curb; and 1. Trees shall not be planted within two feet of any permanent hard surface paving or walkway: (1) Space between the tree and the hard surface may be covered by a nonpermanent hard surface such as grates, bricks on sand,paver blocks and cobblestones; and (2) Sidewalk cuts in concrete for tree planting shall be at least four by four feet to allow for air and water into the root area. Comment: Parcel 1 of this development fronts SW Walnut Terrace.Two street trees will be planted along this street. This criterion is met. D. Pruning requirements. Trees, as they grow, shall be pruned to provide at least eight feet of clearance above sidewalks and 13 feet above local street, 1 S feet above collector street, and 18 feet above arterial street roadway surfaces. Comment: If conditioned, any street trees will be pruned and maintained by the applicant until new owners purchase the individual parcels. At that time, the new homeowners will maintain the trees to meet the requirements of the section. E. Cut and fill around existing trees. Existing trees may be used as street trees if no cutting or filling takes place within the drip-line of the tree unless an adjustment is approved by the Director by means of a Type I procedure, as governed by Section 18.390.030, using approval criteria in Section 18.370.020.C.4.a. Comment: The applicant will plant two new street trees. This criterion is not applicable. F. Replacement of street trees. Existing street trees removed by development projects or other construction shall be replaced by the developer with those types of trees approved by the Director. The replacement trees shall be of a size and species similar to the trees that are being removed unless lesser sized alternatives are approved by the Director. Cokeley Land Partition 26 City of Tigard May 21 th 2015 G. Granting of adjustments. Adjustments to the street tree requirements may be granted by the Director by means of a Type I procedure, as regulated in Section 18.390.030, using approval criteria in Section 18.370.020.C.4.b. H. Location of trees near signalized intersections. The Director may allow trees closer to specified intersections which are signalized,provided the provisions of Chapter 18.795, Visual Clearance, are satisfied. Comment: None of the existing street trees are to be removed or replaced. This criterion is not applicable. 18.745.050 BUFFERING AND SCREENING A. General provisions. 1. It is the intent that these requirements shall provide for privacy and protection and reduce or eliminate the adverse impacts of visual or noise pollution at a development site, without unduly interfering with the view from neighboring properties or jeopardizing the safety of pedestrians and vehicles; 2. Buffering and screening is required to reduce the impacts on adjacent uses which are of a different type in accordance with the matrices in this chapter(Tables 18.745.1 and 18.745.2). The owner of each proposed development is responsible for the installation and effective maintenance of buffering and screening. When different uses would be abutting one another except for separation by a right-of-way, buffering, but not screening, shall be required as specified in the matrix; 3. In lieu of these standards, a detailed buffer area landscaping and screening plan may be submitted for the Director's approval as an alternative to the buffer area landscaping and screening standards,provided it affords the same degree of buffering and screening as required by this code. Comment:All adjacent uses to this property are the same zoning classification of R-4.5 and are detached single units. The buffer matrix states that no additional buffering or screening is required.There is already existing fencing that screens the access driveway to the west where it is abutting the neighboring property owners (See C1). Thus, this criterion is met. B. Buffering and screening requirements. 1. A buffer consists of an area within a required setback adjacent to a property line and having a depth equal to the amount specified in the buffering and screening matrix and containing a length equal to the length of the property line of the abutting use or uses; 2. A buffer area may only be occupied by utilities, screening, sidewalks and bikeways, and landscaping. No buildings, accessways or parking areas shall be allowed in a buffer area except where an accessway has been approved by the City; 3. A fence, hedge or wall, or any combination of such elements, which are located in any yard is subject to the conditions and requirements of Sections 18.745.050.B.8 and 18.745.050.D; Cokeley Land Partition 27 City of Tigard May 21 th 2015 4. The minimum improvements within a buffer area shall consist of combinations for landscaping and screening as specified in Table 18.745.1. In addition, improvements shall meet the following specifications: a.At least one row of trees shall be planted. They shall have a minimum caliper of two inches at four feet in height above grade for deciduous trees and a minimum height of five feet high for evergreen trees at the time of planting. Spacing for trees shall be as follows: (1) Small or narrow-stature trees, under 25 feet tall or less than 16 feet wide at maturity shall be spaced no further than 15 feet apart; (2) Medium-sized trees between 25 feet to 40 feet tall and with 16 feet to 35 feet wide branching at maturity shall be spaced no greater than 30 feet apart; (3) Large trees, over 40 feet tall and with more than 35 feet wide branching at maturity, shall be spaced no greater than 30 feet apart. b.In addition, at least 10 five-gallon shrubs or 20 one-gallon shrubs shall be planted for each 1,000 square feet of required buffer area; c. The remaining area shall be planted in lawn or other living ground cover. 5. Where screening is required the following standards shall apply in addition to those required for buffering: a.A hedge of narrow or broad leaf evergreen shrubs shall be planted which will form a four foot continuous screen of the height specified in Table 18.745.2 within two years of planting; or b.An earthen berm planted with evergreen plant materials shall be provided which will form a continuous screen of the height specified in Table 18.745.2 within two years. The implanted portion of the berm shall be planted in lawn or other living ground cover; or c.A fence or wall of the height specified in Table 18.745.2 shall be constructed to provide a continuous sight obscuring screen. 6. Buffering and screening provisions shall be superseded by the vision clearance requirements as set forth in Chapter 18.795; 7. When the use to be screened is downhill from the adjoining zone or use, the prescribed heights of required fences, walls, or landscape screening shall be measured from the actual grade of the adjoining property. In this case,fences and walls may exceed the permitted six foot height at the discretion of the director as a condition of approval. When the grades are so steep so as to make the installation of walls,fences or landscaping to the required height impractical, a detailed landscape/screening plan shall be submitted for approval; 8. Fences and walls a. Fences and walls shall be constructed of any materials commonly used in the construction offences and walls such as wood, stone, rock or brick, or otherwise acceptable by the Director; b. Such fence or wall construction shall be in compliance with other City regulations; c. Walls shall be a minimum of six inches thick; and d. Chain link fences with slats shall qualify for screening. However, chain link fences without slats shall require the planting of a continuous evergreen hedge to be considered screening. 9. Hedges Cokeley Land Partition 28 City of Tigard May 21 th 2015 a.An evergreen hedge or other dense evergreen landscaping may satisfy a requirement for a sight-obscuring fence where required subject to the height requirement in Sections 18.745.050.C.2.a and 18.745.050.C.2.b; b. Such hedge or other dense landscaping shall be properly maintained and shall be replaced with another hedge, other dense evergreen landscaping, or a fence when it ceases to serve the purpose of obscuring view; and C. No hedge shall be grown or maintained at a height greater than that permitted by these regulations for a fence or wall in a vision clearance area as set forth in Chapter 18.795. Comment: All adjacent uses to this property are the same zoning classification of R-4.5 and are detached single units.The buffer matrix states that no additional buffering or screening is required.There is already existing fencing that screens the access driveway to the west where it is abutting the neighboring property owners (See Cl).Thus, this criterion is met. C. Setbacks for fences or walls. 1. No fence or wall shall be constructed which exceeds the standards in Section 18.745.050.C.2 except when the approval authority, as a condition of approval, allows that a fence or wall be constructed to a height greater than otherwise permitted to mitigate against potential adverse effects; 2. Fences or walls: a. May not exceed three feet in height in a required front yard along local streets or eight feet in all other locations and, in all other cases, shall meet vision clearance area requirements in Chapter 18.795; b. Are permitted up to six feet in height in front yards adjacent to any designated arterial or collector street. For any fence over three feet in height in the required front yard area, permission shall be subject to administrative review of the location of the fence or wall. 3.All fences or walls shall meet vision clearance area requirements in Chapter 18.795; 4.All fences or walls greater than six feet in height shall be subject to building permit approval. Comment:The applicant does not propose any fences or walls along local streets nor will any walls or fences be taller than eight feet in height.This criterion is met. D. Height restrictions. 1. The prescribed heights of required fences, walls or landscaping shall be measured from the actual adjoining level offinished grade, except that where parking, loading, storage or similar areas are located above finished grade, the height offences, walls or landscaping required to screen such areas or space shall be measured from the level of such improvements; 2. An earthen berm and fence or wall combination shall not exceed the six-foot height limitation for screening. Comment: The applicant does not propose fences that would exceed the height restriction of this section. This criterion is met. Cokeley Land Partition 29 City of Tigard May 21 th 2015 E. Screeninspecial provisions. 1. Screening and landscaping of parking and loading areas: a. Screening of parking and loading areas is required. The specifications for this screening are as follows: (1)Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. These design features may include the use of landscaped berms, decorative walls and raised planters; (2)Landscape planters may be used to define or screen the appearance of offstreet parking areas from the public right-of-way; (3) Materials to be installed should achieve a balance between low lying and vertical shrubbery and trees; (4) Trees shall be planted in landscaped islands in all parking areas, and shall be equally distributed and on the basis of one tree for each seven parking spaces in order to provide a canopy effect; and (5) The minimum dimension of the landscape islands shall be three feet and the landscaping shall be protected from vehicular damage by some form of wheel guard or curb. 2. Screening of service facilities. Except for one family and two-family dwellings, any refuse container or disposal area and service facilities such as gas meters and air conditioners which would otherwise be visible from a public street, customer or resident parking area, any public facility or any residential area shall be screened from view by placement of a solid wood fence or masonry wall between five and eight feet in height.All refuse materials shall be contained within the screened area; 3. Screening of swimming pools.All swimming pools shall be enclosed as required by City of Tigard Building Code; 4. Screening of refuse containers. Except for one-and two-family dwellings, any refuse container or refuse collection area which would be visible from a public street,parking lot, residential or commercial area, or any public facility such as a school or park shall be screened or enclosed from view by placement of a solid wood fence, masonry wall or evergreen hedge.All refuse shall be contained within the screened area. Comment: The applicant is not proposing any screening situation that would trigger the special provisions of this code section. Therefore, this section is not applicable. F. Buffer Matrix. 1. The Buffer Matrices contained in Tables 18.745.1 and 18.745.2 shall be used in calculating widths of buffering/screening and required improvements to be installed between proposed uses and abutting uses or zoning districts; 2. An application for a variance to the standards required in Tables 18.745.1 and 18.745.2, shall be processed as a Type Hprocedure, as regulated by Section 18.390.040, using approval criteria in Section 18.370.010. (Ord. 02-33) Cokeley Land Partition 30 City of Tigard May 21 th 2015 Comment: All uses adjacent to this property are under the same zoning classification of R-4.5 and are detached single units so that no additional buffering or screening is required.This criterion does not apply. 18.745.060 RE-VEGETATION A. When re-vegetation is required. Where natural vegetation has been removed through grading in areas not affected by the landscaping requirements and that are not to be occupied by structures, such areas are to be replanted as set forth in this section to prevent erosion after construction activities are completed. Comment: This application is not proposing grading within the right-of-way. However, if there are any areas affected by grading, which are not occupied by a structure, they will be replanted to prevent erosion after construction. Therefore, this criterion is met. B. Preparation for re-vegetation. Topsoil removed from the surface in preparation for grading and construction is to be stored on or near the sites and protected from erosion while grading operations are underway; and L Such storage may not be located where it would cause suffocation of root systems of trees intended to be preserved; and 2. After completion of such grading, the topsoil is to be restored to exposed cut and fill embankments or building pads to provide a suitable base for seeding and planting. Comment:This application is proposing minimal grading on the site as part of this application. However;if topsoil is removed during construction of the utility improvements then any topsoil removed for grading and construction will be stored on or near the site and protected from erosion as detailed in this section. After grading, the soil will be restored on the site for planting. Therefore,this criterion is met. C. Methods of re-vegetation. 1.Acceptable methods of re-vegetation include hydro-mulching or the planting of rye grass, barley, or other seed with equivalent germination rates, and: a. Where lawn or turf grass is to be established, lawn grass seed or other appropriate landscape cover is to be sown at not less than four pounds to each 1,000 square feet of land area; b. Other re-vegetation methods offering equivalent protection may be approved by the approval authority; C. Plant materials are to be watered at intervals sufficient to ensure survival and growth; and d. The use of native plant materials is encouraged to reduce irrigation and maintenance demands. Cokeley Land Partition 31 City of Tigard May 21 th 2015 Comment: The applicant will perform all re-vegetation as described above to fully comply with the standards set forth in this Code Section.This criterion is met. CHAPTER 18.765 - OFF-STREET PARKING AND LOADING REQUIREMENTS 18.765.020 APPLICABILITY OF PROVISIONS A. New construction.At the time of the erection of a new structure within any zoning district, off street vehicle parking will be provided in accordance with Section 18.765.070. Comment: The applicant is proposing a two-parcel partition which will be designed for single family homes; therefore,this standard is applicable to the development. 18.765.030 GENERAL PROVISIONS A. Vehicle parking plan requirements. No building or other permit shall be issued until scaled plans are presented and approved as provided by this chapter that show how access, egress and circulation requirements are to be fulfilled. The applicant shall submit a site plan. The Director shall provide the applicant with detailed information about this submission requirement. B. Location of vehicle parking. The location of off-street parking will be as follows: 1. Off-street parking spaces for single-family and duplex dwellings and single-family attached dwellings shall be located on the same lot with the dwelling(s); Comment: The Preliminary Site plat shows how access, egress and circulation to access each lot will be granted.The future one new home proposed at this time will have ample room to allow passenger vehicles park off the street. C. Joint parking. D. Parking in mixed-use projects. E. Visitor parking in multi-amily residential developments. F. Preferential long-term carpool/vanpool parking. G. Disabled-accessible parking. H. DEQ indirect source construction permit. Comment: None of the above items are being proposed as a part of this application; therefore, sections C-H are not applicable to the development. 18.765.040 GENERAL DESIGN STANDARDS A. Maintenance of,parking areas. All parking lots shall be kept clean and in good repair at all times. Breaks in paved surfaces shall be repaired promptly and broken or splintered wheel stops shall be replaced so that their function will not be impaired. Cokeley Land Partition 32 City of Tigard May 21 th 2015 Comment: A parking lot is not being proposed with this application; therefore, this section is not applicable to the development. B.Access drives. With regard to access to public streets from off-street parking: 1. Access drives from the street to off-street parking or loading areas shall be designed and constructed to facilitate the flow of traffic and provide maximum safety for pedestrian and vehicular traffic on the site; 2. The number and size of access drives shall be in accordance with the requirements of Chapter, 18.705,Access, Egress and Circulation; 3. Access drives shall be clearly and permanently marked and defined through use of rails, fences, walls or other barriers or markers on frontage not occupied by service drives; 4. Access drives shall have a minimum vision clearance in accordance with Chapter 18.795, Visual Clearance; 5.Access drives shall be improved with an asphalt or concrete surface;and 6. Excluding single-family and duplex residences, except as provided by Subsection 18.810.030P, groups of two or more parking spaces shall be served by a service drive so that no backing movements or other maneuvering within a street or other public right-of-way will be required. Comment: The access drives for the dwelling unit will comply with all of the standards required for single-family detached residences as stated within this Code Section.This criterion is met. H. Parking space surfacing. 1. Except for single-family and duplex residences, and for temporary uses or fleet storage areas as authorized in 18.765.040.H.3 and 4 below, all areas used for the parking or storage or maneuvering of any vehicle, boat or trailer shall be improved with asphalt or concrete surfaces; 2. Off-street parking spaces for single and two-family residences shall be improved with an asphalt or concrete surface; Comment: All off-street parking spaces will be improved with an asphalt or concrete surface to comply with this standard for single-family residences. K. Drainage. Off-street parking and loading areas shall be drained in accordance with specifications approved by the City Engineer to ensure that ponds do not occur, except for single-family and duplex residences, off-street parking and loading facilities shall be drained to avoid flow of water across public sidewalks. Comment: All off-street parking spaces for the single-family residences will be well-drained. Since sidewalks are not proposed, sheet flow will not occur over them. Parcel 2 and it's accessway will drain via new piping installed to attach to the storm drain at the westside of the property. Parcel 1 will continue to drain to a storm line on the southern property line boundary. Therefore, this criterion has been met. Cokeley Land Partition 33 City of Tigard May 21 th 2015 18.765.050 BICYCLE PARKING DESIGN STANDARDS Table 18.765.2 Minimum and Maximum Required Off-street Vehicle and Bicycle Parking Requirements RESIDENTIAL MINIMUM ZONE A MAXIMUM ZONE B BICYCLE Household Living Single Unit, Detached 1.0/DU None(M None(Ap None(A4) Accessory Units 1.0/DU None None None (Al):Metro Requirement Comment: According to Table 18.765.2, bicycle parking is not required with this application. 18.765.070 MINIMUMAND MAXIMUM OFF-STREET PARKING REQUIREMENTS A. Parking requirements for unlisted uses. 1. The Director may rule that a use, not specifically listed in Section 18.765.070.H, is a use similar to a listed use and that the same parking standards shall apply. If the applicant requests that the Director's decision be rendered in writing, it shall constitute a Director's Interpretation, as governed by Section 18.340; 2. The Director shall maintain a list of approved unlisted use parking requirements which shall have the same effect as an amendment to this chapter. B. Choice of parking requirements. When a building or use is planned or constructed in such a manner that a choice of parking requirements could be made, the use which requires the greater number of parking spaces shall govern. H. Specific requirements. (See Table 18.765.2) (Ord. 02-13) Comment:The applicant is proposing a two-parcel partition for the development of a single family detached dwelling units, within the R-4.5 zone, a listed use. The minimum required off street parking space is 1.0/DU, per Table 18.765.2. Residential developments do not have a maximum off-street parking space requirement. 18.765.080 OFF-STREET LOADING REQUIREMENTS A. Off-street loading spaces. Commercial, industrial and institutional buildings or structures to be built or altered which receive and distribute material or merchandise by truck shall provide and maintain offstreet loading and maneuvering space as follows: Comment: The applicant is proposing development in a residential zone, R-4.5; therefore,this section is not applicable to the development. CHAPTER 18.790 - TREE REMOVAL Cokeley Land Partition 34 City of Tigard May 21 th 2015 18.790.030 TREE PLAN REQUIREMENT A. Tree plan required. A tree plan for the planting, removal and protection of trees prepared by a certified arborist shall be provided for any lot,parcel or combination of lots or parcels for which a development application for a subdivision,partition, site development review,planned development or conditional use is filed. Protection is preferred over removal wherever possible. Comment:The applicant has prepared a tree plan in compliance with this Code Section. It can be found in Exhibit C2. In addition to the tree plan, the applicant has supplied an arborist report prepared by a certified arborist, as required by the City which reflects the planting, removal and protection of trees.This criterion is met. B. Plan requirements. The tree plan shall include the following: 1. Identification of the location, size and species of all existing trees including trees designated as significant by the city; Comment:The tree assessment from the tree plan identifies the location, size and species of all existing trees on the proposed site. See Arborist Report Al and Tree Plan C2. 2. Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18.790.060D, in accordance with the following standards and shall be exclusive of trees required by other development code provisions for landscaping, streets and parking lots: a. Retention of less than 25%of existing trees over 12 inches in caliper requires a mitigation program in accordance with Section 18.790.060D of no net loss of trees; b. Retention of from 25%to 50%of existing trees over 12 inches in caliper requires that two thirds of the trees to be removed be mitigated in accordance with Section 18.790.060D,- C. 8.790.060D;c. Retention of from 50%to 75%of existing trees over 12 inches in caliper requires that 50 percent of the trees to be removed be mitigated in accordance with Section 18.790.060D; d. Retention of 75%or greater of existing trees over 12 inches in caliper requires no mitigation. Comment: Of the 5 trees inventoried on site, 3 are recommended for retention and 2 are recommended for removal including 1 tree in hazardous condition and 1 tree recommended for removal because of the planned partition. See Arborist Report Al 3. Identification of all trees which are proposed to be removed; Comment:All trees to be removed have been identified on the Tree Removal Plan C2. Cokeley Land Partition 35 City of Tigard May 21 th 2015 4.A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. Comment: The Tree Plan illustrates all trees scheduled for removal.The plan notes that existing trees are to be protected during construction and protective measures will be further identified on the construction plans for this development (See C2). This criterion is met. C. Subsequent tree removal. Trees removed within the period of one year prior to a development application listed above will be inventoried as part of the tree plan above and will be replaced according to Section 18.790.060D. Comment: No trees greater than 12"were removed in the period one year prior to this application. This criterion is met. 18.790.040 INCENTIVES FOR TREE RETENTION A. Incentives. To assist in the preservation and retention of existing trees, the Director may apply one or more of the following incentives as part of development review approval and the provisions of a tree plan according to Section 18.790.030: 1. Density bonus. For each 2%of canopy cover provided by existing trees over 12 inches in caliper that are preserved and incorporated into a development plan, a I%bonus may be applied to density computations of Chapter 18.715. No more than a 20%bonus may be granted for any one development. The percentage density bonus shall be applied to the number of dwelling units allowed in the underlying zone. This bonus is not applicable to trees preserved in areas of floodplain, slopes greater than 25916, drainage ways, or wetlands that would otherwise be precluded from development; 2. Lot size averaging. To retain existing trees over 12 inches in caliper in the development plan for any land division under Chapter 18.400, lot size may be averaged to allow lots less than the minimum lot size allowed by the underlying zone as long as the average lot area for all lots and private open space is not less than that allowed by the underlying zone. No lot area shall be less than 80%of the minimum lot size allowed in the zone; 3. Lot width and depth. To retain existing trees over 12 inches in caliper in the development plan for any land division under Chapter 18.400, lot width and lot depth may be reduced up to 20%of that required by the underlying zone; 4. Commercial/industrial/civic use parking. For each 2%of canopy cover provided by existing trees over 12 inches in caliper that are preserved and incorporated into a development plan for commercial, industrial or civic uses listed in Section 18.765.080, Minimum and Maximum Off- Street Parking Requirements, a 1%reduction in the amount of required parking may be granted. No more than a 20%reduction in the required amount of parking may be granted for any one development; 5. Commercial/industrial/civic use landscaping. For each 2%of canopy cover provided by existing trees over 12 inches in caliper that are preserved and incorporated into a development plan, a Cokeley Land Partition 36 City of Tigard May 21th 2015 1%reduction in the required amount of landscaping may be granted. No more than 20%of the required amount of landscaping may be reduced for any one development. B. Subsequent removal of a tree.Any tree preserved or retained in accordance with this section may thereafter be removed only for the reasons set out in a tree plan, in accordance with Section 18.790.030, or as a condition of approval for a conditional use, and shall not be subject to removal under any other section of this chapter. The property owner shall record a deed restriction as a condition of approval of any development permit affected by this section to the effect that such tree may be removed only if the tree dies or is hazardous according to a certified arborist. The deed restriction may be removed or will be considered invalid if a tree preserved in accordance with this section should either die or be removed as a hazardous tree. The form of this deed restriction shall be subject to approval by the Director. C. Site development mod(cations -ranted as incentives.A modification to development requirements granted under this section shall not conflict with any other restriction on the use of the property, including but not limited to easements and conditions of development approval. D. Design modifications of public improvements. The City Engineer may adjust design specifications ofpublic improvements to accommodate tree retention where possible and where it would not interfere with safety or increase maintenance costs. Comment: This section is not applicable. 18.790.050 PERMITAPPLICABILITy A. Removal permit required. Tree removal permits shall be required only for the removal of any tree which is located on or in a sensitive land area as defined by Chapter 18.775. The permit for removal of a tree shall be processed as a Type I procedure, as governed by Section 18.390.030, using the following approval criteria: 1. Removal of the tree must not have a measurable negative impact on erosion, soil stability,flow of surface waters or water quality as evidenced by an erosion control plan which precludes: a. Deposits of mud, dirt, sediment or similar material exceeding 1/2 cubic foot in volume on public or private streets, adjacent property, or into the storm and surface water system, either by direct deposit, dropping, discharge or as a result of the action of erosion; b. Evidence of concentrated flows of water over bare soils; turbid or sediment-laden flows; or evidence of on-site erosion such as rivulets on bare soil slopes where the flow of water is not filtered or captured on site using the techniques of Chapter 5 of the Washington County Unified Sewerage Agency Environmental Protection and Erosion Control rules. 2. Within stream or wetland corridors, as defined as 50 feet from the boundary of the stream or wetland, tree removal must maintain no less than a 75%canopy cover or no less than the existing canopy cover if the existing canopy cover is less than 75%. B. Effective date o,f permit.A tree removal permit shall be effective for one and one-half years from the date of approval. C. Extension. Upon written request by the applicant prior to the expiration of the existing permit, a tree removal permit shall be extended for a period of up to one year if the Director finds that the applicant is in compliance with all prior conditions of permit approval and that no material facts stated in the original application have changed. Cokeley Land Partition 37 City of Tigard May 21 th 2015 Ift.0" �i D. Removal permit not required. A tree removal permit shall not be required for the removal of a tree which: 1. Obstructs visual clearance as defined in Chapter 18.795 of the title; 2. Is a hazardous tree; 3. Is a nuisance affecting public safety as defined in Chapter 7.40 of the Municipal Code; 4. Is used for Christmas tree production or land registered with the Washington County Assessor's office as tax-deferred tree farm or small woodlands, but does not stand on sensitive lands. E. Prohibition of commercial forestry. Commercial forestry as defined by Section 18.790.020 A.2., excluding D.4. above, is not permitted. Comment: No portion of the site is within a sensitive land as defined by Chapter 18.775.This criterion is not applicable. 18.790.060 ILLEGAL TREE REMOVAL A. Violations. The following constitute a violation of this chapter: 1. Removal of a tree: a. Without a valid tree removal permit; or b. In noncompliance with any condition of approval of a tree removalpermit; or c. In noncompliance with any condition of any City permit or development approval;or d. In noncompliance with any other section of this title. 2. Breach of a condition of any City permit or development approval, which results in damage to a tree or its root system. B. Remedies. If the Director has reason to believe that a violation of this chapter has occurred, then he or she may do any or all of the following: 1. Require the owner of the land on which the tree was located to submit sufficient documentation, which may include a written statement from a qualified arborist or forester, showing that removal of the tree was permitted by this chapter; 2. Pursuant to Section 18.390.050., initiate a hearing on revocation of the tree removal permit and/or any other permit or approval for which this chapter was an approval standard; 3. Issue a stop order pursuant to Section 18.230 of this title; 4. Issue a citation pursuant to Chapter 1.16 of the Municipal Code; 5. Take any other action allowed by law. C.Fines. Notwithstanding any other provision of this title, any party found to be in violation of this chapter pursuant to Section 1.16 of the Municipal Code shall be subject to a civil penalty of up to$500 and shall be required to remedy any damage caused by the violation. Such remediation shall include, but not be limited to, the following: 1. Replacement of unlawfully removed or damaged trees in accordance with Section D below; and 2. Payment of an additional civil penalty representing the estimated value of any unlawfully removed or damaged tree, as determined using the most current International Society of Arboriculture's Guide for Plant Appraisal. D.Guidelines for replacement. Replacement of a tree shall take place according to the following guidelines: Cokeley Land Partition 38 City of Tigard May 21 th 2015 1.A replacement tree shall be a substantially similar species taking into consideration site characteristics; 2. If a replacement tree of the species of the tree removed or damaged is not reasonably available, the Director may allow replacement with a different species of equivalent natural resource value,- 3. alue;3. If a replacement tree of the size cut is not reasonably available on the local market or would not be viable, the Director shall require replacement with more than one tree in accordance with the following formula: The number of replacement trees required shall be determined by dividing the estimated caliper size of the tree removed or damaged by the caliper size of the largest reasonably available replacement trees. If this number of trees cannot be viably located on the subject property, the Director may require one or more replacement trees to be planted on other property within the City, either public property or, with the consent of the owner, private property; 4. The planting of a replacement tree shall take place in a manner reasonably calculated to allow growth to maturity. E. In lieu-tpayment. In lieu of tree replacement under Section D above, a party may, with the consent of the Director, elect to compensate the City for its costs in performing such tree replacement. F. Exclusivity. The remedies set out in this section shall not be exclusive. Comment: The applicant is proposing to meet and follow the guidelines for obtaining a permit for any tree removal, mitigation and tree permits required for this proposal.The applicant does not foresee any tree removal without a permit to trigger compliance with § 18.790.060 (D). This criterion is met. CHAPTER 18.795 - VISUAL CLEARANCE AREAS 18.795.020 APPLICABILITY OF PROVISIONS A. When provisions aply. The provisions of this chapter shall apply to all development including the construction of new structures, the remodeling of existing structures and to a change of use which increases the on-site parking or loading requirements or which changes the access requirements. B. When site development review is not required. Where the provisions of Chapter 18.330, Site Development Review, do not apply, the Director shall approve, approve with conditions, or deny a plan submitted under the provisions of this chapter through a Type I procedure, as governed by Section 18.390.030, using the standards in this chapter as approval criteria. Comment: The applicant is proposing a two-parcel partition. All visions clearance provisions of this Code Section will be met. Therefore, this code section has been met. Cokeley Land Partition 39 City of Tigard May 21 th 2015 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. 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. C. Additional topographical constraints. Where the crest of a hill or vertical curve it contribute to the obstruction of clear vision areas at a street or driveway intersection, hedges,plantings, fences, walls, wall structures and temporary orpermanent obstructions shall be further reduced in height or eliminated to comply with the intent of the required clear vision area. Comment: The existing access driveway to Parcel 2 is not located at a corner nor are there additional topographical constraints that impair the vision clearance triangle.The applicant will not obstruct this clear vision area by placing a hedge, planting fence, wall structure over three feet high measured from the top of the curb. This criterion is met. 18.795.040 COMPUTATIONS B. Non-arterial streets. 1. Non-arterial streets 24 feet or more in width. At all intersections of two non-arterial streets, a non-arterial street and a driveway, and a non-arterial street or driveway and railroad where at least one of the streets or driveways is 24 feet or more in width, a visual clearance area shall be a triangle formed by the right-of-way or property lines along such lots and a straight dine joining the right of-way or property line at points which are 30 feet distance from the intersection of the right-of-way line and measured along such lines. See Figure 18.795.1: W#_Y A �,.�....:.._._ Lint,• ,_ FIGCTRE 18.795.1 ILLL-STRATIONM OF VISUAL CLEARANI C:E REQUIREME:NTS Cokeley Land Partition 40 City of Tigard May 21 th 2015 2. Non-arterial streets less than 24 feet in width.At all intersections of two non-arterial streets, a non-arterial street and a driveway, and a non-arterial street or driveway and railroad where both streets and/or driveways are less than 24 feet in width, a visual clearance area shall be a triangle whose base extends 30 feet along the street right-of-way line in both directions from the centerline of the accessway at the front setback line of a single family and two family residence, and 30 feet back from the property line on all other types of uses. Comment: The applicant has prepared the vision clearance triangle for the driveway where the base extends thirty feet along SW Walnut Terrace right of way line in both directions from the centerline of the accessway at the front setback line of a single family residence.This criterion is met. See Exhibit CO Preliminary Plat. CHAPTER 18.810 -STREET AND UTILITY IMPROVEMENTS 18.810.020 GENERAL PROVISIONS A. When standards apply. Unless otherwise provided, construction, reconstruction or repair of streets, sidewalks, curbs and other public improvements shall occur in accordance with the standards of this title. No development may occur and no land use application may be approved unless the public facilities related to development comply with the public facility requirements established in this section and adequate public facilities are available. Applicants may be required to dedicate land and build required public improvements only when the required exaction is directly related to and roughly proportional to the impact of the development. B. Standard specifications. The city engineer shall establish standard specifications consistent with the application of engineering principles. C. Chapter 7.40 applies. The provision of Chapter 7.40 of the Tigard Municipal Code shall apply to this chapter. D. Adjustments.Adjustments to the provisions in this chapter related to street improvements may be granted by means of a Type Hprocedure, as governed by Section 18.390.040, using approval criteria in Section 18.370.030.0.9. (Ord. 99-22) E. Except as provided in Section 18.810.030.S, as used in this chapter, the term "streets"shall mean "public streets"unless an adjustment under Section 18.810.020.D is allowed. (Ord. 99-22) Comment:The applicant has prepared a two-parcel partition application in compliance with the requirements of this section. The applicant understands that the City Engineer requires a total overall dedication of 27 feet from centerline on SW Walnut Terrace. This existing right of way dedication is sufficient to meet the future street improvements. This criterion is met. 18.810.030 STREETS A. Improvements. 1. No development shall occur unless the development has frontage or approved access to a public street. Cokeley Land Partition 41 City of Tigard May 21 th 2015 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. 4.Any new street or additional street width planned as a portion of an existing street shall meet the standards of this chapter. 5. If the city could and would otherwise require the applicant to provide street improvements, the city engineer may accept a future improvements guarantee in lieu of street improvements if one or more of the following conditions exist: a.A partial improvement is not feasible due to the inability to achieve proper design standards; b.A partial improvement may create a potential safety hazard to motorists or pedestrians; c. Due to the nature of existing development on adjacent properties it is unlikely that street improvements would be extended in the foreseeable future and the improvement associated with the project under review does not, by itself,provide a significant improvement to street safety or capacity; d. The improvement would be in conflict with an adopted capital improvement plan; e. The improvement is associated with an approved land partition on property zoned residential and the proposed land partition does not create any new streets; or f. Additional planning work is required to define the appropriate design standards for the street and the application is for a project which would contribute only a minor portion of the anticipated future traffic on the street. 6. The standards of this chapter include the standard specifications adopted by the city engineer pursuant to Section 18.810.020.B. 7. The approval authority may approve adjustments to the standards of this chapter if compliance with the standards would result in an adverse impact on natural features such as wetlands, bodies of water, significant habitat areas, steep slopes, or existing mature trees. The approval authority may also approve adjustments to the standards of this chapter if compliance with the standards would have a substantial adverse impact on existing development or would preclude development on the property where the development is proposed. In approving an adjustment to the standards, the approval authority shall balance the benefit of the adjustment with the impact on the public interest represented by the standards. In evaluating the impact on the public interest, the approval authority shall consider the criteria listed in Section 18.810.030.E 1. An adjustment to the standards may not be granted if the adjustment would risk public safety. Comment: Each parcel in the partition has frontage and or approved access onto SW Walnut Terrace. This street meets the standards of this chapter as required with the dedication required by the City Engineer and illustrated in the design drawings. This criterion is met. See Sheet CO. Cokeley Land Partition 42 City of Tigard May 21 th 2015 R Creation of ghts-o-wway for streets and related purposes. Rights-of-way shall be created through the approval of a final subdivision plat or major partition; however, the council may approve the creation of a street by acceptance of a deed,provided that such street is deemed essential by the council for the purpose of general traffic circulation. 1. The council may approve the creation of a street by deed of dedication without full compliance with the regulations applicable to subdivisions or major partitions if any one or more of the following conditions are found by the council-to be present: a. Establishment of a street is initiated by the council and is found to be essential for the purpose ofgeneral traffic circulation, and partitioning or subdivision of land has an incidental effect rather than being the primary objective in establishing the road or street for public use; or b. The tract in which the road or street is to be dedicated is an isolated ownership of one acre or less and such dedication is recommended by the commission to the council based on a finding that the proposal is not an attempt to evade the provisions of this title governing the control of subdivisions or major partitions. 2. With each application for approval of a road or street right-of-way not in full compliance with the regulations applicable to the standards, the proposed dedication shall be made a condition of subdivision and major partition approval. a. The applicant shall submit such additional information and justification as may be necessary to enable the commission in its review to determine whether or not a recommendation for approval by the council shall be made. b. The recommendation, if any, shall be based upon a finding that the proposal is not in conflict with the purpose of this title. c. The commission in submitting the proposal with a recommendation to the council may attach conditions which are necessary to preserve the standards of this title. 3. All deeds of dedication shall be in a form prescribed by the city and shall name "the public"as grantee. Comment: The applicant is requesting a two-parcel partition with street dedication that complies with the recommendations of the City Engineer as provided in the notes at the Pre Application Conference held 12-23-14. (See Exhibit A2)This criterion is met. C. Creation of'access easements. The approval authority may approve an access easement established by deed without full compliance with this title provided such an easement is the only reasonable method by which a lot large enough to develop can be created: 1. Access easements shall be provided and maintained in accordance with the Uniform Fire Code Section 10.207; 2. Access shall be in accordance with Sections I&705.030.H and 18.705.0301. Comment:There is a current easement on the westside of the property and maintained in accordance with the Uniform Fire Code § 10.207 and Sections 18.705.030.H and 18.705.0301. This criterion is met. Cokeley Land Partition 43 City of Tigard May 21 th 2015 D. Street location, width andffade. Except as noted below, the location, width and grade of all streets shall conform to an approved street plan and shall be considered in their relation to existing and planned streets, to topographic conditions, to public convenience and safety, and in their appropriate relation to the proposed use of the land to be served by such streets: 1. Street grades shall be approved by the City Engineer in accordance with Subsection N below; and 2. Where the location of a street is not shown in an approved street plan, the arrangement of streets in a development shall either: a. Provide for the continuation or appropriate projection of existing streets in the surrounding areas, or b. Conform to a plan adopted by the Commission, if it is impractical to conform to existing street patterns because of particular topographical or other existing conditions of the land. Such a plan shall be based on the type of land use to be served, the volume of traffic, the capacity of adjoining streets and the need for public convenience and safety. E. Minimum rights-o,f way and street widths. Unless otherwise indicated on an approved street plan, or as needed to continue an existing improved street, street right-of-way and roadway widths shall not be less than the minimum width described below. Where a range is indicated, the width shall be determined by the decision-making authority based upon anticipated average daily traffic (ADT) on the new street segment. (The City Council may adopt by resolution, design standards for street construction and other public improvements. The design standards will provide guidance for determining improvement requirements within the specified ranges) These are presented in Table 18.810.1. 1. The decision-making body shall make its decision about desired right-of-way width and pavement width of the various street types within the subdivision or development after consideration of the following: a. The type of road as set forth in the Comprehensive Plan Transportation Chapter- Functional Street Classification; b. Anticipated traffic generation; c. On-street parking needs; d. Sidewalk and bikeway requirements; Comment:The applicant is not proposing any new streets with this application thus this criterion is not applicable. 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 Cokeley Land Partition 44 City of Tigard May 21 th 2015 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. Idents existing or proposed bus routes,pullouts or other transit facilities, bicycle routes and pedestrian facilities on or within 530 feet of the site. 2. Where necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed, and a. These extended streets or street stubs to adjoining properties are not considered to be cul-de-sac since they are intended to continue as through streets at such time as the adjoining property is developed. b.A barricade shall be constructed at the end of the street by the property owners which shall not be removed until authorized by the City Engineer, the cost of which shall be included in the street construction cost. c. Temporary hammerhead turnouts or temporary cul-de-sac bulbs shall be constructed for stub street in excess of 150 feet in length. G. Street spacing and access management. Refer to 18.705.030.H. Comment: The applicant is not proposing any future streets or extensions with this application thus this criterion is not applicable. 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. Cokeley Land Partition 45 City of Tigard May 21 th 2015 Comment: The application and site design does not include any new future street connections nor does it create any street extensions. The parcels will have frontage on an existing street. This criterion is not applicable. I. Intersection angles. Streets shall be laid out so as to intersect at an angle as near to a right angle as practicable, except where topography requires a lesser angle, but in no case shall the angle be less than 75o unless there is special intersection design, and.• 1. Streets shall have at least 25 feet of tangent adjacent to the right-of-way intersection unless topography requires a lesser distance; 2. Intersections which are not at right angles shall have a minimum corner radius of 20 feet along the right-of-way lines of the acute angle; and 3. Right-of-way lines at intersection with arterial streets shall have a corner radius of not less than 20 feet. Comment:The application does not create any new streets.This criterion is not applicable. J. Existing rights-of-w Whenever existing rights-of-way adjacent to or within a tract are of less than standard width, additional rights-of-way shall be provided at the time of subdivision or development. Comment: The application does not contain additional right-of-way dedications.Therefore,this criterion is not applicable. K Partial street improvements. Partial street improvements resulting in a pavement width of less than 20 feet; while generally not acceptable may be approved where essential to reasonable development when in conformity with the other requirements of these regulations, and when it will be practical to require the improvement of the other half when the adjoining property developed. Comment: The application does not contain any partial street improvements. Therefore,this criterion is not applicable. L. Cul-de-sacs. 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: 1.All cul-de-sacs shall terminate with a turnaround. Use of turnaround configurations other than circular, shall be approved by the City Engineer;and 2. 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. 3. 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. Cokeley Land Partition 46 City of Tigard May 21 th 2015 Comment: The application does not contain any cul-de-sacs and thus this criterion is not applicable. M. Street names. No street name shall be used which will duplicate or be confused with the names of existing streets in Washington County, except for extensions of existing streets. Street names and numbers shall conform to the established pattern in the surrounding area and as approved by the City Engineer. Comment:The application does not propose any new streets and thus this criterion is not applicable. N. Grades and curves. 1. 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 greater than 250 feet), and 2. Centerline radii of curves shall be as determined by the City Engineer. Comment:SW Walnut Terrace is considered a neighborhood route and does not have a grade of more than 12 %. This criterion is met. O. Curbs, curb cuts, ramps, and drivewavpproaches. Concrete curbs, curb cuts, wheelchair, bicycle ramps and driveway approaches shall be constructed in accordance with standards specified in this chapter and Section 15.04.080; and. 1. Concrete curbs and driveway approaches are required; except 2. Where no sidewalk is planned, an asphalt approach may be constructed with City Engineer approval; and 3.Asphalt and concrete driveway approaches to the property line shall be built to City configuration standards. Comment:All curbs, curb cuts, ramps and driveway approaches will be constructed in accordance with the standards specified in this Chapter and § 15.04.080. This criterion is met. P. Streets adjacent to railroad right-okay. Wherever the proposed development contains or is adjacent to a railroad right-of-way,provision shall be made for a street approximately parallel to and on each side of such right-of-way at a distance suitable for the appropriate use of the land. The distance shall be determined with due consideration at cross streets or the minimum distance required for approach grades and to provide sufficient depth to allow screen planting along the railroad right-of-way in non-industrial areas. Comment:The application does not contain any streets that are adjacent to railroad right of way and therefore this criterion is not applicable. Cokeley Land Partition 47 City of Tigard May 21 th 2015 Q. Access to arterials and collectors. Where a development abuts or is traversed by an existing or proposed arterial or collector street, the development design shall provide adequate protection for residential properties and shall separate residential access and through traffic, or if separation is not feasible, the design shall minimize the traffic conflicts. The design shall include any of thefollowing: 1.A parallel access street along the arterial or collector; 2. Lots of suitable depth abutting the arterial or collector to provide adequate buffering with frontage along another street; 3. Screen planting at the rear or side property line to be contained in a nonaccess reservation along the arterial or collector; or 4. Other treatment suitable to meet the objectives of this subsection; 5. If a lot has access to two streets with different classifications,primary access should be from the lower classification street. Comment:The site is not adjacent to, abutting or traversed by any arterials or collector streets and thus this criterion is not applicable. R. Alleys,public or private. 1.Alleys shall be no less than 20 feet in width. In commercial and industrial districts, alleys shall be provided unless other permanent provisions for access to off-street parking and loading facilities are made. 2. While alley intersections and sharp changes in alignment shall be avoided, the corners of necessary alley intersections shall have a radius of not less than 12 feet. Comment:The application does not contain any alleys and thus the criterion is not applicable. S. Survey monuments. Upon completion of a street improvement and prior to acceptance by the City, it shall be the responsibility of the developer's registered professional land surveyor to provide certification to the City that all boundary and interior monuments shall be reestablished and protected. Comment:The applicant acknowledges that it is the responsibility of the developer's registered professional land surveyor to provide certification to the City that all boundary and interior monuments will be reestablished and protected.This criterion is met. T. Private streets. 1. Design standards for private streets shall be established by the City Engineer; and 2. The City shall require legal assurances for the continued maintenance of private streets, such as a recorded maintenance agreement. 3. Private streets serving more than six dwelling units are permitted only within planned developments, mobile home parks, and multi family residential developments. Cokeley Land Partition 48 City of Tigard May 21 th 2015 Comment:The application does not contain any private streets and thus this criterion is not applicable. U. Railroad crossings. Where an adjacent development results in a need to install or improve a railroad crossing, the cost for such improvements may be a condition of development approval or another equitable means of cost distribution shall be determined by the public works Director and approved by the Commission. Comment: The application is not adjacent to a development that will result in a need to install or improve a railroad crossing and thus criterion is not applicable. V. Street signs. The City shall install all street signs, relative to traffic control and street names, as specified by the City Engineer for any development. The cost of signs shall be the responsibility of the developer. Comment:The applicant acknowledges that the cost of any street signs procured by the City for the partition will be the responsibility of the developer.This criterion is met. W Mailboxes.Joint mailbox facilities shall be provided in all residential developments, with each joint mailbox serving at least two dwelling units. 1. Joint mailbox structures shall be placed adjacent to roadway curbs; 2. Proposed locations of joint mailboxes shall be designated on a copy of the preliminary plat or development plan, and shall be approved by the City Engineer/US Post Office prior to final plan approval; and 3. Plans for the joint mailbox structures to be used shall be submitted for approval by the City Engineer/US Post Office prior to final approval. Comment: Existing residences already have their own joint mailboxes.This criterion is met. X. TraIc signals. The location of traffic signals shall be noted on approved street plans. Where a proposed street intersection will result in an immediate need for a traffic signal, a signal meeting approved specifications shall be installed. The cost shall be included as a condition of development. Y. Street light standards. Street lights shall be installed in accordance with regulations adopted by the City's direction. Z. Street name suns. Street name signs shall be installed at all street intersections. Stop signs and other signs may be required. Comment:These criterion are not applicable. Cokeley Land Partition 49 City of Tigard May 21 th 2015 AA. Street cross-sections. The final lift of asphalt concrete pavement shall be placed on all new constructed public roadways prior to final City acceptance of the roadway and within one year of the conditional acceptance of the roadway unless otherwise approved by the City Engineer. The final lift shall also be placed no later than when 90%of the structures in the new development are completed or three years from the commencement of initial construction of the development, whichever is less. 1. Sub-base and leveling course shall be of select crushed rock; 2. Surface material shall be of Class C or B asphaltic concrete; 3. The final lift shall be placed on all new construction roadways prior to City final acceptance of the roadway; however, not before 90%of the structures in the new development are completed unless three years have elapsed since initiation of construction in the development; 4. The final lift shall be Class C asphaltic concrete as defined by A.P.W.A. standard specifications; and 5. No lift shall be less than 1-1/2 inches in thickness. (Ord. 99-22) AB. Traffic calming. When, in the opinion of the City Engineer, the proposed development will create a negative traffic condition on existing neighborhood streets, such as excessive speeding, the developer may be required to provide traffic calming measures. These measures may be required within the development and/or offsite as deemed appropriate.As an alternative, the developer may be required to deposit funds with the City to help pay for traffic calming measures that become necessary once the development is occupied and the City Engineer determines that the additional traffic from the development has triggered the need for traffic calming measures. The City Engineer will determine the amount of funds required, and will collect said funds from the developer prior to the issuance of a certificate of occupancy, or in the case of subdivision,prior to the approval of the final plat. The funds will be held by the City for a period of five (5)years from the date of issuance of certificate of occupancy, or in the case of a subdivision, the date of final plat approval. Any funds not used by the City within the five-year time period will be refunded to the developer. AC. Trac studX. 1. A traffic study shall be required for all new or expanded uses or developments under any of the following circumstances: a. when they generate a 10%or greater increase in existing traffic to high collision intersections identified by Washington County. b. Trip generations from development onto the City street at the point of access and the existing ADT fall within the following ranges: Existing ADT ADT to be added by dev=elopment 0-3.000 v pd 2.000 NTd 3.001--6.000 NTd I MON-pd >6.0 O vpd 500 -v-pd or more c. If any of the following issues become evident to the City engineer: (1)High traffic volumes on the adjacent roadway that may affect movement into or out of the site Cokeley Land Partition 50 City of Tigard May 21 th 2015 (2)Lack of existing left-turn lanes onto the adjacent roadway at the proposed access drive(s) (3)Inadequate horizontal or vertical sight distance at access points (4) The proximity of the proposed access to other existing drives or intersections is a potential hazard (5) The proposal requires a conditional use permit or involves a drive-through operation (6) The proposed development may result in excessive traffic volumes on adjacent local streets. 2. In addition, a traffic study may be required for all new or expanded uses or developments under any of the following circumstances: a. when the site is within 500 feet of an ODOT facility and/or b. trip generation from a development adds 300 or more vehicle trips per day to an ODOT facility and/or c. trip generation from a development adds 50 or more peak hour trips to an ODOT facility. Comment: This is a two parcel partition. This development will not cause traffic congestion that would trigger traffic calming devices.Therefore, this criterion is not applicable and a traffic study has not been performed. 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. Comment:The application does not propose to change the current block design. This criterion is met. 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 or other bodies of water, or pre-existing development; or b. For blocks adjacent to arterial streets, limited access highways, collectors or railroads. C. For non-residential blocks in which internal public circulation provides equivalent access. 2. Bicycle and pedestrian connections on public easements or right-of-ways shall be provided when full street connection is exempted by B.1 above. 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. Comment:The application does not change the size of the block. This criterion is not applicable. Cokeley Land Partition 51 City of Tigard May 21 th 2015 18.810.050 EASEMENTS A. Easements. Easements for sewers, drainage, water mains, electric lines or other public utilities shall be either dedicated or provided for in the deed restrictions, and where a development traversed by a watercourse, or drainageway, there shall be provided a storm water easement or drainage right-of-way conforming substantially with the lines of the watercourse. Comment:The applicant already has a sanitary sewer and drainage easement running along the west edge of the property. This easement will be maintained.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. Comment: The applicant already has an easement running along the west edge of the property. This easement will be maintained. Full underground electrical service will be provided to the newly created partition.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 2-112 times the average width, unless the parcel is less than 1-112 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. Comment: The application contains parcels that are the size and shape appropriate for the location of the development.The depth of all proposed parcels will not exceed 2-1/2 times the average width and is zoned residential.This criterion is 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 partition in which case Subsection 18.162.050(C) applies, or unless the lot is for an attached single-family dwelling unit, in which case the lot frontage shall be at least 15 feet. Comment:The application is for a minor land partition and each of the parcels is abutting a public street and therefore § 18.162.050 (C) applies. Parcel 2 has 15 feet of street frontage and Cokeley Land Partition 52 City of Tigard May 21 th 2015 Parcel 1 has 71 feet of street frontage. Since Parcel 2 is considered a flag lot, the minimum frontage requirement is only 15 feet. Therefore,this criterion has been 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: L A planting buffer at least ten 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. 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. E. Large lots. In dividing tracts into large lots or parcels which at some future time are likely to be redivided, 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 willprovide for the extension and opening of streets at intervals which will permit a subsequent division of any tract into lots or parcels of smaller size. The land division shall be denied if the proposed large development lot does not provide for the future division of the lots and future extension of public facilities. Comment: The application contains no through lots. The lot side lines are at right angles to the street. This criterion is met. 18.810.070 SIDEWALKS A. Sidewalks.All industrial streets andprivate 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. Comment: The applicant is not proposing sidewalks due to the size of this partition.This criterion is not applicable. B. Requirement ofdevelopers. 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 idents direct, safe (1.25 x the straight line distance)pedestrian routes within 112 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. 2. 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(even if the sidewalk does not serve a neighborhood activity center). Cokeley Land Partition 53 City of Tigard May 21 th 2015 Comment:The applicant is proposing a two-parcel partition and less than one thousand vehicle trips per day are anticipated as a result of the development.There is not an existing sidewalk on SW Walnut Terrace nor is there a neighborhood activity center that would justify the developer to extend the sidewalk to this site. This criterion is not applicable. 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, 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)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. Comment:The applicant is not proposing sidewalks, and therefore would not create a planter strip.This criterion is not applicable. D.Sidewalks in central business district. In the central business district, sidewalks shall be 10 feet in width, and: 1.All sidewalks shall provide a continuous unobstructed path; and 2. The width of curbside sidewalks shall be measured from the back of the curb. E. Maintenance. Maintenance of sidewalks, curbs, and planter strips is the continuing obligation of the adjacent property owner. F. 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 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 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 ofpublic 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; and Cokeley Land Partition 54 City of Tigard May 21 th 2015 3. The City Engineer shall inspect the construction of sidewalks for compliance with the provision set forth in the standard specifications manual. G.Council initiation of construction In the event one or more of the following situations are found by the Council to exist, the Council may adopt a resolution to initiate construction of a sidewalk in accordance with City ordinances: 1.A safety hazard exists for children walking to or from school and sidewalks are necessary to eliminate the hazard; 2.A safety hazard exists for pedestrians walking to or from a public building, commercial area, place of assembly or other general pedestrian traffic, and sidewalks are necessary to eliminate the hazard- 3. 50%or more of the area in a given block has been improved by the construction of dwellings, multiple dwellings, commercial buildings or public buildings and/or parks;and 4. A criteria which allowed noncompliance under Section E.1.b above no longer exists and a sidewalk could be constructed in conformance with City standards. Comment:The City Engineer has indicated through the pre-application notes dated 12-23-14 (Exhibit A2) which were not received until 04-14-15 via email that no sidewalk would be necessary for this partition. This criterion is met. 18.810.080 PUBLIC USEAREAS A. Dedication requirements. 1. Where a proposed park,playground or other public use shown in a development plan adopted by the City is located in whole or in part in a subdivision, the Commission may require the dedication or reservation of such area within the subdivision,provided that the reservation or dedication is roughly proportional to the impact of the subdivision on the park system. 2. Where considered desirable by the Commission in accordance with adopted comprehensive plan policies, and where a development plan of the City does not indicate proposed public use areas, the Commission may require the dedication or reservation of areas within the subdivision or sites of a character, extent and location suitable for the development of parks or other public use, provided that the reservation or dedication is roughly proportional to the impact of the subdivision on the park system. B.Acquisition by public agency. If the developer is required to reserve land area for a park,playground, or other public use, such land shall be acquired by the appropriate public agency within 18 months following plat approval, at a price agreed upon prior to approval of the plat, or such reservation shall be released to the subdivider. Comment: The application does not propose any dedication for a park, playground or public use as none are proposed within a development plan adopted by the City. This criterion is not applicable. Cokeley Land Partition 55 City of Tigard May 21 th 2015 18.810.090 SANITARYSEWERS 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. Comment: The applicant will meet the City Engineering standards for the sanitary sewer. The design of the sanitary sewer system will comply with the Design and Construction Standards for Sanitary and Surface Water Management and the adopted policies of the Comprehensive Plan. The City Engineer will review the plans to ensure compliance with these standards and the applicant will follow the appropriate procedures for obtaining suitable permits. This criterion is met. 18.810.100 STORM DRAINAGE A. General provisions. The Director and City Engineer shall issue a development permit only where adequate provisions for storm water and flood water runoff have been made, and: 1. The storm water drainage system shall be separate and independent of any sanitary sewerage system; 2. Where possible, inlets shall be provided so surface water is not carried across any intersection or allowed to flood any street; and 3. Surface water drainage patterns shall be shown on every development proposal plan. 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. 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). Cokeley Land Partition 56 City of Tigard May 21 th 2015 D. Affect 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). Comment: The applicant will have a storm drainage system based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management, accommodating the upstream drainage and understanding the effect on downstream drainage. The City Engineer will review the plans to ensure compliance with these standards and the applicant will follow the appropriate procedures for obtaining suitable permits. This criterion is met. 18.810.110 BIKEWAYSAND PEDESTRIAN PATHWAYS A. Bikeway extension. 1. As a standard, bike lanes shall be required along all Arterial and Collector routes and where identified on the City's adopted bicycle plan in the Transportation System Plan (TSP). 2. Developments adjoining proposed bikeways identified on the City's adopted pedestrian/bikeway plan shall include provisions for the future extension of such bikeways through the dedication of easements or rights-of-way,provided such dedication is directly related to and roughly proportional to the impact of the development. 3.Any new street improvement project shall include bicycle lanes as required in this document and on the adopted bicycle plan. B. Cost of construction. Development permits issued for planned unit developments, conditional use permits, subdivisions and other developments which will principally benefit from such bikeways shall be conditioned to include the cost or construction of bikeway improvements in an amount roughly proportional to the impact of the development. C. Minimum width. 1. Minimum width for bikeways within the roadway is five feet per bicycle travel lane. 2. Minimum width multi-use paths separated from the road is ten (10)feet. The width may be reduced to eight(8)feet if there are environmental or other constraints. 3. The minimum width for pedestrian only off-street paths is five (5)feet. 4. Design standards for bike and pedestrian-ways shall be determined by the City Engineer. Comment: The applicant is not proposing any additional bikeways or pedestrian pathways. This criterion is 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 Cokeley Land Partition 57 City of Tigard May 21 th 2015 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. B. Information on development plans. The applicant for a development shall show on the development plan or in the explanatory information, easements for all underground utility facilities, and.• 1. Plans showing the location of all underground facilities as described herein shall be submitted to the City Engineer for review and approval; and 2. Care shall be taken in all cases to ensure that above ground equipment does not obstruct vision clearance areas for vehicular traffic. C. Exception to under-grounding requirement. 1. The 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 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 inlieu of undergrounding. 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. 4. The exceptions in Subsections 1 through 3 of this section shall apply only to existing utility lines. All new utility lines shall be placed underground. D. Fee in-lieu of undergrounding. 1. The City Engineer shall establish utility service areas in the City.All development which occurs within a utility service area shall pay a fee in-lieu of undergrounding for utilities if the development does not provide underground utilities, unless exempted by this code. 2. The City Engineer shall establish the fee by utility service area which shall be determined based upon the estimated cost to underground utilities within each service area. The total estimated cost for undergrounding in a service area shall be allocated on a front foot basis to each party within the service area. The fee due from any developer shall be calculated based on a front foot basis. Cokeley Land Partition 58 City of Tigard May 21 th 2015 3. A developer shall receive a credit against the fee for costs incurred in the undergrounding of existing overhead utilities. The City Engineer shall determine the amount of the credit, after review of cost information submitted by the applicant with the request for credit. 4. The funds collected in each service area shall be used for undergrounding utilities within the City at large. The City Engineer shall prepare and maintain a list of proposed undergrounding projects which may be funded with the fees collected by the City. The list shall indicate the estimated timing and cost of each project. The list shall be submitted to the City Council for their review and approval annually. Comment: The applicant has designed the partition to enable all utilities to be placed underground and will make all necessary arrangements with the service utility to provide the underground services. A public utility easement already exists along the western property line that will serve the underground electrical service. All additional utilities (cable, phone)that are installed will be done underground. The applicant has shown the easements for all underground utility facilities in the development plans, see Sheet C3. 18.810.130 CASH OR BOND REQUIRED A. Guarantee.All improvements installed by the developer shall be guaranteed as to workmanship and material for a period of one year following acceptance by the City Council. B. Cash deposit or bond. Such guarantee shall be secured by cash deposit or bond in the amount of the value of the improvements as set by the City Engineer. C. Compliance requirements. The cash or bond shall comply with the terms and conditions of Section 18.430.090. Comment:The applicant will guarantee all improvements installed as to workmanship and material for a period of one year following acceptance by the City Council.The cash deposit or bond shall be secured by cash deposit or bond in the amount of the value of the improvements as set by the City Engineer and comply with the terms and conditions of§ 18.430.090. 18.810.140 MONUMENTS A. Replacement required Any monuments that are disturbed before all improvements are completed by the subdivider shall be replaced prior to final acceptance of the improvements. Comment:The applicant will replace any monuments that are disturbed before all improvements are completed prior to final acceptance of the improvements. Cokeley Land Partition 59 City of Tigard May 21 th 2015 18.810.150 INSTALLATION PREREQUISITE A. Approval required. No public improvements, including sanitary sewers, storm sewers, streets, sidewalks, curbs, lighting or other requirements shall be undertaken except after the plans have been approved by the City,permitfee paid, and permit issued. B. Permit Lee. The permit fee is required to defray the cost and expenses incurred by the Cityfor construction and other services in connection with the improvement. The permit fee shall be set by Council resolution. Comment: The applicant acknowledges that the plans need to be approved by the City and the permit fees paid and permit issued prior to commencement of the construction of the public improvements.This criterion is met. 18.810.160 INSTALLATION CONFORMATION A. Conformance required. In addition to other requirements, improvements installed by the developer either as a requirement of these regulations or at his own option, shall conform to the requirements of this chapter and to improvement standards and specifications followed by the City. B. Adopted installation standards. The Standard Specifications for Public Works Construction, Oregon Chapter A.P.W.A., and Design and Construction Standards for Sanitary and Surface WaterManagement(as adopted by the Unified Sewerage Agency in 1996 and including any future revisions or amendments) shall be apart of the City's adopted installation standard(s); other standards may also be required upon recommendation of the City Engineer. Comment:The applicant will conform to the requirements of this chapter and to the improvement standards and specifications followed by the City of Tigard.This criterion is met. 18.810.170 PLAN CHECK A. Submittal requirements. Work shall not begin until construction plans and construction estimates have been submitted and checked for adequacy and approved by the City Engineer in writing. The developer can obtain detailed information about submittal requirements from the City Engineer. B. Compliance.All such plans shall be prepared in accordance with requirements of the City. Comment: The applicant will not begin work until construction plans and,construction estimates have been submitted and checked for adequacy and approved by the City Engineer in writing. The applicant will gain information about the submittal requirements from the City Engineer and comply with the requirements of the City.This criterion is met. 18.810.180 NOTICE TO CITY A. Commencement. Work shall not begin until the City has been notified in advance. B. Resumption. If work is discontinued for any reason, it shall not be resumed until the City is notified. Cokeley Land Partition 60 City of Tigard May 21 th 2015 Comment: The applicant will not begin work until the City has been notified in advance. This criterion is met. 18.810,190 CITYINSPECTION A. Inspection of improvements. Improvements shall be constructed under the inspection and to the satisfaction of the City. The City may require changes in typical sections and details if unusual conditions arising during construction warrant such changes in the public interest. Comment:Any improvements will be constructed under the inspection and to the satisfaction of the City. This criterion is met. 18.810.200 ENGINEERS CERTIFICATION A. Written certification required. The developer's engineer shall provide written certification of a form provided by the City that all improvements, workmanship and materials are in accord with current and standard engineering and construction practices, and are of high grade,prior to City acceptance of the subdivision's improvements or any portion thereof for operation and maintenance. Comment: The applicant's professional engineer will provide written certification that all improvements, workmanship and materials will be in accordance with current and standard engineering and construction practices, and are of a high grade, prior to City acceptance of the subdivision's improvements or any portion thereof for the operation and maintenance.This criterion is met. Conclusion The applicant has satisfied the requirements of the Development Code for the City of Tigard and the two-parcel partition application should be approved. Cokeley Land Partition 61 City of Tigard May 21 th 2015 Appendix of Drawings and Exhibits CO-COVER SHEET VICINITYMAP Cl -EXISTING CONDITIONS&DEMOLITION PLAN C2- TREE REMOVAL C3-COMPOSITE UTILITY PLAN Al -ARBORIST REPORT A2-PRE-APPLICATION CONFERENCE NOTES A3-CWS SERVICE PROVIDER LETTER Cokeley Land Partition 62 City of Tigard May 21 th 2015 Al REGr.'IVED JUN 0 2 ?,l,' 971.409.9354 Morgan Nolen 0ITY OF TI oe Parkway,Suite P 220 E �1l�� ^(�90,Oregon 97035 -- --Af f O C I AT�f Consulting Arborists and Urban Forest ldh AA iC"/FNCI' r�!hralen@comcast.net Urban Forestry Plan Supplemental Report March 29, 2015 2-Lot Partition 6617 SW Walnut Terrace Tigard, Oregon 971.409.9354 Morgan Bolen 3 Monroe Parkway,Suite P 220 Lake Oswego,Oregon 97035 AJ1(�CI�� fl:c Consulting Arborists and Urban Forest Management morgan.holen@comcast.net Table of Contents- Purpose.................................................................................................................................1 GeneralDescription ..............................................................................................................1 EffectiveTree Canopy Cover.................................................................................................2 Specifications........................................................................................................................2 A.Soil Characteristics and Specifications for Improvement.............................................2 B.Tree Planting Specifications .........................................................................................2 Signatureof Approval ...........................................................................................................3 Enclosures- Attachment A: Existing Tree Inventory Data Attachment B: Planted Tree Inventory Attachment C: Effective Tree Canopy Cover Summary 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 -'1 —N 971.409.9354 Morgan Nolen 3 Monroe Parkway,Suite P 220 Lake Oswego,Oregon 97035 - Po--AJY0CIATU Consulting Arborists and Urban Forest Management morgan.holen@comcast.net Urban Forestry Plan - Supplemental Report 2-Lot Partition 6617 SW Walnut Terrace, Tigard, Oregon February 3, 2015 MHA15021 Purpose This Urban Forestry Plan for the two lot partition located in an R-4.5 zoning district at 6617 SW Walnut Terrace 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 preservation 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 a site visit conducted on March 23, 2015. General Description The site is located along the north side of SW Walnut Terrace and includes one existing single family residential home near the street and five on-site trees scattered in the rear yard to the north.A two lot partition is proposed,with lot 1 encompassing the existing home in the southern portion of the site and lot 2 to the north including a 15-foot access strip bordering the west side of lot 1. The existing on-site trees include one mature Oregon white oak(Quercus garryana)on proposed lot 1 and two mature Douglas-firs (Pseudotsuga menziesii) and one relatively young ornamental cherry (Prunus spp.)on proposed lot 2.These trees are all in generally good condition. One black walnut (Juglans nigra)with poor structure and substantial dieback is also located on proposed lot 2.The two Douglas-firs and one Oregon white oak are suitable for preservation.The cherry tree is recommended for removal for potential future construction and because it is not currently desirable to the property owner.The black walnut is recommended for removal because of poor condition and moderate risk potential. In addition to the five on-site trees,four trees are located on adjacent properties within 25-feet of the subject site.This includes a remarkable ponderosa pine (Pinus ponderosa)east of lot 1, a mature Oregon white oak that is codominant in crown class with the on-site oak located on proposed lot 1, and a Douglas-fir bordering lot 2 to the west and a red maple(Acer rubrum)bordering lot 2 to the east,which are both in good condition. A complete description of the nine individual trees inventoried on-and off-site is included in the enclosed existing tree inventory data (attachment A). No construction is proposed for the two lot partition; however, an urban forestry plan is required for minor land partitions. If lot 2 will be developed in the future,tree protection specifications should be provided by a qualified arborist for the three on-site trees recommended for preservation and for the three off-site trees that are located adjacent to lot 2. Urban Forest Plan—Supplemental Report Walnut Terrace Partition,Tigard,Oregon Page 2 Effective Tree Canopy Cover Of the five existing on-site trees,three trees recommended for preservation provide double canopy cover credit to meet the City's effective tree canopy cover requirements. In addition,street trees are required to be planted in the right-of-way along SW Walnut Terrace.The required number of street trees is based on the linear right-of-way frontage divided by 40.The total frontage is 85.97 linear feet;therefore,two street trees are required.The new street trees will be installed in a vacant landscape island measuring approximately 33-feet long by 12-feet wide.Assuming a soil depth of three feet,the total available soil volume is in excess of 1,000 cubic feet.Attachment B is the Planted Tree Inventory describing the two trees proposed for planting, which are non-native and small statured Eastern redbuds(Cercis Canadensis).The proposed new street trees comply with the street tree planting standards in Section 2 of the Urban Forestry Manual and with the soil volume standards in Section 12.These trees also provide canopy cover credit to meet the City's effective tree canopy cover requirements. A summary of the effective tree canopy cover by lot and across the overall development site is included as attachment C. Proposed lot 1 is 7,502 square feet and has 88.4%effective tree canopy cover and proposed lot 2 is 10,151 square feet and has 78.4%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. The overall development site is 17,653 square feet and has 82.7%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.These drawings were prepared by Morgan Holen &Associates by marking- up the Proposed Partition Plat Site Plan provided by the Client. Specifications A. Soil Characteristics and Specifications for Improvement Native soils at the project site are Cascade silt loam,which are relatively shallow and somewhat poorly drained. Prior to street tree planting,excavate to a depth of 36-inches three times the width of each rootball,and replace the excavated material with amended topsoil; topsoil amendments should be determined by the landscape contractor at the time of installation. B. Tree Planting Specifications New trees that are planted to meet the street tree 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. Urban Forest Plan—Supplemental Report Walnut Terrace Partition,Tigard,Oregon Page 3 Signature of Approval 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 two lot partition at 6617 SW Walnut Terrace in Tigard. Please contact us if you have questions or need any additional information or further assistance. Thank you, Morgan Holen &Associates, LLC: z z f 4�1' len, Owner ISA Certified Arborist, PN-6145A ISA Tree Risk Assessment Qualified Forest Biologist Enclosures: Attachment A: Existing Tree Inventory Data Attachment B: Planted Tree Inventory Attachment C: Effective Tree Canopy Cover Summary Attachment D:Tree Preservation and Removal Site Plan Attachment E:Tree Canopy Site Plan Attachment A:Existing Tree Inventory Data Morgan Nolen MHA15021 Walnut Terrace Partition-Tree Data 3-23-15 -- AJJOCIAT�J Page 1 of 1 No. Lot No. Common Name Species Name DSHI C-Rade Canopy' 0/5' HTS Cond' Pres Comments Treatment 101 1 Oregon white oak Quercus garryana 26 30 2,8261 O N 2 2 one-sided to east retain 102 2 cherry Prunus spp. 7 8 201 O N 2 2 young tree,moderate structure retain 103 2 Douglas-fir Pseudotsuga menziesii 30 22 1,520 O N 2 2 dead branches,moderate vigor retain some crown asymmetry, 104 2 Douglas-fir Pseudotsuga menziesii 28 28 2,462 O N 2 2 moderate vigor retain 105 2 black walnut Juglons nigra 18 141 615 0 N 1 11 poor structure,severe decline retain 106 off-site Douglas-fir Pseudotsuga menziesii 24 18 11017 O N 2 21 no major defects,epicormics protect one-sided to west,few dead 107 off-site Oregon white oak Quercus garryana 26 32 3,215 0 N 2 2 branches protect 108 off-site red maple Acer rubrum SO 12 452 0 N 3 3 no major defects protect 1061 off-site I ponderosa pine Pinus ponderosa 1 40 24 1,809 0 N 3 3 no major defects 1protect 'DBH 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.;Canopy is the average tree canopy area(in square feet)calculated as follows:Canopy=(Average Tree Canopy Spread/2)2 x P.40/5 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 7Pres 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 0 cannot be 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" 1 could 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 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 B:Planted Tree Inventory Morgan Bolen MHA15021 Walnut Terrace Partition-Tree Data 3-23-15 F -9,/JOCIATCY-- Page 1of1 Tree Mature Canopy Mature Canopy Available Soil Structured Soil Lot No. Species Name/Common Name Caliper Spread(ft.) Area(fe) Volume(ft) Volume(ft) Location No. 1 Cercis canadensis /Eastern redbud 1 1.5" 1 25 491 1,000+ n/a street tree1 2 Cercis canadensis /Eastern redbud 1.5" 25 491 1,000+ n/a street tree 1 Morgan Holen&Associates,LLC Consulting Arborists and Urban Forest Management 3 Monroe Parkway,Suite P220,Lake Oswego,OR 97035 morgan.holen@comcast.net 1 971.409.9354 Attachment C:Effective Tree Canopy Cover Summary Morgan Nolen MHAIS021 Walnut Terrace Partition-Tree Data 3-23-15 t --{� /OCIATU, _ Page 1of1 2x Canopy Area(ft) 2x Canopy Area(ftZ) 1.25 x Mature Mature Canopy 1.25x Mature Tree Effective% Lot of Preserved Trees of Preserved Stands Canopy Area Area(ftZ)of Non- Canopy Area Canopy Canopy Area (w/condition and (w/condition and (ft)of Native Native Planted (ft)of Area(ft) (Canopy Area Lot No. (ftZ) preservation rating>2) preservation rating>2) Planted Trees Trees Planted Stands per Lot J Lot Area) Lot 1 7,502 1 5,652 0 0 982 0 6,634 88.4% Lot 2 10,151 7,963 0 0 0 0 7,963 78.4% Development Site Total 17,653 13,615 0 0 982 0 14,597 82.7% 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(1)); 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. LCConMorgan Molen&,Associates,LLC- Consulting sulting 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 Pian _ SITE PLAN PRELIMINARY LOT LINE MAP �t1M°'¢.w�szwi' PROPOSED PARTITION PLAT IN LOT 12, "KINGS VIEW", _ IN THE SOUTHEAST QUARTER OF SECTION 25, TOWNSHIP. OWSHIP 1 SOUTH. RANGE 1 WEST, WILLAMETTE MERIDIAN, IN THE CORPORATE LIMITS OF THE CITY OF TIGARD. WASHINGTON COUNTY. OREGON. S WW-11'E 80.51• aK o aw lar• m i _ - _ MPRCH 14,1015 TREE PRESERVATION AND REMOVAL SITE PLAN I .•: _- �,raotE ( MARKED-UP BY MORGAN HOLEN&ASSOCIATES,LLC ! MARCH 24,2015 - PARCEL 2' .--t.•-_... W LEGEND ;�:'-�•1- -- w E til ' —REST NEW PI10P8MY LYIE a w� SCS 1•_20 �5 cros �� — ADq,�xa.x.,�H2gHx�TaFF - � I x 1 x,A,FxDEDaEn,DYAL g � a i GMOPT�PBFAC BASED On;apWx aaquSOATA i w'w,-m $ 8 � ' �,su.rt I' .tom. � reuwemrnc,r5ecnttlur,nsnae Preserva:on ami aemm.a!%an meets Ne !� .p I�I. I �� - uan l0.prn 1.u(eFeCM�TiFard uni.lorcsW Mxnurl € I I ! mm ! t can�kn ___ - 4 nh.Al Anm�,t PH•ue5aaaalm�o nnalro " K rr� T TERRACE �� RE�lSlvtm � vc S.F. WALNUT jr e.calleooe a oor a>a�nmsrk MOSWHMAPTOHST,SM 170,MARD,OR91213 -_ 58g;3 PN(mow)9119585 FAX(Stl11911.9810 weEtllaelmeYlig r"t Attachment E: Tree Canopy Site Plan SITE PLAN PRELIMINARY LOT LINE MAP � =1 ° t PROPOSED PARTITION PLAT IN LOT 12, ''KINGS VIEW", IN THE SOUTHEAST QUARTER OF SECTION 25, ,b";,,;, ZT TOWNSHIP i SOUTH, RANGE I WEST, WILLAMETTE 'a"`ry • �" MERIDIAN, IN THE CORPORATE LIMITS OF THE CITY OF TIGARD. 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WALNUT TERRACE ,p,i REGSRRm IN1D SURYfYDR ��^Y�YQ� ! — )�wx wn sry-mw aoo AN1110XY&RYPN 69505N'HMMTON ST SlE 110,MtPRD,(M 5'PYtJ m3 Pk(www)�wetldlesurve150J)91L9&0 , YrrB.net Ei _- a A 3 Clean Water Services File Number i$ :GARD C1eanWater j Services 15-000531 tai ` NNil��' ERRNG Sensitive Area Pre-Screening Site Assessment 1. Jurisdiction: Tigard 2. Property Information (example 1S234ABO1400) 3. Owner Information Tax lot ID(s): Name: John Cokeley 2700 1s 1 25DA Company: Address: 6617 SW Walnut Terrace Site Address: 6617 SW Walnut Terrace City, State,Zip: Tigard,OR 97223 City,State,Zip: Tigard,OR 97223 Phone/Fax: 503-524-6546 Nearest Cross Street: SW 69th Avenue E-Mail: cokeley@gmaii.com 4. Development Activity(check all that apply) 5. Applicant Information ❑ Addition to Single Family Residence(rooms,deck,garage) Name: Tony Ryan ❑ Lot Line Adjustment W Minor Land Partition Company: Weddle Surveying,Inc. ❑ Residential Condominium ❑ Commercial Condominium Address: 6950 S.W.Hampton Street-Suite 170 ❑ Residential Subdivision ❑ Commercial Subdivision ❑ Single Lot Commercial ❑ Multi Lot Commercial City,State,Zip: Togard,OR 97223 Other Phone/Fax: 503-941-9585/503-941-9640 E-Mail: tony@weddlesurveying.com 6. Will the project involve any off-site work? ❑Yes U No ❑Unknown Location and description of off-site work 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•C 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. Print/Type Name Tony Ryan Print/Type Title President ONLINE SUBMITTAL Date 2/26/2015 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 ''` Date 02/27/15 PRE - APPLICATION CONFERENCE NOTE S CITY OF TIGARD PRE-APPLICATION CONFERENCE NOTES (Pre-Application Meeting Notes are Valid for Six (6) Months) A , 0 Meeting Date: 12/23/14 Staff Present: CAC/ GB RESIDENTIAL APPLICANT: John Cokeley AGENT: Phone: 503-524-6546 Phone: PROPERTY LOCATION: ADDRESS/GENERAL LOCATION: 6617 SW Walnut Terrace TAX MAP(S)/LOT#(S): 1S125DA02700 NECESSARY APPLICATIONS: Minor Land Partition OILP) PROPOSAL DESCRIPTION: 2 lot partition COMPREHENSIVE PLAN MAP DESIGNATION: Low Density Residential ZONING MAP DESIGNATION: R-4.5 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. MAIZIMUI\I SITE COVERAGE: - %. Minimum landscaped or natural vegetation area:_%. Setbacks: Front: 20 ft. Side: 5 ft. Rear: 15 ft. Street side: 15 ft. Garage: 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 or the application will not be accepted. * NOTE: In order to also preliminarily address building code standards, a meeting with a Plans Examiner is encouraged prior to submittal of a land use application. CITY OF TIGARD Pre-Application Conference Notes Page 1 of 8 Residential Application/Planning Division Section Z NARRATIVE (Refer to Code Chapter 18.390) The APPLICANT SHALL SUBMIT A NARRATIVE which provides findings based on the applicable approval standards. Failure to provide a narrative or adequately address criteria would be reason to consider an application incomplete and delay review of the proposal. The applicant should review the code for applicable criteria. ® IMPACT STUDY (Refer to Code Sections 18.390.040 and 18.390.050) As a part of the APPLICATION SUBMITTAL REQUIREMENTS, applicants are required to INCLUDE AN IMPACT STUDY with their submittal package. The impact study shall quantify, the effect of the development on public facilities and services. The study shall address,at a minimum,the transportation system, including bikeways, the drainage system, the parks system, the water system, the sewer system and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with the dedication requirement, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. ® ACCESS (Refer to Chapters 18.705 and 18.765) Minimum number of accesses: 1 arcel Minimum access width: 15 ft. Minimum pavement width: 10 ft ❑WALKWAY REQUIREMENTS (Refer to Code Chapter 18.705) Within all ATTACHED HOUSING (except two-family dwellings) and multi-family developments, each residential dwelling SHALL BE CONNECTED BY WALKWAY TO THE VEHICULAR PARKING AREA, COMMON OPEN SPACE AND RECREATION FACILITIES. ® RESIDENTIAL DENSITY CALCULATION (Refer to Code Chapter 18.715) —See example below. The NET RESIDENTIAL UNITS ALLOWED on a particular site may be calculated by dividing the net area of the developable land by the minimum number of square feet required per dwelling unit as specified by the applicable zoning designation. Net development area is calculated by subtracting the following land area(s) from the total site area: All sensitive lands areas including: Y Land within the 100-year floodplain; i' Slopes exceeding 25%; i> Drainageways;and i Wetlands for the R-1,R-2,R-3.5,R-4.5 and R-7 zoning districts. Public right-of-way dedication: Single-family allocate 20%of gross acres for public facilities; or i' Multi-family allocate 15% of gross acres for public facilities;or Y If available,the actual public facility square footage can be used for deduction. All land proposed for12rivate Streets SEE NOTES FOR ESTIMATED DENSITY CALCULATIONS. EXAMPLE OF RESIDENTIAL DENSITY CALCULATIONS: EXAMPLE: USING A ONE ACRE SITE IN THE R-12 ZONE (3,050 MINIMUM LOT SIZE)WITH NO DEDUCTION FOR SENSITIVE LANDS Single-Family Multi-Family 43,560 sq. ft. of gross site area 43,560 sq. ft. of gross site area 8,712 sq. ft. (20%) for public right-of-way 6,534 sq. ft. (150io) for public right-of-way NET: 34,848 square feet NET: 37,026 square feet 3,050 (minimum lot areal - 3,050 (minimum lot areal = 11.4 Units Per Acre (maximum) = 12.1 Units Per Acre (maximum) CITY OF TIGARD Pre-_application Conference Notes Page 2 of 8 Rcsidcntial Applxationr'Planning Division Scction • The Development Code requires that the net site area exist for the next whole dwelling unit. NO ROUNDING UP IS PERMITTED. • Minimum Project Density is 80% of the maximum allowed density. TO DETERMINE, MULTIPLY THE MAXIMUM BY.8. ® 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. iol MULTI-FAMILY RESIDENTIAL building separation standards apply within multiple-family residential developments. ACCESSORY STRUCTURES UP TO 528 SQUARE FEET in size may be permitted on lots less than 2.5 acres in size. Five (5)-foot minimum setback from side and rear lot lines. ACCESSORY STRUCTURE UP TO 1,000 SQUARE FEET on parcels of at least 2.5 acres in size. (See applicable zoning district for the primary structures' setback requirements.) ® FLAG LOT BUILDING HEIGHT PROVISIONS (Refer to Code Chapter 18.730) MAXIMUM HEIGHT OF 1'/z STORIES or 25 feet,whichever is less in most zones;2'/2 stories, or 35 feet in R-7,R-12,R-25 or R-40 zones provided that the standards of Section 18.730.010.C.2 are satisfied. ❑ BUFFERING AND SCREENING (Refer to Code Chapter 18.745) In order TO INCREASE PRIVACY AND TO EITHER REDUCE OR ELIMINATE ADVERSE NOISE OR VISUAL IMPACTS between adjacent developments, especially between different land uses, the CITY REQUIRES LANDSCAPED BUFFER AREAS along certain site perimeters. Required buffer areas are described by the Code in terms of width. Buffer areas must be occupied by a mixture of deciduous and evergreen trees and shrubs and must also achieve a balance between vertical and horizontal plantings. Site obscuring screens or fences may also be required; these are often advisable even if not required by the Code. The required buffer areas may only be occupied by vegetation, fences, utilities, and walkways. Additional information on required buffer area materials and sizes may be found in the Development Code. The ESTIMATED REQUIRED BUFFERS a1212licable 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), DOWNTO`W'N DESIGN REVIEW (TYPE II & III), MINOR LAND PARTITION (TYPE 11), PLANNED DEVELOPMENT (TYPE III), SITE 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 right-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. Existing trees may be used to meet the street standards. Further information on regulations affecting street trees may be obtained from the Planning Division. PARKING LOT TREES ARE REQUIRED AS PART OF THE APPROVAL. PROCESS FOR A CONDITIONAL USE (TYPE III), DOWNTONX'N DESIGN REVIEW (TYPE II & III), PLANNED DEVELOPMENT (TYPE III),AND SITE DEVELOPMENT REVIEW (TYPE II). All parking areas,including parking spaces and aisles, shall be required to achieve at least 30% tree canopy cover at maturity directly above the CITY OF TIGARD Pre-Application Conference Notes Page 3 of 8 Residential Application/Planning Divisum Section parking area in accordance with Section 13 of the Urban Forestry Manual. ❑ RECYCLING (Refer to Code Chapter 18.755) Applicant should CONTACT FRANCHISE HAULER FOR REVIEW AND APPROVAL OF SITE SERVICING COMPATIBILITY. Locating a trash/recycling enclosure within a clear vision area such as at the intersection of two (2) driveways within a parking lot is prohibited. Much of Tigard is within Pride Disposal's Service area. Pride Disposal can be reached at (503) 625-6177. ® PARKING (Refer to Code Chapters 18.765 & 18.705) ALL PARKING AREAS AND DRIVEWAYS MUST BE PAVED. i= Single-family............ Requires: One (1) off-street parking space per dwelling unit; and One (1) space per unit less than 500 square feet. i= Multiple-family.........Requires: 1.25 spaces per unit for 1 bedroom; 1.5 spaces per unit for 2 bedrooms;and 1.75 spaces per unit for 3 bedrooms. Multi-family dwelling units with more than ten (10) required spaces shall provide parking for the use of guests and shall consist of 15°o of the total required parking. NO MORE THAN 50% OF REQUIRED SPACES MAY BE DESIGNATED AND/OR DIMENSIONED AS COMPACT SPACES. Parking stalls shall be dimensioned as follows: I , Standard parking space dimensions: 8 feet. 6 inches X 18 feet, 6 inches. Compact parking space dimensions: 7 feet. 6 inches 116 feet, 6 inches. i Handicapped parking: All parking areas shall provide appropriately located and dimensioned disabled person parking spaces. The minimum number of disabled person parking spaces to be provided, as well as the parking stall dimensions, are mandated by the Americans with Disabilities Act (ADA). A handout is available upon request. A handicapped parking space symbol shall be painted on the parking space surface and an appropriate sign shall be posted. ❑ BICYCLE RACKS (Refer to Code Section 18.765) BICYCLE RACKS are required FOR MULTI-FAMILY, COMMERCIAL AND INDUSTRIAL DEVELOPMENTS. Bicycle racks shall be located in areas protected from automobile traffic and in convenient locations. ❑ SENSITIVE LANDS (Refer to Code Chapter 18.775) The Code provides REGULATIONS FOR LANDS WHICH ARE POTENTIALLY UNSUITABLE FOR DEVELOPMENT DUE TO AREAS WITHIN THE 100-YEAR FLOODPLAIN, NATURAL DRAINAGEWAYS, WETLAND AREAS, ON SLOPES IN EXCESS OF 25 PERCENT, OR ON UNSTABLE GROUND. Staff will attempt to preliminary identify sensitive lands areas at the pre-application conference based on available information. HOWEVER, the responsibility to precisely identify sensitive land areas and their boundaries, is the responsibility of the applicant Areas meeting the definitions of sensitive lands must be clearly indicated on plans submitted with the development application Chapter 18.775 also provides regulations for the use, protection, or modification of sensitive lands areas. RESIDENTIAL DEVELOPMENT IS PROHIBITED WITHIN FLOODPLAINS SOME RESIDENTLAL RELATED DEVELOPMENT IS EXEMPT. ❑ STEEP SLOPES (Refer to Code Section 18.775.070.C) When STEEP SLOPES exist,prior to issuance of a final order, a geotechnical report must be submitted which addresses the approval standards of the Tigard Community- Development Code Section 18.775.080.C. The report shall be based upon field exploration and investigation and shall include specific recommendations for achieving the requirements of Section 18.775.080.C. CITY OF TIGARD Pre-_application Conference Notes Page 4 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 be permitted if the sign proposal is reviewed as part of a development review application. Alternatively, a Sign Code Exception application may be filed for Director's review. ® 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 FOLL\v,'ING 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. Percentage of mature canopy cover required: 40% for the overall development site and 15% for any lot or tract (&Ler to -1 endi.v 2-6 in LTrGati Forertn,Manilal for a list of trees milli ivatlrre carrohl coi)er areas 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 risk assessor (the project arborist); - Meet the tree preservation and removal site plan standards in Section 10, part 1 of the Urban Forestry Manual; - Meet the tree canopy site plan standards in Section 10,part 2 of the Urban Forestry Manual;and - Meet the 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 provide the city a tree canopy fee according to the methodology outlined in Section 10, part 4 of the Urban Forestry 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. ® 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 CITY OF TIGARD Pre-Application Conference Notes Page 5 of 8 Residential Application/planning Dig inion Section EIGHT (8) FEET IN HEIGHT at road/driveway, road/railroad, and road/road intersections. The size of the required clear vision area depends upon the abutting street's functional classification and any existing obstructions within the clear vision area. The applicant shall show the clear vision areas on the site plan, and identify any obstructions in these areas. ® FUTURE STREET PLAN AND EXTENSION OF STREETS (Refer to Code Section 18.810.030.F.) A FUTURE STREET PLAN shall: i� Be filed by the applicant in conjunction with an application for a subdivision or partition. The plan shall show the pattern of existing and proposed future streets from the boundaries of the proposed land division and shall include boundaries of the proposed land division and shall include other parcels within 200 feet surrounding and adjacent to the proposed land division. i� Identify existing or proposed bus routes, pullouts or other transit facilities, bicycle routes and pedestrian facilities on or within 500 feet of the site. Where necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed. ® ADDITIONAL LOT DIMENSIONAL REQUIREMENTS (Refer to Code Section 18.810.060) MINIMUI\l LOT FRONTAGE: 25 feet unless lot is created through the minor land partition process. Lots created as part of a partition must have a minimum of 15 feet of frontage or have a minimum 15-foot wide access easement. The DEPTH OF ALL LOTS SHALL NOT EXCEED 2'/a TIMES THE AVERAGE WIDTH, unless the parcel is less than V/z times the minimum lot size of the applicable zoning district. ® BLOCKS (Refer to Code Section 18.810.040) The perimeter of BLOCKS FOR1\1ED BY STREETS SHALL NOT EXCEED 2,000 FEET measured along the right-of-way center line except where street location is precluded by natural topography,wetlands or other bodies of water or,pre-existing development. When block lengths greater than 330 feet are permitted, pedestrian/bikeways shall be provided through the block. CODE CHAPTERS ❑ 18.330(Conditional Use) ❑ 18.620(Tigard Triangle Design Standards) ❑ 18.760(Nonconforming Situations) ❑ 18.340(Director's Interpretation) ❑ 18.630(Washington Square Regional Center) ® 18.765(off-Street Parking/Loading Requirements) ❑ 18.350(Planned Development) ❑ 18.640(Durham Quarry Design Standards) ❑ 18.775(Sensitive Lands Review) ❑ 18.360(Site Development Review) ® 18.705(Access/Egress/Circulation) ❑ 18.780(Signs) ❑ 18.370(variances/Adjustments) ❑ 18.710(Accessory Residential Units) ❑ 18.785(Temporary Use Permits) ❑ 18.380(Zoning Map/Text Amendments) ® 18.715(Density Computations) ® 18.790(Urban Forestry Plan) ❑ 18.385(Miscellaneous Permits) ❑ 18.720(Design Compatibility Standards) ® 18.795(visual Clearance Areas) ® 18.390(Decision Making Procedures/Impact Study) ❑ 18.725(Environmental Performance Standards) ❑ 18.798(wireless Communication Facilities) ❑ 18.410(Lot Line Adjustments) ❑ 18.730(Exceptions To Development Standards) ® 18.810(Street&Utility Improvement Standards) ® 18.420(Land Partitions) ❑ 18.740(Historic overlay) ❑ 18.430(Subdivisions) ❑ 18.742(Home occupation Permits) ® 18.510(Residential Zoning Districts) ® 18.745(Landscaping&Screening Standards) ❑ 18.520(Commercial zoning Districts) ❑ 18.750(Manufactured/Mobil Home Regulations) ❑ 18.530(Industrial zoning Districts) ❑ 18.755(Mixed Solid Waste/Recycling Storage) CITI'0F TIG.ARD Pre-_Application Conference Notes Page 6 of 8 Residential Application/Planning Division Section s ADDITIONAL CONCERNS OR COMMENTS: Provide a narrative that states facts to show how the criteria are met Reference to the plan does not meet the criterion. Narratives that do not provide facts are considered incomplete and will prolong the review process Three copies of all materials are required for the original submittal. The initial completeness review can be up to 30 days. Additional completeness reviews may be necessary. Once an application is deemed complete, then the application review will begin. Estimated Density Calculations: Gross Square Footage 17,424 Estimated Lot Area—ex. Home 7,500 Estimated ROW Dedication 172 Sensitive Lands (in other areas) ---- Net Developable Area 9.752 Minimum lot size 7,500 sq. ft. = 1 additional units maximum, 1 minimum Two street trees are required along the SW Walnut Terrace frontage. An urban forestry plana and report are required per 18.790 unless the applicant can demonstrate compliance with effective tree canopy cover and soil volume requirements b3: planting trees in open soil volumes. Specific requirements for the canopy cover, soil volumes, and the urban forestryplan/report are found in Section 10 of the Urban Forestry Manual (htip://www.tigard-or.gov/community/trees/docs/urbati forestry manual). Flag lot side yard setback - 10 feet. Maximum height is 1-1/2 stories or 25 feet, whichever is less, except maximum height may be 2-1/2 stories or 35 feet,whichever is less,provided: a) the proposed dwelling otherwise complies with applicable height and dimensional requirements of the zoning district b) a 10-foot side yard setback 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: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. PROCEDURE Administrative Staff Review. II Public hearing before the Land Use Hearings Officer. [] Public hearing before the Planning Commission. Public hearing before the Planning Commission with the Commission making a recommendation on the proposal to the City Council. An additional public hearing shall be held by the City Council. APPLICATION SUBMITTAL PROCESS All APPLICATIONS MUST BE ACCEPTED BY A PLANNING DIVISION STAFF MEMBER of the Community Development Department at Tigard City Hall offices. PLEASE NOTE: Applications submitted by mail or dropped off at the counter without Planning Division acceptance may be returned. The Planning counter closes at 5:00 PM. Maps submitted with an application shall be folded IN ADVANCE to 81/2" x 11". One, 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 prehnunary review of the application and will determine whether an application is complete within 30 days of the counter submittal. Staff will notif 7 the applicant if additional information or additional copies of the submitted materials are required. CITl'OF TIGARD Pre-Application Conference Notes Page 7 of 8 Residential Application/Planning Division Section z The administrative decision or public hearingwill t�pically occur app or ximately 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 Hearing's 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 RESERVATION (County 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 namingg request with the Washington County Surveyor's Office in order to obtain approval/reservation for any subd*vision name. Applications will not be accepted as complete until the City receives the faxed confirmation of approval from the County of the Subdivision Name Reservation. BUILDING PERMITS PLANS FOR BUILDING AND OTHER RELATED PERMITS WILL NOT BE ACCEPTED FOR REVIEW UNTIL A LAND USE APPROVAL HAS BEEN ISSUED. Final inspection approvals by the Building Division will not be granted until there is compliance with all conditions of development approval. These pre-application notes do not include comments from the Building Division. For proposed buildings or modifications to existing buildings, it is recommended to contact a Building Division Plans Examiner to determine if there are building code issues that would prevent the structure from being constructed, as proposed. Additionally, with regard to Subdivisions and Minor Land Partitions where any structure to be demolished has system development charge (SDC) credits and the underlying parcel for that structure will be eliminated when the new plat is recorded, the Cit policy is to apply those system development credits to the first building permit issued in the development (UNLESS OTHERWISE DIRECTED BY THE DEVELOPER AT THE TIME THE DEMOLITION PERMIT IS OBTAINED). PLEASE NOTE: The conference and notes cannot cover all Code requirements and aspects related to site planning that should apply to the development of your site plan. Failure of the staff to provide information required y the Code shall not constitute a waiver of the applicable standards or requirements. It is recommended that a prospective applicant either obtain and read the Community Development Code or ask any questions of City staff relative to Code requirements prior to submitting an application. AN ADDITIONAL PRE-APPLICATION FEE AND CONFERENCE WILL BE REQUIRED IF AN APPLICATION PERTAINING TO THIS PRE-APPLICATION CONFERENCE IS SUBMITTED AFTER A PERIOD OF MORE THAN SIX (6) MONTHS FOLLOWING THIS CONFERENCE (unless deemed as unnecessary by the Planning Division). PREPARED BY: Cheryl Caines CITY OF TIGARD PLANNING DIVISION - STAFF PERSON HOLDING PRE-APP. MEETING PHONE: 503-718-2437 EMAIL: cherylc@tigard-or.gov CITY OF TIGARD Pre-application Conference Notes Page 8 of 8 Residential Apphcanum,,Planning Division Section PRE-APPLICATION CONFERENCE NOTES . ➢ DEVELOPMENT ENGINEERING Q CNyMTliftOreson Community Development SfiapingA&UffComm PUBLIC FACILITIES Tax Map[s): 2S1251A Tax LOU: 2700 Oso TWO: B45 These notes were prepared based on information provided by the applicant showing an Not proposed partition on one existing tax lot on the north side of Walnut Terrace 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 Walnut Terrace to 27 feet from centerline of right-of-way (54 feet total ROW) Street improvements: (Subiect to rough proportionality) ® Partial street improvements will be necessary along SW Walnut Terrace including: ® 16 feet of pavement from face of curb to centerline to meet existing curb ® 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: Driveway apron and pavement tapers as needed. CITY OF TIGARD Pre-AppliCation Conference Notes Page l d 4 Ineleggm®et Eegieee ieg 18.730.040 Additional Setback Rei •ements: This section sets requirer its for additional setback distance . from roadways. The minimu yard requirement shall be increase�rin 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.) 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 SW Walnut Terrace. Fee-in-lieu of placing the utilities will be required. 86 ft. of frontage X$35/ft. = $3,020 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. A sewer lateral appears to have been extended to the rear of the site. No public sewer extension or connection appears to be required. Show existing easement. Water Supply: The Tualatin Valley Water District provides public water service in this area. Coordinate with the TVWD 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. CITY OF TIGARD PrO41PONcation Coherence Notes Page 2 of 4 DMISOMMI Engineering 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. A public storm line is along the western property line of the site is available for connection. Show existing easement. Storm Water Quality: Clean Water Services R&O 07-20 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. TRANSPORTATION DEVELOPMENT TAX The Transportation Development Tax (TDT) 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 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 00 OF TIGAARD Pre4loplication Coolorence Nates Page 3 oI 4 IMISOgrnm Engintnring Agreement, which will oblic the design engineer to perform ' primary inspection of the public . improvement construction woFk. The PFI permit fee structure is asrollows: NOTE: If an PFI Permit is required,the applicant must obtain that permit prior to release of any permits from the Building Division. A PFI 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 (BLIP). 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 cannot 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: Greg Berry 12/23/14 DEVELOPMENT ENGINEER DATE Phone: [5031718-2468 E-mail: greg@tlgard-or.gov Revised: March 2012 I:\ENG\Development Engineering\Walnut Terr\Preapp 14-46 Bulldog Walnut Terr.docx CITY OF TIGUO PM40011ce11e0 CenferenCe Notes Page 4 of 4 Development Enginee"ng City of Tigard i TDT—COUNTYWIDE TRANSPORTATION DEVELOPMENT TAX Rate Calculation Worksheet APPLICANT DATE MAILING ADDRESS 3 �� d PREPARED BY CITY/ZIP/PHONE i14LOv y m PLANS CHECIMg,)d f4_,0®,04 TAX MAP# S r 2) Z D PROJECT TITLE �D SITUS#ADDRESS KEL�Y_��12�77t)/� �4(vf�.. �� ,L��-� �� FORMER USES) USE ITE # -TD-Tx RATE DESCRIPTION/NOTES # CODE UNITS = AMOUNT x 8; 034 _ �;03� x = x = x = TOTAL TDT,FORMER USE(S) PROPOSED USE(S) USEFc(, TE # RATE TDT DESCRIPTION/NOTES # DE UNITS IX = AMOUNT 1 � 2 x I13� _ /lo aL i o X25 Ix = x = x - TOTAL TDT,PROPOSED USE(S) �l! j7 Z G,��77• LESS TOTAL TDT,FORMER USE(S) TDT INCREASE/(DECREASE) (INCREASE=TDT DUE) PAYMENT METHOD CASH/CHECK CREDIT BANCROFT AGREEMENT (PROMISSORY NOTE) DEFER TO OCCUPANCY I/OFS/CD/FORMS/TDT Rate Calculation Worksheet.indd(Rev.4/22/09) i TDT Estimate Cokeley Partition 7/20/2015 6617 SW Walnut Terrace, 1S125DA02700 AMS TDT RATES EFFECTIVE 7/1/15 TSDC CITYWIDE&TSDT RT OVERLAY RATES EFFECTIVE 7/1/15 INSIDE RIVER TERRACE O Yes Project is in River Terrace ? p No Former Use Rate Type Use# ITE Code #Units Rate TDT Amount Description TDT 1 210 1 $8,113 $8,113 1 SFR, TSDC-Imp 210 0 $5,402 $0 0 TSDC-Reim 210 0 $312 $0 0 TSDC-RT 210 $2,642 $0 0 Total TDT and TSDCs Former Uses $8,113 Proposed Use Use# ITE Code # Units Rate TDT Amount Description TDT 1 210 2 $8,113 $16,226 2 SFR- Detached TSDC-Imp 210 $5,402 $0 TSDC-Reim 210 $312 $0 TSDC-RT 210 $2,642 $0 TDT 230 $4,853 $0 0 TSDC-Imp 230 $3,151 $0 0 TSDC-Reim 230 $182 $0 0 TSDC-RT 230 $1,541 $0 0 TDT 220 $5,308 $0 0 TSDC-Imp 220 $3,151 $0 0 TSDC-Reim 220 $182 $0 0 TSDC-RT 220 $1,541 $0 0 Total All TDTs&TSDCs Proposed Uses $16,226 Less: Total All TDTs&TSDCs Former Uses $8,113 Total All TDTs&TSDCs Net Increase $8,113 Total Net County TDT $8,113 Total Net TSDC Citywide $0 Total Net TSDC RT Overlay $0 TDT TSDC Citywide Target Recovery Rate 28.0% 30% Estimated Total Impact $28,975 $0 Estimated Unmitigated Impact $20,862 $0 All TDT&TDSC TSDC RT Overlay Target Recovery Rate 28% 30% Estimated Total Impact $28,975 $0 Estimated Unmitigated Impact $20,862 $0 TDT=County Transportation Development Tax TSDC Citywide=City of Tigard Transportation System Development Tax(TSDC-Imp&TSDC-Reim) TSDC RT=River Terrace Transportation System Development Tax Overlay r Parks Estimate Cokeley Partition 7/20/2015 6617 SW Walnut Terrace, 1S125DA02700 AMS ALL PARKS RATES EFFECTIVE 7/1/15 O Yes Project is in River Terrace ? O No Note: All Neigh-Imp# Units entries=0 if project is in River Terrace; All Neigh-RT#Units entries=0 if project is elsewhere in the city. Former Use Rate Type Use# ITE Code # Units Rate TDT Amount Description Parks-Imp 1 210 1 $4,248 $4,248 1 SFR, Parks-Reim 1 210 1 $1,001 $1,001 1 SFR, Neigh-Imp 1 210 1 $1,575 $1,575 1 SFR, Neigh-RT $1,953 $0 Total Parks Former Use $6,824 Proposed Use Use# ITE Code # Units Rate TDT Amount Description Parks-Imp 1 210 2 $4,248 $8,496 2 SFR- Detached Parks-Reim 1 210 2 $1,001 $2,002 2 SFR- Detached Neigh-Imp 1 210 2 $1,575 $3,150 2 SFR- Detached Neigh-RT 0 210 0 $1,953 $0 Parks-Imp 0 230 0 $3,198 $0 Parks-Reim 0 230 0 $753 $0 Neigh-Imp 0 230 0 $1,186 $0 Neigh-RT 0 230 0 $1,470 $0 Parks-Imp 0 220 0 $3,198 $0 Parks-Reim 0 220 0 $753 $0 Neigh-Imp 0 220 0 $1,186 $0 Neigh-RT 0 220 0 $1,470 $0 Total Parks Outside RT Proposed Uses $13,648 Less: Total Parks Outside RT Former Uses $6,824 Total All Parks Outside RT Net Increase $6,824 Total Parks RT Proposed Uses $0 Less: Total Parks RT Former Uses $0 Total All Parks RT Net Increase $0 Parks-Imp= Parks Improvement, Citywide including River Terrace Parks-Reim = Parks Reimbursement, Citywide including River Terrace Neigh-Imp= Neighborhood Parks Improvement Outside River Terrace Neigh-RT= Neighborhood Parks Improvement Inside River Terrace MM Alm PART(7/0N PLAT ND, 1921-07-5 PAR T/ T/ON PLAT SURVEYOR'S CERT/F/CATE: 1, JIM Weddle, aloes/ono/ Surveyor /n the State of Oregon, dopase and spy JA1 AOvr 0orr set/y $ur veyad and Marked With proper manumen Js the /Dods rspretrnIed on the od/aero! Port/l/pn P/at mop LOT 11, 'K/NGS VIEW' siluated in Jhe Southeast ono-Quarter Seel/on 2S, Township / South, Roof# I West, Willamette Alerid/an, County of Woshlnflon and State or Oregon, be/A# o rep/at of Lot 11, 'KINCS VIEW, o duly recorded plot, in the S.E. //4 SECTION 25, T/S, RIW, W.M., so/a,ptoprrty being more particularly described as follows: CITY OF TIGARD, wASH/NGTON COUNTY, OREGON BEGINNING or a / Inch Iron pipe found at the southeast corner of sale Lot 11 heretofore set by the sold Plot of 'K/NGS V/EW: thence along the South //nr thereof North 89'57'20' West BB./0 fear to o / Inch Iron PREPARED B Y: AIG {FRI Plpe Mork/,7g the Southwest earner Of said Lot 11: thence oJong the wool line thereof North 00103'34" PROFESSIONAL East 203.44 feet to 0 1 Inch Iron O/P* morkinq the northwest corner of sold Lot 11: !hence 0/0,70 the ✓1m Weddle B ASSOC., Inc. O SURV YOR north //nr /hereof South 89'36'38' for/ 81.89 feet to the northeast corner of sale Lot 11: thence a/Dnp L On d Surveyors the east line of Sold lo/ South 204,93 feel to the Point of 809/nn/hg. /750 S.W. Skyllne Blvd. ea /hereby certify that this tracing is on*Moet copy of the original partition p/OI. Fortiond, OR 9722/ W LE 292-8083674 S89.3B'2B E 86.001(P) Subscribed and sworn to before me, o Notary S891361381£ Pub//c, /n one for the State of Oregon, th/sURVE YOR J" JpF 85.B9' lRfLAJ !MECO! e' day o/ 11wa�R/ /99/. I QA W.CHEEL PARCEL ? NOTARY OUBLIC-OREGON' Mycommhe -n --._.!rl,�.LazJ 1 SCALE: I" • 20' / JUNE 25, 1991 DED/CA TION: 9923 S F, KNOW ALL PEOPLE 8Y THESE PRESENTS that Dan H. E/strom, an individual and Roy N. E/strom, an Individual, KINGS 0.23 AC. N are the owners o! the /ands represented on the annexed map, and more portico/or/y described /n the eeeompony lnq Surveyor's Certificate, and hove touted the some to be porlitioned end surveyed /nip porce/s as shown on the annexed mop. Thers are no wolor tights opeortenanl to this properly. Lot/D Mb Lot/2 �W s ee•1r285.98' o' E ay /�J//," M v 0/s• IRS W� C PARCEL / Don H. E/o tram Roy N. £/dram =� c a xa m n y O ACKNOWLEDGEMENT: 7694 S.F. M b KNOW ALL PEOPLE BY THESE PRESENTS, on this appeared of /99I,N. fore me, o Notary Public, /n P./B AC. O and for told Slots and County, personal/y oPPeorad Oon H. E/str pm and Roy N. E/r tr am, whom being !lest 6 h duly sworn, did say that they ore the Idantleal Ind!v!duels homed In for foregoing Instrument, and that p b sold Instrument was executed In /heir behalf, and that tbay executed told instrument freely and O vo iuntorlty. a V/Ew' metas/lI - /J NOTARY PURL/C FOR THE STATE OF OREGON NGARY CREEL MY COMM/SS/ON EXP/RFS //�6/°JZ 7y NOT, PUBLIC-PREGON ca,rc:rpll,,, M*&E 8 !/6' IRS IMfLOJ f 66./o' (NfCOJ STATE OF OREGON S. S. N 89'57120' W 86./o' RO.B. APPROVALS: COUNTY OF WASHINGTON 86.00'1,'/ t�l APPROVED THIS ✓ DAY OF n,—, I"1, / DO HEREBY CFRTIFY THAT THE ATTACHED PART/TION PLAT WAS gECE/VED FOR RECORD ON THE .?O%- S. W. DAY OF " s,� )y , /99/, AT 1�O'CLOCK WALNUT TERRACE WAS GTON COI/�Y SURVEYOR .2.M.., AND RECORDED AS P,4RTIT/ON PLAT N0. 190x-075 D/RECTOR OF ASSESSMENT ANO TAXATION NARRATIVE: EX-OFF/C10 CDUNTYCL RR PURPOSE OF SURVEY: APPROVED TH/S /bf� CA OF ✓ploy /99/. 8Y._t �/•7 /// // DEPUTY To heretofore Jon Lor 11, o Don F/S o recorded plot, G%i'"^'�"�' ��lJsi'y'��! heretofore conveyed to Den H. , oroe and Roy N. £Ir Jrom by JS LEGEND: Worron ty Dead Fee no. 82024884, raeor dad Ssptembsr ?O, 1982. Plot monuments were recovered e�n�d�lp�std as the basis C/TY ENG/NEER. T/GARD oI beorings per recorded survey no.24./B7 . Pot,/I/0n STATE OF OREGON •— /ndieot ss / Inch 110F.corners were tel at shown 04 the ad map,map, Held S.S.monuments an d record d0to per our vey no..4Y"JB/ COUNTYOFWASH/NCrON 0—Indicates 5/8' x 30' IRS W/Red Plastic Cop I do hereby c*rHfy that I hove compared the within p/ol with the original thereof,that stomped 'WFDOLE 4S 874'. BASIS OF BEARINGS: the some iso fu//,Irae Ono,%r crJpt/haree f as the same appears efrecord IPF /,on P/pe Foond: IRS • Iron Rod Set: as Partition Plot N0. YY�! thereof. (p! • plot: 1M1 - Maosurad: (C/ Ca/culotte: North along the dost line of oatf!ja�rfwsen monumen is found Director of Assessment and Taxol/On to conform to pJoJand survey No.on men is , £M-OfficM County Clerk _ c� , at A ore no U.S.G,S. con fr o/ monuments with/n o D.Smi/s radius gy CR".et-:J 9J-1B32A9P of th/r elle. D*Puty 1S 1 25DA 1S 1 25DA FERRY 0 IZAD �000..Ioo IY9AY AC Wt4 TL, -mool- low,2. 1-1w toma, illow We ano, lw % ml 16ol too 2 '00 Lu Sidi lcoo 1 1 Pel �� — I I E�( lith" Lu Lumw 1 =) :) =) 199 1-094 mw 13 z Z WO 14 z .2v W W-A do I cm 7o 72 Lu L---- fie Lu 42� LIJ (ISIS N 8300 2 Bloo 2 z IV t: 4 9 10- 0 a Ili I" low low MiW 12 c inn woo Wsw coV IN" "III > <1 dow IAN wo NIW eeA $ -————— ———— ........ I" law Ifoo ,: 'W -111.1.1-11-1-1111 ISIN 80 IWI 11 India V 73 300 Do A. 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ADDITIONAL DOCUMENTS 71 City of Tigard TIGARD Memorandum To: MLP2015-00004 Case File From: Lina Smith,Assistant Planner Re: Cokeley Partition: Buffering and Screening Date: April 7, 2016 The attached site plan demonstrates that adequate buffering and screening has been installed on the newly-created flag lot's west side, in accordance with the standards outlined in TDC 18.745.050. Accordingly, staff finds Condition No. 17 of the Cokeley Partition (Case No. MLP2015-00004) has been satisfied. $BST91'll'E 8651' S 89'31'11'8 8651' 4' lm lsi srs w 1 WITWMT 15, 5ET5 '� STRIP) 'Kyi• PAM MAP 0 1210A TAX LdT 8'100 PARTITION PRATNO.IM4M IDMTM 2V UM GT an!% NAGRMW PM 0400—'NO. 00 _ t-M ELECTRICAL SERVICE WILL 1 ,ORN yAY wx DOBE UNDER CITY 6714M1 SERV . d. K fry tbC.,C L d C P NEW RTY LINE � s 89'5 '20 _ PROPOSED NELi,wT!:iT'E 11 1 ELECTRIC SERVICE GAS SERVICE TELEPH0NE/CI0M*K NICATION SERVICE 1 WATER SERVICE 1 1 I TAX 116 1 shoo � ;� i� TAX LOT: MAP 16 1 moa fwAAML I +w 15102AG00�00 P RMICIN NO.? --mom r + ; 'In 14,515 SOFT. I� 6619,5'WRl�uf>rl<t 7e�r. 1 SETBACKS: GARAGE = 20' 1 BUILDING = 25' WO=Rte.Uw 1 SIDE YARD = 5' AGUAL / ,Sit lar . MAI clmvl�tlaY w+l SCALE : 1"=20' iu CITY F TIGARD WALNUT TERRACE Approved by Planning KAN NAME: 4 t-11) 3453 GR 6619 JW Walnut 4aff TVari& WIL-MCE vvi r" Ste+ PLOT, PARCEL 2 e Lina Smith From: Morgan Ho|en /morgan.ho|en@oomcosLnet> Sent: Thursday, November 05' �JOl54�S4PK4 �� -��, To: Lina Smith h �� ~�� Cc Nathan {bkeleyO�. Subject: Walnut Terrace Tree Protection il-IOV R 5 ?O15 C|T� �� Hi Lina, There has been no activity to date since the verification of tree protection measures at the Walnut Terrace project. Therefore, regular tree protection site inspections are on-hold until work commences. Please let us know if you have questions orneed any additional information. Thank you, Morgan KA Consulting Arborists&Urban Forest Management 97I.409 9354 ] Monroe Parkway, Suite P220 Lake Oswego,Oregon 97035 z RECEIVED OCT 20 2015 MHA15021 Walnut Terr Partition -Tree Protection Monitoring Morgan Nolen CITY OF IGARD 10/20/2015 ' —Aff 0CIATU.— PLANNING/ENGINEERING Page 1 of 1 Inspection On Site Recommendation for Resolution Date Inspector Contact Item Condition or Comment Corrective Action Date Coordinated with Nathan Cokeley to inspect the Morgan Tree installation of tree protection measures prior to site 10/19/2015 Holen None Protection clearing and development.Tree protection measures None. N/A Verification are satisfactorily in place and in good repair where needed across the site. General Comments: None. 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 Lina Smith From: Lina Chung Smith Sent: Monday, October 12, 2015 8:56 AM To: John Wolff(TVFR); 'Nathan Cokeley D.C.' Cc: Ray Woolf Subject: RE: Cokeley Partition Attachments: City of Tigard Cokeley.docx Thank you, John! I'm forwarding a copy of this to Ray Woolf in Engineering as well. Sincerely, Lina Smith Assistant Planner City of Tigard I Community Development 13125 Hall Blvd.Tigard,OR 97223 E-mail:LinaCS ,tigard-or.gov From: Wolff, John F. [mailto:John.Wolff@tvfr.com] Sent: Thursday, October 08, 2015 4:46 PM To: 'Nathan Cokeley D.C.' Cc: Lina Chung Smith Subject: RE: Cokeley Partition Nathan, Note: All of the conditions stated in the original letter dated July 30th (attached) would still apply. I have updated the letter to reflect that TVF&R has no objections to the partition, the conditions listed are for the construction phase and are in place for your assistance. John -----Original Message----- From: Nathan Cokeley D.C. [mailtomcokeley akgmail.com] Sent: Wednesday, October 07, 2015 7:26 PM To: Wolff, John F. Subject: Re: Cokeley Partition Great thanks so much John! If you could send that in a letter format that would be great! Thanks again! Nathan Cokeley On Wed, Oct 7, 2015 at 5:30 PM, Wolff, John F. <John.Wolff@tvfr.com> wrote: > Nathan, > Your access is allowed to be a minimum of 12 foot of approved driving service, but must have a minimum of 20 feet of horizontal clearance. If you have 20 feet of clearance from fences, structures, shrubbery then you are good. The distance from the street to the most remote point of a structure on the property is within the 150 max so a fire department turn around Is not needed. It looks like you have a hydrant within 600 feet so you are also good to go without having to add a hydrant, however, you will still need to provide data to show that the hydrant meets the fire flow standards of 1,OOOgpm at 20 psi residual if you haven't already. > I hope this helps. If you need this on TVF&R letterhead for the City I am happy to provide that in a letter format. > Let me know, > John Wolff I Deputy Fire Marshal II > Tualatin Valley Fire & Rescue > Direct: 503-259-1504 > www.tvfr.com > -----Original Message----- • From: Nathan Cokeley D.C. [mailto:ncokeley@gmail.com] > Sent: Monday, October 05, 2015 10:55 AM > To: Wolff, John F. > Subject: Cokeley Partition > Hey John, > I have attached a picture of the project that we are working on. > The address is 6617 SW Walnut Terrace Tigard 97223. Thanks for all your help! > Nathan Cokeley z TVIOR8 www.tvfr.com Tualatin Valley Fire & Rescue July 30, 2015 Lina Smith City of Tigard 13125 SW Hall Blvd Tigard, Oregon 97223 Re: Cokeley Partition Updated October 8U' 2015: TVF&R has no objections to the partition of this property. The following conditions will apply at the construction phase and are listed for the applicant's guidance. 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 conditions of approval: FIRE APPARATUS ACCESS: 1. FIRE APPARATUS ACCESS ROAD EXCEPTION FOR AUTOMATIC SPRINKLER PROTECTION: When buildings are completely protected with an approved automatic fire sprinkler system, the requirements for fire apparatus access may be modified as approved by the fire code official. (OFC 503.1.1) Note: /f residential fire sprinklers are elected as an alternate means of protection and the system will be supported by a municipal water supply, please contact the local water purveyor for information surrounding water meter sizing. 2. AERIAL FIRE APPARATUS ROADS: Buildings with a vertical distance between the grade plane and the highest roof surface that exceeds 30 feet in height shall be provided with a fire apparatus access road constructed for use by aerial apparatus with an unobstructed driving surface width of not less than 26 feet. For the purposes of this section, the highest roof surface shall be determined by measurement to the eave of a pitched roof, the intersection of the roof to the exterior wall, or the top of the parapet walls, whichever is greater. Any portion of the building may be used for this measurement, provided that it is accessible to firefighters and is capable of supporting ground ladder placement. (OFC D105.1, D105.2) Building elevations are not shown on plans provided. This condition is listed for applicant information that with the access width restrictions building height will be limited. North Operating Center Command&Business Operations Center South Operating Center Training Center 20665 SW Blanton Street and Central Operating Center 8445 SW Elligsen Road 12400 SW Tonquin Road Aloha,Oregon 97078 11945 SW 70th Avenue Wilsonville,Oregon Sherwood,Oregon 503-649-8577 Tigard,Oregon 97223-9196 503-649-8577 97070-9641 97140-9734 503-649-8577 503-259-1600 3. FIRE APPARATUS ACCESS ROAD WIDTH AND VERTICAL CLEARANCE: Fire apparatus access roads shall have an unobstructed driving surface width of not less than 20 feet (26 feet adjacent to fire hydrants (OFC D103.1)) and an unobstructed vertical clearance of not less than 13 feet 6 inches. The fire district will approve access roads of 12 feet for up to three dwelling units and accessory buildings. (OFC 503.2.1 & D103.1) 4. NO PARKING: Parking on emergency access roads shall be as follows (OFC D103.6.1-2): 1. 20-26 feet road width—no parking on either side of roadway 2. 26-32 feet road width—parking is allowed on one side 3. Greater than 32 feet road width—parking is not restricted 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 75,000 pounds live load (gross vehicle weight). Documentation from a registered engineer that the final construction is in accordance with approved plans or the requirements of the Fire Code may be requested. (OFC 503.2.3) 6. TURNING RADIUS: The inside turning radius and outside turning radius shall not be less than 28 feet and 48 feet respectively, measured from the same center point. (OFC 503.2.4 & D103.3) 7. GATES: Gates securing fire apparatus roads shall comply with all of the following (OFC D103.5, and 503.6): 1. Minimum unobstructed width shall be not less than 20 feet(or the required roadway surface width), or two 10 foot sections with a center post or island. 2. Gates serving three or less single-family dwellings shall be a minimum of 12 feet in width. 3. Gates shall be set back at minimum of 30 feet from the intersecting roadway or as approved. 4. Electric gates shall be equipped with a means for operation by fire department personnel 5. Electric automatic gates shall comply with ASTM F 2200 and UL 325. Gates are not shown on plans provided. This condition is listed for applicants information should a gate be installed. 8. ACCESS DURING CONSTRUCTION: Approved fire apparatus access roadways shall be installed and operational prior to any combustible construction or storage of combustible materials on the site. Temporary address signage shall also be provided during construction. (OFC 3309 and 3310.1) FIREFIGHTING WATER SUPPLIES: 9. SINGLE FAMILY DWELLINGS - REQUIRED FIRE FLOW: The minimum available fire flow for one and two-family dwellings 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 OFC Appendix B. (OFC 8105.2) 10. FIRE FLOW WATER AVAILABILITY: Applicants shall provide documentation of a fire hydrant flow test or flow test modeling of water availability from the local water purveyor if the project includes a new structure or increase in the floor area of an existing structure. Tests shall be conducted from a fire hydrant within 400 feet for commercial projects, or 600 feet for residential development. Flow tests will be accepted if they were performed within 5 years as long as no adverse modifications have been made to the supply system. Water availability information may not be required to be submitted for every project. (OFC Appendix B) 2 • When a building is required to provide an approved automatic sprinkler system installed in accordance with Section 903.3.1.1 (NFPA 13) & 903.3.1.2 (NFPA 13R), a credit of 75% shall be allowed on the volume of water supply required for firefighting. o Firefighting water supply reductions shall not reduce the minimum volume of water required for sprinkler system operation per NFPA 13. o When serving a fire sprinkler system, firefighting water supplies that are required to have, or voluntarily designed with, a standpipe, draft port, or hydrant(s) must include the hose stream demand (volume) for inside/outside allowances per NFPA 13. • The calculated firefighting water supply will be waived when structures are voluntarily protected by an approved automatic fire sprinkler system when otherwise not required by the Oregon Structural Specialty Code. o Voluntarily installed fire protection sprinkler systems will not require a drafting port. The system's demand will solely delineate the volume of water required per NFPA 13. 11. WATER SUPPLY DURING CONSTRUCTION: Approved firefighting water supplies shall be installed and operational prior to any combustible construction or storage of combustible materials on the site. (OFC 3312.1) BUILDING ACCESS AND FIRE SERVICE FEATURES PREMISE IDENTIFICATION: New and existing buildings shall have approved address numbers, building numbers or approved building identification placed in a position that is plainly visible from the street or road fronting the property. The numbers shall contrast with their background. Where required by the fire code official, address numbers shall be required in additional approved locations to facilitate emergency response. Numbers shall be a minimum of 4 inches high with a minimum stroke width of 0.5 inches. ADDITIONAL COMMENTS: The above listed criteria are preliminary potential applicable conditions that MAY apply to this project. Applicant may apply for use of alternate materials and methods(AMM in accordance with 2014 Oregon Fire Code(OFC), Section 104.9 A guideline for Alternate Materials&Methods requests is available If you have questions or need further clarification, please feel free to contact me at(503)259-1504. Sincerely, Po/svi, �-1� Employee Name Deputy Fire Marshal II Cc: TVFR File 3 City of Tigard July 13, 2015 John & Kacey Cokeley 6617 SW Walnut Terrace Tigard, OR 97223 Re: Completeness: Cokeley Partition Case File No. MLP2015-00004 Dear Property Owner(s), The City has received your application for a Minor Land Partition to divide a 0.4-acre site, located at 6617 SW Walnut Terrace,into two parcels. Staff has completed a preliminary review of the submittal materials, and determined that your application was complete as of July 9,2015, for the purpose of beginning the 120-day review period for final decision. The formal comment and review process typically takes between four to six weeks. It should be noted that staff has not reviewed the application submittal for compliance with the relevant code criteria, and that additional items may arise during the application review which may require further clarification. If you have any questions with regard to these items,please feel free to contact me at (503) 718-2438 or LinaCS@titigard-or.gov. Sincerely, Lina Smith Assistant Planner CC: MLP2015-00004 Land Use File 13125 SW Hall Blvd. • Tigard, Oregon 97223 • 503.639.4171 TTY Relay: 503.684.2772 • www.tigard-or.gov LARGE PLANS FOR THIS FILE ARE IN THE RECORDS ROOM City of Tigard • COMMUNITY DEVELOPMENT DEPARTMENT i II ill IN Request for Permit Action 1 1(;A It I) 13125 SW Hall Blvd. •Tigard, Oregon 97223 • 503-718-2439 • www.tigard-or.gov TO: CITY OF TIGARD Building Division 13125 SW Hall Blvd.,Tigard,OR 97223 Phone: 503-718-2439 Fax: 503-598-1960 TigardBuildingPermits@tigard-or.gov FROM: ❑ Owner ❑ Applicant ❑ Contractor ® City Staff Check(✓)one REFUND OR Name: INVOICE TO: (Business or Individual) Mailing Address: City/State/Zip: Phone No.: PLEASE TAKE ACTION FOR THE ITEM(S) CHECKED (✓): CANCEL/VOID PERMIT APPLICATION. ® VOID FEE BALANCE (attach copy of original receipt and provide explanation below). ❑ INVOICE FOR FEES DUE (attach case fee schedule and provide explanation below). ❑ REMOVE/REPLACE CONTRACTOR ON PERMIT (do not cancel permit). Permit#: MLP2015-00004 Site Address or Parcel#: 6617 SW Walnut Terrace Project Name: Cokeley Partition Subdivision Name: N/A Lot#: N/A EXPLANATION: Please void$1,102 fee balance in Accela. City staff mistakenly took in and processed final plat without customer payment,but plat has already been recorded. Date: 5/31/2018 Signature: liiiill --ti__. _ „/i-J/ Print Name: Lina Smith Refund Policy 1. The city's Community Development Director,Building Official or City Engineer may authorize the refund of: • Any fee which was erroneously paid or collected. • Not more than 80%of the application or plan review fee when an application is withdrawn or canceled before review effort has been expended. • Not more than 80%of the application or permit fee for issued permits prior to any inspection requests. 2. All refunds will be returned to the original payer in the form of a check via US postal service. 3. Please allow 3-4 weeks for processing refund requests. FOR OFFICE USE ONLY Route to Sys Admin: Date By Route to Records: Date (rZ;�jib-- By t . --- Refund Processed: Date 19 By , Invoice Processed: Date By Permit Canceled: Date A/4---/9-- By ei.v Parcel Tag Added: Date By I:\Building\Forms\RegPermitAction_09 314.doc IMIP CITY OF TIGARD FEE AND PAYMENT HISTORY 13125 SW Hall Blvd.,Tigard OR 97223 503.639.4171 TIGARD MLP2015-00004 - Cokeley Partition Revenue Payment Fee Description Account Number Fee Amount Invoiced Paid Date Paid Method Receipt# Due COT Address Fee 100-0000-43113 $50.00 $50.00 $50.00 10/6/2015 Credit Card 202873 $0.00 Inventory Fee-Open Grown Tree-1st 100-0000-43116 $151.00 $151.00 $151.00 10/7/2015 Credit Card 202901 $0.00 Inventory Fee-Open Grown Tree-each 100-0000-43116 $112.00 $112.00 $112.00 10/7/2015 Credit Card 202901 $0.00 add' ,/ Land Partition- Final Plat 100-0000-43116 $1,102.00 $1,102.00 ZZ (? (a/46.-- b //WO 6C- ' 1,102.00 * —' lltri Land Partition(2 Lots) 100-0000-43116 $3,358.00 $3,358.00 $3,358.00 6/2/2015 Credit Card 201038 $0.00 Land Partition(2 Lots)-LRP 100-0000-43117 $496.00 $496.00 $496.00 6/2/2015 Credit Card 201038 $0.00 Misc Fees(copies/labels/maps/prints) 100-0000-45319 $40.38 $40.38 $40.38 6/30/2015 Credit Card 201457 $0.00 Postage(Land Use Applications) 100-0000-45319 $110.74 $110.74 $110.74 6/30/2015 Credit Card 201457 $0.00 Tree Establish Bond-1.5"in SUB or 260-0000-22000 $1,002.00 $1,002.00 $1,002.00 10/7/2015 Credit Card 202901 $0.00 MLP Totals for Fees $6,422.12 $6,422.12 $5,320.12 $1,102.00 Receipt# Payment Method Check# Payor: Receipt Date Receipt Amount 201038 Credit Card Kacey Cokeley 06/02/2015 $3,854.00 201457 Credit Card Kacey Cokeley 06/30/2015 $151.12 202873 Credit Card nathan cokeley 10/06/2015 $50.00 202901 Credit Card Nathan Cokeley 10/07/2015 $1,265.00 Total Payments: $5,320.12 Balance Due: $1,102.00