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MLP2016-00004 P2016 - 00004 ATRIUM HOMES , LLC PARTITION NOTICE OF TYPE II DECISION e MINOR LAND PARTITION MLP2016-00004 ATRIUM HOMES, LLC PARTITION TIGARD 120 DAYS =June 14,2017 SECTION I. APPLICATION SUMMARY FILE NAME: ATRIUM HOMES,LLC PARTITION CASE NO.: MINOR LAND PARTITION MLP2016-00004 PROPOSAL: The applicant is requesting a Minor Land Partition to divide a 0.63-acre site into two (2) parcels. Parcel 1 will be 17,326 square feet in size and Parcel 2 will be 10,312 square feet in size. The western portions of both parcels contain a stream and Clean Water Services Vegetated Corridor;the applicant proposes an easement over this area for sensitive lands preservation. APPLICANT: Atrium Homes,LLC Attn: Ciprian Vesa and Edward Peters 15020 SW 149 'Place Tigard,OR 97224 OWNER: Same as applicant LOCATION: 14059 SW 119`''Place;WCTM 2S110BB,Tax Lot 100 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. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.420, 18.510, 18.705, 18.715, 18.745, 18.765, 18.790,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 PAGE 1 OF 22 MLP2016-00004 ATRIUM HOMES,LLC PARTITION CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO COMMENCING ANY ON-SITE IMPROVEMENTS INCLUDING GRADING, EXCAVATION AND/OR FILL ACTIVITIES: 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 LinaCSktigard-or.gov. 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 provide a fee to cover the city's cost of collecting and processing the inventory data for the entire urban forestry plan (Urban Forestry Manual, Section 11, Part 3). This fee amount will be for 16 open grown trees ($154 for the first tree + $28 for each additional tree = $574) 3. Prior to commencing any site work, the applicant shall provide a fee equivalent to the city's cost to plant and maintain one (1) street tree for three years ($560). 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 the ENGINEERING DIVISION, ATTN: KHOI LE, PRINCIPAL ENGINEER at (503) 718-2440 or khoiktigard-or.gov. The cover letter shall clearly identify where in the submittal the required information is found: 5. Prior to commencing site improvements,a Public Facility Improvement(PFI) permit is required for this project to cover all infrastructure work including onsite and offsite stormwater Water Quality and Detention Facilities 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 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). 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 to the Engineering Department will delay processing of project documents. 7. Prior to commencing site improvements, the Applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. The purpose of this plan is for parking and traffic control during the public improvement construction phase. All construction vehicle parking shall be provided onsite. No construction vehicles or equipment will be permitted to park on the adjoining residential public streets. Construction vehicles include the vehicles of any contractor or subcontractor involved in the construction of NOTICE OF DECISION PAGE 2 OF 22 MLP2016-00004 ATRIUM HOMES,LLC PARTITION site improvements or buildings proposed by this application, and shall include the vehicles of all suppliers and employees associated with the project. 8. Prior to commencing site improvements, the Applicant's City of Tigard Public Facility Improvement permit and construction drawings shall indicate that public utility connections, driveway aprons and street trees shall be installed. 9. Prior to commencing site improvements, the Applicant shall obtain a Clean Water Services (CWS) Stormwater Connection Authorization. Plans shall be submitted to the City of Tigard for review. The city will forward plans to CWS after preliminary review. 10. Prior to commencing site improvements,the Applicant shall provide an erosion control plan that includes all on and off site work conforming to the "CWS Erosion Prevention and Sediment Control Design and Planning Manual" (current edition) as part of the Public Facility Improvement(PFI) permit drawings. 11. Prior to commencing site improvements, the Applicant shall provide 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 Division. 12. Prior to commencing site improvements, the design engineer shall indicate on the grading plan which lots will have natural slopes between 10 percent and 20 percent, as well as lots that will have natural slopes in excess of 20 percent.This information will be necessary in determining if special grading inspections and/or permits will be necessary when the lots develop. 13. Prior to commencing site improvements,pay stormwater quantity fees. 14. Prior to commencing site improvements, the Applicant will be required to provide written approval from Tualatin Valley Fire and Rescue for fire flow,hydrant placement and access. 15. Prior to commencing site improvements,the Applicant shall locate driveway as far as possible from SW Gaarde St. 16. Prior to commencing site improvements, the applicant's engineer shall submit a preliminary sight distance certification for the driveways. 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 the PLANNING DIVISION, ATTN: LINA SMITH, ASSISTANT PLANNER at (503) 718-2438 or LinaCS ktigard-or.gov. The cover letter shall clearly identify where in the submittal the required information is found: 17. Prior to final plat approval,the applicant shall provide documentation of a shared ownership and maintenance agreement with the Redwood Vista Homeowners'Association for SW 11911'Place. 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 ENGINEERING DIVISION, ATTN: KHOI LE, PRINCIPAL ENGINEER at (503) 718-2440 or khoiktigard-or.gov. The cover letter shall clearly identify where in the submittal the required information is found: NOTICE OF DECISION PAGE 3 OF 22 AlL,P2016-00004 ATRIUM HOMES,LLC PARTITION 18. Prior to final plat approval The Applicant's final plat shall contain State Plane Coordinates 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. 19. Submit for City review four(4) paper copies of the final plat prepared by a land surveyor licensed to practice in Oregon,and necessary data or narrative. 20. The final 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. 21. Prior to final plat approval,the Applicant's plat shall show dedication of right of way along SW Gaarde St to provide 38 feet from centerline. The right-of-way dedication for all public streets shall be made on the final plat. 22. Partition plats will include signature lines for the City Engineer and Community Development Director. NOTE: Washington County will not begin their review of the final plat until they receive notice from the Engineering Department indicating that the City has reviewed the final plat and submitted comments to the Applicant's surveyor. 23. Prior to final plat approval,the Applicant shall pay an addressing fee in the amount of$50. 00 (1 lots X $50/address). 24. After the City and County have reviewed the final plat,submit one of the final plat for City Engineer signature (for partitions),or City Engineer and Community Development Director signatures (for subdivisions). 25. Submit a check in the amount of the current final plat review fee(Contact Planner on Duty,at 503-718-2421). 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 ENGINEERING DIVISION,ATTN: KHOI LE, PRINCIPAL ENGINEER at(503)718-2440 or khoiktigard-or.gov.The cover letter shall clearly identify where in the submittal the required information is found: 26. Prior to issuance of building permits,the applicant's engineer shall submit a final sight distance certification for the driveways. 27. Prior to issuance of building permits,the Applicant shall provide the Engineering Department with a paper copy of the recorded final plat. 28. Prior to issuance of building permits,the Applicant shall submit and obtain approval of a construction access and parking plan for the home building phase. NOTICE OF DECISION PAGE 4 OF 22 MLP2016-00004 ATRIUM HOMES,LLC PARTITION IN ADDITION,THE APPLICANT SHOULD BE AWARE OF THE FOLLOWING SECTIONS OF THE COMMUNITY DEVELOPMENT CODE;THIS IS NOT AN EXCLUSIVE LIST: 18.430.080 Improvement Agreement: Before City approval is certified on the final plat, and before approved construction plans are issued by the City, the Subdivider shall: • Execute and file an agreement with the City Engineer specifying the period within which all required improvements and repairs shall be completed;and • Include in the agreement provisions that if such work is not completed within the period specified,the City may complete the work and recover the full cost and expenses from the subdivider.The agreement shall stipulate improvement fees and deposits as may be required to be paid and may also provide for the construction of the improvements in stages and for the extension of time under specific conditions therein stated in the contract. 18.430.090 Bond: As required by Section 18.430.080, the subdivider shall file with the agreement an assurance of performance supported by one of the following: • An irrevocable letter of credit executed by a financial institution authorized to transact business in the State of Oregon; • A surety bond executed by a surety company authorized to transact business in the State of Oregon which remains in force until the surety company is notified by the City in writing that it may be terminated;or • Cash.The subdivider shall furnish to the City Engineer an itemized improvement estimate,certified by a registered civil engineer,to assist the City Engineer in calculating the amount of the performance assurance. The subdivider shall not cause termination of nor allow expiration of said guarantee without having first secured written authorization from the City. 18.430.100 Filing and Recording; Within 60 days of the City review and approval,the Applicant shall submit the final plat to the County for signatures of County officials as required by ORS Chapter 92. Upon final recording with the County, the Applicant shall submit to the City a mylar copy of the recorded final plat. 18.430.070 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. 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: • All centerline-centerline intersection points; • All cul-de-sac center points;and • Curve points,beginning and ending points (PC's and PT's). NOTICE OF DECISION PAGE 5 OF 22 MLP2016-00004 ATIUUM HOMES,LLC PARTITION 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, culde-sac center points,and curve points.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. 18.810.200 Engineer's Certification The land dividers 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 the City acceptance of the subdivision's improvements or any portion thereof for operation and maintenance. 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. SECTION III. BACKGROUND INFORMATION Site and Vicinity Information The 0.63-acre site is located on the south side of SW Gaarde Street; west of SW 119d' Place and east of SW 121` Avenue. The property is currently occupied by a detached, single-family dwelling with an attached garage, paved driveway, and associated landscaping. The applicant is requesting a Minor Land Partition to divide the site into two (2) parcels.Parcel l will be 17,326 square feet in size and Parcel 2 will be 10,312 square feet in size.The western portions of both parcels contain a stream and a 6,749-square-foot Clean Water Services Vegetated Corridor. Accordingly, the applicant proposes an easement over this area for sensitive lands preservation. Property History In 1998,the City of Tigard Planning Division approved this location for a Type II Home Occupation Permit for an in- NOTICE OF DECISION PAGE 6 OF 22 MLP2016-00004 ATRIUM HOMES,LLC PARTITION home chiropractic office with a maximum of six (6) daily customers. No other land use approvals were found that affect this property. SECTION IV. PUBLIC COMMENTS The Tigard Community Development Code requires that property owners within 500 feet of the subject site be notified of the proposal, and be given an opportunity for written comments and/or oral testimony prior to a decision being made.A letter was received from the Redwood Vista Homeowners'Association on March 1,2017, expressing concern about: the shared use and maintenance of SW 119'' Place, a private street; on-street parking at SW 119"' Place; and erosion and water run-off due to future construction at the subject site. RESPONSE: City of Tigard Principal Engineer, Khoi Le provided a written response via e-mail to the Redwood Vista Homeowners'Association on March 2,2017. The complete e-mail can be viewed in this land use case file (MI.P2016-00004). SW 1196'Place is a private street that is currently owned and maintained by the adjacent Redwood Vista Homeowners' Association. Therefore, staff has included a condition of approval that requires the applicant to provide documentation of a shared ownership and maintenance agreement with the Redwood Vista Homeowners' Association for SW 119th Place, prior to final plat approval. Per city standards, SW 119`'' Place is not wide enough to permit on-street parking, and "no parking" signs are already in place near the subject site. Furthermore, there is an existing stormwater catch basin located at the throat of SW 119th Place and SW Gaarde Street,which will capture water run- off as a result of future construction.This will also help reduce or eliminate the erosion issue. 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. This criterion is met. 2. There are adequate public facilities are available to serve the proposal; Public facilities are discussed in detail under Section 18.810 Street and Utility Improvement Standards of this decision. The findings in that section demonstrate that 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. 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. NOTICE OF DECISION PAGE 7 OF 22 MLP2016-00004 ATRIUM HOMES,LLC PARTITION The minimum lot width required for a detached unit in the R-4.5 zone is 50 feet. Both parcels exceed this requirement because Parcel 1 has an average lot width of approximately 100 feet, and Parcel 2 has an average lot width of approximately 61 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. Both parcels exceed the minimum lot size because Parcel 1 is 17,326 square feet in size,and Parcel 2 is 10,312 square feet in size.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. Both parcels will front SW 119'hPlace, a private street. Parcel 1 will have approximately 102 feet of frontage along SW 119'hPlace,and Parcel 2 will have approximately 61 feet of frontage along SW 119'hPlace.This criterion is met. d. Setbacks shall be as required by the applicable zoning district. Setbacks are addressed under Section 18.510 Residential Zoning Districts of this administrative 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. The applicant is not proposing to create a flag lot.This criterion does not apply. 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. Parcel l currently contains a paved driveway that is not located within ten feet of an abutting lot;therefore,this criterion does not apply to Parcel 1. The applicant is not proposing any development on Parcel 2 at this time; accordingly, compliance with the standard outlined above will be confirmed during the building permit submittal process for all future development.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. Construction plans were not submitted or required as part of this Minor Land Partition.Therefore,compliance with the standard outlined above will be confirmed during the building permit submittal process for all future development.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. NOTICE OF DECISION PAGE 8 OF 22 MLP2016-00004 ATRIUM HOMES,LLC PARTITION The applicant is not proposing a common drive to serve more than one lot.This criterion does not apply. 5. Any accessway shall comply with the standards set forth in Chapter 18.705,Access,Egress, and Circulation. This criterion is addressed under Section 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 proposed development is not located within or adjacent to the FEMA 100-Year Floodplain.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 variances)/adjustment(s)will be processed concurrently. The applicant has not requested a variance or adjustment with this proposal. This criterion does not apply. 18.510 Residential Zoning Districts 18.510.050 Development Standards A. Compliance required.All development must comply with: 1. All of the applicable development standards contained in the underlying zoning district, except where the applicant has obtained variances or adjustments in accordance with Chapters 18.370; 2. All other applicable standards and requirements contained in this title. B. Development standards.Development standards in residential zoning districts are contained in Table 18.510.2. TABLE 18.510.2 DEVELOPMENT STANDARDS IN RESIDENTIAL ZONES STANDARD R-4.5 Parcel 1 Parcel l Minimum Lot Size -Detached unit 7,500 sq-ft. 17,326 sq.ft. 10,312 sq.ft. -Duplexes 10,000 sq.ft. -Attached unit Ill Average Minimum Lot Width -Detached unit lots 50 ft. 100 ft. 61 ft. -Duplex lots 90 ft. -Attached unit lots Maximum Lot Covera - N/A N/A Minimum Setbacks -Front yard 20 ft. 34 ft. 20 ft. -Side facing street on corner&through lots 15 ft. 19 ft. 15 ft. -Side yard 5 ft. 10 ft. 5 ft. -Rear yard 15 ft. 76 ft. 15 ft. -Side or rear yard abutting more NOTICE OF DECISION PAGE 9 OF 22 MLP2016-00004 ATRIUM HOMES,LLC PARTITION restrictive zoning district -Distance between property line and front of garage 20 ft. 34 ft. 20 ft. Maximum Height 30 ft. 30 ft. 30 ft. Minimum Landscape Requirement - N/A N/A The minimum lot size for a detached unit in the R-4.5 zone is 7,500 square feet. Both parcels exceed the minimum lot size because Parcel 1 is 17,326 square feet in size, and Parcel 2 is 10,312 square feet in size. The minimum lot width required for a detached unit in the R-4.5 zone is 50 feet. Both parcels exceed this requirement because Parcel 1 has an average lot width of approximately 100 feet,and Parcel 2 has an average lot width of approximately 61 feet. Parcel 1 is currently occupied by a detached, single-family dwelling with an attached garage, paved driveway, and associated landscaping. The applicant proposes an addition on the north side of the existing home. Staff reviewed the applicant's submitted site plan to confirm that all existing and proposed structures on Parcel 1 meet the setback requirements for the R-4.5 zone. The applicant is not proposing any development on Parcel 2 at this time. However, based on the applicant's submitted site plan, staff finds Parcel 2 has sufficient space for future development that meets the minimum required setbacks outlined above.These standards are met. 18.705 Access,Egress and Circulation 18.705.030 General Provisions 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. Both parcels will connect to SW 119th Place, which is a private street that is currently owned and maintained by the adjacent Redwood Vista Homeowners'Association. Therefore, staff has included a condition of approval that requires the applicant to provide documentation of a shared ownership and maintenance agreement with the Redwood Vista Homeowners'Association for SW 119th Place,prior to final plat approval.These standards are 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 stacking needs, sight distance and deceleration standards as set by ODOT, Washington County, the city and AASHTO (depending on jurisdiction of facility). The proposed development is adjacent to SW Gaarde St,an Arterial Street. However,no driveway has been proposed to Gaarde St. The existing driveway is currently located on SW 119'hPL a private street. The driveway of the new parcel is going to be on 119'''Pl. If improvements are required to achieve adequate sight distance, the applicant shall submit a Final Sight Distance certification upon completion of required improvements and prior to occupancy. 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 NOTICE OF DECISION PAGE 10 OF 22 MLP2016-00004 ATRIUM HOMES,LLC PARTITION 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. Both driveways are within the influence area of an arterial or collector street. The Applicant shall locate the driveways as far from SW Gaarde St,an Arterial,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. The applicant is not proposing a driveway along either an Arterial or Collector. 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-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 VEHICULAR ACCESS/EGRESS REQUIREMENTS: RESIDENTIAL USE (SIX OR FEWER UNITS) Number Dwelling Minimum Number of Minimum Pavement Unit/Lots Driveways Required Minimum Access Width Width 1 or 2 1 15' 10' Parcel l meets the standard outlined above because it currently contains a 15-foot-wide paved driveway that connects to SW 119''Place. The applicant is not proposing any development on Parcel 2 at this time;accordingly,compliance with the standard outlined above will be confirmed during site plan review for building permit submittal. In addition, SW 119 ` Place is a private street that is currently owned and maintained by the adjacent Redwood Vista Homeowners' Association.Therefore, staff has included a condition of approval that requires the applicant to provide documentation of a shared ownership and maintenance agreement with the Redwood Vista Homeowners' Association for SW 119' Place,prior to final plat approval.This standard is met. 18.715 Density Computations 18.715.020 Density Calculation A. Definition of net development area. Net development area, in acres, shall be determined by subtracting the following land area(s) from the 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, NOTICE OF DECISION PAGE 11 OF 22 MLP2016-00004 ATRIUM HOMES,LLC PARTITION 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. Total Site 27,442.80 square feet Sensitive Lands - 6,749 square feet Land Dedicated for Public Right-of-Way - 1,046.96 square feet Parcel\-,rith Existing Dwelling(Minimum Lot Size) - 7,500 square feet Net Development Area 12,146.84 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. Net Development Area 12,146.84 square feet Minimum Lot Size — 7,500 square feet Maximum Number of Residential Units 1.62 As calculated above,the maximum number of residential units is 1.62,which means one (1) additional unit is permitted. The applicant proposes to create only one(1) additional unit through this Minor Land Partition.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). (Ord.12-09§1;Ord.09-13) Maximum Number of Residential Units 1.62 X 80% Minimum Number of Residential Units 1.30 As calculated above,the minimum number of residential units is 1.30,which means one (1) additional unit is required. The applicant proposes to create one (1) additional unit through this Minor Land Partition.This standard is met. 18.745 LandscaRing 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; NOTICE OF DECISION PAGE 12 OF 22 MLP2016-00004 ATRIUM HOMES,LLC PARTITION 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: 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. (Ord.12-09§1) 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 Section 18.790 Urban Forestry Plan of this administrative 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 six 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 NOTICE OF DECISION PAGE 13 OF 22 MLP2016-00004 ATRIUM HOMES,LLC PARTITION 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 years (per the street tree planting standards in the Urban Forestry Manual) for each tree below the minimum required. (Ord.12-09§1;Ord.09-13) The linear amount of street frontage adjacent to this site (along both SW Gaarde Street and SW 119'h Place) is 334.27 feet;therefore,the site is required to have a minimum of eight(8) street trees (334.27 feet divided by 40 feet,rounded to the nearest whole number). The applicant provided a tree inventory data table prepared by the project arborist, David D. Hunter,which identifies seven (7) existing trees along SW Gaarde Street that meet the street tree standards: one (1) Magnolia tree, one (1) Cherry tree, three (3) Douglas Firs, and three (3) Hemlock trees. The applicant is not proposing to plant any additional street trees;therefore,a condition of approval has been added that requires the applicant to pay a fee equivalent to the city's cost to plant and maintain one (1) street tree for three years (per the street tree planting standards in the Urban Forestry Manual). Furthermore, the project arborist submitted an Urban Forestry Plan Supplemental Report, which describes how the street trees will be maintained 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. Parcel 1 is currently occupied by a detached, single-family dwelling with an attached garage and paved driveway that meets the access, egress and circulation requirements for residential use. The applicant is not proposing any development on Parcel 2 at this time; accordingly, compliance with the standard outlined above will be confirmed during site plan review for building permit submittal.This standard is 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 dwelling(s). Parcel 1 contains an attached garage and paved driveway that meets standard for location of vehicle parking outlined above. The applicant is not proposing any development on Parcel 2 at this time; accordingly, compliance with the standard outlined above will be confirmed during site plan review for building permit submittal.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. Parcel 1 contains an attached garage and paved driveway that meets this minimum off-street parking requirement.The applicant is not proposing any development on Parcel 2 at this time; accordingly, compliance with the standard outlined above will be confirmed during site plan review for building permit submittal.This standard is met. NOTICE OF DECISION PAGE 14 OF 22 MLP2016-00004 ATRIUM HOMES,LLC PARTITION 18.790 Urban Forestry Plan 18.790.020 Applicability The requirements of this chapter apply to the following situations: A. The following land use reviews: 3. Minor land partition(Type II); This application is for a Type II Minor Land Partition. Accordingly, the requirements of TDC 18.790 Urban Forestry Plan apply. 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,David D. Hunter. 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 56 percent, as well as 64 percent for Parcel 1,and 41 percent for Parcel 2.This standard is met. 18.790.060 Urban Forestry Plan Implementation C. Tree establishment. The establishment of all trees shown to be planted in the tree canopy site plan (per 18.790.030 A.3) and supplemental report (per 18.790.030.A.4) of the previously approved urban forestry plan shall be guaranteed and required according to the tree establishment requirements in Section 11,part 2 of the Urban Forestry Manual. The applicant is not proposing to plant any new trees on site;instead, the applicant proposes to preserve existing trees. Accordingly,tree establishment is not required,and this standard does not apply. NOTICE OF DECISION PAGE 15 OF 22 MLP2016-00004 ATRIUM HOMES,LLC PARTITION 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. 18.810 Street and Utility Improvement Standards 18.810.030 Streets A. Improvements. 1. No development shall occur unless the development has frontage or approved access to a public street. The subject development is adjacent to SW Gaarde St and SW 119th Pl. Both streets have been improved with curb, sidewalk,planter,and street lights. No new street is proposed. 2. No development shall occur unless streets within the development meet the standards of this chapter. The subject development is adjacent to SW Gaarde St and SW 119th A Both streets have been improved with curb, sidewalk,planter,and street lights. No new street is proposed. 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. (rhe 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. The subject development is adjacent to SW Gaarde St and SW 119th A Both streets have been improved with curb, sidewalk, planter, and street lights. The Applicant shall dedicate right of way along SW Gaarde St to provide 38 feet from centerline. SW 119th PI is a private street,no right of way dedication is 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 fixture streets proposal. Costs of the city preparing a future streets proposal shall be reimbursed for the time involved. A street proposal may be modified when subsequent subdivision proposals are submitted. b. Identify existing or proposed bus routes, pullouts or other transit facilities, bicycle routes and pedestrian facilities on or within 530 feet of the site. NOTICE OF DECISION PAGE 16 OF 22 MLP2016-00004 ATRIUM HOMES,LLC PARTITION 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 culs- 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. The subject development is adjacent to SW Gaarde St and SW 119th Pl. Both streets have been improved with curb, sidewalk, planter, and street lights. The Applicant shall dedicate right of way along SW Gaarde St to provide 38 feet from centerline. SW 119th Pl is a private street,no right of way dedication is required. 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. The subject development is adjacent to SW Gaarde St and SW 119th Pl. Both streets have been improved with curb, sidewalk,planter,and street lights. No new street is proposed. No extension is proposed or requested. 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. The subject development is adjacent to SW Gaarde St and SW 119th Pl. Both streets have been improved with curb, sidewalk,planter,and street lights. No new street is proposed. No extension is proposed or requested. L. Culs-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 culs-de-sac 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. NOTICE OF DECISION PAGE 17 OF 22 MLP2016-00004 ATRIUM HOMES,LLC PARTITION No cul-de-sac is proposed or requested. N. Grades and Curves. 1. Grades shall not exceed 10% 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. The subject development is adjacent to SW Gaarde St and SW 119th Pl. Both streets have been improved with curb, sidewalk,planter,and street lights. No new street is proposed. No extension is proposed or requested. Q. Access to arterials and collectors. Where a development abuts or is traversed by an existing or proposed arterial or collector street, the development design shall provide adequate protection for residential properties and shall separate residential access and through traffic, or if separation is not feasible,the design shall minimize the traffic conflicts.The design shall include any of the following: 1. A parallel access street along the arterial or collector; 2. Lots of suitable depth abutting the arterial or collector to provide adequate buffering with frontage along another street; 3. Screen planting at the rear or side property line to be contained in a nonaccess reservation along the arterial or collector;or 4. Other treatment suitable to meet the objectives of this subsection; 5. If a lot has access to two streets with different classifications, primary access should be from the lower classification street. The proposed development is adjacent to SW Gaarde, an Arterial. However, future driveway has been proposed to take access from SW 119th Pl,local street. 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. No private street is proposed or requested. 18.810.090 Sanitary Sewers A. Sewers required. Sanitary sewers shall be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage Agency in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. No new public sanitary sewer main is proposed or requested. The existing house is currently connected to the existing 8"PVC sanitary sewer main located in SW 119th Pl. The sanitary sewer service for the new parcel is going to tap into the same existing sanitary sewer main in SW 119th Pl. C. Over sizing. Proposed sewer systems shall include consideration of additional development within the area as projected by the comprehensive plan. NOTICE OF DECISION PAGE 18 OF 22 MLP2016-00004 ATRIUM HOMES,LLC PARTITION The Applicant does not propose an oversizing sanitary sewer system and it is not required. 18.810.100 Storm Drainage A. General provisions. The director and city engineer shall issue a development permit only where adequate provisions for stormwater and floodwater runoff have been made, and: 1. The storm water drainage system shall be separate and independent of any sanitary sewerage system; 2. Where possible, inlets shall be provided so surface water is not carried across any intersection or allowed to flood any street;and 3. Surface water drainage patterns shall be shown on every development proposal plan. 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). No upstream drainage is running through the proposed partition. Run-off from the existing house is currently discharged to the existing public storm drainage system located at the intersection of SW Gaarde St and SW 119th Pl. Run-off from the new parcel is going to discharge to the same system. 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). Run-off from the existing house is currently discharged to the existing public storm drainage system located at the intersection of SW Gaarde St and SW 119th Pl. Run-off from the new parcel is going to discharge to the same system. Additional run-off from one additional lot is not going to overload the existing system. 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. The applicant has proposed one additional lot,which does not require detention or downstream analysis. 18.810.110 Bikeways and 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). Bike lane requirements along collectors within the downtown urban renewal district shall be determined by the city engineer unless specified in Table 18.810.1. NOTICE OF DECISION PAGE 19 OF 22 MLP2016-00004 ATRIUM HOMES,LLC PARTITION 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. The nearest bikeway is on SW Gaarde St. Bikeway is not required on SW 119th Pl,a private street. 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. The nearest bikeway is on SW Gaarde St. Bikeway is not required on SW 119th Pl,a private street. C. Minimum width. 1. The minimum width for bikeways within the roadway is five feet per bicycle travel lane. 2. The minimum width for multi-use paths separated from the road and classified as regional or community trails in the Greenway Trail System Master Plan is 10 feet. The width may be reduced to eight feet if there are environmental or other constraints. 3. The minimum width for off-street paths classified as neighborhood trails, according to the Greenway Trail System Master Plan,is three feet. 4. Design standards for bike and pedestrian-ways shall be determined by the city engineer. (Ord. 12-13§1;Ord.11-04§2;Ord.09-09 P;Ord.02-33;Ord.99-22) The nearest bikeway is on SW Gaarde St. Bikeway is not required on SW 119th Pl,a private street. 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. No new utility is proposed. Utility service lines for the new parcel are going to be placed underground. There is no overhead utility along the frontage of the proposed partition. 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 NOTICE OF DECISION PAGE 20 OF 22 MLP2016-00004 ATRIUM HOMES,LLC PARTITION 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. 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 paragraphs 1 through 3 of this subsection C shall apply only to existing utility lines.All new utility lines shall be placed underground. There is no overhead utility along the frontage of the proposed partition. SECTION V1. OTHER STAFF COMMENTS The City of Tigard Police Department was sent a copy of the applicant's proposal,and had no objections. The City of Tigard Public Works Department was sent a copy of the applicant's proposal,and had no objections. SECTION VII. AGENCY COMMENTS Clean Water Services (CWS)issued a Service Provider Letter and Sensitive Area Pre-Screening Site Assessment(CWS file 15-002570) to determine that sensitive areas are located both on and off site, and that the on-site Vegetated Corridor width is variable. The agency also submitted written comments, dated March 6, 2017, requesting a condition of approval that requires the applicant to obtain Storm Water Connection Permit Authorization prior to final plat approval and recordation.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 was sent a copy of the applicant's proposal,and had no objections. Attachments: Attachment 1:Approved Site Plan Attachment 2: Zoning Map Attachment 3:City of Tigard Engineering Department,Memorandum dated March 2,2017 Attachment 4:Clean Water Services,Comment Letter dated March 6,2017 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 NOTICE OF DECISION PAGE 21 OF 22 MI.P2016-00004 ATRIUM HOMES,LLC PARTITION Final Decision: THIS DECISION IS FINAL ON MARCH 16,2017 AND EFFECTIVE ON APRIL 4,2017 UNLESS AN APPEAL IS FILED. Amu,: :::::D TheDirector's Decision is final on the date that it is mailed. All persons entitled to notice or who are otherwise adversely affected or aggrieved by the decision as provided in Section 18.390.040.G.1 may appeal this decision in accordance with Section 18.390.040.G.2 of the Tigard Community Development Code,which provides that a written appeal together with the required fee shall be filed with the Director within ten(10)business days of the date the Notice of Decision was mailed. The appeal fee schedule and forms are available from the 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 5:00 P.M. ON APRIL 3,2017. Questions: If you have any questions, please contact Lina Smith, Assistant Planner at (503)718-2438 or LinaCSQtieard-or.eov. You may also mail inquiries to City of Tigard Planning Division,13125 SW Hall Boulevard,Tigard,OR 97223. March 16,2017 PREPARED BY: Lina Smith Assistant Planner 1, March 16.2017 APPRO D BY: Torn McGuire Assistant Community Development Director NOTICE OF DECISION PAGE 22 OF 22 MLP2011r WN ATRIUM HOMES,LLC PARTITION 1 f D ATTACHMENT 1 CITY OF TIGARD SITE PLAN FOR 94059 SW 119TH PL. TIGARD OR. PAR7777ON LOCATED IN THE Approved by Planning N.W. 7/4 SECTION 10, T. R.1W",W",CIT 1 Y OF TIGARD, WASHINGTONN COUNTY, OREGON Date JANUARY 20, 2017 SCALE 1'm3O' PLA NNING RLE NO. 1 C SHEET 1 OF 2 Initials: Z NOYM LNE RDO Or N PA RIW,W.N. 7.OD FEET NO" 0"AND 'S R,EI MRI - MaArRNTED CENTEWAIE Or SW GAAROE STREET (OOUhfTY ROAD FID 1/q PER SN 30017 FkLD b N 6956'33 E OLD CLNfERLME n N 8976}5'E(N 6W7000'EMT)) 302.13• K 700' ISS65' W 12612' _ 'CENIERME '6020' �0.G0'150.00' W "T'�" MLD RD O g N 6B•J671'[ 691000'E(51 30630' S yhi NE7o Ne '.� g 8 I20PD'(120DD'(S21) HA�D'RM'os'W ao0' '50 T52)) _ 'ixRro xsi' mo OTRFVWix7wc i' 2 GAARDE TY STREET 3 8 ° P2 �E —^-`-' 219.61' x" N 6976'SS'E 96.97 37.99' 0 ) B 00' MELD 5 0091015'E S p F" N 0959:50'E TOO ALY� HEIR—LME , Sr MICA TES DS SET S 00.1173"W.012, rnA.. LEGEND- 17 TRACT"A" g RCSF. 1 .MV nRC SF - SET 5/6',30'MLN ROO W/RED —SmCAP SCM ED•CENTEm.RAr CaNC m* VEGETA RON 00BdlOR LIN 20/7 DOCU1EENT NO. 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'Residential i �CT p KELLY LN Mixed Use Residential r R r NMixed Use Central Business District w V 5 Commercial ROSE VISTA DR k� ' Y; R �S Mixed Use Employment Industrial TR R� ■.5 �S�P' Parks and Recreation AERIE DR R(�Pp (PD) O Washington County Zoning ) Ine IOverlay Zones Q EST V Historic District Overlay _ `� �__ ~ 1- R 4.5 I Planned Development Overlay R-4:5 AMES LN H0.0 COLE Subiect Site LN R-3.5 - �w D a L R DR F n I T 14.5 R4.5 R-2 R-4.5 > _ DUCHILLY CT °C Map printed at 03:23 PM on 14-Feb-1 O R-7LJ JO C T RroRR.ne�on mr RMo i,�e'oomeM sn'ke.a klon nova x e mea nn me c� CFARLAND BLVD WAR ,RNED FROM IMULC,N O LG SOURCES TME CT' CONIT RD MAKES NO R4 J O WARRAHtES ORESENTATENSS OF ANY OF THE PROIDED ACCURACY. CITY OF TIG RD MALLA SUMS OF AMIOF THE ANYDATA PROVIDED OMISSIONS, HEREIN.THE " R 2�(PD) R_2 G OACCURAGASIN THE LIABILITY FOR GA ERRORS OMISSIONS OR INACCURACIES IN THE INFORMATION PROVIDED REGARDLESS OF HOW CAUSED. LU COM M UNI I V OEVELOPM EN I UEPAR I M ENI II city of f Tigard 1 13125 SW Hall Blvd \_ I i gIcARMAPS Tigard,OR 97223 e_• I j Tigard , e ?34 S CT ILDWOO $T vnre.tigardor.gov ATTACHMENT 3 MEMORANDUM CITY OF TIGARD, OREGON DATE: March 2, 2017 TO: Lina Smith FROM: Khoi Le, Principal Engineer RE: MLP2016-00004 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 proposed development is adjacent to SW Gaarde St,an Arterial Street. However,no driveway has been proposed to Gaarde St. The existing driveway is currently located on SW 119th PI,a private street. The driveway of the new parcel is going to be on 119th Pl. If improvements are required to achieve adequate sight distance,the applicant shall submit a Final Sight Distance certification upon completion of required improvements and prior to occupancy. 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 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. Both driveways are within the influence area of an arterial or collector street. The Applicant shall locate the driveways as far from SW Gaarde St,an Arterial,as possible. 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. The applicant is not proposing a driveway along either an Arterial or Collector. This standard does not apply. The applicant is not proposing a local street. This standard does not apply. ,.� Street and Utility Improvements Standards (Section 18.810): ENGINEERING COMMENTS MLP2016-0004 PAGE 1 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. The subject development is adjacent to SW Gaarde St and SW 119th Pl. Both streets have been improved with curb, sidewalk,planter,and street lights. No new street is proposed. 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. The subject development is adjacent to SW Gaarde St and SW 119th Pl. Both streets have been improved with curb,sidewalk,planter,and street lights. No new street is proposed. Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires a Residential Local street to have a 50'right-of-way width and 28-foot paved section. Other improvements required may include on-street parking,sidewalks and bikeways,underground utilities, street lighting,storm drainage,and street trees. The subject development is adjacent to SW Gaarde St and SW 1196 Pl. Both streets have been improved with curb,sidewalk,planter,and street lights. The Applicant shall dedicate right of way along SW Gaarde St to provide 38 feet from centerline. SW 119th P1 is a private street,no right of way dedication is required. Future Street Plan and Extension of Streets: Section 18.810.030.17 states that a future street plan shall be filed which shows the pattern of existing and proposed future streets from the boundaries of the proposed land division. This section also states that where it is necessary to give access or permit a satisfactory future division of adjoining land,streets shall be extended to the boundary lines of the tract to be developed and a barricade shall be constructed at the end of the street. These street stubs to adjoining properties are not considered to be cul-de-sacs since they are intended to continue as through streets at such time as the adjoining property is developed. A barricade shall be constructed at the end of the street by the property owners which shall not be removed until authorized by the City Engineer,the cost of which shall be included in the street construction cost. Temporary hammerhead turnouts or temporary cul-de-sac bulbs shall be constructed for stub streets in excess of 150 feet in length. The subject development is adjacent to SW Gaarde St and SW 119th Pl. Both streets have been improved with curb,sidewalk,planter,and street lights. No new street is proposed. No extension is proposed or requested. 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. ENGINEERING COMMENTS MLP2016-0004 PAGE 2 The subject development is adjacent to SW Gaarde St and SW 119th Pl. Both streets have been improved with curb, sidewalk,planter,and street lights. No new street is proposed. No extension is proposed or requested. 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. The subject development is adjacent to SW Gaarde St and SW 119th Pl. Both streets have been improved with curb,sidewalk,planter,and street lights. No new street is proposed. No extension is proposed or requested. Cul-de-sacs: 18.810.030.L states that a cul-de-sac shall be no more than 200 feet long,shall not provide access to greater than 20 dwelling units,and shall only be used when environmental or topographical constraints,existing development pattern,or strict adherence to other standards in this code preclude street extension and through circulation: All cul-de-sacs shall terminate with a turnaround. Use of turnaround configurations other than circular,shall be approved by the City Engineer;and The length of the cul-de-sac shall be measured from the centerline intersection point of the two streets to the radius point of the bulb,and If a cul-de-sac is more than 300 feet long,a lighted direct pathway to an adjacent street may be required to be provided and dedicated to the City. No cul-de-sac is proposed or requested. 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. The subject development is adjacent to SW Gaarde St and SW 119d,Pl. Both streets have been improved with curb,sidewalk,planter,and street lights. No new street is proposed. No extension is proposed or requested. 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; ENGINEERING COMMENTS MLP2016-0004 PAGE 3 If a lot has access to two streets with different classifications,primary access should be from the lower classification street. The proposed development is adjacent to SW Gaarde,an Arterial. However,future driveway has been proposed to take access from SW 119th Pl,local street. Private Streets: Section 18.810.030.7 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 street is proposed or requested. 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. No new public sanitary sewer main is proposed or requested. The existing house is currently connected to the existing 8"PVC sanitary sewer main located in SW 119th Pl. The sanitary sewer service for the new parcel is going to tap into the same existing sanitary sewer main in SW 119t"Pl. Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive `® Plan. The Applicant does not propose an oversizing sanitary sewer system and it is not required. 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). No upstream drainage is running through the proposed partition. Run-off from the existing house is currently discharged to the existing public storm drainage system located at the intersection of SW Gaarde St and SW 119th Pl. Run-off from the new parcel is going to discharge to the same system. Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility,the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water ENGINEERING COMMENTS MLP2016-0004 PAGE 4 Management(as adopted by Clean Water Services in 2000 and including any future revisions or amendments). Run-off from the existing house is currently discharged to the existing public storm drainage system located at the intersection of SW Gaarde St and SW 119th Pl. Run-off from the new parcel is going to discharge to the same system. Additional run-off from one additional lot is not going to overload the existing system. 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. The applicant has proposed one additional lot,which does not require detention or downstream analysis. 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- The nearest bikeway is on SW Gaarde St. Bikeway is not required on SW 119th Pl,a private street. Cost of Construction: Section 18.810.110.13 states that 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. The nearest bikeway is on SW Gaarde St. Bikeway is not required on SW 119th Pl,a private street. Minimum Width: Section 18.810.110.0 states that the minimum width for bikeways within the roadway is five feet per bicycle travel lane. Minimum width for two-way bikeways separated from the road is eight feet. The nearest bikeway is on SW Gaarde St. Bikeway is not required on SW 1191h Pl,a private street. Utilities: Section 18.810.120 states that all utility lines,but not limited to those required for electric, communication,lighting and cable television services and related facilities shall be placed underground,except for surface mounted transformers,surface mounted connection boxes and meter cabinets which may be placed above ground,temporary utility service facilities during construction,high capacity electric lines operating at 50,000 volts or above,and: The developer shall make all necessary arrangements with the serving utility to provide the underground services; The City reserves the right to approve location of all surface mounted facilities; All underground utilities,including sanitary sewers and storm drains installed in streets by the developer,shall be constructed prior to the surfacing of the streets;and ENGINEERING COMMENTS MLP2016-0004 PAGE 5 Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. No new utility is proposed. Utility service lines for the new parcel are going place underground. There is no overhead utility along the frontage of the proposed partition. 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 is no overhead utility along the frontage of the proposed partition. ENGINEERING COMMENTS MLP2016-0004 PAGE 6 THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO COMMENCING ANY ONSITE IMPROVEMENTS INCLUDING GRADING, EXCAVATION AND/OR FILL ACTIVITIES: 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 ENGINEERING DEPARTMENT, ATTN: KHOI LE at 503-718-2440. The cover letter shall clearly identify where in the submittal the required information is found: 1. Prior to commencing site improvements,a Public Facility Improvement(PFI)permit is required for this project to cover all infrastructure work including onsite and offsite stormwater Water Quality and Detention Facilities 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 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 to the Engineering Department will delay processing of project documents. 3. Prior to commencing site improvements,the Applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. The purpose of this plan is for parking and traffic control during the public improvement construction phase. All construction vehicle parking shall be provided onsite. No construction vehicles or equipment will be permitted to park on the adjoining residential public streets. Construction vehicles include the vehicles of any contractor or subcontractor involved in the construction of site improvements or buildings proposed by this application,and shall include the vehicles of all suppliers and employees associated with the project. 4. Prior to commencing site improvements,the Applicant's City of Tigard Public Facility Improvement permit and construction drawings shall indicate that public utility connections, driveway aprons and street trees shall be installed. 5. Prior to commencing site improvements,the Applicant shall obtain a(CWS) Stormwater Connection Authorization.Plans shall be submitted to the City of Tigard for review. The city will forward plans to CWS after preliminary review. 6. Prior to commencing site improvements,the Applicant shall provide an erosion control plan that includes all on and off site work conforming to the "CWS Erosion Prevention and Sediment Control Design and Planning Manual" (current edition) as part of the Public Facility Improvement(PFI)permit drawings. ENGINEERING COMMENTS MLP2016-0004 PAGE 7 7. Prior to commencing site improvements,the Applicant shall provide 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 Division. 8. 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. 9. Prior to commencing site improvements,pay stormwater quantity fees. 10. Prior to commencing site improvements,the Applicant will be required to provide written approval from Tualatin Valley Fire and Rescue for fire flow,hydrant placement and access. 11. Prior to commencing site improvements,the Applicant shall locate driveway as far as possible from SW Gaarde St. 12. Prior to commencing site improvements,the applicant's engineer shall submit a preliminary sight distance certification for the driveways. THE FOLLOWING CONDITIONS SHALL BE SATIFIED PRIOR TO APPROVAL OF THE FINAL PLAT 13. Prior to final plat approval The Applicant's final plat shall contain State Plane Coordinates 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. 14. Submit for City review four(4)paper copies of the final plat prepared by a land surveyor licensed to practice in Oregon,and necessary data or narrative. 15. The final 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. 16. Prior to final plat approval,the Applicant's plat shall show dedication of right of way along SW Gaarde St to provide 38 feet from centerline. The right-of-way dedication for all public streets shall be made on the final plat. 17. Partition plats will include signature lines for the City Engineer and Community Development Director. NOTE: Washington County will not begin their review of the final plat until they receive notice from the Engineering Department indicating that the City has reviewed the final plat and submitted comments to the Applicant's surveyor. 18. Prior to final plat approval,the Applicant shall pay an addressing fee in the amount of$50. 00 (1 lots X$50/address). ENGINEERING COMMENTS MLP2016-0004 PAGE 8 19. After the City and County have reviewed the final plat, submit one of the final plat for City Engineer signature (for partitions),or City Engineer and Community Development Director signatures (for subdivisions). 20. Submit a check in the amount of the current final plat review fee(Contact Planner on Duty, at 503718-2421) . THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF BUILDING PERMITS: 21. Prior to issuance of building permits,the applicant's engineer shall submit a final sight distance certification for the driveways. 22. Prior to issuance of building permits,the Applicant shall provide the Engineering Department with a paper copy of the recorded final plat. 23. Prior to issuance of building permits,the Applicant shall submit and obtain approval of a construction access and parking plan for the home building phase. IN ADDITION,THE APPLICANT SHOULD BE AWARE OF THE FOLLOWING SECTIONS OF THE COMMUNITY DEVELOPMENT CODE; THIS IS NOT AN EXCLUSIVE LIST: 18.430.080 Improvement Agreement: Before City approval is certified on the final plat,and before approved construction plans are issued by the City,the Subdivider shall: • Execute and file an agreement with the City Engineer specifying the period within which all required improvements and repairs shall be completed;and • Include in the agreement provisions that if such work is not completed within the period specified,the City may complete the work and recover the full cost and expenses from the subdivider.The agreement shall stipulate improvement fees and deposits as may be required to be paid and may also provide for the construction of the improvements in stages and for the extension of time under specific conditions therein stated in the contract. 18.430.090 Bond: As required by Section 18.430.080,the subdivider shall file with the agreement an assurance of performance supported by one of the following: • An irrevocable letter of credit executed by a financial institution authorized to transact business in the State of Oregon; • A surety bond executed by a surety company authorized to transact business in the State of Oregon which remains in force until the surety company is notified by the City in writing that it may be terminated;or • Cash.The subdivider shall furnish to the City Engineer an itemized improvement estimate, certified by a registered civil engineer,to assist the City Engineer in calculating the amount of the performance assurance.The subdivider shall not cause termination of nor allow expiration of said guarantee without having first secured written authorization from the City. ENGINEERING COMMENTS MLP2016-0004 PAGE 9 18.430.100 Filing and Recording_ Within 60 days of the City review and approval,the Applicant shall submit the final plat to the County for signatures of County officials as required by ORS Chapter 92. Upon final recording with the County,the Applicant shall submit to the City a mylar copy of the recorded final plat. 18.430.070 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. 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: • All centerline-centerline intersection points; • All cul-de-sac center points;and • 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,culde-sac center points,and curve points.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. 18.810.200 Engineer's Certification The land divider'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 ENGINEERING COMMENTS MLP2016-0004 PAGE 10 construction practices,and are of high grade,prior to the City acceptance of the subdivision's improvements or any portion thereof for operation and maintenance. ENGINEERING COMMENTS MLP2016-0004 PAGE 11 ATTACHMENT 4 RECEIVED �;leanWater Services MAk J 3 2111; C,Fi OF 11GARL) P Ate NIt-JG'EN(31NE FR#INC', MEMORANDUM Date: March 6,2017 To: Lina Smith,Assistant Planner, City of Tigard From: Jackie Sue Humphrey , lean Water Services(the District) Subject: Atrium Homes 2-Parcel Partition,MLP2016-00004,2S1 IOBB00100 Please include the following comments when writing your conditions of approval: PRIOR TO ANY WORD ON THE SITE AND PARTITION PLAT RECORDING A Clean Water Services(the Districts 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. 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. 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. Site contains a"Sensitive Area." Applicant shall comply with the conditions as set forth in the Service Provider Letter No. 15-002570, dated September 22,2015. i. Developer may be required to preserve a corridor separating the sensitive area from the impact of development. The corridor must be set aside in a separate tract,not part of any buildable lot and, shall be subject to a"Storm Sewer, Surface Water, Drainage and Detention Easement over its entirety", or its equivalent. j. Detailed plans showing the sensitive area and corridor delineated, along with restoration and enhancement of the corridor. k. If there is any activity within the sensitive area,the applicant shall gain authorization for the project from the Oregon Department of State Lands(DSL)and US Army Corps of Engineers (USACE). The applicant shall provide Clean Water Services or its designee (appropriate city)with copies of all DSL and USACE project authorization permits. 1. 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. Final Decision: THIS DECISION IS FINAL ON MARCH 16,2017 AND EFFECTIVE ON APRIL 4,2017 UNLESS AN APPEAL IS FILED. A Zeal: The Director's Decision is final on the date that it is mailed. All persons entitled to notice or who are otherwise adversely affected or aggrieved by the decision as provided in Section 18.390.040.G.1 may appeal this decision in accordance with Section 18.390.040.G.2 of the Tigard Community Development Code,which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the Notice of Decision was mailed. The appeal fee schedule and forms are available from the 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 5:00 P.M. ON APRIL 3,2017. ,F Questions: If you have any questions, please contact Lina Smith, Assistant Planner at (503)718-2438 or LinaCS e dgard-or.gov. You may also mail inquiries to City of Tigard Planning Division,13125 SW Hall Boulevard,Tigard,OR 97223. March 16,2017 PREPARED BY: Lina Smith Assistant Planner 1 March 16,2017 APPRO D BY: Tom McGuire Assistant Community Development Director NOTICE OF DECISION PAGE 22 OF 22 MLP2016-00004 ATRIUM HOMES,LLC PARTITION CITY OF TIGARD SITE PLAN FOR 14059 SW 119TH PL. TIGARD OR. PART777ON LOCATED IN THE Approved by Planning N.W. 1/4 SECT/ON 10, TWM., C/TY OF TIGARD, WASHINGTONN COUNTY, OREGON J� �� JANUARY 20, 2017 SCALE 1"--30' 1 PLANNING FILE N0. Date. 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WASH/NCTON COUNTY SURY, FENCE ONLINE RECORDS SQUARE FEET IN177AL BS a BRASS SCREW ' TRACT E" POINT OU=ORIGIN UNKNOWN LOT 6 HELD MB=IN MONUMENT BOX ' HE CORNER PI=PLAT OF'REDWOOD TSTA' LOT 7 OF LOT A P1 W P2=PLAT OF'MEDALLION MEADOWS' SI SN 30047 ' LOT 8 .`�`+ 52=SN 79672 ' g Of-DOCUMENT NO.2001-115250 PUE PUBLIC URUTY EASEMENT PER DOCUMENT NO.99-009391 LOT 29 2 Y HELD FD 5/8'IR W/2'ALUMINUM CAP GRAPHIC SCALE PI �Yl 711E LOCATON AND INNENSIGNS OF ALL OBJECTS 30 0 1S 30 60 CON57RUCTEO IN OR ON TIE GROUND(STRIICNRES), INCLUDING PAVED AREAS,E%STDIG ON THE SITE ARE ACCURATELY SAM AND LABELED ON THIS SUPPLEMENTAL SURVEY. (.FEET) 1/NCH=30FT lCURWl LEMG7N I RWARM CHOW CURVE TABLE PARTITION PLAT NO. 2018- oli AOX/S DELTA TGfd70 C1 fl48' 2p00' 24785 JJ75 J4'W &41' ra Ir 'r Nit 114 SECAONL1zT2S,R.W, W.M., RECORDED AS CITY OF 71GARD, WA8NING7ON COUNTY, OREGON DOCUMENT NO. 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PARCEL 2 8 h ~ \� "ti1w 8�I I SHEET 2 OF 26 A4.78 SF. fl00'PUE rn O O N)-IRON ROORECORD OW--WONSTANCES flPOPE BEARINGS P HELD FOR UNE I L9 GEODETIC COORDINATES BASED ON TIES To I FD-FOUND W/-WIN 2 DOCUMENT NO.201-001121 FD 5/8'IR,NO CAP ,q CITY OF 716ARD GEODETIC CONTROL NETWCWX 41C-22' ti )PC-YELLOW PEAS CAP 20' 20 R/W-RIGHT OF WAY S 007950'W 0.1' E.•761r456.37 NUMBER LOT 2B �' N.64693720 b HDD SN-_WASHINGTON COUNTY 5 M4EY RECORDS HELD FD N% Sr.-SQUARE FEET NEzo ` I \ 17L07 OU BS-BRASS SCREW (a480'(Pi)J, I f7(dG7' Q/-ORIGIN UNKNOWN 2497' 1600' MB-N MONUMENT BOX Ile 4=4 I20.5t PI I Pt-PLAT OF'REDWOOD NSTA' iBa.07' (186.09'(S2))(19a 42'(OT)) P2-PLAT OF'MEOAU JON MEADOWS' �'( S 4858'03'W (S B95e'O5'W 271.00•(PI)) 2tTOW SI-SN 30047 SEE VETAll� BASS OF�V�S .B I s3-SM J22SN 2 a ' h. O7-DOCUMENT NO,2001-115230 TRACT E" POW W OPUE-PUBLIC UDLHY EASEMENT PER LOT 6 MW Ig O7a4&WTNa 99-009&91 NE LOT 7 OF LOT CORNER 1 OETAk �5'(P LOT 8 �, o~ s1cNE0 ON: 151 \ v REOISlERED SCALE• r��D PROFESSIONAL LOT 29 / I; r0 \ 000 I LAND SURVEYOR ,ti Au PGS FO10 21' 20' GROW N > � a PARCEL 2\ la JULY 13,2004pp� y ' "'' $ Cl L-&48' 12 �60377L5 I RENEWS: DECEMBER Sl,2019 '/ 2 �RAQAL BEARING wEw g 1. H 0832'48'W HE m'IR = GRAPHIC SCALE •W CENTERLINE CONCEPTS LOT 6, / pt At 0 73 REDWOOD 07 STA SURVEYING,INC 19376 MOLALLA AVE., SURE 120 (MFEET) GEaxnc LDORpNATfs eAsm ON LIES TO OREGON CITY, OREGON 97045 tAVOI"�Ft OrY OF TIGARD Boom CONTROL NETWORK'GC-22' PHONE 503.650.0186 FAX 503.650.0189 N:646941.00 E'76112a529 PLOTTED:M:\PROEC75\ATRIUM HONES-1791H PL-SW-14058\dwg\PART.Ewg i mF '�Q2 a o 0 11jUaa� n i LIJ QLl O ••0 � i \ a 0y� p�� Up1 Ail a— � �g �!�8-o 1A W?nwo � w INV �� `Qi �oo m �a m �■ m �� 3 m �Om �� m h� $��8 : g g RAN us Rai 11411114 mp Is > ff X' Sal � rim H k8 O�8 ' 3 z g� ttyyll y8 a�Ld —ESE Rik ON' Mal PtM9gP1,81g 11 Qi I HIP N �k ° H��5 to '^ ip ��' W y} Oi oll a $� RRe m, .��P� a(4' •iu � �Qa�� °cW�"�'�66 a� ;� Ise _�0� � mli�R ��UM %'Wil � a� �e�� REQUEST FOR COMMENTS REQUEST FOR COMMENTS DATE: February 15,2017 TO: Per Attached FROM: C-4 of Tigard Planning Division STAFF CONTACT: Lina Smith.Assistant Planner Phone: 503 718-2438 Fax: 503 718-2748 Email: LinaCS ti and-or. oy MLP2016-00004 - ATRIUM HOMES, LLC PARTITION - REQUEST:The applicant is requesting a Minor Land Partition to divide a 0.63-acre site into two (2) parcels. Parcel 1 will be 17,326 square feet in size and Parcel 2 will be 10,312 square feet in size. LOCATION: 14059 SW 119th Place; Washington County Tax Map 2S110BB, Tax Lot 100. ZONE: R-4.5: Low-Density Residential District. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.420, 18.510, 18.705, 18.715, 18.745, 18.765, 18.790,and 18.810 _[shed are the Applicant's Materials for your review. From information supplied by various departments and agencies anu 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: MARCH 2,2017 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: CITY OF TIGARD REQUEST FOR COMMENTS NOTIFICATION LIST FOR LAND USE COMMUNITY DEVELOPMENT APPLICATIONS FILE NOS: FILE NAME: MLP2016-00004 ATRIUM HOMES,LLC PARTITION 'irk 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 EMAIL CD/Buff Brown Sr.Transportation Planner(electronic copy) Plans Only CD/Anna Dragovich City Administration/Carol Krager,City Recorder Development Services/Planning-Engineering Techs. (except annexations) 1 Development Services/Development Eng.Khoi Le(Copy on all Notices of Decision) 1 Building Division/Mark VanDomelen,Building Official Plans Only Police Department,/Jim Wolf,Crime Prevention Officer(Copy on all Notices of Decision) 1 Public Works/John Goodrich EMAIL Engineering/Oscar Contreras(Addressing-ONLY electronic copy-Full size plan set) 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 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 OR Dept of Energy,Bonneville Power Administration,Routing TMC-Attn: Renae Ferrera,POB 3621,Portland OR 97208- 3621 (powerlines in area) OR Dept of Aviation,Tom Highland,Planning,3040 25th Street,SE,Salem OR 97310(monopole towers) OR Dept of Environmental Quality(DEQ),Regional Administrator,700 NE Multnomah St#600,Portland,OR 97232 (Notify for Wetlands and Potential Environmental Impacts) OR Dept of Fish&Wildlife,Elizabeth Ruther,Habitat Biologist,North Willamette Watershed District,18330 NW Sauvie Island Road,Portland OR 97231 OR Dept of Geo.&Mineral Ind.,800 NE Oregon Street,Suite 965,Portland OR 97232 OR Dept of LandConservation&Dev.,Mara 171loa,635 CapitolStreet NE,Suite 150,Salem OR 97301-2540(Comp Plan Amendments&Measure 37)-You have the option to send electronic copies. See DLCD website for online submittal procedures EMAIL OR Division of State Lands,Melinda Wood(WLUN Form Required),775 Summer Street NE,Suite 100,Salem OR 97301-1279 (Documents should be emailed/do not send hard copies) �.� OR Parks and Rec Dept State Historic Preservation Office,725 Sumner St NE,Suite C,Salem OR 97301 (Notify if property has HD overlay) US Army Corps of Engineers,Kathryn Harris,Routing CENWP-OP-G,POB 2946,Portland OR 97208-2946 (Maps and CWS Fetter only) (:\Community Development\Land Use Applications\MLP-Minor Land Partitions\20161MLP2016-00004 Atrium Homes LLC 14059 SW 119th PI LM-Public NoticeslCopy of Request fc1Rftnr?Q&6Mtion ListRiage 1 of 2 CITY OF TIGARD REQUEST FOR COMMENTS NOTIFICATION LIST FOR LAND USE COMMUNITY DEVELOPMENT APPLICATIONS EMAIL WCCCA 9-1-1,Ian Crawford,17911 NW Evergreen Pkwy,Beaverton,OR 97006(preliminary plats-subdivisions for street naming/numbering ) (Documents should be emailed to icrawford@wccca.com /do not send hard copies) Washington County Consolidated Communications Agency(WCCCA) "911",Kelly Dutra,17911 NW Evergreen Pkwy, Beaverton,OR 97006(monopole towers Washington County,Dept of Land Use&Trans,Naomi Vogel-Beattie,1400 SW Walnut St MS 51 Hillsboro OR 97123-5( (general apps)* Washington County,Cartography,155 N First Ave,Suite 350,MS 9,Hillsboro OR 97124(ZCA Final Notice ONLY)* Principal Planner,Community Planning,Washington County,Dept of Land Use&Trans,Planning and Development Services, 155 N First Ave,Suite 350,MS 14,Hillsboro OR 97124(ZCA)* Washington County,Dept of Land Use&Trans,ATTN:Current Planning,155 N First Ave,Suite 350,MS 14,Hillsboro OR 97124(ZCA)* UTILITY PROVIDERS,SPECIAL DISTRICTS&AGENCIES Beaverton School District#48,Jennifer Garland,Demographics,16550 SW Merlo Rd,Beaverton OR 97006-5152 Century Link,Right-of-Way Department,Qwest Corporation dba Century Link QC,1208 NE 64th St,4th Floor,Seattle WA Plans Only 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/SWM 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) 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 redecessor)I 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 NO,..,, 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 Mgr,15707 SW Walker Rd,Beaverton OR 97006* 1 Tualatin Valley Fire&Rescue,John Wolff,DeputyFire Marshall,11945 SW 70th Ave,Tigard OR 97223-9196* EMAIL Tualatin Valley Water District,Administrative Office:Email to ryan.smith@tvwd.org and sarah.alton@tvwd.org Tri-Met Transit Development,Ben Baldwin,Project Planner,1800 SW 1st Ave#300,Portland,OR 97201 (If project is within 1/4 mile of a transit route) EMAIL Frontier Communications,John Cousineau:Documents should be emailed to John.Cousineau@ftr.com EMAIL Frontier Communications,Julia Smith:Documents should be emailed to julia.smith@ftr.com *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. hCommunity DevelopmentlLand Use ApplicationslMLP-Minor Land Partitions120161MLP2016-00004 Atrium Homes LLC 14059 SW 119th PI LM-Public NoticeslCopy of Request fri eynQ9&6Martion ListRage 2 of 2 REQUEST FOR COMMENTS DATE: February l 5,2017 TO: Per Attached FROM: C4 of Tigard Planning Division STAFF CONTACT: Lina Smith_Assistant Planner Phone: 503 718-2438 Fax: 503 718-2748 Email: Lina S and-or. v MLP2016-00004 - ATRIUM HOMES, LLC PARTITION - REQUEST:The applicant is requesting a Minor Land Partition to divide a 0.63-acre site into two (2)parcels. Parcel 1 will be 17,326 square feet in size and Parcel 2 will be 10,312 square feet in size. LOCATION: 14059 SW 119th Place; Washington County Tax Map 2S110BB, Tax Lot 100. ZONE: R-4.5: Low-Density Residential District. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.420,18.510, 18.705, 18.715, 18.745,18.765, 18.790,and 18.810 Attached are the 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, WEED YOUR (;QMMRN'ifS AWJ=.U&RQ1 L 2t1#7.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: John Wolff IAAI-CFI Deputy Fire Marshal II (503)259-1504-direct CONDITIONALLY APPWlED.,,.__n TV (503)642-4814-fax APPROVALOFFUWSISMORAMAPPRMLOF Tualatin Valley (503)649-8577-main Fire & Rescue John.WolffCatvfr.com SE A 11945 S.W.70th Avenue Tigard,OR 97223-9196 ATE www.tvfr.com Name&Number of Person Commenting. Lina Smith From: Jackie Humphreys <HumphreysJ@CleanWaterServices.org> Sent: Tuesday, March 07, 2017 12:18 PM To: Lina Smith Subject: RE:Atrium Homes Partition Follow Up Flag: Follow up Flag Status: Flagged Hello Lina, Sorry for the confusion on this. Typical process would be to require a tract when a land division is occurring. An easement is also an option for this type of project. I am fine with the corridor being protected by an easement. Thanks, Jackie Sue Humphreys I Engineering Plan Review Clean Water Services I Development Services 2550 SW Hillsboro Hwy I Hillsboro OR 97123 o 503.681.5101 f 503.681.4439 engageep rmits facebook I twitter .-� From: Lina Smith [mailto:LinaCS@tigard-or.gov] Sent:Tuesday, March 07, 2017 7:59 AM To:Jackie Humphreys<HumphreysJ@CleanWaterServices.org> Subject: RE:Atrium Homes Partition Good morning Jackie, Thank you for sending me these comments. I had a question about item "i," which says the corridor should be set aside in a separate tract. I previously contacted Amber, who said the corridor would be required to be in an easement, not a separate tract (please see attached e-mail). Whether it needs to be an easement vs. tract, I'm happy to communicate this information to the applicant—just wanted some clarification before I call them today, thank you! Best, Lina Lina Smith Assistant Planner City of Tigard I Community Development 13125 Hall Blvd.Tigard,OR 97223 E-mail:LinaCSga,tigard-or.gov From: Jackie Humphreys [mailto:HumphreysJ@CleanWaterServices.org] Sent: Monday, March 06, 2017 5:21 PM 1 To: Lina Smith Subject: Atrium Homes Partition Lina, Here is a copy of the Land Use Comments for the above project. Original will be sent via standard mail. Thanks, Jackie Sue Humphreys I Engineering Plan Review Clean Water Services I Development Services 2550 SW Hillsboro Hwy I Hillsboro OR 97123 o 503.681.5101 f 503.681.4439 engageep rmits facebook I twitter 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." 2 RECEIVEL. ,C�leanWater Services aria F PANNING, cfNE RiN(l MEMORANDUM Date: March 6, 2017 To: Lina Smith,Assistant Planner, City of Tigard From: Jackie Sue Humphrey , lean Water Services (the District) Subject: Atrium Homes 2-Parcel Partition, MLP2016-00004,2S110BB00100 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. 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. 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. Site contains a"Sensitive Area." Applicant shall comply with the conditions as set forth in the Service Provider Letter No. 15-002570, dated September 22, 2015. i. Developer may be required to preserve a corridor separating the sensitive area from the impact of development. The corridor must be set aside in a separate tract, not part of any buildable lot and, shall be subject to a"Storm Sewer, Surface Water, Drainage and Detention Easement over its entirety", or its equivalent. j. Detailed plans showing the sensitive area and corridor delineated, along with restoration and enhancement of the corridor. k. If there is any activity within the sensitive area,the applicant shall gain authorization for the project from the Oregon Department of State Lands (DSL) and US Army Corps of Engineers (USACE). The applicant shall provide Clean Water Services or its designee (appropriate city)with copies of all DSL and USACE project authorization permits. 1. 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 MEMORANDUM CITY OF TIGARD, OREGON DATE: March 2, 2017 TO: Lina Smith FROM: Khoi Le, Principal Engineer RE: MLP2016-00004 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 proposed development is adjacent to SW Gaarde St,an Arterial Street. However,no driveway has been proposed to Gaarde St. The existing driveway is currently located on SW 11901 Pl,a private street. The driveway of the new parcel is going to be on 119th Pl. If improvements are required to achieve adequate sight distance,the applicant shall submit a Final Sight Distance certification upon completion of required improvements and prior to occupancy. 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 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. Both driveways are within the influence area of an arterial or collector street. The Applicant shall locate the driveways as far from SW Gaarde St,an Arterial,as possible. 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. The applicant is not proposing a driveway along either an Arterial or Collector. This standard does not apply. The applicant is not proposing a local street. This standard does not apply. Street and Utility Improvements Standards (Section 18.810): ENGINEERING COMMENTS MLP2016-0004 PAGE 1 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. The subject development is adjacent to SW Gaarde St and SW 11911,Pl. Both streets have been improved with curb, sidewalk,planter,and street lights. No new street is proposed. 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. The subject development is adjacent to SW Gaarde St and SW 119th Pl. Both streets have been improved with curb,sidewalk,planter,and street lights. No new street is proposed. Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires a Residential Local street to have a 50'right-of-way width and 28-foot paved section. Other improvements required may include on-street parking,sidewalks and bikeways,underground utilities, street lighting,storm drainage, and street trees. The subject development is adjacent to SW Gaarde St and SW 119th Pl. Both streets have been improved with curb,sidewalk,planter,and street lights. The Applicant shall dedicate right of way along SW Gaarde St to provide 38 feet from centerline. SW 119th Pl is a private street,no right of way dedication is required. Future Street Plan and Extension of Streets: Section 18.810.030.17 states that a future street plan shall be filed which shows the pattern of existing and proposed future streets from the boundaries of the proposed land division. This section also states that where it is necessary to give access or permit a satisfactory future division of adjoining land,streets shall be extended to the boundary lines of the tract to be developed and a barricade shall be constructed at the end of the street. These street stubs to adjoining properties are not considered to be cul-de-sacs since they are intended to continue as through streets at such time as the adjoining property is developed. A barricade shall be constructed at the end of the street by the property owners which shall not be removed until authorized by the City Engineer,the cost of which shall be included in the street construction cost. Temporary hammerhead turnouts or temporary cul-de-sac bulbs shall be constructed for stub streets in excess of 150 feet in length. The subject development is adjacent to SW Gaarde St and SW 119th Pl. Both streets have been improved with curb,sidewalk,planter,and street lights. No new street is proposed. No extension is proposed or requested. 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. ENGINEERING COMMENTS MLP2016-0004 PAGE 2 The subject development is adjacent to SW Gaarde St and SW 119th Pl. Both streets have been improved with curb,sidewalk,planter,and street lights. No new street is proposed. No extension is proposed or requested. 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. The subject development is adjacent to SW Gaarde St and SW 119th Pl. Both streets have been improved with curb,sidewalk,planter,and street lights. No new street is proposed. No extension is proposed or requested. 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: 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-sac is proposed or requested. 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. The subject development is adjacent to SW Gaarde St and SW 119th Pl. Both streets have been improved with curb,sidewalk,planter,and street lights. No new street is proposed. No extension is proposed or requested. 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; ENGINEERING COMMENTS MLP2016-0004 PAGE 3 If a lot has access to two streets with different classifications,primary access should be from the lower classification street. The proposed development is adjacent to SW Gaarde,an Arterial. However, future driveway has been proposed to take access from SW 11911,Pl,local street. Private Streets: Section 18.810.030.T states that design standards for private streets shall be established by the City Engineer. The City shall require legal assurances for the continued maintenance of private streets,such as a recorded maintenance agreement. Private streets serving more than six dwelling units are permitted only within planned developments, mobile home parks,and multi-family residential developments. No private street is proposed or requested. 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. No new public sanitary sewer main is proposed or requested. The existing house is currently connected to the existing 8"PVC sanitary sewer main located in SW 119th Pl. The sanitary sewer service for the new parcel is going to tap into the same existing sanitary sewer main in SW 119th Pl. Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. The Applicant does not propose an oversizing sanitary sewer system and it is not required. 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). No upstream drainage is running through the proposed partition. Run-off from the existing house is currently discharged to the existing public storm drainage system located at the intersection of SW Gaarde St and SW 119th Pl. Run-off from the new parcel is going to discharge to the same system. Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility,the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water ENGINEERING COMMENTS MLP2016-0004 PAGE 4 Management(as adopted by Clean Water Services in 2000 and including any future revisions or amendments). Run-off from the existing house is currently discharged to the existing public storm drainage system located at the intersection of SW Gaarde St and SW 119th Pl. Run-off from the new parcel is going to discharge to the same system. Additional run-off from one additional lot is not going to overload the existing system. 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. The applicant has proposed one additional lot,which does not require detention or downstream analysis. 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. The nearest bikeway is on SW Gaarde St. Bikeway is not required on SW 11911,Pl,a private street. Cost of Construction: Section 18.810.110.B states that 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. The nearest bikeway is on SW Gaarde St. Bikeway is not required on SW 11911,Pl,a private street. Minimum Width: Section 18.810.110.0 states that the minimum width for bikeways within the roadway is five feet per bicycle travel lane. Minimum width for two-way bikeways separated from the road is eight feet. The nearest bikeway is on SW Gaarde St. Bikeway is not required on SW 119,h Pl,a private street. Utilities: Section 18.810.120 states that all utility lines,but not limited to those required for electric, communication,lighting and cable television services and related facilities shall be placed underground,except for surface mounted transformers,surface mounted connection boxes and meter cabinets which may be placed above ground,temporary utility service facilities during construction,high capacity electric lines operating at 50,000 volts or above, and: The developer shall make all necessary arrangements with the serving utility to provide the underground services; The City reserves the right to approve location of all surface mounted facilities; All underground utilities,including sanitary sewers and storm drains installed in streets by the developer,shall be constructed prior to the surfacing of the streets;and ENGINEERING COMMENTS MLP2016-0004 PAGE 5 Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. No new utility is proposed. Utility service lines for the new parcel are going place underground. There is no overhead utility along the frontage of the proposed partition. 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 is no overhead utility along the frontage of the proposed partition. ENGINEERING COMMENTS MLP2016-0004 PAGE 6 THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO COMMENCING ANY ONSITE IMPROVEMENTS INCLUDING GRADING, EXCAVATION AND/OR FILL ACTIVITIES: 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 ENGINEERING DEPARTMENT, ATTN: KHOI LE at 503-718-2440. The cover letter shall clearly identify where in the submittal the required information is found: 1. Prior to commencing site improvements,a Public Facility Improvement(PFI)permit is required for this project to cover all infrastructure work including onsite and offsite stormwater Water Quality and Detention Facilities 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 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 to the Engineering Department will delay processing of project documents. 3. Prior to commencing site improvements,the Applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. The purpose of this plan is for parking and traffic control during the public improvement construction phase. All construction vehicle parking shall be provided onsite. No construction vehicles or equipment will be permitted to park on the adjoining residential public streets. Construction vehicles include the vehicles of any contractor or subcontractor involved in the construction of site improvements or buildings proposed by this application,and shall include the vehicles of all suppliers and employees associated with the project. 4. Prior to commencing site improvements,the Applicant's City of Tigard Public Facility Improvement permit and construction drawings shall indicate that public utility connections, driveway aprons and street trees shall be installed. 5. Prior to commencing site improvements,the Applicant shall obtain a(CWS) Stormwater Connection Authorization.Plans shall be submitted to the City of Tigard for review. The city will forward plans to CWS after preliminary review. 6. Prior to commencing site improvements,the Applicant shall provide an erosion control plan that includes all on and off site work conforming to the"CWS Erosion Prevention and Sediment Control Design and Planning Manual" (current edition) as part of the Public Facility Improvement(PFI)permit drawings. ENGINEERING COMMENTS MLP2016-0004 PAGE 7 7. Prior to commencing site improvements,the Applicant shall provide 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 Division. 8. 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. 9. Prior to commencing site improvements,pay stormwater quantity fees. 10. Prior to commencing site improvements,the Applicant will be required to provide written approval from Tualatin Valley Fire and Rescue for fire flow,hydrant placement and access. 11. Prior to commencing site improvements,the Applicant shall locate driveway as far as possible from SW Gaarde St. 12. Prior to commencing site improvements,the applicant's engineer shall submit a preliminary sight distance certification for the driveways. THE FOLLOWING CONDITIONS SHALL BE SATIFIED PRIOR TO APPROVAL OF THE FINAL PLAT 13. Prior to final plat approval The Applicant's final plat shall contain State Plane Coordinates 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. 14. Submit for City review four(4)paper copies of the final plat prepared by a land surveyor licensed to practice in Oregon,and necessary data or narrative. 15. The final 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. 16. Prior to final plat approval,the Applicant's plat shall show dedication of right of way along SW Gaarde St to provide 38 feet from centerline. The right-of-way dedication for all public streets shall be made on the final plat. 17. Partition plats will include signature lines for the City Engineer and Community Development Director. NOTE: Washington County will not begin their review of the final plat until they receive notice from the Engineering Department indicating that the City has reviewed the final plat and submitted comments to the Applicant's surveyor. 18. Prior to final plat approval,the Applicant shall pay an addressing fee in the amount of$50. 00 (1 lots X$50/address). ENGINEERING COMMENTS MLP2016-0004 PAGE 8 19. After the City and County have reviewed the final plat,submit one of the final plat for City Engineer signature(for partitions),or City Engineer and Community Development Director signatures (for subdivisions). 20. Submit a check in the amount of the current final plat review fee (Contact Planner on Duty, at 503718-2421) . THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF BUILDING PERMITS: 21. Prior to issuance of building permits,the applicant's engineer shall submit a final sight distance certification for the driveways. 22. Prior to issuance of building permits,the Applicant shall provide the Engineering Department with a paper copy of the recorded final plat. 23. Prior to issuance of building permits,the Applicant shall submit and obtain approval of a construction access and parking plan for the home building phase. IN ADDITION, THE APPLICANT SHOULD BE AWARE OF THE FOLLOWING SECTIONS OF THE COMMUNITY DEVELOPMENT CODE; THIS IS NOT AN EXCLUSIVE LIST: 18.430.080 Improvement Agreement: Before City approval is certified on the final plat,and before approved construction plans are issued by the City,the Subdivider shall: • Execute and file an agreement with the City Engineer specifying the period within which all required improvements and repairs shall be completed;and • Include in the agreement provisions that if such work is not completed within the period specified,the City may complete the work and recover the full cost and expenses from the subdivider.The agreement shall stipulate improvement fees and deposits as may be required to be paid and may also provide for the construction of the improvements in stages and for the extension of time under specific conditions therein stated in the contract. 18.430.090 Bond: As required by Section 18.430.080,the subdivider shall file with the agreement an assurance of performance supported by one of the following: • An irrevocable letter of credit executed by a financial institution authorized to transact business in the State of Oregon; • A surety bond executed by a surety company authorized to transact business in the State of Oregon which remains in force until the surety company is notified by the City in writing that it may be terminated;or • Cash.The subdivider shall furnish to the City Engineer an itemized improvement estimate, certified by a registered civil engineer,to assist the City Engineer in calculating the amount of the performance assurance.The subdivider shall not cause termination of nor allow expiration of said guarantee without having first secured written authorization from the City. ENGINEERING COMMENTS MLP2016-0004 PAGE 9 18.430.100 Filing and Recording: Within 60 days of the City review and approval,the Applicant shall submit the final plat to the County for signatures of County officials as required by ORS Chapter 92. Upon final recording with the County,the Applicant shall submit to the City a mylar copy of the recorded final plat. 18.430.070 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. 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: • All centerline-centerline intersection points; • All cul-de-sac center points;and • 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, culde-sac center points,and curve points.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. 18.810.200 Engineer's Certification The land divider'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 ENGINEERING COMMENTS MLP2016-0004 PAGE 10 construction practices,and are of high grade,prior to the City acceptance of the subdivision's improvements or any portion thereof for operation and maintenance. ENGINEERING COMMENTS MLP2016-0004 PAGE 11 REQUEST FOR COMMENTS DATE: February 15,2017 TO: Per Attached FROM: City of Tigard Planning Division ECEIVel) EB 16 2017 STAFF CONTACT: Lina Smith Assistant Planner Phone: 503 718-2438 Fax: 503 718-2748 Email: LinaCS ti and-or. ov MLP2016-00004 - ATRIUM HOMES, LLC PARTITION - REQUEST:The applicant is requesting a Minor Land Partition to divide a 0.63-acre site into two (2) parcels. Parcel 1 will be 17,326 square feet in size and Parcel 2 will be 10,312 square feet in size. LOCATION: 14059 SW 119th Place; Washington County Tax Map 2S110BB, Tax Lot 100. ZONE: R-4.5: Low-Density Residential District. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.420, 18.510, 18.705, 18.715, 18.745, 18.765, 18.790,and 18.810 A'—*,-,lied are the Applicant's Materials for your review. From information supplied by various departments and agencies ai._ 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: MARCH 2,2017,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` Name&Number of Person Commenting: A REQUEST FOR COMMENTS DATE: February 15,2017 TO: Per Attached FROM: CC4 of Tigard Planning Division STAFF CONTACT: Lina Smith,Assistant Planner Phone: 503 718-2438 Fax: 503 718-2748 Email: LinaCS and-or. ov MLP2016-00004 - ATRIUM HOMES, LLC PARTITION - REQUEST:The applicant is requesting a Minor Land Partition to divide a 0.63-acre site into two (2) parcels. Parcel 1 will be 17,326 square feet in size and Parcel 2 will be 10,312 square feet in size. LOCATION: 14059 SW 119th Place; Washington County Tax Map 2S110BB, Tax Lot 100. ZONE: R-4.5: Low-Density Residential District. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.420, 18.510, 18.705, 18.715, 18.745, 18.765, 18.790, and 18.810 r^"lhed are the Applicant's Materials for your review. From information supplied by various departments and agencies al— 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 cominent on this application, WE NEED YOUR COMMENTS BACK—BY:MARCH 2,2017 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. PL ASE 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: `� ��`� �0`kc'x_l 1(6 -LTIP F1'E C E I V E D y v u _ �t Loi( CITY OF TIGARD REQUEST FOR COMMENTS C NING/ENGINEERiN DATE: February 15,2017 TO: Per Attached FROM: City of Tigard Planning Division STAFF CONTACT: Lina Smith,Assistant Planner Phone: 503 718-2438 Fax: 503 718-2748 Email: LinaCS ti and-or. ov MLP2016-00004 - ATRIUM HOMES, LLC PARTITION - REQUEST:The applicant is requesting a Minor Land Partition to divide a 0.63-acre site into two (2) parcels. Parcel 1 will be 17,326 square feet in size and Parcel 2 will be 10,312 square feet in size. LOCATION: 14059 SW 119th Place; Washington County Tax Map 2S1101313, Tax Lot 100. ZONE: R-4.5: Low-Density Residential District. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.420, 18.510, 18.705, 18.715, 18.745, 18.765, 18.790,and 18.810 'ached are the Applicant's Materials for your review. From information supplied by various departments and agencies —A 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:MARCH 2.2017,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. X Written comments provided below: R.ggpd on the plans rerPlyPd only one area may he inguPstinn_The south east property line has rnmmuniratinns PaUqnment on it at the sidewalk Name&Number of Person Commenting: John Cousineau 503-643-0371 Lina Smith From: Lina Smith Sent: Thursday, November 10, 2016 2:25 PM To: 'Amber Wierck' Cc: Al Dickman Subject: RE:CWS File Number 15-002570 Thank you Amber. We'll notify the applicant to show the easement on their revised plans, and to contact you regarding the easement specifics (size, location, etc.) Lina Smith Assistant Planner City of Tigard I Community Development 13125 Hall Blvd.Tigard,OR 97223 E-mail: LinaCS e,tigard-or.gov From: Amber Wierck[mailto:WierckA@CleanWaterServices.oral Sent: Thursday, November 10, 2016 1:41 PM To: Lina Smith Subject: RE: CWS File Number 15-002570 Hi Lina, Thank you for contacting me about this. I have looked at the Service Provider Letter and specifically condition#17. We will require an easement over the Vegetated Corridor due to the partition. Thank you, Amber Wierck, PWS Environmental Review Project Manager Clean Water Services Development Services 2550 SW Hillsboro Hwy I Hillsboro OR 97123 o 503.681.3653 f 503.681.4439 engage permits news I facebook I twitter From: Lina Smith [mailto:LinaCS@tigard-or.gov] Sent:Wednesday, November 09,201610:02 AM To:Amber Wierck<WierckA@CleanWaterServices.org> Subject:CWS File Number 15-002570 Good morning Amber, I wanted to contact you regarding CWS File Number 15-002570 for a 2-lot partition at 14059 SW 119th PI, Tigard, OR 97223. Will CWS be requiring the applicant to put an easement or tract over the Vegetated Corridor? The application is currently in completeness review. If the easement or tract will be required, then Engineering and I will notify the applicant to revise the plans accordingly. Feel free to contact me at (503) 718-2438 if you have any questions. Thank you, Lina Smith 1 Assistant Planner City of Tigard I Community Development 13125 Hall Blvd.Tigard,OR 97223 E-mail:LinaCSQa,tigard-or.gov 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." 2 Lina Smith From: Lina Smith Sent: Thursday, March 02, 2017 10:02 AM To: redwoodvistahoa@gmaii.com' Cc: Khoi Le;Al Dickman; 'atrium_homes@yahoo.com' Subject: Responses to letter from Redwood Vista HOA Hi Kelly, I just left you a voicemail, but I wanted to follow-up with an e-mail since I'm about to step into a meeting. I spoke to Khoi Le, our Principal Engineer regarding your concerns. Here are the responses to the items from your letter: • Regarding access on 119th Place: The City will include a condition of approval that Atrium Homes, LLC (the owners of the subject property) provide documentation of an agreement with Redwood Vista HOA for the shared use and maintenance of this private street. • Regarding parking on 119th Place: Khoi agreed that parking is not permitted on this street. He stated, "The width of SW 119th PI at the approach was built at 22' wide per Redwood Vista As-Built plans. The road is narrow down to 20' thereafter. Per the City Standards, road width that is less than 24'wide will not permit on street parking. TVF&R also requires a 20' fire lane with no obstruction. I believe there is already a "No Parking" sign installed on the opposite side of the proposed development on SW 119th Pl. HOA should have jurisdiction on this issue." o Atrium Homes, LLC has been made aware of this issue, and agreed that no cars will be parked on 119th Place. • Regarding erosion and water run-off. Khoi stated, "From GIS Map, it looks like that surface water currently runs from the southeast of the lot toward the north adjacent to SW Gaarde St. With the developing of the new house, run-off from roof and driveway will be captured and directed toward the road where it will go to the catch basin located at the throat of SW 119th at SW Gaarde St. Therefore it should reduce or eliminate the erosion issue." If you have further questions, please feel free to contact me directly at (503) 718-2438. In addition, you may also contact the property owner: Ciprian Vesa of Atrium Homes, LLC at (503) 209-0544. He is also copied on this e-mail, and has been provided with your contact information as well. Thank you, Lina Smith Assistant Planner City of Tigard I Community Development 13125 Hall Blvd.Tigard,OR 97223 E-mail:LinaCSgtiea� rd-or.go� 1 Lina Smith From: Lina Smith Sent: Thursday, March 02, 2017 9:43 AM To: Khoi Le Cc: Al Dickman Subject: RE: Comments from neighbors:Atrium Homes, LLC Partition Thank you! I'll pass this information along to the HOA. Lina From: Khoi Le Sent: Thursday, March 02, 2017 9:41 AM To: Lina Smith Cc: Al Dickman Subject: RE: Comments from neighbors: Atrium Homes, LLC Partition Hi Lina, Access- We need to add a condition of approval asking the Applicant to provide documentation from the HOA that allows an additional driveway onto SW 1191h PI since it is a private street and has been maintained under private ownership. Parking— The width of SW 1191h PI at the approach was built at 22' wide per Redwood Vista As-Built plans. The road is narrow down to 20'thereafter. Per the City Standards, road width that is less than 24'wide will not permit on street parking. TVF&R also requires a 20'fire lane with no obstruction. I believe there is already a "No Parking" sign installed on the opposite side of the proposed development on SW 119th PI. HOA should have jurisdiction on this issue. Erosion- From GIS Map, it looks like that surface water currently runs from the southeast of the lot toward the north adjacent to SW Gaarde St. With the developing of the new house, run-off from roof and driveway will be captured and directed toward the road where it will go to the catch basin located at the throat of SW 119th at SW Gaarde St. Therefore it should reduce or eliminate the erosion issue. Hope the information above is helpful. Khoi From: Lina Smith Sent:Wednesday, March 1, 2017 3:38 PM To: Khoi Le<khoi@tigard-or.gov> Cc:AI Dickman<AL@tigard-or.gov> Subject:Comments from neighbors:Atrium Homes, LLC Partition Hi Khoi, Please see the attached letter from the Redwood Vista HOA—the properties directly south of the Atrium Homes, LLC Partition site. I think these are civil concerns, but I'd appreciate your input on this one. Also, 1 since 119th Place is a private street,would the applicant need to enter into a shared maintenance agreement with this HOA? If so,who is responsible for executing that? Thank you, Lina Lina Smith Assistant Planner City of Tigard I Community Development 13125 Hall Blvd.Tigard,OR 97223 E-mail:LinaCSktigard-or.gov 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." 2 Redwood Vista Homeowners Association Lina Smith City of Tigard R E E I V E C)" Community Development Division 13125 SW Hall Blvd. MAR '_) ?01, Tigard,Oregon 97223 Dear Lina, PLAN NING/ENGiINEER1N(-' Thank you for your recent notice dated February 16,2017 describing the proposed division of the property located at SW 1191h Place and SW Gaarde Street. Case#MLP2016-00004. I also thank you taking time last week to meet with several Redwood Vista home owners as well. We appreciate the time and ability to ask questions to further understand the impact of the proposed property division and potential building on the subdivided lot. As mentioned in the meeting last week,we do have several concerns if the owners plan to build on the property.Our first concern involves use of SW 119th Place. Though the owners will have access to SW 119th Place, it remains a private street that does not allow ANY parking to allow access for emergency vehicles. It is imperative that the owners are aware that any future plans will need to take this into account. Parking is available on SW Gaarde Street and some on SW 119th Circle, but these locations are ,-� some distance from the property in question. We also strongly recommend the owners work with and eventually join the Redwood Vista HOA. Of equal or greater concern,there has been a history of erosion and ground sliding on the properties which border the proposed subdivided lot. During the winter months a great deal of water flows through and between these properties. These issues have resulted in the development of a stabilizing rock wall and numerous water gathering and diverting techniques. It is of great concern that any changes to the property take this into account so as not to exacerbate the issues and prevent full functioning of the current water diverting techniques. As always,we appreciate the opportunity to voice our concerns and are willing to provide additional information to your office and owners if needed. I can be reached at(971)373-1107 at your convenience. Sincerely, Kelly Hale President Redwood Vista HOA redwoodvistahoa@gmail.com 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: ICheck Appropriate Box(s)Below} ® NOTICE OF Type II Decision FOR: Atrium Homes,LLC Partition (MLP2016-00004) ❑ AMENDED NOTICE ® City of Tigard Planning Director ❑ Tigard Hearings Officer ❑ Tigard Planning Commission ❑ Tigard City Council F py 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 March 16,2017,postage prepaid. Lina Smith STATE OF OREGON ) County of Washington ) ss. City of Tigard ) Subscribed and sworn/affirmed before me on the Z P-�day of C1�f`� ' ,2017. OFFICIAL STAMP ' IA BETSY GALICIA � NOTARY PUBLIC-OREGON y 1 `f (;OMMiSSION NO.925741 MY COMMISSION EXPIRES MARCH 09,2018 0j N>� NOTARY PUB IC OF OREGON My Commission Expires: I 0 EXHIBIT A Notice of a Type II Decision Land Partitions • Case ID: MLP2016-00004 (Atrium Homes, LLC 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,March 16,2017 120 days = Wednesday,June 14, 2017 Staff Contact: Lina Smith 503-718-2438 LinaCS@tigard-or.gov Appeal Information All persons entitled to notice or who are otherwise adversely affected or aggrieved by the decision may appeal the decision.Appeal forms are available on the city's website or 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 5 p.m. on Monday, April 03, 2017. Please include the Case ID Number: MLP2016-00004. Please hand-deliver your completed appeal form (which will be time-stamped) and pay the associated appeal fees at the Permits Center, 13125 -"W Hall Blvd., Tigard, OR 97223. If you have any questions regarding this decision, please address them to the propriate staff person noted on this form: Lina Smith and note the Case ID Number: MLP2016-00004. This decision is final on Thursday, March 16, 2017, unless an appeal is filed. The decision will go into effect on Tuesday,April 04, 2017, 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: Atrium Homes,LLC Owner: Same as applicant Attn: Ciprian Vesa and Edward Peters 15020 SW 149th Place Tigard, OR 97224 Description of the Proposal: The applicant is requesting a Minor Land Partition to divide a 0.63-acre site into two (2) parcels. Parcel 1 will be 17,326 square feet in size and Parcel 2 will be 10,312 square feet in size. The western portions of both parcels contain a stream and Clean Water Services Vegetated Corridor; the applicant proposes an easement over this area for sensitive lands preservation. Legal Description: 14059 SW 119th Place;WCTM 2S110BB,Tax Lot 100 Zoning: R-4.5: Low-Density Residential District City of Tigard,Community Development Division•13125 SW Hall Blvd.,Tigard,Oregon 97223 pg. 1 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 Sect? 18.390.040.6.1 may appeal this decision in accordance with Section 18.390.040.G.2 of the Tigard Communi*T 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 5 p.m. on Monday,April 03,2017 Zoning Map R=4.5 (PD) .- OCOCK tiPPt�S Zoning Map X\�s > Generalized Zoning categories x TALO LN ;y. us 3 �P R-4.5 Q >>a WHISTLERSO Q —'ZoninL eccri tion, _ yCT t .Residential KELLY IN �W Mixed Use Residential PR ,� , Mixed I sc Central Business District R-4.5 R=4.5 ROSE VISTA Da Z. PR MComnurcial t, r\ (PD) (PD) .Mixed Use Employment PR R=4.5 tPo� PIndustrial R `' E R-4.5 a Jx5 Parks and Recreation AERIE DR (PD) (PD) O 1Y W '^ � ashingtaT County Zoning z Overlay Zones . ., EST Q u `<Historic District Overlay h - = R-4.5 'Planned DcvelopmcmOverlay. R-4.5 AMES LN COLE R-3.5 LN .tl�T1CS1Cilc CHANDLER DR o TREEHILL r, CT R-4.5 R-3.5 R-2 R-4.5 > 'I. DUCHILLY CT p,. L �� Mp Peened M 03.23 PM on,e-Fao-n 9 - CT CFARLAND BLVD JO ... . 9. p..*. R-1 �T ti r o"ErFM ro R-2 (PD) R-2 e� Q. N r _. COMMUNITY DLALUP ENI DDEpPpARTMENT Fsa TV3 17Yt3 0 n� CT WILDWOo ST �..Y,nrd.«ue+. �ttttttttt� City of Tigard,Community Development Division•13125 SW Hall Blvd.,Tigard,Oregon 97223 pg.2 EXHIBIT B ALBERTSON,BARRY 2S110BB06500 15445 SW 150TH AVE ATKINSON,STEVEN M&NANCY M TIGARD,OR 97224 11999 SW TREEVIEW CT '"� TIGARD,OR 97223 2S110BB00100 2S103CC01000 ATRIUM HOMES BACON,LEWIS J JOAN M 15020 SW 149TH AVE 12035 SW ROSE VISTA DR PORTLAND,OR 97224 TIGARD,OR 97223 2S110BA09700 BEACH,DAYLE D.&EVELYN O. BARTLETT,DOMINIQUE&ANDREW 11530 SW 72ND AVENUE 14150 SW 119TH PL TIGARD,OR 97223 TIGARD,OR 97224 BEILKE,SUSAN BEILSTEIN,ELLEN 11755 SW 114TH PLACE 14630 SW 139TH AVE TIGARD,OR 97223 TIGARD,OR 97224 2S103CC01700 2S110BB05100 BERTSCH,KEVIN BLACK,KENNETH A&GRETA A 11990 SW ROSE VISTA DR 14082 SW 121ST AVE TIGARD,OR 97223 TIGARD,OR 97224 ''l" b--,VILLA,NACIA/STASNY,JAMIE 2S11OBB04100 METROPOLITAN LAND GROUP,LLC BORRELLI,GARY&JUDITH LIVING T 17933 NW EVERGREEN PARKWAY,SUITE 300 12176 SW AMES LN BEAVERTON,OR 97006 TIGARD,OR 97224 BRENNEMAN,HEIDI 2S103CCO2100 11680 SW TIGARD DRIVE BRIEN,KENNETH G& TIGARD,OR 97223 AMACHER,JUANITA 12060 SW ROSE VISTA DR TIGARD,OR 97223 2S11OBA02200 BUEHNER,GRETCHEN BRILEY,DANIEL M&KRISTA L PO BOX 230268 14170 SW 119TH PL TIGARD,OR 97281 TIGARD,OR 97224 CAFFALL,REX 2S11OBB02400 13205 SW VILLAGE GLENN CARNESE,GREG S&JACQUELINE L TIGARD,OR 97223 3310 CEDAR CT LAKE OSWEGO,OR 97034 C"-*"OL RENAUD 2S110BB06300 V ,;O CPO NEWSLETTER COORD, CHAN,WADE&ALICE M OSU EXT.SVC-CITIZEN INVOLVEMENT FACULTY 12005 SW TREEVIEW CT 155 NORTH 1 ST AVENUE SUITE 200 MS48 TIGARD,OR 97224 HILLSBORO,OR 97124 2S110BB06400 CITY OF TIGARD CHRISTOPHERSON,LEIGH C ATTN:LINA SMITH 12001 SW TREEVIEW CT 13125 SW HALL BLVD. TIGARD,OR 97224 TIGARD,OR 97223 2S110131305000 CONNERY,STACY COBURN,WARD L& 12564 SW MAIN STREET MARIA BERNARDITA A TIGARD,OR 97223 12173 SW CHANDLER DR TIGARD,OR 97224 2S103CC03200 CRAGHEAD,ALEXANDER CONSOLO,JIM E&MARTHA L 12205 SW HALL BOULEVARD 13984 SW AERIE DR TIGARD,OR 97223-6210 PORTLAND,OR 97223 2S110BA12000 DEFILIPPIS,VICTOR DANIELS,LEALSON J&RUCHI E 13892 SW BRAYDON CT 14223 SW 118TH CT TIGARD,OR 97224 TIGARD,OR 97224 2S103CD08300 2S110BB05900 DOHERTY,THOMAS A JR DOMRESE,GARY L&LINDA L 13855 SW 118TH CT 14199 SW 120TH PL TIGARD,OR 97223 TIGARD,OR 97224 2S110BA10400 2S110BB05500 EASTERDAY,ADAM R&PAIGE ELLIOTT,RICHARD A&BRENDA M 14204 SW 119TH PL 14210 SW 121 AVE TIGARD,OR 97224 TIGARD,OR 97224 ENGVALL,ANN ERDT,DON&DOROTHY 15461 SW 82 PL 13760 SW 121ST AVENUE TIGARD,OR 97224 TIGARD,OR 97223 2S103CC01800 2S110BA13100 ESPY,BRENT E&GEORGIA L FISH,JONATHAN W&MONICA D 16097 SW WESTMINISTER DR FISH,WAYNE L TIGARD,OR 97224 14053 SW 118TH CT TIGARD,OR 97224 multiple:2S110BA12100 to 2S110BA12700 FROUDE,BEVERLY FOUR D CONSTRUCTION CO 12200 SW BULL MOUNTAIN ROAD PO BOX 1577 TIGARD,OR 97224 BEAVERTON,OR 97075 2S103CC01300 2S110BA01700 FUNKHOUSER,JEFF&JUANITA FURMAN,LINDA JEAN 11925 SW GAARDE ST PO BOX 23202 TIGARD,OR 97224 TIGARD,OR 97224 GOODHOUSE,JOHN 2S103CD07100 9345 SW MOUNTAIN VIEW LANE GROVER,JERRY AND JUDY M TIGARD,OR 97224 13890 SW 118TH CT ^� TIGARD,OR 97223 2S110BB06600 HAMILTON,LISA CPO 4B VICE CHAIR HALE,DARIN R&KELLY K 13565 SW BEEF BEND ROAD 11955 SW TREEVIEW CT TIGARD,OR 97224 TIGARD,OR 97224 HARDING,TODD&HERING JR,BLAKE. 2S103CCO2000 NORRIS BEGGS&SIMPSON HAZARD,JOHN GERALD& 121 SW MORRISON,SUITE 200 DARLINE GROGAN CO-TRS PORTLAND,OR 97204 12040 SW ROSE VISTA DR TIGARD,OR 97223 2S110BB06100 2S110BB06000 HENRY,GARY E& HOECKLE'JUSTIN&LESLIE LIVING HENRY,JEANNE E 14155 SW 120TH PL 14111 SW 120TH AVE TIGARD,OR 97224 TIGARD,OR 97224 HOGAN,KEVIN HOWLAND,HAROLD AND RUTH 14357 SW 133RD AVENUE 13145 SW BENISH TIGARD,OR 97224 TIGARD,OR 97223 2b—j3CC01100 2S110BB04200 HUFFMAN,DAVID S& HUNT,JENNIFER E&BRYAN J CRYSTAL F 12244 SW AMES LN 12025 SW ROSE VISTA DR TIGARD,OR 97224 TIGARD,OR 97223 2S103CD08500 2S110BA01600 HUTSELL,PHYLLIS J JARED,MELINDA CHRISTINE 13925 SW 118TH CT TERRY,KAREN DIANE TIGARD,OR 97223 PO BOX 1576 HILLSBORO,OR 97123 multiple:2S110BA12300 to 2S110BA13300 2S103CC01500 JT ROTH CONSTRUCTION INC JURGENS,DAWN FOUR D CONSTRUCTION CO ANHORN,MYRLE G JR 12600 SW 72ND AVE#200 12005 SW ROSE VISTA DR TIGARD,OR 97223 TIGARD,OR 97223 2S103CD07000 KEERINS,PATRICIA KAMBERGER,ANNE C 15677 SW OREGON ST.APT 209 13930 SW 118TH COURT TIGARD,OR 97140 TIGARD,OR 97223 2,"` BA05900 2S110BA10600 K .1,Y,MARK B&GAIL E KHELLAH,MUHAMMAD 14260 SW MCFARLAND BLVD RAKIE,NABEELEH TIGARD,OR 97224 14238 SW 119TH PL TIGARD,OR 97224 2S110BB05300 KIMMEL,DAVID KIM,MOOKI&SANGWON 1335 SW 66TH SUITE 201 14146 SW 121ST AVE PORTLAND,OR 97225 TIGARD,OR 97224 KNAPP,MONA 2S103CD03600 9600 SW FREWING STREET KURISU,HOICHI TRUST TIGARD,OR 97223 KURISU,JUDY C TRUST PO BOX 23623 PORTLAND,OR 97218 2S110BA09900 2S110BB00400 LAI,HUONG LAMBERT,WILMA C&RONALD E NGUYEN,DAI 14125 SW 119TH PL PO BOX 230453 TIGARD,OR 97224 TIGARD,OR 97281 2S110BB00200 multiple: 2S110BA04301 to 2S110BA04403 LANE,KATIE LEASK,LISA A 12000 SW GAARDE ST 14310 MCFARLAND BLVD TIGARD,OR 97224 PORTLAND,OR 97224 LISA HAMILTON CHAIR CPO 4B VICE-CHAIR LONG,JIM CHAIR,CPO 4M 16200 SW PACIFIC HWY SUITE H BOX 242 10730 SW 72ND AVE TIGARD,OR 97224 PORTLAND,OR 97223 2S103CC03100 2S110BB03900 `•% LUE,KRYSTYNA L&MICHAEL LYNUM,DONNA LEE 13990 SW AERIE DR 12221 SW AMES LN TIGARD,OR 97223 TIGARD,OR 97224 2S110BB04900 2S103CCO2500 MASON,KEN C&AMANDA R MCCARTHY,SEAN 12225 SW CHANDLER DR SPENCER,JILL TIGARD,OR 97224 13950 SW 121ST AVE PORTLAND,OR 97223 2S103CCO2400 MILDREN,GENE MCGRATH,LEWYT&KELSEA A MILDREN DESIGN GROUP 13910 SW 121ST AVE 7650 SW BEVELAND ST,STE 120 TIGARD,OR 97223 TIGARD,OR 97223 2S103CCO2800 2S110BB06700 MITRA,KEERTHI A MLADY,CORY W SRIKANT,ARCHANA CORDOVA-MLADY,AMY M 13965 SW AERIE DR 14000 SW 120TH PL TIGARD,OR 97223 TIGARD,OR 97224 2S103CCO2200 MURDOCK,NATHAN AND ANN MONAGHAN,PENNY D&JAMES D 7415 SW SPRUCE STREET 13830 SW 121ST AVE TIGARD,OR 97223 TIGARD,OR 97223 NEAL BROWN. GRI NEWTH,PATTY MEADOWS INC REALTORS 12180 SW MERESTONE COURT 12655 SW NORTH DAKOTA STREET TIGARD,OR 97223 TAI;�ARD,OR 97223 2S110BA09800 2S103CD03701 NGUYEN,KHANG Q PARKER,TORI K&FRED R LAM,XUAN-HUONG T 11805 SW GAARDE ST 11909 SW TREEHILL CT TIGARD,OR 97224 TIGARD,OR 97224 2S110BB05600 2S103CC01600 PARSONS,SUSAN E PETERS,EDWARD PETER 14252 SW 121ST 15020 SW 149TH PL TIGARD,OR 97224 TIGARD,OR 97224 2S110BB04000 2S110BB05200 PETERSON,BRYCE D&KRISTI A PETTIBONE,KYLE M&LYNETTE M 12165 SW AMES LN 14104 SW 121ST AVE TIGARD,OR 97224 TIGARD,OR 97224 2S103CD03800 multiple:2S110BA10200 to 2S110BB07000 PORTER,HERMAN REDWOOD VISTA HOMEOWNERS ASSN 11875 SW GAARDE ST PO BOX 1577 TIGARD,OR 97224 BEAVERTON,OR 97075 --N 2,) iOBA10000 RORMAN,SUE ROLFE,MICAH J&DARA A 11250 SW 82ND AVE 11879 SW TREEHILL CT TIGARD,OR 97223 TIGARD,OR 97224 2S110BA06000 RUEDY,ROBERT ROTH,DAVID&LESLIE 14185 SW 100TH AVENUE 14252 SW MCFARLAND BLVD TIGARD,OR 97224 TIGARD,OR 97224 2S110BB06200 2S103CCO2300 SAM,SOPHAL&SIPHANNA SCHAFFER,ANDREW 12010 SW TREEVIEW CT 13870 SW 121ST AVE TIGARD,OR 97224 PORTLAND,OR 97223 2S110BB05400 2S103CCO2900 SCHOBLASKE LIVING TRUST SLYTER,TONY B&TINA M 14158 SW 121ST AVE 13973 SW AERIE DR TIGARD,OR 97224 TIGARD,OR 97223 2--"*,3CC01200 2S103CC01400 S_ "H,MARY E TRUST SMYTHE,ROBERT L JR& 12015 SW ROSE VISTA DR SMYTHE,BARBARA PICKELL TIGARD,OR 97223 11975 SW ROSE VISTA DR TIGARD,OR 97223 SPRING,BRAD STALZER,CHARLIE AND LARIE 7555 SW SPRUCE STREET 14781 SW JULIET TERRACE TIGARD,OR 97223 TIGARD,OR 97224 2S110BA10500 SUNDBERG,ROSS STORMER,YOKO U&GARY A 16382 SW 104TH AVE 14222 SW 119TH PL TIGARD,OR 97224 TIGARD,OR 97224 2S 110BA06200 2S 110BA06100 SWANSON FAMILY TRUST TERHO TRUST BY SWANSON,LOWELL N TR BY TERHO,RICHARD D&PATRICIA L TR 14230 SW VISTA VIEW CT 14236 SW VISTA VIEW CT TIGARD,OR 97223 TIGARD,OR 97224 THOMPSON,GLENNA multiple: 2S103CD07200 to 2S110BB05800 13676 SW HALL BLVD UNIT 2 TIGARD,CITY OF TIGARD,OR 97223 13125 SW HALL TIGARD,OR 97223 2S103CC03000 WEGENER,BRIAN TRACZEWSKI,MARIA MADURI&RICHA 9830 SW KIMBERLY DRIVE 13938 TAYLORS CREST LN TIGARD,OR 97224 LAKE OSWEGO,OR 97035 2S103CC15900 2S110BA10100 �... WESTWOOD HOMES LLC WILLIAMSON,JOHN CAREY&JEANINE 12700 NW CORNELL RD 11867 SW TREEHILL CT PORTLAND,OR 97229 TIGARD,OR 97224 2S103CC01900 WISER,BRENDA D 12020 SW ROSE VISTA DR PORTLAND,OR 97223 Notice of a Type II Proposal Land Partitions Case ID: MLP2016-00004 (Atrium Homes, LLC Partition) Tigard Community Development Contact Information Date of Notice: Thursday, February 16, 2017 120 days = Wednesday,June 14, 2017 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 Thursday, March 02, 2017. Please mail or deliver your comments to 13125 SW Hall Blvd., Tigard, Oregon 97223. Include the Case ID Numbers: MLP2016-00004. 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 0.63-acre site into two (2) parcels. The subject site is located on the south side of SW Gaarde Street, between SW 119th Place and SW 121st Avenue. Parcel 1 will be 17,326 square feet in size and Parcel 2 will be 10,312 square feet in size. Applicant: Atrium Homes,LLC Attn: Ciprian Vesa and Edward Peters 15020 SW 149th Place Tigard, OR 97224 Owner: Same as applicant Proposal Address: 14059 SW 119th Place Legal Description: WCTM 2S110BB,Tax Lot 100 Zoning: R-4.5: Low-Density Residential District Approval Criteria: Community Development Code Chapters 18.390, 18.420, 18.510, 18.705, 18.715, 18.745, 18.765, 18.790, and 18.810 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_Templ_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 Lina Smith, Assistant Planner at (503) 718-2438. 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. 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. R=4.5(PD)%1-i� " _--,; Som 4 Zoning Map Generalized Zoning Categories m TALO- LN y N �4 R-4.5 0 ¢ � � titi WHISTLERS ...\�� .. 7nninil Descrinlion _ 2 ti pry �`�^ CT L KELLY LN J�. PR 4 E"Mix ed Use Residential r _ f" NMUse ized Central Efusinxxs District ROSE VISTA DR R-4.5 R-4.5' A� PR ■eComn ercinl (PD) (PD) ti z .Mixed Use[mployment 'PR - ,es.,� � � Industrial PR R A.5 R-Y.5 ,`SZP O� ■Parks and Recreation AERIE DR R-4(PD) (PD) _ N t MWashing[on County Zoning r -—�.._.__- .,a�rG# EST .- "Historic District Ovedey [ a u l i ¢ - I T �- I 1. I „�'[ ��"- t— R-4.5 Planned Dmloptnent Overlay R-4.5 AMES LN '" _ 0° H � COLE �ect Site R-3.5 ( � 'LN y--- ¢ CHANDLER DR x o TREEHILL F;r-j ' PR, "' R-2 tT R-4.5 R-3.5 R-2 R .5 ( �— DUCHILLY CT R-7 CFARLAND BLVD CT N R-1 a R-2(PD) R-2 4400 �. NT - -_.. � L"vmMAUN:`IrtVCLWtgAyLNi UpLiNAN IMr.1Y, X25 d iNar BWtl 131 SYJ a Fe;<v 134 CT j WILOWOO P ST r. [ 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 > ,t -.ve; ri,..pp Pe k City of Tigard COMMTJNITY DEVELOPMENT DEPARTMENT -}r-Y .._;; Request for 500' Property Owner Nftfk ~` Property owner information is valid for three(3)months FOR STAFF US]-' ONL) from the date of your request.Contact staff member Joe Patton:503-718-2714 or joep(6.i igard-c>ngov. Date Request Processed: Project name: �� 't��Z_=o �`�U�� NEIGHBORHOOD MEETING LABELS Staff planner you are working with: LkiA r\ #of sheets cost each sets Property owners t within SOD feet& Name of contact person: L.1�2L �l �4 intererted parties: $2.00 $ Name of company: W\-\-"\,X,—\ 1 u k\ .� Generate 1ir1.- - - - $11.00 Phone: `j a_'J`Z Uj� tit TOTAL: $ Email: LAND USE ENVELOPES Please indicate all map and tax lot numbers that are included #of envelopes cost each sets in your project(i.e. 1S134AB00100)or the addresses for all Pro"onwen project parcels below.If more than one(1)tax lot or if the within 500fat& parcel has no address,you must separately identify each iahrartedpartiu.• 113 $0.13 2 $29.38 tax lot associated with the project. f Generate list: - - - $11.00 N2 i _f l�o oy'3 0 /J !'`,�,"!-1 J5 6 I SUBTOTAL: $40.38 Postage; 113 $0.49 2 $110.74 TOTAL: $151.12 REQUEST(only check one): F-1 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: �� MType II TWO sets of envelopes ❑ Type 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.tigard-or.gov • 503-718-2421 Page 1 of 1 [:\CURPI.N\Diasters\500'Properr Owner Notification Requescdocx Rev.20150514 City of Tigard %A_oi+i, ..w.t%�..>• 'pj��'�..�"'�;nr�- ::.. rC%t�ft;C;i. , FSI iYStYuG',;vk=:� 13125 SW Hall Blvd. 16 KAR "fi.7 r �' � 1 V J? ' Tigard, Oregon 97223 zip 9. ir02 0'ie CD/LS CITY OF TIGARD ATTN: LINA SMITH 13125 SW HALL BLVD. TIGARD, OR 97223 972„3-9 •moi~9 ill'iii1'li1i1111hiliiiiillill'}llill'11011lli'blilliil'illw FWD PI.T LAN D, City of Tigard CDP, 9-11M 13125 SW Hall Blvd. 16 MAR, "17 - c)n TigardL,, Oregon 97223 (,� _';U),'J CD/LS multiple: 2S 11 OBA04301 to 2S 11 OBA04403 LEASE',LISA A 14310 MCFARLAND BLVD Pr)'QTT AAM n-P ()7))A :via E 17 teee 1 17 U'AB L E P or,ig A R 6 BC: 97223816759 ' 1629-0e764-16-40 I P(DRITILAND City of Tigard ir'W'b C.14 I NEY&I'VVE" 44 .4 13125 SW Hall Blvd. MA `1. PO4 41 L, i P 7 Z"`1`3 Tigard, Oregon 97223 CD/LS tCL S 'I E LETT U T. C _ CITIZEN T. c - ITIZEN E NT FACULa 155 NT XTP 970 5c i /77 /1.7 RA 'rlip.N 'r o SENDER N-OT D-E-L!"V'-F-R AS L E AS ADDRESSED UNARLF TO FORWARD j-rz. BC* 97223SI6799 * 1429-84949-16-39 City of Tigard v 13125 SW Hall Blvd. Tigard, Oregon 97223 Z I P✓ 7 jaz'�� CD/LS CITY OF TIGARD ATrN: LINA SMITH 13125 SW HALL BLVD. TIGARD, OR 97223 9 2 12: i. D US City of Tigard 771 13125 SW Hall Blvd. Tigard, Oregon 972231p -44 .1111 0,.'I.i 6 c 4 E 2U CD/LS multiple: 2S 11 OBA04301 to 2S 11 OBA04403 LEASK,LISA A 14310 MCFARLAND BLVD POT 970 NNE I 8ISC9662 /20/17 r' ORWARD TIME EXP X*1314 TO SEND L AS-K ' Ll.5 A Ili.4 x.5532 5532 SW PACIFIC HWY STE C13 PORTLAND OR 97224-3598 RETURN TO SENDER APPLICANT MATERIALS R E C F V City of Tigard CJ�y T (1; COMMUNITY DEVELOPMENT DEPARTMENT Master Land Use Application LAND USE APPLICATION TYPE • Adjustment/Variance(11) R Minor Land Partition (H) • Comprehensive Plan Amendment(IV) 0 Planned Development(IH) E3 Conditional Use 011) 0 Sensitive land Review(11 or 111) 0 Dm-elopmentCode Amendment(IV) 0 Site Development Review(I1) El Downtown Design Review(11,111) 0 Subdivision(11 or 111) 0 Historic Overlay(I1 or 111) 0 Zone Change(I11) D Home Occupation (H) 0 Zone Change Annexation NOTE:For required submittal elements,please refer to your pre-application conference notes. PROPOSAL SUMMARY (Brief description) Tk t11 .' --K�z- SZ& 631 \J l N"t'k G— � �1-'CA,L wl4k A i i7- cc-N'tZ 2-11 o o PROPERTY INFORMATION(where proposed activity will occur) Location (address if available): --I�1 0 S Ox S\.44 1 �11\ Tax maps and tax lot #s: --2-'S k k 0 oc0 ©Q Total site size:D—..ror-"-) Ckf--S'PS (17'k Zoning classification: APPLICANT INFORMATION Case No.: LPW 1(9- ®C Name: Mailing address: - k-'5010 S\-A4- eL-NCT'— Related Case No.(s): City/state: --b GLR-L Q4A— zip: Apphcation Fee- 4 Phone number. -k--, )-D'ok 0SLiLt Application accepted: Primary contact name: �\,Ki NP-t:. il�` By. Date. 10/12-110 Phone number, � S —+0(o �-3ro Qk Application determined complete: Email: z-.- By. Date: 1AoJFkKW\Ms&tm\LsrtdUse AW"flMs Rev 12125/2014 City of Tigard - 13125 SW Hall Blvd. Tigard,Oregon 97223 - wwwtigard-or.gov * 503-718-2421 - Page I of 2 PROPERTY OWNER/DEED HOLDER INFORMATION (Attach list if more than one) Name: PS:T 2l-A d"-\ — Mailing address: 1 S 0l o { q �` Pt— City/state: 02 I 2-22Y Zip: Phone: 5D 3 70 701-, 4105 Email: Al 2t 2 M N OM 'oC.o M lx'hen 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 APPLICANTS) SHALL CERTIFY THAT: • If the application is granted,the applicant shall exercise the rights granted in accordance with the terms and subject to all the conditions and limitations of the approval. • All the above statements and the statements in the plot plan,attachments,and exhibits transmitted herewith,are true;and the applicants so acknowledge that any permit issued,based on this application,map be revoked if it is found that any such statements are false. • The applicant has read the entire contents of the application,including the policies and criteria,and understands the requirements for approving.pr denying the application(s). A;Q-1k�-Ln �Aom;; > LL�C- 0':�-15—16 Appli is signature Print name Date Applicant/Agent/Represen ative's signature Print name Date Applicant Age presentative's signature Print name Date SIGNATURES of each owner of subject property required —i5 —0 Owners ignature Print name Date Owners signature Print name Date Lf�— rx--)Z6 O') —"—i b Owners sign re Print name Date Owners signature Print name Date MASTER LAND USE APPLICATION City of Tigard • 13125 SW Hall Blvd. • Tigard,Oregon 97223 • wu=tigard-or.gov 503-718-2421 Page 2 of 2 " 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 required to complete your submittal. The applicant must check the box next to the item verifying that the information is present. Staff will check off the items at intake. ➢ Three (3) copies of all materials are required for the initial review process. The balance of the copies will be requested once your submittal is deemed substantially complete. ➢ Each packet must be collated. ➢ Plans are required to be a minimum of 24"x 36"or 22"x 34". ➢ Plans must be FOLDED,rolled plans are not accepted. Applicant Staff Documents,Copies and Fees Required ✓ Completed Master"Land Use Permit"Application with property owner's signature or name of agent and letter of authorization ✓ Title transfer instrument or grant deed ✓ Written summary of proposal ✓ Narrative demonstrating compliance with all applicable development standards and approval criteria asspecified in the Pre-Application Conference notes N/A Documentary evidence of Neighborhood Meeting:Neighborhood Meeting Affidavits of Posting&Mailing Notice,Minutes,Sign-in Sheets ✓ Service Provider Letter ✓ Impact Study per Section 18.390.040.B.2(e) ✓ Copy of the Pre-Application Conference notes ✓ Filin Fee see fee schedule ✓ Preliminary Sight Distance Certification N/A Preliminary Storm Calculations ✓ Urban Forestry Supplemental Report N/A Traffic Report if Required) Maps or Plans (Plans must be at least 24"x 36" N/A Architectural Drawings elevations &floorplans) ✓ Existing Conditions Ma N/A Landscape Plan ✓ Preliminary Gradin /Erosion Control Plan ✓ Preliminary Partition/Lot Line Adjustment Plan N/A Preliminary Storm Drainage Plan ✓ Preliminary Utilities Plan N/A Public Improvements/Streets Plan N/A Site Development Plan N/A Subdivision Preliminary Plat Ma ✓ Topography Ma ✓ Urban Forestry Plan ✓ Vicinity Ma ➢ 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 envelopes (please see Request for 500'Property Owner Notification form). I:\Community Development\Land Use Applications\MLP-Minor Land Partitions\2016\MLP2016-00004 Atrium Homes LLC 14059 SW 119th Pl LS\6_Application Materials\Submittal Checklist.docx (updated:04/09/2015) Strength Expertise Service CHICAGO TITLE ♦ Years ► Beyond Thank you for choosing CHICAGO Date: RECEIVED 9-16-16 OCT 12 2016 Prepared For: CITY OF TiGARU PLANNING/ENGINEEI-` i'll-.4 EDWARD PETERS Subject Property: 14059 SW 119TH PLACE Prepared By: BECKY RAO Portland Metro escrow branches to serve • LAKE LLOYD PAC-WEST SUNSET SUNNYSIDE OSWEGO CENTER (COMMERCIAL) CORRIDOR (CLACKAMAS) 5300 SW Meadows Rd. 650 NE Holladay St. 1211 SW 5th Ave. 1500 NW Bethany Blvd. 10151 SE Sunnyside Rd. Suite 100 Suite 850 Suite 2130 Suite 155 Suite 300 Lake Oswego, OR 97035 Portland, OR 97232 Portland, OR 97204 Beaverton, OR 97006 Clackamas, OR 97015 503-973-7500 503-973-7525 503-973-7400 503-973-7470 503-794-5860 ch icagotitleoregon.corn This title information has been furnished, without charge, in conformance with the guidelines approved by the State of Oregon Insurance Commissioner. This information is limited to record, provided by The Assessment & Taxation Departments of Multnomah, Clackamas and Washington Counties. The Insurance Division cautions intermediaries that this service is designed to benefit the ultimate insureds indiscriminate use only, benefiting intermediaries will not be permitted. Said services may be discontinued. No liability is assumed for any errors in this report. Phone: CUSTOMER SERVICE Chicago Title Company ® 10151 SE Sunnyside Road, Suite 300 RECEIVED Clackamas, Oregon 97015r Phone: 503.786.3940 Fax: 866.892.3853 `"C 12, 4"t' E-mail: trios@ctt.com CITY OF TIGARD METROSCAN PROPERTY PROFILE PLANNING/ENGINEERIN4'i Washington (OR) OWNERSHIP INFORMATION Owner :Atrium Homes Parcel Number : R0491569 CoOwner Ref Parcel # : 2S1 1OBB 00100 Site Address : 14059 SW 119th PI Tigard 97224 T: 02S R: 01W S: 10 Q: NW QQ: NW Mail Address : 15020 SW 149th PI Portland Or 97224 Bldg# 1 Of 1 Telephone SALES INFORMATION Transfer Date : 01/09/2015 Document# : 1514 Sale Price : $259,000 Deed Type : Special Warranty % Owned : 100 Vesting Type : Corporation Prior Transfer Date : 09/09/2014 Prior Document# : 56900 Prior Sales Price : $268,716 PROPERTY DESCRIPTION ASSESSMENT AND TAX INFORMATION 'flap Page Grid : Mkt Land : $191,100 .;ensus Tract : 319.10 Block: 1 Mkt Structure : $102,990 Neighborhood : WTIG Mkt Total : $294,090 School District : Tigard %Improved : 35 Subdivision/Plat: M50 Total : $163,590 Class Code : Single Family Res Levy Code : 02374 Land Use : 1010 Res,lmproved 15-16 Taxes : $2,720.27 Legal : ACRES .63 Millage Rate : 16.6286 PROPERTY CHARACTERISTICS Bedrooms : 3 Lot Acres : .63 Year Built : 1955 Bathrooms : 2.00 Lot SgFt : 27,443 EffYearBlt : 1955 HeatMethod: Forced BsmFin SF : Floor Cover: Wood Pool BsmUnfinSF: Foundation : Concrete Ftg Appliances Bldg SgFt : 1,568 Roof Shape: Gable Dishwasher: 1stFIrSF : 1,568 Roof Mat[ : Comp Shingle Hood Fan UpperFISF InteriorMat : Cedar Deck Porch SgFt : Paving Matl: GarageType:Attached Attic SgFt Ext Finish : Wood Std Shtg Garage SF : 492 Deck SgFt Const Type : Wd Stud\shtg i� This title information has been furnished,without charge,in conformance with the guidelines approved by the State of Oregon Insurance Commissioner. The Insurance Division cautions intermediaries that this service is designed to benefit the ultimate insureds. Indiscriminate use only benefiting intermediaries will not be permitted. Said services may be discontinued. No liability is assumed for any errors in this report. Information is deemed reliable but not guaranteed Washington County,Oregon 2015-001514 D-DW SN=S A STROM 01/09/2015 02:12:31 PM RECEIVED $10.00$11.00$5.00$259.00$20.00 $305.00 I,Richard Hobarnich4 Director of Assessment antl Taxation..it Ex- }" ^` Olecio County Clerk for Washington County,OnMorn,do hereby tj t ; certify that the within instrument of writing was received and �r recorded in the book of records of said county. RECORDING REQUESTED BY: Richard Hobemicht,Director of CITY OF�� a Fidelity National Title Company of Oregon Assessment and Taxation,Ex-Officio {PLANNING,%ENGINEERING GRANTOR: WELLS FARGO BANK,NA,AS TRUSTEE,ON BEHALF OF THE HOLDERS OF STRUCTURED ASSET MORTGAGE INVESTMENTS II,INC BEAR STEARNS MORTGAGE FUNDING, TRUST 2007-AR4,MORTGAGE PASS THROUGH CERTIFICATES,SERIES 2007-AR4 3815 South West Temple Salt Lake City,UT 64115-4412 GRANTEE: Atrium Homes 15020 SW 149th Place Portland,OR 97224 SEND TAX STATEMENTS TO: Atrium Hones 15020 SW 149th Place Portland,OR 97224 AFTER RECORDING RETURN TO: Atrium Hames 15020 SW 149th Place Portland,OR 97224 Escrow No: 20140098356-FTPOR03 14059 SW 119th Piece Portland,OR 97224 SPACE ABOVE THS LINE FOR RECORDER'S USE SPECIAL WARRANTY DEED—STATUTORY FORM (INDIVIDUAL or CORPORATION) WELLS FARGO BANK,NA,AS TRUSTEE,ON BEHALF OF THE HOLDERS OF STRUCTURED ASSET MORTGAGE INVESTMENTS II,INC BEAR STEARNS MORTGAGE FUNDING,TRUST 2007-AR4, MORTGAGE PASS THROUGH CERTIFICATES,SERIES 2007-AR4,Grantor,conveys and specially warrants to OAtrium Homes,Grantee,the following described real property free and clear of encumbrances created or and claims created or suffered by the grantor or by any predecessor in interest to grantor as beneficiary, �— assignee,or nominee,or the trustee or successor trustee under that certain trust deed recorded in Washington County,Instrument No.2007-023843,except as specifically set forth below. A PARCEL OF LAND IN THE NORTHWEST QUARTER OF SECTION 10,TOWNSHIP 2 SOUTH, RANGE 1 WEST,WILLAMETTE MERIDIAN,WASHINGTON COUNTY,OREGON MORE C PARTICULARLY DESCRIBED AS FOLLOWS: m BEGINNING AT THE NORTHEAST CORNER OF THAT TRACT OF LAND DESCRIBED IN DEED TO MARIAN GUNTHER LANDSTROM IN BOOK 518,PAGE 492,WASHINGTON COUNTY RECORDS,A POINT ON THE NORTH LINE OF SECTION 10;AND RUNNING THENCE SOUTH ON J THE EAST LINE OF SAID LANDSTROM TRACT,200.0 FEET TO THE SOUTHEAST CORNER OF SAID LANDSTROM TRACT,SAID POIN ALSO BEING ON THE NORTH LINE OF THAT TRACT OF LAND DESCRIBED IN DEED TO HERBERT OLSON,ET UX,RECORDED IN BOOK 769,PAGE 58, WASHINGTON COUNTY RECORDS;THENCE EAST ON THE NORTH LINE OF SAID OLSON TRACT,190.42 FEET TO A POINT 15 FEET WEST OF THE EAST LINE OF THE SAID OLSON TO EDWARD J.BRICKSON,ET UX,RECORDED IN BOOK 356,PAGE 466,WASHINGTON COUNTY DEED RECORDS TO THE NORTH LINE OF SECTION 10;THENCE WEST ON THE NORTH LINE OF SECTION 10,TO THE PLACE BEGINNING. EXCEPTING THEREFROM THE WESTERLY FIFTEEN FEET(15'). The true consideration for this conveyance is$259,000.00 20140098356-FTPOR03 Deed(Special Warranty—Statutory Form) Non-Order Search Page 1 of 2 Requested By: beckyrao, Printed: 9/16/2016 10:56 AM Doc: ORWASH:2015 00001514 ENCUMBRANCES:Taxes,covenants,conditbns,restrictions,easements,rights of way,homeowners association assessments,if any,and other matters now of record. 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 195.338 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 215.040,TO VERIFY THE APPROVED USES OF THE LOT OR PARCEL,TO DETERMINE ANY UMrtS 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,LINDER ORS 195.300, 195.301 AND 195.305 TO 195.338 AND SECTIONS 5 TO 11,CHAPTER 42A,OREGON LAWS 2007, SECTIONS 2 TO 9 AND 17,CHAPTER 855,OREGON LAWS 2009,AND S#CTIONS 2 TO 7, CHAPTERS,OREGON LAWS 2010. Dated I Y7'D" I:if a corporate grantor,it has caused its name to be signed by order of its board of directors. WELLS FARGO BANK,NA,AS TRUSTEE,ON BEHALF OF THE HOLDERS OF STRUCTURED ASSET MORTGAGE INVESTMENTS 11,INC BEAR STEARNS MORTGAGE FUNDING,TRUST 2007 AR4,MORTGAGE PASS THROUGH CERTIFICATES,SERIES 2007AR4, by Select Portfolio Servicing,Inc as attorney in fact. BY: Paul Ooh, a o ?!,Q; jpfflr A► .Lam'--- ti Gotpora/ 0'% 1989 �c'= Irs s, SEAL '0_ State of Utah County of Sall Lake This instrument was acknowledged before me on �20_N by Paul Douglas,Doc.Control Officer Select Portfolio Servicing,Inc.as Attorney in Fact Paul Douglas,Doc.Control Officer as of Notary - HOLLY LUMBERT My commission expires: U r f 2� NoforyPublic Sfote of Utah My Commission Expires on: `r September 11,2017 Comm.Nvmbcr:670331 20140008359-FTPOR03 Deed(Sped Warranty-Statutory Fort) Non-Order Search Page 2 of 2 Requested By: beckyrao, Printed: 9/16/2016 10:56 AM Doc:ORWASH:2015 00001514 2S.,l 1C 55 8 S6 57 'Ir a 3 0 .BeAC t = ,fib 5 4 at= 29 AC GAARDE BEET - -SW GAA1 ii 21 12 3GOC37LNI 3600 '390L 13 14 17 4000 LU TRACT A' :Co QM AC Lam g� < 4 SW AMES LANE 28 RM 2`4 AC 460D 446 81 a to 8 4200 R: 71 4 22 410L ,2 7000 21 20 is 18 6400 I f, 8 8 61im 7 14. a 29 W 4RW SW TREEVI I;123 r 24 2S 8j 49M 57, 4 EM 26 2070 N 4 6200 "F e,COURT ------- C) s5w t 4 30 1.01 4 Ift 10 2 J, CHANDLER -wu' 11 12 'SW ...... DRIVE ioia sin '.00- ao at. use 5MXss bb 41 28W 8 270 �;o 31 S-W. EH I'LL, ?W0 h 2 8 8 t , m1x '7a 5 4 2500 8 2400 2 1-71 ra S9 AC 5100 32 AC E to' .81 AC WAC .8 Rig .9211: A9 AC 33 a,— f 45 "Lnti 44 UJ 4 2300 $ :5 D g ; 42 22 3 > 2 23 SW DUCHILLY COURT '61 AC As AC 15- 46 Z 0 vv 1200 1 j J 1360 it 12 .40 S\N 13 92 AC AC 2200 A"M 22 47 23-74 ' "4 '71 AC MW ;5: M., 59 60 E; 2 i 10 eaAc41J -a i48 tv 21C10 21 00 AC 1500 T .77 .s2 Ac .esu 67 C 7 As P CkX SW CORYUS COURT -ill-12- 4" SW ix- Ch is 50 Al AC -RECOV , L.J. 4an I 52 53 .625AC Map No. 2S110BB 00100 CITY OF TIGARE, CHICAGO TITLE COMPANY PLAN N I NGA/EN�IN EERIN& 10151 S.E. SUNNYSIDE ROAD Suite 300 W E CLACKAMAS, OREGON 97015 S This map/plat is beingfin-nishedas an aid in locating the herein described Land in relation to adjoining streets, natural boundaries and other land, and is not a survey of the land depicted.Except to the extent a policy of title insurance is expressly modified by endorsement, if any, the Company does not insure dimensions, distances, location of easements, acreage or other matters shown thereon. r~ 9 0 O tt0 LP So r 7749 17600 WEST 1332. 25' )03-193497 0 2001-115250 9700 as 0 8094 9042 0 lui OJ99 LU I LO 200 0if �0 100 .50 AC © 0 .63 AC z 0 loom 7000 N89-58-05E RAOT "E" 0 6400 1637 w 0 65000 0600 '�— o 7 a 8 00 r r 3300 �c, 3 3g-� 1 90 ' 6051 1 4087 17k 11 __�, . Map No. 2S110BB 00100 CITY OF TSG'.L-11. PLAN N1NG/ENG1NEERINC7 CHICAGO TITLE COMPANY N ..-� 10151 S.E. SUNNYSIDE ROAD Suite 300 CLACKAMAS, OREGON 97015 u, E s This map/plat is being furnished as an aid in locating the herein described Land in relation to adjoining streets, natural boundaries and other land. and is not a survey of the land depicted.Except to the extent a policy of title insurance is expressly modified by endorsement, if any, the Company does not insure dimensions, distances, location of easements, acreage or other matters shorn thereon. Atrium Homes LLC 15020 SW 149th Place Tigard Or 97224 RECEIVE Uva 12 2(,16 CITY OF TIGARD Letter of Intent to Partition Lot PLANNING/ENGINEERING Date: February 16, 2016 RE: 14059 SW 119th Partition To Whom It May Concern: Our company , Atrium Homes LLC, on behalf of the property owner, Atrium Homes LLC is proposing a project within the City of Tigard limits. The project is located at 14059 SW 119th Place Tigard, Or(tax lot ID 2S110BB00100 and R-491569). The project includes 0.63 acres (27443 square feet) of land and is currently zoned R4.5 . The land partition is proposed along the east-west axis of the site, dividing the lot by roughly 1/3 and creating a new 10,439-ft.2 lot south of the existing residence. • The new residence will be sited on the eastern portion of the lot (lot 2), at a 20-foot setback distance from the existing sidewalk and have a footprint of up to 2,400 ft2. • The existing house will remain on lot 1 and we intend to add a 3 car garage with living space on top. The existing garage and patio will be demolished. We have attached the Pre-Application Conference Request form and required documents and fees and we would like to discuss at the meeting the following: 1. Utilities location especially the storm and sanitary sewer. We are proposing to discharge the meteoric water resulted from the new building on lot 2 to the curb on SW 119th. 2. Driveway approach width for the new house on lot 2. Can we have the approach as wide as the width of a standard 3 car garage ? 3. Due to the vegetation corridor along the stream corridor located in the rear portion of both lots, we propose in accordance with CWS requirements to establish 2 tracts, each tract for the benefit of the corresponding lot. Atrium Homes LLC 15020 SW 149th Place Tigard Or 97224 Contact Information: Atrium Homes LLC 15020 SW 149th Place Tigard Or 97224 Edward Peters Ciprian Vesa Cell: 503-706 4709 Cell: 503-209 0544 ATRIUM HOMES - 14059 SW 119TH PL - PRE-APP2016-00014 NARRATIVE IMPACT STUDY: RECEIVED 18.390.040 Type H Procedure SV, FINDINGS: Please, see attached all the paper work, fees, etc. CITY OF TIG ,.RD PLAN NING/ENGINEERING:= e. Include an impact study. FINDINGS: we are proposing to subdivide the existing parcel into 2 lots. On lot 1 there is an existing house which will remain. On lot 2, will be the same like surroundings, a single residential house. Will be no impact on 119th place, because we are adding less than 10 trips/day, and the street if fully improved. All the future stormwater coming from the new impervious area, will be directed to the ROW curb. There is an existing water and sewer system on the street, large enough to accommodate an additional single home residential. The new house will create no noise. 18.705.030 General Provisions A. Continuing obligation of property owner. FINDINGS:the access to the house will be via driveway, directly from the street B.Access plan requirements. See attached site plan C. Joint access.N/A no joint access. D.Public street access. FINDINGS:the access to the house will be via driveway, directly from the street E. Curb cuts.N. Grades and curves. FINDINGS:There are existing curbs, the street if fully improved. F.Required walkway location.N/A no onsite walkways are proposed. G. Inadequate or hazardous access. 1. no existing hazard traffic conditions were reported. The emergency vehicles can access directly from street 2. The direct access will be to a minor arterial street 3. except because is a single family residential H.Access management. FINDINGS: 1. except because is not a corner lot 18.765.030 General Provisions A. Vehicle parking plan requirements. FINDINGS: see attached site plan B. Location of vehicle parking. 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). FINDINGS:The future house will contain a three car garage (28' wide) and the (28 feet x 20 feet) driveway, for off-street parking. The existing house already has the driveway. 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,NONE b. Land or slopes exceeding 25%, 1,855 SQ.FT c. Drainage ways,PART OF SLOPES d.Wetlands,NONE e. Optional: Significant tree groves or habitat areas, as designated on the City of Tigard "Significant Tree Grove Map"or"Significant Habitat Areas Map"; NONE 2.All land dedicated to the public for park purposes;NONE 3.All land dedicated for public rights-of-way. NONE 4.All land proposed for private streets; NONE 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.LOT 1: 17,516 SQ.FT. B. Calculating maximum number of residential units. TOTAL AREA 27,828 SQ.FT- 1855 SLOPE=25,973/7500=3.46 LOTS BUT THE EXISTING HOUSE (LOT 1)WELL BE 17,516 SQ. FT 25,973 SQ.FT— 17,516= 8,457 SQ.FT BIGGER THAN 7,500 SQ.FT. REQUIRED. C. Calculating minimum number of residential units. remains 2 lots 18.745.040 Street Tree Standards A. Street trees shall be required as part of the approval process for conditional use(Type III), downtown design review(Type II and III),minor land partition(Type II),planned development(Type III), site development review(Type II) and subdivision(Type II and III)permits. Applicable in our case 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. We have 3351.ft/40=8 trees 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 six 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. We are proposing to plant within 6 feet from ROW per Urban Forestry Manual. There are 7 street trees on the SW Gaarde side of the lot and one street tree on the SE corner of the lot(see arborist report). Standard is met. Chapter 18.795 VISUAL CLEARANCE AREAS N/A because is not a corner lot Chapter 18.810.030.F FUTURE STREET PLAN N/A because we are not creating any street. 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. The applicant is the owner of the property. 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. The partition will be recorded 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. no sale until approval 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. N/A no re-division will be proposed 18.420.030 Approval Process A. Decision-making process We understand B. Time limit on approval.We understand C. Lapsing of approval.No lapsing will happen. D. Extension. No extension on this project 18.420.040 Application Submission Requirements A. General submission requirements. The applications will be made on forms provided by the director and will include information required for a Type II application, as governed by Chapter 18.390. B. Specific submission requirements. see attached site plan 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; is complying 2. There are adequate public facilities are available to serve the proposal; There is and existing public water and sanitary pipes on 119th which has enought capacity to serve the proposed lot. 3.All proposed improvements meet City and applicable agency standards We are proposing only a new driveway on ROW,which will met the standards 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. Minimum width is 50 feet,we have 60 feet b. The lot area shall be as required by the applicable zoning district. Lot area is 7000 sq.ft minimum,we have 10,312 sq.ft 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. The frontage is 60 feet n d. Setbacks shall be as required by the applicable zoning district. Front 20 feet,we have it.side 5 feet we have minimum 5 feet,back 15 feet,we have 111 feet. e.When the partitioned lot is a flag lot,No flag lot is proposed £A screen shall be provided along the property line of a lot of record where the paved drive in an accessway No paved drive is proposed 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. N/A because in no detrimental,the future house will have access directly from street within 20 feet. h.Where a common drive no common drive is proposed. 5.Any accessway shall comply Will be a driveway no access way. 6.Where landfill and/or development is allowed within or adjacent to the one-hundred-year floodplain,No flood plain on this parcel 7.An application for a variance No variance is proposed 18.420.060 Final Plat Submission Requirements A. Submittal.We understand B. Standards.We understand 18.420.070 City Acceptance of Dedicated Land no dedication or public easement is proposed. 18.420.080 Recording Partition Plats We understand 18.510.020 List of Zoning Districts D.R-4.5: low-density residential district.The proposed lots are over 7,500 sq.ft. 18.510.030 Uses. Single family residential is permited 18.510.040 Minimum and Maximum Densities See above Chapter 18.715 18.510.050 Development Standards R4.5 minimum lot size 7,000 Sq.ft.lot 1: 17,500 sq.ft,lot 2: 10,300 sq. ft min.lot width 50 feet.lot 1: 105ft,lot 2: 60 feet front yard 20 feet.Lot 1:32 feet,lot 2: 20 feet side yard 5 feet.Lot 1:10 feet,lot 2: 5 feet rear yard 15 feet.Lot 1: 56 feet lot 2: 111 feet Max height 30 feet comply 18.510.060 Accessory Structures No accessory structure are proposed. 18.705.020 Applicability of Provisions N/A because we did not change of use which increases the on-site parking or loading requirements or which changes the access requirements. Chapter 18.745 LANDSCAPING AND SCREENING see arborist report. 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. N/A because this section talks about commercial building not residential. Chapter 18.790 URBAN FORESTRY PLAN see arborist report. RECEIVED OCT 12 2016 C1eanWater 7Services CITY OF TIGARD 011T C0111111ilinc3ll is ClCal. ING/ENGINE ileNumb er15-002570 Service Provider p Lefler 15-002570 This form and the attached conditions will serve as your Service Provider Letter in accordance with Clean Water Services Design and Construction Standards (R&O 07-20). Jurisdiction: Tigard Review Type: No Impact Site Address 14059 SW 119th PL SPL Issue Date: September 22,2015 /Location: Tigard, OR 97224 SPL Expiration Date: September 21,2017 Applicant Information: Owner Information: Name Name Company ATRIUM HOMES Company ATRIUM HOMES 15020 SW 149TH AVE 15020 SW 149TH AVE Address Address PORTLAND OR 97224 PORTLAND OR 97224 Phone/Fax Phone/Fax E-mail: E-mail: Tax lot ID Development Activity 2S110131300100 Building and Garage Pre-Development Site Conditions: Post Development Site Conditions: _.isitive Area Present: FRI On-Site 1K Off-Site Sensitive Area Present: FRI On-Site X❑ Off-Site Vegetated Corridor Width: Variable Vegetated Corridor Width: Variable Vegetated Corridor Condition: Degraded Enhancement of Remaining Vegetated Corridor Required: FRI Square Footage to be enhanced: 6,749 Encroachments into Pre-Development Vegetated Corridor: Type and location of Encroachment: Square Footage: None 0 Mitigation Requirements: Type/Location Sq.Ft./Ratio/Cost No Mitigation Required 0 FRI Conditions Attached I—XI Development Figures Attached(2) ❑Planting Plan Attached ❑Geotech Report Required This Service Provider Letter does NOT eliminate the need to evaluate and protect water quality sensitive areas if they are subsequently discovered on your property. Page 1 of 5 CWS File Number 115-002570 In order to comply with Clean Water Services water quality protection requirements the project must comply with the following conditions: 1. No structures, development, construction activities, gardens, lawns, application of chemicals, uncontained areas of hazardous materials as defined by Oregon Department of Environmental Quality, pet wastes, dumping of materials of any kind, or other activities shall be permitted within the sensitive area or Vegetated Corridor which may negatively impact water quality, except those allowed in R&O 07-20, Chapter 3. 2. Prior to any site clearing, grading or construction the Vegetated Corridor and water quality sensitive areas shall be surveyed, staked, and temporarily fenced per approved plan. During construction the Vegetated Corridor shall remain fenced and undisturbed except as allowed by R&O 07-20, Section 3.06.1 and per approved plans. 3. Prior to any activity within the sensitive area,the applicant shall gain authorization for the project from the Oregon Department of State Lands (DSL)and US Army Corps of Engineers (USACE). The applicant shall provide Clean Water Services or its designee (appropriate city)with copies of all DSL and USACE project authorization permits. 4. An approved Oregon Department of Forestry Notification is required for one or more trees harvested for sale, trade, or barter, on any non-federal lands within the State of Oregon. 5. Prior to ground disturbance an erosion control permit is required. Appropriate Best Management Practices (BMP's)for Erosion Control, in accordance with Clean Water Services' Erosion Prevention and Sediment Control Planning and Design Manual,shall be used prior to, during, and following earth disturbing activities. 6. Prior to construction, a Stormwater Connection Permit from Clean Water Services or its designee is required pursuant to Ordinance 27, Section 4.13. 7. Activities located within the 100-year floodplain shall comply with R&O 07-20, Section 5.10. 8. Removal of native, woody vegetation shall be limited to the greatest extent practicable. 9. Should final development plans differ significantly from those submitted for review by Clean Water Services,the applicant shall provide updated drawings, and if necessary, obtain a revised Service Provider Letter. SPECIAL CONDITIONS 10. The Vegetated Corridor width for sensitive areas within the project site shall be a minimum of 50 feet wide, as measured horizontally from the delineated boundary of the sensitive area. 11. For Vegetated Corridors up to 50 feet wide, the applicant shall enhance the entire Vegetated Corridor to meet or exceed good corridor condition as defined in R&O 07-20, Section 3.14.2, Table 3-3. 12. Prior to any site clearing, grading or construction, the applicant shall provide Clean Water Services with a Vegetated Corridor enhancement/restoration plan. Enhancement/restoration of the Vegetated Corridor shall be provided in accordance with R&O 07-20,Appendix A. 13. Prior to installation of plant materials, all invasive vegetation within the Vegetated Corridor shall be removed per methods described in Clean Water Services' Integrated Pest Management Plan. During removal of invasive vegetation care shall be taken to minimize impacts to existing native tree and shrub species. 14. Clean Water Services shall be notified 72 hours prior to the start and completion of enhancement/restoration activities. Enhancement/restoration activities shall comply with the guidelines provided in Landscape Requirements (R&0 07-20, Appendix A). 15. Maintenance and monitoring requirements shall comply with R&O 07-20, Section 2.11.2. If at any time during the warranty period the landscaping falls below the 80%survival level,the owner shall reinstall all deficient planting at the next appropriate planting opportunity and the two year maintenance period shall begin again from the date of replanting. Page 2 of 5 CWS File Number 1 15-002570 16. Performance assurances for the Vegetated Corridor shall comply with R&O 07-20, Section 2.06.2. 17. Clean Water Services may require an easement over the Vegetated Corridor conveying storm and surface water management to Clean Water Services or the City that would prevent the owner of the Vegetated Corridor from activities and uses inconsistent with the purpose of the corridor and any easements therein. FINAL PLANS 18. Final construction plans shall include landscape plans. In the details section of the plans, a description of the methods for removal and control of exotic species, location, distribution, condition and size of plantings, existing plants and trees to be preserved, and installation methods for plant materials is required. Plantings shall be tagged for dormant season identification and shall remain on plant material after planting for monitoring purposes. 19. A Maintenance Plan shall be included on final plans including methods, responsible party contact information, and dates (minimum two times per year, by June 1 and September 30). 20. Final construction plans shall clearly depict the location and dimensions of the sensitive area and the Vegetated Corridor(indicating good, marginal, or degraded condition). Sensitive area boundaries shall be marked in the field. This Service Provider Letter is not valid unless CWS-approved site plan is attached Please call (503) 681-3653 with any questions. Amber Wierck Environmental Plan Review Attachments (2) Page 3 of 5 CleanWater ,' Services 0111 eofnr11itrucn! It ciccar. CWS File Number15-00257.0 i fxe o if r is [ tmal b a allsh urfgr s g a e r do r a l g ate o h Sir am con do I [ {Ay I 1,009 f r hin — 1` Ludy ar are e •`j a yp 8 ` Existi ftes6da ce r g t3riva ZF 1 p ox. ac o a Es f n 9MU' a C Ere O n. 0 o u In qq nn � ,t so S IL i Legend Figure 5b,Proposed Approximate Tax Lot Proposed Development Boundary Development and Final Proposed Demolition Scaie:l inch 60 Conditions Site Plan- �', Otfsite Survey Area{200 CASCADE -L --•-a Lot Partition Line contour Intervai:2 teet West:SeCt:ion ft.) Sensitive Area-Stream .: Stream 1 Centerfine Southwest Project Site Place CWS Surveyed Streams Vegetated Corridor(52,988 Culverts Site Assessment Report sq.ft.) Data Source:ESRI,2015;Clean Water Services,2015;USGS,National Elevation DaDate:816/2015 City of Tigard, taset,2011, Oregon i� r Page 4 of 5 CWS File Number 15-002570 ..F eae (io M am ar r e a e r r a n tXISn e o e m wa 4 K G is vK t(r'4 .1 AL1 i- ti•' 1 y 4 Latin Name Nam Stan Spacing Quantity indkator € Status t„`ta fiii eV!1• �•'�Or1Jf 7v _ pseudowita At1Approvedme,nieW •0ougias Fir rontah—a d 28'}OOtoc 20 FACU Nan Water Services Shmhsand k'ns �D{- �i►Ottt[�n1ME�+r+a t.(LEJ��aa - � ewytuseornuta haxinut an or 4-5 foal oc so FACU wntalnnlxd , Symphorfur—bus —bent aAw p y mntatnanxd 4-5 loos GC 100 rACtl S,.JI L red Nowering altar t116es tanguineum 43 foaloC 60 FAct! [urrent ronlakieriaed P$ystlehurnmuniture swordfan [ontaieertxd 4.5footoc so FACU Pfryso[arpus upttaWs hfnebark [ontainerixed 4-5 font[1C so FACW ibtal 340 legend o Approximate Tax Lot Existing Driveway Vegetated Corridor Boundary W and Enhancement IP ..•` Stream i Scale;1 inArea ch=76 feet CASCADE � Vegetated Corridor/ r Enhancement Area Oc.r CWS Surveyed Streams Sensitive Area(Stream) (S Culverts Southwest 119th Place Existing Building Structures to be Removed Project Site Enhancement Plan New Structures or Utilities Data Source:ERI,2015;Clean Water Services,2415;USGS,National 8/27/2016 City of Tigard, onal Elevation pataset,2011. Oregon Page 5 of 5 CASCADE RECEIVED ENYIRONMENTAI GROUP JAN 3 0 2017 CITY UI- TIGARD Date: August 27, 2015 PLANNING/ENGINEERING Re: Southwest 119th Place Vegetated Corridor Enhancement Memo CWS File No. 15-002570 Cascade Environmental Group, LLC(CEG) has conducted a Standard Site Assessment to delineate Sensitive Areas and determine the width and condition of associated regulated Vegetated Corridors within the vicinity of the Southwest 119th Place project site(tax lot#2S110BB00100).The Standard Site Assessment was submitted to Clean Water Services (CWS) in August 2015. CWS concurred with the Assessment and it was determined that the proposed project does not encroach into Sensitive Areas or Vegetated Corridors; however,CWS requires Vegetated Corridor enhancement activities for all new development occurring in the Tualatin Basin on parcels with Sensitive Areas and/or Vegetated Corridors present(Amber Wierck; pers. comm.August 24,2015).This memorandum outlines the Vegetated Corridor Enhancement Plan for the Southwest 119th Place project site,developed in accordance with Section 3.06.2 of the Design and Construction Standards contained in Resolution&Order 07-20(R&O 07-20). The Sensitive Area, Vegetated Corridor,and proposed enhancement area is depicted on the attached Figure. Site Conditions Summary ^� A Sensitive Area(perennial stream corridor)was identified within the project parcel and the associated Vegetated Corridor width and condition was assessed in the field using CWS guidance(see attached Figure).The Sensitive Area totals 306 square feet within the project parcel.The Vegetated Corridor was determined to extend approximately 50 feet beyond the edge of Sensitive Area,except where truncated at areas of existing development per Section 3.03.3[a]of R&O 07-20,and totals 6,749 square feet(0.15 acre)within the project tax lot parcel. The Vegetated Corridor includes steep slopes(>than 25%)adjacent to the stream corridor and as well as areas 35 feet beyond the break in slope; it was assessed as degraded condition.This Sensitive Area and Vegetated Corridor extend offsite onto the neighboring parcels. Enhancement Plan Site enhancement activities will include invasive removal and planting of native trees at 18 foot on-center (OC)and native shrubs/ferns at a 4-to-5 foot OC spacing.These vegetative enhancements are intended to improve the degraded condition of this portion of the Vegetated Corridor to a good condition. Plants selected for the project vary along hydrologic tolerances(FACU to FACW)to account for the slope ascending from the edge of the stream corridor towards drier conditions,and are composed of native species found onsite. In addition to invasive species clearing prior to planting,the dense plant spacing will allow native plants to rapidly establish cover and effectively compete against invasive species re-growth within the enhancement area.Any existing native plants in the enhancement area will be preserved during the invasive clearing activities. Mulch will be applied to suppress re-growth of invasive species until native species become established. No irrigation or herbivory protection is anticipated to be needed at this site. 11 Page CASCADE ENVIRONMENTAL GROUP The stream corridor will be marked in the field to avoid impacts to Sensitive Areas during construction. No removal/fill,grading,or erosion control permits or authorizations are anticipated as necessary for this enhancement work because project work is limited to vegetation enhancements. The planting palette for the enhancement activities included below and the corresponding planting plan is attached. Common Wetland Latin Name Name Size Spacing Quantity Indicator Status Trees Pseudotsuga menziesii Douglas Fir BR or 18-foot OC 20 FACU containerized Shrubs and Ferns Corylus cornuta hazelnut BR or 4-5 foot OC 50 FACU containerized Symphoricarpos albus snowberry BR or 4-5 foot OC 100 FACU containerized Ribes sanguineum red flowering BR or 4-5 foot OC 60 FACU current containerized Polystichum munitum swordfern containerized 4-5 foot OC 50 FACU Physocarpus capitatus ninebark BR or 4-5 foot OC 60 FACW containerized Total 340 Note: FACW species to be planted within 10'of the wetted creek channel. Maintenance Assurances and Survival Standards A qualified biologist will inspect the enhancement efforts during invasive removal and plant installation to assure adequate invasive removal and plant placement have occurred. Following construction,an as-built memorandum will be submitted to CWS within 90 days.Subsequent monitoring will take place as outlined below. Site Monitoring Maintenance and plant survival monitoring of the enhancement area will be scheduled annually to demonstrate site success. Monitoring will entail site visits to inspect invasive control efforts, measure invasive plant cover,and measure planting survival for the 2 year warranty period as indicated in Table 2-2 (Landscaping and Maintenance Assurance)and in Section 2.11.2 of R&O 07-20. Plant survival will be 21 Page CASCADE ENVIRONMENTAL CROUP measured by a count of all installed plants. Maintenance will be conducted, as necessary,to control invasive species in the enhancement area. During the 2 year warranty period the enhancement site will be subjected to the plant survival and invasive cover standards described in Per Section 2.11.2 (b):the site will be subject to 80%survival of shrubs and the cover of invasive vegetation cover, including target nonnative species,to be 10%or less.The applicant will be responsible for removal of undesirable vegetation and for reinstallation of plantings to achieve the success standards. 3 � Vegetated Corridor/ Enhancement Area(6,749 sq.ft;0.15 ac.) to Stream corridor Vegetated Corridor truncated at existing 306 sq: development and improved roadways per Section 3.03.3[a]of R&O 07-20 I I r,. �' �° pIIIIIVVVVVjIV�llllll Wetland Common Latin Name Name Size Spacing Quantity Indicator Status Trees 1 ` Pseudotsuga BR or 8t$ Douglas Fir 18-foot OC 20 FACU menziesii containerized Shrubs and Ferns Corylus cornuta hazelnut BR or 4-5 foot OC 50 FACU �z' containerized BR or Symphoricarpos albus snowberry containerized 4-5 foot OC 100 FACU red flowering BR or Ribes sanguineum 4-5 foot OC 60 FACU current containerized t Polystichum munitum swordfern containerized 4-5 foot OC 50 FACU BR or Physocarpus capitatus ninebark containerized 4-5 foot OC 60 FACW Total 340 19th oF' Legend Vegetated Corridor Approximate Tax Lot ® Existing Driveway ® and Enhancement Boundary Stream 1 Scale:1 inch=75 feet Area C A S C A D E Vegetated Corridor/ a""`"' Enhancement Area ti CWS Surveyed Streams Southwest 119th Place Sensitive Area(Stream) ® Culverts Project Site Existing Building Structures to be Removed Enhancement Plan New Structures or Utilities FDat:78/27/2015: City of Tigard, Data Source:ESRI,2015;Clean Water Services,2015;USGS,National Elevation Dataset,2011. Oregon CLEAR VISION FOR 14059 SW 119TH PL. TIGARD OR NW 1/4 SEC. 10, i.2S., RIWE,. W•M WASNiNGTON COUNTY. UPEGON 6Y. RSG ENGINEERINC CO. 16802 NE 152NO AVE i ORUSHPRAIRIE, WA 98606 503-380-8179 �, owm LgaY ajwm �.I• VI, 6- I as Ma lr m t wfi ins i [ R u arse smu x�.are m It. eW , CRAI''NIc RCAtE �'� ' 11 poll [aq.la w I i�'h r f EEIE C i 1Y G9=TIGARD `�. oNNlN!G/F !GlNEERJN RECEIVED ('11"I ')F I AGARD SIGHT DISTANCE CERTIFICATE ?TANNING/ENGINEERING FOR 14059 SW 119TH PL Using Topcone 211 D Total Station, setting the instrument 10 feet off of curb line (SW 119th PI), on center of future driveway with the height of instrument 3.5 feet, and height of the rod 4.25 feet (per approved Site Distance Calculation), I found: No obstruction south on 119th PI for 284 feet, as depicted on the attached sketch. No obstruction north on SW Gaarde St. for 187 feet, as depicted on the attached sketch. Even if is less than 250 feet, it is a "T" intersection and is further as we need. RSG ENGINEERING CO. RICHARD S. GEORGESCU P.E. PR 9482 p la ,� OREC,�JN �, I RMLSweb-RMLSweb map http://www.nnlsweb.comN2/map3/mapolg.asp?vmode=S&misn=14... RMLSweb Map ' c ► Z (� \ r"L- l�{ ��c.� Ln C...� rJ(,k Address:14059 SW 119TH PL,Tigard,OR 97224 RECEIVED TIGAR PLANNING. NGINEERING rn �n 12001 o ., r'. 131t Q 1199 Ares.5921 sglt aa.as n SW 120th PI 25 feet t ©RMLSTM 2017.ALL RIGHTS RESERVED INFORMATION NOT GUARANTEED AND SHOULD BE VERIFIED. 1 M'l Mn 1'7 A.An •�. David D. Hunter,Consulting Arborist 9/10/2016 Prc j ect Name: 14059 S W I 19 h Place Tigard, OR 97223 R E I V Edward Peters Atrium Homes 503-7064709 Oregon realtor'rij ahoo.com CITY OF TIGARD PLANNING/ENGINEERING Here is the Tree Identification and Report for 14059 SW 119th Place Tigard, OR 97223. This document is for use the meeting City of Tigard Urban Forestry Plan Standards/ codes. The site map shows the location of the trees. Tree Identification Common Name Scientific Name Stone Pine Pinus pinea White pine Pinus monticola Atlas cedar Cedrus atlantica Eastern red cedar Juniperus virginiana Hemlock Tsuga heterophylla Japanese maple Acer palmatum Douglas fir Pseudotsuga menziesii Giant sequoia Sequoiadendron sempervirons Engelmann spruce Picea engelmannii Locust Robinia viscosa Tulip tree Liriodendra tulipifera Coast redwood ,Sequoia sempervirons The tree inventory is on an attached spread sheet, for the tree conditions,DBH and condition rating. Site map is utilized with tree marked onto existing map. The trees are in the open, been planted,are not heritage trees. DBH:This is a measurement of tree diameter at breast height,a standard measurement taken at 4.5 feet above ground. Condition Good: Trees rated as good are in apparent good health and appear structurally sound. No apparent problems or immediate concerns. Fair: Trees rated as fair are in a state of decline. It can be possible to remedy some of the trees' problems,but the fact is,once tree decline starts it is difficult to remove/remedy all aspects of the tree decline. Poor: Trees rated as poor are in poor health or have structural problems that it difficult,if not impractical to save the tree.Removal is recommended. Dead: These trees are dead and may pose an immediate risk due to the extent of decay in the main trunk, stem or larger branching. See hazardous. DDH/16-499 Visual Tree Assessment Report 1 David D. Hunter,Consulting Arborist 9/10/2016 Project Name: 14059 SW 119t' Place Tigard, OR 97223 Hazardous:Trees rated as hazardous are not in good shape either structurally or health condition. Some of the hazards can be taken care of by proper pruning, if practical. Usually,REMOVAL IS RECOMMENDED as soon as possible to avoid injury to life or property. Trees that are in poor health usually have a low landscape value or even a negative value. The mitigation value for these trees should be similar value of low or none. I inspected the site on September 7,2016. Observations and conclusions are as of that date. Recommendations Follow the Guidelines for the Protection of Trees in Construction Sites if required by the City of Tigard during site development.A tree protection plan can be developed if required. Conclusion The project will have impact upon some the trees. The conditions of most of the trees are in fair condition. I do see a need for tree protection plan on this project but small area of fencing needed. Certification I certify that all the statements in the foregoing report and tree survey are correct to the best of my knowledge,and are made in good faith. --------------- --. David D.Hunter,Consulting Arborist American Society of Consulting Arborists—Registered Consulting Arborist#408 USFS Trained in Tree Risk Assessment and Forest Diseases ISA Certified Arborist#PN-1068A ISA Tree Risk Assessor Qualified Professional Forester/Professional Plant Appraiser D. David David D.Hunter, Consulting Arborist PO Box 324 l :� Forest Grove, OR 97116-0324 503-319-0380 www.davidhunterarborist.com ddht,nterarboristr aol.com DDH116-499 Visual Tree Assessment Report 2 David D. Hunter,Consulting Arborist 9/10/2016 Project Name: 14059 SW 119"' Place Tigard, OR 97223 Urban Forestry Plan as per Appendix 9: Tree Canopy Fee Calculation(if ap hn 'cable) If the percentages of effective tree canopy cover is less than the applicable percentage for the overall development: I. Find the required feet squared of tree canopy. 17,072—2,791 = 14,281 (Overall development site area)X(Standard required%)40% 2. Find the feet squared of tree canopy the development is short: 0 3. Find the value of tree canopy: (PNW ISA wholesale medium cost for a 3"deciduous tree in the Willamette Valley)divided by 59. $ 174.00/59=$0.00 4. Find the required tree canopy fee: (Amount of 4 2 from above)X 4 3 from above. 0 X$ 2.9491525 =$ 0.00 Signature of Approval I hereby attest that: 1. The Tree Preservation and Removal site plan meets all of the requirements in Section 10. Part 1 of the Urban Forestry Manual; 2. The Tree Canopy site plan meets al of the requirements in Section 10,Part 2 of the Urban Forestry Manual; 3, The Supplemental Report meets all of the requirements in Section 10,Part 3 of the Urban Forestry M al. David D. Hunter Date . -k , yi µw .1p«y frr DDH/16-499 Visual Tree Assessment Report 3 FrUNMED FLAT FOR MM OW IRTH PL.7M AM OR NW 1/4 SEC. 10, MOL, t IWF,, VA, WASKNUTON tI]LINry., CREQN RM EN EENN6 GM16MI I&W AVE RWSW PRARE; WA Moo GGRAMC scmz 503-38D-8179 � r lu S NN8D W MAr 21 DEEM Ti7trAL AREA 27AN SQ FT. Ld cm AFRWEA MAN 97,411 SM FT MM. HOUSE 5 �^ aL1a" k. lu AIMA Fr '� i 171.18' :� - •, _ 1 c.1,,ivv David D.Hunter,Registered Consulting Arborist#408 1 Project Name: 14059 SW 119 Place Tigard, Oregon 97223 September 10,2016 Guidelines for Protection of Trees on Construction Sites To preserve certain mature trees within a construction site some precautions must be taken to assure that neither the trunk,limbs,nor root system of the tree are excessively damaged. The root system of a tree is the most vital,the most delicate part of the plant, and the most easily damaged. The root system extends far from the trunk,often beyond the drip line of a tree. The fine absorbing roots, those that collect water and nutrients for the tree,are located primarily within the top eight to twelve inches of the soil. The roots and soil in this surface layer must be protected from injury. Any encroachment,disturbance,or compaction of the soil around the tree will damage or destroy the fine absorbing roots. Injury caused by cutting,crushing, suffocation, poisoning,or moisture stress by inundation or dehydration can result in the death of the tree. Injuries caused during construction projects may not be finally apparent for many years after completion of the project,but can ultimately kill the tree. The following guidelines are minimum standards recommended for the preservation of trees. These guidelines should be incorporated in construction contracts,and details made available to all parties involved with the work on the site, including equipment operators. .� Other guidelines and protective measures may also be appropriate,in addition to those listed below. I. Protection Barrier: A protection barrier shall be installed around the tree or trees to be preserved. The barrier shall be constructed of durable fencing material such as chain-link fencing. This project: the fencing should be chain-link fencing. The barrier shall be placed as far from the base of the tree(s)as possible,preferably at the drip-line. The fencing shall be maintained in good repair throughout the duration of the project, and shall not be removed, relocated,or encroached upon without permission of the arborist involved. There shall be signing on the fencing stating who the project site arborist is and a contact phone number(David D. Hunter, Consulting Arborist 503-319-0380),and that no encroachment occurs without the written consent of the project arborist. 2. Storage of Materials: There shall be NO storage of materials or supplies of any kind within the protection barriers. Concrete and cement materials,block, stone, sand,and soil shall NOT be placed within the drip-line of the tree. 3. Fuel Storage:Fuel storage shall NOT be permitted within 150 feet of any tree to be preserved. Refueling,servicing, and maintenance of equipment and machinery shall NOT be permitted within 150 feet of protected trees. 4. Debris and Waste Materials: Debris and waste from construction or other activities shall NOT be permitted within the protected areas. Wash-down of concrete or cement handling equipment,in particular, shall NOT be permitted within 150 feet of protected trees. DDH/16-499 Tree Protection Guidelines and CunStruction Sequence David D.Hunter,Registered Consulting Arborist#408 2 Project Name: 14059 SW 119 Place Tigard, Oregon 97223 September 10,2016 5. Grade Changes: Grade changes can be particularly damaging to trees. Even as little as two inches of fill can cause the death of a tree. Lowering the grade can destroy major portions of a root system.Any grade changes proposed should be approved by an International Society of Arboriculture (ISA) Certified Arborist(CA) or a Registered Consulting Arborist(RCA)of the American Society of Consulting Arborists(ASCA)before construction begins,and precautions taken to mitigate potential injuries to trees attempting to preserve. 6. Damages: Any damages or injuries to the trees should be reported to the project arborist as soon as possible. Severed roots shall be pruned cleanly to healthy tissue, using proper pruning tools. Broken branches or limbs shall be pruned according to International Society of Arboriculture (ISA) Pruning Guidelines and ANSI A-300 Pruning Standards. 7. Preventative Measures: Before construction begins,fertilization of the affected trees is recommended to improve the tree vigor and health. Soil analysis testing should be completed to assure fertilization with appropriate fertilization products. Pruning of the tree canopies and branches should be done at the direction of the project arborist to remove any dead or broken branches, and to provide the necessary clearance for construction equipment. ASSUMPTIONS AND LIMITING CONDITIONS I. Any legal description provided to the consultant is assumed to be correct.Any titles and ownership's to any property are assumed to be good and marketable.No responsibility is assumed for matters legal in character. Any and all property is appraised or evaluated as though free and clear, under responsible ownership and competent management. 2. It is assumed that any property is not in violation of any applicable codes, ordinances, statutes, or other governmental regulations. 3. Care has been taken to obtain all information from reliable sources. All data has been verified insofar as possible;however,the consultant can neither guarantee nor be responsible for the accuracy of information provided by others. 4. The consultant shall not be required to give testimony or to attend court by reason of this report,unless subsequent contractual arrangements are made, including payment of an additional fee for such services described in the fee schedule and contract of engagement. 5. Loss or alteration of any of this report invalidates the entire report. 6. Possession of this report or a copy thereof does not imply right of publication or use for any other than the person to whore it is addressed, without the prior expressed written or verbal consent of the consultant/appraiser. 7. Neither all nor any part of the contents of this report,nor copy thereof,shall be conveyed by anyone, including the client,to the public through advertising,public relations,news, sales,or other media,without the prior expressed written or verbal consent of the consultant/appraiser—particularly as to value conclusions, identity of the consultant/appraiser, or any reference to any professional society or institute or to any installed designation, conferred upon the consultant/appraiser as stated in his qualifications. DDHA 6-499 Tree Protection Guidelines and Construction Sequence David D.Hunter,Registered Consulting Arborist#408 3 Project Name: 14059 SW 119 Place Tigard, Oregon 97223 September 10,2016 Construction Sequence 1. Before: Before work is started, the tree protection fencing must be installed, with guidance of the project arborist.Any pruning to avoid conflict with the fencing can be done by the project arborist during installation.Fencing shall be signed with project arborist and/or city arborist contact information. Signing shall face out toward work area. 2. During: The tree protection plan is to save the adjacent trees in the project area, and to have as little impact as possible. Any pruning or removals should follow the Guidelines for the Protection of Trees on Construction Sites must be followed. Large roots over 2"diameter should be dug under or around instead of shear cutting with equipment. If larger roots must be cut the Guidelines must be followed. The project arborist will be notified of the cutting of larger roots over 2" of diameter. Project arborist can be on site, with reasonable notice,to be able to aid in the pruning of tree limbs or roots. Project arborist will write report(s)to document tree protection work done. 3. After: Project arborist to verify that tree protection standards were met as pertaining to the Guidelines for the Protection of Trees,and write report as needed to document results. David D. Hunter,ASCA Registered Consulting Arborist#408 PO Box 324 Forest Grove, OR 97116 USFS Tree Risk Assessor Trained ISA Tree Risk Assessor Qualified ISA Certified Arborist#PN-1068A _ PNW ISA Certified Tree Risk Assessor#0150 Professional Forester l a Professional Plant Appraiser ' Cell: 503-319-03801 Email: ddhimterarborist-i+-;aol.com Web: wv \-.daNidhunterarborist.com DDH/16-499 Tree Protection Guidelines and Construction Sequence Qualified Street Trees Tag# Species Common Name DBH Av. Canopy Area Open/Stand 1 Magnolia salicifolia Magnolia 2 78.5 open 2 Prunus serrulata Cherry 7 78.5 open 4 Pseudotsuga menziesii Douglas fir 3 78.5 open 5 Pseudotsuga menziesii Douglas fir 3 78.5 open 8 Tsuga hetrophylla Hemlock 4 314 open 9 Tsuga hetrophylla Hemlock 7 314 open 10 Tsuga hetrophylla Hemlock 2 78.5 open Canopy Coverage PARCEL 1 Tag# Species Common Name DBH Av. Canopy Area Open/Stand 1 Juniperus viginiana Eastern red cedar 10 314 open 2 Pinus monticola White pine 14 706.5 open 3 Pseudotsuga menziesii Douglas fir 13 706.5 open 18 Pseudotsuga menziesii Douglas fir 28 1962.5 open 19 Liriodendra tulipfera Tulip tree 30 1962.5 open 20 Pseudotsuga menziesii Douglas fir 39 1962.5 open 21 Sequoia sempervirens Coast redwood 36 1962.5 open 22 Tsuga hetrophylla Hemlock 8 314 open 23 Cedrus atlantica Atlas cedar 32 1256 open Total Canopy 11147 % Canopy Cover 64% PARCEL 2 Tag# Species Common Name DBH Av. Canopy Area Open/Stand 8 Picea engelmannii Engelmann spruce 10 314 open 12 Acer palmatum Japanese maple 8 1256 open 13 Pseudotsuga menziesii Douglas fir 8 314 open 14 Robinia viscosa locust 17 706.5 open 15 Cedrus atlantica Atlas cedar 13 200.96 open 16 Pinus pinea Stone pine 25 706.5 open 17 Picea engelmannii Engelmann spruce 17 706.5 open Total Canopy 4204.46 % Canopy Cover 41% TOTAL SITE Total Canopy 15351.46 % Canopy Cover 56% i Urban Forestry Plan-Tree Inventory.xls Tag#Species Common Name DBH Av. Canopy Area Open/Stand Herita a Condition Rating# Comments Remove x=yes 1 Juniperus viginiana Eastern red cedar 10 314 open no 2 3 stems at ground 2 Pinus monticola White pine 14 706.5 open no 2 3 Pseudotsuga menziesii Douglas fir 13 706.5 open no 2 4 Acer palmatum Japanese maple 8 1256 open no 2 x 5 Pseudotsuga menziesii Douglas fir 12 314 open no 2 x 6 Picea engelmannii Engelmann spruce 9 314 open no 2 x 7 Picea engelmannii Engelmann spruce 8 314 open no 2 x 8 Picea engelmannii Engelmann spruce 10 314 open no 2 9 Picea engelmannii Engelmann spruce 8 314 open no 1 x 10 Sequoiadendron sempervirons Giant sequoia 8 200.96 open no 2 x 11 Acer palmatum Japanese maple 6 78.5 open no 2 remove or move x 12 Acer palmatum Japanese maple 8 1256 open no 2 13 Pseudotsuga menziesii Douglas fir 8 314 open no 2 14 Robinia viscosa locust 17 706.5 open no 2 15 Cedrus atlantica Atlas cedar 13 200.96 open no 2 16 Pinus pinea Stone pine 25 706.5 open no 2 17 Picea engelmannii Engelmann spruce 17 706.5 open no 2 18 Pseudotsuga menziesii Douglas fir 28 1962.5 open no 2 19 Liriodendra tulipfera Tulip tree 30 1962.5 open no 2 20 Pseudotsuga menziesii Douglas fir 39 1962.5 open no 2 21 Sequoia sempervirens Coast redwood 36 1962.5 open no 2 22 Tsuga hetrophylla Hemlock 8 314 open no 2 23 Cedrus atlantica Atlas cedar 32 1256 open no 2 Prepared by David D. Hunter, RCA#408 3/15/2017 Page 1 PROPOSE© PLAT FOR 14059 SW 119TH PL. HARD OR NW 1/4 SEC. 10, T.2S., R1WE., W.M. WASHINGTON COUNTY, OREGON R E C E V E By ja N a RSG ENGINEERING CO. 16802 NE 152ND AVE CITY OF TIGARD BRUSH PRAIRIE, WA 98606 GRAPHIC SCALE PLANNING'/ENGINEERING 503-380-6179 30 0 TS 30 60 120 { IN FEET 1 inch = 30 ft, S.W. CAARDE ST. EXTG CURB Li N89'19'05"W NSVT 15.00' 4' ' AREA LOT 1 e y17,411 SQ. FT t to G " I 32 3, 56.76' EKTG. HOUSE � A-LOT 2 10,439 S T DEED TOTAL AREA 1� 27,858 SO, FT. 3� S89.59156"w !" '�` 186.09' ---" -' SITE PLAN FOR 14059 SW 119TH PL. TIGARD OR. PARTITION LOCATED IN THE N.W. 114 SECTION 10, T.2S., R.1 W., W.M., CITY OF TIGARD, WASHINGTON COUNTY, OREGON JANUARY 20, 2017 SCALE 1"=30' PLANNING FILE NO. SHEET 1 OF 2 ZNORTH LINE,SECTION 10, 12S RIW,W.M. 7.00 FEET NORTH OF AND PARALLEL WITH MONUMENTED CENTERLINE OF SW CAARDE STREET (COUNTY ROAD NO,411) PER SN 30047 HELD MB N 89'5855 f OLD CENTERLINE n N 895855"E(N 8970'00"E(SI)) 50215' N 7.00' 155.81' W 126.12' - NEW CENTERLINE 180.20" 120.00" 2D.00' W r�x 28I 95' (2B1.84'(SI)) ^ ^ zoo,— 'G"rr 2' N 89'58'55"E(N 8970'00"E(Si)) 306.30' o N HELD FOLD/e"AR W/YPC g FD 5/B"IR W/IPC HELD O $. 120.00'(120.00'(52)) I nI OS"W 3.00' 186.JO'(186 J4(S?)) r9, h "EMERAO DESIGN" 'EMERlO DESIGN" MB h g�i g HANDR NB9'S8'55 E GAARDE STREET a N W. - $ °U P2 2 - COUNTY ROAD 411 '� 21961" N 89'5855"E 96.97' ; u 20.0 'K^ � 17.99' 0 B "Dl)) l 1,00' HELD S 00101'05"E 300' Fr' N 003950"E 1.00 HELD FOR LINE 51 INDICATES BS SET Y S 00'44'25'W.012' e'ouenc s. 3 M) 0 31 a p 31 TRACT "A" M LEGEND: RCE L 1 •� O SET 5/8"x 30"IRON ROD W/RED 17,326 S.F. PLASTIC CAP SCRIBED"CENTERLINE CONCEPTS' LEGETATION CORRIDOR 3 DN_ 2017 DOCUMENT NO. EASEMENT FOR WE 2015-024512 BENEFIT OF PARCEL 2 0 • FOUND MONUMENT AS NOTED • 764" N N ■ FOUND 5/8"IRON RODW/RED PLASC R\pG CAP SCR/BED WLMC LS 808" 2, FROM"REDWOOD WSTA"UNLESS OTH£RWSE NOTED N 8958'05"E f]i A FOUND 5/8"IRON ROD W/YELLOW PLASTIC `\ CAP SCRIBED"CITY OF RGARD" O CORRIDOR y. FROM SN JW47 BENEFIFITNOF P TME Tuns _ —s—PUBLIC SEWER PRS HEL r OR WAMR NETWORK LlN q N PARCEL sM A WATER NE S 00 950 .17' 8 32 e. PUE N e 52 32 LOT 28 Z D EL X FOUND BRASS SCREW W/3/4"BRASS WASHER ^(�" 32 HELD SCRIBED"CITYTIGARD" � H D FD IN P1 FROM SN 30047? 4.BO'(Pi)) ocx W OU ()-RECORD DISTANCES R BEARINGS 24.9Y 1 15. 171. IR=IRON ROD IP=IRON PIPE 9.64'(89.49'(Pl)) 7 FD-FOUND W/=WITH 186.07' (186 09'(S2)) OD• IPC-YELLOW PLASTIC CAP Ni958'05"W (S 8958'05"W 211.00"(Pi)) 211.0," i. R/W=RIGHT OF WAY 6,WOW SN-SURYEY NUMBER BASIS OF BEARINGS WASHINGTON CCUNTY SURVEY RECORDS ' FENCE ONLINE B" S.F.=SWARE FEET ' INITIAL 65=BRASS SCREW W WN TRACT "E" POINT -ORIGIN UNKNO LOT 6 HELD MB=IN MONUMENT BON LOT J HE CORNER PI=PLAT OF"REDWOOD VISTA" P OF LOT 8, W P2=PLAT OF"MEDALLION MEADOWS" S/=SN J0047 LOT 8 N 52=SN 19672 Di-DOCUMENT NO.2001-115250 PUE=PUBLIC URLITY EASEMENT PER DOCUMENT N0.99-009391 LOT 29 Z N > J\5lP 1 z u;E ' p�o�pD �� AN g >>1,� FD 5/8"IR f_ ' 1 W/2"ALUMINUM CAP GRAPHIC SCALE THE LOCATION AND DIMENSIONS OF(LL 09 EC 5 I PI kI ( I i`, f)1 !)GAR ]S 3 15 30 60 CONSTRUCTED IN OR A IME GR G O STRVCNRARE �.! S I l 1 I I l INCLUDING PAVED AREAS,END-AB ON THE SITE ARE .,�I � �I�� ACCURATELY SHOWN AND LABELED ON IRIS �'� SUPPLEMENTAL 6URVEY. 11N FEET 1/NCH=30FT PARTITION PLAT NO. 2017- PAR7I7I0N LOCATED IN THE Nr W. 114 SECTION 10, T.2R,R.M. W.M., CITY OF TIGARD, WASHINGTON COUNTY, OREGON JANUARY 20, 2017 SCALE 1'=30' PLANNING FILE NO. SHEET 1 OF 2 100FITNORTHDOF ANO PARALLEL W sUa>LEUErvrAL MONUMEN 2D CENTERLINE DF SW—RCE STREET (cDD11 ROAD NO Ili) PER SN J004> �rr �fLD B � N 895 OLD CEN IERLINE 119 _ N 8958'Ss E(N BN 8958'55(1126 — _ — NEW C E 508020. _ _ -^ '_ o _ — — llll vin w (2e1 e4'rsr)) '^l 12 \ wcEN rERUNE � -�I:uoO' 1,^o u0' Hv HELD mg "E(N B910'00'E(51)) \ ___ ___BJJ' g HfLO MB 1) h 1200(rso o0'(S2)) -o N 0091'0.5'W A 1 CLONI Ja isz)) —�„R, n'a FD s/B'IR n%YPc N ort 8 o HAND anrL .-C DESON" _ GAARDE STREET C 11 L COLWTY 1OAD 411 N • r wn�. U PT OLSIGN"� N 89585"5E 9692' 1139' 0' 80.8(1(B 4'(0111 090'1 SSC I vKv o0ro1"os'E Joos L ,F' 0')9'50"E 100�� ELD FOR TINE 2196/ St IND-LES IS SET vcr^^ll -�_E S 0'44'25"W—'I LEGEND.' of �gT.M1, m SET 5/",10"IRON 11 W,A REO w cvax/ m PLASr1C CAP SCRIBED"2OEN1ERtlNE CONCEPTS" q TIL—✓ r ON__ ______. IKACT"A" o� a PARCEL 1 •FOUND MDNUMENr AS NorED m 1500 .526 SF 5 ■FOUND 5/�8'IR �-1 WB��EO PLASr1C LECETARDN CORRIDLR, fl JJ 7' [D DOCUMENT NO W EASEMENT FOR rH a LFROMS RECO-TA'UNLESS OTHERWrSE NOTED 2015-024512 BLNCCI a PAIII 2 A FOUND'/r'.ROO,/YELLOW PLA,,, >6A CAP SCRIBED'LITI OF riGARO" 11 FROM SN 1047 x FOUND BRASS SCREW J/4'BRASS wasrrLR P9'SB"Os"E 11 15" SCRIBED"CITY OF DGARD `\ FROM SN)004' \�G�O\V cv =I O E EMETN �RRIHE R I 1 J_RECORD DISTANCES @BEARINGS b aC 1 PE PR M LINE I PARCEL 2 FPw-i"LED RLAsn�CCAP !0.312 SF pIGHr OF WAY 5 0 9 SO"W D I 8 e B 0"PUE—a �, - 5N=SURIEI NUMBER 2 > C O' O' wASHINcroN couNn SURVEY afcoROs LOT ZB .Dr 2 / rrCv ELL v BS-PRSF ASSRREEr SCREW ttt��HELD GM UNKNOWN HE[ �(24 BO'(PI))I \ °°E'^ OL IN Pi __IN MONUMENT BOX NSIA' _ -2 l'- 1 r 771.OY - ""A""'MEADOWS" OD P2 - r 51 11—41 1' (18609'(52)) i 52=DN IME r $893805^W 1(S 893805 W 2/l 0'(P1)) 211.08 100' PUE=PUPLIC'D rILOlTY 99 SEMENSPER FENCE ONLINE SA;S OF BEARINGS ^Bv DOCUMENT 'I TRACT rrE' WR�T LOT 6 OF CORNER EANED AN 14 REGISTERED LOT 7 core.Pr PROFESSIO LOT 8 LAND SU R 8 LOT 29 �F LYG3BOLDEN Q w occENaE ,zo,E Ew GRAPHIC SCALE P� ��`"l"°M `A'1 r TIE 11 1'E"Ill 11 isaCENTERLINE CONCEPTS rR°,J u`aESF. 1111_A1. oN LAND SURVEYING,INC. grLur+ suRtt[xtwrAL sua�ty T", "9376 MOLALLA AVE,SUITE 120 (INfee/) OREGON CITY,OREGON 97045 (INCH=mpT PHONE 503 650 D188 FAX LOTTED M\PROJECTS\ATRIUM HOMES-119tH PL-SW \wq P TO �-IVED CITY G6=TIG.' RD "LANNIiNG/ENGINEERING PRE - APPLICATION CONFERENCE NOTES CITY OF TIGARD PRE-APPLICATION CONFERENCE NOTES (Pre-Application Meeting Notes are Valid for Six (6) Months) PRE-APP2016-00014 PRE-APP.MTG.DATE: March 1.2016 STAFF AT PRE-APP.: GBP,Greg Berry _ - __ - _- -_ __ - _- _ --- - RESIDENTIAL APPLICANT:Atrium Homes LLC AGENT: Edward Peters 503-706-4709 Phone: 503-209-0544 Email: atrium—homes@yahoo.com PROPERTY LOCATION: ADDRESS/GENERAL LOCATION: 14059 SW 119`" Place TAX MAP(S)/LOT#(S): 2S110BB00100 NECESSARY APPLICATIONS: Land Partition PROPOSAL DESCRIPTION: 2-lot partition of 0.63 acre parcel,keeping and expanding the existing home. OMPREHENSIVE PLAN AP DESIGNATION: Low Density Residential ZONING MAP DESIGNATION: R-4.5 Low Density Residential ZONING DISTRICT DIMENSIONAL REQUIREMENTS (Refer to Code Section 18. 510) MINIMUM LOT SIZE: 7.500 sq. ft. Average Min. lot width: 50 ft. Max. building height: 30 ft. MAIXIMUM SITE COVERAGE: n a % Minimum landscaped or natural vegetation area: n a %. Setbacks: Front 20 ft. Side 5 ft. Rear 15 ft. Corner 20 ft. from street GARAGES: 20 ft. ❑ NEIGHBORHOOD MEETING (Refer to the Neighborhood Meeting Handout) THE APPLICANT SHALL NOTIFY ALL PROPERTY OWNERS WITHIN 500 FEET, INTERESTED PARTIES, AND THE CITY OF TIGARD PLANNING DIVISION of their proposal. A minimum of two (2) weeks between the mailing date and the meeting date is required. Please review the Land Use Notification handout concerning site posting and the meeting notice. Meeting is to be held prior to submitting your a1212lication 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_lpphcation/Planning Division Section ® 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 f-- 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 per unit Minimum access width: 15 feet. Minimum pavement width: 10 feet. ❑ 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 at— of the developable land by the minimum number of square feet required per dwelling unit as specified by applicable zoning designation. Net development area is calculated by subtracting the following land area`(sf from the total site area: All sensitive lands areas including: i' Land within the 100-year floodplain; Slopes exceeding 25%; Y Drainageway s;and y Wetlands for the R-1,R-2,R-3.5,R-4.5 and R-7 zoning districts. Public right-of-way dedication: i► Single-family allocate 20% of gross acres for public facilities;or y 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 for private 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. (15%) for public right-of-way NET: 34,848 square feet NET: 37,026 square feet - 3,050 (minimum lot areal - minimum lot areal 11.4 Units Per Acre (maximum) = 12.1 Units Per Acre (maximum) CITE'OF TIGARD Pre-Application Conference Notes Page 2 of 8 Residential Application/Planning Division Section 0 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. ➢ 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'/a STORIES or 25 feet,whichever is less in most zones; 2'/z 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 .--1 evergreen trees and shrubs and must also achieve a balance between vertical and horizontal plantings. Site obscuring screens or fences may also be required; these are often advisable even if not required by the Code. The required buffer areas may only be occupied by vegetation, fences, utilities, and walkways. Additional information on required buffer area materials and sizes may be found in the Development Code. The ESTIMATED REQUIRED BUFFERS applicable to your proposal area is: Buffer Level along north boundary. Buffer Level along east boundary. Buffer Level along south boundary. Buffer Level along west boundary. SIGHT OBSCURING SCREENING IS REQUIRED ALONG: ® STREET TREES & PARKING LOT TREES (Refer to Code Chapters 18.745 and 18.765) STREET TREES SHALL BE REQUIRED AS PART OF THE APPROVAL PROCESS FOR A CONDITIONAL USE (TYPE III), DOWNTOWN DESIGN REVIEW (TYPE II & III), MINOR LAND PARTITION (T YTE II), PLANNED DEVELOPMENT (TYPE III), SITE DEVELOPMENT REVIEW (17YPE 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. ❑ 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 CITY OF TIGARD Pre-.application Conference Notes Page 3 of 8 Residential Application/Planimg Dn ision Section 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. r' Single-family............ Requires: One (1) off-street parking space per dwelling unit;and One (1) space per unit less than 500 square feet. Multiple-family.........Requires: 1.25 spaces per unit for 1 bedroom; 1.5 spaces per unit for 2 bedrooms;and 1.75 spaces per unit for 3 bedrooms. Multi-family dwelling units with more than ten (10) required spaces shall provide parking for the use of guests and shall consist of 15%of the total required parking. NO MORE THAN 50% OF REQUIRED SPACES MAY BE DESIGNATED AND/OR DIMENSIONED AS COMPACT SPACES. Parking stalls shall be dimensioned as follows: Standard parking space dimensions: 8 feet. 6 inches X 18 feet, 6 inches. Compact parking space dimensions: 7 feet. 6 inches 116 feet, 6 inches. Handicapped parking: All parking areas shall provide appropriately located and dimensioned disabled person parking spaces. The minimum number of disabled person parking spaces to be provided, as well as the parking stall dimensions, are mandated by the Americans with Disabilities Act (ADA). A handout is available upon request. A handicapped parking space symbol shall be painted on the parking space surface and an appropriate sign shall be posted. ❑ BICYCLE RACKS (Refer to Code Section 18.765) 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 Fir 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 responsibili1y 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 RESIDENTIAL RELATED DEVELOPMENT IS EXEMPT. ❑ STEEP SLOPES (Refer to Code Section 18.775.070.C) When STEEP SLOPES exist,prior to issuance of a filial order, a geotechnical report must be submitted which addresses the approval standards of the Tigard Community Development Code Section 18.775.080.C. The report shall be based upon field exploration and investigation and shall include specific recommendations for achieving the requirements of Section 18.775.080.C. ® CLEANWATER SERVICES (CWS) 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. CITY OF TIGARD Pre-_application Conference Notes Page 4 of 8 Residential Application/Planning Division Scchon ❑ 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 Siggnn 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 FOLLWING TYPES OF DEVELOPMENT: Conditional Use (Type II1);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 11); 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% and 15% or arry lot or tract (Refer to Atfpendix 2-6 in Urban Forestry Manual for a list of trees with mature canobv cover 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 tree preservation and removal site plan standards in Section 10,part 1 of the Urban Forestry Manual; - Meet tree canopy site plan standards in Section 10,part 2 of the Urban Forestry Manual; and - Meet supplemental report standards in Section 10,part 3 of the Urban Forestry Manual. TREE CANOPY FEE. If the effective percentage of tree canopy cover cannot be met, the applicant shall 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 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: 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 CITY OF TIG_yRD Pre-Application Conference Notes Page 5 of 8 Residential Application/Planning Division Section 200 feet surrounding and adjacent to the proposed land division. Identify existing or proposed bus routes, pullouts or other transit facilities, bicycle routes and pedestrian facilities on or within 500 feet of the site. Where necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed. lk . ® ADDITIONAL LOT DIMENSIONAL REQUIREMENTS (Refer to Code Section 18.810.060) MINIMUM LOT FRONTAGE: 25 feet unless lot is created through the minor land partition process. Lots created as part of a partition must have a minimum of 15 feet of frontage or have a minimum 15-foot wide access easement. The DEPTH OF ALL LOTS SHALL NOT EXCEED 2t/2 TIMES THE AVERAGE WIDTH, unless the parcel is less than 11/2 times the minimum lot size of the applicable zoning district. ® BLOCKS (Refer to Code Section 18.810.040) The perimeter of BLOCKS FORAIED 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 Ll 18.330(Conditional Use) ❑ 18.620(Tigard Triangle Design Q 18.760(Nonconforming Situations) Standards) Q 18.340(Director's Interpretation) II 18.630(Washington Square Regional 18.765 (Off-Street Parking/Loading Center) Requirements) 18.350(Planned Development) ❑ 18.640(Durham Quarry Design ❑ 18.775(Sensitive Lands Review) Standards) 18.360(Site Development Review) 18.705(_-access/Egress/Circulation) ❑ 18.780(Signs) Q 18.370(Variances/Adjustments) 0 18.710(-accessory Residential Units) ❑ 18.785(Temporary Use Permits) 18.380(Zoning Alap/Text 18.715(Density Computations) 18.790(Urban Forestry Plan) Amendments) 18.385(Miscellaneous Permits) ❑ 18.720(Design Compatibility 18.795(Visual Clearance.-areas) Standards) 18.390(Decision Making II 18.725(Environmental Performance ❑ 18.798 (Wireless Communication Procedures/Impact Study) Standards) Facilities) 18.410(Lot Line_-adjustments) ❑ 18.730(Exceptions To Development 18.810 (Street & Utility Improvement Standards) Standards) 18.420(Land Partitions) F] 18.740(Historic Overlay) 18.430(Subdivisions) ❑ 18.742(Home Occupation Permits) 18.510(Residential Zoning Districts) 18.745(Landscaping&Screening Standards) Q 18.520(Commercial Zoning Districts) II 18.750 (Manufactured/Alobil Home Regulations) 18.530(Industrial Zoning Districts) ❑ 18.755 (Aa-ed Solid \X'aste/Recvcling Storage) CITY OF TIGARD Pre-application Conference Notes Page 6 of 8 Residential:Application/Planning Division Section ADDITIONAL CONCERNS OR COMMENTS: 1. Utilities location (see Engineering notes). '12. Driveway approach (see Engineering notes). 3. Vegetated corridor tracts may require fencing pursuant to CWS standards. 4. A Land Partition is a Type II procedure. The initial application requires 3 copies of the submittal package. Packets must include the materials found on the Basic Submittal Requirements sheet. The first round of completeness review may be up to 30 days. Once the application is deemed complete, the review period begins. Review periods are approximately 6 weeks. A 14 day public comment period will take place during the 6 week review. 5. See attached notes from Development Engineering. 6. See attached estimates for TDT and Parks SDC 7. Application fees: Land Partition (2 lots) = $3,946 PROCEDURE Administrative Staff Review [] Public hearing before the Land Use Hearings Officer. II 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. `RPLICATION SUBMITTAL PROCESS 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 preliminary review of the application and will determine whether an application is complete within 30 days of the counter submittal. Staff will notify the applicant if additional information or additional copies of the submitted materials are required. The administrative decision or public hearing will typically occur approximately 45 to 60 days after an application is accepted as being complete by the Planning Division. A plications 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 naming request with the Washington County Surveyor's Office in order to obtain approval/reservation for any subdivision name. Applications will not be accepted as complete until the City receives the faxed confirmation of approval from the County of the Subdivision Name Reservation. CITY OF TIGARD Pre-Application Conference Notes Page 7 of 8 Residential Application/Planning Division Section 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 Build' Division Plans Examiner to determine if there are building code issues that would prevent �be structure from being constructed, as proposed. Additionally, with regard to Subdivisions and Minor Land Partitions where any structure to be demolished has system development charge (SDC) credits and the underlying parcel for that structure will be eliminated when the new plat is recorded, the City's olic: is to a12121-y those system development credits to the first building ermit issued in the develo ment (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). Prior to submittal of the application you will need to schedule an appointment with the Permit Counter(503- 718-2421). Please make the appointment as soon as possible, once you have all submittal elements. PLEASE NOTE: Applications submitted by mail or dropped off at the counter without Planning Division acceptance may be returned. PREPARED BY: Gary Pagenstecher CITY OF TIGARD PLANNING DIVISION - STAFF PERSON HOLDING PRE-APP. MEETING PHONE: 503-718-2434 EMAIL: garyp@tigard-or.gov CITY OF TIGARD Pre-.application Conference Notes Page 8 of 8 Rcsidcntial Application/Planning Division Section City of Tigard ' Pre-Application Conference Notes Engineering Division Land Use Name: 119th PI Partition Land Use No.: PRE16-14 Tax Map(s): 2S11 BB Tax Lots(s): 100 These notes were prepared based on information provided by the applicant showing a proposal for a 3-lot partition. 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 and are subject to change as the project develops and is better understood. Show SPL. Proposed tracts must owner and maintained by adjacent owner with easements for any public facility. PUBLIC FACILITIES 18.810.030.E Minimum Rights-of-Way and Street Widths 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 Gaarde St. to 38 feet from centerline ❑ SW to feet ❑ SW to feet City of Tigard Pre-Application Notes for: 119`h P1 Partition March 1, 2016 1 of 7 ❑ SW to feet Driveway width limited to 24 feet 18.810.030 Street Improvements 44 ❑ Half street improvements will be necessary along SW 119 to include: ❑ Right of way dedication of feet from centerline ❑ feet of pavement ❑ concrete curb or curb and gutter ❑ storm sewers, sanitary sewers and other underground utilities ❑ -foot wide concrete sidewalk ❑ -foot wide curb tight planter strip ® street trees ❑ street signs,traffic control devices,streetlights and a two-year streetlight fee. ❑ Other: ❑ Full-width street improvements will be necessary along SW ,to include: ❑ Right of way dedication of feet from centerline ❑ feet of pavement ❑ concrete curb or curb and gutter ❑ storm sewers, sanitary sewers and other underground utilities ❑ -foot wide concrete sidewalk ❑ -foot wide curb tight planter strip ❑ street trees ❑ street signs,traffic control devices, streetlights and a two-year streetlight fee. ❑ Other: 18.730.040 Additional Setback Requirements: This section sets requirements for additional setback distance from roadways. The minimum yard requirement shall be increased in the event a yard abuts a street having a right-of-way width less than required by its functional classification on the city's transportation plan map and, in such case,the setback shall be not less than the setback required by the zone plus one- half of the projected road width as shown on the transportation map. City of Tigard Pre-Application Notes for: 119`'' P1 Partition March 1, 2016 2 of 7 18.810.030 Future Street Plan and Extension of Streets In some cases, where street improvements or other necessary public improvements are not currently practical, the improvements may be deferred. In such cases, a condition of development approval may be specified which requires the property owner(s) to provide a future improvement guarantee. The City Engineer will determine the form of this guarantee. The following street improvements may be eligible for such a future improvement guarantee: 1. 2. 18.810.070 Sidewalks 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). 18.810.120 Overhead Utility Lines: This section 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. There are existing overhead utility lines which run adjacent to this site along SW Prior to , the applicant shall either place these utilities underground, or pay the fee in-lieu described above. 18.810.090 Sanitary Sewers 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 fixture revisions or amendments) and the adopted policies of the comprehensive plan. The nearest sanitary sewer line to this property is a(n) 8- inch line located in SW 119th Ct. The proposed development must be connected to a public sanitary sewer in accordance with city standards, including paying appropriate connection fees. It is the developer's responsibility to provide service to the building. 18.810.100 Storm Drainage 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 City Of Tigard Pre-Application Notes for: 119`'' P1 Partition March 1, 2016 3 of 7 drainage analysis to ensure that the proposed system will accommodate runoff from upstream properties when fully developed. Provide a plan that shows how the storm drainage system for the site connects to the public system and how the development would meet the standards of Clean Water Services and other applicable standards.An appropriate storm drainage plan and calculation shall be submitted with the application in order for it to be considered complete. Storm Water Quality; Surface Water Management (SWM) regulations established by Clean Water Services (Resolution and Order No. 07-20) which requires the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from impervious surfaces. The resolution contains a provision that would allow an applicant to pay a fee in-lieu of constructing an on- site facility provided specific criteria are met. The City will use discretion in determining whether or not the fee in-lieu will be offered. If the fee is allowed, it will be based upon the amount of impervious surfaces created; for every 2,640 square feet, or portion thereof. Please contact the Building Division for the current fee. Preliminary sizing calculations for any proposed water quality facility shall be submitted with the development application. It is anticipated that this project will require: ❑X NPDES 1200-C or 1200-CN permit. ❑ Construction of an on-site water quality facility. © Payment of the fee in-lieu. ❑ Review and comply with provisions of Chapter 4 Clean Water Services Design and Construction Standards (Runoff Treatment and Control). Table 4-1 of Clean Water Services Design and Construction Standards applies. ❑ Water quality and detention facility design and construction must be certified by a professional engineer as meeting Clean Water Services requirements. ❑ After completion of the construction of these facilities,the applicant shall enter into an agreement with the city for long-term maintenance of the facilities. This agreement will use city-faniished forms and shall be recorded. City staff will be periodically inspecting the facilities for compliance with the terns of the agreement. Water Supply City of Tigard provides public water service in this area. Coordinate with City of Tigard,Public Works Department for information regarding adequate water supply for the proposed development. An existing 6-inch line is available in SW 119th Pl. City of Tigard Pre-Application Notes for: 119`" PI Partition March 1, 2016 4 of 7 Street Lights -'t Portland General Electric provides street lights for roadways within the City of Tigard. Contact: Jeff Steigler,jeffery.steigler@pgn.com for information regarding street lighting. Fire Protection Tualatin Valley Fire and Rescue District provides fire protection services within the City of Tigard. Contact:John Wolff,503-259-1504 for information regarding the adequacy of circulation systems, the need for fire hydrants,or other questions related to fire protection. This project will require Additional Documentation Required It is anticipated that this project will require: ❑ Geotechnical Report ❑ Traffic Impact Study TRANSPORTATION DEVELOPMENT FEES The Washington County 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. The Permittee shall pay fee as required..TDT credit may be available. In April 2015, the City of Tigard adopted a Transportation System Development Charge (TSDC) for residential development with an effective date of July 1, 2015. The fee will apply to building permits issuing on or after July 1, 2015. The fee is in addition to and similar to the TDT. It is collected from new development, and redevelopment projects in some cases, based upon the projected impact of the proposed development on the city's transportation system. TSDC estimates are included in the city's pre-application conference notes and are also calculated at the time of building permit submittal. They are due upon building permit issuance. In addition to TSDCs, development is responsible for paying all other SDCs that are in effect at the time of building permit issuance, including but not limited to parks, sewer, and stormwater. The city is currently considering the adoption of a new non-residential TSDC and an update to its Parks SDC. The Permittee must pay the fee. City Of Tigard Pre-Application Notes for: 119`h P1 Partition March 1, 2016 5 of 7 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 Agreement,which will obligate the design engineer to perform the primary inspection of the public improvement construction work. © A PFI Permit is required. NOTE:The Applicant must obtain the PFI permit prior to release of any permits from the Building Divi ion. City of Tigard Pre-Application Notes for: 1191h PI Partition March 1, 2016 6 of 7 CONTACTS Organization Contact Phone/Email .......... City of Tigard 503.718.2704 (Wastewater and Storm) Theresa Reynolds I TheresaCcD-tigard-or.gov ............... City of Tigard 503.718.2607 (Wastewater and Storm) Rob Block IrobCo)-tigard-or. -gov Comcast Margret Porter 503.596.3809 Frontier Communications Tam Nguyen 1503.641.4463 Frontier Communications John Cousineau 1503.643.0371 Northwest Natural Gas (NWN) Bob Keller j 503.226.4211 x2964 rmkC)nwnatural.com Portland General Electric(PGE) Jeff Steigleder jeffery.steigleder@pgn.com Streetlighting Portland General Electric(PGE) Lorraine Katz Undergrounding 503.672.5483 Tigard/Tualatin School District Maryann Escriva 503.431.4049 Operations Manager mescriva(o)_ttsd.kl 2.or.us Tualatin Valley Water District(TVWD) Ryan Smith 503.642.1511 Washington County(WACO) Naomi Vogel 503.846.7639 vogel(o-co.washington.or.us ........... Oregon Department of Transportation 503.731.8219 Marty Jensvold (ODOT) martin.r.aensvold(cDodot.state.or.us PREPARED BY: Greg Berry 3/1/16 Development Review Engineer Date Contact Information: 503.718.2468, greg@tigard-or.gov MENG101 Development Engineering)_LANDUSE—PROJECTSI`l 19th PlWre-Application.docx City of Tigard Pre-Application Notes for: 119`b P1 Partition March 1, 2016 7 of 7 ir I It www.tvfr.com _ ualatin Valley Fire & Rescue February 16, 2016 Edward Peters Atrium Homes LLC Gary Pagenstecher City of Tigard 13155 SW Hall Blvd Tigard, Oregon 97223 Re: 119th Partition 14059 SW 1191h Plc R0491569/2S110BB00100 Thank you for the opportunity to provide a cursory review of the proposed site plan surrounding the above named development project relative to the pre application meeting. Tualatin Valley Fire & Rescue has listed the following conditions that may apply to this project based on the information presented. -.FIRE APPARATUS ACCESS: 1. FIRE APPARATUS ACCESS ROAD DISTANCE FROM BUILDINGS AND FACILITIES: Access roads shall be within 150 feet of all portions of the exterior wall of the first story of the building as measured by an approved route around the exterior of the building or facility. An approved turnaround is required if the remaining distance to an approved intersecting roadway, as measured along the fire apparatus access road, is greater than 150 feet. (OFC 503.1.1)) 2. 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. 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) The fire district does not endorse the design concept wherein twenty feet of unobstructed roadway width is not provided. 4. NO PARKING SIGNS: Where fire apparatus roadways are not of sufficient width to accommodate parked vehicles and 20 feet of unobstructed driving surface, "No Parking" signs shall be installed on one or both sides of the roadway Operating Center Command&Business Operations Center South Operating Center Training Center 2L, 5 SW Blanton Street and Central Operating Center 8445 SW Elligsen Road 12400 SW Tonquin Road Aloha,Oregon 97078 11945 SW 70thAvenue Wilsonville,Oregon Sherwood,Oregon 503-649-8577 Tigard,Oregon 97223-9196 WilsoWilso9641 503-649-8577 97140-9734 503-649-8577 503-259-1600 and in turnarounds as needed. Signs shall read "NO PARKING-FIRE LANE" and shall be installed with a clear space above grade level of 7 feet. Signs shall be 12 inches wide by 18 inches high and shall have red letters on a white reflective background. (OFC D103.6) 5. 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 6. 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) 7. 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) 8. ACCESS ROAD GRADE: Fire apparatus access roadway grades shall not exceed 12%. When fire sprinklers* are installed, a maximum grade of 15%will be allowed. 0-12% Allowed 13-15% Special consideration with submission of written Alternate Methods and Materials request. Ex:Automatic firesprinkler 13-D system*in lieu of grade. >_16% Special consideration on a case by case basis with submission of written Alternate Methods and Materials request Ex:Automatic fire sprinkler(13-D) system*plus additional engineering controls in lieu of rade.** `The approval of fire sprinklers as an alternate shall be accomplished in accordance with the provisions of ORS 455.610(5)and OAR 918-480-0100 and installed per section 903.3.1.1,903.3.1.2,or 903.3.1.3 of the Oregon Fire Code(OFC 503.2.7&D103.2) **See Forest Dwelling Access section for exceptions. +' 9. ANGLE OF APPROACH/GRADE FOR TURNAROUNDS: Turnarounds shall be as flat as possible and have a maximum of 5%grade with the exception of crowning for water run-off. (OFC 503.2.7& D103.2) 10. ANGLE OF APPROACH/GRADE FOR INTERSECTIONS: Intersections shall be level (maximum 5%) with the exception of crowning for water run-off. (OFC 503.2.7 & D103.2) 11. 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). 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. 12. 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) 2 '`� FIREFIGHTING WATER SUPPLIES: '^r 13. MUNICIPAL FIREFIGHTING WATER SUPPLY EXCEPTIONS: The requirements for firefighting water supplies may be modified as approved by the fire code official where any of the following apply: (OFC 507.5.1 Exceptions) 1. Buildings are equipped throughout with an approved automatic fire sprinkler system (the approval of this alternate method of construction shall be accomplished in accordance with the provisions of ORS 455.610(5)). 2. There are not more than three Group R-3 or Group U occupancies. 14. 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 6105.2) 15. 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) 16. 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) FIRE HYDRANTS: 17. FIRE HYDRANTS —ONE-AND TWO-FAMILY DWELLINGS & ACCESSORY STRUCTURES: Where a portion of a structure is more than 600 feet from a hydrant on a fire apparatus access road, as measured in an approved route around the exterior of the structure(s), on-site fire hydrants and mains shall be provided. (OFC 507.5.1) 18. FIRE HYDRANT NUMBER AND DISTRIBUTION: The minimum number and distribution of fire hydrants available to a building shall not be less than that listed in Table C 105.1. (OFC Appendix C) 19. FIRE HYDRANT(S) PLACEMENT: (OFC C104) • Existing hydrants in the area may be used to meet the required number of hydrants as approved. Hydrants that are up to 600 feet away from the nearest point of a subject building that is protected with fire sprinklers may contribute to the required number of hydrants. (OFC 507.5.1) • Hydrants that are separated from the subject building by railroad tracks shall not contribute to the required number of hydrants unless approved by the fire code official. • Hydrants that are separated from the subject building by divided highways or freeways shall not contribute to the required number of hydrants. Heavily traveled collector streets may be considered when approved by the fire code official. • Hydrants that are accessible only by a bridge shall be acceptable to contribute to the required number of hydrants only if approved by the fire code official. 20. PRIVATE FIRE HYDRANT IDENTIFICATION: Private fire hydrants shall be painted red in color. Exception: Private fire hydrants within the City of Tualatin shall be yellow in color. (OFC 507) 21. FIRE HYDRANT DISTANCE FROM AN ACCESS ROAD: Fire hydrants shall be located not more than 15 feet from an approved fire apparatus access roadway unless approved by the fire code official. (OFC C102.1) 3 22. REFLECTIVE HYDRANT MARKERS: Fire hydrant locations shall be identified by the installation of blue reflective markers. They shall be located adjacent and to the side of the center line of the access roadway that the fire hydran' is located on. In the case that there is no center line, then assume a center line and place the reflectors accordingly` (OFC 507) 23. PHYSICAL PROTECTION: Where fire hydrants are subject to impact by a motor vehicle, guard posts, bollards or other approved means of protection shall be provided. (OFC 507.5.6&OFC 312) 24. CLEAR SPACE AROUND FIRE HYDRANTS: A 3 foot clear space shall be provided around the circumference of fire hydrants. (OFC 507.5.5) 25. FIRE DEPARTMENT CONNECTION (FDCI LOCATIONS: FDCs shall be located within 100 feet of a fire hydrant(or as approved). Hydrants and FDC's shall be located on the same side of the fire apparatus access roadway or drive aisle, fully visible, and recognizable from the street or nearest point of the fire department vehicle access or as otherwise approved. (OFC 912.2.1 &NFPA 13) • Fire department connections (FDCs) shall normally be located remotely and outside of the fall-line of the building when required. FDCs may be mounted on the building they serve,when approved. • FDCs shall be plumbed on the system side of the check valve when sprinklers are served by underground lines also serving private fire hydrants. BUILDING ACCESS AND FIRE SERVICE FEATURES 26. PREMISES IDENTIFICATION: New and existing buildings shall have approved address numbers; building numbers or approved building identification placed in a position that is plainly legible and visible from the street or road fronting the property, including monument signs. These numbers shall contrast with their background. Numbers shall be a minimum of 4 inches high with a minimum stroke width of 1/2 inch. (OFC 505.1) Applicant may apply for use of alternate materials and methods(AM&M)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, O%A.ov 1Iof John Wolff ( Deputy Fire Marshal II Tualatin Valley Fire& Rescue Direct: 503-259-1504 Wolff.iohnf@tvfr.com www.tvfr.com 4 TDT Estimate 119th Partition 2/18/2016 2S110BB00100 AMS TDT RATES EFFECTIVE 7/1/15 TSDC CITYWIDE&TSDT RT OVERLAY RATES EFFECTIVE 7/1/15 INSIDE RIVER TERRACE TSDC CITYWIDE EFFECTIVE 1/1/16 O Yes Project is in River Terrace ? p No Former Use Rate Type Use# ITE Code # Units Rate TDT Amount Description TDT 1 210 1.00 $8,113 $8,113 1 SFR TSDC-Imp 1 210 1.00 $5,402 $5,402 1 SFR TSDC-Reim 1 210 1.00 $312 $312 1 SFR TSDC-RT 1 0.00 $0 Total TDT and TSDCs Former Uses $13,827 Proposed Use Use# ITE Code # Units Rate TDTAmount Description TDT 1 210 2.00 $8,113 $16,226 2 SFRs TSDC-Imp 1 210 2.00 $5,402 $10,804 2 SFRs TSDC-Reim 1 210 2.00 $312 $624 2 SFRs TSDC-RT 1 $0 TDT 2 $0 TSDC-Imp 2 $0 TSDC-Reim 2 $0 TSDC-RT 2 $0 TDT 3 $0 TSDC-Imp 3 $0 TSDC-Reim 3 $0 TSDC-RT 3 $0 Total All TDTs&TSDCs Proposed Uses $27,654 Less: Total All TDTs&TSDCs Former Uses $13,827 Total All TDTs&TSDCs Net Increase $13,827 Total Net County TDT $8,113 Total Net TSDC-Imp $5,402 Total Net TSDC-Reim $312 Total Net TSDC RT Overlav $0 $13,827 TDT TSDC Imp+ Reim Target Recovery Rate 28.0% 30% Estimated Total Impact $28,975 $19,047 Estimated Unmitigated Impact $20,862 $13,333 All TDT&TDSC TSDC RT Overlay Target Recovery Rate 29% 30% Estimated Total Impact $48,022 $0 Estimated Unmitigated Impact $34,195 $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 Parks Estimate 119th Partition 2/18/16 2S110BB00100 AMS ALL PARKS RATES EFFECTIVE 7/1/15 0 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 Parks Amount Description Parks-Imp 1 210 1.00 $4,248 $4,248 1 SFR Parks-Reim 1 210 1.00 $66 $66 1 SFR Neigh-Imp 1 210 1.00 $0 $0 1 SFR Neigh-RT 1 $0 2 $0 Total Parks Former Use $4,314 Proposed Use Use # ITE Code # Units Rate Parks Amount Description Parks-Imp 1 210 2.00 $4,248 $8,496 2 SFRs Parks-Reim 1 210 2.00 $66 $132 2 SFRs Neigh-Imp 1 210 2.00 $0 $0 2 SFRs --� Neigh-RT 1 $0 Parks-Imp 2 Parks-Reim 2 Neigh-Imp 2 Neigh-RT 2 $0 Total Parks Outside RT Proposed Uses $8,628 Less: Total Parks Outside RT Former Uses $4,314 Total All Parks Outside RT Net Increase $4,314 Total Parks RT Proposed Uses $0 Less: Total Parks RT Former Uses $0 Total All Parks RT Net Increase $0 Total Parks-Imp $4,248 Total Parks-Reim $66 Total Neigh-Imp $0 $4,314 Total Neigh-RT $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 RF CE1v L City of Tigard i tot COMMUNITY DEVELOPMENT DEPARTMENT + ME OF TiGARt) " o Pre-Application Conference Requ ,1NG'ENGINEERONG PROJECT DESCRIPTIOREQUIRED SUBMITTAL Project name/title: '�� 'A�� :J;� ELEMENTS Please write a brief description of proposed project: (Note: applications will not be accepted without the required submittal elements) �,y l' a ia-t Lo 6'.yRou b"L-1 4�3 D Cac' -Ti 5 COPIES OF EACH OF THE Lila N� 10, it 3':3 -P-1Z J-6-1 5cu-th Or LOWING: f2rtc�t A`�t(`i mat' 1j M j—�'AQC-tj ��, I I u vi°~L Sf FO Brief description of the proposal and ON 7-bp •7-U ,'S;F �`[S;('c Etc i7�i1 !`Pia✓* 7- •7U any site-specific questions/issues that 4-1 o V 5 i� i=Sci 5i liY 6 pAnp 9 GA :6D i l� �� d;t!v1.(Sft Wa - you would like to have staff research not to the meeting. PROPERTY INFORMATION _�kn Vsite Plan.The site plan must show the Property address/location(s): S w k k"N proposed lots and/or building layouts nn drawn to scale. Also,show the location of the subject property in relation to the nearest streets;and the '� (� Z 0 POW00 locations of driveways on the subject Tax map and tax lot #(s) roperty and across the street. Zoning: _> ] icinity Map. PROPERTY OWNER/HOLDER INFORMATION Ve Proposed Uses. ➢Zi}1ie(s): 1 21.1. Ms2 S ,--�—C-- VT9�pographic Information. nclude Contour Lines if Possible. � Filing Fee. Address: l5 C))—(-) k\-, �L Phone: City/state: '7�C,, Zip: q- kZLL--C FOR STAFF USE ONIA' APPLICANT INFORMATION Name: N`T ('c—\ kA Case No.: Address: K5 D 18 Phone: J d5 10 O'Si-tLt Related Case No.(sl: City/state: E) Zip: Application fee: $ • Contact person: lZi)14V Ps-_t, appca o accepted: Phone:S a 2.116116 By; Date: Pre-application Conference Information Date of pxe-app: 'Sl I All of the information identified on this form is required and must be Time of pre-app: I rj •00 Q'fn, submitted to the Planning Division a minimum of ten (10) days prior Planner assigned to pre-app: to officially scheduling a pre-application conference.Pre-application conferences are one (1) hour long and are typically held between the lACURPU4\MastersNLand Use Applications Rev.01/06/2015 hours of 9-11 a.m. on either Tuesday or Thursday mornings. Pre-application conferences must be scheduled in person at the Community Development counter from 5-4:30 p.m. Monday—Thursday. If more than four(4)people are expected to attend the pre-application conference in your group, ase inform the city in advance so that alternate room arrangements can be made to accommodate the group. City of Tigard • 13125 SW Hall Blvd. • Tigard, Oregon 97223 • wwwtigard-or.gov • 503-718-2421 • Page 1 of 1 Atrium Homes LLC 15020 SW 149th Place Tigard Or 97224 t Contact Information: Atrium Homes LLC 15020 SW 149th Place Tigard Or 97224 Edward Peters Ciprian Vesa Cell: 503-706 4709 Cell: 503-209 0544 Atrium Homes LLC 15020 SW 149th Place Tigard Or 97224 Letter of Intent to Partition Lot Date: February 16, 2016 RE: 14059 SW 119th Partition To Whom It May Concern: Our company , Atrium Homes LLC, on behalf of the property owner, Atrium Homes LLC , is proposing a project within the City of Tigard limits. The project is located at 14059 SW 119th Place Tigard, Or (tax lot ID 2S110BB00100 and R-491569). The project includes 0.63 acres (27443 square feet) of land and is currently zoned R4.5 . The land partition is proposed along the east-west axis of the site, dividing the lot by roughly 1/3 and creating a new 10,439-ft.2 lot south of the existing residence. • The new residence will be sited on the eastern portion of the lot (lot 2), at a 20-foot setback distance from the existing sidewalk and have a footprint of up to 2,400 ft2. • The existing house will remain on lot 1 and we intend to add a 3 car garage with living space on top. The existing garage and patio will be demolished. We have attached the Pre-Application Conference Request form and required documents and fees and we would like to discuss at the meeting the following: 1. Utilities location especially the storm and sanitary sewer. We are proposing to discharge the meteoric water resulted from the new building on lot 2 to the curb on SW 119th. 2. Driveway approach width for the new house on lot 2. Can we have the approach as wide as the width of a standard 3 car garage? 3. Due to the vegetation corridor along the stream corridor located in the rear portion of both lots, we propose in accordance with CWS requirements to establish 2 tracts, each tract for the benefit of the corresponding lot. PROPOSED PLAT FOR 14059 SW 119TH PL. HARD OR NW 1/4 SEC. 10, T,2S,, R1WE,, WX WASHINGT❑N COUNTY, OREGON BY RSG ENGINEERING CO. 16802 NE 152ND AVE BRUSH PRAIRIE, WA 98606 GRAPHIC SCALE 503-380-6179 30 0 15 30 60 120 ( W FEET ) 1 inch = 30 ft. S.W. GAARDE ST. EXTG CURB o - N89'19'05"W N 2' 15.00' 4' o � AREA LOT 1 as 17,411 SQ. FT d ° O d ASPHALT ° 14 ° a d d co 316 w a � � 32. 3' 56.76' EXTG. HOUSE n CL Lo I 320 °- 0 10.00 322 CID0 �A EA LOT 2 N 324/ 10,439 S T DEED TOTAL AREA 27,858 SQ. FT. w S89'59'56" 186.09' STREAM CORRIDOR VEGETATED CORRIDOR/ ENHACEMENT AREA (6749 SO.FT. ) SURVEYED LINE PER SURVEY NO. 27369 lip • �� N00-55 E _150.00 C? •O N NOO`40'55"E DEED L I NE 756. m753 ' EXIST PAVEDING k AREA cl I AWIEN//AE ER IDI ' DEED TOTAL AREA coma SILT FEW ' 27,858 SO. FT. 00 --j W � r - - - o ,�to I y I I REMOVE1 13.000 1 20.000 1 STRUCTURE 59.461 Ln I 38.5002 N00'50'00'E 72.501 3.Dar 186.087 I T EW X N 22.001 � 6!.000 I 171.086 I 52.000 5.667 25. zo Ito w o � o I a o iQ Im �3 70.325 26.2�d I I 1 wo fXISI. I I YATER I 1 L1w I 33. 139 EXIST. I I SEWR �y I LIRE I 1 13.069 NOO`45'45'ESL EXTG. 5' SIDEWALK 165.30' EXTG. DWY X U 22.000 14059 S , W . 1 19TH PL Fxrr, r11jPR SITE AOOPESS: PVT Q- M TIGARD, MR.97274 TAX ERTYPARCEL CCANT'R49/569100 �� P��'[K v CITY OF TIGARD A. ,VW.00 SF �ZS0. Approved by Planning rPAMR �'�°"' "E^"S S�'� ;)—OR 054 %, ate: a—l��f SET ACKK�10FI. ET BACK 15 FT. SET BACK:15 FT. ET BACKs5 FT initials: �'S/L1 SIDE OGHT-3SFT '°'uMG MT.=�Fl. SITE PLAN SCALE: 1'= 30'-0" 14059 SW 119th PI-Google Maps https://www.google.com/maps/place/14059+SW+119th+Pl,+Tigard,... {Go ,tgle Maps 14059 SW 119th PI u: U a"tar,on TerraceCo dye SW Aerie Dr n Cr G: � co ., SW Gaarde St SW Gaarde St SW Gaarce St SW Gaarde St SW Gaarde St SW Gaarde sF SW Gaarc to # 14059 SW 179th PI =.s Ln SW Ames Ln_ SW Ames L SWI t 8th Ct SW Tfeeview Ct '...r7. Nora earr+i SW Chandler Dr SW Chandler Ur o ..snx': _. � ■treehiN Gornmons z Go`qle Map data 02016 Google 100 ft 14059 SW 119th PI Tigard,OR 97224 .x 1 of 1 2/15/2016 12:39 PM C1eanWaterN Services Our commiimcul is clear. CWS File Number15-002570 Service Provider Letter 15-002570 Phis form and the attached conditions will serve as your Service Provider Letter in accordance with Clean Water Services Design and Construction Standards (R&O 07-20). Jurisdiction: Tigard Review Type: No Impact Site Address 14059 SW 119th PL SPL Issue Date: September 22,2015 /Location: Tigard, OR 97224 SPL Expiration Date: September 21,2017 Applicant Information: Owner Information: Name Name Company ATRIUM HOMES Company ATRIUM HOMES 15020 SW 149TH AVE 15020 SW 149TH AVE Address Address PORTLAND OR 97224 PORTLAND OR 97224 Phone/Fax Phone/Fax E-mail: E-mail: Tax lot ID Development Activity 2S110BB00100 Building and Garage Pre-Development Site Conditions: Post Development Site Conditions: lensitive Area Present: ❑X On-Site Off-Site Sensitive Area Present: ❑* On-Site X❑ Off-Site Vegetated Corridor Width: Variable Vegetated Corridor Width: Variable Vegetated Corridor Condition: Degraded Enhancement of Remaining Vegetated Corridor Required: ❑X Square Footage to be enhanced: 6,749 Encroachments into Pre-Development Vegetated Corridor: Type and location of Encroachment: Square Footage: None 0 Mitigation Requirements: Type/Location Sq. Ft./Ratio/Cost No Mitigation Required 0 ❑9 Conditions Attached ❑X Development Figures Attached(2) ❑Planting Plan Attached ❑Geotech Report Required This Service Provider Letter does NOT eliminate the need to evaluate and protect water quality sensitive areas if they are subsequently discovered on your property. Page 1 of 5 CWS File Number 1 15-002570 In order to comply with Clean Water Services water quality protection requirements the project must comply with the following conditions: 1. No structures, development, construction activities, gardens, lawns, application of chemicals, uncontained areas of hazardous materials as defined by Oregon Department of Environmental Quality, pet wastes, dumping of materials of any kind, or other activities shall be permitted within the sensitive area or Vegetated Corridor which may negatively impact water quality, except those allowed in R&O 07-20, Chapter 3. 2. Prior to any site clearing, grading or construction the Vegetated Corridor and water quality sensitive areas shall be surveyed, staked, and temporarily fenced per approved plan. During construction the Vegetated Corridor shall remain fenced and undisturbed except as allowed by R&O 07-20, Section 3.06.1 and per approved plans. 3. Prior to any activity within the sensitive area, the applicant shall gain authorization for the project from the Oregon Department of State Lands (DSL)and US Army Corps of Engineers (USACE). The applicant shall provide Clean Water Services or its designee (appropriate city)with copies of all DSL and USACE project authorization permits. 4. An approved Oregon Department of Forestry Notification is required for one or more trees harvested for sale, trade, or barter, on any non-federal lands within the State of Oregon. 5. Prior to ground disturbance an erosion control permit is required. Appropriate Best Management Practices (BMP's)for Erosion Control, in accordance with Clean Water Services' Erosion Prevention and Sediment Control Planning and Design Manual, shall be used prior to, during, and following earth disturbing activities. 6. Prior to construction, a Stormwater Connection Permit from Clean Water Services or its designee is required pursuant to Ordinance 27, Section 4.6. 7. Activities located within the 100-year floodplain shall comply with R&O 07-20, Section 5.10. 8. Removal of native, woody vegetation shall be limited to the greatest extent practicable. 9. Should final development plans differ significantly from those submitted for review by Clean Water Services,the applicant shall provide updated drawings, and if necessary, obtain a revised Service Provider Letter. SPECIAL CONDITIONS 10. The Vegetated Corridor width for sensitive areas within the project site shall be a minimum of 50 feet wide, as measured horizontally from the delineated boundary of the sensitive area. 11. For Vegetated Corridors up to 50 feet wide, the applicant shall enhance the entire Vegetated Corridor to meet or exceed good corridor condition as defined in R&O 07-20, Section 3.14.2, Table 3-3. 12. Prior to any site clearing, grading or construction, the applicant shall provide Clean Water Services with a Vegetated Corridor enhancement/restoration plan. Enhancement/restoration of the Vegetated Corridor shall be provided in accordance with R&O 07-20, Appendix A. 13. Prior to installation of plant materials, all invasive vegetation within the Vegetated Corridor shall be removed per methods described in Clean Water Services' Integrated Pest Management Plan. During removal of invasive vegetation care shall be taken to minimize impacts to existing native tree and shrub species. 14. Clean Water Services shall be notified 72 hours prior to the start and completion of enhancement/restoration activities. Enhancement/restoration activities shall comply with the guidelines provided in Landscape Requirements (R&0 07-20, Appendix A). 15. Maintenance and monitoring requirements shall comply with R&O 07-20, Section 2.11.2. If at any time during the warranty period the landscaping falls below the 80%survival level,the owner shall reinstall all deficient planting at the next appropriate planting opportunity and the two year maintenance period shall begin again from the date of replanting. Page 2 of 5 CWS File Number 1 15-002570 16. Performance assurances for the Vegetated Corridor shall comply with R&O 07-20, Section 2.06.2. 17. Clean Water Services may require an easement over the Vegetated Corridor conveying storm and surface water management to Clean Water Services or the City that would prevent the owner of the Vegetated Corridor from activities and uses inconsistent with the purpose of the corridor and any easements therein. FINAL PLANS 18. Final construction plans shall include landscape plans. In the details section of the plans, a description of the methods for removal and control of exotic species, location, distribution, condition and size of plantings, existing plants and trees to be preserved, and installation methods for plant materials is required. Plantings shall be tagged for dormant season identification and shall remain on plant material after planting for monitoring purposes. 19. A Maintenance Plan shall be included on final plans including methods, responsible party contact information, and dates (minimum two times per year, by June 1 and September 30). 20. Final construction plans shall clearly depict the location and dimensions of the sensitive area and the Vegetated Corridor(indicating good, marginal, or degraded condition). Sensitive area boundaries shall be marked in the field. This Service Provider Letter is not valid unless CWS-approved site plan is attached. Please call (503) 681-3653 with any questions. Amber Wierck Environmental Plan Review Attachments (2) Page 3 of 5 C1eanWaterCervices Our co3nmilmcnt is clear. CWS File Number15-002570 r l ixe o tf r rs 'f` 7 be n `fish -• u s a d r a t e a#e r Str am coir oll *, i ra e / s a zr t++sn9 r� sa Residence r er 1 m< _ E ON — -- s ere are ul n W '� • '�-� �" ,aa rm • h �, wn os ni o rn�wb' Approved s et, Legend Figure 5b.Proposed Approximate Tax Lot Proposed Development Boundary Development and Final W & Proposed Demolition Scale:i inch-go feet Conditions Site Plan- -, Offsite Survey Area(200 CACAaE ---: ft.) — - Lot Partition Line Contourintarval:2fee4 West Section SensitiveArea-Stream Stream 1 Centerline Southwest 119th Place (1,009 sq.ft.) CWS Surveyed Streams Project Site C3 vegetated corridor(52,988 Site Assessment Report sq,ft.) 0 cuiverts Data Source:t St?l,2415;Glean Water Services,2015;USGS;National Elevation i]ataset,2011, Date;818/2016 City of Tigard,Oregon Page 4 of 5 CWS File Number 15-002570 a a e m n m ar r e e a ed ar r rn e" t o stin "'toptnerf rid m r v ro wa n ection 3, 3.3 a of &O 07 207 f„ Y 0' 0M Worland Lath Nama Naafi bEta ., SpatEng Quantity Indicator Status C,is Ftt r.lA. f 5-Do Soopsawwswp OR un: r oauglasFir 3a.foo'oc 20 fACU t'zY iioe mmYresN eoMaaxrited �+ let a shahs and ferns I E i i c-Vtus corauta Wtino not 4•Sfoot OC so FMi7 t7 .'2� l S s�nialrxrlud Symphodearpas aitws snas$my 'so' 4$toot OC 1W fR€U cantaEnarrxad tad nmvt,M1 OR ur { iliEetsmr�:7nwm cd"t.1 tonlalwhsd 4`5faatoc 60 FAW pa:ys;khvm tnunitwr swordfem contalami:ed 4-5.foot oe so MCU GAw fhymcarpus Capftatus ntnthark 4-S foot cc 60 FACW =. .3�.....F„ 4onta�ert:ed Total _-- 344 Legend Vegetated Corridor 171-11-1 Approximate Tax Lot Existing Driveway Boundary W and Enhancement Vegetated Corridor! Stream 1 Scale;0 Inch 76 feet Area CASCADE � Enhancement Area CWS Surveyed Streams Sensitive Area(Stream) Culverts Southwest 129th Place Existing Building Structures to be Removed Project Site $ Enhancement Plan New Structures or Utilities Date:i3/2712t315 City otTigard, tare Source:ESRC,2015;Clean Water Services,2015;USGS,National Elevation Dataset,2011. Oregon i i s Page 5 of 5 CASCADE ENVIR{,NMENTAL GROUP Date: August 27, 2015 Re: Southwest 119th Place Vegetated Corridor Enhancement Memo CWS File No. 15-002570 Cascade Environmental Group, LLC (CEG) has conducted a Standard Site Assessment to delineate Sensitive Areas and determine the width and condition of associated regulated Vegetated Corridors within the vicinity of the Southwest 119th Place project site (tax lot#2S110BB00100).The Standard Site Assessment was submitted to Clean Water Services (CWS) in August 2015. CWS concurred with the Assessment and it was determined that the proposed project does not encroach into Sensitive Areas or Vegetated Corridors; however, CWS requires Vegetated Corridor enhancement activities for all new development occurring in the Tualatin Basin on parcels with Sensitive Areas and/or Vegetated Corridors present (Amber Wierck; pers. comm. August 24, 2015).This memorandum outlines the Vegetated Corridor Enhancement Plan for the Southwest 119th Place project site, developed in accordance with Section 3.06.2 of the Design and Construction Standards contained in Resolution &Order 07-20 (R&O 07-20). The Sensitive Area, Vegetated Corridor, and proposed enhancement area is depicted on the attached Figure. Site Conditions Summary A Sensitive Area (perennial stream corridor) was identified within the project parcel and the associated Vegetated Corridor width and condition was assessed in the field using CWS guidance (see attached Figure).The Sensitive Area totals 306 square feet within the project parcel.The Vegetated Corridor was determined to extend approximately 50 feet beyond the edge of Sensitive Area, except where truncated at areas of existing development per Section 3.03.3[a] of R&O 07-20, and totals 6,749 square feet (0.15 acre) within the project tax lot parcel. The Vegetated Corridor includes steep slopes (>than 25%) adjacent to the stream corridor and as well as areas 35 feet beyond the break in slope; it was assessed as degraded condition.This Sensitive Area and Vegetated Corridor extend offsite onto the neighboring parcels. Enhancement Plan Site enhancement activities will include invasive removal and planting of native trees at 18 foot on-center (OC) and native shrubs/ferns at a 4-to-5 foot OC spacing.These vegetative enhancements are intended to improve the degraded condition of this portion of the Vegetated Corridor to a good condition. Plants selected for the project vary along hydrologic tolerances (FACU to FACW)to account for the slope ascending from the edge of the stream corridor towards drier conditions, and are composed of native species found onsite. In addition to invasive species clearing prior to planting, the dense plant spacing will allow native plants to rapidly establish cover and effectively compete against invasive species re-growth within the enhancement area.Any existing native plants in the enhancement area will be preserved during the invasive clearing activities. Mulch will be applied to suppress re-growth of invasive species until native species become established. No irrigation or herbivory protection is anticipated to be needed at this site. 11Pagc CASCADE ENVIR,NMENTAL GROUP The stream corridor will be marked in the field to avoid impacts to Sensitive Areas during construction. No removal/fill,grading, or erosion control permits or authorizations are anticipated as necessary for this enhancement work because project work is limited to vegetation enhancements. The planting palette for the enhancement activities included below and the corresponding planting plan is attached. Wetland Latin Name Common Name Size Spacing Quantity Indicator Status Trees Pseudotsuga menziesii Douglas Fir BR or containerized 18-foot OC 20 FACU Shrubs and Ferns Corylus cornuta hazelnut BR or 4-5 foot OC 50 FACU containerized Symphoricarpos albus snowberry BR or 4-5 foot OC 100 FACU containerized red flowering BR or Ribes sanguineum 4-5 foot OC 60 FACU current containerized Polystichum munitum swordfern containerized 4-5 foot OC 50 FACU Physocarpus capitatus ninebark BR or containerized 4-5 foot OC 60 FACW Total 340 Note: FACW species to be planted within 10' of the wetted creek channel. Maintenance Assurances and Survival Standards A qualified biologist will inspect the enhancement efforts during invasive removal and plant installation to assure adequate invasive removal and plant placement have occurred. Following construction, an as-built memorandum will be submitted to CWS within 90 days. Subsequent monitoring will take place as outlined below. Site Monitoring Maintenance and plant survival monitoring of the enhancement area will be scheduled annually to demonstrate site success. Monitoring will entail site visits to inspect invasive control efforts, measure invasive plant cover, and measure planting survival for the 2 year warranty period as indicated in Table 2-2 (Landscaping and Maintenance Assurance) and in Section 2.11.2 of R&O 07-20. Plant survival will be --� 2LPage CASCADE ENVIRONMENTAL GROUP measured by a count of all installed plants. Maintenance will be conducted, as necessary, to control invasive species in the enhancement area. During the 2 year warranty period the enhancement site will be subjected to the plant survival and invasive cover standards described in Per Section 2.11.2 (b): the site will be subject to 80%survival of shrubs and the cover of invasive vegetation cover, including target nonnative species, to be 10%or less. The applicant will be responsible for removal of undesirable vegetation and for reinstallation of plantings to achieve the success standards. 3 1 P a E e Vegetated Corridor/ SW Ga.,tla St REGEITIKIMEMEEIll 6,749 Eck Q a9FjQ3D corridor i, Vegetated Corridor truncated at existing gpeclyft.- • development✓ improved roadways[x? ►�.* Section 3.09.3[a]CQ - c- C- C: c f'- :- is ~- c-v y- r . y- / y Y -..p� •ti Y i I yam.4 , ,,, ....". :', J ti: 4:- c: / y / v ' , :- ,- {' ;;',,,,..e;' - / ._ ; . ' t' i. II i' fv Y1:' 7( Y�j'T °Ile t ark 1 • 1 {; ti: �IOG P#7/Z7/7/ • 1 K:- KEillijipt* •• • . 1" ir 4 - i' tir' 9 r , • . i - - 4�/ : ' ' j arc ` II:N•P. 41161 .1-01.---__ - I, iiiiirel, Wetland 4 Latin Name Common Size Spacing Quantity Indicator 1Ili Name Status SO*j . Trees i Pseudotsuga BR or -41 i Douglas Fir 18-foot OC 20 FACU menziesii containerized Shrubs and Ferns BR or • '� Corylus cornuta hazelnut 4-5 foot OC 50 FACU containerized iiir BR or 1 Symphoricarpos albus snowberry 4-5 foot OC 100 FACU containerized -! "4r 411111111.110 red flowering BR or Ribes sanguineum 4-5 foot OC 60 FACU current containerized SW 120th P1 SMir Polystichum munitum swordfern containerized 4-5 foot OC 50 BR or containerized FACU Physocarpus capitatus ninebark 4-5 foot OC 60 FACW • Feet Total 340 0 100 Legend 6 0 Vegetated Corridor Approximate Tax Lot ® Existing Driveway Boundary and Enhancement Stream 1 Scale:1 inch=75 feet Area CASCADE Vegetated Corridor/ Enhancement Area CWS Surveyed Streams K Sensitive Area (Stream) 0 Culverts Southwest 119th Place Project Site ® Existing Building Structures to be Removed Enhancement Plan New Structures or Utilities Date: 8/27/2015 City of Tigard, Data Source: ESRI,2015;Clean Water Services,2015; USGS,National Elevation Dataset,2011. Oregon �f �� `: ., '��_ _ ..._ ._._,..,...,...,,.—�.�..a. -- _..�. .,., s, — .,_.,._ e „w�r�,,p� '.,�.�'� ., ,., - �. .. �, o- �, .n� M., ;_ ^"� � _. o t 6, .-- r _.. b �,... �r ,,,,.,._. �f __ .. s _ �_._ r� �' o . � � �� - �. J � x ' f .� kg' I ��`'� zr'+ ; � z �� ,� �: �* w '� �� r �. :. ,, ,� �- ' `"' � = �� p ', � � � � ��, s � ��-��. _5-'�"�� ,. — ro � �� ,, � x,. „� '` ��f` w, ,� ' 4 FY _. y � __ �—.�— {it � � � � :. x- _. �. � �_� � , ° M � � k °� � t�.. w . � �� w .., ,w� �, w .. r, ,. � . { �� ........_._.. .. r a� � w � �*.. i{( � � ,, .,. „p� 'k. _ ,��'� __ ., `�' �,� ,. . �. �� ;.. e ,�, � � _ _— r. � x -- �, � �,� �, �. � i _ � � a � �;�^. �,:ti .�g ;�, s v'.�� ADDITIONAL DOCUMENTS N CITY OF TIGARD 6/8/2018 5:39:52PM 13125 SW Hall Blvd. Tigard,OR 97223 (503)639-4171 Conditions Associated With Case #: MLP2016-00004 Project Name: Atrium Homes, LLC Partition # DESCRIPTION STATUS STATUS DATE SEVERITY APPLIED BY ACTION BY 01. Prior to commencing any site work,the project Met 5/10/17 Lina Smith Lina Smith 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 01. 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. 02. Prior to commencing any site work,the applicant Met 4/4/17 Lina Smith Lina Smith shall provide a fee to cover the city's cost of collecting and processing the inventory data for the entire urban forestry plan(Urban Forestry Manual, Section 11, Part 3).This fee amount will be for 1 02. Prior to commencing any site 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(Urban Forestry Manual, Section 11, Part 3). This fee amount will be for 16 open grown trees($154 for the first tree+$28 for each additional tree= $574) 03. Prior to commencing any site work,the applicant Met 4/4/17 Lina Smith Lina Smith shall provide a fee equivalent to the city's cost to plant and maintain one(1)street tree for three years($560). 03. Prior to commencing any site work,the applicant shall provide a fee equivalent to the city's cost to plant and maintain one(1)street tree for three years($560). 04. The project arborist shall perform semimonthly(twice Continuing 3/16/17 Lina Smith 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 04. 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. 05. Prior to commencing site improvements, a Public Met 5/23/17 Al Dickman Facility Improvement(PFI)permit is required for this project to cover all infrastructure work including onsite and offsite stormwater Water Quality and Detention Facilities and any other work in the pu Page 1 of 5 # DESCRIPTION STATUS STATUS DATE SEVERITY APPLIED BY ACTION BY 05. Prior to commencing site improvements, a Public Facility Improvement(PFI)permit is required for this project to cover all infrastructure work including onsite and offsite stormwater Water Quality and Detention Facilities 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 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). 06. Prior to commencing site improvements, submittal of Met 8/10/17 Al Dickman Al Dickman 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 improve 06. 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 to the Engineering Department will delay processing of project documents. 07. Prior to commencing site improvements,the Met 7/27/17 Al Dickman Applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. The purpose of this plan is for parking and traffic control during the public improvement constructio 07. Prior to commencing site improvements,the Applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. The purpose of this plan is for parking and traffic control during the public improvement construction phase. All construction vehicle parking shall be provided onsite. No construction vehicles or equipment will be permitted to park on the adjoining residential public streets. Construction vehicles include the vehicles of any contractor or subcontractor involved in the construction of site improvements or buildings proposed by this application, and shall include the vehicles of all suppliers and employees associated with the project. 08. Prior to commencing site improvements, the Met 8/10/17 Al Dickman AI Dickman Applicant's City of Tigard Public Facility Improvement permit and construction drawings shall indicate that public utility connections, driveway aprons and street trees shall be installed. 08. Prior to commencing site improvements,the Applicant's City of Tigard Public Facility Improvement permit and construction drawings shall indicate that public utility connections,driveway aprons and street trees shall be installed. 09. Prior to commencing site improvements,the Met 9/15/17 Al Dickman Al Dickman Applicant shall obtain a Clean Water Services(CWS) Stormwater Connection Authorization. Plans shall be submitted to the City of Tigard for review. The city will forward plans to CWS after preliminary review 09. Prior to commencing site improvements,the Applicant shall obtain a Clean Water Services(CWS)Stormwater Connection Authorization. Plans shall be submitted to the City of Tigard for review. The city will forward plans to CWS after preliminary review. 10. Prior to commencing site improvements,the Met 8/10/17 Al Dickman Al Dickman Applicant shall provide an erosion control plan that includes all on and off site work conforming to the"CWS Erosion Prevention and Sediment Control Design and Planning Manual"(current edition)as part of t Page 2 of 5 # DESCRIPTION STATUS STATUS DATE SEVERITY APPLIED BY ACTION BY 10. Prior to commencing site improvements,the Applicant shall provide an erosion control plan that includes all on and off site work conforming to the"CWS Erosion Prevention and Sediment Control Design and Planning Manual"(current edition)as part of the Public Facility Improvement(PFI)permit drawings. 11. Prior to commencing site improvements,the Met 8/10/17 Al Dickman AI Dickman Applicant shall provide 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 g 11. Prior to commencing site improvements,the Applicant shall provide 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 Division. 12. Prior to commencing site improvements,the design Met 8/10/17 Al Dickman Al Dickman engineer shall indicate on the grading plan which lots will have natural slopes between 10 percent and 20 percent, as well as lots that will have natural slopes in excess of 20 percent. This informatio 12. Prior to commencing site improvements,the design engineer shall indicate on the grading plan which lots will have natural slopes between 10 percent and 20 percent, as well as lots that will have natural slopes in excess of 20 percent. This information will be necessary in determining if special grading inspections and/or permits will be necessary when the lots develop. 13. Prior to commencing site improvements, pay Met 9/20/17 Al Dickman Al Dickman stormwater quantity fees. 13. Prior to commencing site improvements, pay stormwater quantity fees. 14. Prior to commencing site improvements,the Met 4/24/17 Al Dickman Al Dickman Applicant will be required to provide written approval from Tualatin Valley Fire and Rescue for fire flow, hydrant placement and access. 14. Prior to commencing site improvements, the Applicant will be required to provide written approval from Tualatin Valley Fire and Rescue for fire flow, hydrant placement and access. 15. Prior to commencing site improvements, the Met 7/27/17 Al Dickman Applicant shall locate driveway as far as possible from SW Gaarde St. 15. Prior to commencing site improvements,the Applicant shall locate driveway as far as possible from SW Gaarde St. 16. Prior to commencing site improvements,the Met 9/20/17 Al Dickman Al Dickman applicant's engineer shall submit a preliminary sight distance certification for the driveways. 16. Prior to commencing site improvements,the applicant's engineer shall submit a preliminary sight distance certification for the driveways. 17. Prior to final plat approval,the applicant shall provide Met 6/29/17 Lina Smith Lina Smith documentation of a shared ownership and maintenance agreement with the Redwood Vista Homeowners' Association for SW 119th Place. 17. Prior to final plat approval,the applicant shall provide documentation of a shared ownership and maintenance agreement with the Redwood Vista Homeowners' Association for SW 119th Place. Page 3 of 5 # DESCRIPTION STATUS STATUS DATE SEVERITY APPLIED BY ACTION BY 18. Prior to final plat approval The Applicant's final plat Met 7/27/17 Al Dickman shall contain State Plane Coordinates 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 sh 18. Prior to final plat approval The Applicant's final plat shall contain State Plane Coordinates 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. 19. Submit for City review four(4)paper copies of the Met 7/20/17 Al Dickman final plat prepared by a land surveyor licensed to practice in Oregon,and necessary data or narrative. 19. Submit for City review four(4)paper copies of the final plat prepared by a land surveyor licensed to practice in Oregon,and necessary data or narrative. 20. The final plat and data or narrative shall be drawn to Met 7/27/17 Al Dickman the minimum standards set forth by the Oregon Revised Statutes(ORS 92.05),Washington County, and by the City of Tigard. 20. The final 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. 21. Prior to final plat approval,the Applicant's plat shall Met 7/27/17 Al Dickman show dedication of right of way along SW Gaarde St to provide 38 feet from centerline. The right-of-way dedication for all public streets shall be made on the final plat. 21. Prior to final plat approval,the Applicant's plat shall show dedication of right of way along SW Gaarde St to provide 38 feet from centerline. The right-of-way dedication for all public streets shall be made on the final plat. 22. Partition plats will include signature lines for the City Met 7/27/17 Al Dickman Engineer and Community Development Director. NOTE: Washington County will not begin their review of the final plat until they receive notice from the Engineering Department indicating that th 22. Partition plats will include signature lines for the City Engineer and Community Development Director. NOTE: Washington County will not begin their review of the final plat until they receive notice from the Engineering Department indicating that the City has reviewed the final plat and submitted comments to the Applicant's surveyor. 23. Prior to final plat approval,the Applicant shall pay an Met 7/27/17 Al Dickman addressing fee in the amount of$50. 00(1 lots X $50/address). 23. Prior to final plat approval, the Applicant shall pay an addressing fee in the amount of$50. 00(1 lots X$50/address). Page 4 of 5 ## DESCRIPTION STATUS STATUS DATE SEVERITY APPLIED BY ACTION BY 24. After the City and County have reviewed the final Met 2/5/18 AI Dickman Al Dickman plat,submit one of the final plat for City Engineer signature(for partitions), or City Engineer and Community Development Director signatures(for subdivisions). 24. After the City and County have reviewed the final plat,submit one of the final plat for City Engineer signature(for partitions), or City Engineer and Community Development Director signatures(for subdivisions). 25. Submit a check in the amount of the current final plat Met 5/18/17 Al Dickman Lina Smith review fee(Contact Planner on Duty, at 503-718-2421). 25. Submit a check in the amount of the current final plat review fee(Contact Planner on Duty, at 503-718-2421). 26. Prior to issuance of building permits,the applicant's Met 7/11/17 Al Dickman Al Dickman engineer shall submit a final sight distance certification for the driveways. 26. Prior to issuance of building permits,the applicant's engineer shall submit a final sight distance certification for the driveways. 27. Prior to issuance of building permits,the Applicant Met 2/8/18 Al Dickman Al Dickman shall provide the Engineering Department with a paper copy of the recorded final plat. 27. Prior to issuance of building permits, the Applicant shall provide the Engineering Department with a paper copy of the recorded final plat. 28. Prior to issuance of building permits,the Applicant Met 3/23/18 Al Dickman Al Dickman shall submit and obtain approval of a construction access and parking plan for the home building phase. 28. Prior to issuance of building permits,the Applicant shall submit and obtain approval of a construction access and parking plan for the home building phase. Page 5 of 5 Lina Smith From: CIPRIAN COZMIN VESA <ciprian_vesa@yahoo.com> Sent: Friday, May 11, 2018 7:57 AM To: Lina Smith Subject: Re:Tree protection Hi Lina Thanks for stopping by. I am having a hard time finding a tree from that list, at least from the stores in town. I'll head over to Canby over the weekend to see what I can get. I won't forget about it and will send pictures and receipt showing what I got. Thank you for your patience. Respectfully, Ciprian Vesa. On May 8, 2018, at 10:22 AM, Lina Smith<LinaCSAtigard-or.gov>wrote: Hi Ciprian, I went out to the site last week. Tree protection fencing looks good. Did you plant the new tree in the back? Can you just e-mail me a picture of it after you plant it? Thank you, Lina Lina Smith Assistant Planner City of Tigard I Community Development 13125 SW Hall Blvd.Tigard,OR 97223 E-mail: UnaCSntigard-or.gov From:CIPRIAN COZMIN VESA<ciprian vesa@vahoo.com> Sent: Friday,April 27, 2018 7:29 AM To: Lina Smith<LinaCS@tigard-or.gov> Subject:Tree protection Hi Lina I put the tree protection fencing up. I would like to plant the tree over the weekend and I wanted to make sure that I am getting the right one. The list doesn't show a caliper for the tree. 1"or 1 1/2"are common street sizes at planting. Should I go with that? Please let me know. Thank you. Ciprian 503-209 0544 <image001.jpg> <image002.jpg> 1 --+. 1 t k. V ,}/ ♦ .y .h �4� �E„n• �� St, .� N•N•NiiiN1 •�' - �",-. � � p i$i,.a�r'� ! il #'o y L Y `. ,.� Y�iilwwiu�•N�pMN•NNNN•iNW�i+N wa Y11NN w•p• r. icy A r� { iiw••www•iMNNHNwNwNN..,wN :'� i p' Flf NN�'ssW••wN•N•M•NM•HWMNwNw M•••� L rG . \ � � 5 a �iN•YYNM•N��M }y,,.� aNNNwM/M Qua, �------MNe •! v.Y N!�y�, Y ('„z' [iyH•.•� NNBYMxI�Mi��i•M•NM14Y•<� w ss �J' dit„C ww••ww••wi•Nw � +.� �`�f-r S •�, ..� N.Y•,R�aM wi•w••N•NNNH•NMN Hb ,�h,. �I • t. � .. •wNI•iYi••NM•NJNanNMiw•i•M•NN••.:�•NN•H•N•H• "'.�'.-•+r..y��.. KK g k+.. a += f .y, t vr'7'R,-;ems..,c}'t..!!� �'�.L. .....� � r,�.,✓.• 1 �'} i w r . O O i F ' k j e " City of Tigard . . , Memorandum To: MLP2016-00004 Case File From: Lina Smith, Assistant Planner Re: On-Site Vegetated Corridor Date: August 21, 2017 During the Minor Land Partition process for 14059 SW 119th Place (WCTM 2S110BB, Tax Lot 100), the on-site Vegetated Corridor was shown on the applicant's preliminary plat as an easement over Parcels 1 and 2. In written comments from Clean Water Services (CWS), dated March 6, 2017, the agency requested that the Vegetated Corridor be set aside in a separate tract from the proposed parcels. City staff contacted CWS via e-mail for clarification as to whether the agency would require an easement or a tract for the on-site Vegetated Corridor. On March 7, 2017, the agency responded via e-mail than an easement would be acceptable. Subsequently, the City of Tigard Planning Division issued an approval for the Minor Land Partition (Case No. MLP2016-00004) on March 16, 2017. However, in an e-mail dated June 13, 2017, CWS stated that the Vegetated Corridor would be required to be set aside in a separate tract. Therefore, the approved preliminary plat shows the Vegetated Corridor as an easement over Parcels 1 and 2, but the submitted final plat shows the Vegetated Corridor in a separate tract. City staff reviewed the submitted final plat to confirm the proposal still meets the applicable development standards for the R-4.5 zone (minimum lot size, minimum lot width, setbacks, etc.). These standards are met. Lina Smith From: Lina Smith Sent: Thursday,August 10, 2017 6:30 PM To: Khoi Le;Tom McGuire Cc: Al Dickman Subject: RE: MLP2016-00004, 2S110BB00100 Atrium Homes Hi Khoi and Tom, When land use was originally approved for Case No. MLP2016-00004, CWS notified us that only an easement (vs. a tract) was required for the on-site Vegetated Corridor. But based on recent communications with CWS below, it looks like now a tract is definitely required. I reviewed the final plat, and I don't have any objections or comments. It still meets Planning's applicable requirements (minimum lot size, setbacks, etc.), so I'll just add a note to the file regarding the change from easement to tract. Please let me know if you have any questions. Thank you, Lina Lina Smith Assistant Planner City of Tigard I Community Development 13125 SW Hall Blvd.Tigard,OR 97223 E-mail: LinaCS(2tiigard-or.gov From: Al Dickman Sent: Thursday, August 10, 2017 6:14 PM To: Lina Smith Subject: FW: MLP2016-00004, 2S110BB00100 Atrium Homes Tract......................see below From:Al Dickman Sent:Tuesday,June 13, 2017 3:10 PM To: 'Jackie Humphreys'<HumphreysJ@CleanWaterServices.ore>;Amber Wierck(WierckA@CleanWaterServices.org) <WierckA@CleanWaterServices.org> Cc: 'CIPRIAN COZMIN VESA'<ciprian vesa@yahoo.com>; Khoi Le<khoi@tieard-or.gov>;Toby Bolden (tbolden(cDwestlakeconsultants.com)<tbolden@westlakeconsultants.com> Subject: RE: MLP2016-00004, 2S110BB00100 Atrium Homes Jackie, I just spoke with Ciprian,the PM, who said he had a conversation with Amber regarding the sensitive area and that an easement over the entirety to the City was discussed. I am cc'ing communications with Toby Bolden,the surveyor, so he'll get firsthand information as to the plat revisions. Al.. i From:Jackie Humphreys [mailto:HumphrevsJ@CleanWaterServices.org] Sent:Tuesday,June 13,2017 2:25 PM To:Al Dickman<AL@tigard-or.gov> Cc: Khoi Le<khoi@tigard-or.gov>; 'CIPRIAN COZMIN VESA'<ciprian vesa@yahoo.com> Subject: RE: MLP2016-00004,2S110BB00100 Al, Typically,for land divisions,we would require the vegetated corridor be place within a tract with the protective easement over the entirety of the tract. Also,we would have the easement be to the benefit of Clean Water Services. Thanks, Jackie Sue Humphreys I Engineering Plan Review Clean Water Services I Development Services 2550 SW Hillsboro Hwy I Hillsboro OR 97123 o 503.681.5101 f 503.681.4439 engageep rmits facebook I twitter From:Al Dickman [mailto:AL@tigard-or.gov] Sent:Tuesday,June 13,2017 12:18 PM To:Jackie Humphreys<HumphrevsJ@CleanWaterServices.org> Cc: Khoi Le<khoi@tigard-or.gov>; 'CIPRIAN COZMIN VESA'<ciprian vesa@yahoo.com> Subject: MLP2016-00004, 2S110BB00100 Jackie, Reference your review memorandum of March 6, 2017. Comments( h & I ). Does the attached meet those comments? To me a tract needs to be shown along with the easement. Please comment. Thank You All Dickman City of Tigard a Senior Engineering Technician (503)718-2463 Work (971)255-7724 Mobile al@tigard-or.gov 13125 SW Hall blvd Tigard,or 97223 Al., 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." 2 Lina Smith From: Jackie Humphreys <HumphreysJ@CleanWaterServices.org> Sent: Tuesday, March 07, 2017 12:18 PM To: Lina Smith Subject: RE:Atrium Homes Partition Follow Up Flag: Follow up Flag Status: Flagged Hello Lina, Sorry for the confusion on this. Typical process would be to require a tract when a land division is occurring. An easement is also an option for this type of project. I am fine with the corridor being protected by an easement. Thanks, Jackie Sue Humphreys I Engineering Plan Review Clean Water Services I Development Services 2550 SW Hillsboro Hwy I Hillsboro OR 97123 o 503.681.5101 f 503.681.4439 engage permits facebook ( twitter From: Lina Smith [mailto:LinaCS@tigard-or.govl Sent:Tuesday, March 07,2017 7:59 AM To:Jackie Humphreys<HumphrevsJ@CleanWaterServices.org> Subject: RE:Atrium Homes Partition Good morning Jackie, Thank you for sending me these comments. I had a question about item "i," which says the corridor should be set aside in a separate tract. I previously contacted Amber,who said the corridor would be required to be in an easement, not a separate tract (please see attached e-mail). Whether it needs to be an easement vs. tract, I'm happy to communicate this information to the applicant— just wanted some clarification before I call them today, thank you! Best, Lina Lina Smith Assistant Planner City of Tigard I Community Development 13125 Hall Blvd.Tigard,OR 97223 E-mail: LinaCS&tiga��d-oror.gov From: Jackie Humphreys [maiIto:HumphrevsJ@Clea nwaterServices.or4] Sent: Monday, March 06, 2017 5:21 PM 1 To: Lina Smith Subject: Atrium Homes Partition Lina, Here is a copy of the Land Use Comments for the above project. Original will be sent via standard mail. Thanks, Jackie Sue Humphreys I Engineering Plan Review Clean Water Services I Development Services 2550 SW Hillsboro Hwy I Hillsboro OR 97123 o 503.681.5101 f 503.681.4439 engageep rmits facebook I twitter 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." 2 ATTACHMENT 4 CleanWater Services MEMORANDUM Date: March 6,2017 To: Lina Smith,Assistant Planner,City of Tigard From: Jackie Sue Humphreyolean Water Services(the District) Subject: Atrium Homes 2-Parcel Partition,MLP2016-00004,25110131300100 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. 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. 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. Site contains a"Sensitive Area." Applicant shall comply with the conditions as set forth in the Service Provider Letter No. 15-002570, dated September 22,2015. i. Developer may be required to preserve a corridor separating the sensitive area from the impact of development. The corridor must be set aside in a separate tract,not part of any buildable lot and, shall be subject to a"Storm Sewer, Surface Water,Drainage and Detention Easement over its entirety", or its equivalent. j. Detailed plans showing the sensitive area and corridor delineated, along with restoration and enhancement of the corridor. k. If there is any activity within the sensitive area,the applicant shall gain authorization for the project from the Oregon Department of State Lands(DSL)and US Army Corps of Engineers(USACE). The applicant shall provide Clean Water Services or its designee (appropriate city)with copies of all DSL and USACE project authorization permits. 1. 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 fmal construction plans and drainage calculations. Lina Smith From: Lina Smith Sent: Thursday, November 10, 2016 2:25 PM To: 'Amber Wierck' Cc: Al Dickman Subject: RE: CWS File Number 15-002570 Thank you Amber. We'll notify the applicant to show the easement on their revised plans, and to contact you regarding the easement specifics (size, location, etc.) Lina Smith Assistant Planner City of Tigard I Community Development 13125 Hall Blvd.Tigard,OR 97223 E-mail: LinaCS=,tigard-or.gov From: Amber Wierck [mailto:WierckA@CleanWaterServices.or41 Sent: Thursday, November 10, 2016 1:41 PM To: Lina Smith Subject: RE: CWS File Number 15-002570 Hi Lina, Thank you for contacting me about this. I have looked at the Service Provider Letter and specifically condition#17.We will require an easement over the Vegetated Corridor due to the partition. Thank you, Amber Wierck, PWS Environmental Review Project Manager Clean Water Services Development Services 2550 SW Hillsboro Hwy I Hillsboro OR 97123 o 503.681.3653 1 f 503.681.4439 engage permits I news I facebook I twitter From: Lina Smith [mailto:LinaCS@tigard-or.eovl Sent:Wednesday, November 09, 201610:02 AM To:Amber Wierck<WierckACc@CleanWaterServices.ore> Subject:CWS File Number 15-002570 Good morning Amber, I wanted to contact you regarding CWS File Number 15-002570 for a 2-lot partition at 14059 SW 119th Pl, Tigard, OR 97223. Will CWS be requiring the applicant to put an easement or tract over the Vegetated Corridor? The application is currently in completeness review. If the easement or tract will be required, then Engineering and I will notify the applicant to revise the plans accordingly. Feel free to contact me at (503) 718-2438 if you have any questions. Thank you, Lina Smith i Assistant Planner City of Tigard I Community Development 13125 Hall Blvd.Tigard,OR 97223 E-mail:LinaCS(2tigard-or.gov 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." z Lina Smith From: Lina Smith Sent: Tuesday,July 18, 2017 3:26 PM To: 'Redwood Vista HOA'; Edward Peters Subject: RE: parking on 119th Thank you. I will add this e-mail to the land use case file. Lina Smith Assistant Planner City of Tigard I Community Development 13125 SW Hall Blvd.Tigard,OR 97223 E-mail:LinaCSQtigard-or.gov From: Redwood Vista HOA [mailto:redwoodvistahoa(b)cimail.coml Sent: Thursday, July 13, 2017 2:53 PM To: Lina Smith; Edward Peters Subject: re: parking on 119th July 9, 2017 Dear Atrium Homes and City of Tigard, Our Homeowners met last week, one of the topics on our agenda was the parking issue during construction on the new lot. The Homeowners agreed that the best course of action is to have the construction workers park either on site or in one of the cul de sacs on 119th or Treeview CT as much as possible. We are aware that some vehicles are required to be close to the building site and kindly ask that they be moved as soon as they are no longer in use. Thank you, Kelly Hale President Redwood Vista HOA 1 Lina Smith From: Kelly Hale <kekoha64@yahoo.com> Sent: Thursday,June 29, 2017 3:15 PM To: Lina Smith; Redwood Vista HOA Cc: CIPRIAN COZMIN VESA;Atrium Homes; pforan@lbblawyers.com; srussell@lbblawyers.com Subject: Re: Redwood Vista -CC&R Amendment Attachments: new doc 2017-06-29 16.40.11.pdf Follow Up Flag: Follow up Flag Status: Flagged Lina, Here is the document you requested. Best regards, Kelly Hale Redwood Vista HOA On Monday, June 26, 2017 3:10 PM, Lina Smith<LinaCS@tigard-or.gov>wrote: Hi Kelly, Can you please send me a copy of the written request from the Redwood Vista HOA Board to add the Atrium Homes, LLC property into the association? When the Minor Land Partition was approved, the City included a condition of approval which states, "Prior to final plat approval, the applicant (Atrium Homes, LLC) shall provide documentation of a shared ownership and maintenance agreement with the Redwood Vista Homeowners' Association for SW 119th Place." Since it sounds like the CC&Rs cannot be revised until the final plat is recorded (based on the e-mails below), the City will accept the Board's written request as fulfilling the condition outlined above, so Atrium Homes, LLC can move forward with recording their final plat. Please let me know if you have any questions. Thank you, Lina Smith Assistant Planner City of Tigard I Community Development 13125 SW Hall Blvd. Tigard, OR 97223 E-mail: LinaCS(aD-tigard-or.gov On Friday, June 23, 2017 11:38 AM, "Russell, Steve"<SRussel I(aD_Ibblawyers.com>wrote: 1 I'm happy to do so. What is the status of the new lots in terms of land use approval? Has the plat or partition map been recorded? That needs to be finalized(and I need recording info) before we can do our part. Thanks. psr P. Stephen Russell III Landye Bennett Blumstein LLP 1300 SW Fifth Avenue Suite 3600 Portland, OR 97201 503.224.4100 503.224.4133 fax srussell@lbblawyers.com From:kellys email[mailto:kekoha64(a)yahoo.com] Sent:Thursday,June 22,2017 8:10 AM To:Russell,Steve Cc: Edward Peters;Foran,Patrick Subject: Re:Redwood Vista-CC&R Amendment Hi Steve, The Redwood Vista Home Owners Association has collected 75%plus votes to amend the CC&Rs to allow our Board of directors to make the decision to add new lots. I have a written request from the board members to add into the association the home and proposed adjacent lot at the corner of Gaarde and 119th owned by Atrium Homes. Please proceed. Best regards, Kelly Hale President, Redwood Vista HOA Sent from my Wad On Jun 6, 2017, at 2:06 PM, Foran, Patrick<PForan _,lbblawyers.com>wrote: Hi Kelly, My partner, Steve Russell, suggests that the material sent to owners might include the following, after the usual introductory paragraphs and followed by procedural instructions on the mechanics of voting,returning ballots, etc. The Declaration of CC&Rs for Redwood Vista did not provide a clear mechanism for annexing(adding) additional property into the Association. The owner of some property neighboring ours is in the process of platting two lots and a third small parcel that will serve as open space, and would like those three parcels to become part of Redwood Vista. The Redwood Vista CC&Rs can be 2 amended by a 75%vote, so the Board proposes that owners approve the following amendment, which would become a new paragraph in Article 7 of the CC&Rs: "With the written consent of the Association's Board of Directors, additional property contiguous to Redwood Vista may be annexed to Redwood Vista as Lots and/or Common Properties. Any Lots and Common Properties annexed to Redwood Vista shall have the same privileges and obligations as other Lots and Common Properties, respectively, including, without limitation, voting rights, assessment obligations, and use restrictions." If you or the Board have any questions,please let us know. Thanks, Pat PATRICK T.FORAM LANDYEBFAmTTBLUMsTmLLP( 1300 SW Fifth Avenue,Suite 3600 1 Portland,OR 97201 1(503)224-41001(503)2244133(fax) pforan@Jbblawyets.com(www.lbblawyers.com This e-mail is for the sole use of the intended recipient(s)and contains information belonging to Landye Bennett Blumstein LLP,which is confidential and/or legally privileged.If you are not the intended recipient, you are hereby notified that any disclosure,copying,distribution,or taking of any action in reliance on the contents of this e-mail information is strictly prohibited.If you have received this e-mail in error,please immediately notify the sender by reply e-mail and destroy all copies of the original message. This email has been scanned for email related threats and delivered safely by Mimecast. For more information please visit http://www.mimecast.com This e-mail is for the sole use of the intended recipient(s)and contains information belonging to Landye Bennett Blumstein LLP,which is confidential and/or legally privileged.If you are not the intended recipient,you are hereby notified that any disclosure,copying,distribution,or taking of any action in reliance on the contents of this e-mail information is strictly prohibited.If you have received this e-mail in error,please immediately notify the sender by reply e-mail and destroy all copies of the original message. This email has been scanned for email related threats and delivered safely by Mimecast. For more information please visit http://www.mimecast.com 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." 3 June 17,2017 To whom it may concern, We the board of the Redwood Vista Homeowners Association hereby approve adding the properties at 14059 SW 119th PL, Tigard, OR 97224 and 14079 SW 119th PL, Tigard OR 97224 to our homeowners association along with any adjoining greenspace or common properties.These Lots and Common Properties annexed to Redwood Vista shall have the same privileges and obligations as other Lots and Common Properties, respectively, including,without limitation,ring rights,assessment obligations,and use restrictions. Best regards, Kelly Hal President,Red d ViW4awners Association . '7 l� Jeff Enght. f Secretary,Redwo ista Homeowners Association c (:�� 2eineWilliamson Treasure,Redwood Vista Homeowners Association Scanned by CarnScanner DAVID D. HUNTER, CONSULTING ARBORIST PO Box 324 Forest Grove, OR 97116-0324 CCB # 189453 Metro License# 10648 Cell: (503) 319-0380 May 10, 2017 ddhunterarborist@aol.com Atrium Homes RE: 14059 SW 1191h Place Tigard, OR 97223 sewer line attachment and tree protection. The sewer line attachment will have no impact on the trees on the property. I see no need of tree protection for this aspect of the project. David D. Hunter (electronic signature) RSCA Registered Consulting Arborist#408 ISA Certified Arborist#PN-1068ARE V a C); - E PNW ISA Certified Tree Risk Assessor#0150 Professional Forester CITY OF�fGt�,�t�.�; N' DDH/ 17-165 14059 SW 119th Place Tigard, OR 97223 1 REDWOOD VISTA PLAT BOOK1.2-2- PAGE SITUATED IN THE N.W. QUARTER OF SECTION 10, TOWNSHIP 2-SOUTH, RANGE 1-WEST, RECORDED AS DOCUMENT NO. 9960.2 6/ WILLAMETTE MERIDIAN, CITY OF TIGARD, WASHINGTON COUNTY DATE: 8/3/98 JOB NO: 97-3 SCALE: 1"= 50' 1 HEREBY CERTIFY THAT THIS BASIS OF BEARINGS AND BOUNDARY TRACING IS AN EXACT COPY OF �j DETERMINATION PER SURVEY 27,369: NORTH 1/4 CORNER OF SECTION 10 AT THE INTERSECTION TH ORIG AL PLAT. OF S.W. 115th AVE. TO THE INTERSECTION OF 121th AVE. BEING ? SET A $PASS SCREW THE CENTERLINE OF GAARDE ST. AND THE SECTION LINE. Q ' Wr L. Mc�01 CLE REGISTERED j� s/a•I.R.F Y.P.C. NORTH 1/4 CORNER SECTION 10 PROFESSIONAL w SUMMERS PLS 1042• HELI)2'BRASS CAP IN MONUMENT LAND SURVEYOR �► 5+01.76; 18.41 RT. BOX AT INTERSECTION OF S.W. 115TH AVE HARRIS-1110MONAGLE ASSOCIATES, INC. i CENTERLINE AND NORTH UNE SECTION 10 $ �. E to+09.39 GEODETIC REFERENCE CC-022-098 ENGINEERS-SURVEYORS .•+ 00'00• ALSO KING GEODETIC CONTROL POINT 12555 S.W.HALL BLVD. BASIS OF BEARINGS N 90.00'00` W 40 00' 374 OF SURVEY OC-14 TIGARD, Olt 97223-6287 0 R E I PER S.N.27,389 $ N90'00'00_W 1327.41' PHONE: (563)639-3453 Ax.Y I- - 1.1N7 3 E ---------- - 6/6i I.R.f. --- ^� g 1307.417-- FAX (503)639-1232 WILLIAM s o s ONAq E vi C.R. 411 S W. GAARDE ST. 4+e1.6ar�70.02 RTS i EXPIRES 12-31-98 17 x 40'ADDITIONALPUBUC 00'44'57' W I I I DEDICATION t_20' 0,F WAY 20 1 1 70,00 ' 20 I w l I 17.00' I INITIAL POINT 0,F AMENDED BY 99036743 W i I 17.009 ; ++z SHEET INDEX I $ i. 00 SHEET 1: PLAT, CURVE DATA I I W -�I�O REDWOOD VISTA VE TAB G W I n CODE DELTA RADIUS LENGTH CHORD CHORD BEARING SHEET 2: DETAILS A, B, C AND D I I DEED ui5°74 s $I$ o °00 13' • SHEET 3: SURVEYOR'S CERTIFICATE I� I 0,3' > I I. W� LOT 4 d-7702'07 42.00' 58.47' 52.31' S33'26'17E F H0. m= H UI0 LOTS •4728'58' 42.00' 34.81' 33.82' S2B30' W PLAT NOTES, DECLARATION I I I AND APPROVALS. 113 I o 0,i n TRACT -3027'30 42.00' 22.33' 22.07' S6T4B'J1W I I g LOT 6 -52'IW 42.00' 38.34' 7. N70 ' :51 LOT 8 -48Z2'18' 18.00' 14.25' 13.86' N6720'4 W I o I 3/8'I.R.F. Y.P.C. 1 2 OiLOT 6 -8713.09• 18.00• 28.03' 25.28' S4&21131"W I I CARULE PLS 92t'I ^I A 6-343714 42.00' 25.38' 25.00' S6715'04'E ry� I W I R SN 19672 I IyyLOT 9 Z575819' 18.00' 18.20' 17.44' NW59' E HELD I I SEE (SM fED9672 10.00) NI 89'58'05` E 306.10' a Afl NIS p LOT 9 -41'24'1 42.00' 30.35' 29.70' N5743' E T►T S/a'1. IF ( - 119.90' I iS' wA �jQ�' K LOT 9 -1445'27 1LOT 1278.00' 31.916' 313 Oa' NiSTQST2 W l� 95.10 4o' 60.57 60.00 21 0 I PS.D.I"SFF NOTE 72 5'.00 S'P.SSE. LOT 10 -1859'4 82.50' 20.72 20.63 N8033'71 W 1''u �. LOT 10 -6457'0 18.00' 20.41 19.33 N3834'4WW ^1`! w w r0, � +'�5B-.W-- SEE NOTE 13 y1 LOT 10 -700017 42.00' 51.32 48.18 N41'06'23'W I I TRACT S E 13 26 6 m ] }W I$j ,� LOT 10 -4727'30 18.00' 15.54' 15.06' N51'22'44 W S 6910,'43'E 96.37 ?1 e 8 LOT 10 -2724'3 79.00' 37.79' 37.43' N1756'4rW W E 1 6,037 S.F. 8,111 S.F. 5 4923 S.F. 0_ tRACT• •1804'07 121.00' 33.92 33.82 N1836' W ( to TRACT'C -2723'58" 100.00 47.82 47.37 5175701 E w$ i 6.552 SF. 0.`�A <♦ y N Y +�Q �1_ ' I 04 ^ 4 SN 4927.F. p I b 60.51' 40.67 4r I ;I S 89'18'43'E ♦ R-10,.00 P.S. N-0.28 cr 1• L-14.5. S.W. TREEVI W CT. a rrpus. kc HELD 86.90' • �6�1 'lY 71260-- ' ♦ 1 iJL SEE NO 14 5 I.R.F. E-0.14 Z I I �I N ST49'4p• 0 16532 �� 0 100 16.211• 'PRIVATE ROAD TRACT "C"•W ^ z0' C N 89.56' 5' E 31 .45' 0,• jti 80,1 4 $r 5.15�M 5rw 10,365 S.F. �' z,* 96.00' 66.00' 55.00 110.46 SCALE 11' - 50' Z I ^' n I 8 495 SF. s �► R-1 .pp. 94.93' R-18.00' ---- J g I L-1�.20' 9 L-24 go* --- - ----- 5 00 ^ 13 p LEGEND: Ix M - o. 1 S U-18'43-E 5.a3t� -42.00' 7,977 IF. r.-37.11 + ---- w W I W 4626 S.F. a5i p Q 5/6-x30' IRON ROD SET WITH RED PLASTIC Q I L•30.35' i'�► '�r• 10 1 -20'P.S.D.E.k m eadS = I 130.91' 1 S 89.58'15` W! .'�% �J24 SF *all 11 g$ 12 g I WB.S.S.E. CAP STAMPED•W.LMe. L.S. 606• g 8 1 Y 78.00 I 5/6'X30• IRON ROD c. L.S.RED PLASTIC U '�0 8,035 SF. p o_ 5,858 SF. I I SEE NOTE 14 O S 8936'55'W 3 CAP STAMPED ,4. 1 L 606• 3 8g `j � $44• '15`W B�i W � �i $^ g' t„ 81.19' SET ON MAR.4. 1999 �cLMON.99130440 I 7,111!!SF 3 ( N 32 OQ'09'E 14 5/8' I.R.F.Y.P.C.STAMPED -ALPHA ENG.' I I S 89.58'15' W 1 1 SEE DETAIL D" 4213 1 d+ 14 5 B718'43•E 130.85' KI 59.65' I i v/1 __ TRECTS Bek 0 I K • S/6' I.R.F. WTH R.P.C.STAMPED*WLMc L.S.606' I I 3.00 x 130.00 FOO p }`�,�` I 01 ASEIA TS h 40,/6 SF. & C+ Olt POINT FOUND AS NOTED 1 PIPE UNE EASEMENT TO <�x $ TRACT AR's I i a ,�,� 53.00' 3264' rI S 001)3'06-E '� g '• I �--I THE TIGARD WATER DISTRICT '.'�• VAM I,N01 TRACT D DENOTES s/e•x3o• IRON Roo WITH ALUMINUM CAP 1 I mo'8 I QED BOOK J56 PACE 646 W 120th PLACE 9y905264s; ; = SEErETMI S.W. TRE HIL�7 27.90' y STAMPED MTH 'W.L.Ma LS p�CENTERLINES 0,F ROADS w - SET ON YAN.A 1999 4 1-MOM 99130440 I � 2 8 �I� PEC•�' AD•N51� � ; D PRIVA ROAD 3.e43 SF 12.37 I 7,849 S.F. S OF. TY LME 1 L-15-P.S.D.E. SEE NOTE 11 3 pR�O1�6'T� - 174.62 I 5EE I S 89'56'55- W 342.59' Q INITIAL POINT I I S 89'18'43'E 130.78' I 12.50'ACCESS AND PIPELINE i ' 25' NIDE INGRESS AND EGRESS SOUTH LINE O I I 155.78 h EASEMENT l0 TIGARD WATER I 1 EASEMENT AS 57A1Ep IN 5/8`I.R.F. REC. I.R.F. IRON ROD FOUND DISTRICT PER DEED i i I DEED BOOK 336 PG 468 ANO S.N. 16537 ONP97-122142 97-122142 I.P.F. IRON PIPE FOUND NDARAA,,�� BOOK 297 PACE 90 R.P.C. RED PLASTIC CAP YEOFT I I 1 1230 p r I DEED B"783 PG 297 5/6-I.R.F. Y.P.C. ARUNGTON RIDGE'I n_ 9,349 S.F. g i 'I I GEED BOOK 1129 PAGE 418 'SUMM _ 104J2 Y.P.C. YELLOW PL.ASnC CAP I _ I B 500'PIPE UNE EASEMENT THIS EASEMENT EXTENDS p 44 2, 8 N-S NORTH-SOUTH THE TIGARD WATER i 1 I NORTHERLY TO SW.GAAROE Sr. DI ti l I I I I asTRlcr DEED ; ;I I E-w EAST- wesT -156.73------ 15D DOCUMENT Na 7x-6901 i r I 1R/W RIGHT OF WAY HELD FOR N-S POSITION S 89'58'15' W 155.73' I I 1129 t� S.N. SURVEY NUMBER 3/4' I.P.F. BENT L_ 953 CENTERLINE S 89'5x'15' w 0.45' FOR OPERATION k MAINTENANCE OF DtS t DSA I5 Aa- ESMT. EASEMENT SEEN hPE 9M (1GA�p A r I I P P.SD.E PRIVATE STORM DRAIN EASEMENT 0�BOO P.SSE. PRIVATE SANITARY SEWER EASEMENT pA. 646 PUB. S.S.E. PUBLIC SANITARY SEWER EASEMENT N.T.S. NOT TO SCALE SHEET 1 OF 3 REDWOOD VISTA PLAT BOOK /aZ PAGE SITUATED IN THE N.W. QUARTER OF SECTION 10, TOWNSHIP 2-SOUTH, RANGE 1-WEST, RECORDED AS DOCUMENT NO. 99oO�y( WILLAMETTE MERIDIAN, CITY OF TIGARD, WASHINGTON COUNTY DATE: 8/3/98 JOB NO: 97-3 SCALE: AS SHOWN REGISTERED HARRIS-MCMONAGLE ASSOCIATES, INC. PROFESSIONAL ENGINEERS-SURVEYORS LAND SURVEYOR I HEREBY CERTIFY THAT THIS 12553 S.W.HALL BLVD. TRACING IS AN EXACT COPY OF TIGARD, OR 97223-6287 THE ORIGINAL PLAT. , PHONE*.'(503)639-3453 .. ,,'J _ REC. w 20.00' FAX: (503)839-1232OREGON, � :� '.�' pEEp 1j155 WIWAM L MTONAGLE Wil NO'L. McMONA g0' 1n W s O s S/e' I.R.F. Y.P.C. EXPIRES 12-31-98CAP DESTROYED p 89'58'05"EN_OS6PHjlW F R g ON SN 196772 N.T.S. Z 0- Iz F- e DEED REC' 42 N 89.58'05" E U, o c n C No• yT_ N 89 5655" E 317.45' O1 Q 60.00 ►- F .x------- 96.00' 55.00' 55.00' 5.00 i 110.45' 4iIn 89'58'05" E .- S ! y R=79.00' ANDPPUBUC STORM DRAINAGE c I a z LOT N 1.00' L=37.79' EASEMENT. SEE NOTE 14 i w ----- -------------------------------------- ------------------- -------- --------------------------� I r• t7i ME g 21.00' ;a M '4LO7 n $ I : 13 ------------ DETAIL A � A N,$ gi SCALE: 1"-10' LOT! a \ ; 8,626 S.F. 9 i L N 26'38'59" W —y 5' I •o8 \ % �'' 10.43' 107 LOT L07 1s' �3?4 S.F. 0 11 d I �' 12 6,055 S.F. = 5,656 S.F. W LOT 19 \� I 20' P.S.D.E. k 1 OO PUB. S.S.E. ; �0 21' SEE LL I aP�• 8/ SEE NOTE 14 S 89'58'15"W \w$. TyL I U \' �i 'a1 h i S 89'56'55" W 4=01.18'40" \ B 12. 0' J \\ w� ��?$, o 5P� 81.19 R=121.00' i :.+ CHORD DIS� �.• ��i . iI y77'L-2.P 277'9"EM1 1 S93� 0 88. 9" W,35 ' \ 1 `-. w 0) r \2115 8553:45- 5.27 W-42_00'_ po %�1 ��v 1OT �9 5p tb i � 'o N '�. �`v Iw 6?pm 6,816 S.F. HO 'ii Zeno NE Oy I e- �. •� *� 7.19' 1 'y !!� ,QPG NsS �• tai N13'47'41" , =20 7 55.00' 32.64' 2 ; TIGARD WATER 6: Z DETAIL B �` 78 \ 17. DIST. ESMT. a �7 k 6\6.37 25.00' i 12.50 h �. 3 �_ I SCALE: 1"-10' g s3 C4 S.W. TREEHILL CT. IZ 5.00' PIPE LINE EASEMENT �• 16_45__x_-_-_____-__-____________________- 0.00 co TO THE TIGARD WATER ANGLE POINT S89'56'55"W 136.29 g p^ i 20.00 RE 2 DISTRICT DEED �� " I DOCUMENT NO. 78-6901 NOO'03'O5"W_ / PRIVATE DRIVE TRACT 13ui$N I 3 1221'' 1 100.29 15.40 136.29' 3,843 S.F. 1 .38'' 106.02' LLl NO 91, S 89'56'55" W 342.59' U a * HELQ FOR N-S POSITION 12.50' ACCESS AND PIPELINE S 816532 E OF I J g SUMMERS PLS 042" I ; EASEMENT TO TIGARD WATER N �1N a H DISTRICT PER DEED SouTM REC'2142 I S 8N.956355" W 0.21' BOOK 297 PAGE 90 pEEpg1�12 t U N.T.S. Ilk' nv ' 25 WIDE INGRESS AND EGRESS W E NO. t--U�f--�---"'----- I EASEMENT AS STATED IN DETAIL D r•- I N 89'56'55"E DEED BOOK 356 PG 466 AND SCALE: 1'-20' S S 89'56'55"W r DEED BOOK 783 PG 297 3 1,00' 1.i w g DEED BOOK 1129 PAGE 416 (n B 11 o � 4y1� W V fN N F In z 21. 0' �$ N LOT- a w 10 .E r DETAIL C }E SCALE: 1 10' -------------- ------ SHEET 2 OF 3 REDWOODVISTA PLAT BOOKS PAGE ,. SITUATED IN THE N.W. QUARTER OF SECTION 10, TOWNSHIP 2-SOUTH, RANGE 1-WEST, RECORDED AS DOCUMENT NO. l WILLAMETTE MERIDIAN, CITY OF TIGARD, WASHINGTON COUNTY J DATE: 9/3/98 JOB NO: 97-3 REGISTERED PROFESSIONAL SURVEYORS CERTIFICATE: PLAT NOTES: HARRIS-MOIIONAGLE ASSOCIATES, INC. LAND SURVEYOR ENGINEERS-SURVEYORS 1. IN ADDITION TO OTHER EASEMENTS AS SHOWN OR NOTED,ALL LOTS AND TRACT'E, 12555 S.W.HALL BLVD. ' I WILLIAM L McMKONALE. HEREBY CERTIFY THAT I HAVE CORRECTLY SURVEYED AND ADJACENT TO PRIVATE ROAD TRACTS'K,'er,v.AND'D',ARE SUBJECT TO AN TIGARD,OR 97223-6267 0 R E G 0 MARKED WIN PROPER MONUMENTS,ALL LOT, TRACT CORNERS AND BOUNDARY UNE CHANGES 6.00 FOOT WIOf EASEMENT FDR PRIVATE STORM DRNNACE FACILITIES AND PHONE: S__)639-3463 JULY 14.11167 IN DIRECTION THE LAND REPRESENTED IN THE ANNEXED SUBDIVISION PLAT MIO AT THE SIDEWALKS.PUBLIC SANITARY SEWERS, WATER SUPPLY,AND OTHER PUBLIC AND FAX: {SSaas)s 639-1232 WILLIAM L MOMONAGLE INITIAL PONT OF BEGINNING I FOUND A 5/6' IRON ROD WITH RED PLASTIC CAP STAMPED PRIVATE REGULATED UTILITIES. 8 0 b 'W.LMC. L.S. SW LOCATED N 9000'00` W 1307.41 ALONG THE CENTERUNE OF SW GAARDE STREET FEET iPo0t�2-INCH THE NORTH LINE OF CIE NOR0,ANDQUAS CORNS OF SECTION 2.TRACTS'l1,'B'.'C.AND'Tl.ARE PRIVATE ROADS.AND ARE SUBJECT TO AN EXPIRES 12-31-96 20.00 CAPOVERALL BLANKET EASEMENT FOR INGRESS,EGRESS, PRIVATE STORM DRAINAGE 10;THENCE DESCRIBING THE'REDWOOD VITA' PIAT DOUNWNY,ALONG THE WEST UNE AS FACILITIES.AND SIDEWALKS.PUBLIC SANITARY SEWERS.WATER SUPPLY.AND OTHER I HEREBY CERTIFY THAT THIS DESCRIBED IN DEED DOCUMENT No.97-122142 S W44-5rW 31026 FEET TO THE SW PUBLIC AND PRIVATE REGULATED UTILITIES. TRACING IS AN EXACT COPY OF CORNER THEREOF;THENCE ALONG THE SOUTH UNE OF LAST SAID DEED, N 89'38'SS' E 317.45 FEET TO THE SE CORNER OF SAID DEED; THENCE ALONG THE EAST UNE OF DEED 3.TRACTS D V TA OM AND*Cr.ARE PRIVATE ROADS, AND ARE OWNED 8Y THE E ORICd AL PLAT. DOCUMENT No. 97-093903.S 00'41',0' W 136.00 FEET TO THE SE CORNER THEREOF; OPERATION VISTA HOMEOWNERS ASSOCIATION,WHICH IS RESPONSIBLE FOR THE THENCE ALONG THE SOUTH UNE OF LAST SAID DEED BEING PARALLEL WITH THE NORTH OPERATION ANO MAINTENANCE Of THESE PRIVATE ROADS, SUBJECT TO THE PROVISIONS AND CONDITIONS AS SET FORTH IN PUVA p�AY MAINTENANCE � L. MO GLE LINE THEREOF 5 69'56'55 W 342.59 FEET TO THE SW CORNER OF LAST SAID OECD; AGREEMENT AS RECORDED IN DOCUMENT Fb ,(]�2�6.Z. THENCE N 00'44'57' E 77.99 FEET; THENCE N 2536'59' W 5.27 FEET THENCE ALONG THE ARC OF A 121.00 FOOT RADIUS CURVE TO THE RIGHT HAVING A CENTRAL ANGLE 4.TRACT'E,AND ALL STORM ORANAGE FAOILft1ES WITHIN PRIVATE EASEMENTS AND OF 01118'40' (THE CHORD OF WHICH BEARS N 2S'553NY W 2.77 FEET)AN ARC PRIVATE ROADWAY TRACTS'Ar.-OF,'C',AND'D',AS SHOWN OR NOTED ON THIS CITY OF TIGARD APPROVALS: DISTANCE OF 2.77 FEET TO THE NE CORNER OF DEED DOCUMENT 96-131756:THENCE ALONG PUNT.ARE PRIVATE STORM DRAINAGE FACILITIES,AND SHALL OWNED AND THE NORTHERLY UNE OF SAD LAST OECD.S 69'56'15' W 76.00 FEET;THENCE S MAINTAINED BY THE REDWOOD VISTA HOMEOWNERS ASSOCIATION.AS SET FORTH IN 44`5516' W 33.94 FEET.THENCE S 69'56'1569'56'15W 59.65 FEET TO THE NW CORNER OF THE PRIVATE STO ILRY MAINTENANCE AGREEMENT AS RECORDED IN APPROVED THIS OAY('� •"~�/ 1996 LAST SAID DEED:THENCE ALONG THE WEST UNE OF LAST SAID DEED,S 00'44'57' W DOCUMENT No. 't�NAOL By. Q 7b�vvt,.•�,r+- 143.00 FEET TO THE SW CORNER THEREOF ON THE NORTH LINE OF THE TIGARD WATER ENGINEER DISTRICT PROPERTY AS DESCRIBED IN DEED BOOK 356 PAGE 646;THENCE ALONG THE S.TRACT'S'• SHALL BE SUBJECT TO AN OVERALL BLANKET PUBLIC SANITARY SEATER ON NORTH LINE OF LAST SAID DEED S 6556'15 W 155.73 FEET TO THE EAST UNE OF EASEMENT. � . THE DULY RECORDED PLAT OF' JNGTON RIDGE;THENCE ALONG THE EAST LINE OF SVD THIS AIDAY OF 1906 PLAT, N 0741'17' C 350.27 FEET TO THE SW CORNER OF THAT LAND AS DESCRIBED IN 6.TRACTS'B AND'O',ARE PRIVATE ROADS, AND ARE SUBJECT TO A RIGHT OF DEED RECORDING No. 83-025474,THENCE ALONG THE SOUTH UNE OF DEED RECORDING No. INGRESS AND EGRESS, FOR THE BENEFIT OF THOSE LANDS AS DESCRIBED IN DEEDNY, Ag RECORDING DOCUMENT No. 97-095264 TOGETHER WITH AND SUBJECT TO THE PROPERTY CAli% 83-023AND 90-13155• N BPSLO E,06.10 FEET TO THE T CORNER OF DEED UEE NE ADJUSTMENTS AS RECORDED IN DD DOCUMENT No.96-131756 AND 96-131757• RECORDINGG No. 90-13155;THENCE ALONG THE EAST LINE OF LAST SAD DECO,HENAND DEED BOOKS 1150 PACE 953,BOOK 1129 PAGE 416,AND BOOK 355 PAGE 646• BEARDS STREET:TT N W4437' E 1HEN FEET TO THE SOUTHERLY E FOOT RIGHT L WAY UIQ OF SW THEIR SUCCESSORS AND ASSIGNS AS MAY BE APPLICABLE. UPON DEVELOPMENT. CE S 9000'OC E 40.00 FEET lO THE INITIAL POINT OF REDEVELOPMENT OR DIVISION OF THESE PROPERTIES THEY SHALL BE RESPONSIBLE BEGINNING. FOR AN EQUAL SHARE OF THE OPERATION AND MWNTENMCE OF TRACTS"S AND'0', WASHINGTON COUNTY APPROVALS: AND THE PRIVATE DRAINME FACILITIES AS SET FORTH IN THE PRIVATE ROADWAY CONTAINING:2.05 ACRES. MAINTENANCE AGREEMENT AND THE PRIVATE STORM DRAINAGE FACILITIES APPROVED THIS� DAY OF . AM9 9 AS PER ORS 92.070(PAR. 2)THE POST-MONUMENTATKIN OF THE INTERIOR MONUMENTS IN MAINTENANCE AGREEMENT AS PROVIDED FOR IN PLAT NOTES No.3 AND 4 ABOVE WASW NTY THIS SUBDIVISION WILL BE ACCOMPLISHED WITHIN 90 CALENDAR DAYS FOLLOWING THE 7.TRACT'Dr.A PRIVATE ROAD, IS SUBJECT TO A RIGHT OF INGRESS AND EGRESS. --�� Q• li�- COMPLETION OF PAVING IMPROVEMENTS OR ONE YEAR FOLLOWING THE ORIGINAL PLAT FOR THE BENEFIT OF THOSE LANDS AS DESCRIBED IN DEED RECORDING DOCUMENT No. RECORDATION WHICHEVER OCCURS FIRST IN ACCORDANCE WITH ORS 92.060. 97-122142 90-13155 AND 97-093264,TOGETHER WITH AND SUBJECT TO THE A O'Y 1996 9 PROPERTY LINE ADJUSTMENTS AS RECORDED IN DEED DOCUMENT No. 96-131756 AND APPROVED THIS.-.�[�I.T.NDAY 98-131757•THEIR SUCCESSORS AND ASSIGNS. UPON DEVELOPMENT OR REDEVELOPMENT DIRECTOR OF ASSESSMENT AND TAXATK OF THESE PROPERTIES THEY SHALL RE RESPONSIBLE FOR AN EQUAL SNARE OF THE (WASHIINGION COUNTY ) OPERATION AND MAINTENANCE O TRACT'JY AS SET FORTH IN THE ROADWAY y„ J MAINTENANCE AGREEMENT AS STATED IN PLAT NOTE No.3 DECLARATION: S.ALL REStR�1C710N DAs 'AM foRTHSNBJECT TO c AL4 OME OWNERS�OCIATION 199/ AS RECORDED IN DOCUMENT No. WASHINGTON COUNTY DEED ATTEST THS DAY Of -. KNOW ALL MEN BY THESE PRESENTS THAT FOUR'0' CONSTRUCTION CO.,AN OREGON RECORDS. -� L�• DIRECTOR DECENT AND TAX+ITION CORPORATION DOES HEREBY MAKE, E5TALISH ANO DECLARE THE ANNDKED MAP OF'REDWOODSUPPLY IX-OFFICIO NTY CLERK VISTA`AS DESCRIBED IN THE ACCOMPANYING SURVEYORS CERi1FlCAME A TRUE MAP AND PLAT 9.TRACT'C,A PRIVATE ROADWAY PROVIDES FOR A PUBLIC EASEMENT FOR WATER BY.- 'YJ? • k�. AS THEREOF.•NLOTS AND TRACTS BEING OF THE DIMENSIONS SHOWN AND THEY DO HEREBY GRANTED THETIGTIGARD WATER DISTRICT TIN DEED BOOK 297REFERENCE INCORPOTES THOSE BENPAPACE 90 AND DOCUY MENT � DEPUTY DEDICATE ALL TO THE PUBLIC.AS PUBLIC WAYS FOREVER ALL STREETS,AND HEREBY GRANT ALL :c TRACTS AND EASEMENTS SET FORM FOR THE USES STATED AND AS SHOWN OR NOTED ON SAID No. 70-6901. MAP. JAd4ARV _ Tow 10. LOT 1, !$SUBJECT TOA 5.00 FOOT WIDE UNDSGPE EASEMENT TO THE CITY OF APPROVED THIS-�-DAY OF BY, TIGARD ALONG THE SOUTH LOT UNE WITHIN THIS EASEMENT IS A 2.00 FOOT NIGH, wASNINCTON COUNTY BOARD OF COMMISSIONERS J. CONTINUOUS LANDSCAPE MOUND,THE MAINTENANCE OF WHICH SHALL BE THE PRESIDENT RESPONSIBILITY OF THE OWNER OF LOT 1. THIS LANDSCAPE MOUND SHALL REMAIN IN PUCE AT ALL TIMES TO DIRECT A POSSIBLE OVERFLOW FROM THE 71GARO WATER DISTRICT RESERVOIR AWAY FROM THE PROPERTY. 11. LOTS t THROUGH 5,ARE SUBJECT TO A 15.00 FOOT WIDE PRIVATE STORM AND SURFACE WATER DRAINAGE EASEMENT FOR THE BENEFIT OF THE REDWOOD VISTA HOMEOWNERS A SUBDIVISION PUT CONSENT AFFIDAVIT FROM STERLING SAVINGS ASSOCIATION. ACKNOWLEDGEMENT: ASSOCIATION. A TRUST DEm J�11EFyCIARY, HAS BEEN RECORDED IN DOCUMENT NO !I WASHINGTON COUNTY DEED RECORDS. STATE OF OREGON ) 12. LOT 6, IS SUBJECT TO PRIVATE STORM DRAINAGE EASEMENT ADJACENT TO THE COUNTY OF WASHINGTONNORTH LAT UNE AS SHOWN, FOR THE BENEFIT OF LOT 7. BE R REMEMBERED THAT ON THIS -3 DAY OF pGGE i1713BK 1998 13, LOT S. 15 SUBJECT TO A 15.00 FOOT WIDE PRIVATE SANITARY SEWER EASEMENT STATE OF OREGON ) BEFORE ME A NOTARY PUBLIC IN AND FOR SAID STATE AND COUNTY ADJACENT TO THE NORTH LOT LINE FOR THE BENEFIT OF LOT 7. COUNTY OF WASHINGTON) a. PERSONALLY APPEARED DAVID J. NST RUCTION Co.. BEFM, DULY SWORN DID SAY THAT HE IS 1 DO HEREBY CERIFY.1}iAT THIS SUBDMSKI P ;T, WAS REC OR PRESIDENT OF SATO FOUR'tY' CONSTRUCTION o.. AN OREGON CORPORATION,AND THAT SAID 14. LOTS 10, 11, 12, 13 AND 14,ARE SUBJECT TO A PRIVATE STORM DRAINAGE AND A RECORD ON TH DAY O 1 AT INSTRUMENT WAS SIGNED ON BEHALF OF SAID CORPORATION AND HE ACKNOWLEDGED SAID PUBLIC SANITARY SEWER EASEMENT SET FORTH AS FOLLOWS. LOTS 10 AND 11.THE O'CLOCK M,AND ITEC DED IN CLERK RE INSTRUMENT TO BE A FREE ACT AND DEED. NORTH 15.00 FEET, LOT 12,THE NORTH 15 FEET AND THE EAST 5.00 FEET, LOT 13 AS SHOWN ON THE PUT,AND LOT 14,THE WEST 12.38 FEET, FOR THE COMMON 8Y: �E LER ._., O TESTIMONY WHEREOF, I HAVE HEREUNTO, SET MY HAND AND AFFIXED MY BENEFIT OF SAID LOTS AS WELL AS THAT LAND DESCRIBED IN DEED BOOK 1129 PAGE OFFICIAL SEAL THE DAY AND YEAR LAST ABODE WRITTEN. 416 AND DEED BOOK 1150 PAGE 953,THEIR SUCCESSORS AND ASSIGNS. h72a>OLR. �-� 15.THAT LAND AS DESCRIBED IN DEED DOCUMENT No. 97-095264, WAS BEEN MODIFIED NOTARY PUBLIC ( K ` i st.i BY A PROPERTY UNE ADJUSTMENT AS APPROVED BY THE CIT'OF TIGARD CASE FILE ONE.a.n No. 97-0005,THIS MODIFIED PROPERTY BOUNDARY IS AS SHOWN ON THE PUT. STATE OF OREGON )) • '. . vy«„�;,A ;y REFLECTING THOSE ADJUSTMENTS AS DESCRIBED IN DEED DOCUMENTS 96-131756.AND COUNTY OF WASHINGTON H6. MVCu,MMas5KrN E.YPIRr;710V W.inlli 98-131757. 1 DO HEREBY CERTIFY THAT THIS TRACING IS A COPY CERTIFIED TO ME, 16.THIS SU90IV1SION IS SUBJECT TO THE CONDITIONS OF APPROVAL PER CITY OF BY THE SURVEYOR OF THIS SUBDIVISION PLAT.TO BE A TRUEE.,AN�Q,..AC.TDA TIGARD CASE FILE No. 97-ODDS. OF THE INAL,AND�AT ITS AS.RECORD K O_ n IN THE Y INTERIOR CORNER MONUMENTS ION: �CLERK .M�7ra- T IN ACCORDANCE WITH O.R.S 92.070•THE INTERIOR CORNERS OF THIS :OlJBy: , SUBOMSKON HAVE BEEN CORRECTLY SET WITH PROPER MONUMENTS.AN AFFIDAVIT HAS BEEN PREPARED REGARDING THE SETTING OF SND L.AM 99130440DEPUTY CCU MONUMENTS AND IS RECORDED IN DOCUMENT NO. 99036743 HIM WASHINGTON COUNTY DEED RECORDS. APPROVED THIS., Z ..sG_4 DAY OF _70 C twcL . w�u NMT1401VEYORR SHEET 3 OF 3 i ter.••.1 •�yv,. ; .. !.^i, ` 't - _.�� y,�r•:y�: - -..•a-. ...s: •'••� �„�. • t -• t,. i � ' •�"'+ - a .. . . - •• i �z�� .. � s .r • -`. •,_ •'f ...� _ �� a v �; � 'a �• a' � ,` •. ' tib• -. � _ _ n J: 'ti+ ;y �_ +.R ".J'• +,'. •f *a••'yyr,,� i. - ►`• .{ k ,r '� �� }R1r. q�rC S q'i`•a.','x.f�"'Jrt��a a.,'•r •....�'.�3.:•. :�,, :iiT. aS .Y.'S•'". ..ar,••4��.a `i� .r`•t r'.a rr 1�,, jt dam•+..�..~.+'rl Y,;Jw ab.�" `S.�'..•.a �wt�'` r• k,. ?;•'r�r' •V fFl S ••cyr a.:a '• �• Y �' ti•+•y":� r. rb,,.4>.�yt7. �� ..�_• �•�� 'r �+_2 t t. y•+,z,rzy`.a. �'Xy,�rr�. i•.�.�i�A�.•wS.s3�: i . * �a �•.��•�. 1�+i. xaw`�:'•�y' tiiw.w�'` t�'�; . •��['." Yn.ti M aw } '�a. %�"7�r. 1 �-•iM •�'-+►yl�'a. '. `• y1r y ��a .�''" J� 'y/� 4 •wr,• •4iCs.t'.i��"'c?r � Ip-�at�a'�Y;��•..,'.+,'r;•.. f�.�.jk, �.7 'q't a`^' �:�Z,,`jfryy�,• } .aO�t �i� �"� .•��,-� ,�5+.- .�s� i. .•T �i .� rte?^ f..�.• _��':,j �+�'Y.: j-.s ��+;y�� !�{. 6�l "�v � 1►J. -r�.i.�a•q �,. _ s "�• .•.�, bT.ATri ON OnEG2'k 4 SS County of Mohington j mant and tti5riAr' o 0?linty Clerk Int rtifj that the with ooNed end re rtied. oil of aald HARRIS y-•�MC�+�I��I�O. NAGLE county. �, 4' + � � S ENGINEERS - SURVEYORS �. ��. �± `�•• R, }' lroC10f of 12555 SW HALL BLVD. lark n,E"- TIGAIiD, OREGON 97223 Doc 99436743 Date-March S. 1999 Inv 8138 11.40 03/29/1999 08.53:24am INTERIOR PROPERTY CORNER MONUMENTATION AFFIDAVIT I.William L.McMonagle, P.L.S.0 808,beim first duly swam,do hcrcby say that in accordance with ORS 92 070, 1 have wnrecdy sttnvyed and marked pith pre W manum ats+the interior property cormn as indicated on the plat of-REDWOOD VI]STA'•as a wt'tlod in Plal Book 122, Pages 1, 2 mg 3, mcords of plats of Washington County. Said corwrs%ere set an"March 4, 199'9. NO'T'E-THE CENT ERU NE MONUtI►ENTATION WILL BE SET AND AN AFFIDAVIT Fa.ED WITHIN 45 DAYS OF THE FINAL PAVING 1. Due to a concrete block raemining wall a Brass screw and washer, stamped-LS 800 was scat at that NrW cotwr of Tran"D-, SW 110 A,.c. a private street 1:E6ED LA 140 asst an NOTARY STATEMENT: OV sur_ Al MA�.E State of Oregon m v • County of Washington Subscribed and sworn to before me this •day ofr4otrc" j, 1999. +DI�fL11�1!BEAT t. •— •i�..�.�IGi L1WMIILIIL 4DTAAY P1JdL3G0M00N Notary Public for Oregon myCOIfYTB#iO�N E� 1ti0CMt Lanm S. L udwick.Notarial Offictr. My commission expires on .OL�_2.Qt._2.3G COUNTY SURVEYOR APPROVAL Appmvcd this day of A6 1999,in accordance with ORS 92.070(4) Washington Courq Suri eyor &J1AV % To 'M5 is is toK+tll Swr6410f STATE OF OREGON County of Washington SS i, Jerry n r of Assess- 06 oqFTEk1' REA001e01NG : Cment lerk ford i n- ortlfy tha the wit ' i calved HARRIS - MCMONAGLE and re rUe - o� of said offi county. * • - V� ASSOCIATES, INC. L ': Vj- " • N INEERS - SURVEYORS •` �1' Irector of 12555 SW HALL BLVD. soration, Ex- TIGARD, OREGON 97223 Ierk Date: November 5, 1999 Doc : 99130440 Inv : 8550 11.00 CENTERLINE OF ROAD MONUMENTATION 11/23/1999 04: 36: 18pm AFFIDAVIT I, William L. McMonagle, P.L.S. #808,being first duly sworn, did say that I am the surveyor who surveyed the Plat of REDWOOD VISTA, recorded in Plat Book 122, Pages 1, 2 and 3, Washington County Plat records. In accordance with ORS 92.070(3), the subdivision plat has been correctly surveyed and marked with proper monuments at the interior corners of the subdivision as noted on the original subdivision plat. Said monuments were set on"OCTOBER 19, 1999. STAMP AND RENEWAL T 12-31-2000 REGISTERED PROFESSIONAL { LAND EYOR NOTARY STATEMENT: State of Oregon ) 0 R E 0 County of Washington)ss WILL My c MONAGLE Signed and sworn to before me 88 this e 1%'.day of o , 1999. Lance S. Ludwick, Notarial Officer OFFIC1111' ' LAMCt i LIfID11111f+K Notary Public for Oregon COM IY SS 905M Lance S. Ludwick, Notarial Officer. qkISSION EXPIRES OCT t0.200i My commission expires on ly 12.0 Zoe COUNTY SURVEYOR APPROVAL Vd App rov this y of O J . , 1999, in accordance with ORS 92.070 (3) Kenneth A. Bauer, P.L.S., Washington County Surveyor City of Tigard February 14,2017 Atrium Homes,LLC Attn: Ciprian Vesa and Edward Peters 15020 SW 149`''Place Tigard,OR 97224 Project: Atrium Homes, LLC Partition Site: 14059 SW 119`s Place;WCTM 2S110BB,Tax Lot 100 Land Use Files: MLP2016-00004 Dear Property Owner(s): .-� Please be advised that the above referenced land use application has been deemed complete as of February 14, 2017,in accordance with Tigard's submittal requirements and Oregon Revised Statutes 227.178. The 120-day deadline by which the City must reach a final decision on this application is June 14,2017. If you decide to withdraw your application before a decision is rendered, please be aware that application fees may not be fully refundable. Please feel free to contact me at (503) 718-2438 or via email at LinaCS a,tigard-or.gov should you have any questions. Sincerely, Lina Smith Assistant Planner Copy: MLP2016-00004 Land Use File 13125 SW Hall Blvd. • Tigard, Oregon 97223 • 503.639.4171 TTY Relay: 503.684.2772 0 www.tigard-or.gov • Land Use A Plicahon = COMPLETENESS REVIEW REQUEST TO: Khoi Le,Principal Engineer RETURN TO: Lina Smith,Assistant Planner DATE SENT: January 31,2017 REPLY REQUESTED BY: FEBRUARY 14. 2017 PROJECT NAME: Atrium Homes,LLC Partition CASE NUMBER: MLP2016-00004 PROJECT ADDRESS: 14059 SW 119`h Place PROJECT DESCRIPTION: The applicant is requesting a Minor Land Partition to divide a 0.63- acre site into two (2) parcels. Parcel 1 will be 17,326 square feet in size and Parcel 2 will be 10,312 square feet in size. Complete? Yes ❑ No Comments below or❑ See Attached is\curpin\masters\completeness review request.docx Land Use Application -pte TIGARD , COMPLETENESS REVIEW REQUEST TO: Lina Smith FROM TO: Khoi Le, Principal Engineer DATE SENT: Tuesday, February 14, 2017 PROJECT NAME: Atrium Homes CASE NUMBER: MLP2016-00004 PROJECT ADDRESS: 15020 SW 149TH Place Tigard,OR 97223 PROJECT DESCRIPTION: Two Lot Partition ® Complete Comments below or❑ See Attached PUBLIC FACILITY PLAN Project: MLP2016-00004 Atrium = Homes COMPLETENESS CHECKLIST Revised 2-14-2017 GRADING N SHOWN ® Does proposed grading impact adjacent Shown parcels? ❑ Yes N No ® Adjacent parcel grades shown. YES STREET ISSUES N Right-of-way clearly shown. SHOWN ® Centerline of street(s) clearly shown. SHOWN Street name(s) shown. SHOWN ® Existing/proposed curb or edge of pavement SHOWN shown. ® Street profiles shown. NOT APPLICABLE ® Future street plan: Must show street profiles, NOT APPLICABLE to o on adjacent parcel(s),etc. ® Traffic impact report. N/A N Street grades compliant? EXISTING PRIVATE STREET ® Street widths dimensioned and appropriate. Yes ® Private streets?Less than 6 lots and width YES&YES&WIDTH SHOWN appropriate? N Gaarde St. ROW dedication to 38 ft Yes SHOWN (written) SANITARY SEWER ISSUES N Existing/proposed lines shown. Shown N Stubs to adjacent parcels required/shown? Shown WATER ISSUES REVISED: 2/1/2016 Page 1 of 2 ® Existing/proposed lines w/ sizes noted? Shown ® Existing/proposed fire hydrants shown? SHOWN ❑ Proposed meter location and size shown? Shown 1" N Proposed fire protection system shown? NOT REQUIRED STORM DRAINAGE AND WATER QUALITY ISSUES ® Existing/proposed lines shown? WEEP AT CURB ® Preliminary sizing calcs. For water TO PAY FEE IN LIEU quality/detentionprovided? ® Water quality/detention facility shown on TO PAY FEE IN LIEU Tans? ® Facility shown outside and wetland buffer? FACILITY NOT REQUIRED,FEE IN LIEU ® Storm stubs to adjacent parcels WEEP AT CURB required/shown? CWS SPL requires vegetated corridor enhancement of 6,749 sq ft,and removal of existing garage and covered patio. SHOWN The submittal is hereby deemed N Complete ❑ Incomplete By:ALFRED DICKMAN,SR ENGINEERING TECHNICIAN Date: 2/14/2017 REVISED: 2/1/2016 Page 2 of 2 ■ City of Tigard November 10, 2016 Atrium Homes, LLC Attn: Edward Peters 15020 SW 149 Place Tigard, OR 97224 Re: Completeness: Atrium Homes,LLC Partition Case File No. MLP2016-00004 Dear Property Owner(s), The City has received your application for a Minor Land Partition to divide a 0.63-acre site, located at 14059 SW 11911, Place, into two (2) parcels. Staff has completed a preliminary review of the submittal materials, and determined that the following additional information is necessary before the application can be deemed complete: 1. Public Facility Plan Completeness Checklist: Review the grading, street, sanitary, water, and storm drainage standards identified in the enclosed Public Facility Plan Completeness Checklist (dated November 1, 2016), and revise your application accordingly. Any questions regarding these items should be directed to Al Dickman, Senior Engineering Technician at (503) 718-2463 or alktitigard-or.gov. 2. Clean Water Services Vegetated Corridor Easement: Clean Water Services will require an easement over the existing Vegetated Corridor. Contact Amber Wierck, Clean Water Services at (503) 681-3653 or WierckA,&CleanWaterServices.org, and revise your application accordingly. 3. Urban Forestry Plan: Revise your Tree Canopy Site Plan and Supplemental Report to clearly identify the locations, species, and sizes of proposed street trees. 4. 500' Property Owner Notification Form: Complete the attached form and submit to Joe Patton, Senior Administrative Specialist at (503) 718-2714 or joep cadgard-or.gov. 5. Copies of Application Materials: Submit six (6) complete sets of all application materials (including full-sized, revised site plans). 13125 SW Hall Blvd. • Tigard, Oregon 97223 a 503.639.4171 TTY Relay: 503.684.2772 0 www.tigard-or.gov 6. Reduced-Sized Plans: Submit ten (10) sets of reduced-sized plans (on 81/2" x 11" or 11" x 17"paper). 7. Electronic Copies: Submit one (1) compact disc with electronic copies of all application materials If you have any questions with regard to these items, please feel free to contact me at (503) 718-2438 or LinaCS&tiga_ rd�-or.gov. Sincerely, Lina Smith Assistant Planner CC: MLP2016-00004 Land Use File Land Use Application 191 COMPLETENESS REVIEW REQUEST TO: Kim McMillan,Assistant City Engineer RETURN TO: Lina Smith,Assistant Planner DATE SENT: October 31, 2016 REPLY REQUESTED BY: NOVEMBER 10, 2016 PROJECT NAME: Atrium Homes,LLC Partition CASE NUMBER: MLP2016-00004 PROJECT ADDRESS: 14059 SW 119`h Place PROJECT DESCRIPTION: The applicant is requesting a Minor Land Partition to divide a 0.63- acre site into two (2) parcels. Parcel 1 will be 17,516 square feet in size and Parcel 2 will be 10,312 square feet in size. Complete? ❑ Yes ❑ No Comments below or❑ See Attached is\curpin\masters\completeness review request.docx PUBLIC FACILITY PLAN Project: NILP2016-00004 Atrium Homes COMPLETENESS CHECKLIST GRADING ❑ Existing and proposed contours shown. NOT SHOWN ❑ Does proposed grading impact adjacent parcels? El Yes ❑ No GRADING NOT SHOWN ® Adjacent parcel grades shown. YES STREET ISSUES ® Right-of-way clearly shown. SHOWN ® Centerline of street(s) clearly shown. NOT SHOWN ® Street name(s) shown. SHOWN ® Existing/proposed curb or edge of pavement SHOWN shown. © Street profiles shown. NOT APPLICABLE Future street plan:Must show street profiles, © to o on adjacent parcel(s),etc. NOT APPLICABLE ❑ Traffic impact report. NOT INCLUDED © Street grades compliant? EXISTING PRIVATE STREET ❑ Street widths dimensioned and appropriate. NOT SHOWN ❑ Private streets?Less than 6 lots and width YES&YES&WIDTH NOT SHOWN appropriate? ❑ Gaarde St. ROW dedication to 38 ft NOT SHOWN SANITARY SEWER ISSUES ❑ Existing/proposed lines shown. NO SS MAIN PLAN OR PROFILE ❑ Stubs to adjacent parcels required/shown? FROM PROPERTY NOT FROM MAIN WATER ISSUES ❑ Existing/proposed lines w/ sizes noted? NOT SHOWN ® Existing/proposed fire hydrants shown? SHOWN REVISED: 2/1/2016 Page 1 of 2 ❑ Proposed meter location and size shown? NO SIZING ® Proposed fire protection system shown? NOT REQUIRED STORM DRAINAGE AND WATER QUALITY ISSUES ® Existing/proposed lines shown? WEEP AT CURB Z Preliminary sizing calcs. For water TO PAY FEE IN LIEU quality/detentionprovided? ® Water quality/detention facility shown on TO PAY FEE IN LIEU Tans? ® Facility shown outside and wetland buffer? FACILITY NOT REQUIRED,FEE IN LIEU Z Storm stubs to adjacent parcels WEEP AT CURB required/shown? CWS SPL requires vegetated corridor enhancement of 6,749 sq ft,and removal of existing garage and covered patio.These are not shown on the plan. Street trees not shown on plan. The submittal is hereby deemed ❑ Complete Z Incomplete By:ALFRED DICKMAN,SR ENGINEERING TECHNICIAN Date: 11/1/2016 REVISED: 2/1/2016 Page 2 of 2 LARGE PLANS FOR THIS FILE ARE-. IN THE RECORDS ROOM SIGHT DISTANCE CERTIFICATE FOR 14059 SW 119TH PL Using Topcone 211 D Total Station, setting the instrument 10 feet off of curb line (SW 119th PI), on center of future driveway with the height of instrument 3.5 feet, and height of the rod 4.25 feet (per approved Site Distance Calculation), I found: No obstruction south on 119th PI for 284 feet, as depicted on the attached sketch. No obstruction north on SW Gaarde St. for 187 feet, as depicted on the attached sketch. Even if is less than 250 feet, it is a "T" intersection and is further as we need. RSG ENGINEERING CO. RICHARD S. GEORGESCU P.E. 19492 cr4j U1/4 C} EGO;+t�.� 574 CE 0 o Q 0 I- • 0 I r co V, Wa 0 CD w ac a � NT CS,f5Imam CCW Q LL. mz3 / Z 11 T I c '''''----- PAla. w•cc,.t,arv.nw 4 i. .........V3:"..- Qf 0 is ii Id i /111111 O Xi tO CO U Q st C.c CCN-4N' 4J tnizr 2 03 wt.,=n ori SITE PLAN FOR 14059 SW 119TH PL. TIGARD OR. PAR TI TION L OCA TED IN THE N. W. 1/4 SECTION 10, 12S., R. 1 W, W.M., CITY OF TIGARD, WASHINGTON COUNTY, OREGON JANUARY 20, 2017 SCALE 1 "=30' PLANNING FILE NO. SHEET 1 OF 2 NORTH LINE, SECTION 10, T25, R1 W, W.M. 7.00 FEET NORTH OF AND PARALLEL WITH MONUMEN TED CENTERLINE OF SW GAARDE STREET (COUNTY ROAD NO. 411) PER SN 30047 VII HELD MB N 89'58'55 E OLD CENTERLINE z% N 89 58'55" E(N 89'10'00" E(S1)) 502.15' f� 7.00' AC 155.83' 281.95' I (281.84'(51)) 126.12' - NEW CENTERLINE 180.20' - 120.00' \� 20In .00' W r,Hrr G n rr L 11 IF o N 8958'55" E(N 89'10'00" E(S1)) 306.30' o0 o N HELD HELD o FD 5/8" IR W/ YPC 120.00'020.00'(52)) n/ �1�1 n �° 186.30'086.34'(52)) roj o d EMERlO DESIGN" FD 5/8" IR W/ YPC MB a cS oo l o HAND WAP1'°5" W 3.00' rn o "EMERIO DESIGN" o GAARDE STREET o 3 90'01}) o OU KEY WALL P2 N89 58'55 E Z COUNTY ROAD 411 N N °� .."= — a ' - Z • i- ky n n N 89'58'55" E 96.97' �.- •M ��"� ��• •_1 . _!•u�__.___ �, 'I. IO' ' 20.0C' 219.61' K 37.99' �`�� 007780 • D1)) ►r w3 1 •8.00'HELD S 00O1'05" E 3.00' co f F N 0NDICAT" E 1.00 KEY LL HELD FOR LINE KEY W 51 INDICATES BS SET • S 00'44'25" W .012' •/ y�; .�0/8"Public Sewer 1 ' r 1� ), 6"Public ater 71° / • O CENTERLINE R3�4OF CREEK It /�1 �• ADDITION 3 316 <i LEGEND: TRACT A o RCEL 1 / -03111151c .i�W 318 a = 0 SET 5/8" x 30" IRON ROD W/ RED o ;� 17,326 S.F. / Alo o PLASTIC CAP SCRIBED "CENTERLINE CONCEPTS"Al CORRIDOR /� 33 � _ ON 2017 DOCUMENT NO. EASEMENT FOR THE / 2015-024512 BENEFIT OF PARCEL 2 BUILDING / P (°1 - • FOUND MONUMENT AS NOTED 76.4' ow- _ / A rn • FOUND 5/8" IRON ROD W/ RED PLASTIC G(i ,-I 0 CAP SCRIBED "WLMC LS 808" ��o FROM "REDWOOD VISTA" UNLESS OTHERWISE NOTED criN CENTERLINE N 8958'05" E 171,15=- cm, A FOUND 5/8" IRON ROD W/ YELLOW PLASTIC OF CREEK • I =• � `� CAP SCRIBED "CITY OF TIGARD" - O _ CORRIDOR FROM SN 30047 EASEMENT oR THE p 3 p STU: 'sR FUTURE PUBLIC SEWER BENEFIT OF P '_ o �— �\�\ /FM q n RWI Z —w— WATER NETWORK P` HELP 'OR LINE N PARCEL i� Q MI WATER METER S 00 •9'50" '.17' Op ^ 324 a8.'; PUE N 6 LOT 28 S2 rr 32 ^ Fr 20' rA„ x FOUND BRASS SCREW W/ 3/4" BRASS WASHER "(;" 326 336 HELDf1SCRIBED "CITY OF TIGARD" HELP 3 FD IN P1 FROM SN 30047 - - LD ROCK WALL 332 4.80'(P1)) OU 11 ( ) = RECORD DISTANCES & BEARINGS 24.97'4 15.00'_ 171.1 'A( IR = IRON ROD IP = IRON PIPE 9.64'(89.49'(P 1)) �� Ilu.' S. - – -�" �, FD = FOUND W/ = WITH 186.07' (186.09'(52)) YPC = YELLOW PLASTIC CAP S 89°58'05" W (S 89'58'05" W 211.00'(P1)) 211.08' 1.00' R/W = RIGHT OF WAY SN = SURVEY NUMBER 6' WOOD BASIS OF BEARINGS ,, WASHINGTON COUNTY SURVEY RECORDS FENCE ONLINE B rr S F. = SQUARE FEET INITIAL BS = BRASS SCREW TRACT "E" POINT OU = ORIGIN UNKNOWN HELD MB = IN MONUMENT BOX LOT 6 NE CORNER P1 = PLAT OF 'REDWOOD VISTA" LOT 7 OF LOT 8, P1 W P2 = PLAT OF "MEDALLION MEADOWS" S1 = SN 30047 LOT 8 N S2 = SN 19672 NI- D1 = DOCUMENT NO. 2001-115250 o 0 PUE = PUBLIC UTILITY EASEMENT PER DOCUMENT NO. 99-009391 LOT 29 �S�P 21 ' 21P' < N > 000 0Q� r"Err HELD FD 5/8" IR GRAPHIC SCALE Pi 2 " ALUMINUM CAP 1_62_ / THE LOCATION AND DIMENSIONS OF ALL OBJECTS 30 0 15 30 60 CONSTRUCTED IN OR ON THE GROUND (STRUCTURES), - I INCLUDING PAVED AREAS, EXISTING ON THE SITE ARE ACCURATELY SHOWN AND LABELED ON THIS SUPPLEMENTAL SURVEY. (IN FEET) 1 INCH=30 FT. EXTG. SITE PLAN FOR 14059 SW 119Th PL. TIGARD OR NW 1/4 SEC. 10, T.2S., R1WE., W.M. WASHINGT❑N COUNTY, OREGON BY: RSG ENGINEERING CO. 16802 NE 152ND AVE BRUSH PRAIRIE, WA 98606 GRAPHIC SCALE 503-380-6179 30 15 30 60 120 ( IN FEET ) 1 inch = 30 ft. S.W. GAARDE ST. EXTG CURB _o 1 U)U E N8919'05"W N ° o' - 78 • . ,2' 15.00' II/.4' 0 o ''`)" • 7N ' , .98' a • °a a 57 ° °aa ° i 3f/ � 4 Dc �1 ASPHALT as 4-- a) -j'\ D,, ° d. 6 / 4� v ,�/ 316 ° 4 4 4 • w N ....;. 3A g - I .,e 32. 3 JO( o 56.76' EXTG. HOUSE -LO POM Lo 320 I CL7; ttoio a z DEED AREA �f 27,858 SQ. FT. ------1 -1 �� •p.$ r,- '59- w • 70.26' i v) 324 N '5'5° in 326 cj 13-52 w S89"59'56" h 186.09' �� A ga Notice of a Type II Proposal • Land Partitions TIGARD Case ID: MLP2016-00004 (Atrium Homes, LLC Partition) Tigard Community Development Contact Information Date of Notice: Thursday, February 16,2017 120 days = Wednesday,June 14, 2017 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 Thursday, March 02, 2017. Please mail or deliver your comments to 13125 SW Hall Blvd., Tigard, Oregon 97223. Include the Case ID Numbers: MLP2016-00004. 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 0.63-acre site into two (2) parcels. The subject site is located on the south side of SW Gaarde Street, between SW 119th Place and SW 121st Avenue. Parcel 1 will be 17,326 square feet in size and Parcel 2 will be 10,312 square feet in size. Applicant: Atrium Homes,LLC Attn: Ciprian Vesa and Edward Peters 15020 SW 149th Place Tigard, OR 97224 Owner: Same as applicant Proposal Address: 14059 SW 119th Place Legal Description: WCTM 2S110BB,Tax Lot 100 Zoning: R-4.5: Low-Density Residential District Approval Criteria: Community Development Code Chapters 18.390, 18.420, 18.510, 18.705, 18.715, 18.745, 18.765, 18.790, and 18.810 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 II Proposal_Templ_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 Lina Smith, Assistant Planner at (503) 718-2438. 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. 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. A 'A R=4.5(110)-------.4 ir �/, �acocK '�� ------,A tea" Zoning Map rm. ME c y �fLL "i ��-yy-� / s ¢ -- LAW Generalized Zoning Categories IV Imo. Tv ,� Q ii F. r �� e R-4 5 0 pro -N� h - ''- , WHISTLERSQ F:� 7nninc Description. C1 • C CT„ DRe9idcntial $; ��=�� 1. KELLY IN • -- i\' y o R - ji. Mixed Use Residential R / Mixed Use Central Dosines..District / ROSE VISTA DR V 4¢" �,1(��..� � '- R�4.5 �h� p� , MCommercial Cr (�P�), /r// %yy/� LPDI +yam r / �MxedUscEmploymcnt /i;�I//� ,I �ndustrial apR . . - R-4.5 \. .. ,' RR r. IF R-(F.5 Jx Parks and Recreation AL RI DR {PD) • (PD) .. �' Washington County Zoning { l A AI I�".�j Overlay Zones ( ti Y EST U F l istoric Distrito Overlay ` r 5 •_Planned Development Overlay R=4:$ -�`AME LN �� I r t I COLE �S,ytAiu Site -- - �R-3.5 I `" �` I. LN _w. Q , • 'I E DR I �1 ! _ s H al , TREfHIt� � I -64 R-1 R, r ! R-2 `T R-4.5 R-3.5 R-2 R-4.5 - ell — i. DUCHILLY CT g 4 4,r LNy" \ Maaarnbdatu]23PM on 10.}012-17 R-7 FA �v MCFARLAND BLVD `y.—CT s R-2 (PD) 1,!, R-27--- 0.9 ny. ° E ° _ � '. //� /, � COMMUNITY❑tVE OPMENT OEPAnTMENA ' 131259W Hall ntrtl 1006 d�a.(a T9atl.OR 97223 ��Pt's 40363341 74 a �� axe S_CT - ILD 00 1ST / "'-0aartl-°'9°° 1 1 r City of Tigard,Community Development Division•13125 SW Hall Blvd.,Tigard,Oregon 97223 I/CURPLN/Forms/QJ Staff Reports/Notice of Type II Proposal_Templ_06-05-12 Notice of a Type II Decision 11111, Land Partitions Case ID: MLP2016-00004 (Atrium Homes, LLC 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,March 16,2017 120 days = Wednesday,June 14,2017 Staff Contact: Lina Smith 503-718-2438 LinaCS@tigard-or.gov Appeal Information All persons entitled to notice or who are otherwise adversely affected or aggrieved by the decision may appeal the decision.Appeal forms are available on the city's website or 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 5 p.m. on Monday, April 03, 2017. Please include the Case ID Number: MLP2016-00004. 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: MLP2016-00004. This decision is final on Thursday, March 16, 2017, unless an appeal is filed. The decision will go into effect on Tuesday, April 04, 2017, 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: Atrium Homes,LLC Owner: Same as applicant Attn: Ciprian Vesa and Edward Peters 15020 SW 149th Place Tigard, OR 97224 Description of the Proposal: The applicant is requesting a Minor Land Partition to divide a 0.63-acre site into two (2) parcels. Parcel 1 will be 17,326 square feet in size and Parcel 2 will be 10,312 square feet in size. The western portions of both parcels contain a stream and Clean Water Services Vegetated Corridor; the applicant proposes an easement over this area for sensitive lands preservation. Legal Description: 14059 SW 119th Place;WCTM 2S110BB,Tax Lot 100 Zoning: R-4.5: Low-Density Residential District City of Tigard,Community Development Division 13125 SW Hall Blvd.,Tigard,Oregon 97223 pg. 1 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 5 p.m. on Monday,April 03,2017 Zoning Map% \wit eo R745'(tF�) / ti� o. Zoning Map ) iml .41sin mm - L� 5 Generalized Zoning Categories immilop. ' ci TA I O: �ilki- J4 i . �l A.'. R-4.5 0 , igus, _ a ■N. �_. ' 1 I ZonineDescriotion 'Pi �~ — IN ryti WHISTLERS z x ir ~ iiia CTs- OResidential Y L Ile KELLY LN Mixed Use Residential PR `" �� 4 ■Mixed Use Central Business District Z MilROSE VISTA DR Ca 4s. R-4.5 , A' W-, R-4.5 ■Commercial (PD) '-ri ) (PD) � L lire IMMixed Use Employment / 4' 999 5,PR, :KJ,0,- r/ '`R-4.5 llir PSR IlIndustnal A , R-4.5 �,, ( 1t Oire" 'Parks and Recreation AERIC DR PD1 W(PD) �Washingtnn County Zoning - a 410 Overlay Zones V"P-EST - II �4R - U• V 1-€istoric District Overlay I I- Y ,4� MIL - �. R 4 �� Planned Development Overlay AMES LN I IV COLE Subject Site 'WaaR- .5 LN e.ICHNDLRDj - -� T i33a1L'L' ipi " R-1 - PR " Re2 - RI-4.5 R-3:5 R-2 R-4.5 I S\\\ LU 7- DUCHILLY CT ',G Li .� mreumM �nmetlalo PM.14-Feb-17 R-7 '� s� �_ CFARLAND BLVD ‘Cl. R-1 W j �T goo "a R-2 (PD) / R-� ASE � dR A� o� a«&��w��o ,,\ + COMMUNITY UEVELOTMENI DEPARTMENT \-+/r L tyy of TIgaM 13121 UW 11,i BIW TIGARn APs d aRo71a2a V 4 �� h. 334 SCT WOO , ST Mliiu9raaogodrlcnso - I r ,/.- -1 City of Tigard,Community Development Division 13125 SW Hall Blvd.,Tigard,Oregon 97223 pg.2