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SUB1996-00003 • • • EXHIB A, CITY OF TIGARD CITY OF TIGARD Washington County, Oregon NOTICE OF FINAL ORDER NO. 96 - 06PC q BY THE PLANNING COMMISSION Case Number(s): SUBDIVISION 96- 0003 /PLANNED DEVELOPMENT REVIEW (PDR) 96 -0004 Case Name(s): HILL STREET HOMES SUBDIVISION Name of Owner: Jim Atwood Name of Applicant: Same as Above Address of Applicant: 33 SW 3rd Avenue City: Portland State: Oregon Zip: 97204 Address of Property: East of SW Ash Street on the north side of SW Hill Street City: Tigard State: Oregon Zip: 97223 Tax Map & Lot No(s).: WCTM 2S1 02DB, Tax Lot 202 Request: > A request for the following development applications: 1.) Subdivision preliminary plat approval to divide an approximately 28,557 square foot parcel into 4 lots ranging between 1,917 square feet to 1,918 square feet; 2.) Planned Development Review to create lots less than the 3,050 square foot minimum allowed in the R -12 Zoning District. Zone: R -12 (Residential, 12 Units per acre). The R -12 zone allows single - family attached /detached residential units, multiple - family residential units, residential care facilities, mobile home parks and subdivision, public support services, family day care, home occupation, temporary use, residential fuel tank, and accessory structures. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.54, 18.80, 18.100, 18.102, 18.106, 18.108, 18.160, and 18.164. Action: > ❑ Approval as requested © Approval with conditions ❑ Denial Notice: Notice was published in the newspaper, posted at City Hall and mailed to: ■ Owners of record within the required distance © Affected governmental agencies © The affected Citizen Involvement Team Facilitator c3 The applicant and owner(s) Final Decision:9 THE DECISION SHALL BE FINAL ON AUGUST 22, 1996 UNLESS AN APPEAL IS FILED: The adopted findings of fact, decision and statement of conditions can be obtained from the City of Tigard Planning Department, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Appeal: Any party to the decision may appeal this decision in accordance with 18.32.290 (B) and Section 18.32.370, which provides that a written appeal may be filed within ten (10) days after notice is given and sent. The appeal may be submitted on City forms and must be accompanied by the appeal fee(s) of $1,745.00 plus transcript costs, not in excess of $500.00. THE. DEADLINE FOR FILING OF AN APPEAL IS 3:30 P.M. ON AUGUST 22, 1996. Questions: If you have any questions, please call the City of Tigard Planning Dept. at (503) 639 -4171. SUB 96.0003/PDR 96 -0004 HILL STREET HOMES SUBDIVISION NOTICE OF FINAL ORDER BY THE PLANNING COMMISSION • S • ARD, OREGON PLANNING COMMISSION FINAL:: ORDER' NO. :96 -06PC. CITY OFnOARD A FINAL ORDER INCLUDING FINDINGS AND CONCLUSIONS APPROVING A REQUEST FOR A SUBDIVISION AND PLANNED DEVELOPMENT REVIEW. SECTION I: APPLICATION SUMMARY CASES: FILE NAME: HILL STREET SUBDIVISION Subdivision SUB 96 -0003 Planned Development Review PDR 96 -0004 PROPOSAL: The applicant has requested: 1. Subdivision approval to divide one parcel of 28,557 square feet into four lots ranging in size from 1,917 to 1,918 square feet. 2. Planned Development Review to create lots less than the 3,050 square foot minimum allowed in the R -12 Zoning District. APPLICANT: Jim Atwood OWNER: Same 33 SW 3rd Avenue Portland, OR 97204 COMPREHENSIVE PLAN DESIGNATION: Medium Density Residential (7 -12 dwelling units per acre). ZONING DESIGNATION: R -12 (Residential 12 units per acre). LOCATION: 9300 Block of SW Hill Street (WCTM 2S1 02DB, Tax Lot 00202). APPLICABLE REVIEW CRITERIA: Community Development Code 18.54, 18.80, 18.100, 18.102, 18.106, 18.108, 18.160 and 18.164. SECTION II: DECISION Notice is hereby giventhat the Planning Commission has APPROVED 'the above request, :: subject to the conditions.of approval noted below The findings and conclusions on the was based are noted. in Section: IV. FINAL ORDER SUB 96-0003/PDR 96 -0004 - HILL STREET HOMES PAGE 1 • •' CONDITIONS OF APPROVAL ALL CONDITIONS SHALL BE SATISFIED PRIOR TO RECORDING THE FINAL PLAT WITH ::WASHINGTON .COUNTY; °UNLESS:. OTHERWISE SPECIFIED, THE STAF CONTACT :. :ALL CONDITIONS ..IS BRIAN RAGER WITH .. THE . ENGINEERING: .DEPARTMENT, (503) 639; 4 1 7 1 : . :: . ; 1. A Street Opening Permit is required for the sanitary sewer lateral extensions. The applicant will need to submit five (5) sets of the proposed public improvement plans for review and approval. NOTE: These plans are in addition to any drawings required by the Building Division and should only include information relevant to the public improvements. 2. Driveway cuts shall not be permitted within thirty feet of intersecting right -of -way lines nor within five feet of property lines. 3. The final plat shall indicate any necessary joint driveway easements that will be shared by the four lots. 4. Final Plat Application Submission Requirements: A. Three mylar copies of the subdivision plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. B. 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. 5. The street tree planting plan shall be revised to comply with the street tree size and spacing standards. The tree species shall be indicated for this purpose. STAFF CONTACT: Mark Roberts, Planning Division. 6. A fire hydrant is required within 250 feet of the building. If the building is a triplex or larger, the distance may be extended to 500 feet. Provide plans for review and approval. The plans must indicate the locations of fire hydrants. STAFF CONTACT: Gene Birchill, Tualatin Valley Fire District. 7. The applicant shall construct a minimum of a six -foot wood fence. The fence shall be constructed a minimum of 25 feet from the delineated wetland's boundary. The fence shall be maintained and reconstructed as necessary by subsequent property owners. This requirement shall apply in perpetuity or until such time as a less restrictive buffering standard is adopted. STAFF CONTACT: Mark Roberts, Planning Division. 8. The final plat shall include a note as to its shared ownership where applicable and responsibility for maintenance by the future property owners. The applicant may also keep Tract A under a single private ownership. If Tract A is kept under private ownership, a deed restriction shall be recorded that indicates a density transfer has FINAL ORDER SUB 96- 0003/PDR 96 -0004 - HILL STREET HOMES PAGE 2 occurred from this property. The deed restriction shall also state that under the existing zoning regulations no other density transfers are permitted. Alternatively, the applicant may dedicate this area to the City for use as part of the City open space system. If this area is voluntarily dedicated, the applicant shall enter • into an agreement with the City stating the applicant will dedicate this area in lieu of providing an impact study. STAFF CONTACT: Mark Roberts, Planning Division. THE FOLLOWING CONDITIONS SHALL BE SATISFIED . ;: • PRIOR THE ISSUANCE. OF BUILDING PERMITS 9. The applicant shall provide the Engineering Department with a recorded mylar copy of the subdivision plat. 10. The applicant shall submit details of the proposed rain and foundation drain lines and outfalls to the Engineering Department for review and approval. The applicant shall also submit details concerning the proposed sidewalk, curbs and driveway aprons to be developed on SW Hill Street. NOTE: These plans are in addition to any drawings required by the Building Division and should only include information relevant to the public improvements. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO THE ISSUANCE OF.00CUPANCY 11. Street trees shall be planted according to the approved street tree plan. STAFF CONTACT: Mark Roberts, Planning Division. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. SECTION III: BACKGROUND INFORMATION Site History: The site is presently vacant. The site adjoins property that was developed with two duplexes by the applicant through Site Development Review 12 -76. The site was then partitioned as a part of Minor Land Partition 1 -77. Through this action two parcels of approximately 8,000 square feet were created. These parcels are located to the north and west of the subject property and are developed with duplexes. The subject parcel was a remainder parcel of this previous Minor Land Partition action and was not developed. FINAL ORDER SUB 96-0003/PDR 96 -0004 - HILL STREET HOMES PAGE 3 • • M Vicinity Information: The site is adjoined by duplex residences to the north and south. To the east the site is adjoined by Fanno Creek. The site is adjoined by detached single - family residences to the west. Site Information and Proposal Description: A portion of the site adjoining SW Hill Street is level and vegetated with grasses. The majority of the site slopes to the east towards Fanno Creek and is either wetlands or within the 100 -year floodplain. On August 5, 1996 the Planning Commission approved the proposed applications subject to the Conditions of Approval contained within the Final Order. SECTION IV: APPLICABLE REVIEW CRITERIA AND FINDINGS COMPLIANCE WITH COMMUNITY DEVELOPMENT CODE SECTIONS: Use Classification: The applicant is proposing to build four residential dwelling sites. This use is classified in Section 18.42 (Use Classifications) as single family attached residential. Section 18.42 lists attached single family residences, as a permitted use in the R -12 zone. The applicant proposes to develop a group of attached "towhhouse" type residences that are one of the permitted uses within the R -12 Zoning District. Dimensional Requirements: Section 18.54 states that the minimum lot area for each dwelling unit in the R -12 zoning district is 3,050 square feet There is no minimum lot width requirement in the R -12 zone. The proposed four dwelling units require a minimum net site area of 12,200 square feet Developments within the R -12 zone are required to provide a minimum of 20% landscaping. The net site area is approximately 13,779 square feet thereby, meeting this standard. Because the majority of the site is to be left as an open space tract or a 25 -foot buffer to existing wetlands' areas, the requirement for a minimum of 20% landscaping is met. Development Standards: Section 18.54 contains standards for the R -12 zone. Single - family detached residential units are a permitted use in the zone, and must comply with the following dimensional requirements: Minimum lot size 3,050 Square Feet Average lot width n/a Front setback 15 Feet Garage setback 20 Feet Interior sideyard setback 5 Feet Corner sideyard setback 20 Feet Rear setback 15 Feet Maximum building height 35 Feet FINAL ORDER SUB 96-0003/PDR 96 -0004 - HILL STREET HOMES PAGE 4 • • The preliminary plat submittal indicates the proposed building envelope. This envelope, as proposed, does not comply with the required setbacks. It should be noted that the building envelope shall include a minimum of a 20 -foot driveway for off - street parking or a 20 -foot setback to a garage to provide off - street parking. Also, a 25 -foot wetlands buffer area is to be left as undisturbed area to the existing wetlands and not incorporated into the site as a backyard. In order to comply with the applicable Unified Sewerage Agency (USA) design requirements for sensitive areas pursuant to Section 6.08 (3) and (4) of USA Resolution and Order 91-47, the applicant shall construct a minimum of a six -foot wood fence. The fence shall be constructed a minimum of 25 feet from the delineated wetland's boundary. The fence shall be maintained and reconstructed as necessary by subsequent property owners. This requirement shall apply in perpetuity or until such time as a less restrictive buffering standard is adopted. Planned Development: Section 18.80 allows the option for an applicant to create a more efficient, economically viable development that preserves natural land features while implementing the density range provided through the Comprehensive Plan. This type of subdivision normally permits higher density than would be possible given the minimum lot size requirement for the zoning district. Due to the extent of the 100 -year floodplain and wetlands on this site the applicant has proposed to concentrate the residential development density within the flatter areas of the site to not impact sensitive lands' areas. Section 18.80.130(A)(1) (Planned Development Review - Approval Standards) requires that a development proposal be found to be consistent with the various standards of other Community Development Code Sections. The applicable criteria in this case are Chapters 18.54, 18.80, 18.88, 18.92, 18.100, 18.102, 18.108, 18.160 and 18.164. The proposal's consistency with these sections has been reviewed within this report. The Planned Development Code Section 18.80 lists Section 18.160 (Subdivisions) as an applicable review criteria for Planned Developments that has been reviewed elsewhere within this report. The Planned Development Review is a three step process as follows: 1) Approval of a planned development overlay zone; 2) The second step is the approval of the planned development concept plan; and 3) Approval of a Detailed Development Plan is also required. The Planned Development Overlay Zone was previously done for properties in this area. Because this application is for a subdivision, Section 18.80.015(E) allows the Conceptual and Detailed portions of the Planned Development Review to be consolidated as is proposed through this action. FINAL ORDER SUB 96- 0003/PDR 96-0004 - HILL STREET HOMES PAGE 5 • • Section 18.80.120(A)(3) provides further review standards for Planned Development that have been addressed below as follows: Relationship to the natural and physical environment: (i) The streets, buildings, and other site elements shall be designed and located to preserve the existing trees, topography, and natural drainage to the greatest degree possible; (ii) Structures located on the site shall not be in areas subject to ground slumping and sliding; (iii) There shall be adequate distance between on -site buildings and other on -site and off -site buildings on adjoining properties to provide for adequate light and air circulation and for fire protection; (iv) The structures shall be oriented with consideration for the sun and wind directions, where possible; and (v) Trees with a six inch caliper measured at four feet in height from ground level, shall be saved where possible; The provisions related to adequate light and air are addressed elsewhere within this report under the minimum setback requirements. The Fire District has been provided with a copy of this plan and will conduct a Fire and Life Safety Review prior to the issuance of Building Permits for the site. Solar accessibility is addressed elsewhere within this report. The applicant has not proposed to remove any trees as part of this development. Buffering, screening, and compatibility between adjoining uses: (i) Buffering shall be provided between different types of land uses (for example, between single - family and multiple- family residential, and residential, and commercial); (ii) In addition to the requirements of the buffer matrix, the following factors shall be considered in determining the adequacy and extent of the buffer required under Chapter 18.100: (a) The purpose of the buffer, for example to decrease noise levels, absorb air pollution, filter dust, or to provide a visual barrier; (b) The size of the buffer needs in terms of width and height to achieve the purpose; (c) The direction(s) from which buffering is needed; (d) The required density of the buffering; and (e) Whether the viewer is stationary or mobile; (iii) On -site screening from view from adjoining properties of such things as service areas, storage areas, parking lots, and mechanical devices on roof tops shall be provided and the following factors shall be considered in determining the adequacy of the type and extent of the screening: (a) What needs to be screened; (b) The direction from which it is needed; and (c) Whether the screening needs to be year- round; FINAL ORDER SUB 96- 0003/PDR 96 -0004 - HILL STREET HOMES PAGE 6 • Screening and buffering are not required where single - family attached residential uses adjoin other attached single - family residential uses. Privacy and noise: (i) Non - residential structures which abut existing residential dwellings shall be located on the site or be designed in a manner, to the maximum degree possible, to protect the private areas on the adjoining properties from view and noise; This criteria is not applicable because the applicant has proposed to create future residential building sites. Private outdoor area: residential use: (i) In addition to the requirements of subparagraph (iii), each ground level residential dwelling unit shall have an outdoor private area (patio, terrace, porch) of not less than 48 square feet; (ii) Wherever possible, private outdoor open spaces should be oriented toward the sun; and (iii) Private outdoor spaces shall be screened or designed to provide privacy for the use of the space; Provision of common outdoor open space areas is not required because the applicant has proposed to create building sites for single - family residences rather than a multiple - family residential development such as an apartment complex. Shared outdoor recreation areas: residential use: (i) In addition to subparagraphs (ii) and (iii) of this section each multiple- dwelling development shall incorporate shared usable outdoor recreation areas within the development plan as follows: (a) Studio units up to and including two bedroom units, 200 square feet per unit; and (b) Three or more bedroom units, 300 square feet per unit; (ii) Shared outdoor recreation space shall be readily observable from adjacent units for reasons of crime prevention and safety; (iii) The required recreation space may be provided as follows: (a) It may be all outdoor space; or (b) It may be part outdoor space and part indoor space; for example, an outdoor tennis court and indoor recreation room; or (c) It may be all public or common space; or FINAL ORDER SUB 96- 0003/PDR 96 -0004 - HILL STREET HOMES PAGE 7 • • (d) It may be part common space and part private; for example, it could be an outdoor tennis court, indoor recreation room, and balconies on each unit; or (e) Where balconies are added to units, the balconies shall not be less than 48 square feet; The provision of common outdoor open space areas is not required because the applicant has proposed to create building sites for single - family residences. Access and circulation: (i) The number of allowed access points for a development shall be provided in Chapter 18.108; (ii) All circulation patterns within a development must be designed to accommodate emergency vehicles; and (iii) Provisions shall be made for pedestrian and bicycle ways if such facilities are shown on an adopted plan; The design of the proposed street improvements has been reviewed by the Engineering Department, the Police Department and the Fire District. The Engineering Department reviewed street improvement requirements in detail elsewhere within this report. Completion of the existing street, as proposed, complies with the standards of the Community Development Code as has been reviewed elsewhere within this report. Landscaping and open space: (i) Residential Development: In addition to the requirements of subparagraphs (iv) and (v) of section A of this subsection, a minimum of 20 percent of the site shall be landscaped; (ii) Commercial Development: A minimum of 15 percent of the site shall be landscaped; and (iii) Industrial Development: A minimum of 15 percent of the site shall be landscaped; Section (i) is applicable to this request. Because the applicant has proposed to maintain portions of the site in an open space tract, approximately two thirds of the site will continue to contain wetlands or other new landscape plantings in compliance with the 20% requirement. Section (ii) and (iii) are not applicable because no commercial or industrial development is proposed. FINAL ORDER SUB 96- 0003/PDR 96 -0004 - HILL STREET HOMES PAGE 8 • • Public transit: (i) Provisions for public transit may be required where the site abuts a public transit route. The required facilities shall be based on: • (a) The location of other transit facilities in the area; and (b) The size and type of the proposed development; Southwest Hill Street is not a transit served facility, therefore, these requirements are not applicable. (ii) The required facilities shall be limited to such facilities as: (a) A waiting shelter; (b) A turn -out area for loading and unloading; and (c) Hard surface paths connecting the development to the waiting area; Southwest Hill Street is not transit served facility, therefore, these requirements are not applicable. Signs: (i) In addition to the provisions of Chapter 18.114, Signs: (a) Location of all signs proposed for the development site; and (b) The signs shall not obscure vehicle driver's sight distance; All future signage at the site will be reviewed through the sign permit process for conformance with the provisions of Chapter 18.114. Parking: (i) All parking and loading areas shall be generally laid out in accordance with the requirements set forth in Chapter 18.106; Each of the residences to be developed on these parcels will be reviewed during the Building Permit review process to verify the provision of required off - street parking spaces. Drainage: (i) All drainage provisions shall be generally laid out in accordance with the requirements set forth in Chapter 18.84 and the criteria in the adopted 1981 master drainage plan; The Engineering Department reviewed this application and determined that the capacity exists within storm drainage facilities upstream and downstream of the development to ANAL ORDER SUB 96- 0003/PDR 96 -0004 - HILL STREET HOMES PAGE 9 • • handle the increase in runoff caused by additional impervious surfaces to be developed on this site. Floodplain dedication: (i) Where landfill and /or development is allowed within or adjacent to the 100 -year floodplain, the City shall require the dedication of sufficient open land area for a greenway adjoining and within the floodplain. This area shall include portions of a suitable elevation for the construction of a pedestrian /bicycle pathway with the floodplain in accordance with the adopted pedestrian bicycle pathway plan. This site contains and adjoins areas within 100 -year flood plain. Dedication of areas currently within the 100 -year floodplain is not considered roughly proportional to the impact of this development since approximately two thirds of the site is within the 100 -year floodplain. The City recently updated park system fees such that the fee currently assessed will fund planned park improvements. Park system impact fees will be assessed for each dwelling unit prior to the issuance of Building Permits. The applicant may choose to dedicate the open space voluntarily. Solar Access: Section 18.88.040(C)(1) contains solar access standards for new residential development. A lot meets the basic solar access lot standard if it has a north-south dimension of 90 feet or more and has a front lot line that is oriented within 30 degrees of a true east -west axis. A subdivision complies with the basic requirement if 80% or more of the newly created parcels meet this standard. Alternatively, an applicant can meet the City's Solar Access Standards by complying with the protected Solar Building Line Option or the Performance Option. Energy efficiency is ensured through the location of the residence with sufficient solar access or through the design of the homes that incorporates window glazing with solar orientation. An applicant can request an exception to the solar access standards based on the following development constraints: Site topography in excess of a 10 percent slope, shade from existing on -site or off -site vegetation or structures, significant natural features, existing street public easement patterns, impacts to density, cost or amenities of the project that adds five percent or more to the cost of each lot The lots as proposed do not comply with the aforementioned subdivision design alternatives of the Solar Access requirements. The Basic Standard is not met because the Solar Access provisions require that a north -south dimension of 90 feet or more be provided. The applicant has provided a north -south dimension of approximately 22 feet for each of the four proposed lots. Due to the site's narrow north to south dimension of 88.49 feet and the limited buildable lot depth of 86.33 feet it is not recommended that the subdivision be reconfigured to further comply with this standard. Reorienting the parcels so that the north - south dimension is the longest dimension would also require the site to be further narrowed through the creation of a private street from SW Hill Street. FINAL ORDER SUB 96- 0003/PDR 96 -0004 - HILL STREET HOMES PAGE 10 • • Solar Balance Point: Section 18.88.050(B) requires that one and two family residences that are developed on lots that were exempted from Compliance with the Basic Solar Access standards comply with the Solar Balance Point requirements. The Solar Balance Point standards also do not apply to this development where the residences that are developed are attached single family dwellings in excess of two duplex residences. Density: Section 18.92.020 contains standards for determining the permitted project density. The number of allowable dwelling units is based on the net development area. The net area is the remaining area, excluding sensitive lands and land dedicated for public roads or parks. The net area is then divided by the minimum parcel size permitted by the zoning district to determine the number of lots that may be created on a site. The applicant has provided calculations concerning the allowed density for this site. The total site area is 28,557 square feet. No square footage is deducted from this site for public roads or parks because the necessary street right -of -way was previously dedicated. A total of 19,678 square feet of floodplain and wetlands exist on this property that is deducted from the gross square footage leaving 8,879 square feet. The applicant is allowed a density transfer of up to 25% of Sensitive Lands Areas or 4,920 square feet. The leaves a net buildable area of 13,779 square feet. By dividing the minimum lot size of 3,050 square feet into the buildable area the applicant is permitted to develop up to 4.52 or four dwelling units. The applicant has proposed four dwelling units and is, therefore, in compliance with this standard. Landscaping: Section 18.100 contains landscaping standards for new development. The applicant must also comply with the standards set forth in Section 18.100.035 that requires that all development projects fronting on a public or private street, or a private driveway more than 100 feet in length plant street trees. Section 18.100.035(B) states the specific spacing of street trees by size of tree shall be as follows: 1. Small or narrow stature trees (under 25 feet tall and less than 16 feet wide • branching) shall be spaced no greater than 20 feet apart; 2. Medium sized trees (25 feet to 40 feet tall, 16 feet to 35 feet wide branching) shall be spaced no greater than 30 feet apart; 3. Large trees (over 40 feet tall and more than 35 feet wide branching) shall be spaced no greater than 40 feet apart; The preliminary plat map proposes three street trees along the street frontage of the subject property on SW Hill Street. The species type is not indicated but the street trees, as proposed, would be planted at approximately 44 feet on center. The street tree planting plan shall be revised to comply with the street tree size and spacing standards. The street trees shall be planted prior to issuance of Certificates of Occupancy for the proposed residences. FINAL ORDER SUB 96- 0003/PDR 96 -0004 - HILL STREET HOMES PAGE 11 i • Visual Clearance Areas: Section 18.102 requires that a clear vision area shall be maintained on the corners of all property adjacent to intersecting right -of -ways or the intersection of a public street and a private driveway. A visual clearance area is the triangular area formed by measuring a 30 foot distance along the street right -of -way and the driveway and then connecting these two 30 foot distance points with a straight line. A clear vision area shall contain no vehicle, hedge, planting, fence, wall structure, signs, or temporary or permanent obstruction exceeding three feet in height The height is measured from the top of the curb, or where no curb exists, from the street center line grade, except that trees exceeding this height may be located in this area, provided all branches below eight feet are removed. Through the Building Permit review, setbacks of the structures will be checked. Based of the location of the buildable areas on this property, it is expected that future site improvements can comply with this requirement. Subdivision Design: Section 18.160.060(A) contains standards for subdivision of parcels into four or more lots. To be approved, a preliminary plat must comply with the following criteria: 1. The proposal must comply with the City's Comprehensive Plan, the applicable zoning ordinance and other applicable ordinances and regulations; 2. The proposed plat name must not be duplicative and must otherwise satisfy the provisions of ORS Chapter 92; 3. Streets and roads must be laid out so as to conform to the plats of subdivisions and maps of partitions or subdivisions already approved for adjoining property as to width, general direction and in all other respects unless the City determines it is in the public interest to modify the street or road pattern; and 4. An explanation has been provided for all common improvements. Compliance with the standards listed in Criterion 1 are addressed elsewhere within the staff report. The proposed Hill Street Homes plat name is not duplicative of other plats. Due to existing development constraints and the small area of the subject property, no new streets are proposed. The applicant proposes to finish required street frontage improvements along SW Hill Street. The applicant has proposed to create a remainder Tract A for those portions of the site that are within the 100 -year flood plain, wetlands and wetlands buffer. No explanation has been provided as to its ownership. The final plat shall include a note as to its shared ownership and responsibility for maintenance by the future property owners. Alternatively, the . applicant may dedicate this area to the City for use as part of the open space system. The applicant may also keep Tract A under a single private ownership. If Tract A is kept under private ownership, a deed restriction shall be recorded that indicates a density transfer has occurred from this property. The deed restriction shall also state that under the existing zoning regulations no other density transfers are permitted. FINAL ORDER SUB 96- 0003/PDR 96 -0004 - HILL STREET HOMES PAGE 12 • Street and Utility Improvements Standards: Section 18.164 contains the following standards for streets and utilities serving a subdivision: Street Improvements: Section 18.164.030(A) requires streets within and adjoining a development to be dedicated and improved based on the classification of the street. The applicant has been required to complete street improvements such as curb, gutter and sidewalk along the property frontage through the recommended Conditions of Approval. Minimum Rights -of -Way and Street Widths: Section 18.164.030(E) requires a local street to have from 36 to 50 feet of right -of -way and a 24 to 32 foot paved section between curbs and sidewalks depending on the number of dwelling units to be served by the development. The right -of -way on SW Hill Street is an existing 50 -foot width. No additional street right -of -way dedications are required to serve this development. Future Street Plan and Extension of Streets: Section 18.164.030(F) states that a future street plan shall be filed which shows the pattern of existing and proposed future streets from the boundaries of the proposed land division. This section also states that where it is necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed and a barricade shall be constructed at the end of the street. These street stubs to adjoining properties are not considered to be cul-de -sac since they are intended to continue as through streets at such time as the adjoining property is developed. Because this site is a small infill property and represents a remainder parcel adjoining an existing improved local street system, the extension of streets across this site is not possible. Street Alignment and Connections: Section 18.164.030(G) requires all local streets that 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. 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. Provision of a street connection is not possible through this site due its small size and the developed nature of adjoining properties. A possible street connection in the area would be the extension of SW Ash Avenue across Fanno Creek as noted in the Comprehensive Plan Transportation Map. Because the extension of SW Ash Avenue is a planned Collector Street connection across Fanno Creek, the provision for an additional local street crossing of Fanno Creek is not necessary. Curbs. Curb Cuts. Ramps. and Driveway Approaches: Section 18.164.030(N) requires the following: FINAL ORDER SUB 96- 0003/PDR 96 -0004 - HILL STREET HOMES PAGE 13 • • 1. Concrete curbs, curb cuts, wheelchair, bicycle ramps and driveway approaches shall be constructed in accordance with standards specified in this chapter and Section 15.04.080, and; • a. Concrete curbs and driveway approaches are required; except b. Where no sidewalk is planned, an asphalt approach may be constructed with City Engineer approval; and c. Asphalt and concrete driveway approaches to the property line shall be built to City configuration standards. Because the site adjoins a local street, the individual street access the applicant is likely to propose is acceptable where all street opening permit requirements are met. It should be noted that a five -foot setback is required from each side of the driveway "wings" to the property line. Given the limited lot frontage proposed, this requirement will limit the width of the driveway at the street to no more than 12 feet. Block Design: Section 18.164.040(A) states that the length, width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. Because the street that serves this development is existing, the subdivision would finish the site's street frontage type improvements rather than create all or part of a new block of streets. Block Sizes: Section 18.164.040(B)(1) states that the perimeter of blocks formed by streets shall not exceed 1,800 feet measured along the right -of -way line except: 1. Where street location is precluded by natural topography, wetlands or other bodies of water or, pre - existing development or; 2. For blocks adjacent to arterial streets, limited access highways, major collectors or railroads. 3. For non - residential blocks in which internal public circulation provides equivalent access. Because the areas adjoining the site are either Fanno Creek or subdivided and developed residential sites, the applicant is unable to provide additional local street connectivity as allowed under the exceptions discussed in Criterion 1. Criterion 2 and 3 are not applicable to this development because the site does not adjoin the listed types of arterials, highway's collector, or railroad types of right -of -way. This development site is also part of a residential block. Block Lengths: Section 18.164.040(B)(2) states that when block lengths greater than 600 feet are permitted, pedestrian /bikeways shall be provided through the block. The plat indicates that an access easement has been provided to Fanno Creek through the adjoining duplex property site. It is not clear from the plat whether or not this existing access easement allows public access to Fanno Creek. Due to the limited site width of the subject property, staff does not find it roughly proportional to require a typical 15 -foot access FINAL ORDER SUB 96-0003/PDR 96 -0004 - HILL STREET HOMES PAGE 14 • • easement and to require the park system impact fees that are paid prior to the issuance of Building Permits. Lots - Size and Shape: Section 18.164.060(A) prohibits lot depth from being more than 2.5 times the average lot width, unless the parcel is less than 1.5 times the minimum lot size of the applicable zoning district. This standard is not applicable to this development because the applicant has requested a Planned Development Overlay for the property. This design approach does not require the applicant to comply with minimum lot size standards, therefore, the lot depth to width ratio requirements do not apply. Lot Frontage: Section 18.164.060(B) requires that lots have at least 15 feet of frontage on public or private streets, other than an alley for attached single family residences. The minimum frontage width standard is met through this proposal because each lot would have a minimum of 22 feet of frontage. Sidewalks: Section 18.164.070 requires sidewalks adjoining all residential streets. The Conditions of Approval require that a sidewalk be provided along the property frontage on SW Hill Street. Sanitary Sewers: Section 18.164.090 requires sanitary sewer service. Sanitary Sewer facilities exist in SW Hill Street with sufficient capacity to meet the additional demand that will be created by the development of four additional residences. Storm Drainage: Section 18.164.100 requires adequate provisions for storm water runoff and dedication of easements for storm drainage facilities. Existing storm drainage facilities are in place to serve this site. The applicant is required through the Conditions of Approval to provide Civil Engineering plan details concerning drain lines and ouffalls for the four lots. PUBLIC FACILITY CONCERNS: Sections 18.164.030(E)(1)(a) (Streets), 18.164.090 (Sanitary Sewer), and 18.164.100 (Storm Drains) are required to be addressed through the development review process. The development's impact on Wetlands and Water Quality are also addressed below: STREETS: This site lies adjacent to SW Hill Street, which is a local residential street with full improvements except for sidewalk adjacent to this site. There is an existing curb and curb drop for a driveway; however, with development approval, the applicant will likely need to revise the curb and driveway arrangement. The applicant will be required to provide a concrete sidewalk as a part of this project. FINAL ORDER SUB 96- 0003/PDR 96 -0004 - HILL STREET HOMES PAGE 15 • • SANITARY SEWER: There is an existing eight inch public sanitary sewer line located in SW Hill Street that has the capacity to serve this project. The applicant's plans indicate that service laterals will be provided to each lot, thereby, meeting City requirements. STORM DRAINAGE: The topography of this site slopes to the northeast away from SW Hill Street and toward a wetland area adjacent to Fanno Creek. As was stated previously, the applicant proposes to preserve the wetland area in a tract. He also proposes to allow the roof and foundation drainage from each lot to discharge into the wetland area which is an acceptable solution. Prior to issuance of building permits, the applicant shall submit to the Engineering Department, details of the drain lines and ouffalls for the four lots. WETLANDS: A 25 -foot undisturbed buffer is required to be established adjacent to any wetland, per USA R &O 91-47. The applicant's plan indicates the new lot boundaries will be beyond the 25 -foot buffer. Therefore, the requirement is met where fencing is constructed to provide a buffer between the newly created residential yards and the wetlands buffer. STORM WATER QUALITY: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) (Resolution and Order No. 91-47, as amended by R &O 91 -75) which require the construction of on -site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces: However, the R &O also provides for an exemption in cases where the site is small and installation of an on -site facility would preclude effective development. This site, in Staffs opinion, would meet that criteria because the developable area is small (the majority of the site is wetland) and the applicant is only proposing four lots. In order to place a facility on this site, a lot would likely have to be eliminated. Therefore, Staff recommends the applicant be required to pay the fee in -lieu of constructing a facility. The fee is equal to $180 per lot in this case because no new streets are being created. Therefore, the total fee for this project is $720, but it will be collected in $180 increments as each building permit is issued. GRADING AND EROSION CONTROL: USA R &O 91-47 also regulates erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity that accelerates erosion. Per R &O 91-47, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. FINAL ORDER SUB 96- 0003/PDR 96-0004 - HILL STREET HOMES PAGE 16 • • SECTION V: OTHER STAFF COMMENTS The Building Department reviewed this proposal and have offered the following comments: The Portland Bureau of Buildings rowhouse requirements and recommendations will apply to this project. Other affected departments have reviewed this application and have offered no comments or objections. SECTION VI: AGENCY COMMENTS The Tualatin Valley Fire District reviewed this proposal and offered the following comments: A fire hydrant is required within 250 feet of the building. If the building is a triplex or larger, the distance may be extended to 500 feet. Provide plans for review and approval. The plans must indicate the locations of fire hydrants. The Unified Sewerage Agency reviewed this proposal and provided the following comments: Tract A, as proposed, should be preserved as a sensitive area and not further disrupted. Other affected agencies have reviewed this application and have offered no comments or objections. SUBDIVISION APPROVAL SHALL BE VALID ONLY IF THE FINAL PLAT. IS SUBMITTED TO THE CITY OF TIGARD WITHIN EIGHTEEN MONTHS OF THE EFFECTIVE DATE OF THIS DECISION. It is further ordered that the applicant and the parties to these proceedings be notified of the entry of this order. PASSED: This 5 day of August, 1996 by the Planning Commission of the City of Tigard, Oregon. {Signature box b -low} /i� / Nic f ilson, President City of Tigard Planning Commission FINAL ORDER SUB 96- 0003/PDR 96 -0004 - HILL STREET HOMES PAGE 17 - - - — - — — — ---- - — .-- . . . , M I .., los ,i. . 1 _ e Wry' 124(.4* . ......—. ...— — „...... errs 0 I i \ 4:1 " ) 1 1 CI r- I . 44 0 0.6 i im fo 13 25' 2S In 4 .k \ !• i I I R • ' ..\ i . . • , 1 \ ea • I ‘ I 4 I . • I\ \flag li "" s " 1 v ) i t,‘ ( -4 > Z di* 4Cgtb■ C451.44; .s N. 01.4 Pil 1114 At / ... - I g il 13 i e . - I ; 4 ,.. ii. i \ I I 1 el, i M (A / - V II 42 3.45. I • • i ; __ . 4 ys LOT L.::-._:" 1 ,,;;,,, 1 • 4 1 „..... 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(NOTICE OF FINAL ORDER BY THE PLANNING COMMISSION) SUB 96- 0003 /PDR 96 -0004 HILL STREET HOMES SUBDIVISION JIM ATWOOD 33 SW 3RD AVENUE PORTLAND OR 97204 • S. , „, .. City of Tigard, Oregon AFFIDAVIT OF MAILING STATE OF OREGON ) County of Washington ) ss. City of Tigard ) I, Jerree L. Gaynor, being first duly sworn /affirm, on oath depose and say: that I am a Senior Administrative Specialist for The City of Tigard, Oregon. That I served NOTICE OF (AMENDED I ) PUBLIC HEARING FOR: (Check box above, if applicable) {check appropriate box below} (Enter Public Hearing Date above) ❑ City of Tigard Planning Director ❑ Tigard Planning Commission ❑ Tigard Hearings Officer ❑ Tigard City Council That I served NOTICE OF (AMENDED ) DECISION FOR: (Check box above, if applicable} City of Tigard Planning Director That I served NOTICE OF (AMENDED ) FINAL ORDER FOR: (Check box above, if applicable) (check appropriate box below) ❑ City of Tigard. Planning Director Tigard Planning Commission ❑ • Tigard Hearings Officer ❑ Tigard City Council That I served OTHER NOTICE OF FOR: A copy of the PUBLIC HEARING NOTICE /NOTICE OF DECISION /NOTICE OF FINAL ORDER/OTHER NOTICE(S) of which is attached, marked Exhibit "A ", was mailed to each ;lamed person(s) at the addres (s) shown on the attached list(s), marked Exhibit "B ", on the /.2 day of u4?.,,s� 199 , and deposited in the United States Mail on the /, day of a cf v 199 I , postage prepaid. All/ L— . c= Prepar- otice / � / YI Subsc and sworn /affirmed before me on the �� day of _ _ .e�� , 19 + f� ' !�,� OFFICIAL SEAL / '...�r*, . DIANE M JELDERKS / i RY BL f �, , If ..! � / C NOTA MIS N0IC•OREGON . 046t42 • MY COMMISSION EXPIRES SEPTEMBER 07, 1999 NO ARY PUBLIC ' • My Commission E • ires: 9 7 9 (FILE INFO. f /�., / J / / NAME(S): /1 J . ares £tCbdtvi.Si0h CASE NO.(S) ! Y - Ot b3 /p0A 44. . 0007 TYPE OF NOTICE & DATE: CITY OF TIGARD PROPOSAL DESCRIPTION FILE NO: SUBDIVISION (SUB) 96 -0003 PLANNED DEVELOPMENT REVIEW (PDR) 96 - 0004 FILE TITLE: HILL STREET HOMES SUBDIVISION APPLICANT: Jim Atwood OWNER: Same 33 SW 3rd Avenue Portland, OR 97204 (503) 248 -0000 REQUEST: A request for the following development applications: 1.) Subdivision preliminary plat approval to divide an approximately 28,557 square foot parcel into 4 lots ranging between 1,917 square feet to 1,918 square feet; 2.) Planned Development Review to allow lot sizes less than the minimum required by the zone. LOCATION: (WCTM 2S1 2DB, Tax Lot 202). East of SW Ash Street, on the north side of SW Hill Street. ZONE: R -12 (Residential, 12 Units per acre). The R -12 zone allows single - family attached /detached residential units, multiple - family residential units, residential care facilities, mobile home parks and subdivision, public support services, family day care, home occupation, temporary use, residential fuel tank, and accessory structures. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.54, 18.80, 18.100, 18.102, 18.106, 18.108, 18.160, and 18.164. CIT: South CIT FACILITATOR: List Available Upon Request PHONE NUMBER: (503) DECISION MAKING BODY X STAFF DECISION PLANNING COMMISSION DATE OF HEARING: TIME: 7:30 HEARINGS OFFICER DATE OF HEARING: TIME: 7:00 CITY COUNCIL DATE OF HEARING: TIME: 7:30 RELATIVE COMPONENTS AVAILABLE FOR VIEWING IN THE PLANNING DIVISION X VICINITY MAP LANDSCAPING PLAN NARRATIVE ARCHITECTURAL PLAN SITE PLAN X OTHER STAFF CONTACT: Will D'Andrea (503) 639 -4171 x315 SUB 96 -0003 /PDR 96-0004 HILL STREET HOMES SUBDIVISION PROPOSAL/REQUEST FOR COMMENTS (� { CITY OF TIGARD, OREGON SUBDIVISION APPLICATION CITY OF TIGARD, 13125 SW Hall, PO Box 23397 Tigard, Oregon 97223 - (503) 639 -4171 FOR STAFF USE ONLY CASE NO. `jam (3 96 — fir' - OTHER CASE NO's: RECEIPT NO. g --c < 5� APPLICATION ACCEPTED BY: DATE: OS 1. GENERAL INFORMATION ,�/ r f 5/415- Application elements submitted: / V PROPERTY ADDRESS /LOCATION o )( / (A) Application form (1) v 5 ff(L.L , 7' S 'i(/ (,{ CT, (B) Owner's signature /written TAX MAP AND TAX LOT NO. / ) A 7,47 authorization 2 2 (C) Title transfer instrument (1) SITE SIZE g �� 56:e c/¢,46 / AE7' 01) pests PROPERTY OWNER /DEED HOLDER* 1 j4 / j (E) Preliminary Plat (pre -app , 1( checklist) ADDRESS 3 3 - 5 RIO PHONE ' T� (F) Applicant's statement ;?Li CITY P (3 ZIP , 2D9 (pre -app checklist) APPLICANT* t5)9-401 ADDRESS PHONE ` -- s - `h4 2 `0 CITY ZIP (H) Filing fee ($415 plus $5 *When the owner and the applicant are different per lot) people, the applicant must be the purchaser of record or a leasee in possession with written authorization DATE DETERMINED TO BE COMPLETE: from the owner or an agent of the owner with written authorization. The owner(s) must sign this application in the space provided on page two or FINAL DECISION DEADLINE: submit a written authorization with this application. COMP. PLAN /ZONE DESIGNATION: 2. PROPOSAL SUMMARY The owners of record of the subject property request permission to divide a t7 g,.5 .5F N.P.O. Number: ,,//)� Tot al Area) parcel into / lots between Preliminary Plat Approval Date: a/ (number of lots) / 7 and / r /C square feet in size. Final Approval Date: Planning 0520P/13P Engineering Rev'd: 3/88 Recording Date and Number: 4 3. List any variance, Planned Development, Sensitive Lands, or other land use action � � � co ps�eKed as�p this application: • 4. Applicants: To have a complete application you will need to submit attachments described in the attached information sheet at the time you submit this application. 5. THE APPLICANT(S) SHALL CERTIFY THAT: A. The above request does not violate any deed restrictions that may be attached to or imposed upon the subject property. B. If the application is granted, the applicant will exercise the rights granted in accordance with the terms and subject to all the conditions and limitations of the approval. C. All of 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, may be revoked if it is found that any such statements are false. D. The applicant has read the entire contents of the application, including the policies and criteria, and understands the requirements for approving or denying the application. DATED this ( 5 - ' day .of. 1976 SIGNATURES of each owner (eg. husband and wife) of the subject property. (KSL:pm /0520P) 1 111 • City of Tigard, Oregon AFFIDAVIT OF MAILING STATE OF OREGON ) County of Washington ) ss. City of Tigard ) I, Patricia L. Lunsford, being first duly swom/affirm, on oath depose and say: that I am an Administrative Specialist II for The City of Tigard, Oregon. That I served NOTICE OF (AMENDED ❑) PUBLIC HEARING FOR: $1 I 5 & (Chock boa aboy., It applicable) (check appropriate box below) (Enter Public Hearing Date above) 0 i City of Tigard Planning Director q/ Tigard Planning Commission ❑ Tigard Hearings Officer O Tigard City Council ❑ That I served NOTICE OF (AMENDED 0) DECISION FOR: (Mock boa asoy.ltaPiacobl•, City of Tigard Planning Director I ❑ That I served NOTICE OF (AMENDED 0) FINAL ORDER FOR: (C ,sd, box above. r.p,reaer.) (check appropriate box below} O City of Tigard Planning Director ❑ Tigard Planning Commission ❑ Tigard Hearings Officer ❑ Tigard City Council ❑ That I served OTHER NOTICE OF FOR: A copy of the PUBLIC HEARING NOTICE/NOTICE OF DECISION /NOTICE OF FINAL ORDER/OTHER NOTICES) of / is is attached, marked Exhibit "A ", was mailed to each n ed person(s) at the address(s) shown on the attach: d list(s), marked Exhibit o the /5� •.� of � 199 , and deposited i -the nited State •,r- on th= f �, day of J.._ _. 19960 , postage prepaid. :�1.. #1_ l ► A W E +flared Trr Subscribed and swo • affirmed before me on the day of i4.a�1 , 1 f�, OFFICIAL SEAL • ._ ' �'�� ; DIANE M JELDERKS .�� • r' NOTARY PUBLIC-OREGON ® "'� COMMISSION NO. 046142 NOTARY PUBLIC 0' Or EGO y MY COMMISSION EXPIRES SEPTEMBER 07, 1999 My Commission Exp : 7 WILE r E(S): 5U . B 3/r�/-96 CASENO.(S): Twr ii / n2s -O ' TYPE OF NOTICE di DATE: • EXHIBIT A _ ^n ��lpah��ilh CITY OF TIGARD PUBLIC HEARING NOTICE NOTICE IS HEREBY GIVEN THAT THE TIGARD PLANNING COMMISSION, AT A MEETING ON MONDAY AUGUST 5. 1996 AT 7:30 PM, IN THE TOWN HALL OF THE TIGARD CIVIC CENTER, 13125 SW HALL BOULEVARD, TIGARD, OREGON 97223 WILL CONSIDER THE FOLLOWING APPLICATION: FILE NO: SUBDIVISION (SUB) 96 -0003 PLANNED DEVELOPMENT REVIEW (PDR) 95 -0004 FILE TITLE: HILL STREET HOMES SUBDIVISION APPLICANT: Jim Atwood OWNER: Same 33 SW 3rd Avenue Portland, OR 97204 REQUEST > A request for the following development applications: 1.) Subdivision preliminary plat approval to divide an approximately 28,557 square foot parcel into 4 lots ranging between 1,917 square feet to 1,918 square feet; 2.) Planned Development Review to allow lot sizes less than the minimum required by the zone. LOCATION: East of SW Ash Street, on the north side of SW Hill Street (WCTM 2S1 2DB, Tax Lot 202). APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.54, 18.80, 18.100, 18.102, 18.106, 18.108, 18.160 and 18.164. ZONE: R -12 (Residential, 12 Units per acre). The R -12 zone allows single - family attached /detached residential units, multiple - family residential units, residential care facilities, mobile home parks and subdivision, public support services, family day care, home occupation, temporary use, residential fuel tank, and accessory structures. THE PUBLIC HEARING ON THIS MATTER WILL BE CONDUCTED IN ACCORDANCE WITH THE RULES OF CHAPTER 18.32 OF THE COMMUNITY DEVELOPMENT CODE AND RULES OF PROCEDURE ADOPTED BY THE TIGARD CITY COUNCIL AND AVAILABLE AT CITY HALL, OR RULES OF PROCEDURE SET FORTH IN CHAPTER 18.30. ASSISTIVE LISTENING DEVICES ARE AVAILABLE FOR PERSONS WITH IMPAIRED HEARING. THE CITY WILL ALSO ENDEAVOR TO ARRANGE FOR QUALIFIED SIGN LANGUAGE INTERPRETERS AND QUALIFIED BILINGUAL INTERPRETERS UPON REQUEST. PLEASE CALL (503) 639 -4171, EXT. 320 (VOICE) OR (503) 684- 2772 (TDD - TELECOMMUNICATIONS DEVICES FOR THE DEAF) NO LESS THAN ONE WEEK PRIOR TO THE HEARING TO MAKE ARRANGEMENTS FOR SET -UP. SUB 96 -0003 /PDR 96 -0004 HILL STREET HOMES SUBDIVISION NOTICE OF 8/5/96 P.C. PUBLIC HEARING 1 ANYONE WISHING TO PRESEN•RITTEN TESTIMONY ON THIS F'R"JPOSED ACTION MAY DO SO IN WRITING PRIOR TO OR AT THE PUBLIC HEARING. ORAL TESTIMONY MAY BE PRESENTED AT THE PUBLIC HEARING. AT THE PUBLIC HEARING, THE PLANNING COMMISSION WILL RECEIVE A STAFF REPORT PRESENTATION FROM THE CITY PLANNER; OPEN THE PUBLIC HEARING; AND INVITE BOTH ORAL AND WRITTEN TESTIMONY. THE PLANNING COMMISSION MAY CONTINUE THE PUBLIC HEARING TO ANOTHER MEETING TO OBTAIN ADDITIONAL INFORMATION, OR CLOSE THE PUBLIC HEARING AND TAKE ACTION ON THE APPLICATION. IF A PERSON SUBMITS EVIDENCE IN SUPPORT TO THE APPLICATION AFTER JULY 15, 1996. ANY PARTY IS ENTITLED TO REQUEST A CONTINUANCE OF THE HEARING. IF THERE IS NO CONTINUANCE GRANTED AT THE HEARING, ANY PARTICIPANT IN THE HEARING MAY REQUEST THAT THE RECORD REMAIN OPEN FOR AT LEAST SEVEN (7) DAYS AFTER THE HEARING. INCLUDED IN THIS NOTICE IS A LIST OF APPROVAL CRITERIA APPLICABLE TO THE REQUEST FROM THE TIGARD COMMUNITY DEVELOPMENT CODE AND THE TIGARD COMPREHENSIVE PLAN. APPROVAL OR DISAPPROVAL OF THE REQUEST BY THE COMMISSION WILL BE BASED UPON THESE CRITERIA AND THESE CRITERIA ONLY. AT THE HEARING IT IS IMPORTANT THAT COMMENTS RELATING TO THE REQUEST PERTAIN SPECIFICALLY TO THE APPLICABLE CRITERIA LISTED. FAILURE TO RAISE AN ISSUE IN PERSON OR BY LETTER ACCOMPANIED BY STATEMENTS OR EVIDENCE SUFFICIENT TO ALLOW THE HEARINGS AUTHORITY AND ALL PARTIES TO RESPOND, PRECLUDES AN APPEAL AND FAILURE TO SPECIFY THE CRITERION FROM THE COMMUNITY DEVELOPMENT CODE OR COMPREHENSIVE PLAN AT WHICH A COMMENT IS DIRECTED PRECLUDES AN APPEAL TO THE LAND USE BOARD OF APPEALS BASED ON THAT ISSUE. ALL DOCUMENTS AND APPLICABLE CRITERIA IN THE ABOVE -NOTED FILE ARE AVAILABLE FOR INSPECTION AT NO COST OR COPIES CAN BE OBTAINED FOR TWENTY -FIVE CENTS (250 PER PAGE, OR THE CURRENT RATE CHARGED FOR COPIES AT THE TIME OF THE REQUEST. AT LEAST SEVEN (7) DAYS PRIOR TO THE HEARING, A COPY OF THE STAFF REPORT WILL BE AVAILABLE FOR INSPECTION AT NO COST, OR A COPY CAN BE OBTAINED FOR TWENTY -FIVE CENTS (250 PER PAGE, OR THE CURRENT RATE CHARGED FOR COPIES AT THE TIME OF THE REQUEST. FOR FURTHER INFORMATION PLEASE CONTACT THE STAFF PLANNER MARK ROBERTS AT (503) 639 -4171, TIGARD CITY HALL, 13125 SW HALL BOULEVARD, TIGARD, OREGON 97223. ova Xy1> '.."'< , 3 , , \ ,,: .„ . . 4. e.-14\ ,i■' _ 04 4: � - II �� SUB JEC . , ! EL 1 4" 'rat Ow • . #! 4/ Illtaw gi g A 0 .4 0 al an I oa • iirr.a., amula az r SUB 96-0003/PDR 96-0004 HILL STREET HOMES SUBDIVISION NOTICE OF 8/5/96 P.C. PUBLIC HEARING su 6 cue - O4(PPR4lo i 5bvt Pants S ( • I cf2) �i r f` i.IJ1.tJ. I_ .. 2S102DB -00202 2S102DB -07700 ATWOOD, JIM BAKER, RALPH B & LYNN B 33 SW THIRD AVE 9267 SW HILL ST PORTLAND,OR 97204 TIGARD,OR 97223 2S102DB -01100 25102DB -00301 BARNES, TERRY N GAYLE L BOULEVARD TERRACE 13215 SW HILL CT JOHNSON, JEFF E AND LORA M TIGARD,OR 97223 520 SW 6TH AVE SUITE 400 PORTLAND,OR 97204 2S102DB -00204 2S102DB -00203 BUSSEY, LOIS J AND BUSSEY, LOIS J AND (See-460 6191 ! c2) ANDERSON, ROGE EES ANDERSON, ROGER A TRUSTEES BY NOR EVENS REALTOR BY NORRIS & STEV . ' = -, - W 6TH #400 52; • H #400 Rriviq4,64 1 2S102DB -01600 25102DB -01801 CARRIKER, RONALD P AND DYGART, VIRGINIA L TROMP VAN HOLST, JOHANNA AEM 13235 SW BURNHAM CT 9340 SW HILL CT TIGARD,OR 97223 TIGARD,OR 97223 2S102DB -07600 2S102DB -07800 FATLAND, BILL S /MARY SUSAN GOODELL, HAL L & JILL J 9259 SW HILL STREET 9246 SW HILL ST TIGARD,OR 97224 TIGARD,OR 97223 2S102DB -01400 2S102DB -02201 GOTT, DANIEL R & JANE M HAGERMAN, DOROTHY K 13230 SW HILL CT 13240 SW BURNHAM CT TIGARD,OR 97223 TIGARD,OR 97223 2S1020B -01700 2S102DB -02000 JOHNSON, PAUL E MILDRED KOLSBUN, JOHN A & JANA COSTLEY 9300 SW HILL ST 13255 SW BURNHAM CT TIGARD,OR 97223 TIGARD,OR 97223 2S102DB -02300 2S102DB -02100 MELHORN, LLOYD A & CHRISTY L NILSEN, EDWIN R & GERALDINE E 13230 SW BURNHAM CT 13250 SW BURNHAM CT TIGARD,OR 97223 TIGARD,OR 97223 2S102DB -01900 2S102DB -00206 POERTNER, HENRY R AND RITCHIE, BRUCE BARBARA J PO B 7 13245 SW BURNHAM COURT RTLAND,OR 97219 TIGARD,OR 97223 2S102DB -00201 2S102DB -00205 RITCHIE, BRUCE E TIGARD, CITY OF PO BOX 19267 13125 SW HAL PORTLAND,OR 97219 PO BO 97 T RD,OR 97223 Ga 4!o a3/PDR -04 Serett thous 6u • ( ' 2S102DB -00207 2S102DB -00300 TIGARD, CITY O TIGARD, CITY OF 13125 SW 13125 SW PO B 3397 PO B 3397 RD,OR 97223 ARD,OR 97223 2S102DB -00500 2S102DB -01000 TIGARD, CITY O ZIMMERMAN, STEPHEN E AND 13125 SW L DEMPSTER, MARY B PO 23397 9400 SW HILL STREET T ARDOR 97223 TIGARD,OR 97223 BUSSEY, LOIS J AND ANDERSON, ROGER A TRUSTEES BY NORRIS & STEVENS REALTOR 520 SW 6TH #400 PORTLAND OR 97204 • • J att i . CITY OF TIGARD May 28, 1996 OREGON Jim Atwood 33 SW 3rd Avenue Portland, OR 97204 Re: SUB 96 -0003 Dear Mr. Atwood: This letter is to inform you that your application for Subdivision Review (SUB 96 -0003) is considered complete and has been accepted by the Planning Department. If you have any questions concerning this information, please feel free to contact me at 639 -4171. Sincerely, Will D'Andrea Assistant Planner is \curpin \will\sub96- 03.1t2 c: SUB 96- 0003 /PDR 96 -0004 land use file 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639 -4171 TDD (503) 684 -2772 0 I JIM ATWOOD 33 S.W. 3RD AVENUE PORTLAND, OREGON 97204 (503)248 -0000 May 23, 1996 Delivered by Messenger Will D'Andrea, Assistant Planner City of Tigard 13125 S.W. Hall Blvd. Tigard, Oregon 97223 Re: Map 2S1 2DB, Tax Lot 202 Dear Will: Thank you for your letter of May 7, 1996. I spoke with Brian Rager on May 14, 1996 to confirm what information he wanted with regard to: 1.) Existing and proposed utilities. Mr. Rager indicated he would accept and we are delivering herewith only two revised drawings (as opposed to 25 previously submitted); with one being for himself and one being for you. The drawings contain the following additional information: A) Size of sanitary sewer in street and dotted lines showing approximate hookup points. B) Size of water line in street and dotted lines showing approximate hookup points. C) Locations for roof drains. Please be reminded none of the above utilities will be connected until building permit(s) are issues for the rowhouse structure(s). Please do not hesitate to give me a call if you have any question(s). I dest regar -.........-74, do ofr JA/ms i • CITY OF TIGARD May 7, 1996 OREGON Jim Atwood 33. SW 3rd Avenue Portland, OR 97204 Re: Notice of Incomplete Submittal Dear Mr. Atwood: The Planning Division has conducted a preliminary review of SUB 96- 0003/PDR 96 -0004, an application for a Subdivision/Planned Development, and have found that certain application materials were not provided with the submittal. The Planning Division is unable to continue processing the application pending submission of the following items and plan notes: 1.) Existing and proposed utilities. If you have any questions concerning this information, please feel free to contact Brian Rager at 639 -4171. Sincerely, Zela/ Will D'Andrea Assistant Planner i:\curpin \will\sub96- 03.Itr c: SUB 96- 0003/PDR 96 -0004 Land use file • 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639 -4171 TDD (503) 684 -2772 ` • • Woodward -Clyde maw Consultants Engineering & sciences applied to the earth & its environment February 16, 1995 Jim Atwood 33 SW Third Street Portland, OR 97204 Dear Mr. Atwood, • The following is a summary of work performed on February 16, 1995 for the wetland delineation of your site in Tigard, Oregon. The site is located north of Hill Street in Tigard, is approximately two- thirds of an acre in area and is situated along the western bank of Fanno Creek (see attached map). The western portion of the site rises above the creek. The eastern half of the site is located in the creek's floodplain and is lower in elevation than the western half by approximately 15 feet. The eastern half of the site was sampled for the possible presence of wetlands. The western half of the site was not sampled due to the elevation and obvious lack of wetland vegetation. • Five sample points were inspected and data was recorded for these points (see attached data sheets). • The majority of the eastern portion of the property meet the state and federal criteria for jurisdiction wetlands (see attached map). Sampling was performed both within the wetland and outside of the wetland in order to compare the two soil types and hydrology and to determine the location of the wetland boundary. The wetland perimeter was flagged using orange surveyors tape. Approximately one -third of one acre (half the site) was delineated as wetland. Observations of wetland hydrology included water flowing from a municipal storm drain onto the site on the western boundary and water seeping into the site along its northwestern boundary (see map). If you have any questions or concerns please contact me at (503) 948 -7232. Sincerely, Daniel Raider WOODWARD -CLYDE CONSULTANTS Daniel Raider Assistant Project Manager attachments s 'publickaidettigard.del • • • y-'4-' ` 111 S.W. Columbia, Suite 990 • Portland, Oregon 97201 • (503) 222 -7200 • Fax: (503) 222 -4292 . , • - - , . . . . t , t i ).e,: ". . . . _ • -......:„, .• / 3 . , • . 5-1/7,7\-6 . , . . BY 43" J A . ATWOOD , \ / C s‘; PROPOSED MINOR LAND PARTITION CITY OF TIGARD WASHINGTON COUNTY ) ., .L.•;;- ,,c W MAP 251 208 TAX LOT 202 NI & - N"" .• cs. 28.562 SO. FTI t Lie • / . . \...._ . .. 0 PROPOSED PARCEL f A C 0 14 121.053 SO. FTII ...c s . 'P.? 2 • • 4e YVY 1 41461- '• " \ ,-- nos. .0-r? uj e +9 Sal • N1 li el 0 ° _)V . :. 1 . (ni / NI P ?00 _ .0 - .kl- cti e lt.6 . ( ye , / LO' -4 ..-.\',50 ., ••, /6'- fi r o mi cr .'">' ... . • : 7-..:..... :. • 2 - to r rt, ..r.v....,. . etra ■ "- ,-0,-... -.-,. , mp• "Ac: P iTS : , , - ' N 1 \ :- /tS 11 \ es• 0. . 4.. , SVnit 7 A oc/A4-0.)Y1 r a r - e ..4% l ' - \ ) , J( ■:'41,.. , 4,4> rha(t, I ;,,, or G . • . As ,,.. .,... ... ..-..., ..,-,..d , `-... ;% tts` ■A ./ 1,..1 rri 1pf rr a hi c 0 rp • / N , • 47 " I rieci 7 D - N : --., = -. . N - n V 6 ^ 121- 011 -rhe- , . n9. SO Al .:;,/ • : .77c).° • da 1-6k DIV- /-r / G \ . • •- ( 01/25/95 14,51 A L A I ' ) 1 1 A / C O D D D I I A I / O C I A T t / i n c 3 te 1305 kw 18tH AVENUE. PORTLAND. ON 'ON 97209 15031 225-9161 2.CAa r ----- .. 1 \ • .., • • • • - . _ DATA FORM ROUTINE WETLAND DETERMINATION (1987 COE Wetlands Delineation Manual) Project /Site: l / <1 c % /,- � Date: Z — )6 —,s Applicant/Owner: j) wr t; 7-1)0600t- County: t„1,4 Investigator: 7 i -'v State: 0R Do Normal Circumstances exist on the site? No Community ID: Is the site significantly. disturbed (Atypical Situation)? Yes t) Transect ID: (7) Is the area a potential Problem Area? Yes N o) Plot ID: (If needed, explain on reverse.) _ . VEGETATION _ Dominant Plant Soeties Stratum Indicator Dominant Plant Species Stratum Indicator 1. C1ti4 to i (S 5 L- L. S. .. 2. gu Pe? S FA(W 10. 3. JuIl(OS et r 4UJ SAC.(o 11. . 4. 1 2. 5. - 13. 6. _ _ 14. 7. 15. 8. 16. Percent of Dominant Species that are OBI. FACW or FAC ] .0 70 (excluding FAC -). Remarks: I HYDROLOGY I Recorded Data (Describe in Remarks): Wetland Hydrology Indicators: ' _ _ Stream. Lake. or Tide Gauge Prirnary Indicators: 1 _ Aerial Photographs Inundated — Other rstad in Upper 12 Inches No Recorded Data Available — Water Marks — _ Drift Ones I — Sediment Deposits _ ainage Patterns in Wetlands I Reid Observations: Dr Secondary Indicators (2 or more required): I Oxickzed i Depth of Surface Water: (in.) Root Chorine}, in Upper 12 Inches i — Water - Stained Leaves l O S s (in) _Local SoIl Survey Date Depth to Free Water in Fit: — FAC-Neutral Test I Depth to Saturated Soil: an.) — Other (Explain in Remarks) Fee narks: Nab r ) / fi u 1 Or r'-'t /77 e 0 • • SOILS Map Unit Name C (Series and Phase): Drainage Class: • Feid Observations Taxonomy (Subgroup): Confirm Mapped Type? Yes No Profile Description; • Depth Matrix Color Mottle Colors Mottle Texture, Concretions, inches Horizon jMunsell Moist) JMuunsell Moist) . Abundence!Contrast Structure, etc, Oz -6 2.6 Oti 9. Sr • Hydric Soil Indicators: _ Histosol _ Concretions _ Katie Epipedon _ High Organic Content in Surface Layer in Sandy Soils , ✓Sulfidie Odor .Q r Jo H Y _ Organic Streaking in Sandy Soils _ Aquic Moisture Regime Listed on Local Hydric Soils List • (itCedueing Conditions _ Listed on National Hydric Soils list Cyed or Low- Chroma Colors _ Other (E,tain in Remarks) • i Remarks: • _ i WETLAND DETERMINATION • Hydrophydc Vegetation Present? No (Circle) (Circle) . Wetland Hydrology Present? + No - Hydrio Sods Present? fa, No Is this 5ernprrng Point Within • Wetland? `r No Remarks: • Approved HQUSACF 3/92 I • • 4 . t • - DATA FORM ROUTINE WETLAND DETERMINATION (1987 COE Wetlands Delineation Manual) / - . - . . _ e c % ( r ' iut J ' Date: 7 — /4 — 9S Project /Site: / in a.r Applicant/Owner ` T; ,.,, A Amod County: vJcJ ,- ta^ Investigator: j lac I. (O/ State: ok Do Normal Circumstances exist on the site? No Community ID: Is the site significantly. disturbed (Atypical Situation)? Yes Transect 10: OS Is the area a potential Problem Area? Yes No Plot ID: (If needed, explain on reverse.) _ _ - VEGETATION _ _ _ - - - -- - Dominant Plant Species Stratum Indicator Dominant Plant Species Stratum Indicator 1. f.' ri�a r;s a Yb Ii •'IO•C�c /-RC w 9. .. z+ bl 1-f 10. 3. RVO'l � ' - � , � 11. 4. 12. 5. 13. 6. 14. 7. 15. 8. 16. • % Percent of Dominant Species that are OBL, FACW or i o , a - - (excluding FAG-1. G S Remarks: - HYDROLOGY r r Recorded Data (Describe in Remarks): Wetland Hydrology Ind i — _Stream, Lake. or Tide Gauge Primary Indicators: Aerial Photographs — Inundated Other — Saturated in Upper 12 inches No Recorded Data Available — Water Marks _ Drift Lines I i Sediment Deposits I Field Observations: — Dreir aee Patterns in Wetlands — 1 Secondary Indicators (2 or more required): I Depth of Surface Water: (in.) — Oxidized Root Channels in Upper 12 Inches i _ Water - Stained Leaves I Local Soa Survey Data Depth to Free Water in Fit: (in.) FAC - Neutral Test — tu 1 Depth to Saturated Soil: 4n.) _Other (Explain in Remarks) , P. en>Brks: • one €, • • SOILS Map Unit Name 1 ' (Soria• and Phase): Drainage Class: \ \ \1 • Field Observations • Taxonomy (Subgroup): Confirm Mapped Type? _ Yes No Profile Description: Depth Matrix Color Mottle Colors Mottle Texture, Concretions. inches Horizon jMunsell Moist) jMunsell Moist) Abundance/Contrast Structure. etc, 'lb. r � b R Z "IOW? 47€ • y f-Cto.rd,1 Hydric Soil Indicators: _ Histosol _ Concretions Histic Epipedon _ High Organic Content in Surface Layer in Sandy Soils _ Sulfide Odar _ Organic Streaking in Sandy Soils _ Aquic Moisture Regime _ Listed on Local Hydric Soils List _ Reducing Conditions _ Listed on National Hydric Soils List Guyed or Low- Chroma Colors Other (Explain in Remarks) 1 Remarks: /1/0i �► y r, WETLAND DETERMINATION Hydrophydc Vegetation Present? Yes tl (Circle) (Circle) Wetland Hydrology Present? Yes • Hydrin Sams Prevent? Yee is this Sampling Point Wltthin • Wetland? Yee No Remarks: • • "6a Approved - by HQUSACE 3/92 • • DATA FORM ROUTINE WETLAND DETERMINATION (1987 COE Wetlands Delineation Manual) / Project /Site: % a ✓G( r 1 r >„ -` - b r`- Date: 2 ` l - '9 S - Applicant/Owner: , rr, A-- 1-■064 County: WA Investigator: e, , (10 ),- State: (JI Do Normal Circumstances exist on the site? No Community ID: Is the site significantly disturbed (Atypical Situation)? s /No Transect ID: / Is the area a potential Problem Area? - Yes � '19 Plot ID: (If needed, explain on reverse.) VEGETATION Dominant Plant Species Stratum Indicator Dominant Plant Species Stratum Indicator 1. Pe't^ ro/.u)1S StI rat' to 9. .. 2- 7i) G r V S14 i=RCvJ 10. -"°"' 3. 11. Sy,.r 4. — 12. 5. .` 13. 6. Ca f2X SP. ((Oro; P i / 14. 7. 15. e. 16 . i Percent of Dominant Species that are OBL. FACW or FAC (excluding FAC -). 7J - 0 ` e Remarks: ■ HYDROLOGY i Recorded Data (Describe in Remarks): Wetland Hydrology Indicators: — — Stream. Lake. or Tide Gauge Primary lc.atOfs: Aerial Photographs Inundated Other ✓Sa uratsd in Upper 12 Inches _ No Recorded Data Available _ Water Marks _ Drift Lines _ S.dment Deposits 1 Reid Observations: _ Drainage Patterns in Wetlands Secondary Indicators (2 or more required): I Depth of Surface Water: "tO Ski4(0 (in.) 0xic zed Root Channels in Upper 12 Inches i _ Water - Stained Leaves Depth to Free Water in Pict: Gn.) _ Survey Sunny Data FAC - Neutral Test Depth to Saturated Soil: an.) _ Other (Explain in Remarks) - t i Remarks: I / • • , SOILS a Map Unit Name C ' (Series and Phase)" Drainage Class: Field Observations Taxonomy (Subgroup): Confirm Mapped Type? Yes No Profile QescriDtion; Depth Matrix Color Mottle Colors Mottle Texture, Concretions. finches) Horizon lMunsell Moist) jMunsell Moist) -. Abundance /Contrest Structure, etc. ,.,7, Sl 2J k rv4., .ect . Hydric Soil Indicators: . _ Histosol — Concretions — Histic Epipedon — High Organic Content in Surface Layer in Sandy Soils — Sulfidic Odor — Organic Streaking in Sandy Soils _ Aquic Moisture Regime _ Listed on Local Hydric Soils List _ Reducing Conditions — Listed on National Hydric Soils List i Gleyed or Low - Chroma Colors — Other (Explain in Remarks) 9 — ° I Remarks: i - 6 \ic/rlc , WETLAND DETERMINATION Hydrophydo vegetation Present? J .�is `+. No (Circle) (Circle) Wetland Hydrology Present? / Yes / No ...--, Hydrio Soils Present? L Casa No Is this Sampling Point Within • Wetland? Yei No Remarks: �� . c Approved by HQUSACE 3/92 • r • • • • DATA FORM . ROUTINE WETLAND DETERMINATION . (1987 COE Wetlands Delineation Manual) I _ _ . Project/Site: 1 0a a d9 Jllrt. - 1- `v � Date: — /6 - 5- Applicant/Owner: Ll3 -r, )4 Foci County: W/ Investigator: - P, 2a, d°{ State: Ot' Do Normal Circumstances exist on the site? Ye No Community ID: Is the site significantly disturbed (Atypical Situation)? es ,K3 Transect ID: 0 Is the area a potential Problem Area? Yes (N'o Plot ID: (If needed, explain on reverse.) - _ _ VEGETATION Dominant Plant Species Stratum Indicator Dominant Plant Species Stratum Indicator 1. leM✓Ic' 9. .. 2. (Hale le,rrl UY - FH-W 10. 3. It! vl r v J FACW 11. 4. Rb. re_ FHc 12. 5. 13. 6. 14 . 7. 15. 8. 16 . i Percent of Dominant Species that are OBI. FACW or FAC (excluding FAC -). y Sv 7e Remarks: P HYDROLOGY r i _ Recorded Data (Describe in Remarks): Wetland Hydrology Indicators: } _ Stream. Lake. or Tide Gauge Primary Indicators: . Aerial Photographs Inundated {• — Other ✓aturstad In Upper 12 Inches I No _ Recorded Data Available _ Water Marks _ Drift lines _ Sediment Deposits Drainage Patterns in Wetlands i Field Observations: Secondary Indicators (2 or more required): c O (i _ Oxidized Root Channels in Upper 12 Inches i Depth of Surface Water: Water- Stained Leaves 1 _ I Depth to Free Water in Pit: (in.) — Local Soil Survey Data FAC - Neutral Test y Other (Explain in Remarks) I Depth to Saturated Soil: / On.) I. Remarks: ;4,t14 �� INtAfer I' S ih S ,( � L • • SOILS Map Unit Name ( (Series and Phase): 4 Drainage Class: Field Observations Taxonomy (Subgroup): Confirm Mapped Type? Yes No Profile Description-, Depth Matrix Color Mottle Colors Mottle Texture, Concretions, Jinehes) Horizon NMuneell Moist) IMunsell Moist) .. Abundance/Contrast Structure, etC. 0 10YR /Z _L/ S ViC 3 J 1 c01n /17 ',oar,' 0 - /0Y ti /7 , YR slit (.) rnm onlstn�� — hf.i�w %o Y 3�z- l Y y/ • Hydric Soil Indicators: — Histosol — Concretions . _ Histie Epipedon _ High Organic Content in Surface Layer in Sandy Soils — Sulfide Odor — Organic Streaking in Sandy Soils _ Aquic Moisture Regime — Listed on Local Hydric Soils List — Reducing Conditions _ Listed on National Hydric Soils List o _ Gloyed or Low - Chrome Colors ,_ Other (Explain in Remarks) 1 I / i Remarks: / [4 10V\ `?b 1'4 0 In P. 0 f / 4 / 1-7 /( /(e f 7 / . WETLAND DETERMINATION \ Hydrephytio Vegetation Present? a• t No (Meld (Circle) Wetland Hydrology Present? Yes No Hydrio Solis Present? Yes No N this Sampling Point Within • Wet land? No Remarks: 0 71 ‘Il ed • at Duf �� o-� l ((Im y e • ,ix c -' / w.e.f/ Pe 0Fs/oe' r Approved by HQUSACE 3/92 • • DATA FORM ROUTINE WETLAND DETERMINATION (1987 COE Wetlands Delineation Manual) _ . Project /Site: �- and C�el i rya- '"' Date: Z ' / " 9s Applicant/Owner:` A fvjoc» County: (/A Investigator: T. Ra in/Pr State: OR Do Normal Circumstances exist on the site? Community ID: Is the site significantly disturbed (Atypical Situation)? Yes o Transect ID: A Is the area a potential Problem Area? Yes Plot ID: (If needed, explain on reverse.) VEGETATION Dominant Plant Species Stratum Indicator Dominant Plant Species Stratum Indicator 1. "Dia 51, riew 9. 2. A rP I�}C w 10. 3. 11. 4. 12 . 5. 13. 6. 14 . 7. 15 . 8. 16 . Percent of Dominant Species that are OBL. FACW or FAC (excluding FAC -). S r 0 "c. "c. Remarks: HYDROLOGY i i — Recorded Data (Describe in Remarks): Wetland Hydrology Indicators: I _Stream, Lake. or Tide Gauge Primary Indcators: Inundated E _ Aerial Photograph* �Saausrtad in Upper 12 Inches No Recorded Data Available __ Water Marks _ Drift lines _ Sediment Deposits Drainage Patterns in Wetlands i Field Observations: Secondary Irdlcaton (2 or more required): i Depth of Surface Water: (in.) _ Oxidtzsd Root Channels in tipper 12 Inches I ____ Water-Stained Leaves { Depth to Free Water in Pit: (1i� )rin.) = Local Soil Survey Data ' 6 1 /, p ,� FAC - Neutral Test I0 i Depth to Saturetsd Soil: tO (In.) _ Other (Explain in Remarks) i Remarks: 1 / • • SOILS •' Map Unit Name \ - (Series and Phase): - Drainage Class: Field Observations , Taxonomy (Subgroup): Confirm Mapped Type? Yes No Profile Description-, - Depth Matrix Color Mottle Colors Mottle Texture. Concretions. finches) Horizon SMunsell Moist) IMunsell Moist) . Abundance /Contrast Structure, etc. I toll a 5Y e-c/I f s, / + 7 Zoo, ri, • Hydric Soil indicators-r= - I _ Hlstosol Concretions . _ Katie Epipridon — High Organic Content in Surface Layer in Sandy Soils Sulfidic Odor )1!)P‘ f _ Organic Streaking in Sandy Soils — Aqu c Moisture Regim — Listed on Local Hydrie Soils List _ Reducing Conditions _ listed on National Hydric Soils List ../.-! or Low - Chrome Colors _ Other (!fin in Remarks) 9 '. 1 Remarks: ' ■ i A WETLAND DETERMINATION Hydrophyde Vegetation Present? Y No (Circle) (Cleve) Wetland Hydrology Present? Yes No Hydrio Soils Present? Yea No is this SarnpMng Point Within a Weiland? No Remarks: • f Approved by HQUSACE 3192 • T i • CITY OF TIGARD Alto PRE - APPLICATION CONFERENCE NOTES sw RESIDENTIAL CITY OF TIGARD OREGON DATE: IB cQ J915 STAFF: // / E j�J4 APPLICANT: 71A4 ?7WVV7) AGENT: Phone: ( ) O 0 000 Phone: ( ) PROPERTY LOCATION ADDRESS: TAX MAPITAX LOT: aS / - NECESSARY APPLICATION(S): BI:i \ \C)1'J / cP ,91�r1(� i I FoEioPM 7 57-TE / )F J5,c f'i7N7 2E1 EL() PROPOSAL DESCRIPTION: « Sc IFV 1 ∎S IS 200 • COMPREHENSIVE PLAN DESIGNATION: /L/1E /WM ) A) j/7 ZONING DESIGNATION: — l (Pcb CITIZEN INVOLVEMENT FACILITATOR: TEAM AREA: PHONE: (503) ZONING DISTRICT DIMENSIONAL R QUIREMENTS rte ; 1/A i`P Minimum t size:_Wq. ft. Average lot width: ti4 ft. Maximum building height: 35 ft. Setbacks: front 15 ft. side ft. rear /5 ft. garage QC) ft. corner /0 ft. from street. Maximum site coverage: q0 % Minimum landscaped or natural vegetation area: c 7C) % —'ADDITIONAL LOT DIMENSIONAL REQUIREMENTS 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 /: times the average width, unless the parcel is less than 1% times the minimum lot size of the applicable zoning district. (Refer to Code Section 18.164.060 Lots) c)»PE -77D CITY OF TIGARD Pre-Application Conference Notes Page 1 of 7 Residential ApplicationlPlanning Department Section SPECIAL SETBACKS • Streets: *from the centerline of • . • Established areas: feet from • Lower intensity zones: feet, along the site's boundary. • Flag lot: 10 foot side yard setback. • Zero lot line lots: minimum 10 foot separation between buildings. • Multi- family residential building separation: (Refer to Code Section 18.96.030) Accessory structures up to 528 square feet in size may be permitted on lots less than 2.5 acres in size . 5 foot minimum setback from side and rear lot lines. Accessory structure up to 1000 square feet on parcels of at least 2.5 acres in size (See applicable zoning district setbacks for primary structures.) BUILDING HEIGHT PROVISIONS • Maximum height of 30 feet in R -1, R -2, R•3.5 and R -4.5 zones. Maximum height of 35 feet • R� -7 andd R T2 Thnes • Maximum height of 45 feet in the R -25 zone. • Maximum height of 60 feet in the R -40 zone. FLAG LOT BUILDING HEIGHT PR S Maximum hei /2 stories or 25 feet, whichever is less in most zones; 2'/2 stories, or 35 feet in R -7, R -12, R -25 or R -40 zones pro • that the standards of Code Section 18.98.030(B) are met. RESIDENTIAL DENSITY CALCULATI The Net 'es' ' entia m ni s . ' « • i on a particular site may be calculated by dividing the net area of the developable land by the minimum number of square feet required per dwelling unit as specified by the applicable zoning designation. Net development area is calculated by subtracting the following land area(s) from the gross site area: 1. All sensitive lands areas including: a. Land within the 100 year floodplain. b. Slopes exceeding 25 %. c. Drainageways. 2. Land dedicated for park purposes. 3. Public right -of -way dedication. 4. All land to be provided for private streets (includes accessways through parking areas). (Refer to Code Section 18.92) BLOCKS The perimeter of blocks formed by streets sh of exceed 1,800 feet measured along the right -of -way line except where street location is precluded by natural�gr , wetlands or other bodies of water or, pre - existing development. When block lengths greater than 600 feet are permitted, pedestrianlbikeways shall be provided through the block. (Refer to Code Section 18.164.040) RESIDENTIAL DENSITY TRANSFER The City of Tigard allows a Residential Density Transfer of up to 5% of the units that could otherwise have been developed on sensitive lands areas listed in (1.) above which may be applied to t • • velopable portion of the site. (Refer to Code Section 18.92.030). CITY OF TIGARD Pre - Application Conference Notes Page 2 of 7 Residential ApplicationiPlanning Department Section It is the responsibility of the applicant for a residential development application to provide a detailed calculation for both the permitted residential density and the reque+ density transfer. • . RESIDENTIAL DENSITY TRANSITION Regardless of the allowed housing density in a zoning district, any property within 100 feet of a designated established area shall not be developed at a density greater than 125 percent of the maximum Comprehensive Plan designation (not zoning) of the adjacent parcel. Transition area applies to any property which is a designated established area. The subject property is designated as an area. The subject property is adjoined by establishedldeveloninglareas to the north south, east and west. FUTURE STREET PLAN AND EXTENSION OF STREETS 1. A future street plan shall: a. Be filed by the applicant in conjunction wit . application for a subdivision or partition. The plan shall show the pattern of existing and proposed futur• reets from the boundaries of the proposed land division and shall include boundaries of the proposed land ..:. sion and shall include other parcels within 200 feet surrounding and adjacent to the proposed land divi :/ b. Identify existing or .. ised bus routes, pullouts or other transit facilities, bicycle routes and pedestrian facilities on or within 51 eet of the site. 2. Where neces - to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary • es of the tract to be developed. (Refer to Code Section 18.164.030) RESID NTIAL DEVELOPMENT SOLAR ACCESS REQUIREMEN All subdivisions and minor partitions are subject to so ar access requirements. These requirements state that a minimum of 80% of all lots created must be oriented for solar accessibility. The basic standard, which determines solar accessibility, requires that 80% of total number of proposed lots: 1. Demonstrate a north -south dimension of at least 90 feet. 2. Demonstrate a front lot line orientation within 30 degrees of a true east -west axis. The total or partial exemption of a site from the solar access requirement may be approved for the following reasons: 1. East, west or north slopes steeper than 20 %. 2. Off -site shade sources (structures, vegetation, topography). 3. On -site shade sources (vegetation). Adjustments allowing a reduction of the 80% solar lot design requirement may be made for the following reasons: 1. Reduced density or an increased cost of at least five percent due to either: a. East, west or north slope greater than 10 %. b. Significant natural feature. c. Existing road or lotting pattern. d. Public easement or right -of -way. 2. Reduction in important development amenities. 3. Pre - existing shade (vegetation). PLEASE NOT Maps and text are required which are sufficient to show that the development complies with the solar design standards, or that specific lots should be exempted or adjusted out. The following items shall be included in the analysis: CITY OF TIGARD Pre - Application Conference Notes Page 3 of 7 Residential ApplicationlPlanning Department Section 1. The north-south lot dimension and front lot line orientation of each proposed lot. 2. Protected solar building • and relevant building site restrictions, if ap•ble. 3. For the purpose of identifying trees related to exemption requests, a map showing existing trees which are at least 30 feet tall and over 6 inches diameter at a point 4 feet above grade shall be submitted. This map shall include the following: a. Height. b. Diameter. c. Species. d. A statement declaring that they are to be retained. 4. Copies of all private restrictions relating to solar access. The design characteristics of a developed solar - oriented lot are high levels of wintertime sun striking the south walls and roofs of the house, house orientation maximizing south window area, and a south - sloping roof area. To achieve this, one may utilize the following: 1. Protected Solar Building Line • The solar building line must: a. Be oriented to within 30 degrees of a true east -west axis. b. Provide a minimum distance of 70 feet from the middle of the lot to the south property line. c. Provide a minimum distance of 45 feet from the northernmost buildable boundary of the subject lot to the north property line. 2. Performance Options - There are two performance options which may be utilized as follows: a. The house to be oriented within 30 degrees of an east -west axis and have at least 80% of the ground floor's south wall protected from shade. b. At least 32% of the glass and 500 square feet of the roof area face south and be protected from shade. Please contact the Building Division for further information regarding the Protected Solar Building Line and Performance Options relating to building height and construction. PARKING AND ACCESS All parking areas and driveways must be paved. Single Requires 2 off - street parking spaces per dwelling unit. • Multiple family: Requires 1.5 parking spaces per unit for 1 bedroom. Requires 2 parking spaces per unit for 1+ bedrooms. Multi- family dwelling units • more than 10 required spac a I provide parking for the use of guests and shall consist of 15% of the total requi ring. (Refer to Code Sec ' 8.106.030) No more than 40% of required spaces may be designated an' , ensioned as compact spaces. Parking stalls shall be dimensioned as follows: • Standard ' . • g space dimensions: 8 ft. 8 inches X 18 ft. • ' .. ct parking space dimensions: 8 ft. X 15 ft. • Handicapped parking: All parking areas shall provide a ! ' ' , 'ately located and dimensioned disabled person parking spaces. The minimum number of disabled person parkin' .. • s to be provided, as well as the parking stall dimensions, are mandated by the Americans with Disabilities Act (ADA). a andout is available upon request. A handicapped parking space symbol shall be painted on the parking space surface a ' . appropriate sign shall be posted. CITY OF TIGARD Pre - Application Conference Notes Page 4 of 7 Residential ApplicationlPlanning Department Section Bicycle racks are required for multi - family, commercial and industrial developments. icycle racks shall be located in areas protected ii from automobile traffic and in ccOient locations. Bicycle parking spaces shal provided on the basis of one space for every 15 required vehicular parking spaces. Minimum number of accesses: Minimum access width: - �� . Maximum access width: Minimum pavement width: / D . • QUIRED ■ ! • , ' l ATION 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. CLE , ' VISION AREA • i y requires that clear vision areas be maintained between three and eight feet in height at roadldriveway, roadlrailroad, and roadlroad intersections. The size of the required clear vision area depends upon the abutting street's functional classification. (Refer to Code Section 18.102) BUFFERING AND SCREENING In order to increase privacy and to either reduce or eliminate adverse noise or visual impacts between adjacent developments, especially between different land uses, the City requires landscaped buffer areas along certain site perimeters. Required buffer areas are described by the Code in terms of width. Buffer areas must be occupied by a mixture of deciduous and evergreen trees and shrubs and must also achieve a balance between vertical and horizontal plantings. Site obscuring screens or fences may also be required; these are often advisable even if not required by the Code. The required buffer areas may ajy be occupied by vegetation, fences, utilities, and walkways. Additional information on required buffer area materials and sizes may be found in the Community Development Code. (Refer to Code Chapter 18.100) The required buffer widths which are applicable to your proposal area are as follows: ft. along north boundary. ft. along east boundary. ft. along south boundary. ft. along west boundary. In addition, sight obscuring screening is required along . STREET TREES • • trees are required for all developments fronting on a public or private street as well as driveways which are more than 100 feet in length. Street trees must be placed either within the public right -of -way or on private property within six feet of the right -of -way boundary. Street trees must have a minimum caliper of at least two inches when measured four feet above grade. Street trees should be spaced 20 to 40 feet apart depending on the branching width of the proposed tree species at maturity. Further information on regulations affecting street trees may be obtained from the Planning Division. A minimum of one tree for every seven parking spaces must be planted in and around all parking areas in order to provide a vegetative canopy effect. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. These design features may include the use of landscaped berms, decorative walls, and raised planters. For detailed information on design requirements for parking areas and accesses. (Refer to Code Chapters 18.100, 18.106 and 18.108) SIGNS Sign permits must be obtained prior to installation of any sign in the City of Tigard. A "Guidelines for Sign Permits" handout is available upon request. Additional sign area or height beyond Code standards may be permitted if the sign proposal is reviewed as part of a development review application. Alternatively, a Sign Code Exception application may be filed for review before the Hearings Officer. CITY OF TIGARD Pre - Application Conference Notes Page 5 of 7 Residential ApplicationiPlanning Department Section SITIVE LAN • ' • - ; . • • 1 es regulations fors which are potentially unsuitable for develollt 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 preliminarily identify sensitive lands areas at the pre - application conference based on available information. HOWEVER, the responsibility to precisely identify sensitive lands 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. (Refer to Code Chapter 18.84) 6 . hapter 18.84 a o provides regulations for the use, protection, or modification of sensitive lands areas. Residential development is floodplains. In most cases, dedication of 100 -year floodplain areas to the City for park and open space areas is required as a condition of the approval of a development application. NARRATI The applicant shall submit a narrative which provides findings for all 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. Applicant should review code for applicable criteria. CODE SECTIONS X8.80 18.98 18.114 £ — 18.150 [/18.84 18.100 18.116 v 18.160 X8.88 ,/18.102 x48.120 18.162 —18.92 v 18.106 18.130 v 18.96 X 118.108 18.134 NEIGHBORHOOD MEETING The app Ica . notify all property owners within 250 feet and the appropriate CIT Facilitator of their proposal. A minimum of 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. RECYCLING 18.116 Appl• should contact franchise hauler for review and approval of service equipment, compatibility and location. ADDITIONAL CONCERNS OR COMMENTS: ■\ \ :A C c_AA i • 1. • ■ Ott C 'Nat 1 P C) } F \ASK%) e SPEC P [C_ rfpierL. t TT\ Fi00b c .M m fleY - vc& N ooll?E/v) EArTS CITY OF TIGARD Pre - Application Conference Notes Page 6 of 7 Residential ApplicationlPlanning Department Section PROCEDURE Administrative staff reviel• • Public hearing before the Land Use Hearings Officer. c/Piiblic hearing before the Planning Commission. Public hearing before the Planning Commission with the Commission making a recommendation on the proposal to the City Council. An additional public hearing shall be held by the City Council. APPLICATION SUBMITTAL PROCESS All applications must be accepted by a Planning Division staff member of the Community Development Department at Tigard City Hall offices. PLEASE NOTE: Applications submitted by mail or dropped off at the counter without Planning Division acceptance may be returned. Applications submitted after 4:30 P.M. on Thursday will be batched for processing with the following week's applications. Applications will NOT be accepted after 3:00 P.M. on Fridays or 4:30 on other days. Maps submitted with an application shall be folded IN ADVANCE to 8.5 by 11 inches. One 8.5 inch by 11 inch map of a proposed project should be submitted for attachment to the staff report or administrative decision. Application with unfolded maps shall not be accepted. The Planning Division and Engineering Division 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. Applications involving difficult or protracted issues or requiring review by other jurisdictions may take additional time to review. Written recommendations from the Planning staff are issued seven (7) days prior to the public hearing. A 10, to 20 day public appeal period follows all land use decisions. An appeal on this matter would be heard by the Tigard 2,'/v ( .,✓ci % . A basic flow chart which illustrates the review process is available from the Planning Division upon request. 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. .......................... P1 A E NOTE The conference and notes cannot cover all Code requirements and aspects of good site planning that should apply to the development of your site plan. Failure of the staff to provide information required by the Code shall not constitute a waiver of the applicable standards or requirements. It is recommended that a prospective applicant either obtain and read the Community Development Code or ask any questions of City staff relative to Code requirements prior to submitting an application. Additional pre - application conference(s) islare required if an application(s) is/are to be submitted more than six months following this pre - application conference, unless the additional conference(s) is deemed as unnecessary by the Planning Division. PREPARED BY: 41C-C1 Dat--041/C CITY OF TIGARD PLANNING DIVISION PHONE: (503) 639 -4171 CITY OF TIGARD Pre - Application Conference Notes Page 7 of 7 Residential Application /Planning Department Section In some cases, where streetprovements or other necessary public Aliments are not currently practical, the stree improvements may be deferred. In such cases, a condition of development approval may be specified which requires the propert' owner(s) to execute a non - remonstrance agreement which waives the property owner's right to remonstrate against the formatior of a local improvement district formed to improve: ( (2.) Pedestrianwayslbikeways: Sanitary Sewers: The nearest sanitary sewer line to this property is a(n) inch line which is located in . The proposed development must be connected to a sanitary sewer. It is the developer's responsibility to extend the sewer along the proposed development site's Water Supply: The Water District - Phone:(503) provides public water service in the area of this site. The District should be contacted for information regarding water supply for your proposed development. Fire Protection: Tualatin Valley Fire and Rescue District (Contact: Gene Birchill, (503) 526-2502) provides fire protection services within the City of Tigard. The District should be contacted for information regarding the adequacy of circulation systems, the need for fire hydrants, or other questions related to fire protection. Other Aoencv Permits: Storm sewer improvements: STORMWATER QUALITY FEES The Unified Sewerage Agency has established, and the City has agreed to enforce, Resolution No. 90.43 Surface Water Management Regulations which requires the construction of on -site water quality facilities. At the discretion of the City, the applicant may be offered an opportunity to pay a fee in lieu of the construction of such a facility. The resolution requires the construction of a water quality facility andlor the payment of a fee. The fee shall be based upon the amount of impervious surface; for every 2,640 square feet, or portion thereof, the fee shall be $285.00. The City of Tigard shall determine if a fee may be paid or a facility shall be constructed. CITY OF TIGARD Pre - Application Conference Notes Page 2 of 3 Residential Application,Engineenng Department Section • • • - TRAFFIC IMPACT FEES In 1990, Washington County adopted a county -wide Traffic Impact Fee (TIF) ordinance. The Traffic Impact Fee program collect: fees from new development based on the development's projected impact upon the City's transportation system. The applican; shall be required to pay a fee based upon the number of trips which are projected to result from the proposed development. The calculation of the TIF is based on the proposed use of the land, the size of the project, and a general use based fee category. The TIF shall be calculated at the time of buildino permit issuance. In limited circumstances, payment of the TIF ma be allowed to be deferred until the issuance of an occupancy permit. Deferral of the payment until occupancy is permissible pity when the TIF is greater than $5,000.00. STREET OPENING PERMIT No work shall be preformed within a public right -of -way, or shall commence, until the applicant has obtained a street opening permit from the Engineering Department. FINISHED FLOOR ELEVATIONS All projects that require a grading plan also require that the applicant shall submit a typical floor plan for each lot. This floor plan shall indicate the elevations of the four corners of that plan along with elevations at the corner of each lot. • PREPARED BY: ENGINEERING DIVISION PHONE: (503) 639.4171 hlloginipattylpreapp.ms; (eng.section preapp.eng) January 11, 199_ CITY OF TIGARD Pre - Application Conference Notes Page 3 of 3 Residential Application,Engineering Department Section • i 7/c" ,Oi - P N o m . Cs /VI l'. 1 ; q«o 4 j 0 • \ A. AT W OOD // / •, PROPOSED MINOR C TY RIGARD • ' ,` 1 / \ WASHINGTON COUNTY (f..♦ N MAP 251 208 TAX LOT 202 ' y N. 2 ," , � 9' 2 8 , 562 S0 FT N (EX /ST /AG) / \ P ROPOSED PARCEL 4 1' C. 21.053 SO fT. s ' .. 1.11 •• 1 \ - • 0 0 bl .! 0 / e ))/ \ 90 G ' \ V ., "V i / . - \ - � ♦ !o •S . 5 ♦ 9 4/. ii 0 i 1 / 1P i / 00 i <(.. % ♦ • X5/U4•(/ i / �\ ♦ i 4 ♦ ♦ ? ♦ � \. ti� ♦OQ. / • \ �: • wr•OSED P-•.a, �• s� / / / Si,* o • 1 q ./ 4 .- f . • / /. 1 / 1 S� �. >v / / • y -_ �� Si. ,/ i 01/25/95 PARR 9 ss c AlAll f1A /CORD D III I AlJOCIATtI If1C 0 � 1305 N.W. 18TH AVENUE. PORTLAND. OR- ON 97209 (5031 225 -9151 SCALE . r : 50' -0 • 04/30/00 9d 15:02 $ FIDELITY TITLE 2002/003 _. ______ FIDELITY NATIONAL TITLE -- THE CLOSING COMPANY Telephone Telephone 227 -LIST Washington County OWNERSHIP INFORMATION Reference Parcel #:2S102DB 00202 Parcel Number :R0468130 TRSQ:02S- 01W -02 - SE NW Owner :ATWOOD JIM CoOwner Site Address : *NO SITE ADDRESS* Mail Address :33 SW 3RD AVE PORTLAND OR 97204 Telephone :Owner 503 -248 -0000 Tenant SALES AND LOAN INFORMATION Transferred: Loan Amount . Document # :10700001 Lender Sale Price : Loan Type : Deed Type Interest Rate: t Owned Vesting Type : ASSESSMENT AND TAX INFORMATION Land :$23,320 Exempt Amount: Structure : Exempt Type . Other t Improved . Total :$23,320 Levy Code :02374 95- 96Taxes:$319.57 School Dist :TIGARD PROPERTY DESCRIPTION Map Grid: Class Code: Census :Tract Block NbrhdCd :STIG MillRate :13.7036 Sub /Plat: Land Use:1002 VACANT,RESIDENTIAL Legal ;ACRES .66 PROPERTY CHARACTERISTICS Bedrooms Lot Acres :.66 Year Built : Bathrooms Lot SqFt :28,749 EffYearBit : BsmFin SF : Floor Cover: Heat Method: EsmUnfinSF: Foundation : Pool Appliances : Bldg SqFt Roof' Shape 1stF].rSgFt : Roof Matt Doodk Fan ppwF : UerFlSF : InteriorMat: Paving Matt: Deck Porch SqFt: Attic SqFt: Const Type: Garage Type: Garage SF Deck SqFt : Ext Finish: The Information Provided Is Deemed Reliable, but Is Not Guaranteed. Oa; 3t)/96 17:22 $ . ;; 4 3 FIDELITY TITLE Cj 002/003 LL _ ... �. � .0 NM il.. MI— Iwtow•elow law Fy►IUANIg G.. Meloyl, a.. Me' ,�. • • 4 DAIWA)! AND GALE osaip,I.e ?ATV?IOPT VOW . 8 500 1 .I 111 40. ,Ne1VIDUA. mANTIVI in...�1! Gfl� Qrri�•�+Gi1 Grantor, i..•�A- ..Alxaad.Corpo re.t.Lon.o. ••• P conveys to ..... Jitp..11 , t1►AOd QrAntee, the followiM rea proper dhteted in Washin9 County, Omen, to •wit: For legal description see EXHIBIT "A" attached hereto and made a part hereof • Subject to: Rights of the public and of govenrmental bodies in that portion of the described property lying below the, high water mark of Fenno Creek. ,- .1 (1F SPACE tNSUFFIC■I CONTINUE DESCQIPTION ON I tvE1SE SIDE) , The true cor+aiderniion•ior this conveyance is =•10•+.MO0•4-0 -• (Here comply with the requirements d O RS 93-030) I - tiia •... Llpuif.ry.. ..... ...•.,19...•M 40.10 • ,:- '�( -a President ST,Ar'•E• L)F OR CON, County of..JL i - tnQmah ) W. • • ••.- J.a uar*- 1 0 - _ , 1 9 - 4 named .AX3:m..Atwoo:fi .•> ahos--- i5•.- Preseideta.t ...,at- .•.T- •-A•- 4-twood - -•_- • • : P•� ��peared the above .. r• .. _ ......................._...... .. - 0.•. t on and ad:nowiedied t icrivO><ng ins o be..hi$:� voluntary act and dated. : ~ t.� . . _its' . Before me. . -. -,. �• - ....._.... -.... • (Orstscsi . .$14 • Norm • • ;11c for Ote on.— • • . . k- on expires: - _......... .. I - q r- ( DA=aA�t AND aiL10 STATE OP OREGON, J A Atwood CQ�DS?��tloa 1 . . o11ANTO J im Atwood ..••. ....••.•.. Cou ity of .W S9 81� ., 3rd • .... ......... oIIA►. Q ... I certify that the • within i ortllwd, 06A.... •• ... •, gent was reoiivrd toe teeord on �7.► * o••+w meow 1vI at . . -.. .. o'clock -- N[., and I r'e' or'drd • Jim w.- ......._ .....•. _ ..._.••. .rACI e 1a11wsa � trel on " '" • . 9 e l/ S r d " . .. ..._... NM i ... / / No..--.— hn1t- /&>Ntrtr ■ W M Ortll�nd, Q Rip . ..„, lint II. aellsd. v.: m //n /reads re No -.._- ----. ; ! M•• .•. pail. AooAllm, MP Award of Deeds of said a Witness my hand and Mal ci : WIr • awes' w M `Z� I / d • "6"1 r. C ounty diked. . sial be NW Is i, NAN, TITLE . rt•l»d..•• ..Oragaa_J? » r .................. ............................�.. ' I. _... ».» I NM•._ NV•... M.... aN� .w•..u.N » ».w ....... »...r •...M rN..NNNw.M NN .. u Willie. . 11* _ _ Amp1\ ---...■.0 . • • AFFIDAVIT OF MAILING STATE OF OREGON ) SS CITY OF TIGARD . ) Jim Atwood , being duly sworn, depose and say that on October 27 , 19 95 , I caused to have mailed to each of the persons on the attached list a notice of a meeting to discuss a proposed development at SW Hill St. near SW Burnham Ct., Tigard Oregon , a copy of which notice so mailed is attached hereto and made a part of hereof. I further state that said notices were enclosed in envelopes plainly addressed to said persons and were deposited on the date indicated above in the United States Post Office at Portland, Oregon , with postage prepaid thereon. , Signet . = - r Subscribed and swum to before me this f - of '/ 19 6 . ‘, • j l � WHITNEY WALL �t� / l,(( �' v Q��`� . � `,;' NOTARY PUBLIC - OREGON . Notary Public COMMISSION !cxv NO. 050232 2 My Commissio Tres: i( Al. 1 0 � 6 NY COAI .'n1SS(OEXPtRES Y pires: • Name of applicant Jim Atwood Subject Property: Tax Map and Lot # Tax Lot 202, Map 2S1 2DB Address or General Location N side of SW Hill Street near SW Burnham Court AFFIDAVIT OF POSTING NOTICE 1, Jim Atwood , do affirm that I am (represent) the party Initiating interest in a proposedS division /Planned Development affecting the land located at SW Hill Street near SW Burnham Ct., and did on the 27th day of October , 1995 personally post notice indicating that the site may be proposed for a Subdivision /Planned Development application, and the time, date and place of a neighborhood meeting to discuss the proposal. The sign was posted at center of frontage on SW Hill Street approximately 10' back from curb. (state location on property) This • a of 1 y — 19 9/ 6 Signature Subscribed and sworn to, affirmed, before me this day of , 19 Notary Public for the State of Oregon My Commission Expires: WITHIN SEVEN (7) CALENDAR DAYS OF THE SIGN POSTING, RETURN THIS AFFIDAVIT TO: City of Tigard Planning Division 13125 SW Hall Blvd. Tigard, OR 97223 Iogin\jo\postnotcit . • • JIM ATWOOD 33 S.W. 3RD AVENUE PORTLAND, OREGON 97204 (503)248 -0000 October 27, 1995 Re: Hill Street Homes Subdivision Dear Interested Party: I am the owner of the vacant property fronting on the north side of SW Hill Street near its intersection with SW Burnham Court, Tigard, Oregon (also known as Tax Lot 202 plus easements over Tax Lots 203 and 204, Map 2S1 2DB). I am considering proposing a Planned Development subdivision of this parcel which will allow construction four (4) attached single family dwellings. Prior to applying to the City of Tigard for the necessary permits, I would like to discuss the proposal in more detail with the surrounding property owners and residents. You are invited to attend a meeting on: Friday, November 10, 1995 Town Hall Room, City Hall 13125 SW Hall Blvd. Tigard, Oregon 97223 7:00 pm Please notice this will be an informational meeting on preliminary plans. These plans may be altered prior to submittal of the application to the City of Tigard. I look forward to more specifically discussing this proposal with you. Please feel free to call me at the above number if you have any question(s). Kindest regards, Jim Atwood JA/ms 4 • • • 464//1 4, 1 / L°7 1 ( , *4, p / 10, or' /5/ ? lail November 10, 1995 NEIGHBORHOOD MEETING ATTENDEES Everyone in attendance liked the idea of the possibility of having the possibility owner occupied dwellings as opposed to renters as neighbors. I advised them it is possible to rent a rowhouse just like a detached single family home could be rented. But the intention here is to build units for sale to owner - occupants. Several people spoke in favor of the concept of "rowhouses" (which are not yet common in Tigard) to be a wise use of the land. One person wanted to know if the setback could be greater than required by code. I advised "no" due to the constraint of wetlands buffer being needed at the rear of the building envelope. Overall, the meeting was very positive with no indication that anyone was going to object. • JIM ATWOOD 4 c 33 S.W. 3RD AVENUE 4+, Ofrk. PORT LAND, 7204 503) 48- 0000 ry oF` °Z99 April 30, 1996 DRAFT clo p �•� FA T Map 2S1 2DB, Tax Lot 202 City of Tigard Applicant's Statement Zoning Dimensional Requirements The site is zoned R -12 (PD) which does not have any minimum lot size requirement. Front yard: 15' minimum (20' to garage). A lot size of 3,050 has been used for density calculation only. Side yards: 5' minimum; additional condition is provision for maximum density landscape screening on east and west sides adjoining existing duplexes for buffer purposes with regard to existing duplexes east and west of the site pursuant to 18.100.070. Rear yard: 15 feet (may include `wetlands buffer" within Tract "A "). Maximum site coverage: 80 %. Minimum landscaped of natural vegetation area: 20% (may include `wetlands buffer" within Tract "A "). Additional Dimensional Requirements Minimum lot frontage: 15' for attached single family; proposed width of lots is from 22.12' to 22.13'. Lot depth: does not apply since there is no minimum lot size of the applicable zoning district. Maximum building height: 35'> Residential Density Calculation and Residential Density Transfer As submitted herewith. Residential Development Solar Access Requirements This development is exempt due to use of existing street. No new street is being created. Clear Vision Area Clear Vision area (except for the trunks of required street trees) will be maintained between three and eight feet in height at road/driveway intersections in accordance with Code Section 18.102. • • Street Trees The subject development will have 88.49' frontage on a public street (SW Hill Street). Three street trees must be planted at the time of construction. One near each end and one near the middle of the public street frontage for a spacing of approximately every 44'. Sensitive Lands The subject site contains up to but not more than the northerly 19,678 SF within the 100 year floodplain. Some of this area may be above the 100 year floodplain but included for purposes of density calculations. There is wetlands on the site, all of which is located within the above mentioned 19,678 SF. No development or other disturbance may occur within the above mentioned 19,678 SF. Narrative This is a proposal to subdivide a 28,557 square foot lot into four "rowhouse" (attached single family) lots between 1,917 and 1,918 square feet each and create Tract "A" which will encompass land within the 100 year floodplain and including wetlands and a development "buffer" of not less than 25 from the wetlands boundary as delineated by Woodward -Clyde Consultants, wetlands consultants. The application is also for a Planned Development. Consistent with a single family subdivision, the Building Envelope is delineated on Tentative Plan. The following findings are proposed for all applicable approval standards (18.80.120): 1. This proposal meets all the provisions of the land division provisions, Chapter 18.162, et seq. 2. The provisions of the following chapters are met by this proposal: a. 18.92, Density Computation and Limitations: At least 4.52 units are allowed on this site; only 4 units are proposed. b. 18.144, Accessory Structures: not applicable because none are proposed. c. 18.96, Additional Yard 'Area Requirements: this proposal meets all yard area requirements provided development takes place within the Building Envelope as shown on the Tentative plan. d. 18.98, Building Height Limitations, Exceptions: not applicable. No exception(s) to building height limitations is proposed. e. 18.102, Visual Clearance Areas: clear vision area (except for the trunks of required street trees) are maintained between three and eight feet in height at road/driveway intersections in accordance with this chapter. £ 18.100, Landscaping and Screening: is met by virtue of planting of street trees and buffer landscaping in accordance with 18.100.070 as shown on the Tentative Plan. g: 18.106, Off - street Parking and Loading Requirements: is met as each "rowhouse" shall have an attached garage set back at least 20' from the public right -of -way. h. 18.108, Access, Egress, and Circulation: not applicable as no new street is being created. I. 18.114, Signs: not applicable as no signs are required or proposed. 3. a. Criteria for relationship to the natural and physical environment are met because: (I) Since there are no trees to bee cut, no street(s) to be built, or grading proposed (other than for foundations at the time of construction) this proposal preserves the existing trees (of which there are none), topography, and natural drainage to the greatest degree possible. (ii) No structures shall be located on the site in areas subject to ground slumping and sliding. (iii) There shall be at least 15' distance between on -site buildings and off -site buildings which shall provide for adequate light and air circulation and fire protection. (iv) It is not possible to orient structures with consideration for the sun and wind because the structures must be oriented with consideration to the existing street. (v) There are no trees with a six in caliper at four feet in height on the sight to be saved. b. Criteria for buffering, screening, and compatibility between adjoining uses are met because: (I) Buffering shall be provided between the attached single family on this site and existing duplexes on either side of the site in accordance with 18.100.070. (ii) The adequacy and extent of the buffer required under 18.100 is met because: (a) It provides a visual barrier. (b) It shall be wide and high enough to achieve the purpose. (c) It is in the direction from which buffering is needed. (d) The buffer shall be the maximum density mechanically possible. (e) The viewer (tenants in neighboring duplexes) are stationary. (iii) There are no things as service areas, storage area, parking lots, or mechanical devices on rooftops which need screening. c. There are no non - residential structures which will abut residential structures as a result of this proposal. d. Each unit will shall have a patio, terrace, or porch of not less than 48 square feet in accordance the Tentative Plan. e. Shared outdoor recreation area are not applicable as this development is a detached single family development. f. Access and circulation does not apply as new street is being constructed. g. At least 82% of the site (Tract "A" consisting of 23,309 SF) will remain as open space. h. This site does not abut a public transportation route. I. No signs are proposed in this development. j. All parking and loading areas shall be generally laid out in accordance with the requirements set forth in Chapter 18.106. k. All drainage provisions shall be generally laid out in accordance with the requirements set forth in Chapter 18.84 and the criteria in the adopted 1981 master drainage plan. Neighborhood Meeting On October 27, 1995 the applicant notified all property owners within 250 feet and the appropriate CIT Facilitator of this proposal and held a neighborhood meeting on November 10, 1995 in accordance with the Land Use Notification handout. Please do not hesitate to give me a call if you have any question(s). Kindest regards, Jim Atwood JA/ms • Name of applicant Jim Atwood Subject Property: Tax Map and Lot # Tax Lot 202, Map 2S1 2DB Address or General Location N side of SW Hill Street near SW Burnham Court AFFIDAVIT OF POSTING NOTICE 1, Jim Atwood , do affirm that I am (represent) the party Initiating interest In a proposedS division /Planned Development affecting the land located at SW Hill Street near SW Burnham Ct., and did on the 27th day of October , 1995 personally post notice Indicating that the site may be proposed for a Subdivision /Planned Development application, and the time, date and place of a neighborhood meeting to discuss the proposal. The sign was posted at center of frontage on SW Hill Street approximately 10' back from curb. (state location on property) This •ay o lid/AA( 19 9 /6 Any 0.4 Signature Subscribed and sworn to, affirmed, before me this day of , 19 Notary Public for the State of Oregon My Commission Expires: WITHIN SEVEN (7) CALENDAR DAYS OF THE SIGN POSTING, RETURN THIS AFFIDAVIT TO: City of Tigard Planning Division 13125 SW Hall Blvd. Tigard, OR 97223 Iogin\jo\postnotcit • • AFFIDAVIT OF MAILING STATE OF OREGON ) ) SS CITY OF TIGARD ) I, Jim Atwood , being duty sworn, depose and say that on October 27 , 19 95 , I caused to have mailed to each of the persons on the attached List a notice of a meeting to discuss a proposed development at SW Hill St. near SW Burnham Ct., Tigard Oregon , a copy of which notice so mailed is attached hereto and made a part of hereof. I further state that said notices were enclosed in envelopes plainly addressed to said persons and were deposited on the date indicated above in the United States Post Office at Portland, Oregon , with postage prepaid thereon. :r- 4IP t A _I. „, _._ , Signal Subscribed and sworn to before me this - of // �✓ 19 9,6 19 k„.,, ,, ,,,,- � w te w u l ' J kJi1,Q a- . P. O TARY PUBLIC - OREGrNN , , COVMISS :ON NO.O5Y[32 Notary Public 07 MYCOMMISSI'ONEXPIRES,AN.1G,2`00 My Commissio tires: / 4,k , h: \Iogin\jo \affmail.cit • • RESIDENTIAL DENSITY CALCULATION TAX LOT 202, MAP 2S1 2DB CITY OF TIGARD, OREGON TOTAL AREA: 28,557 S F LESS: SENSITIVE LANDS (FLOODPLAIN) 19678 SF REMAINING 8,879 SF DENSITY TRANSFER 25% OF SENSITIVE AREA 4920 SF 13,779 SF 13,779 SF DIVIDED BY 3,050 SF/UNIT= 4.52 ALLOWABLE UNITS. 4 UNITS REQUESTED WITH THIS APPLICATION. • • JIM ATWOOD 33 S.W. 3RD AVENUE PORTLAND, OREGON 97204 (503)248 -0000 October 27, 1995 Re: Hill Street Homes Subdivision Dear Interested Party: I am the owner of the vacant property fronting on the north side of SW Hill Street near its intersection with SW Bumham Court, Tigard, Oregon (also known as Tax Lot 202 plus easements over Tax Lots 203 and 204, Map 2S1 2DB). I am considering proposing a Planned Development subdivision of this parcel which will allow construction four (4) attached single family dwellings. Prior to applying to the City of Tigard for the necessary permits, I would like to discuss the proposal in more detail with the surrounding property owners and residents. You are invited to attend a meeting on: Friday, November 10, 1995 Town Hall Room, City Hall 13125 SW Hall Blvd. Tigard, Oregon 97223 7:00 pm Please notice this will be an informational meeting on preliminary plans. These plans may be altered prior to submittal of the application to the City of Tigard. I look forward to more specifically discussing this proposal with you. Please feel free to call me at the above number if you have any question(s). Kindest regards, Jim Atwood JA/ms • g • Woodward -Clyde my Consultants Engineering & sciences applied to the earth & its environment February 16, 1995 Jim Atwood 33 SW Third Street Portland, OR 97204 Dear Mr. Atwood, The following is a summary of work performed on February 16, 1995 for the wetland delineation of your site in Tigard, Oregon. The site is located north of Hill Street in Tigard, is approximately two- thirds of an acre in area and is situated along the western bank of Fanno Creek (see attached map). The western portion of the site rises above the creek. The eastern half of the site is located in the creek's floodplain and is lower in elevation than the western half by approximately 15 feet. The eastern half of the site was sampled for the possible presence of wetlands. The western half of the site was not sampled due to the elevation and obvious lack of wetland vegetation. • Five sample points were inspected and data was recorded for these points (see attached data sheets). The majority of the eastern portion of the property meet the state and federal criteria for jurisdiction wetlands (see attached map). Sampling was performed both within the wetland and outside of the wetland in order to compare the two soil types and hydrology and to determine the location of the wetland boundary. The wetland perimeter was flagged using orange surveyors tape. Approximately one -third of one acre (half the site) was delineated as wetland. Observations of wetland, hydrology included water flowing from a municipal storm drain onto the site on the western boundary and water seeping into the site along its northwestern boundary (see map). If you have any questions or concerns please contact me at (503) 948 -7232. Sincerely, Daniel Raider • WOODWARD -CLYDE CONSULTANTS Daniel Raider Assistant Project Manager • attachments s:\public\raiderkigard.del • 111 S.W. Columbia, Suite 990 • Portland, Oregon 97201 • (503) 222 -7200 • Fax: (503) 222 -4292 • L(3:q1 i p erit 0/7A-t-6_tr 09)zop--7 tt (745,_ cr.v a)44,,e 0 /5 fit November 10, 1995 NEIGHBORHOOD MEETING ATTENDEES Everyone in attendance liked the idea of the possibility of having the possibility owner occupied dwellings as opposed to renters as neighbors. I advised them it is possible to rent a rowhouse just like a detached single family home could be rented. But the intention here is to build units for sale to owner - occupants. Several people spoke in favor of the concept of "rowhouses" (which are not yet common in Tigard) to be a wise use of the land. One person wanted to know if the setback could be greater than required by code. I advised "no" due to the constraint of wetlands buffer being needed at the rear of the building envelope. Overall, the meeting was very positive with no indication that anyone was going to object. N \ • A 9 • .\ . 1 • , . . .. ., - 0 y e 0 o . . i X2,,3 ,5�� - { a ' • JA.ATWOOD .C) -(--- / / C \, PROPOSED MINOR LAND PARTITION CITY OF T WAS COUNTY t • MAP 251 20B TAX LOT 202 • ; :x- - S � 0 E , 28,562 50, fT. ..e ).-U.' 06 • Nrs- ivio ! ` ® 1 l ?I,QSS so. FT. � �o'�3Y t� ` J��p .91 7` f� N O D { i �� .0 -(17 u 04 Jr` d c t 1 • n .y u ° ° 0 . . a �� `� t .) / ' L F� - 4 'N 'a \ \ • (v.. J n I C i(e-e ` o � • r -for Irv) A ( J ` := C hair`' .; vpJp 9 o , y -/ o , a /�D BPS ; l k' {I \ moo• . \ •�• 1y' 'G / rho (6 1 ; C'r (4 % 1 Q i •R ;q / hgm b'rS 0,h, (orp)foNI / / r . • ►1Vm6c . on , •t • ` \ t so 4 /; / 016 Shull • \ / ->4. ' / s . . s /_ t, r . ^ , ALAI) f1A /GOOD D �/Iri A//O(IATt/ Ill( 0 _,te 1305 KW 18TH AVENUE. PORTLAND. OH - ON 97209 15031 225 -9161 ,•.CALF r : 50 %0• II- .. • . • • . DATA FORM ROUTINE WETLAND DETERMINATION (1987 COE Wetlands Delineation Manual) / . q - o-rel _ %I ;rIQ 0.-�l°+'• Date: Z — 16 — / S Project /Site: / � � )�,/)4 Applicant/Owner: — T . ) rn 14 TUJVOr� County: Investigator: 7 lea_ I.ote^f State: Q g Do Normal Circumstances exist on the site? No Community ID: Is the site significantly disturbed (Atypical Situation)? Yes t) Transect ID: (7) Is the area a potential Problem Area? Yes CT o Plot ID: (If needed, explain on reverse.) . - _ . VEGETATION _ _ Dominant Plant Species Stratum Indicator Dominant Plant Species Stratum Indicator 1. Co4--ta, I / S _ Cam- 9. .. 2. RU n Re Sh FAcW 10. 3. JjrlCOf e (J! Sh FP((A) 11. — 4 _ 12. 5. 13. 6. • • 14. 7. 15. 8. 1 6. • i Percent of Dominant Species that are OBL. FACW or FAC > .0 20 • (excluding FAG). Remarks: l I HYDROLOGY — Recorded Data (Describe in Remarks): Wetland Hydrology Indicators: — Stream. Lake. or Tide Gauge Primary lncatois i Aerial Photographs Inundated t 1 — Other a tureted In Upper 1 2 Inches i No Recorded Data Available _ Water Marks I _ Dr Unrs I Sediment Deposits — _ Drainage Patterns in Wetlands • Field Observations: Secondary Indicators (2 or more required): ! (in.) — Oxidized Root Channels in Upper 12 Inches Depth of Surface Water: _ Water-Stained Leaves f I Depth to Free Water in Pit: +0 .rc/ ( 1“ lin•) Loca So a Survey Data — _FAC- Nettrel Test Depth to Saturated Soil: On.) — Other Gain in Remarks) P.emorki: tAjakg r y Dee 1 D p O ( 1--+ 'j / ` e./r/ Q 1 _SG. en" ' III Ci • • SOILS Map Unit Name (Series and Phase): Drainage Class: • Field Observations Taxonomy (Subgroup): Confirm Mapped Type? Yes No Profile Description; Depth Matrix Color Mottle Colors Mottle Texture, Concretions, ru ches Horizon SMunsell Moist) JMunsell Moist) Abundance /contrast Structure, etc, G- t ohi 9 15 a : ,QPc s, l�` • • Hydric Soil Indicators: • • _ Histosol _ Concretions • 1 _ Katie Epipedon _ High Organic Content in Surface Layer in Sandy Soils I ' ...--Sulfide Odor .e f J o h �- — Organic Streaking in Sandy Soils Aquic Moisture Regime Listed on Local Hydrie Soils List • • lifredueing Conditions _ Listed on National Hydric Soils list eyed or Low - Chrome Colors — Other (Explain in Remarks) . • 1 Remarks: _ • WETLAND DETERMINATION Hydrophy is Vegetation Present? No (Code) (Cltds) Wetland Hydrology Present? No Hydrio Sorts Present? Na Is this Sampling Point Wait in • wetland? No Remarks: • Approved by HIIUSACE 3/92 . -yf: "-.i • • k . DATA FORM ROUTINE WETLAND DETERMINATION (1987 COE Wetlands Delineation Manual) cf cl nev�f Date: 7 - /�, - 9S Project /Site: / /enc.. y County: hlcJ � •��^ APPlicant/Owner:`' ,T;,.,1 PI-Nano,/ Investigator: Ro.ic�/ State: OR Do Normal Circumstances exist on the site? No Community ID: Is the site significantly. disturbed (Atypical Situation)? Yes Transect ID: Is the area a potential Problem Area? Yes No Plot ID: (If needed, explain on reverse.) VEGETATION _ Dominant Plant Species Stratum Indicator Dominant Plant Species Stratum Indicator I L 1. - F-41/40. r; S a Ar of �• 1wC,t' / ACw s. .. i.,4-?),0,.,1„ /�/ /-4 10. 2. 4 12. 5. 13. 6. 14. 7. 15. 8. 16. i Percent of Dominant Species that are OBL, FACW or FAC G .a Ja (excluding FAC -). Remarks: _ . 1 . . . HYDROLOGY i Recorded Data (Describe in Remarks): Wetland Hydrolcw Iririicatora: i — _Stream. Lake. or Tide Gauge Primary In:Seaters: Aerial Photographs -- Inundated Other — Saturated In Upper 12 Inches No Recorded Data Available — Water Marks _ Drift lines Sediment Deposits I — _ Drainage Patterns in Wetlands Field Observations: Secondary Indicators (2 or more required): I I Depth of Surface Water: fin.) Root in Upper Inches i _Water - Stained Leaves { Gn) _Local Soa Survey Data I Depth to Free Water in Pit: — FAC -Neutral Test 1 Depth to Saturated Soil: On.) — Other (Explain in Remarks) Remarks: 1 1' • • SOILS Map Unit Name C (Series and Phase): Drainage Class: Field Observations Taxonomy (Subgroup): Confirm Mapped Type? Yes No Profile Oeacrippon; Depth Matrix Color Mottle Colors Mottle Texture, Concretions. inches Horizon 5Munsell Moist) jMunsell Moist) , , Abundance /Contrast Structure, etc. � o. /2' AOYR V2 /Ioh2 c e y • • Hydrie Soil Indicators: _ Histosol _ Concretions _ Katie Epipedon _ High Organic Content in Surface Layer in Sandy Soils Sulfidic Odor _ Organic Streaking in Sandy Soils • _ Aquic Moisture Regime _ listed on Local Hydnc Soils List ? _ Reducing Conditions _ listed on National Hydric Soils List a _ Gteyed or Low - Chrome Colors _ Other (Explain in Remarks) • i r I Remarks: /V07 h yiri c . WETLAND DETERMINATION • Hydroptryde Vegetation Present? Yes (Circle) (CIrda) Wetland Hydrology Pent? Yes I Hydr Sale Present res Yee Is this Sampling Point Within a Wetland? Yee .. • 1 • Remarks: • Approved by HQUSACJ: 3/92 ..• • DATA FORM ROUTINE WETLAND DETERMINATION . (1987 COE Wetlands Delineation Manual) Project /Site: % ,,, re ( eke, i ; ho,,, +,2r.- Date: 2 - /G 9 S Applicant /Owner: `) ,sty, f:4-1-14004 County: pta- Investigator: la vier State: t71Q Do Normal Circumstances exist on the site? .. a No Community ID: Is the site significantly disturbed (Atypical Situation)? s /, Transect ID: Q Is the area a potential Problem Area? Yes \ N Plot ID: (If needed, explain on reverse.) VEGETATION Dominant Plant Species Stratum Indicator Dominant Plant Species Stratum Indicator 1. fRtr v, r 041 t S S il F6k tAI 9. . . 2. 7� 6 r V S (/! P,4C vi 10. ""r' 3. 11. q 12. 5. 13. 6. CO rr-x fP. (ror4;ryu /T ----- 1a. 7. / 15. 8. 16. Percent of Dominant Specie. that are OBL, FACW or FAC (excluding FAC -). >'S ` le • Remarks: HYDROLOGY —_ _ Recorded Data (Describe in Remarks): Wetland Hydrology Indicators: 1 Stream. Lake. or Tide Gauge Primary Indicators: ` I — — Aerial Photograph. Inundated . ✓ In Upper 12 Inches i _ No Recorded Data Available _ Water Marks ) _ Drift Lines I — S.dimont Deposits 4 i Fuld Observations: _ Drainage Patterns in Wetlands • Secondary Indicators (2 or more required): Depth of Surface Water: 10 SJ/ CD (in.) _ Oxrdued Root Channels in Upper 12 Inches Water - Stained Leaves — t Depth to Free Water in Pit: (in.) —Load Soa Survey Data FAC - Neutral Test .Depth to Saturated Soil: On.) _ Other (Explain in Remarks) i t Remarks: t d / t • SOILS — — i - - - - - - - _ ._ r ' Map Unit Name \ (Series and Phase/2 • Drainage Class: Feld Observations Taxonomy (Subgroup): Confirm Mapped Type? Yes No Profile Description; Depth Matrix Color Mottle Colors Mottle Texture, Concretions. finches) Horizon SMunsell Moist) SMunsell Moist) .. Abundence!Contresj Structure, etc, r,sY bjark % . . � 1 • Hydric Soil Indicators: _ Histosol — Concretions _ Histic Epipsdon — High Organic Content in Surface Layer in Sandy Soils _ Sulfidic Odar _ Organic Streaking in Sandy Soils Aquic Moisture Regime _ Listed on Local Hydric Soils List — Reducing Conditions — Listed on National Hydric Soils list ,, — Glayed or Low- Chroma Colors — Other (Explain in Remarks) • ! 1 i Remarks: \ r I • • WETLAND DETERMINATION , Hydrophyde Vegetation Present? it No (Circle) (Ciro).) Wetland Hydrology Present? es I No Hydrio Soils Present? Les/ Within No Is this Sampling Point thin a Wetland? l amee No Remarks: Approved by HOUSAC.E 3/92 SOILS Map Unit Nettie ( .•' (Series and Phase): L Drainage Class: - Field Observations Taxono (Subgroup): Confirm Mapped Type? Yes No Profile Description- Depth Matrix Color Mottle Colors Mottle Texture, Concretions, tp,shral Horizon (Munsell Moist) 5Munsell Moist) •. Abun ance!Contresj Stricture, etc. 02 /0 3 1 Z J So 4a 1 / —_• /UY Li/7 r r, Ye <12 (.arnma , t /fr,ij‘.. ? -- int i.p w " %o 1' y 2.- • l b Y f= y/d Hydric Soil Indicators: - _ Histosol — Concretions _ Histic Epipedon _ High Organic Content in Surface Layer in Sandy Soils _ Sulfidic Odor _ Organic Streaking in Sandy Soils s _ Aquic Moisture Regime _ Listed on Local Hydric Soils List _ Reducing Conditions — Listed on National Hydric Soils List i _ Gleyed or Low - Chroma Colors — Other (Explain in Remarks) - i 1- 3 Remarks: < / ,! ( - 6 • WETLAND DETERMINATION / H ydrophydo Vegetation Present? No (Circle) (Woke) e) (e) Wetland Hydrology Present? / Yes No Hydrio Sods Present? Yee No Is this Se pfing Point Within • Wetland? / No L.../ Remarks: 0 71 `t eon Gt.?• tae. C F s I e Approved by HQUSACF 1/92 ..0 • DATA FORM ROUTINE WETLAND DETERMINATION . (1987 COE Wetlands Delineation Manual) / _ Project/Site; T r do /ate. -C-P " Date: . - — /6 -" / s Applicant/Owner: v D.),,, y4 County: 0✓/ Investigator: l7, ear tip{ State: d,' Do Normal Circumstances exist on the site? Ye No Community ID: Is the site significantly disturbed (Atypical Situation)? es ,N? Transect ID: 0 Is the area a potential Problem Area? Yes deo Plot ID: (If needed, explain on reverse.) VEGETATION Dominant Plant Species Stratum Indicator Dominant Plant Species Stratum Indicator 1. / .r 01 40 9 . .. 2. (�.v► U )'. FA__✓ 10. 3. 5 (v.! FA_w 11. Re. 4. l'`A re FRG, 12. 5. 13. . 6. 14 . 7. 15. 8. 16. i Percent of Dominant Species that are OBL. FACW or FAC (excluding FAC-). •.S-U Remarks: . 0 ); C ref (Li; a 5? ke le f HYDROLOGY 11 Recorded Data (Describe in Remarks): Wetland Hydrology Indicators: — — stream. Lake. or Tide Gauge Primary Incicators: Aerial Photographs Inundated Other ✓maturated In Upper 12 Inches No Recorded Data Available _ Water Marks _ Drift lines — Sediment Deposits Field Observations: _ Drainage Patterns in Wetlands Secondary Indicators (2 or more required): Depth of Surface Water: / 0 (in.) — OxodRed Root Channels in Upper 12 Inches — Water - Stained Leaves Depth to Free Water in Fit: (in.) — Local Soa Survey Data ./.., _ FAC-Neutral Test Depth to Saturated Soil: / On.) — Other (Explain in Remarks) E Remarks: wµter r; J ih) 5L1',/,,A4lr • • DATA FORM ROUTINE WETLAND DETERMINATION (1987 COE Wetlands Delineation Manual) Project /Site: ` , A id del i rva-a- '"' Date: 2,-16 - 9s Applicant/Owner: ,� ,�rri Atln/OV„! County: (n1 Investigator: i7, Kai icier State: vR Do Normal Circumstances exist on the site? Community ID: Is the site significantly disturbed (Atypical Situation)? Yes o Transect ID: c) Is the area a potential Problem Area? Yes Plot ID: (If needed, explain on reverse.) VEGETATION Dominant Plant Species Stratum Indicator Dominant Plant Species Stratum Indicator 1. 2,/M -5 FAcW 9. 2. re j FAc 6t/ 10. 3. 11. • 4. 12. 5. 13 . 6. 14. 7. 15. 8. 16. i Percent of Dominant Species that are OBL. FACW or FAC _,(0 (excluding FAC -). Remarks: HYDROLOGY r - _ Recorded Data (Describe in Remarks): Wetland Hydrology Indicators: Stream, Lake, or Tide Gauge Primary Indcator Aerial Photographs Inundated — Photographs Other b.Saturstsd In Upper 12 Inches I No Recorded Data Available — War s Drift Lines — Sediment Deposits _ Drainage Patterns in Wetlands Field Observations: Secondary Indicators (2 or more required): Depth of Surface Water: (in.) Oxidized Root Channels in Upper 12 Inches - _ Water-Stained Leaves Depth to Free Water in Pit: (rt( 't,)in.) Local Soil Survey Data FAC - Neutrel Test Depth to Saturated Soil: PO fop On.) _ Other (Explain in Remarks) Remarks: • I 1 i • SOILS Map Unit Name ( .. (Series and Phase): • Drainage Class: Field Observations Taxonomy (Subgroup): Confirm Mapped Type? Yes No Profile Description: Depth Matrix Color Mottle Colors Mottle Texture, Concretions. inches Horizon lMunsell Moist) lMunsell Moist) .. Abundance /Contrast Structure, etc. I '0 0-- a 1 5 Y 8 'C /! S - , / + ...10a a r1-1 Hydric Soil Indicators: - • — Histosol — Concretions . _ Histie Epipidlon — High Organic Content in Surface Layer in Sandy Soils • Sulfidic Odor J t f _ Organic Streaking in Sandy Soils — Aquic Moisture Regime — Listed on Local Hydric Soils List _ ,G Reducing Conditions — Listed on National Hydric Soils List _Gleyed or Low-Chroma Colors — Other (Explain in Ransacks) l 1 1 i I 1 s Remarks: i. WETLAND DETERMINATION Hydroplrydo Vegetation Present? Yes N o (Circle) (Carols) / Wetland Hydrology Present? Yes No • Hydrio Soils Present? Yea No is this S ampling Point Within a Wetland? No Remarks: Approved by HQUSACE 3/92 • t. . ■ /) 7 , " ' s�, C 2S102DB -00300 Co Ow - 2S102DB- 00301 2 ' +2DB - a) �D 2S + DB-002+ Q + 00 :0 , . ," 4 • DB-01 + + 2 -,,-: " +I:+ , 02,DB-0 „, ::. 02DB -0le02 • ■ S �2DB -0 , • DB-0 0i+,. _ + 913-0 :0 2" DB-!+ ' Co '102D:. • +0 . 4 0 : • DB-0 00 y.. # DB-+ • , + . 2S102DB 00500 CL 7 102D :t:00 P I. ,, CO ■ al ,, _....,,, ., 1 t it . . ., - ■■ ,...,..„ 4., mi r a 0 o, Vicinity Map SUB 96- 03/PDR 96 -04 Notification Map Note'Ampbmlbamb - •• • • I , 11: O 4 .• ■ . . . . • • '•' i• , - , .1/4, • • • ••••• ... . .... . . 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I '• , Ito / • :C• ,1. \ '''' ... :**•i'l •. \ i_ J....! ,..,' 1,',, 44 ,A s XXx x f x xx. .,...,..„../X-XX-X • X X • CITY OF TIGARD PRE- APPLICATION CONFERENCE NOTES _ �;,Ill� . RESIDENTIAL CITY OF TIGARD OREGON DATE: ,406t, l0 / 9,' 5 STAFF: Will n AZfs9 APPLICANT: AGENT: . 37/A ATWO b Phone: ( ) Phone: ( ) e? I3OOO PROPERTY LOCATION ADDRESS: TAX MAPITAX LOT: a l7R - aoa NECESSARY APPLICATION(S): J1 1b •4 A/E4 PEv LopMl PROPOSAL DESCRIPTION: 5 vurt /k'r Hot A‘ /7 / - zbt,5 SI J c — E A 4 m i l r /4T 4 Cif COMPREHENSIVE PLAN DESIGNATION: (''gD ZONING DESIGNATION: Ce CITIZEN INVOLVEMENT FACILITATOR: TEAM AREA: PHONE: (5031 ZONING DISTRICT DIMENSIONAL REQUIREMENTS `-'SE -oe.� 1 °WkY. wax ipsov`� �N J Minimum lot size:3,06Osq. ft. Average lot width: AM ft. Maximum building height: ft. Setbacks: front /6 ft. side ft. rear /6 ft. garage PO ft. corner N4 ft. from street. Maximum site coverage: Scif, % Minimum landscaped or natural vegetation area: o"?O % ADDITIONAL LOT DIMENSIONAL REQUIREMENTS 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. /5 nAtw4 , Pr•r%ACt- lcbS.c. f S, /6q• oc 0 The depth of all lots shall not exceed 21/2 times the average width, unless the parcel is less than 1 /2 times the minimum lot size of the applicable zoning district. (Refer to Code Section 18.164.060 Lots) CITY OF TIGARD Pre-Application Conference Notes ��. _ D o . , Page 1 of 7 Residential a pplicatianlPlanning Department Section �!/ SPECIAL SETBACKS • Streets: .et from the centerline of • . • Established areas: feet from • Lower intensity zones: feet, along the site's boundary. • Flag lot: 10 foot side yard setback. • Zero lot line lots: minimum 10 foot separation between buildings. • Multi - family residential building separation: (Refer to Code Section 18.96.030) Accessory structures up to 528 square feet in size may be permitted on lots less than 2.5 acres in size - 5 foot minimum setbac: from side and rear lot lines. Accessory structure up to 1000 square feet an parcels of at least 2.5 acres in size (See applicable zoning district setbacks for primary structures.) BUILDING HEIGHT PROVISIONS • Maximum height of 30 feet in R -1, R -2, R -3.5 and R -4.5 zones. ` �j• Maximum height of 35 feet in R -7 and R -12 zones. • Maximum height of 45 feet in the R -25 zone. • Maximum height of 60 feet in the R -40 zone. FLAG LOT BUILDING HEIGHT P ISIONS Maximum height of ' stories or 25 feet, whichever is less in most zones; 2 stories, or 35 feet in R -7, R -12, R -25 or R -40 zoneL provided that t standards of Code Section 18.98.030(B) are met. GKESIDENTIAL DENSITY C. The Net Resitentia mnl s a awe' on a particular site may be calculated by dividing the net area of the developable land by th minimum number of square feet required per dwelling unit as specified by the applicable zoning designation. Net development arez is calculated by subtracting the following land area(s) from the gross site area: 1. All sensitive lands areas including: a. Land within the 100 year floodplain. b. Slopes exceeding 25%. c. Drainageways. 2. Land dedicated for park purposes. 3. Public right -of -way dedication. 4. All land to be provided for private streets (includes accessways through parking areas). (Refer to Code Section. 18.92) BLOCKS When block lengths greater than 600 feet are permitted, pedestrianlbikeways shall be provided through the block. (Refer to Code Section 18.164.040) SIDENT1Al DENSITY TRANSFER The City of Tigard a ofl a Res Density Transfer of up to 25% of the units that could otherwise have been developed on sensitive lands areas listed in (1.) above which may be applied to the developable portion of the site. (Refer to Code Section 18.92.030). It is the responsibility of the applicant for a residential development application to provide a detailed calculation for both the permittea residential density and the requested density transfer. CITY OF TIGARD Pre - Application Conference Notes Page 2 of 7 Residential AppiicatianiPlanning Department Section RESIDENTIAL DENSITY TRANSITION Regardless of the allowed housillensity in a zoning district, any property wit0100 feet of a designated established area sha not be developed at a density greater than 125 percent of the maximum Comprehensive Plan designation (not zoning) of the adjacen parcel. Transition area applies to any property which is a designated established area. The subject property is designated as an area. The subject property is adjoined by establishedldevelouinglareas to the north, south, east and wes; 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 Of pattern of existing and proposed future streets from the boundaries of the proposed land division and shall include boundaries of the proposed land division and shall include other parcels within 200 feet surrounding and adjacen to the proposed land division. b. Identify existing or proposed bus routes, pullouts or other transit facilities, bicycle routes and pedestrian facilitie: on or within 500 feet of the site. 2. Where necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to Of bounda lines of the tract to be developed. (Refer to Code Section 18.164.030) : l _ • MEN ' :: : ESS REQUIREMENTS All subdivisions and minor partitions are subject to solar access requirements. These requirements state that a minimum of 80% o all lots created must be oriented for solar accessibility. The basic standard, which determines solar accessibility, requires that 80% of total number of proposed lots: 1. Demonstrate a north -south dimension of at least 90 feet. 2. Demonstrate a front lot line orientation within 30 degrees of a true east -west axis. The total or partial exemption of a site from the solar access requirement may be approved for the following reasons: 1. East, west or north slopes steeper than 20%. 2. Off -site shade sources (structures, vegetation, topography). 3. On -site shade sources (vegetation). Adjustments allowing a reduction of the 80% solar lot design requirement may be made for the following reasons: 1. Reduced density or an increased cost of at least five percent due to either: a. East, west or north slope greater than 10%. b. Significant natural feature. c. Existing road or lotting pattern. d. Public easement or right -of -way. 2. Reduction in important development amenities. 3. Pre - existing shade (vegetation). PLEASE NOTE: Maps and text are required which are sufficient to show that the development complies with the solar design standards, ....... ......:.:.......... ... ............................... or that specific lots should be exempted or adjusted out. The following items shall be included in the analysis: CITY OF TIGARO Pre - Application Conference Notes Page 3 of 7 Residential ApplicationiPlanning Department Section 1. The north-south lot dimension and front lot line orientation of each proposed lot. 2. Protected solar buildin s and relevant building site restrictions, if Ocable. 3. For the purpose of identi ying trees related to exemption requests, a map showing existing trees which are at least 30 fee tall and over 6 inches diameter at a point 4 feet above grade shall be submitted. This map shall include the following: a. Height. b. Diameter. c. Species. d. A statement declaring that they are to be retained. • 4. Copies of all private restrictions relating to solar access. The design characteristics of a developed solar - oriented lot are high levels of wintertime sun striking the south walls and roofs o; the house, house orientation maximizing south window area, and a south - sloping roof area. To achieve this, one may utilize the following: 1. Protected Solar Building Line • The solar building line must: a. Be oriented to within 30 degrees of a true east -west axis. b. Provide a minimum distance of 70 feet from the middle of the lot to the south property line. c. Provide a minimum distance of 45 feet from the northernmost buildable boundary of the subject lot to the north property line. 2. Performance Options - There are two performance options which may be utilized as follows: a. The house to be oriented within 30 degrees of an east-west axis and have at least 80% of the ground floor's south wall protected from shade. b. At least 32% of the glass and 500 square feet of the roof area face south and be protected from shade. Please contact the Building Division for further information regarding the Protected Solar Building Line and Performance Options relating to building height and construction. PARKING AND ACCESS All parking areas and driveways must be paved. --� Single family: Requires 2 off - street parking spaces per dwelling unit. • Multiple family: Requires 1.5 parking spaces per unit for 1 bedroom. Requires 2 parking spaces per unit for 1+ bedrooms. Multi - family dwelling units with more than 1 quired spaces shall provide parking for the use of guests and shall consist of 15% of the total required parking. (Refer ode Section 18.106.030) No more than 40% of required spaces may signated andlor dimensioned as compact spaces. Parking stalls shall be dimensioned as follows: • Standard parking s imensions: 8 ft. 8 inches X 18 ft. • Compact parkin pace dimensions: 8 ft. X 15 ft. • Handicapped parking: parking areas shall provide appropriately located and dimensioned disabled person parking spaces. The minimum numbe disabled person parking spaces to be provided, as well as the parking stall dimensions, are - mandated by the Americans wi isabilities Act (ADA). A handout is available upon request. A handicapped parking space symbo; shall be painted on the parki g space surface and an appropriate sign shall be posted. CITY OF TIGARD Pre-Application Conference Notes Page 4 of 7 Residential ApplicationlPlanning Department Section Bicycle racks are required for m i•family, commercial and industrial developme Bicycle racks shall be located in areas protecte from automobile traffic and inirenient locations. Bicycle parking spaces sWbe provided on the basis of one space for ever 15 required vehicular parking spaces. Minimum number of accesses: Minimum access width: /6 Maximum access width: Minimum pavement width: /O " REQUIRED WALKWAY LOCATION Within all attached housing (except two - family dwellings) and multi - family developments, each residential dwelling shall be connectec . by walkway to the vehicular parking area, common open space and recreation facilities. CLEAR VISION ARE The City requires that clear vision areas be maintained between three and eight feet in height at road /driveway, road/railroad, am roadlroad intersections. The size of the required clear vision area depends upon the abutting street's functional classification. (Refer to Code Section 18.102) BUFFERING AND SCREENING In order to increase privacy and to either reduce or eliminate adverse noise or visual impacts between adjacent developments . especially between different land uses, the City requires landscaped buffer areas along certain site perimeters. Required buffer areas are described by the Code in terms of width. Buffer areas must be occupied by a mixture of deciduous and evergreen trees anc 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 Community Development Code. (Refer to Code Chapter 18.100) The required buffer widths which are applicable to your proposal area are as follows: ft. along north boundary. /d / ft. along east boundary. ft. along south boundary. /0 ' ft. along west boundary. In addition, sight obscuring screening is required along STREET TREE Street trees are required for all developments fronting on a public or private street as well as driveways which are more than 100 feet in length. Street trees must be placed either within the public right-of-way or on private property within six feet of the right -of -way boundary. Street trees must have a minimum caliper of at least two inches when measured four feet above grade. Street trees should be spaced 20 to 40 feet apart depending on the branching width of the proposed tree species at maturity. Further information on regulations affecting street trees may be obtained from the Planning Division. A minimum of one tree for every seven parking spaces must be planted in and around all parking areas in order to provide a vegetative canopy effect. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. These design features may include the use of landscaped berms, decorative walls, and raised planters. For detailed information on design requirements for parking areas and accesses. (Refer to Code Chapters 18.100, 18.106 and 18.108) SIGNS Sign permits must be obtained prior to installation of any sign in the City of Tigard. A "Guidelines for Sign Permits" handout is available upon request. Additional sign area or height beyond Code standards may be permitted if the sign proposal is reviewed as part of a development review application. Alternatively, a Sign Code Exception application may be filed for review before the Hearings Officer. CITY OF TIGARD Pre - Application Conference Notes Page 5 of 7 Residential appiicationiPlanning Department Section . SJNSITIVE LAN The Code provides regulations fends which are potentially unsuitable for deveient 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 preliminarily identify sensitive lands areas at the pre - application conference based on available information. HOWEVER, the responsibility t precisely identify sensitive lands areas, and their boundaries, is the responsibility of the applicant. Areas meeting the definitions o sensitive lands must be clearly indicated on plans submitted with the development application. (Refer to Code Chapter 18.84) Chapter 18.84 also provides regulations for the use, protection, or modification of sensitive lands areas. Residential development is prohibited within floodolains. In most cases, dedication of 100 -year floodplain areas to the City for park and open space areas is required as a condition of the approval of a development application. NARRATIVE The applicant shall submit a narrative which provides findings for all applicable approval standards. Failure to provide a narrative of adequately address criteria would be reason to consider an application incomplete and delay review of the proposal. Applicant shoulc review code for applicable criteria. (NEIGHBORHOOD MEETIN The applicant shall notify all property owners within 250 feet and the appropriate CIT Facilitator of their proposal. A minimum or 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. RECYCLING 18.116 ADDITIONAL CONCERNS OR COMMENTS: Q t W E71 1441 b SoFfr . (X v1- 1Z-E CD () tI S A- SE.PEgjrce BoFFoI N1i"C>eue /S /coo . i 3o ) O( S tnE y4gb S818titS a0/ PRN.ITIARO 5 eK (� W ctA tab 'pF 1110E t1ot) PAD 1' eToRT. PROCEDURE Administrative staff review. Public hearing before the Land Use Hearings Officer. d 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. CITY OF TIGARD Pre - Application Conference Notes Page 6 of 7 Residential aopiication,Planning Department Section APPLICATION SUBMITTAL PROCESli All applications must be acceptiiy a Planning Division staff member of the Colknity Development Department at Tigard City Ha offices. PLEASE NOTE: Applications submitted by mail or dropped off at the counter without Planning Division acceptanc: may be returned. Applications submitted after 4:30 P.M. on Thursday will be batched for processing with the following week' applications. Applications will NOT be accepted after 3:00 P.M. on Fridays or 4:30 on other days. Mans submitted with an application shall be folded IN ADVANCE to 8.5 by 11 inches. One 8.5 inch by 11 inch map o a proposed proiect should be submitted for attachment to the staff report or administrative decision. Application wit unfolded maps shall not be accepted. The Planning Division and Engineering Division will perform a preliminary review of the application and will determine whether ar application is complete within 30 days of the counter submittal. Staff will notify the applicant if additional information or additiona 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 beinc complete by the Planning Division. Applications involving difficult or protracted issues or requiring review by other jurisdictions ma% take additional time to review. Written recommendations from the Planning staff are issued seven (7) days prior to the public hearing A 10, to 20 day public appeal period follows all land use decisions. An appeal on this matter would be heard by the Tigard telt eo✓.vc.// . A basic flow chart which illustrates the review process is available from the Planning Division upon request. 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. PLEASE N E The conference and notes cannot cover all Code requirements and aspects of good site planning that should apply to the development of your site plan. Failure of the staff to provide information required by the Code shall not constitute a waiver of the applicable standards or requirements. It is recommended that a prospective applicant either obtain and read the Community Development Code or ask any questions of City staff relative to Code requirements prior to submitting an application. Additional pre - application conference(s) islare required if an application(s) is /are to be submitted more than six months following this pre - application conference, unless the additional conference(s) is deemed as unnecessary by the Planning Division. PREPARED BY: DA 40 /2C,i CITY OF TIGARD PLANNING DIVISION PHONE: (503) 639 -4171 CITY OF TIGARD Pre - Application Conference Notes Page 7 of 7 Residential ApplicationiPlanning Oeoanment Section • • PUBLIC FACILITIES CITY OF TIGARD The purpose of the pre - application conference is to: OREGON (1.) Identify applicable Comprehensive Plan policies and ordinance provisions. (2.) To provide City staff an opportunity to comment on specific concerns. (3.) To review the Land Use Application review process with the applicant and to identify who the final decision making authority shall be for the application. The extent of necessary public improvements and dedications which shall be required of the applicant will be recommended by City staff and subject to approval by the appropriate authority. There will be no final recommendation to the decision making authority on behalf of the City staff until all concerned commenting agencies, City staff and the public have had an opportunity to review and comment on the application. The following comments are a projection of public improvement related requirements that may be required as a condition of development approval for your proposed project. Right -of -way dedication: The City of Tigard requires that land area be dedicated to the public: (1.) To increase abutting public rights -of -way to the ultimate functional street classification right -of -way width as specified by the Community Development Code; or (2.) For the creation of new streets. Approval of a development application for this site will require right -of -way dedication for: At) (1.) to feet from centerline. IGG 5%. (2.) to feet from centerline. (3.) to feet from centerline. Street improvements: OX/ST/4). / (O 57)'7 s/ A s - P/irt ZyC- A 4 is_ (1.) street improvements will be necessary along GOB. (2.) street improvements will be necessary along (3.) Street improvements shall include feet of pavement from centerline, plus the installation of curb and gutters, storm sewers, underground placement of utility wires (a fee may be collected if determined appropriate by the Engineering Department), a five -foot wide sidewalk (sidewalks may be required to be wider on arterials or major collector streets, or in the Central Business District), necessary street signs, streetlights, and a two year streetlighting fee. CITY OF TIGARD Pre - Application Conference Notes Page 1 of 3 Residential Application!Engineering Department Section In some cases, where street Svements or other necessary public impr nts are not currently practical, the street improvements may be deferred. such cases, a condition of development approva may be specified which requires the property • owner(s) to execute a non - remonstrance agreement which waives the property owner's right to remonstrate against the formation of a local improvement district formed to improve: (1.) (2.) Pedestrianwayslbikeways: Sanitary Sewers: The nearest sanitary sewer line to this property is a(n) g inch line which is located in MG . The proposed development must be connected to a sanitary sewer. It is the developer's responsibility to extend the sewer along the proposed development site's 9 v e� ��nu Water Supply: The Gl T7' Water Bistrict - Phone:(503) provides public w ater in the area of this site. The District should be contacted for information regarding water supply for your proposed development. Fire Protection: Tualatin Valley Fire and Rescue District (Contact: Gene Birchill, (503) 526-2502) provides fire protection services within the City of Tigard. The District should be contacted for information regarding the adequacy of circulation systems, the need for fire hydrants, or other questions related to fire protection. Other Agency Permits: Storm sewer improvements: STORMWATER QUALITY FEES The Unified Sewerage Agency has established, and the City has agreed to enforce, Resolution No. 90.43 Surface Water Management Regulations which requires the construction of on -site water quality facilities. At the discretion of the City, the applicant may be offered an opportunity to pay a fee in lieu of the construction of such a facility. The resolution requires the construction of a water quality facility andlor the payment of a fee. The fee shall be based upon the amount of impervious surface; for every 2,640 square feet, or portion thereof, the fee shall be $285.00. The City of Tigard shall determine if a fee may be paid or a facility shall be constructed. /7 ' 6 01 %00?r' CITY OF TIGARD Pre - Application Conference Notes Page 2 of 3 Residential ApplicationlEngineering Department Section _.; V • • . TRAFFIC IMPACT FEES _ In 1990, Washington County adopted a countywide Traffic Impact Fee (TIF) ordinance. The Traffic Impact Fee program collects fees from new development based on the development's projected impact upon the City's transportation system. The applicant shall be required to pay a fee based upon the number of trips which are projected to result from the proposed development. The calculation of the TIF is based on the proposed use of the land, the size of the project, and a general use based fee category. The TIF shall be calculated at the time of building permit issuance. In limited circumstances, payment of the TIF may be allowed to be deferred until the issuance of an occupancy permit. Deferral of the payment until occupancy is permissible only when the TIF is greater than $5,000.00. Cam ge-r . ,iwi STREET OPENING PERMIT No work shall be preformed within a public right-of-way, or shall commence, until the applicant has obtained a street opening permit from the Engineering Department. FINISHED FLOOR ELEVATIONS All projects that require a grading plan also require that the applicant shall submit a typical floor plan for each lot. This floor plan shall indicate the elevations of the four corners of that plan along with elevations at the corner of each lot. PREPARED BY: ENGINEERING DIVISION PHONE: (503) 639.4171 h:ll oginlpat tylpreapp.mst (eng.section preapp.eng) January 11, 1995 CITY OF TIGARD Pre - Application Conference Notes Page 3 of 3 Residential ApplicationlEngineering Department Section • REQUEST FOR COMMENTS • - NOTIFICATION LIST FOR ALL APPLICATIONS Ciro j f/CR Area: (M E) (W) " Placed for review in Library CR Book " CPO NO. ::. ....... ......::4.:::: :w::::::: ::v ::; a {:i�:�:i:�:iiYF:iii }: :ii}i:<:j <{:}T:: ii$ ii: G :......................................................................................................................................................................... .....................v......... Building Official /Dave Scott '- lice /Kefy Jennings lead Operations /John Acker City Recorder/Cathy Wheatley ineering /Michael Anderson Permits Facilitator /Jerree Gaynor Advanced Planning /Card Landsman . /Water Department /Michael Miller ..... :....:.. if .. ... .. .......n... ...:..:........ ........A.rrr.... : .:::::::::::•:::::::}:. y 4}: . } }:. ?: {• } }:. } }:.i:.i: :::::::.v }::: •::::: r:: /•}:+ •::• }: J::. h...n .... f...k.a.•; fi a. f . . 3.. .. yf4r...r. , ..,,r =.. ..fr. ..n .,: :.a.:>?s ::::.a: }:::. r ?;':": :. : - ?} ......... ..}. f.:•.,., r...{ c.:.}. �..,{.. u ...f.......a,:._:r......,.,•: }. ....a.r... .::::.�::.,•:::._:::: ? -. .....................................::::: .�:: }:- }:- } }J:•}::..�:::::::: •:•:v:- : } :; :- :4 "- } " - }:.. .... ./: .r:£.. ..,<C . :. }:.x:. }J- :::.r:: • ... c...,.:.......: . :..3.}.} :,r:.: x•::r: •: v::•� ' .a -- .:: •: v: y.......: v........:: r.{.. ::::w:.vv:....{•: rf:n4v.. {.:t { {::... ... ........ ...... r..... ......4 .. ... xv .. .... n.,{ v} }} :r::::: :::::. }4. }: !}� . f�.t ��r � ( � f 1 �(ayf� ....... r....... .. ............................... ?,., .{ t .{{.., , .., ........... ... r.•..:............... .....- ........:►lam .�I/ SIB: M. 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First Street Beaverton, OR 97075 Hillsboro, OR 97124 •; }:::: };; >:: {:}:> r:}":}:: z}}: r::>::: z::_::>::;:::_::>:::::>::; R: z:}::}::::>::>:}:::>::»>:::»::>• x}<:»:<:>::;:: :::: s:::::: s::>::»:<:::>:v::>:>::»»::>::»::>::>::<::>:: »::: }:s:::•:; :z;::; }J ?;:::: fir>::}:: k: >:<::<::: »::; :::<:;r »:: >:: >:: .:r..rr.,..a. .... .. ... .. .. }. ....,.:. v:•::, v., vv::::.v ::.................:::: :•: \w::::: � .. :: .. ................ nv:::::::: w: w:::::::: ::::::: :•: :v::.:..... .. ... :{ •: v: fw: :: ::: ::::.:v:: - .v:::.v :::: •a .....:.... ;k:. r ........ ....... r.... 4:•}:: rx4:•}:-: 4}:.::.::::;•}:;{•?: y.??•}:• x}:•}: • }:. };.Y;. };.}:4:- J:4:? {•>:Qr:- �yli :. M � -::::: -::::: f::•::::• }:.•::::::.,:::::._ :•:: :: : ::::• : :._:::: :.�::::::...... ...: ......... •:.:... ......:.. .: ... .. rr....: .rr .r .... .. ..........,.,,................. ....................... �. 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OR 97232 - 2109 600 NE Grand Avenue Portland. OR 97232 -2736 _ Brent Curtis (CPA's) State Highway Division _ Jim Tice (1GA'S) Sam Hunaldi ODOT /Region 1 Mike Borreson (Engineer) - PO Box 25412 Laurie Nicholson/Transportation Planning Scott King (CPA's) Portland, OR 97225 -0412 123 N.W. Handers Tom Harry (Current Planning App's) Portland. OR 97209 -4307 Lynn Bailey (Current Planning App's) Oregon DLCD (CPA's /ZOA's) 1175 Court Street. N.E. Other _ qty of Beaverton Salem, OR 97310 -0590 Jim Hendryx - Principal Planner City of Portland PO Box 4755 _ City of Durham Planning Director Beaverton. OR 97076 City Manager 1120 SW 5th PO Box 23483-3483 Portland, OR 97204 _ City of King City Tigard, OR 97281 City Manager City of Lake Oswego 15300 SW 116th City of Tualatin City Manager King City. OR 97724 PO Box 369 - PO Box 369 Tualatin, OR 97062 Lake Oswego, OR 97034 ?{.:.F ?-:{ z; 4: v}}:.}}:}};}}: Y4:; r{:. �: 4 4:.}}}};}; 4}}}}}}}}}}; 4:•}}: 4: 4:! 4}: } ? ? ?: ?:v:Y -0 } ? }Y:J } ?:4:4 }:•J:•}: 4:4:4:{ {• ?:•}v4' ^'•i }}:n:• }::.x :,; :f 4 r f. •.vhi:i:- h \::- +::v }} } } }:•:: } }:vv -: .. }. n ...........::... • �1 }A .�. .�� j:: 5 ::::::i' { :iiiii' } : : iiiiii:iiiJ iii:' i iiiiS `v:Y::' } }: : i: �:•i} : J:t{nJ: •.vw:: w ::::::::::::::::. vv:• J:•}}: 4: 4}: Q: vv::}: :::::::::: }:::: :::::::::::::.v: }:::::: } } }::::: } }::v::: } }: } } ?:: :v::::._::::: } }:v: Ali }:•::•: iv }::4:4::•i:• }iiiw:: vii: :fiii }:` :ii::ivii? xn:;:•:::::::::. vy.} Ji %{• ?: {• } ? ? :.}:4 } }:• ? ? ? } } }:• }J }::iii:... •enerd Telephone �Orfland General Electric Columbia Cable Engineering Office Brian Moore Craig Eyestone PO Box 23416 14655 SW Oki Scholls Ferry Road 14200 SW Brigadoon Court Tigard, OR 97281 -3416 Beaverton, OR 97007 Beaverton, OR 97005 � W Natural Gas Metro Area Communications /Jason Hewitt _ Tri-Met Transit Dev. T S cott Palmer Twin Oaks Technology Center Kim Knox 220 NW Second Avenue 1815 NW 169th Place S-6020 710 NE Holladay Street Portland, OR 97209-3991 Beaverton, OR 97006 -4886 Portland, OR 97232 _ ICI Cablevision of Oregon US West Linda Peterson Pete Nelson 3500 SW Bond Street 421 SW Oak Street • Portland, OR 97201 Portland, OR 97204 . : ":::::._ :: ?:::::::::. �:::.::: � ::::::::: :::::::::::::. } :.:::::r::.�.�.: ::::::::::::.:::; . }•: {. }:.. }' ?. }•:;::::::::::::. �. 1.: .q� Ads. I;. �CI F��»`.»>» � >< >�� >� » >':�<': >< » >':: >r« >� >�> �>>< »':' > < > > <:�`: » »': ><�� >': » >':� >. < .. nY.... na... r.. n ....................................... 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OR 97229 -9998 %; i3::•.'•:{ i::: J::: i:: ii:;::: i:: i:: i:::: i::::::::::;Y X:}:;: i:: ii:{ ::;; };::- }:.:i: {:'i.'is::; } } }:; }: i:::> �i:: ii: �:: ii: r:::::::::: i:: ii:{:::: s::::::::::.}':::,.;:.:: � :::::::: ii::: s::;::::: i::::::::: ti••':::::::: r:<:<:::;:: :;:::::::::::i::::::::::::::::: lit::::: i�i:::>::: :::;:::- `:::i:: }: ::::::: ?: ..f...r. _Corps. of Engineers — Other � ::?+ f.??•% ir}: 4:- v}}}}:?• i?: 4}}}:? 4"+}}}}::: n}}: ... ::::: :::: ? {• :i4:4: { {?4:• }Ji} is 4: 4:• i}:•: rr:'• J:::+ f.}::::•}:•}'•%: 4: 4}}}: 4:?;? n': i:. v::::. y4'- i}}: ir.}}}:•} } }:?•: ? :4 ? } } ? } } } } } }= :;?4Yi }Yr.• : . :. •• {ri }i: i ; }:i >:iY¢i: } }: : +:. :r : ::i' { }'i.r {• ?:• }:{• }JiJ:.. r....f .v...... r . ............. ... r........ ....... :?.... v...:" ........... ... ........ '.. 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OR 97209 hAwP,VonvvaQwrem+ • i . • : •••, 1 • .1._± \ 2 ‘./ \ . • • • • • • • • • • • . .. . • • • • • • • • • •• .•. •••_•••• ..>"'" . 114k . : .. \ \ % \ piei T ag at .'......----..- .. . • • rift • • \ /e 1 7 • .. •• • 4. 1f *•:• • • ' • - • . • : - i . , A • • . •• •• ' • • • .\\.• • • • • • . • • • ••• • • . , • • • • 4111P • 1 SP/‘ �J 4\ 1><IHI Nj irb Ic el t 41 111 Pk: ' t i - .... •,.. -• - J47 or _ of / l! • � . . a • • .E ► CITY OF TIGARD REQUEST FOR COMMENTS DATE: May 30. 1996 TO: Per Attached FROM: City of Tigard Planning Department STAFF CONTACT: William D'Andrea (x315) Phone: (503) 639 -4171 Fax: (503) 684 -7297 RE: SUBDIVISION (SUB) 96 -0003 /PLANNED DEVELOPMENT REVIEW (PDR) 96 - 0004 > HILL STREET HOMES SUBDIVISION A request for the following development applications: 1.) Subdivision preliminary plat approval to divide an approximately 28,557 square foot parcel into 4 lots ranging between 1,917 square feet to 1,918 square feet; 2.) Planned Development Review to allow lot sizes less than the minimum required by the zone. LOCATION: (WCTM 2S1 2DB, Tax Lot 202). East of SW Ash Street, on the north side of SW Hill Street. ZONE: R -12 (Residential, 12 Units per acre). The R -12 zone allows single - family attached /detached residential units, multiple - family residential units, residential care facilities, mobile home parks and subdivision, public support services, family day care, home occupation, temporary use, residential fuel tank, and accessory structures. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.54, 18.80, 18.100, 18.102, 18.106, 18.108, 18.160, and 18.164. Attached is the Site Plan, Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: Monday - June 10. 1996. 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 Department, 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. Written comments provided below: (use pray& thefoQowing information) Name of Person(s) Commenting: 1 I Phone Number(s): SUB 96-0003 /PDR 96-0004 HILL STREET HOMES SUBDIVISION PROPOSAUREQUEST FOR COMMENTS B VEST FOR COMMENT. Su 6 qe -o3/pb qt 4 NOTIFTMTION LIST FOR LAND USE & DEVELOPMENT APPLICA S g r Il Bit/ LA ._ • I : CITIZEN INVOLVEMENT TEAMS I {circle one} _ CIT Area: (W) (S) (E) (C) ® Placed for review in Library CIT Book ID] CITY DEPARTMENTS __4L DEPT. /David Scott. Btuedhgouicia POLICE DEPT. /Kelley Jennings, Came Pteventbn001cm O PERATIONS /John Acker. .,.ant. zo.,,. _ CITY ADMIN. /Cathy Wheatley, City Recoldm kl NG. DEPT. /Brian Rager, Devebpment Review Engne. _ COM.DEV. DEPT. /D.S.T.'S ADV. PLNG. /Nadine Smith. Pto,n:, Sapeneo, ZNATER DEPT. /Michael Miller, oomp(I ns MO. /Ope,pfbntm., Ba. • . SPECIAL DISTRICTS t/ FIRE MARSHALL LNIFIED SEWERAGE AGENCY _ TUALATIN VALLEY WATER DIST. Gene Birchell SWM Program /Lee Walker PO Box 745 Wa. County Fire District 155 N. First Street Beaverton. OR 97075 (pick -up box) Hillsboro. OR 97124 . AFFECTED JURISDICTIONS WA. CO. DEPT. OF LAND USE Z. TRANSP. _ METRO AREA BOUNDARY COMMISSION _ METRO - GREENSPACES 150 N. First Avenue 800 NE Oregon St. # 16. Suite 540 Mel Huie (CPA's /ZOA's) Hillsboro. OR 97124 Portland, OR 97232 -2109 600 NE Grand Avenue Portland. OR 97232 -2736 _ Brent Curtis (CPA's) _ STATE HIGHWAY DIVISION _ Jim Tice (IGA'S) Sam Hunaidi _ METRO f _ Mike Borreson (Engineer) PO Box 25412 Mary Weber _ Scott King (CPA's) Portland, OR 97225 -0412 600 NE Grand Avenue _ Tom Harry (Current Planning App's) Portland, OR 97232 -2736 _ Lynn Bailey (Current Planning App's) _ OREGON DLCD (CPA's /ZOA's) 1175 Court Street. N.E. _ ODOT /REGION 1 _ CITY OF BEAVERTON Salem, OR 97310-0590 Laurie Nicholson/Trans. Planning Larry Conrad. Senior Planner 123 N.W. Flanders PO Box 4755 _ CITY OF PORTLAND Portland, OR 97209 -4037 1 120 SW 5th _ CITY OF BEAVERTON Portland, OR 97204 _ ODOT /REGION 1, DISTRICT 2 -A Mike Matteucci, Neighborhood Coordinator Bob Schmidt /Engineering Coord. PO Box 4755 _ CITY OF DURHAM 2131 SW Scholls/P0 Box 25412 Beaverton, OR 97076 Planning Director Portland, OR 97225 Beaverton. OR 97076 City Manager PO Box 23483 _ CITY OF LAKE OSWEGO _ CITY OF TUALATIN Tigard. OR 97281 -3483 City Manager PO Box 369 PO Box 369 Tualatin, OR 97062 _ 6OTHER% Lake Oswego, OR 97034 CITY OF KING CITY City Manager . 15300 SW 1 16th Kina City, OR 97224 SPECIAL AGENCIES GENERAL TELEPHONE ELECTRIC ORTLAND GENERAL ELECTRIC _ COLUMBIA CABLE CO. E!cine Self, Engineering Brian Moore Craig Eyestone PO Box 23416 14655 SW Old Scholls Ferry Rd. 14200 SW Brigadoon Court Tigard, OR 97281 -3416 Beaverton, CR 97007 Beaverton, OR 97005 / NW NATURAL GAS CO. Phone: csos1721.240 _ METRO AREA COMMUNICATIONS _ TRI -MET TRANSIT DEVELOPMENT Scott Palmer Ea.. (503) 7314503 Jason Hewitt Kim Knox, Project Planner 220 NW Second Avenue Twin Oaks Technology Center 710 NE Holladay Street Portland, OR 97209 -3991 1815 NW 169th Place S -6020 Portland, OR 97232 Beaverton. OR 97006 -4886 — TCI CABLEVISION OF OREGON _ US WEST COMMUNICATIONS _ SOUTHERN PACIFIC TRANS. CO. Linda Peterson Pete Nelson Clifford C. Cabe, Const. Engineer 3500 SW 3cnd Street 421 SW Oak Street 5424 SE McLoughlin Portland. OR 97201 Portland, OR 97204 Porticnd, OR 97202 STATE AGENCIES FEDERAL AGENCIES _ AERONAUTICS DIVISION (ODOT) _ DIVISION OF STATE LANDS _ US POSTAL SERVICE _ COMMERCE DEPT. -M.H. PARK _ FISH & WILDLIFE Randy Hammock, Growth Cord. _ ?UC _ DOGAMI Cecar Mill Station DEPT. OF ENVIRONMENTAL QUALITY _ U.S. ARMY CORPS. OF ENGINEERS Portland, OR 97229 -9998 =OTHER h:\ lo \catty \rooters\ fcno,ic..mst • J y 9 -0003 -f EXPENDITURE REIMBURSEMENT TO: Jim Atwood REQUESTED BY: Jerree Gaynor 33 SW 3 Portland, OR 97204 Account Number Refund of deposit — Receipt #97- 293605 100 - 0000 - 438000 $800.00 (money put into land use account rather than deposit account) • • rove sip „ "V / 0 — ( P . ,.. %- 3 ` di ' J A ATWOOD CORPORATION TELEPHONE REAL ESTATE INVESTMENTS MAIN: 15031 248 -0000 JIM A. ATWOOD. PRESIDENT 33 S.W. THIRD AVENUE AT ASH DIRECT: 15031223-5000 PORTLAND. OREGON 97204 U.S.A FAX: 15031 222 -5000 RECEIVED PLANNING September 28, 1999 SEP 2 9 1999 Julia Hajduk CITY OF TIGARD Tigard Planning Department 13125 S.W. Hall Blvd. Tigard, Oregon 97223 Re: 9291- 93 -97 -99 S.W. Hill Street, Tigard, Oregon Dear Julia: You will please find enclosed photographs of two 12" high x 18" wide metal signs of good quality we have posted at the rear corners of our property as follows: SENSITIVE WETLANDS DO NOT DISTURB EXCEPT FOR NATIVE PLANT REVEGETATION As you may recall, this should put us in full compliance with the wetland buffer protection condition of our subdivision approval. Accordingly, would you please "sign off' on that condition? Thank you in advance for your cooperation and Kindest regards, =. \I Jim Atwood, President "1 i / 9"' JA/ms F �. ii . [ . - -�-..- i .... I : i encs. I . ;� ' _ .. :., � , ' r1,, , f . j r Sl _'.' • Sue 96- 0 o 3 J A ATWOOD CORPORATION TELEPHONE REAL ESTATE INVESTMENTS MAIN: 15031 246 -0000 JIM A. ATWOOD. PRESIDENT 33 S.W. THIRD AVENUE AT ASH DIRECT: (5031 223 -5000 PORTLAND. OREGON 97204 U.S.A. FAX: 15031 222 -5000 • August 23, 1999 . Julia Hajduk Tigard Planning Department • 13125 S.W. Hall Blvd. • Tigard, Oregon 97223 Re: 9291- 93 -97 -99 S.W. Hill Street, Tigard, Oregon • Dear Julia: As you may recall, we had a brief telephone conversation the afternoon of July 22, 1999 regarding the inappropriateness of a fence behind these rowhouses to protect the wetlands. You were going into a meeting and promised to call me back after your meeting. For your information, you will please find enclosed a copy of my letter of July 22, 1999 to Kendra Smith (which is signed and approved by her), Water Resource Specialist at USA together with a copy of her return FAX cover sheet indicating she had a conversation with Mark Roberts of your department who was going to "add a note to the file taht a sign will meet the fence condition." Namely, she recommends posting two 12" high x 18" wide metal signs of good quality at the rear corners of our property as follows: • SENSITIVE WETLANDS DO NOT DISTURB EXCEPT FOR NATIVE PLANT • REVEGETATION Furthermore, construction of a fence restricting access to our particular buffer, -is not only physically impractical but also AGAINST USA WETLANDS POLICY because USA want our,home buyers i to be able to replace non - native plants (which will crop up) with native plants. Accordingly, we will have complied with the USA wetlands buffer separation and protection code if we install signs as above. If this meets with your approval, kindly initial in the space proyided_below and- return a copy of this letter by FAX to (503)222 -5000. Thank you ..in_- advance�for;y our coo a nd ; ., v. ,, l j' - v ° -I t Kindest regard AP AugustI23 i 1999: s ? r ..• . , :/ ,, 7 ,7,. ----,:_,,:—.:___::::,.,_,-,:. . /7 im Atwo • • ,President ulia Haj k�- JA/ms ! `, • ,f' RECEIVED PLANNING , VP . . °-11'.-!.-......41 il ... . AUG 2 41999 CITY OF TIGARD UNIFIED SEWERAGE AGENCY OF WASHINGTON COUNTY r F r i o - 0,''''• .,'• ,. ' s l L , ", r y. " , ` 'V.A fl y; 1011.,„.:,,%•,7-,y,'..:1 ' t : . ,fie F • y � . ' ' ,�� ' • ` '1 '' � ; c3 H , t �.� � � S "I IR S � r tr f ? �! t.! ' i � .4 14 t, L K ; T `` ' F gSNI, q�}� "�.: } } � � [ c ° � l�' p � q t y - N i ' .... • . ... 060 n:pi. . w n "r' 4 +!Sk rul. Am. @R r. S 1'0' 1 s. ' •� °,.i �. .T.•i;,tAiii1:1 a _ t 1 i • .: 1 "�': To: Date: .0 * Cxi. 1 t z,l \ oil Fax Number: z22- 5 -000 From: ; Phone Number: Fax Number: (503) 6404525 We are sending a total of 2 pages, Including this cover sheet. Comments: V4 . . 4 " • --41"%-i- o - ,. Cam- - • )A. .. • - • 0 4 . l I. • . G • . II • .... .. . fir'' t { f r. '.e' /:_t1.r y. ; - w s . ,, •'� ' fi t "� ,.•`wi• t t. ' - iilsboro '�Or " ( 50 3 }648,8621��'':: a' vu VV. ♦v ' -.a J. V1'IV../ �.\ a■U AD HL/NAUG AvL. \4Y tgivu: 07/22/1999 13:49 503- 222 -5000 JA ATWOOD CORP PAGE 01 • • J A ATWOOD CORPORATION TEYEPMpNe RRAL EiTATE INVcirmgr 1$ MAIM mow 240.6e00 JIM A. ATWOOO. PpM.91P[MT 33 $ W.'IMIAa AVENUE AT AIM olleeer: aosl 2:3.50e0 P011TIAMP.0112545N V.V.A. •AX, 16O5II22. pee0 July 22, 1999 • Kendra Smith SENT BY FAX ONLY TO: (503)640 -3525 Water Resource Analyst Voice: 844 -8118 Unified Sewerage Agency Hillsboro, Oregon Re: 9291- 93 - 9? - 99 S.W. Hi ll Street. Tiealyd, Qre,aob Dear Kendra: This will confirm i you are the person responsible for enforcing USA policies, rules, and regulations regarding protection of wetlands and wetlands buffers where applicable. As I mentioned, a City of Tigard condition of approving a four lot subdivision at the above address was the construction of a six foot fence to separate private property from the wetlands buffer to comply with USA policy. Thank you very much for inspecting our site this morning. This will confirm USA code requires either a physical barrier (where appropriate) 4l appropriate signage to separate private property from wetlands buffers. On our specific site, you reconuttend signage instead of It fence. Your reasons include: 1) a six foot fence wouldn't accomplish anything positive for the wetlands resource and 2) USA actually encourages maintenance of wetlands buffers such as ours where naturally occurring vegetation is primarily blackberry vines and morning glory. Proper maintenance of this "substandard" type of buffer vegetation is allowed by USA outright and without permit. We understand that if we post two 12" high x 18" wide metal signs of good quality at the rear corners of our property as follows we will have complied with USA wetlands buffer separation and protection code, If this meets with your approval, kindly initial in the space provided below and return a copy of this letter by FAX to (503 222-5000: SENSITIVE WETLANDS DO NOT DISTURB EXCEPT FOR --+ N �c �; R `, Kindest rem :¢ FROVLD July 1 1999, • : i' •. j • Z reio" .• Jim A • • ' esident Kendra Smith ! JA/ms • 0 • • elf...-.k Vi- ,,,rAe.;;?7;001,!<--1":•'-'4,..Y2';.1- „,..,..--, , t 7 K.-,17.7.1%4 7"; '‘,:-..-,..-3...4...t*,1,„"..,4.2.4?2,14:,0":,Ft`,...` ....' :, ',,.r.,„ „ •- ,, . • -,. , . - , ' .. -`..'3-,,.,.,,5'4 ' , ,,, - , - 1,44.w.,,,w-0.,...9.i &C,IV".;,'''4"' . -oz ntz *;.4,4. c•xs 4' ; --.. „„„-r-,-..4,‘.4-:!-.;.,--,,,A", .....is. ' ....,4--t 4 -. A!'' '„ ...-,- _ -, k ( - , \ ' . ' - 7' I' . '', 4 .' Ar,76,.,,A-A0'1}.• tg44`.4%.k14'41,1ff:A.411,1•14, 0. , 4 .;,:„:1. 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'1 4/1 'Rd - '-',: 9,41 '% - il ; '__ 4" _ ! . - ; - eq,,: ,-, .--tr.3 ..,--.1,:4w-il„: l Yt4" ' "4- ' • - ' •-lAl.. r A ,e ..ir• miusborr.vqare 24 Y- , At , .4 tt , . - ..,,..,, , . , . • .. . „ . t .,' r... 1, " ' . . • . - A.. 1: i , ..... , 4 ..... .,.. ... • .. --,,,, - , k. , ....cti,, ,,. .- , .." r.T.,.,s 0,, , • • -- . . - 4 1. 1 4 ••+ , 4.- -4,: ;Av. --, -_3 "L'4,...44 --- %-: •.. . --- - • ..":4P.,,,..1‘4, ' '•?t,',Ele.•■• ,, ‘-, , 4 4,4 „,-(1,00,Pkv ,;„ 4.,.c; ,,,,, St " ",. f .`,,, s te . o 41 ; i...',121-* - ; -11 .4<,... - :-'•'''Ll',.'s_ts.r.-14'44-''''-- 1 - -: ' ''. %. '``. ' . :7-' "4- "''''' ".,', 4 .• - 1704,1t10?=1.141F4k-,'"r4.•/41/400.frni .,..:*Ae,-....4 1,.4 zr •,.. . - P . .. .- t, - -- 4. • "•:•-•:-. 4 4,r' . " - --,•'-*. '''.--s '. " - - •;t2 t-: , .,_ - ' r • •u0000?/pr J A ATWOOD CORPORATION TELEPHONE REAL ESTATE INVESTMENTS MAIN: 15031248-0000 JIM A. ATWOOD. PRESIDENT 33 S.W. THIRD AVENUE AT ASH DIRECT: 15031223-5000 PORTLAND. OREGON 97204 U.S.A. FAX: 1503) 222 -5000 August 23, 1999 • Julia Hajduk Tigard Planning Department O y, 13125 S.W. Hall Blvd. • Tigard, Oregon 97223 Re: 9291- 93 -97 -99 S.W. Hill Street, Tigard, Oregon Dear Julia: • As you may recall, we had a brief telephone conversation the afternoon of July 22, 1999 regarding • the inappropriateness of a fence behind these rowhouses to protect the wetlands. You were going into a meeting and promised to call me back after your meeting. For your information, you will please find enclosed a copy of my letter of July 22, 1999 to Kendra Smith (which is signed and approved by her), Water Resource Specialist at USA together with a copy of her return FAX cover sheet indicating she had a conversation with Mark Roberts of your department who was going to "add a note to the file taht a sign will meet the fence condition." Namely, she recommends posting two 12" high x 18" wide metal signs of good quality at the rear corners of our property as follows: SENSITIVE WETLANDS DO NOT DISTURB EXCEPT FOR NATIVE PLANT • REVEGETATION • Furthermore, construction of a fence restricting access to our particular buffer not only physically impractical but also AGAINST USA WETLANDS POLICY because USA want our, home buyers to be able to replace non - native plants (which will crop up) with native plants. Accordingly, we will have complied with the USA wetlands buffer separation and protection code if we install signs as above. If this meets with your approval, kindly initial in the space prow ded_beiop and return a copy of this letter by FAX to (503)222 - 5000: Thank you _in:advance fofyour:cooperation,and, Kindest regard AO ROVED, August 2_7 1999:, im Atwo• •, President ulia Haj uk JA/ms • • • M , • 44 ,4 1 Federal Emergency Management Agency \5' g Y g g Y Washington, D.C. 20472 RECEIVE ° JAN061999 LETTER OF MAP AMENDMENT Community: City of Tigard, Oregon JAN 1 3 1999 218 -70 -R Community No.: 410276 Map Panel Affected: 0003 B '' I I Y OF TI GA R D IN REPLY REFER TO CASE NO. 99- 10 -077A Map Effective Date: March 1, 1982 Follows Case No. 98- 10 -487A We reviewed a request dated October 31, 1998, for a Letter of Map Amendment. All required information for this request was received on December 8, 1998. Using the information submitted and the effective National Flood Insurance Program (NFIP) map, we determined the property described below is not in a Special Flood Hazard Area (SFHA), the area that would be inundated by the flood having a 1- percent chance of being equaled or exceeded in any given year (base flood). Property Description: Lots 1 through 4, Duck Creek Homes, as shown on the Plat recorded as Document No. 97070353 in Book 112, Page 25, in the Office of the Recorder, Washington County, Oregon Street Addresses: 9299, 9297, 9293, and 9291 Southwest Hill Street Flooding Source: Fanno Creek This letter amends the above - referenced NFIP map to remove Lots 1 through 4 from the SFHA. Lots 1 through 3, and Lot 4 except the portion described below, are now in Zone C, an area of minimal flooding outside the SFHA. The remaining northeast corner portion of Lot 4 is now in Zone B, an area of moderate flooding outside the SFHA. The legal description of the portion mentioned above is as follows: portion of Lot 4 (Zone B) BEGINNING at the easternmost corner of Lot 4; thence S 42 °01'52" W, 6.8 feet; thence N 13 °48' 16" W, 13.27 feet; thence S 44 °34'06" E, 11.0 feet to the POINT OF BEGINNING. This letter corrects the zone designation described in the Letter of Map Amendment dated October 16, 1998, for the same property. The enclosed document provides additional information about Letters of Map Amendment. If you have any questions about this letter, please contact Mr Eugene Zeizel of our staff in Washington, DC, either by telephone at (202) 646 -2802 or by facsimile at (202) 646 -4596. Sincerely, - xs . \ Matthew B. Miller, P.E., Chief Hazards Study Branch Mitigation Directorate Enclosure cc: Community Map Repository , • • TEC abaker Michael Baker Jr., Inc. ....— A Unit of Michael Baker Corporation SUPPORTING FEMA FOR A SAFER TOMORROW 3601 Eisenhower Avenue, Suite 600 Alexandria, Virginia 22304 • (703) 960 -8800 FAX (703) 960 -9125 www.mbakercorp.com Community Map Repository National Flood Insurance Program Subject: Letters of Map Change Dear Community Official: On behalf of the Federal Emergency Management Agency (FEMA), we are enclosing a copy of recent Letters of Map Amendment (LOMAs) and /or Letters of Map Revision (LOMRs) issued to amend or revise -the National Flood Insurance Program (NFIP) map for your community. As you know, the repository is a local resource for information about the risks of flooding in your community. A FEMA priority is to ensure that changes to the flood -risk information, such as those resulting from the issuance of a map amendment or revision, are sent to the repository . for the benefit of the public.. Please note that NFIP regulations require that the repository attach the copy of the LOMA and /or LOMR to the appropriate NFIP map on file. FEMA appreciates your cooperation in maintaining this valuable community resource. If you have any questions, or if the address of the repository for your community has changed, please contact me at the telephone number provided above. Sincerely, MICHAEL BAKER JR., INC. / C. Edward Crawford LOMA /LOMR Manager • • • c l e s�b g 6_ 0v o 3 M ��' �- 1 Federal Emergency Management Agency c =' Washington, D.C. 20472 OCT 161998 LETTER OF MAP AMENDMENT Community: City of Tigard, Oregon 218 -70 -R Community No.: 410276 Map Panel Affected: 0003 B IN REPLY REFER TO CASE NO. 98- 10 -487A Map Effective Date: March 1, 1982 We reviewed a request dated September 17, 1998, for a Letter of Map Amendment. All required information for this request was received on September 29, 1998. Using the information submitted and the effective National Flood Insurance Program (NFIP) map, we determined the property described below is not in a Special Flood Hazard Area (SFHA), the area that would be inundated by the flood having a 1- percent chance of being equaled or exceeded in any given year (base flood). Property Description: Lots 1 through 4, Duck Creek Homes, as shown on the Plat recorded as Document No. 97070353 in Book 112, Page 25, in the Office of the Recorder, Washington County, Oregon Street Addresses: 9299, 9297, 9293, and 9291 Southwest Hill Street Flooding Source: Fanno Creek This letter amends the above- referenced NFIP map to remove the property from the SFHA. The property is now in Zone B, an area of moderate flooding outside the SFHA. The enclosed document provides additional information about Letters of Map Amendment. If you have any questions about this letter, please contact Ms. Sally P. Magee of our staff in Washington, DC, either by telephone at (202) 646 -8242 or by facsimile at (202) 646 -4596. Sincerely, Matthew B. Miller, P.E., Chief Hazards Study Branch Mitigation Directorate Enclosure cc: Community Map Repository • Route To: • Surveyor ° Development Review Engineer `— FINAL PLAT REVIEW CHECKLIST Plat Name: Case Number(s) I6 16 Address: Sv.) atw ` (Do NOT release addresses to the public without consent of the Engineering Department.) Contact name and phone Cr C ( CD50 - o t B® (Fill in when plat is dropped off) DATE RECEIVED: 4( ki DATE FORWARDED TO SURVEY: SURVEY SECTION Check if Check if Considered Okay 1. Street alignment and width, continuity El N 2. Curve, corner, cul -de -sac radii 3. Dedication, vacation, easement conveyance LI & k 4. Residential Survey Certificate match the map [y Comments: By: _ . d A' fa • itk r A� 2 I Surveyor's Signature Date Page 1 of 1 1 IENG PW V -DEVIF1N- PLAT.DOT • Route To: 1. Planning 2. Building 3. Engineering Tech I 4. Development Review Engineer FINAL PLAT REVIEW CHECKLIST Plat Name: P" "4" 'OWE'S Case Number(s) a6 " Coo 3 DATE RECEIVED: 4(t t "7 DATE FORWARDED TO PLANNING: qi /q To: 0.,L Planning Division Check if Check if Considered Okay 1. Phase boundaries q ❑ 2. Lot and/or tract size and configuration ❑ 3. Lot numbers ❑ 4. Access restrictions, reserve strips frit ❑ 5. Condition of Approval Satisfied ❑ ® � 6. Public & Private streets (location, width, etc....,) 144 ❑ 7. Preliminary Plat approval date - 1 yr period OK ❑ [ 8. Special Deed Restrictions (C.C. &R's) [� ❑ 9. Open Space (Deed or Dedication) ❑ 10. SPECIAL SETBACKS ARE 11. Assign Case Number (above) ❑ E Other Comments: . G tQ:s -� 14 + 6 _ ✓ _c__ tut. L. ieevIeLthei 4 , 1 4.e6 , 1 a t 100k D EC cs.efe Qvwl, 741k P /'/q7' By: /97 P . r's Signature Date FORWARDED TO BUILDING DIVISION: / q ate Page 1 of 4 1 \ENGPRRV -0EVVIN -PLAT DOT • • BUILDING DIVISION Comments: 4116) (4 01 By: �/ C� Building Dept. Signature Date FORWARD TO ENGINEERING DEPARTMENT (Attn.: Engineering Tech/Engineering Records) 3 /. ate ENGINEERING DEPARTMENT (Engineering Tech) Check if Okay Street Names Acceptable Er/0 Manhole Numbers ['7, Assign Address(s) - (front page) Update City -wide maps Comments: By: a/ A Engineering Tech's Signature Date FORWARDED TO DEVELOPMENT REVIEW ENGINEER Date Page 2 of 4 I1ENGWRIV -DEVON- PLAT.DOT • • • ENGINEERING DEPARTMENT Check if Okay Public Improvement Plans Approvable /Approved ❑ Public Improvement Fees/Deposits ❑ Right -of Entry, Release & Waivers, Easement ❑ (onsite - offsite) Public Improvement Agreement ❑ Public Improvement Assurance ❑ Conditions of Approval Satisfied? ❑ Sewer Availability Letter Prepared ❑ Joint Access, Non - Remonstrance Agreement ❑ Comments: By: Development Review Engineer's Signature Date Page 3 of 4 I:\EN(TPRIV -0E AF!N- PLAT.DOT • • Returned to Surveyor for Correction BY: � (V( w.o > DATE: SI13 \Q1 Corrections Reviewed and Approved BY: T- DATE: - 1 (51 Forwarded for City Signatures BY: „�-- DATE: 1 �£, ti7 Copy of Signed Plat Made and Put in File BY: DATE: ^] Released to Developer for Recording BY: a_ DATE: 1 (I ( 7 Authorize Eng. Tech I to release addresses BY: Date: 7 14 (r7 Od "1 U. 4 Page 4 of 4 I1ET1GGPRIV -DEVI FIN-PLAT .DOT . 1 DUCK CREEK HOMES DECLARATION OF CONDITIONS, COVENANTS, RESTRICTIONS AND MAINTENANCE AGREEMENT THIS DECLARATION made as of April , 1997, by J A Atwood Corporation, an Oregon corporation, hereinafter called "Declarant." WHEREAS Declarant is the owner of Lots 1, 2, 3, and 4, Duck Creek Homes subdivision in the City of Tigard, County of Washington, State of Oregon. NOW, THEREFORE, the Declarant does hereby declare that all of said property is and shall be held, sold, conveyed and occupied upon and subject to the conditions, covenants, and restrictions hereinafter set forth; all of which are for the purpose of enhancing and protecting the value, desirability and attractiveness of said property. By acceptance of the deed to property within said Duck Creek Homes subdivision, whether or not it shall be so expressed in such deed or other conveyance, the grantee shall become subject to this Declaration and Maintenance Agreement. Such grantees are hereinafter referred to as "owners." The consideration for becoming a party to this Declaration and Maintenance Agreement is the mutual promises of the owners to share in the cost of common and other maintenance as described below. These conditions, covenants, and restrictions constitute covenants to run with the land and shall be binding of all present and future owners of the property until terminated, revoked or amended as herein provided: (1) Land Use and Building Type. No lot shall be used except for residential purposes. No owner shall rent or lease his unit for less than thirty (30) days. All rental or lease agreements shall be in writing and shall provide that the terms of the lease shall be subject in all respects to the provisions of this Declaration and that any failure by the lessee to comply with the terms of this Declaration and Maintenance Agreement shall be a default under the lease. (2) Fire. Extended Coverage and Liability Insurance. The Owner shall maintain a policy or policies ofproperty insurance equal to full replacement value (i.e., 100% of current "replacement" cost) exclusive of land, foundation and excavation, but including any fixture or equipment within an individual unit with an Agreed Amount and Inflation Guard Endorsement or its equivalent, if available. In no event, shall such policy or policies have a deductible clause in excess of $1,000.00. The insurance policy or policies must protect against loss or damage by fire and all other hazards that are normally covered by the standard extended coverage endorsements as well After recording, return to: J A Atwood Corporation 33 SW Third Avenue Portland, Oregon 97204 Page 1 - DUCK CREEK HOMES CONDITIONS, COVENANTS, (5I(8 q& 41 RESTRICTIONS, AND MAINTENANCE AGREEMENT April xx, 1997 • as those covered by the standard "all risk" endorsements. Furthermore, the policy or policies of insurance shall include liability coverage against liability to the public, other owners, and all their invitees or tenants incident to the use of such owner's property, including Tract "A ". Such policy or policies shall provide coverage for bodily injury and property damage, and the limit of liability under such insurance shall not be less than $500,000.00 on a combined single limit basis. Proof of all insurance required under this paragraph shall be presented to the Architectural Control Committee within ten days following recording of the deed or other conveyance to the new owner of any Lot in this subdivision and at the annual Architectural Control Committee Elections meeting as provided below. The owners may, by their majority vote, carry a single insurance policy or policies which covers all of them against fire and extended coverage risks or liability out of public use of property within the subdivision sharing the cost equally among them, if such insurance is available and desirable. (3) Easements. Easements for installation and maintenance of utilities and drainage facilities are reserved as shown on the recorded plat. Within these easements, no structure, planting or other materials shall be permitted to remain which may damage or interfere with the installation and maintenance of utilities, or which may change the direction of flow of water in such easements. The easement area of each lot and all improvements in it shall be maintained continuously by the owner of the lot except for those improvements for which a public authority or utility company is responsible. Easements are reserved for access to any mailbox constructed in the easement area of any lot. Easements are reserved for all necessary drainage after units are constructed on each lot. (4) Business and Commercial Uses. Commercial activities are limited to home office businesses which do not create heavy customer traffic in and out of the location and to activities relating to the sale or rental of units. This provision, however, shall not be construed so as to prevent or prohibit an owner from maintaining his professional personal library, keeping his personal business or professional records or accounts, handling his personal business or professional telephone calls or conferring with business or professional associates in his unit. (5) Offensive Activities. No noxious or offensive activity shall be carried on upon any lot, nor shall anything be done thereon that may be or may become an annoyance or nuisance to the neighborhood, nor shall anything be done or placed upon any lot which interferes or jeopardizes enjoyment of other lots or decreases the sound value of surrounding properties within Duck Creek Homes. Unit occupants shall exercise extreme care not to make noises which may disturb other unit occupants. No unlawful use shall be made of any unit. (6) Animals. No animals, livestock, or poultry of any kind shall be raised, bred, or kept on any lot, except for cats, dogs, or other generally recognized household pets of a reasonable number, provided they are not kept, bred or maintained for any commercial purposes; and provided further that no more than two (2) adult dogs and two (2) adult cats may be kept on a single lot. All such animals shall be kept in strict accordance with all local laws and ordinances (including leash laws) and in accordance with all rules established by the Architectural Control Committee. It shall be the responsibility ofthe owners of such household pets to prevent the animals from running loose or becoming a nuisance to the other residents in Duck Creek Homes. Page 2 - DUCK CREEK HOMES CONDITIONS, COVENANTS, RESTRICTIONS, AND MAINTENANCE AGREEMENT April xx, 1997 • • (7) Signs. No signs shall be displayed to public view on any lot, except as follows: (1) signs used by the Declarant or home builders during the construction and sales period; (2) one sign not larger than six square feet advertising the property for sale or rent. This restriction shall not prohibit the temporary placement of `political" signs on any lot by the owner. No signs advertising items themselves for sale may be placed on any portion of any lot. (8) Parking. Parking of boats, trailers, motorhomes, motorcycles, trucks, truck campers, and light equipment shall not be allowed on any part of the subdivision nor on any public streets adjacent thereto excepting only within the confines of an enclosed garage. (9) Vehicles in Disrepair. No owner shall permit any vehicle which is in an extreme state of disrepair to be abandoned or to remain parked upon any lot or upon any public street nearby for a period in excess of 48 hours. A vehicle shall be deemed to be in an "extreme state of disrepair" when its presence offends the occupants of the neighborhood or the Architectural Control Committee. (10) Temporary Structures. No structure of a temporary character, trailer, tent, shack, garage, barn, or other outbuilding shall be used on any lot or Tract "A" as a residence either temporarily or permanently. No basketball hoops or solar equipment shall be attached to the front side of the house. No storage or buildings of a similar nature shall be constructed on a lot unless the materials used are identical in nature to the home on that lot (that is, frame double construction, wood siding, and similar roof). (11) Tract "A" and Common Maintenance. An undivided one -fourth (1/4) interest in Tract "A" is hereby attached to each of the four lots in Duck Creek Homes and title to each undivided one - fourth interest shall pass with each transfer of each lot. The Architectural Control Committee shall be responsible for contracting for maintenance of the exteriors of all units as well as maintenance and repair of Tract "A "; utilities in each front yard (being generally described as the area between the unit and SW Hill Street) to the extent not maintained by public utilities or governmental authorities; steps and walkways in each front yard; and all fencing in the side and rear yards. Maintenance of the exteriors of building structures shall include painting, staining, re- staining, repairing, and replacing of all exterior surfaces, including roofs (but excluding the repair and replacing of exterior doors); painting and staining of exterior window casements, sashes, frames, window screens, storm windows, storm doors, and screen doors; maintaining, repairing and replacing exterior lighting fixtures, the exterior portions of chimneys, rain gutters, downspouts, and sprinkler timing devices; and cleaning of the exterior surfaces of skylights. Maintenance of the common area and front yard landscaped areas shall include maintaining, repairing, and replacing (i) grass, sod, trees, shrubs and bushes in a neat, clean, and attractive condition, and (ii) the maintenance and repair of all underground sprinkler systems. The owner of each lot shall pay for 1/4 of the cost of all reasonable common maintenance as reasonably needed regardless of the actual amount of work done on any one particular lot. (12) Maintenance by the Owners: The maintenance items described in paragraph 11 specifically do not include the following duties, which are the sole responsibility of the owners of the building lots: repairing, replacing, restoring, or cleaning of (i) glass (other than cleaning of the exterior surfaces of skylights) and (ii) landscaping and other improvements (including, without limitation, decks and patios located within the outdoor living areas; exterior items of hardware; including replacing and Page 3 - DUCK CREEK HOMES CONDITIONS, COVENANTS, RESTRICTIONS, AND MAINTENANCE AGREEMENT April xx, 1997 • • repairing exterior doors); exterior window casements, sashes and frames (other than painting and staining of the same); window screens, storm windows, storm doors, or screen doors (other than painting and staining of the same); electrical and mechanical doorbells and knockers; and air conditioning and heating equipment and devices. The owners of the building lots shall also be responsible for maintaining, repairing, and replacing the interiors of their respective dwelling units within the building structures, including, without limitation, maintaining, repairing, and replacing electrical wiring and fixtures, plumbing pipes and conduits, all fixtures and appliances (whether built -in or free - standing), air conditioning, heating, sewage disposal, and interior fire protection systems and all amenities and hardware located within the interiors of the building structures. Each owner of a building lot shall also be responsible for removal of snow and ice from that owner's building lot. (13) Fences and Hedges. As defined in this section, `fencing" shall mean any barrier or wall other than natural living organic vegetation, including trees and shrubs. Plantings, hedges, or site obscuring fences shall not exceed 36" in height in the front yard or on the side lot lines forward of the building line with the greatest setback on the lot or the adjoining residential lot. The maximum height of a site obscuring fence located on the remainder of the lot shall be six feet. Fences shall be well constructed board and board (also known as "good neighbor fence "), in a uniform manner, with number one grade 1 x 6 cedar boards. No cyclone fences will be allowed. All fence designs and materials must be approved in advance and in writing by the Architectural Control Committee. (14) Clothes Lines. Clothes lines, if any, shall be screened so as not to be viewed from the street. (15) Exterior Materials and Finish. In the event of damage to the exterior or roof of any unit, caused by fire or other loss, the owner of that unit shall be responsible to replace the exterior and roof with materials of similar color and quality as existed before the fire or other loss. Exterior materials and colors must be approved for use by the Architectural Control Committee. Roofing materials must be cedar shingle, cedar shake, masonite shake, composition shingle, or tile. Double construction on all sides. No plywood siding of any type will be approved. Windows must be wood or vinyl. Exterior trim, fences, doors, railings, decks, eves, gutters, and the exterior finish of garages and other accessory buildings shall be designed, built and maintained to be compatible with the exterior of the structure they adjoin. Any other architectural features subject to control will be approved or disapproved upon submission of plans to the Architectural Control Committee. No roof shall be replaced with other than like material and color without written approval of the Architectural Control Committee. No structure shall be repainted with other than like color without prior written approval of the Architectural Control Committee. (16) Architectural Review. No structure, including storage shelters, shall be commenced, erected, placed or altered on any lot until the construction plans and specifications and a plat showing the nature, shape, heights, materials, colors, and proposed location of the structure have been submitted to, and approved in writing by, the Architectural Control Committee. It is the intention and purpose of this Covenant to ensure quality of workmanship and materials, harmony of external design with the existing structures as to location with respect to topography, finish and grade elevations. Page 4 - DUCK CREEK HOMES CONDITIONS, COVENANTS, RESTRICTIONS, AND MAINTENANCE AGREEMENT April xx, 1997 • • • (17) Goals of Architectural Control Committee. The goals of the Architectural Control Committee are to encourage the construction of first -class dwellings of good architectural design, quality and proper size compatible with the conceptual plan for the subdivision and maintain a high standard of uniform front yard landscape maintenance. Dwellings shall be planned and designed with particular attention to the design and aesthetic appearance of the exterior and the use of such materials as well, which, in the sole judgment of the Architectural Control Committee, create an attractive and harmonious blend with existing and proposed dwellings in Duck Creek Homes. The Architectural Control Committee may disapprove the construction or design of a home on purely aesthetic grounds where, in its sole judgment, such disapproval is required to protect the continuity of design or values of the neighborhood. (18) Procedures of the Architectural Control Committee. In all cases in which Architectural Control Committee consent is required by these covenants, the following provisions shall apply: A. Major Construction: In the case of initial or additional construction of a dwelling, the owner shall prepare and submit to the Architectural Control Committee such plans and specifications for the proposed work as the Committee may require. Material required by the Committee may include, but not necessarily be limited to the following: I. A plot plan indicating location of all improvements. 11. Drawings showing elevations, exterior materials and exterior color scheme of all improvements. III. General landscape plan with irrigation plan calling out specific irrigation system materials. The Architectural Control Committee shall render its decision with respect to the proposal within fifteen (15) days after it has received all material required with respect thereto. B. Minor Work: In the case of minor additions or remodeling, change of existing color scheme or exterior material, fence, greenhouse, or any other work not referred to in Paragraph A above, the owner shall submit to the Architectural Control Committee such plans and specifications for the proposed work as the Committee determines to be necessary to enable it to evaluate the proposal. The Architectural Control Committee shall render its decision with respect to the proposal within fifteen (15) days after it has received all required materials. C. The Committee may render its decisions only by written instrument setting forth the action taken by the member(s) consenting thereto. After the appointment of three persons to the Architectural Control Committee, any approval or disapproval of plans and specifications submitted to it for review, shall require the signatures of any two members of the Architectural Control Committee. D. In the event the Committee fails to render its approval or disapproval within thirty (30) working days after plans and specifications have been submitted to it, or in any event, if no suit to enjoin the construction has been commenced prior to the completion thereof, approval will not be required and the related covenants shall be deemed to have been fully complied with. Page 5 - DUCK CREEK HOMES CONDITIONS, COVENANTS, RESTRICTIONS, AND MAINTENANCE AGREEMENT April roc, 1997 • • E. The Committee shall not have the authority to approve any substantial variation or construction of lesser quality than provided for by the building and other guidelines contained herein. F. After four new homes have been completed on lots in the subdivision the Committee may amend these procedures and publish from time to time reasonable administrative procedures and separate building guidelines to supplement these restrictions. (19) Architectural Control Committee Discretion. The Committee may, in its sole discretion, arbitrarily withhold consent to any proposed work if the Committee finds that the proposed work would be inappropriate for the particular lot or incompatible with the design standards that Declarant intends for Duck Creek Homes. Considerations such as siting, shape, size, color, design, height, impairment of the view from other lots within Duck Creek Homes or other effect on the enjoyment of other lots, disturbance of existing terrain and vegetation, may be taken into account by the Committee in determining whether or not to consent to any proposed work. (20) Architectural Control Committee Membership. The Architectural Control Committee, sometimes herein referred to as "Committee," shall initially consist of the President of Declarant J A Atwood Corporation who shall be its Chairperson. At any time hereafter, but not later than one year after completion of construction of single - family dwellings on all of the lots and the sale of said dwellings to the initial dwelling owners, the President of Declarant J A Atwood Corporation must remove himself and appoint a panel of three property owners to serve on the Committee. In the event the Declarant J A Atwood Corporation or President of Declarant J A Atwood Corporation is still a property owner, the President of Declarant J A Atwood Corporation may appoint himself as one of the three members making up the new Committee. After the President of Declarant J A Atwood Corporation transfers the powers and duties of said Committee from himself, the three property owners so appointed shall elect a Chairperson from among themselves. The Declarant J A Atwood Corporation shall keep on file at its principal office a list of names and addresses of the initial members of the Committee. (21) Architectural Control Committee Elections. After the President of Declarant J A Atwood Corporation transfers the powers and duties of said Committee from himself in accordance with Paragraph (20) above, the owners of Lots 1, 2, 3, and 4, hereafter called "owners" shall meet at 8:00 p.m. on the Tuesday following the federal holiday Memorial Day Monday of each year to elect three owners to the Architectural Control Committee for the coming year and review the condition of front yard utilities, front steps, walkways, driveways, rear and side yard fencing and Tract "A" within Duck Creek Homes subdivision and to discuss any front yard utilities, front steps, walkways, driveways, rear and side yard fencing, and Tract "A" maintenance needs (other than ice and snow removal). The owners shall be entitled to one vote per lot in decisions regarding maintenance and the election of Committee members; except, however, in the case of a tie vote, the existing Chairperson must vote and shall be entitled to two votes. (22) Function of the Architectural Control Committee. The Committee shall function as the representative of the owners for the purposes herein set forth as well as for all purposes consistent with the creation and preservation of a first -class development. The Chairperson of the Architectural Control Committee shall represent the owners in all matters regarding maintenance as described in paragraph 21 above in the Duck Creek Homes subdivision. The quality of the Page 6 - DUCK CREEK HOMES CONDITIONS, COVENANTS, RESTRICTIONS, AND MAINTENANCE AGREEMENT April, 1997 • • • maintenance of front yard landscaping on each lot shall be uniform and the quantity of front yard landscaping on each lot shall be determined by the Chairperson of the Committee after considering the quantity, type, nature, and condition of landscaping materials then existing in each particular front yard. (23) Irrigation Systems. During the course of construction and installation of landscaping the owner of each lot may want to install an electronically controlled underground irrigation system (also known as a sprinkler system). It is the intent of the Declarant that each lot have the same brand and model of controller in order that one key and uniform procedures may be used by a landscape maintenance provider to irrigate the lawns and shrubs of all lots. The electronic controller shall be Buckner brand Model No. MT -4DP or equivalent. The controller shall have a minimum of four outputs (lines) for valve action, plus one output or master valve or pump start activation. The controller shall have two (2) independent fourteen day program schedules. It shall be capable of operating each station (line) separately on either A or B program schedule. It shall be capable of 23 start times per day 011 either program schedule. The controller shall be mounted in a place which is easily accessible to the landscape maintenance provider on an exterior wall of the garage on that particular lot or such other location as may be approved by the Architectural Control Committee. To improve efficiency in future maintenance and replacement of irrigation system parts, each owner may want to install Rainbird DV 100 commercial valves, Hunter gear - driven stream spray model P.G.P. or P.G.S., Rainbird 1800 pop up spray heads. All parts specified in this Paragraph may be substituted by equivalent parts as may be approved by the Architectural Control Committee. Each irrigation system shall be designed so as to be capable of keeping the individual landscaping of each lot damp on a year -round basis. It shall be permissible to have one electronic controller controlling the irrigation systems of two or more lots; in which event an easement is reserved for access to said electronic controller. (24) Selection of Front Yard Landscape Maintenance Provider. The owner of each lot in Duck Creek Homes shall be encouraged to use the services of a single landscape maintenance provider, hereinafter sometimes referred to as "landscaper," selected by the Architectural Control Committee to perform all of the maintenance and care of landscaping of all front yards in Duck Creek Homes. The front yard landscaping area shall be defined as the area between the street curb and dwelling setback line which is not concrete or asphalt paving. Said area shall include but not be limited to lawns, flower beds, trees, shrubs, planters, gardens, and the irrigation system itself The Chairperson of the Architectural Control Committee shall use his or her best efforts to select a landscape maintenance provider capable of providing the quantity and quality of landscape maintenance which, in the sole discretion of said Chairperson, is necessary to preserve and maintain a first -class development. The quality of front yard landscape maintenance shall be uniform on all lots and in accordance with Paragraph (28) below. Any lot owner who fails to provide the quantity and quality of front yard landscape maintenance which, in the sole discretion of said Chairperson is necessary to preserve and maintain a first -class development, after seven days following written or oral notice from said Chairperson, said lot owner shall be required to use the services of the landscaper selected by the Architectural Control Committee. Each lot owner shall be encouraged, but not required, to contract with the same landscape maintenance provider for maintenance of side yard and rear yard landscaping in a uniform manner. Page 7 - DUCK CREEK HOMES CONDITIONS, COVENANTS, RESTRICTIONS, AND MAINTENANCE AGREEMENT April roc, 1997 • • • (25) Payment for Maintenance. The reasonable costs of front yard and common area landscape maintenance shall be charged directly by the landscape maintenance provider to each individual lot owner based on the quantity of work performed on each individual lot or common area. The Chairperson of the Committee may require the landscaper to maintain Tract "A ". 1/4 of the reasonable cost of maintaining Tract "A" shall be billed to the owner of each lot. Each individual lot owner shall be responsible to pay the reasonable costs so billed by the landscaper within thirty days after mailing by the landscaper. If said reasonable cost is not so paid, the landscaper shall give notice to the Chairperson of the Architectural Control Committee who in turn shall give the lot owner ten days actual written notice of alleged non - payment by taping said ten day notice to the front door of the dwelling on said lot. The owners of the four lots shall share equally on a per lot basis in the cost of all common maintenance pursuant to paragraph (11) above. Within 20 days (or as soon as practical) after the expenditure of reasonable sums for common maintenance pursuant to paragraph (11) above, the Chairperson shall send a written notice to each affected owner setting forth their share of the bill. The amount billed shall be due and payable within ten days thereafter. In either case, whether for unpaid landscaper charges or common maintenance charges, if after said ten days written notice, the reasonable cost so billed still has not been paid by any owner, the Chairperson may prepare a notice entitled "Lien Notice" setting forth the legal description of the property for which payment has not been made, name of owners or reputed owners, the date of the unpaid bill or bills, and the amount thereof Said Lien Notice over the signature of either the landscaper or Chairperson shall then be recorded in the Lien Notices in Washington County and shall constitute a Lien on the described premises for a period of one year. The landscaper or Chairperson may charge for interest on any amounts unpaid at the rate of 1 /2% (or the maximum allowed by law if less than 1 %) per month, or portion thereof, following the due date of such bill or bills. During the period of the year the landscaper or Chairperson may, after having given ten days written notice, institute proceedings to foreclose the lien as provided under ORS 87.060 in the state of Oregon. Said foreclosure shall provide for the costs of filing the lien, attorney fees, and such legal fees as necessary for the prosecution of the cause. During the one year period the landscaper or Chairperson may sue for the reasonable costs of front yard landscape maintenance or other common maintenance without foreclosure and in such suit the prevailing party shall be entitled to costs and reasonable attorney's fees at trial and on appeal. If the Chairperson shall fail to pay for the reasonable costs of front yard landscape maintenance or common maintenance, then the owner(s) of any two lots within Duck Creek Homes may institute billing, foreclosure, suit and/or arbitration over the signature(s) of said two owner(s) in accordance with the procedures of this paragraph or in accordance with paragraph (38) below . (26) Chairperson's Payment Option. At his or her option, the Chairperson of the Committee shall be empowered to borrow monies to pay delinquent reasonable costs of front yard or common maintenance, to pay interest at a reasonable rate for such sums as are borrowed, and such interest shall be collected as provided in Paragraph (25) above. (27) Easements for Maintenance. Each lot shall be subject to such easements as may be necessary for maintenance under this Agreement including access for the front yard landscape maintenance provider to routinely irrigate and maintain all front yard landscaping. Included in this meaning shall be the right of the front yard landscape maintenance provider to have exclusive use of one program and two stations (watering lines) of the dual program/four station electronic irrigation system controller for irrigation of the front yard area. No lot owner may interfere with the front Page 8 - DUCK CREEK HOMES CONDITIONS, COVENANTS, RESTRICTIONS, AND MAINTENANCE AGREEMENT April xx, 1997 • • yard landscape maintenance provider's use of said program. The front yard landscape maintenance provider shall have access to and may, if reasonably necessary, repair or replace any part of the front yard irrigation system (including underground parts) and include said reasonable costs of repair or replacement as part of the reasonable charges for front yard landscape maintenance. (28) Maintenance Standards. Grass, weeds and vegetation on each front yard, side yard, and rear yard shall be kept mowed at regular intervals. Trees, shrubs, vines and plants which die shall be promptly removed from the property. Lawns must be properly maintained, fences must be repaired and maintained, and no objectionable or unsightly usage which is visible to the public will be permitted. Building materials shall not be stored on any lot except when being employed in the construction upon such lot, and any excess materials not needed for construction and any building refuse shall promptly be removed from such lot. (29) Ownership of Tract "A ". An undivided one - fourth (1/4) interest in Tract "A" is hereby attached to each of the four lots in Duck Creek Homes and title to each undivided one -fourth interest shall pass with each transfer of each lot. (30) Architectural Control Committee Liability. Neither the Architectural Control Committee nor any member thereof shall be liable to any owner, occupant, builder or developer for any damage, loss or prejudice suffered or claimed on account of any action or failure to act of the Committee or a member thereof provided that the member has, in accordance with the actual knowledge possessed by him or her, acted in good faith. (31) Nonwaiver. Consent by the Architectural Control Committee to any matter proposed to it and within its jurisdiction under these Covenants shall not be deemed to constitute a precedent or waiver impairing its rights to withhold approval as to any similar matter thereafter proposed or submitted to it for consent. (32) Effective Period of Consent. The Committee's consent to any proposed work shall automatically be revoked six months after issuance unless construction of the work has been completed or the owner has applied for and received a written extension of time from the Architectural Control Committee. (33) Cable Television, Antennas, and Solar Panels. No exterior radio or television aerial wires, towers, antennas, disks, satellite dishes greater than 18 inches in diameter, or other special television or cable apparatus or equipment shall be erected, installed or placed on any lot. No solar panels or other similar apparatus shall be placed on any lot above the roof line. (34) Voting. In all cases where a vote is necessary, only one (1) vote per lot is allowed, regardless of the number of owners per lot. Except in the case of a tie vote; in which event the Chairperson of the Architectural Control Committee shall be required to vote and shall have two (2) votes. (35) Party Walls. Each wall which is built as a part of the original construction of the dwellings in Duck Creek Homes and placed on the dividing line between the lots shall constitute a `Marty wall" the general rules of law of the State of Oregon regarding party walls and of liability of damage due to negligence or willful acts or omissions shall apply to all such party walls, to the extent such Page 9 - DUCK CREEK HOMES CONDITIONS, COVENANTS, RESTRICTIONS, AND MAINTENANCE AGREEMENT April xx, 1997 • • rules are not inconsistent with the provisions of this paragraph. The cost of reasonable repair and maintenance of a party wall shall be shared by the owners who make use of the wall in proportion to such use. Either owner sharing a party wall may cause such repairs and maintenance and seek contribution of the portion of the cost attributable to the other owner using the party wall. If the party wall is destroyed or damaged, then any owner who has used the wall may restore and if the other owner thereafter makes use of the wall, such owner shall contribute to the cost of such restoration thereof in proportion to such use without prejudice, however, to the right of any such owner to call for a larger contribution from the other under any rules of law regarding liability for negligent or willful acts or omissions. Notwithstanding any other provision of this paragraph, an owner who by his negligent or willful act causes the party wall to be exposed to the elements shall bear the cost of finnishing the necessary protection against such elements. The right of any owner to seek contribution from any other owner hereunder shall be appurtenant to the land; shall pass to such owner's successors in title; and shall also be the personal obligation of the owner owning a lot at the time such costs are incurred. In the event of any dispute arising concerning a party wall, any owner may file a statement of claim in the name of the Chairperson in accordance with paragraph (38) below. (36) Encroachments. Each lot shall have an easement over the adjoining lot sharing a party wall for the purpose of accommodating any present or future encroachment as a result of engineering errors, construction errors, reconstruction, repairs, settlement, shifting or movement of any portion of the dwelling, or any similar cause, and any encroachment due to building overhang or projection. There shall be valid easements for the maintenance of the encroaching dwelling so long as the encroachments shall exist, and the rights and obligations of owners (including payment of property taxes) shall not be altered in any way by the encroachment. The encroachments described in this paragraph shall not be construed to be encumbrances affecting the marketability of title to any lot. Nothing in this paragraph shall relieve an owner of liability in the case of the owner's misconduct. (37) Term. These Covenants, Conditions, and Restrictions are made and adopted to run with the land and shall be binding upon the undersigned and all parties and persons claiming through or under him until amended or revoked in the following manner: This Declaration and Maintenance Agreement may be amended or be terminated and revoked only by duly recording an instrument which contains an agreement for amendment or termination and revocation and which has the notarized signatures of all owners of record of at least three of the four platted lots. (38) Enforcement. Should any corporation, person or persons violate or attempt to violate any of the provisions of these Covenants, Conditions, and Restrictions, or Maintenance Agreement any corporation, person or persons owning real property situated in the subdivision, at its or their option, shall have full power and authority to prosecute any proceeding at law or in equity against the corporation, person or persons violating or attempting to violate any of the said Covenants, Conditions or Restrictions, or Maintenance Agreement either to prevent such violations or to recover damages sustained by reason of such violations. Failure by any owner to enforce any Covenant, Condition or Restriction or Maintenance Agreement herein contained shall in no event be deemed a waiver of the right to do so thereafter. Parties to such dispute may agree to binding arbitration, enforceable in a court of law. Any prevailing party shall be entitled to attorney fees and costs at trial and upon appeal. Should the Declarant, his heirs, successors or assigns employ Page 10 - DUCK CREEK HOMES CONDITIONS, COVENANTS, RESTRICTIONS, AND MAINTENANCE AGREEMENT April xx, 1997 • • counsel to enforce any of these Covenants, Conditions or Restrictions or Maintenance Agreement by reason of such violation or attempted violation, the owner of such lot or lots in violation or attempted violation shall pay all costs incurred in such enforcement, including any reasonable fee for counsel, whether suit or action is filed, and the Declarant, his heirs, successors, or assigns shall have a lien upon such lot or lots to secure payment of all such accounts. The Chairperson, at his or her sole discretion, may file a statement of claim with the Arbitration Service of Portland, Inc., 620 SW Fifth Ave., Suite 1010, Portland, Oregon, 97204 (226 -3109) or such other address as it may have from time to time. In this event, the decision of the arbitrator shall be binding upon the parties and the fee for the arbitrator shall be born equally by the parties unless the arbitrator determines that the fee should be bom unequally and allocates the fee. Further, if said Arbitration Service is no longer in existence, then arbitration may be referred to any similar arbitration service appropriate to this area. (39) Severability. Invalidation of any one of these Covenants in whole or in part by judgment or court order shall in no way affect any of the other provisions contained herein, which shall remain in full force and effect. (40) Jurisdiction. The laws of the State of Oregon shall be utilized in construing this Declaration and in enforcing the rights and remedies provided for herein. IN WITNESS WHEREOF, J A Atwood Corporation, the owner of all of the above described lots, have executed this Declaration on the xx day of April, 1997. Jim Atwood, President J A Atwood Corporation STATE OF OREGON ) ) ss COUNTY OF MULTNOMAH ) Personally appeared on April xx, 1997 the above named Jim Atwood as President ofJ A Atwood Corporation, an Oregon corporation, and acknowledged the foregoing instrument to be his and their voluntary acts and deeds. Notary Public, State or Oregon My Commission Expires on Page 11- DUCK CREEK HOMES CONDITIONS, COVENANTS, RESTRICTIONS, AND MAINTENANCE AGREEMENT April xx, 1997 L :503- 222 - 5000 Apr 23,7 15:45 No.001 P.01 J A ATWOOD CORPORATION TELEPHONE REAL ESTATE INVESTMENTS MAIN: 15031 248.0000 JIM A. ATWOOD. PRESIDENT 99 S.W. THIRD AVENUE AT ASH DIRECT: 15031 223.5000 PORTLAND, OREGON 87204 U.S.A. FAX: 15031 222.5000 April 23, 1997 Post- It fax transmittal memo 7671 Gene Birchill A CCU 1 Dspt, Tualatin Valley Fire District _ % " o�� 4755 S. W Griffith Drive I FaX M v ©P Beaverton, Oregon 97076 .. Re: Tigard Case File ' 1003/Duck Creek Homes Subdivision Dear Mr. Birchill: You will please fmd enclosed a set of plans for the above subdivision which has received preliminary approval from City of Tigard pursuant to Subdivision Case File Number 96 -003 (formerly known as Hill Street Homes). The project will consist of a single 4- dwelling structure in which each unit will be individually owned, also known as "rowhouses ". It is my understanding a fire hydrant is required with 500 feet of such a building. Of course, the existing hydrant is much closer. In any event, would you kindly review these plans and, if approved, notify Mark Roberts, Planner, City of Tigard by FAX to(503) 684 -7297. Please do not hesitate to give me a call if you have any question(s). • est regards, At�r od, President 1 � -� . T . Yb - - I - ;� r I k!l �`�7z1 tt .' : :_ lid: i It .10 4 JA/ms " ' 4 ! ! r I I °' t k ' I. _ Wi cc: Mark Roberts a _.,:� 4 s • ` 1 t 4 ! g § ?,+3x;ivTxpf1 li , .I 1 H :I' y 1 ;I: 7;.._ . rszttr,2y .,.. TEL:503- 222 -5000 Apr 22,97 18:11 No.001 P.01 : • • iii J A ATWOOD CORPORATION TELEPHONE REAL ESTATE INVESTMENTS MAIN: 15031248-0000 JIM A. ATWOOD. PRESIDENT 39 S.W. THIRD AVENUE AT ASH DIRECT: 15031223-5000 PORTLAND. OREGON 87204 U.S.A. FAX: 15031222-5000 April 22, 1997 SENT BY FAX ONLY TO: (503)684 -7297 Mark Roberts City of Tigard Re: Duck Creek Homes /Subdivision Case File 96 -003 Dear Mr. Roberts: I am pleased to advise we have changed paragraph (13) of the CC &R's to comply with your suggestion. Copies of both versions are enclosed for your review. Please do not hesitate to give me a call if you have any question(s). Kindest regards, Atwood, President JA/ms i encs. . . \\y ��(�� ]1 Yr V 1 1 !i� `;if tit " i � i ...i_ . _...t..„....„L...„...,.._ 1 - ' R i .. ..: - `sue_ ... 1 . „ . ,:,, , ----:. ,_ .-, :: - . ; g:: -, TEL :503- 222 -5000 Apr 22,7 18:11 No.001 P.02 4 repairing exterior doors); exterior window casements, sashes and frames (other than painting and staining ofthe same); window screens, storm windows, storm doors, or screen doors (other than painting and staining of the same); electrical and mechanical doorbells and knockers; and air conditioning and heating equipment and devices. The owners of the building lots shall also be ` responsible for maintaining, repairing, and replacing the interiors of their respective dwelling units within the building structures, including, without limitation, maintaining, repairing, and replacing electrical wiring and fixtures, plumbing pipes and conduits, all fixtures and appliances (whether built -in or free - standing), air conditioning, heating, sewage disposal, and interior fire protection systems and all amenities and hardware located within the interiors of the building structures. Each owner of a building lot shall also be responsible for removal of snow and ice from that er's building lot ■■ 13) Fences and Hedges. As defined in this section, `fencing" shall mean any barrier or wall other than ( n natural living organic vegetation, including trees and shrubs. Plantings, hedges, or site obscuring fences shall not exceed 36" in height in the front yard or on the side lot lines forward of the building line with the greatest setback on the lot or the adjoining residential lot. The maximum height of a site obscuring fence located on the remainder of the lot shall be six feet. Fences shall be well constructed board and board (also known as "good neighbor fence "), in a uniform manner, with number one grade 1 x 6 cedar boards. No cyclone fences will be allowed. All fence designs and materials must be approved in advance and in writing by the Architectural Control Committee. (14) Clothes Lines. Clothes lines, if any, shall be screened so as not fo`be Viewedfrom reet. (15) Exterior Materials and Finish. In the event of damage to the exterior or roof of any unit, caused by fire or other loss, the owner of that unit shall be responsible to replace the exterior and roof with materials of similar color and quality as existed before the fire or other loss. Exterior materials and colors must be approved for use by the Architectural Control Committee. Roofing materials must be cedar shingle, cedar shake, masonite shake, composition shingle, or tile. Double construction on all sides. No plywood siding of any type will be approved. Windows must be wood or vinyl Exterior trim, fences, doors, railings, decks, eves, gutters, and the exterior finish of garages and other accessory buildings shall be designed, built and maintained to be compatible with the exterior ofthe structure they adjoin. Any other architectural features subject to control will be approved or disapproved upon submission of plans to the Architectural Control Committee. No roof shall be replaced with other than like material and color without written approval ofthe Architectural Control Committee. No structure shall be repainted with other than like color without prior written approval of the Architectural Control Committee. (16) Architectural Review. No structure, including storage shelters, shall be commenced, erected, placed or altered on any lot until the construction plans and specifications and a plat showing the nature, shape, heights, materials, colors, and proposed location of the structure have been submitted to, and approved in writing by, the Architectural Control Committee. It is the intention and purpose of this Covenant to ensure quality of workmanship and materials, harmony of external design with the existing structures as to location with respect to topography, finish and grade elevations. See paragraph (40). ! s / y DDS /'' Pap 4 - DUCK CREEK HOMES CONDITIONS, COVENANTS, D A- 4 G 113 A P M RESTRICTIONS, AND MAINTENANCE AGREEMENT I 1 , April �a, 1997 C f 1 TEL:503-222-5000 Apr 297 18:13 No.001 P.03 • ■ repairing exterior doors); exterior window casements, sashes and frames (other than painting and staining ofthe same); window screens, storm windows, storm doors, or screen doors (other than painting and staining of the same); electrical and mechanical doorbells and knockers; and air conditioning and heating equipment and devices. The owners of the building lots shall also be responsible for maintaining, repairing, and replacing the interiors of their respective dwelling units within the building structures, including, without limitation, maintaining, repairing, and replacing electrical wiring and fixtures, plumbing pipes and conduits, all fixtures and appliances (whether built -in or free-standing), air conditioning, heating, sewage disposal, and interior fire protection systems and all amenities and hardware located within the interiors of the building structures. Each owner of a building lot shall also be responsible for removal of snow and ice from that owner's building lot. Fences and Hedges. As defined in this section, `Fencing" shall mean any barrier or wall other than natural living organic vegetation, including trees and shrubs. Plantings, hedges, or site obscuring fences shall not exceed 36" in height in the front yard or on the side lot lines forward of the building line with the greatest setback on the lot or the adjoining residential lot. The maximum height of a site obscuring fence located on the remainder of the lot shall be six feet. Fences shall be well constructed board and board (also known as "good neighbor fence "), in a uniform manner, with number one grade 1 x 6 cedar boards. No cyclone fences will be allowed. All fence designs and materials must be approved in advance and in writing by the Architectural Control Committee. The rear yard fence is designed to protect the wetlands on Tract "A" and shall be maintained and reconstructed in perpetuity or until such time as a less restrictive buffering standard is adopted. (14) Clothes Lines. Clothes lines, if any, shall be screened so as not to be viewed from the street. (15) );xtdtior Materials and Finish. In the event of damage to the exterior or roof of any unit, caused by fire or other loss, the owner of that unit shall be responsible to replace the exterior and roof with materials of similar color and quality as existed before the fire or other loss. Exterior materials and colors must be approved for use by the Architectural Control Committee. Roofing materials must be cedar shingle, cedar shake, masonite shake, composition shingle, or tile. Double construction on all sides. No plywood siding of any type will be approved. Windows must be wood or vinyl. Exterior trim, fences, doors, railings, decks, eves, gutters, and the exterior finish of garages and other accessory buildings shall be designed, built and maintained to be compatible with the exterior of the structure they adjoin. Any other architectural features subject to control will; be approved or disapproved upon submission of plans to the Architectural Control Committee. No roof shall be replaced with other than like material and color without written approval ofthe Architectural Control Committee. No structure shall be repainted with other than like 'color without prior written approval of the Architectural Control Committee. (16) Architectural Review, No structure, including storage shelters, shall be commenced, erected, placed or altered on any lot until the construction plans and specifications and a plat showing the nature, shape, heights, materials, colors, and proposed location of the structure have been subrhitted to, and approved in writing by, the Architectural Control Committee. It is the intention and purpose of this Covenant to ensure quality of workmanship and materials, harmony of extemal design with the existing structures as to location with respect to topography, finish and grade elevations. See paragraph (40). E b Page 4 - DUCK CR$EK HOMES CONDITIONS, COVENANTS, A- RESTRICTIONS, AND MAINTENANCE AGREEMENT 1 r 4-A .G4s) I:1 1/ April 70C, 1097 C � 21$is1!F'ESS? +`91'� s't?•:F,?drpnl�t;k" . i • :_,ir• I !Ft 4.'<n•!grfru.; • J A ATWOOD CORPORATION • TELEPHONE REAL ESTATE INVESTMENTS '- MAIN: 1503) 248 -0000 JIM A. ATWOOD. PRESIDENT 33 S.W. THIRD AVENUE AT ASH DIRECT: 1503) 223 -5000 PORTLAND. OREGON 97204 U.S.A. FAX: 1503) 222 -5000 April 25, 1997 Mark Roberts City of Tigard 13125 SW Hall Boulevard Tigard, Oregon 97223 Re: Duck Creek Homes /Subdivision Case File 96 -003 Dear Mr. Roberts: I am pleased to enclosed our street tree plan for your review. Please do not hesitate to give me a call if you have any question(s). Have you received approval from Tualatin Fire District? Is there anything else you need in order to sign off on the final plat? Please advise. Kin' - t regards, •.(A wod, President„ I � _ _ r r I p)lf encs. _ - , ' r �= �.- • 0 at J A ATWOOD CORPORATION TELEPHONE REAL ESTATE INVESTMENTS MAIN: (5031 248 -0000 JIM A. ATWOOD. PRESIDENT 33 S W THIRD AVENUE AT ASH DIRECT: 1503) 223 5000 PORTLAND. OREGON 97204 U S A FAX (503) 222-5000 March 27, 1997 • John Thatcher Centerline Concepts, Inc. 640 82nd Drive Gladstone, Oregon 97027 Re: Duck Creek Homes Dear John: You will please find enclosed the proposed form Declaration and Maintenance Agreement for Duck Creek Homes. You may submit this document together with the proposed plat to the City of Tigard for their final Approval. Please do not hesitate to give me a call if you have any question(s). Kindest regards, 41grfehl , im Atwood, President •\ JA/ms /----, „ / ., enc. a ,,---,-,-. 11- „ 4 e4 IF L :79 1 1 1 :,..-. 1 - : . ---- HE -- 77 7-1 - frO)r-4'—'.. ci --. -:-.. .--_ ..---,-_-_-:-_-7-- •-, c ,,, , ,-------- .1 IL 4- 1 • _.; 0 9/11 w 1 L t,1,, treCi -- o - /Es Q(ue_ Iti yes 4 4.1 . P14,44760 1 0 ‘2\5 ° Duck CvQ, su d t fr sla vl LtouQ Po i,wavdQ +i e ICS (ue I } K¢s fa *ice Eti,q; K.Rpv) ID e 4'e. `[L t4.4) leIa tut 1k L,56^ +o 5 to ()P G e f)0( /a- 1/4 w;11 1 4e4 *tie �!' �}- /oLul �- � t-.�i,ec �z' e- -R 2c1S C4 P6 a7� ✓•¢,v Jew 4 .5i 4 yea- ,p (441.1, a1. Heed '1'a 6 rev /4(4 pp 1 w MI at 0 �d S-ee 44tte veq uii-o0( ° iisT2/UG2GIa S ev- o.4 Pease Pawl 14ee d'd CoH �dG� "W4v/k vto4 ye tot+ - u0141 ` tie -14 L 1‘ vevisal 4a e tkQw � (JPr is • • . CITY OF TIGARD PLANNING COMMISSION Regular Meeting Minutes August 5, 1996 1. CALL TO ORDER President Wilson called the meeting to order at 7:32 p.m. The meeting was held in the Tigard Civic Center, Town Hall, at 13125 SW Hall Blvd. 2. ROLL CALL Commissioners Present: President Wilson; Commissioners Anderson, DeFrang, Griffith, Holland, Neff, and Scolar Commissioners Absent: Commissioners Collson and Padgett Staff Present; Dick Bewersdorff, Planning Manager, Will D'Andrea, Assistant Planner; Mark Roberts, Associate Planner; Brian Rager, Engineering Manager; Jerree Gaynor, Planning Commission Secretary 3. APPROVE MEETING MINUTES Commissioner Holland moved and Commissioner Griffith seconded a motion to approve the June 17, 1996, meeting minutes as submitted. A voice vote was taken and the motion passed by majority vote. Commissioner Neff abstained. Commissioner Holland moved and Commissioner Anderson seconded a motion to approve the July 1, 1996, meeting minutes as submitted. A voice vote was taken and the motion passed unanimously. 4. PLANNING COMMISSION COMMUNICATIONS None 5. PUBLIC HEARINGS 5.1 SUBDIVISION (SUB) 96 -0003 /PLANNED DEVELOPMENT REVIEW (PDR) 96- 0004 HILL STREET HOMES SUBDIVISION A request for the following development applications: 1.) Subdivision preliminary plat approval to divide an approximately 28,557 square foot parcel into 4 lots ranging between 1,917 square feet to 1,918 square feet; 2.) Planned Development Review to allow lot sizes less than the minimum required by the zone. LOCATION: (WCTM 2S1 2DB, Tax Lot 202). East of SW Ash Street, on the north side of SW Hill Street. ZONE: R -12 (Residential, 12 Units per acre). The R -12 zone allows single - family attached /detached residential units, multiple - family residential units, residential care facilities, mobile home parks and PLANNING COMMISSION MEETING MINUTES - August 5. 1996- Page 1 • • subdivision, public support services, family day care, home occupation, temporary use, residential fuel tank, and accessory structures. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.54, 18.80, 18.100, 18.102, 18.106, 18.108, 18.160, and 18.164. STAFF REPORT Associate Planner Mark Roberts presented the staff report on behalf of the City. He advised that the proposal was for 4 lots from 1917 to 1918 square feet. He said the property would have a Planned Development overlay which would allow for the smaller lot sizes. He said that the development complies with the Planned Development criteria of the R -12 standards, subject to conditions of approval, and that staff was recommending approval. Engineering Manager Brian Rager advised that the applicant had asked for revisions to 2 of the conditions of approval ( #1 and #10). He said he was inclined to agree to the revisions. The revised conditions of approval will read: #1. Prior to approval of the final plat, a Street Opening Permit will be required for this project to cover the sanitary sewer lateral extensions. The applicant will need to submit five (5) sets of the proposed public improvement plans for review and approval. NOTE: These plans are in addition to any drawings required by the Building Division and should only include information relevant to the public #10. Prior to issuance of the building permit, the applicant shall submit details of the proposed rain and foundation drain lines and outfalls to the Engineering Department for review and approval. He shall also submit details of the proposed driveway configurations and sidewalk construction on SW Hill Street. APPLICANTS PRESENTATION Jim Atwood, 33 SW 3rd Ave., Portland, OR 97204, said he concurred with the staff recommendations. He said he was there to answer any questions. PUBLIC TESTIMONY Nobody signed up to speak on this proposal. PUBLIC HEARING CLOSED Commissioner Holland moved to accept the proposal, as per the conditions of the changed staff report. Commissioner DeFrang seconded the motion. A voice vote was taken and the motion passed unanimously. 5.2 APPEAL OF SITE DEVELOPMENT REVIEW (SDR) 96 -0007NARIANCE (VAR) 96 -0005 CARRIAGE HOUSE APARTMENTS The original request is for the following development applications: 1.) Site Development Review approval to allow the construction of a seven building, 84 PLANNING COMMISSION MEETING MINUTES - August 5, 1996- Page 2 11 i 4,, -1 JIM ATWOOD w G Q� 33 S.W. 3RD AVENUE � G J vA ' PORTLAND, OREGON 97204 o �Q-o' a (503)248 -0000 6 04 \P \ s k iv \frk otb September 24, 1996 Colt C k.1 . 1/1 Mark Roberts, Assistant Planner City of Tigard 13125 S.W. Hall Blvd. Tigard, Oregon 97223 Re: Map 2S1 2DB, Tax Lot 202/Hill Street Homes Subdivision Subdivision 96- 003/Planned Development Review 96 -0004 Dear Mark: There were slight discrepancies in the boundary of the Preliminary Plat which have since been resolved by a boundary survey recently completed. In accordance with our telephone conversation of this morning, you will please find enclosed: 1. Two copies of Tentative Plan revised 9 -20 -96 in accordance with the true boundary. 2. Copy of Centerline Concepts letter to me dated September 23, 1996. 3. Original Residential Density Calculation. 4. Revised Residential Density Calculation. Please review because we are installing Sanitary Sewer laterals to the proposed lots prior to recordation of the plat. Please do not hesitate to give me a call if you have any question(s). si -st reg imAtw +od JA/ms e1 i ; - ,_. :.. Centerline Concepts, Inc. September 23, 1996 Jim Atwood 33 SW 3rd Ave Portland, OR 97204 Re: Hill Street Homes Tax Lot 202 T.2S., R.1E., Sec 2DB Dear Mr. Atwood: The areas used in the Residential Density Calculation have been revised slightly to reflect the boundary as resolved by me in preparing a boundary survey and subdivision . ' plat. The revised areas are as follows: Total area: 28,561 square feet Sensitive Lands (Flood Plain) 20,504 square feet Please do not hesitate to call should you have any questions. Sincerely, John V. Thatcher P.L.S. 2681 • Precise Boundary Surveys 640 82nd Drive Gladstone, Oregon 97027 503 65Q -0188 fax 503 650-0189 • ORIGINAL RESIDENTIAL DENSITY CALCULATION PER PRELIMINARY PLAT SUBMITTED WITH APPLICATION TAX LOT 202, MAP 2S1 2DB CITY OF TIGARD, OREGON TOTAL AREA: 28,557 S F LESS: SENSITIVE LANDS (FLOODPLAIN) 19678 SF REMAINING 8,879 SF DENSITY TRANSFER 25% OF SENSITIVE AREA 4920 SF 13,779 SF 13,779 SF DIVIDED BY 3,050 SF/UNIT= 4.52 ALLOWABLE UNITS. 4 UNITS REQUESTED WITH APPLICATION. • REVISED RESIDENTIAL DENSITY CALCULATION PER FINAL PLAT BOUNDARY SURVEY SUBMITTED HEREWITH TAX LOT . 202, MAP 2S1 2DB CITY OF TIGARD, OREGON TOTAL AREA: 28,561 S F LESS: SENSITIVE LANDS (FLOODPLAIN) 20.504 SF REMAINING 8,057 SF DENSITY TRANSFER 25% OF SENSITIVE AREA 5,126 SF 13,183 SF 13,183 SF DIVIDED BY 3,050 SF/UNIT= 4.32 ALLOWABLE UNITS. (4 UNITS APPROVED PER PRELIIVIINAY PLAT) • • . . . ,. r. .. •.A..1 wx11 :N'. bn. ,.,....... •......... w,,. .. .. .. ..... .... ..rA..:.ix�.yQ r .i lf.b4 . .. .... _ • COMMUNITY NEWSPAPERS, INC. Legal P.O. BOX 370 PHONE (503) 684 -0360 Notice TT 8577 BEAVERTON, OREGON 97075 f{ r f. E 1 V ( - I) • Legal Notice Advertising • f i) f.. `.• 1 )996 'City of Tigard • ❑ Tearsheet Notice r:ll'Y C)I 11(;ARI) • 13125 SW Hall Blvd. s rigard ,Oregon 9 7 2 2 3 —810 9 • ❑ Duplicate Affidavit • • 1 , 21,:t leN ' ..,t;i T.11'lt" ''' "' d i {'t' . '''. . r ''' ''''' ' li a tq • 4111 i 17... J M day r Au gi si 5 ' gg6nat p � it t er 'Ib Commission Accounts Payable — Terry ''`` y gu . M. t Ti Civic Cent s•-; wn;t; Hall, 13125 S.W. Hall Boulevard, Tigard, Oregon. Both.public'orahand . ' ,written testimony is Wilted. The public hearing on this matter will be'con- " AFFIDAVIT OF PUBLICATION ducted ..in :accordance ,with the' of Chapter 18.32 of'the`Ti � ' Municipal Code, and rules' and' proc of the Planning Coniiniasion: STATE OF OREGON, ) • Failure to'raise anisette in'person or by letter at some point prior'to'thelt , COUNTY OF WASHINGTON, ) 88. 1close the hearingfaccompanied by statements or evidence suffCient' alloa�'the:heariciga authority and all the parties to respond on the•request,o -t 1, Kathy Snycler • precludes an appeal, and failureAo'specify the criterion from'thE.Com -u being first duly sworn, depose and say that I am the Advertising 1 , munity?Development Code or Comprehens1ve Plan at which a comment is, Director, or his principal clerk, of thdr ard Tua latin T.I.mes ; ; directed precludes an appeal based on that criterion. Further. information' a newspaper of general circulation as defined in ORS 193.010 , : may,be,obtained from,the.Planning Division at 13125 S.W. Hall Blyd.,, and 193.020; published at Tigard in the Tigard; Ore 97223, or by calling,639,- 4171.. I • , , ! ` i , t, h Il, • aforesaid county and state that the t, :'','' 1 ,t ,l':;.a,,1 -,— .' "':. :- ' • ;" Sub -96 -00 PDR 36 -0004 Hill St.Homes Sub- 1 pUBLICHEARINGS'` I N ti s' r170 ' "I ' + � ' : fit. 1 , t ,1411i)t; �; ai; n �.f , • y/ "14111/''.:!1'i 1it l 1r „t 1 r ii =;i; a printed copy of which is hereto annexed, was published in the • Iz! ti °s ' If: "WI* ' " l'!i" �''' {+'i' "� pl ' +' : 1j1;l;<;) half ` 'brut9r:MI: . t. ;1 SUBDIVISION (SUB) 96= 0003 /' " ,,.1{ ' •l mr..r ' 1 r entire issue of said newspaper for ONE successive and 1t! •tlti}' PLANNED DEVELOPMENT REVIEW (PDR) 96 - 0004 Ailto ' • consecutive in the following issues: ..; ;; ;i)T •.4» HILL STREET SUBDIVISION <tlti'rrir''n.lt 'i A request for the following development applications:; 1.) Subdivision t ! • July 25, 199 6 preliminary plat approval to divide an approximately 28,557 square foot • parcel into 4 lots ranging between 1,917 square fcet to 1,918 square : feet; 2. Planned De velopment Review to allow lot sizes l ess than the minimum required by the; zone. LOCATION: (WCTM 2S1 2DB, Tax Lot 202).� A , East of S.W. •Ash Street on the north side of S.W. Hill Street. ;, �, �v - �� R -12 (Residential; 12 Units per acre) The R -12 zone single - family's , .. attached /de Cfiedireside 1tiaEunite; multiple family residential units,. e • e me this 5th day o f July ,19 9 E residential care facilities, mobile home parks and subdivision, public sup- Subscribed and sworn to port services; family day care; home occupation, temporary use, residen- tial fuel tank,.and accessory. structures. APPLICABLE REVIEW • J. , CRITERIA: Communityy Developpment Code Chapters 18.54; 18.80, Notary P,64Iic for Oregon , 18. 100,,18. 102,;18.106, 18.108,.18.160and'18.164” . " " 111 `' rt ''' '`''' 1 " x.t Litt! ( � I'.'y'.v �7 'r.Et11. .!Et'i!. S'se " •t tt)'•' :'' • My Commission Expires: - .. , ,7 , ; f4 c • ' : # 6- "� ' ? I! i4 litiji',9t.ii 0:01 ! . :;, r y , ` : xi tit ,1111,.., AFFIDAVIT # 't 4.1. . bt y yy gt 6t i:9.N Y «6 r . j :. ' • t;i' : •1 ' : !„ te. �1+ t ,i.nil'z� r h r " ll + . t • . , it .: '.(4 7 1 . 1 !I, '„' I "q.i (,i'a !., .v1.6.1 Piti Ha alit:4: ; //i,t, .' r S •' � f I; . eti'h .t Tr -A') ,.li'1� :.fit :li;'� ,. '^t ! � \ .., s : 9 • .;1' , j l ; , • , , • . . • TT8577 Publish July25,1996.. '1''! ('t ' :t i zi t);?, 11 ' • •. • Agenda Item: 5.1 Hearing Date: August 5. 1996 7:30 PM STAFF REPORT TO THE • N Ak PLANNING COMMISSION CITY OF TIGARD FOR THE CITY OF TIGARD, OREGON SECTION I: APPLICATION SUMMARY CASES: FILE NAME: HILL STREET SUBDIVISION Subdivision SUB 96 -0003 Planned Development Review PDR 96 -0004 PROPOSAL: The applicant has requested: 1. Subdivision approval to divide one parcel of 28,557 square feet into four lots ranging in size from 1,917 to 1,918 square feet. 2. Planned Development Review to create lots Tess than the 3,050 square foot minimum allowed in the R -12 Zoning District. APPLICANT: Jim Atwood OWNER: Same 33 SW 3rd Avenue Portland, OR 97204 COMPREHENSIVE PLAN DESIGNATION: Medium Density Residential (7 -12 dwelling units per acre). ZONING DESIGNATION: R -12 (Residential 12 units per acre). LOCATION: 9300 Block of SW Hill Street (WCTM 2S1 02DB, Tax Lot 00202). APPLICABLE REVIEW CRITERIA: Community Development Code 18.54, 18.80, 18.100, 18.102, 18.106, 18.108, 18.160 and 18.164. SECTION II: STAFF RECOMMENDATION: Staff recommends that the Planning Commission find that the proposed development will not adversely affect the health, safety and welfare of the City. Therefore, staff recommends APPROVAL, subject to the following recommended conditions of approval: STAFF REPORT SUB 96- 0003 /PDR 96 -0004 - HILL STREET HOMES PAGE 1 • • CONDITIONS OF APPROVAL ALL CONDITIONS SHALL BE SATISFIED PRIOR TO RECORDING THE FINAL PLAT WITH WASHINGTON COUNTY. UNLESS OTHERWISE SPECIFIED, THE STAFF CONTACT FOR ALL CONDITIONS IS BRIAN RAGER WITH THE ENGINEERING ' DEPARTMENT, (503) 6394171. 1. A Street Opening Permit is required for this project to cover • -• - •u_• _ - - • -• •, - . _ • • - - •• . d - . -Ile • • - - • •• • • • - - . • • , = • - -e -e = the sanitary sewer lateral extensions. The applicant will need to submit five (5) sets of the proposed public improvement plans for review and approval. NOTE: These plans are in addition to any drawings required by the Building Division and should only include information relevant to the public improvements. 2. Driveway cuts shall not be permitted within thirty feet of intersecting right -of -way lines nor within five feet of property lines. 3. The final plat shall indicate any necessary joint driveway easements that will be shared by the four lots. 4. Final Plat Application Submission Requirements: A. Three mylar copies of the subdivision plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. B. 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. 5. The street tree planting plan shall be revised to comply with the street tree size and spacing standards. The tree species shall be indicated for this purpose. STAFF CONTACT: Mark Roberts, Planning Division. 6. A fire hydrant is required within 250 feet of the building. If the building is a triplex or larger, the distance may be extended to 500 feet. Provide plans for review and approval. The plans must indicate the locations of fire hydrants. STAFF CONTACT: Gene Birchill, Tualatin Valley Fire District. 7. The applicant shall construct a minimum of a six -foot wood fence. The fence shall be constructed a minimum of 25 feet from the delineated wetland's boundary. The fence shall be maintained and reconstructed as necessary by subsequent property owners. This requirement shall apply in perpetuity or until such time as a less restrictive buffering standard is adopted. STAFF CONTACT: Mark Roberts, Planning Division. 8. The final plat shall include a note as to its shared ownership where applicable and responsibility for maintenance by the future property owners. The applicant may also keep Tract A under a single private ownership. If Tract A is kept under private STAFF REPORT SUB 96- 0003/PDR 96 -0004 - HILL STREET HOMES PAGE 2 ownership, a deed restriction shall be recorded that indicates a density transfer has occurred from this property. The deed restriction shall also state that under the - existing zoning regulations no other density transfers are permitted. Alternatively, the applicant may dedicate this area to the City for use as part of the City open space system. If this area is voluntarily dedicated, the applicant shall enter into an agreement with the City stating the applicant will dedicate this area in lieu of providing an impact study. STAFF CONTACT: Mark Roberts, Planning Division. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO THE ISSUANCE OF BUILDING PERMITS: 9. The applicant shall provide the Engineering Department with a recorded mylar copy of the subdivision plat. 10. The applicant shall submit details of the proposed rain and foundation drain lines and outfalls to th E i eering Department fpr review and a proval l4 s L « aJ ) sulowNil — A eta 1 CGKcevw/v3 `)oe_� o 5 ewQl 41.0`0 m� d'" �^' a '�'" e THE FOLLOWING CONDITIONS SH BE SATISFIED c'° l PRIOR TO THE ISSUANCE OF OCCUPANCY PERMITS: 11. Street trees shall be planted according to the approved street tree plan. STAFF CONTACT: Mark Roberts, Planning Division. - THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. SECTION III: BACKGROUND INFORMATION Site History: The site is presently vacant. The site adjoins property that was developed with two duplexes by the applicant through Site Development Review 12 -76. The site was then partitioned as a part of Minor Land Partition 1 -77. Through this action two parcels of approximately 8,000 square feet were created. These parcels are located to the north and west of the subject property and are developed with duplexes. The subject parcel was a remainder parcel of this previous Minor Land Partition action and was not developed. Vicinity Information: The site is adjoined by duplex residences to the north and south. To the east the site is adjoined by Fanno Creek. The site is adjoined by detached single-family residences to the west. STAFF REPORT SUB 96- 0003 /PDR 96 -0004 - HILL STREET HOMES PAGE 3 • • Site Information and Proposal Description: - f A portion of the site adjoining SW Hill Street is level and vegetated with grasses. The majority of the site slopes to the east towards Fanno Creek and is either wetlands or within .. t the 100 -year floodplain. SECTION IV: APPLICABLE REVIEW CRITERIA AND FINDINGS COMPLIANCE WITH COMMUNITY DEVELOPMENT CODE SECTIONS: Use Classification: The applicant is proposing to build four residential dwelling sites. This use is classified in Section 18.42 (Use Classifications) as single family attached residential. Section 18.42 lists attached single family residences, as a permitted use in the R -12 zone. The applicant proposes to develop a group of attached "towhhouse" type residences that are one of the permitted uses within the R -12 Zoning District. Dimensional Requirements: Section 18.54 states that the minimum lot area for each dwelling unit in the R -12 zoning district is 3,050 square feet. There is no minimum lot width requirement in the R -12 zone. The proposed four dwelling units require a minimum net site area of 12,200 square feet. Developments within the R -12 zone are required to provide a minimum of 20% landscaping. The net site area is approximately 13,779 square feet thereby, meeting this standard. Because the majority of the site is to be left as an open space tract or a 25 -foot buffer to existing wetlands' areas, the requirement for a minimum of 20% landscaping is met. Development Standards: Section 18.54 contains standards for the R -12 zone. Single - family detached residential units are a permitted use in the zone, and must comply with the following dimensional requirements: Minimum lot size 3,050 Square Feet Average lot width n/a Front setback 15 Feet Garage setback 20 Feet Interior sideyard setback 5 Feet Corner sideyard setback 20 Feet • Rear setback 15 Feet Maximum building height 35 Feet The preliminary plat submittal indicates the proposed building envelope. This envelope, as proposed, does not comply with the required setbacks. It should be noted that the building envelope shall include a minimum of a 20 -foot driveway for off - street parking or a 20 -foot setback to a garage to provide off - street parking. Also, a 25 -foot wetlands buffer area is to be left as undisturbed area to the existing wetlands and not incorporated into the site as a backyard. In order to comply with the applicable STAFF REPORT SUB 96-0003 /PDR 96 -0004 - HILL STREET HOMES PAGE 4 • • Unified Sewerage Agency (USA) design requirements for sensitive areas pursuant to Section 6.08 (3) and (4) of USA Resolution and Order 91-47, the applicant shall construct a • minimum of a six -foot wood fence. The fence shall be constructed a minimum of 25 feet from the delineated wetland's boundary. The fence shall be maintained and reconstructed as necessary by subsequent property owners. This requirement shall apply in perpetuity or until such time as a Tess restrictive buffering standard is adopted. Planned Development: Section 18.80 allows the option for an applicant to create a more efficient, economically viable development that preserves natural land features while implementing the density range provided through the Comprehensive Plan. This type of subdivision normally permits higher density than would be possible given the minimum lot size requirement for the zoning district. Due to the extent of the 100 -year floodplain and wetlands on this site the applicant has proposed to concentrate the residential development density within the flatter areas of the site to not impact sensitive lands' areas. Section 18.80.130(A)(1) (Planned Development Review - Approval Standards) requires that a development proposal be found to be consistent with the various standards of other Community Development Code Sections. The applicable criteria in this case are Chapters 18.54, 18.80, 18.88, 18.92, 18.100, 18.102, 18.108, 18.160 and 18.164. The proposal's consistency with these sections has been reviewed within this report. The Planned Development Code Section 18.80 lists Section 18.160 (Subdivisions) as an applicable review criteria for Planned Developments that has been reviewed elsewhere within this report. The Planned Development Review is a three step process as follows: 1) Approval of a planned development overlay zone; 2) The second step is the approval of the planned development concept plan; and 3) Approval of a Detailed Development Plan is also required. The Planned Development Overlay Zone was previously done for properties in this area. Because this application is for a subdivision, Section 18.80.015(E) allows the Conceptual and Detailed portions of the Planned Development Review to be consolidated as is proposed through this action. STAFF REPORT SUB 96- 0003/PDR 96-0004 - HILL STREET HOMES PAGE 5 • • Section 18.80.120(A)(3) provides further review standards for Planned Development that have been addressed below as follows: Relationship to the natural and physical environment: (i) The streets, buildings, and other site elements shall be designed and located to preserve the existing trees, topography, and natural drainage to the greatest degree possible; (ii) Structures located on the site shall not be in areas subject to ground slumping and sliding; (iii) There shall be adequate distance between on -site buildings and other on -site and off -site buildings on adjoining properties to provide for adequate Tight and air circulation and for fire protection; (iv) The structures shall be oriented with consideration for the sun and wind directions, where possible; and (v) Trees with a six inch caliper measured at four feet in height from ground level, shall be saved where possible; The provisions related to adequate Tight and air are addressed elsewhere within this report under the minimum setback requirements. The Fire District has been provided with a copy of this plan and will conduct a Fire and Life Safety Review prior to the issuance of Building Permits for the site. Solar accessibility is addressed elsewhere within this report. The applicant has not proposed to remove any trees as part of this development. Buffering, screening, and compatibility between adjoining uses: (i) Buffering shall be provided between different types of land uses (for example, between single - family and multiple - family residential, and residential, and commercial); (ii) In addition to the requirements of the buffer matrix, the following factors shall be considered in determining the adequacy and extent of the buffer required under Chapter 18.100: (a) The purpose of the buffer, for example to decrease noise levels, absorb air pollution, filter dust, or to provide a visual barrier; (b) The size of the buffer needs in terms of width and height to achieve the purpose; (c) The direction(s) from which buffering is needed; (d) The required density of the buffering; and (e) Whether the viewer is stationary or mobile; (iii) On -site screening from view from adjoining properties of such things as service areas, storage areas, parking lots, and mechanical devices on roof tops shall be provided and the following factors shall be considered in determining the adequacy of the type and extent of the screening: (a) What needs to be screened; (b) The direction from which it is needed; and (c) Whether the screening needs to be year- round; STAFF REPORT SUB 96-0003/PDR 96 -0004 - HILL STREET HOMES PAGE 6 • • Screening and buffering are not required where single - family attached residential uses • . adjoin other attached single - family residential uses. - Privacy and noise: (i) Non - residential structures which abut existing residential dwellings shall be located on the site or be designed in a manner, to the maximum degree possible, to protect the private areas on the adjoining properties from view and noise; This criteria is not applicable because the applicant has proposed to create future residential building sites. Private outdoor area: residential use: (i) In addition to the requirements of subparagraph (iii), each ground level residential dwelling unit shall have an outdoor private area (patio, terrace, porch) of not Tess than 48 square feet; (ii) Wherever possible, private outdoor open spaces should be oriented toward the sun; and (iii) Private outdoor spaces shall be screened or designed to provide privacy for the use of the space; Provision of common outdoor open space areas is not required because the applicant has proposed to create building sites for single - family residences rather than a multiple - family residential development such as an apartment complex. Shared outdoor recreation areas: residential use: (i) In addition to subparagraphs (ii) and (iii) of this section each multiple- dwelling development shall incorporate shared usable outdoor recreation areas within the development plan as follows: (a) Studio units up to and including two bedroom units, 200 square feet per unit; and (b) Three or more bedroom units, 300 square feet per unit; (ii) Shared outdoor recreation space shall be readily observable from adjacent units for reasons of crime prevention and safety; (iii) The required recreation space may be provided as follows: (a) It may be all outdoor space; or (b) It may be part outdoor space and part indoor space; for example, an outdoor tennis court and indoor recreation room; or (c) It may be all public or common space; or STAFF REPORT SUB 96- 0003/PDR 96 -0004 - HILL STREET HOMES PAGE 7 • • (d) It may be part common space and part private; for example, it could be an outdoor tennis court, indoor recreation room, and balconies on each • . unit; or (e) Where balconies are added to units, the balconies shall not be Tess than 48 square feet; The provision of common outdoor open space areas is not required because the applicant has proposed to create building sites for single - family residences. Access and circulation: (i) The number of allowed access points for a development shall be provided in Chapter 18.108; (ii) All circulation patterns within a development must be designed to accommodate emergency vehicles; and (iii) Provisions shall be made for pedestrian and bicycle ways if such facilities are shown on an adopted plan; The design of the proposed street improvements has been reviewed by the Engineering Department, the Police Department and the Fire District. The Engineering Department reviewed street improvement requirements in detail elsewhere within this report. Completion of the existing street, as proposed, complies with the standards of the Community Development Code as has been reviewed elsewhere within this report. Landscaping and open space: (i) Residential Development: In addition to the requirements of subparagraphs (iv) and (v) of section A of this subsection, a minimum of 20 percent of the site shall be landscaped; (ii) Commercial Development: A minimum of 15 percent of the site shall be landscaped; and (iii) Industrial Development: A minimum of 15 percent of the site shall be landscaped; Section (i) is applicable to this request. Because the applicant has proposed to maintain portions of the site in an open space tract, approximately two thirds of the site will continue to contain wetlands or other new landscape plantings in compliance with the 20% requirement. Section (ii) and (iii) are not applicable because no commercial or industrial development is proposed. Public transit: STAFF REPORT SUB 96- 0003/PDR 96 -0004 - HILL STREET HOMES PAGE 8 • • (i) Provisions for public transit may be required where the site abuts a public transit route. The required facilities shall be based on: (a) The location of other transit facilities in the area; and (b) The size and type of the proposed development; Southwest Hill Street is not a transit served facility, therefore, these requirements are not applicable. (ii) The required facilities shall be limited to such facilities as: (a) A waiting shelter; (b) A turn -out area for loading and unloading; and (c) Hard surface paths connecting the development to the waiting area; Southwest Hill Street is not transit served facility, therefore, these requirements are not applicable Signs: (i) In addition to the provisions of Chapter 18.114, Signs: (a) Location of all signs proposed for the development site; and (b) The signs shall not obscure vehicle driver's sight distance; All future signage at the site will be reviewed through the sign permit process for conformance with the provisions of Chapter 18.114. Parking: (i) All parking and loading areas shall be generally laid out in accordance with the requirements set forth in Chapter 18.106; Each of the residences to be developed on these parcels will be reviewed during the Building Permit review process to verify the provision of required off - street parking spaces. Drainage: (i) All drainage provisions shall be generally laid out in accordance with the requirements set forth in Chapter 18.84 and the criteria in the adopted 1981 master drainage plan; The Engineering Department reviewed this application and determined that the capacity exists within storm drainage facilities upstream and downstream of the development to handle the increase in runoff caused by additional impervious surfaces to be developed on this site. STAFF REPORT SUB 96-0003 /PDR 96 -0004 - HILL STREET HOMES PAGE 9 • • Floodplain dedication: (i) Where landfill and /or development is allowed within or adjacent to the 100 -year floodplain, the City shall require the dedication of sufficient open land area for a greenway adjoining and within the floodplain. This area shall include portions of a suitable elevation for the construction of a pedestrian /bicycle pathway with the floodplain in accordance with the adopted pedestrian bicycle pathway plan. This site contains and adjoins areas within 100 -year flood plain. Dedication of areas currently within the 100 -year floodplain is not considered roughly proportional to the impact of this development since approximately two thirds of the site is within the 100 -year floodplain. The City recently updated park system fees such that the fee currently assessed will fund planned park improvements. Park system impact fees will be assessed for each dwelling unit prior to the issuance of Building Permits. The applicant may choose to dedicate the open space voluntarily. Solar Access: Section 18.88.040(C)(1) contains solar access standards for new residential development. A lot meets the basic solar access lot standard if it has a north -south dimension of 90 feet or more and has a front lot line that is oriented within 30 degrees of a true east -west axis. A subdivision complies with the basic requirement if 80% or more of the newly created parcels meet this standard. Alternatively, an applicant can meet the City's Solar Access Standards by complying with the protected Solar Building Line Option or the Performance Option. Energy efficiency is ensured through the location of the residence with sufficient solar access or through the design of the homes that incorporates window glazing with solar orientation. An applicant can request an exception to the solar access standards based on the following development constraints: Site topography in excess of a 10 percent slope, shade from existing on -site or off -site vegetation or structures, significant natural features, existing street public easement patterns, impacts to density, cost or amenities of the project that adds five percent or more to the cost of each lot. The lots as proposed do not comply with the aforementioned subdivision design alternatives of the Solar Access requirements. The Basic Standard is not met because the Solar Access provisions require that a north -south dimension of 90 feet or more be provided. The applicant has provided a north -south dimension of approximately 22 feet for each of the four proposed lots. Due to the site's narrow north to south dimension of 88.49 feet and the limited buildable lot depth of 86.33 feet it is not recommended that the subdivision be reconfigured to further comply with this standard. Reorienting the parcels so that the north - south dimension is the longest dimension would also require the site to be further narrowed through the creation of a private street from SW Hill Street. Solar Balance Point: Section 18.88.050(B) requires that one and two family residences that are developed on lots that were exempted from Compliance with the Basic Solar Access standards comply with the Solar Balance Point requirements. The Solar Balance Point standards also do not apply to this development where the STAFF REPORT SUB 96- 0003/POR 96 -0004 - HILL STREET HOMES PAGE 10 i • residences that are developed are attached single family dwellings in excess of two duplex residences. Density: Section 18.92.020 contains standards for determining the permitted project density. The number of allowable dwelling units is based on the net development area. The net area is the remaining area, excluding sensitive lands and land dedicated for public roads or parks. The net area is then divided by the minimum parcel size permitted by the zoning district to determine the number of lots that may be created on a site. The applicant has provided calculations concerning the allowed density for this site. The total site area is 28,557 square feet. No square footage is deducted from this site for public roads or parks because the necessary street right -of -way was previously dedicated. A total of 19,678 square feet of floodplain and wetlands exist on this property that is deducted from the gross square footage leaving 8,879 square feet. The applicant is allowed a density transfer of up to 25% of Sensitive Lands Areas or 4,920 square feet. The leaves a net buildable area of 13,779 square feet. By dividing the minimum lot size of 3,050 square feet into the buildable area the applicant is permitted to develop up to 4.52 or four dwelling units. The applicant has proposed four dwelling units and is, therefore, in compliance with this standard. Landscaping: Section 18.100 contains landscaping standards for new development. The applicant must also comply with the standards set forth in Section 18.100.035 that requires that all development projects fronting on a public or private street, or a private driveway more than 100 feet in length plant street trees. Section 18.100.035(B) states the specific spacing of street trees by size of tree shall be as follows: 1. Small or narrow stature trees (under 25 feet tall and less than 16 feet wide branching) shall be spaced no greater than 20 feet apart; 2. Medium sized trees (25 feet to 40 feet tall, 16 feet to 35 feet wide branching) shall be spaced no greater than 30 feet apart; 3. Large trees (over 40 feet tall and more than 35 feet wide branching) shall be spaced no greater than 40 feet apart; The preliminary plat map proposes three street trees along the street frontage of the subject property on SW Hill Street. The species type is not indicated but the street trees, as proposed, would be planted at approximately 44 feet on center. The street tree planting plan shall be revised to comply with the street tree size and spacing standards. The street trees shall be planted prior to issuance of Certificates of Occupancy for the proposed residences. Visual Clearance Areas: Section 18.102 requires that a clear vision area shall be maintained on the corners of all property adjacent to intersecting right -of -ways or the intersection of a public street and a private driveway. A visual clearance area is the triangular area formed by measuring a 30 foot distance along the street right -of -way and the driveway and then connecting these two 30 foot distance points with a STAFF REPORT SUB 96-0003/PDR 96 -0004 - HILL STREET HOMES PAGE 11 • • straight line. A clear vision area shall contain no vehicle, hedge, planting, fence, wall structure, signs, or temporary or permanent obstruction exceeding three feet in height. The height is measured from the top of the curb, or where no curb exists, from the street center line grade, except that trees exceeding this height may be located in this area, provided all branches below eight feet are removed. Through the Building Permit review, setbacks of the structures will be checked. Based of the location of the buildable areas on this property, it is expected that future site improvements can comply with this requirement. Subdivision Design: Section 18.160.060(A) contains standards for subdivision of parcels into four or more lots. To be approved, a preliminary plat must comply with the following criteria: 1. The proposal must comply with the City's Comprehensive Plan, the applicable zoning ordinance and other applicable ordinances and regulations; 2. The proposed plat name must not be duplicative and must otherwise satisfy the provisions of ORS Chapter 92; 3. Streets and roads must be laid out so as to conform to the plats of subdivisions and maps of partitions or subdivisions already approved for adjoining property as to width, general direction and in all other respects unless the City determines it is in the public interest to modify the street or road pattern; and 4. An explanation has been provided for all common improvements. Compliance with the standards listed in Criterion 1 are addressed elsewhere within the staff report. The proposed Hill Street Homes plat name is not duplicative of other plats. Due to existing development constraints and the small area of the subject property, no new streets are proposed. The applicant proposes to finish required street frontage improvements along SW Hill Street. The applicant has proposed to create a remainder Tract A for those portions of the site that are within the 100 -year flood plain, wetlands and wetlands buffer. No explanation has been provided as to its ownership. The final plat shall include a note as to its shared ownership and responsibility for maintenance by the future property owners. Alternatively, the applicant may dedicate this area to the City for use as part of the open space system. The applicant may also keep Tract A under a single private ownership. If Tract A is kept under private ownership, a deed restriction shall be recorded that indicates a density transfer has occurred from this property. The deed restriction shall also state that under the existing zoning regulations no other density transfers are permitted. Street and Utility Improvements Standards: Section 18.164 contains the following standards for streets and utilities serving a subdivision: STAFF REPORT SUB 96- 0003 /PDR 96 -0004 - HILL STREET HOMES PAGE 12 • • Street Improvements: Section 18.164.030(A) requires streets within and adjoining a development to be dedicated and improved based on the classification of the street. • The applicant has been required to complete street improvements such as curb, gutter and sidewalk along the property frontage through the recommended Conditions of Approval. Minimum Rights -of -Way and Street Widths: Section 18.164.030(E) requires a local street to have from 36 to 50 feet of right -of -way and a 24 to 32 foot paved section between curbs and sidewalks depending on the number of dwelling units to be served by the development. The right -of -way on SW Hill Street is an existing 50 -foot width. No additional street right -of -way dedications are required to serve this development. Future Street Plan and Extension of Streets: Section 18.164.030(F) states that a future street plan shall be filed which shows the pattern of existing and proposed future streets from the boundaries of the proposed land division. This section also states that where it is necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed and a barricade shall be constructed at the end of the street. These street stubs to adjoining properties are not considered to be cul-de -sac since they are intended to continue as through streets at such time as the adjoining property is developed. Because this site is a small infill property and represents a remainder parcel adjoining an existing improved local street system, the extension of streets across this site is not possible. Street Alignment and Connections: Section 18.164.030(G) requires all local streets that 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. 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. Provision of a street connection is not possible through this site due its small size and the developed nature of adjoining properties. A possible street connection in the area would be the extension of SW Ash Avenue across Fanno Creek as noted in the Comprehensive Plan Transportation Map. Because the extension of SW Ash Avenue is a planned Collector Street connection across Fanno Creek, the provision for an additional local street crossing of Fanno Creek is not necessary. Curbs. Curb Cuts. Ramps. and Driveway Approaches: Section 18.164.030(N) requires the following: 1. Concrete curbs, curb cuts, wheelchair, bicycle ramps and driveway approaches shall be constructed in accordance with standards specified in this chapter and Section 15.04.080, and; a. Concrete curbs and driveway approaches are required; except STAFF REPORT SUB 96-0003/PDR 96 -0004 - HILL STREET HOMES PAGE 13 b. Where no sidewalk is planned, an asphalt approach may be constructed with City Engineer approval; and • c. Asphalt and concrete driveway approaches to the property line shall be built to City configuration standards. Because the site adjoins a local street, the individual street access the applicant is likely to propose is acceptable where all street opening permit requirements are met. It should be noted that a five -foot setback is required from each side of the driveway "wings" to the property line. Given the limited lot frontage proposed, this requirement will limit the width of the driveway at the street to no more than 12 feet. Block Design: Section 18.164.040(A) states that the length, width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. Because the street that serves this development is existing, the subdivision would finish the site's street frontage type improvements rather than create all or part of a new block of streets. Block Sizes: Section 18.164.040(B)(1) states that the perimeter of blocks formed by streets shall not exceed 1,800 feet measured along the right -of -way line except: 1. Where street location is precluded by natural topography, wetlands or other bodies of water or, pre- existing development or; 2. For blocks adjacent to arterial streets, limited access highways, major collectors or railroads. 3. For non - residential blocks in which internal public circulation provides equivalent access. Because the areas adjoining the site are either Fanno Creek or subdivided and developed residential sites, the applicant is unable to provide additional local street connectivity as allowed under the exceptions discussed in Criterion 1. Criterion 2 and 3 are not applicable to this development because the site does not adjoin the listed types of arterials, highway's collector, or railroad types of right -of -way. This development site is also part of a residential block. Block Lengths: Section 18.164.040(B)(2) states that when block lengths greater than 600 feet are permitted, pedestrian /bikeways shall be provided through the block. The plat indicates that an access easement has been provided to Fanno Creek through the adjoining duplex property site. It is not clear from the plat whether or not this existing access easement allows public access to Fanno Creek. Due to the limited site width of the subject property, staff does not find it roughly proportional to require a typical 15 -foot access easement and to require the park system impact fees that are paid prior to the issuance of Building Permits. Lots - Size and Shape: Section 18.164.060(A) prohibits lot depth from being more than 2.5 times the average lot width, unless the parcel is less than 1.5 times the minimum lot size of the applicable zoning district. This standard is not applicable to this STAFF REPORT SUB 96- 0003 /PDR 96 -0004 - HILL STREET HOMES PAGE 14 • • development because the applicant has requested a Planned Development Overlay for the property. This design approach does not require the applicant to comply with minimum lot • . size standards, therefore, the lot depth to width ratio requirements do not apply. Lot Frontage: Section 18.164.060(B) requires that lots have at least 15 feet of frontage on public or private streets, other than an alley for attached single family residences. The minimum frontage width standard is met through this proposal because each lot would have a minimum of 22 feet of frontage. Sidewalks: Section 18.164.070 requires sidewalks adjoining all residential streets. The Conditions of Approval require that a sidewalk be provided along the property frontage on SW Hill Street. Sanitary Sewers: Section 18.164.090 requires sanitary sewer service. Sanitary Sewer facilities exist in SW Hill Street with sufficient capacity to meet the additional demand that will be created by the development of four additional residences. Storm Drainage: Section 18.164.100 requires adequate provisions for storm water runoff and dedication of easements for storm drainage facilities. Existing storm drainage facilities are in place to serve this site. The applicant is required through the Conditions of Approval to provide Civil Engineering plan details concerning drain lines and outfalls for the four lots. PUBLIC FACILITY CONCERNS: Sections 18.164.030(E)(1)(a) (Streets), 18.164.090 (Sanitary Sewer), and 18.164.100 (Storm Drains) are required to be addressed through the development review process. The development's impact on Wetlands and Water Quality are also addressed below: STREETS: This site lies adjacent to SW Hill Street, which is a local residential street with full improvements except for sidewalk adjacent to this site. There is an existing curb and curb drop for a driveway; however, with development approval, the applicant will likely need to revise the curb and driveway arrangement. The applicant will be required to provide a concrete sidewalk as a part of this project. SANITARY SEWER: There is an existing eight inch public sanitary sewer line located in SW Hill Street that has the capacity to serve this project. The applicant's plans indicate that service laterals will be provided to each lot, thereby, meeting City requirements. STORM DRAINAGE: The topography of this site slopes to the northeast away from SW Hill Street and toward a wetland area adjacent to Fanno Creek. As was stated previously, the applicant proposes STAFF REPORT SUB 96- 0003 /PDR 96 -0004 - HILL STREET HOMES PAGE 15 • to preserve the wetland area in a tract. He also proposes to allow the roof and foundation drainage from each lot to discharge into the wetland area which is an acceptable solution. • . Prior to issuance of building permits, the applicant shall submit to the Engineering Department, details of the drain lines and outfalls for the four lots. WETLANDS: A 25 -foot undisturbed buffer is required to be established adjacent to any wetland, per USA R &O 91-47. The applicant's plan indicates the new lot boundaries will be beyond the 25 -foot buffer. Therefore, the requirement is met where fencing is constructed to provide a buffer between the newly created residential yards and the wetlands buffer. STORM WATER QUALITY: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) (Resolution and Order No. 91 -47, as amended by R &O 91 -75) which require the construction of on -site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. However, the R &O also provides for an exemption in cases where the site is small and installation of an on -site facility would preclude effective development. This site, in Staffs opinion, would meet that criteria because the developable area is small (the majority of the site is wetland) and the applicant is only proposing four Tots. In order to place a facility on this site, a lot would likely have to be eliminated. Therefore, Staff recommends the applicant be required to pay the fee in -lieu of constructing a facility. The fee is equal to $180 per lot in this case because no new streets are being created. Therefore, the total fee for this project is $720, but it will be collected in $180 increments as each building permit is issued. GRADING AND EROSION CONTROL: USA R &O 91-47 also regulates erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity that accelerates erosion. Per R &O 91-47, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. SECTION V: OTHER STAFF COMMENTS The Building Department reviewed this proposal and have offered the following comments: The Portland Bureau of Buildings rowhouse requirements and recommendations will apply to this project. Other affected departments have reviewed this application and have offered no comments or objections. STAFF REPORT SUB 96- 0003 /PDR 96-0004 - HILL STREET HOMES PAGE 16 • • SECTION VI: AGENCY COMMENTS The Tualatin Valley Fire District reviewed this proposal and offered the following comments: A fire hydrant is required within 250 feet of the building. If the building is a triplex or larger, the distance may be extended to 500 feet. Provide plans for review and approval. The plans must indicate the locations of fire hydrants. The Unified Sewerage Agency reviewed this proposal and provided the following comments: Tract A, as proposed, should be preserved as a sensitive area and not further disrupted. Other affected agencies have reviewed this application and have offered no comments or objections. SUBDIVISION APPROVAL SHALL BE VALID ONLY IF THE FINAL PLAT IS SUBMITTED TO THE CITY OF TIGARD WITHIN EIGHTEEN MONTHS OF THE EFFECTIVE DATE OF THIS DECISION. July 24. 1996 PREPARED BY:. Mark Roberts, AICP DATE Associate Planner 9 } cc,'- -�_ July 24. 1996 APPROVED BY: Richard Bewersdbfff DATE Planning Manager STAFF REPORT SUB 96- 0003 /PDR 96 -0004 - HILL STREET HOMES PAGE 17 i 0 • ! , LOT 205 , i p S armor titer 4 , ' W -. a o• t ` . -� �� -- - � • .i � LOT 202 \ C R 4' W As 6' CO o ff f 4-, (D1 v� C.) 0---&'. � ■ 2a — 2 a *23 "' .\ _ C� ' L_-, S u1a'Sa E t242O• .p ' /�, ' .... — •p z $ 1 a 1 0 / ryQ G :" N OS / u ..7,47 r. + ., E / /1--0-- . ...-. ,!.., .2. • *. II CI KO' — �sr KAs C d' {I, CC oT • _ iS I H'' 1 g ~ S r• R _ a L aannc , R &Mr 11111011 3 • 41110. • 22.1r l i bd. - S.W. HILL STREET `8 0 1 II i 1 II LL 1 11 r I 6es 1 ,a O EAS 1wG r sew): 11 O rd N EJOSi1t1C 6• MAZER 1 u II 1 1 . • U PLOT PLAN CASE NO. EXHIBIT MAP SUB 96-0003/PDR 96-0004 HILL ST. HOMES SUBDIVISION • • ,tpxt • - - 1 . ■•••; • # 1 i ' 4 NN 1 : 1—: 1 c ■ OOAII , A■ ■ srt: ' i : EL 1 • & .. C *Kg ii•Vor ow V ***4 a reig* gi it - .!7-15 A .** 0 Oa 401 A B cm pi- .0 4.4.1 riii gas ' ' • ,.4 **- dif. • .1 Ma min No VW%/111111allilmi : . S 1,1111101411111111".° ... ° Mil Vicinity Map A Hill 1 2ree 9 6 - HM 9 0 3/ 4= Wo•.b.a• I . � • 1 � Pi I Qom. 4 . COMMUNITY NEWSPAPERS, INC. Legal P.O. BOX 370 • PHONE (503) 684 -0360 Notice TT 8577 BEAVERTON, OREGON 97075 R E C E I V E D Legal Notice Advertising .1 1`196 • ❑ Tearsheet Notice pity of Tigard `:'iY OF TIC; A(lD , 13125 SW Hall Blvd. • ❑Duplicate Affidavit +«.,�+.•, awrof!ie«iJiVs.{•pLdd•tdWtl,Bmy ' Oregon 97223 -8109 ' , .� 't • l • • . ,! 7i •i y • ( '}�' - .4, 1 1; : .,rJf.r f' "(.: I : .:if ' d • • i ,r ,: a : o �': in g.iy JlL be I corisidered by�� Tig nin4 Commission pn 4 • • • � The followin , the - � azd.Plan r . T� i t�2, ^ ,. - ' _ I��i gjg a Town onda - Au st 5:'1996, at;7:30.12.M:,'at the Tigaid'Civic Centtec> -; o. , ,�,, ; • Accounts Payable - Terry 1 ' y Ti ard Oregon Both ublic oral;and � ,: ' Hall' 13125 .W. Hall Boulevard, g r g this mat con - � '; �. testitnon is invited -Ttie public hearing on. th' " ;d written y: ucted :rin accordance;with the`�rules of Chapter 18.32' Of s, i :,;'::: . AFFIDAVIT OF PUBLICATION ,Municipal'Code, and rules 'and procedures of the Planning Commission �• ' ! •i. - .. STATE OF OREGON Failure to raise an'iss`ue in`person'or by letter at some point prior to',the. OON ) ss ' close: :of the' hearing accompanied. by statements or evidence sufficient• to , :: . Illk COUNTY OF WASHINGTON, ) ;i �o theihearinga.authority�and all the parties to�respond on the'requost,l: . : : Kathy Snyder ; and:failure' specif the criterion from the•Com -.i •• . I, Y Y ; Precludes an'appe r Y I , munityspeyeloprnent Code o r:Comprehensive Plan at which a commends ; 'r ; being first duly sworn, depose and say that I am the Advertising 1ip,4ed on that criterion: Further information ; Director, or his principal clerk, of th�lgard- Tualatin Tames ,','directed precludes an appeal;, : , 1 ‘; '',i. , . v a newspaper of general circulation as defined in ORS 193.010 , may + ,be.,o Or b e taut 97� , 639,- 4171,at 13,125 Bi and 193.020; published at Tigard in the 8 + , n ''' 1'' 4 + Tlba"•++i f ii i. a d ,:•E,x .�, t" ir v,•�Tr � +, t • :;� f: ' 4��:I J' ;nii j v;i F ` '. . ' '°'1`1" ' ;'1'y gdt,,lt„Ittli • aforesaid count and state that the ii ; . 4 Y u6 +I6 T R E og 1 '� e a M'10 1 j ;II "� Sub-96-0003 PDR g6 -0004 Hill St.Homes Sub. ; .', i , ';; � "1 xr c � et j' `' I r' f1' ` `1 ''i`i ; ,1I�>. a printed copy of which is hereto annexed, was published in the t, ? .;1 � , Ri • r" +SUBDIVI (SUB) 96- 0003 /" ' '; II - • li;•li i'r�; entire issue of said newspaper for ONE successive and 4 iihii REVIEW (PDR) 96- 0004,1, t ' jli! r�'!k�F� ' ••; ^> Ma STREETrHOMES SUBDIVISION << 15i'it,,trioi consecutive in the following issues: A request • for :the' following deyelopment:applications:�1.) Subdivision'il' • preliminary plat approval to divide an approximately 28,557square foot ;' • J u 1 y 2 5 ,19 9 6 parcel into4.1ots ranging between 1,917 square feet to 1,918 square feet;,; i 2.) Planned Development Review to allow lot sizes less than the minimum : ' required by the zone. LOCATION: (WCTM 2S1 2DB, TaxtLot 202).... Hill Street. ZONE•f East 'W:'Ash'Street;on north side of S.W � + ] ;, of$ ) e o!•1 sin le-famil' p ; R =12 (Residential; . 12 Units per `acre The R -.12 zone allows' Y t,i;; �, , �f►� �.�n -- ire8idiktI i±iiiiisrniriliiple- family: residential: u ,,i ! ' ', i � 1 r e s flya care a d p , � � � r es�entral car facilities, mobile home parks andsubdivision, public`s nits; u �' ,: Subscribed and sworn to . e • le me this 5 th day o f ju ly ,1 9 9 ( port Services tial,fuelrtank,tand services; family day-care;.home occupation, temporary use, residen- 1 ,ti , ;' • ::: . i` Y,istructures. APPLICABLE ! REI(IEW =„ . „ � CRITERIA: Community Code. Chapters 18:54',`18180, �� ' P. .'18.100 18.106,'18.108;,18.160 and 18:164', .. p ' '01!.44:4'. j' + . ' Notary P,J lic for Oregon ;18:102; , +•; , , Il ' t 1 11 � ., +, 11!,11 j . :t� I 'f'!t � ,f+ � r �;` •. 09 My Commission Expires: . ; ••. ,, , , t : , .. i •• . . ,:, ::: r.,ii • i 1` 1.'0 , „• , ,$1., 4.,„.,,,,t,-,, f'ii••' { l' .. I iil,N I:;'llI:P ai Q'�rll .i'. AFFIDAVIT • ,, .., y; 44 : • I''' , ; 1`..• , t;.l1j,i • 1A„.i ic..•ht'it,lli6 IJIS'. .'i.!?li.il 3,4 i > ('.'.+ . i. l tr,.E':'''�Jl ii L:4' , Iii ' :t :.i .ti, i I 1,1',' y :;+ t !; :;! 4 l` i ;,L.�n ' 'i�rlil ° ,i:dirii :' t TT8 ` Publish July 25;1 ; • .. 6A ,.F �..• d 1, t, .. ,. 1: • ,;;nt' Vjl;hi'IW'1 i +l AGENDA TIGARD PLANNING COMMISSION • AUGUST 5, 1996 - 7:30 P.M. TIGARD CIVIC CENTER - TOWN HALL 13125 SW HALL BOULEVARD 14*410 h ��,i'I�,Y TIGARD, OREGON 97223 1. CALL TO ORDER 2. ROLL CALL 3. PLANNING COMMISSION COMMUNICATIONS 4. APPROVE MINUTES 5. PUBLIC HEARINGS 5.1 SUBDIVISION (SUB) 96- 0003 /PLANNED DEVELOPMENT REVIEW (PDR) 96 -0004 HILL STREET HOMES SUBDIVISION A request for the following development applications: 1.) Subdivision preliminary plat approval to divide an approximately 28,557 square foot parcel into 4 lots ranging between 1,917 square feet to 1,918 square feet; 2.) Planned Development Review to allow lot sizes less than the minimum required by the zone. LOCATION: (WCTM 2S1 2DB, Tax Lot 202). East of SW Ash Street, on the north side of SW Hill Street. ZONE: R -12 (Residential, 12 Units per acre). The R -12 zone allows single - family attached /detached residential units, multiple - family residential units, residential care facilities, mobile home parks and subdivision, public support services, family day care, home occupation, temporary use, residential fuel tank, and accessory structures. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.54, 18.80, 18.100, 18.102, 18.106, 18.108, 18.160, and 18.164. 5.2 APPEAL OF SITE DEVELOPMENT REVIEW (SDR) 96- 0007NARIANCE (VAR) 96 -0005 CARRIAGE HOUSE APARTMENTS The original request is for the following development applications: 1.) Site Development Review approval to allow the construction of a seven building, 84 unit multi - family apartment complex; and 2.) A Variance request to allow the provision of one access, whereas, the code requires two access drives for this development. The appeal specifically concerns alleged nuisances of lights, noise and reduction of property value. LOCATION: (WCTM 1S1 36CC, Tax Lots 200, 300 and 2200). South side of SW Pfaffle Street, east of SW Hall Boulevard, and west of SW Pacific Highway. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.56, 18.92, 18.100, 18.102, 18.106, 18.108, 18.114, 18.116, 18.120 and 18.164. ZONE: R -25 (Residential, 25 Units Per Acre). The R -25 zone allows single - family attached, single - family detached, duplex residential units, multiple - family residential units, residential care facilities, mobile home parks and subdivision, public support services, family day care, home occupation, temporary use, and accessory structures. 6. OTHER BUSINESS 7. ADJOURNMENT • • JIM ATWOOD 33 S.W. 3RD AVENUE PORTLAND, OREGON 97204 (503)248 -0000 May 1, 1996 Map 2S1 2DB, Tax Lot 202 City of Tigard Applicant's Statement Zoning Dimensional Requirements The site is zoned R-12 (PD) which does not have any minimum lot size requirement. Front yard: 15' minimum (20' to garage). A lot size of 3,050 has been used for density calculation only. Side yards: 5' minimum; additional condition is provision for maximum density landscape screening on east and west sides adjoining existing duplexes for buffer purposes with regard to existing duplexes east and west of the site pursuant to 18.100.070. Rear yard: 15 feet (may include `wetlands buffer" within Tract "A "). Maximum site coverage: 80 %. Minimum landscaped of natural vegetation area: 20% (may include `wetlands buffer" within Tract "A "). Additional Dimensional Requirements Minimum lot frontage: 15' for attached single family; proposed width of lots is from 22.12' to 22.13'. Lot depth: does not apply since there is no minimum lot size of the applicable zoning district. Maximum building height: 35'. Residential Density Calculation and Residential Density Transfer As submitted herewith. Residential Development Solar Access Requirements This development is exempt due to use of existing street. No new street is being created. Clear Vision Area Clear Vision area (except for the trunks of required street trees) will be maintained between three and eight feet in height at road/driveway intersections in accordance with Code Section 18.102. • • Street Trees The subject development will have 88.49' frontage on a public street (SW Hill Street). Three street trees must be planted at the time of construction. One near each end and one near the middle of the public street frontage for a spacing of approximately every 44'. Sensitive Lands The subject site contains up to but not more than the northerly 19,678 SF within the 100 year floodplain. Some of this area may be above the 100 year floodplain but included for purposes of density calculations. There is wetlands on the site, all of which is located within the above mentioned 19,678 SF. No development or other disturbance may occur within the above mentioned 19,678 SF. Narrative This is a proposal to subdivide a 28,557 square foot lot into four "rowhouse" (attached single family) lots between 1,917 and 1,918 square feet each and create Tract "A" which will encompass land within the 100 year floodplain and including wetlands and a development "buffer" of not less than 25 from the wetlands boundary as delineated by Woodward -Clyde Consultants, wetlands consultants. The application is also for a Planned Development. Consistent with a single family subdivision, the Building Envelope is delineated on Tentative Plan. The following findings are proposed for all applicable approval standards (18.80.120): 1. This proposal meets all the provisions of the land division provisions, Chapter 18.162, et seq. 2. The provisions of the following chapters are met by this proposal: a. 18.92, Density Computation and Limitations: At least 4.52 units are allowed on this site; only 4 units are proposed. b. 18.144, Accessory Structures: not applicable because none are proposed. c. 18.96, Additional Yard Area Requirements: this proposal meets all yard area requirements provided development takes place within the Building Envelope as shown on the Tentative Plan. d. 18.98, Building Height Limitations, Exceptions: not applicable. No exception(s) to building height limitations is proposed. e. 18.102, Visual Clearance Areas: clear vision area (except for the trunks of required street trees) are maintained between three and eight feet in height at road/driveway intersections in accordance with this chapter. • • f. 18.100, Landscaping and Screening: is met by virtue of planting of street trees approximately every 44' and buffer landscaping in accordance with 18.100.070 as shown on the Tentative Plan. g. 18.106, Off - street Parking and Loading Requirements: is met as each "rowhouse" shall have an attached garage set back at least 20' from the public right -of -way. h. 18.108, Access, Egress, and Circulation: not applicable as no new street is being created. i. 18.114, Signs: not applicable as no signs are required or proposed. 3. a. Criteria for relationship to the natural and physical environment are met because: (i) Since there are no trees to be cut, no street(s) to be built, or grading proposed (other than minimal excavation for foundations at the time of construction) this proposal preserves the existing trees (of which there are none), topography, and natural drainage to the greatest degree possible. (ii) No structures shall be located on the site in areas subject to ground slumping and sliding. (iii) There shall be at least 15' distance between on -site buildings and off-site buildings which shall provide for adequate light and air circulation and fire protection. (iv) It is not possible to orient structures with consideration for the sun and wind because the structures must be oriented with consideration to the existing street. (v) There are no trees with a six inch caliper at four feet in height on the site to be saved. b. Criteria for buffering, screening, and compatibility between adjoining uses are met because: (i) Buffering shall be provided between the attached single family on this site and existing duplexes on either side of the site in accordance with 18.100.070. (ii) The adequacy and extent of the buffer required under 18.100 is met because: (a) It provides a visual barrier. (b) It shall be wide and high enough to achieve the purpose. (c) It is in the direction from which buffering is needed. (d) The buffer shall be the maximum density mechanically possible. (e) The viewer (tenants in neighboring duplexes) are stationary. • • , (iii) There are no things as service areas, storage area, parking lots, or mechanical devices on rooftops which need screening. c. There are no non - residential structures which will abut residential structures as a result of this proposal. d. Each unit will shall have a patio, terrace, or porch of not less than 48 square feet in accordance the Tentative Plan. e. Shared outdoor recreation area is not applicable as this development is a detached single family development. £ Access and circulation does not apply as no new street is being constructed and the driveways must necessarily connect with the existing street (SW Hill). g. At least 82% of the site (Tract "A" consisting of 23,309 SF) will remain as open space. h. This site does not abut a public transportation route. I. No signs are proposed in this development. j. All parking and loading areas shall be generally laid out in accordance with the requirements set forth in Chapter 18.106. k. All drainage provisions shall be generally laid out in accordance with the requirements set forth in Chapter 18.84 and the criteria in the adopted 1981 master drainage plan. Neighborhood Meeting On October 27, 1995 the applicant notified all property owners within 250 feet and the appropriate CTT Facilitator of this proposal and held a neighborhood meeting on November 10, 1995 at Tigard City Hall in accordance with the Land Use Notification handout. Please do not hesitate to give me a call if you have any question(s). est regard r imA twoo 8 /Aims 1 • RESIDENTIAL DENSITY CALCULATION TAX LOT 202, MAP 2S1 2DB CITY OF TIGARD, OREGON TOTAL AREA: 28,557 S F LESS: SENSITIVE LANDS (FLOODPLAINV) 19678 SF REMAINING 8,879 SF DENSITY TRANSFER 25% OF SENSITIVE AREA 4920 SF 13,779 SF 13,779 SF DIVIDED BY 3,050 SF/UNIT= 4.52 ALLOWABLE UNITS. 4 UNITS REQUESTED WITH THIS APPLICATION. COMMUNITY NEWSNN►Ntn:�';r� C'E,i „, ' No ir PHONE (503) 684-0360 e TT 8576 P.O. BOX 370 ;.JUL r�) .1-19E, BEAVERTON, OREGON 97075 �. Legal Notice Advertising 11"i QF 1IGtil±u • • ❑ Tearsheet Notice d - «,,, .... • . 1 M r:GI MI�1' +i NKi iw AY w :. 'City of Tigard ❑ plicate A .... - - -� ; ... _�. ffidavit 13125 SW Hall Blvd. • Du 1,••' •• .1.: x'. ...p.11 ifik •:a .P 1 ,: •Tigard ,Oregon 97223 • The following whl be Considered by the Tigard Planning Commission on r ”" 6 1996;'at 7:30 P.M„ at the Tigard Civiolu jter • t t l Monda an ust? 51:: 1 ulevard,3T,gaicl;, eg Tigard p Y � Payable—Terry $O Accounts Pay t, d •' : ' a a on th i natte� r will� a f �� an vv riuen testimony is invited: `l'he publ • g • conductedhn accordance. with t r c ures of t he Planning Comm the Municipal Code, and rules ,and c u letter the some point prior is • VIT OF PUBLICATION '•`i'Failure to raise'an issue,in pe, , on' the request; AFFIDAVIT : 1 •close of the hearing, accompanied by statements or evidence sufficient to • ) ;! � satlowsthehearin ` gs authority'and all the parries to respond based on.that�issue. • STATE OF OREGON, r reclu an'appeal to.the 1:atldfUse Board of.Appea �� `' p be obta from the Planning Division at 13125 COUNTY OF WASHINGTON ) ss' •it �rFurther information iay. b Oregon ned fr or h Pla Calling g 639-4171: D s o t ' i,S.W: HallBlvd.;Tigard. , }, r, • r•,,,.,. ' ' , - 1 Kath Sn der that I am the Advertising , i `f ,�• ,• r ,; _�f -:• ,I r; ;1.i., I. I ; , t, • ; , . I ' duly sworn, depose and say _ , dv ; „ j�mes 1 ,r t' ; being first al clerk, of the Tlaa ORS 193.yi0 LI;PUBL 1NG ' ;?; 'AP • ;+; ,; `jt� 4 i� l;�'' a E st � � " "' � SixG j h ., AR PEA � ' ", , "" c�d'ia'�'' "O `l1.1,1; pflnCl in OR r •: '1' i ' ' ti umoki's ' FL, 1` , ! i t tti +' • Director, or his P defined in the 1 ; k. ' '- r i --0 I 1 .. • a newspaper of general "s` �' DEV E LO Pi\rT� ' (SDR) 96-0007/ , • t • ral irculation as , � -i VIE ( yti'�. d .,' ,; € ,I .�f- I�''" at a ` , ITE f • CE VAR i ''' - and 193.020; published c that the �i ;kj „Yik; V ARIAN E A RTMENTS c '' } ” nd _ - Pte PA • aforesaid county and state; t 1 • - • _ .. f i ,VI • 1 1 ! t �' Y >. CARRIAGE HOUSE applications: 1:) A.. eal of SDR96 -1 1 1 published in the develo mentapp • was The`original request.is for the roval to aglow the consw p., , of a, seven ; a entire is copy of which is hereto annexed, i S ite De ment Review app ent'com ;the construction o n ofa s er for nrtF successive and ve1 unit multi- family apartm„ �. e,code•requires two • entire issue of said newspaper ,.' budding, : x q appeal specifically concerns al-. , consecutive in the following issues: 4 uestto,allow the ro!tj$10nlof one aCCeS th noiseT a peal s p e i of .a y cone n all!. ! j , • •;, ,i..access drives for �s development. The app pfica e 25 ,1996 ;' ;1;Ieged nuisances.of lights,, 1S1 "36CC:�Tax Lots 200; 300 and 2200). South Ili July ,rsLOCATIONt ( St . {e side of S.W. rtaffle Street LE �REV ,REVIEW CRITERIA: ;C t' f i l i •ficfHi hway ;A , 18.92',A 8:100;;,18': ; ; ,irks w•,Pa Development ;Code.Cha rs 18 I . 1 2 . ! a�munity; ;D 116.18.120 and. 18. �, I � 7 18' 108;' 18, 14 w 18 .• ,,, � `' a o i1y at 4fi�^ 'i'+ X 18 106 * ► o• l Acre) �1R= 25zone;allows;: �e;fari fily`� • � � � � r �, , (R " gsii�entia1. �2 5.',U tfs�Pe ' +-� I� •:1 _.' h d . • 1 +eta "h�eii� singl 'family detached; dup h o ' . .:�... r .._.F,: a "S - 2 S t y t ^ , fi r ` r• • lee Mobile ho par an fore me th ►: U residential care futilit on tem= Subscribed and sworn to fe3i " ' ycare, home occupation, L �� } division, public support tvt � familydares:r y „,�r, ri:�. i , r l blic for Oregon p° y use, and accessory, stru ' ; • i ► a My Commission E p 1996..A , r �1,�13 ; 111 t stf• !.' t ,u , c �: ,. x fire ,. t , 'M.�t• " 't�,i'I� " 't ". • A :. T1:857 . 6 — Publish July , r P a AFFIDAVIT I CITY OF TIGARD PUBLIC HEARING NOTICE 1 NOTICE IS HEREBY GIVEN THAT THE TIGARD PLANNING COMMISSION, AT A MEETING ON MONDAY AUGUST 5. 1996 AT 7:30 PM, IN THE TOWN HALL OF THE TIGARD CIVIC CENTER, 13125 SW HALL BOULEVARD, TIGARD, OREGON 97223 WILL CONSIDER THE FOLLOWING APPLICATION: FILE NO: SUBDIVISION (SUB) 96 -0003 PLANNED DEVELOPMENT REVIEW (PDR) 95 -0004 FILE TITLE: HILL STREET HOMES SUBDIVISION APPLICANT: Jim Atwood OWNER: Same 33 SW 3rd Avenue Portland, OR 97204 REQUEST > A request for the following development applications: 1.) Subdivision preliminary plat approval to divide an approximately 28,557 square foot parcel into 4 lots ranging between 1,917 square feet to 1,918 square feet; 2.) Planned Development Review to allow lot sizes less than the minimum required by the zone. LOCATION: East of SW Ash Street, on the north side of SW Hill Street (WCTM 2S1 2DB, Tax Lot 202). APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.54, 18.80, 18.100, 18.102, 18.106, 18.108, 18.160 and 18.164. ZONE: R -12 (Residential, 12 Units per acre). The R -12 zone allows single - family attached /detached residential units, multiple - family residential units, residential care facilities, mobile home parks and subdivision, public support services, family day care, home occupation, temporary use, residential fuel tank, and accessory structures. THE PUBLIC HEARING ON THIS MATTER WILL BE CONDUCTED IN ACCORDANCE WITH THE RULES OF CHAPTER 18.32 OF THE COMMUNITY DEVELOPMENT CODE AND RULES OF PROCEDURE ADOPTED BY THE TIGARD CITY COUNCIL AND AVAILABLE AT CITY HALL, OR RULES OF PROCEDURE SET FORTH IN CHAPTER 18.30. ASSISTIVE LISTENING DEVICES ARE AVAILABLE FOR PERSONS WITH IMPAIRED HEARING. THE CITY WILL ALSO ENDEAVOR TO ARRANGE FOR QUALIFIED SIGN LANGUAGE INTERPRETERS AND QUALIFIED BILINGUAL INTERPRETERS UPON REQUEST. PLEASE CALL (503) 639 -4171, EXT. 320 (VOICE) OR (503) 684- 2772 (TDD - TELECOMMUNICATIONS DEVICES FOR THE DEAF) NO LESS THAN ONE WEEK PRIOR TO THE HEARING TO MAKE ARRANGEMENTS FOR SET -UP. SUB 96- 0003/PDR 96 -0004 HILL STREET HOMES SUBDIVISION NOTICE OF 8/5/96 P.C. PUBLIC HEARING ANYONE WISHING TO PRESENT WR ITTEN TESTIMONY ON THIS PROOSED ACTION MAY DO SO IN WRITING PRIOR TO OR AT THE PUBLIC HEARING. ORAL TESTIMONY MAY BE PRESENTED AT THE PUBLIC HEARING. AT THE PUBLIC HEARING, THE PLANNING COMMISSION WILL RECEIVE A STAFF REPORT PRESENTATION FROM THE CITY PLANNER; OPEN THE PUBLIC HEARING; AND INVITE BOTH ORAL AND WRITTEN TESTIMONY. THE PLANNING COMMISSION MAY CONTINUE THE PUBLIC HEARING TO ANOTHER MEETING TO OBTAIN ADDITIONAL INFORMATION, OR CLOSE THE PUBLIC HEARING AND TAKE ACTION ON THE APPLICATION. IF A PERSON SUBMITS EVIDENCE IN SUPPORT TO THE APPLICATION AFTER JULY 15, 1996, ANY PARTY IS ENTITLED TO REQUEST A CONTINUANCE OF THE HEARING. IF THERE IS NO CONTINUANCE GRANTED AT THE HEARING, ANY PARTICIPANT IN THE HEARING MAY REQUEST THAT THE RECORD REMAIN OPEN FOR AT LEAST SEVEN (7) DAYS AFTER THE HEARING. INCLUDED IN THIS NOTICE IS A LIST OF APPROVAL CRITERIA APPLICABLE TO THE REQUEST FROM THE TIGARD COMMUNITY DEVELOPMENT CODE AND THE TIGARD COMPREHENSIVE PLAN. APPROVAL OR DISAPPROVAL OF THE REQUEST BY THE COMMISSION WILL BE BASED UPON THESE CRITERIA AND THESE CRITERIA ONLY. AT THE HEARING IT IS IMPORTANT THAT COMMENTS RELATING TO THE REQUEST PERTAIN SPECIFICALLY TO THE APPLICABLE CRITERIA LISTED. FAILURE TO RAISE AN ISSUE IN PERSON OR BY LETTER ACCOMPANIED BY STATEMENTS OR EVIDENCE SUFFICIENT TO ALLOW THE HEARINGS AUTHORITY AND ALL PARTIES TO RESPOND, PRECLUDES AN APPEAL AND FAILURE TO SPECIFY THE CRITERION FROM THE COMMUNITY DEVELOPMENT CODE OR COMPREHENSIVE PLAN AT WHICH A COMMENT IS DIRECTED PRECLUDES AN APPEAL TO THE LAND USE BOARD OF APPEALS BASED ON THAT ISSUE. ALL DOCUMENTS AND APPLICABLE CRITERIA IN THE ABOVE -NOTED FILE ARE AVAILABLE FOR INSPECTION AT NO COST OR COPIES CAN BE OBTAINED FOR TWENTY -FIVE CENTS (250 PER PAGE, OR THE CURRENT RATE CHARGED FOR COPIES AT THE TIME OF THE REQUEST. AT LEAST SEVEN (7) DAYS PRIOR TO THE HEARING, A COPY OF THE STAFF REPORT WILL BE AVAILABLE FOR INSPECTION AT NO COST, OR A COPY CAN BE OBTAINED FOR TWENTY -FIVE CENTS (250 PER PAGE, OR THE CURRENT RATE CHARGED FOR COPIES AT THE TIME OF THE REQUEST. FOR FURTHER INFORMATION PLEASE CONTACT THE STAFF PLANNER MARK ROBERTS AT (503) 639 -4171, TIGARD CITY HALL, 13125 SW HALL BOULEVARD, TIGARD, OREGON 97223. orr 4 11 1 1 EL • • - 1,.# 0 • ♦f s# * ■ 0 . �t ►� �i ii `& 7/� . I I r SUB 96-0003 /PDR 96 -0004 HILL STREET HOMES SUBDIVISION NOTICE OF 8/5/96 P.C. PUBLIC HEARING . . MEMORANDUM CITY OF TIGARD, OREGON DATE: July 23, 1996 TO: Mark Roberts, Planning Division FROM: Brian Rager, Development Review Engineer RE: SUB 96- 0003 /PDR 96 -0004 Hill Street Homes Subdivision Description: The applicant requests subdivision approval to divide an approximately 28,557 square foot (sf) parcel into four lots ranging between 1,917 sf to 1,918 sf. The applicant proposes to preserve a tract of approximately 23,309 sf which contains an existing wetland area adjacent to Fanno Creek. The subject property is located east of SW Ash Street on the north side of SW Hill Street (WCTM 2S1 2DB, Tax Lot 202). Findings: 1. Streets: This site lies adjacent to SW Hill Street, which is a local residential street with full improvements except for sidewalk adjacent to this site. There is an existing curb and curb drop for a driveway; however, with development approval, the applicant will likely need to revise the curb and driveway arrangement. The applicant will be required to provide a concrete sidewalk as a part of this project. 2. Sanitary Sewer: There is an existing 8 -inch public sanitary sewer line located in SW Hill Street that has capacity to serve this project. The applicant's plans indicate that service laterals will be provided to each lot, thereby meeting City requirements. 3. Storm Drainage: The topography of this site slopes to the northeast away from Hill Street and toward a wetland area adjacent to Fanno Creek. As was stated previously, the applicant proposes to preserve the wetland area in a tract. ENGINEERING COMMENTS SUB 96 -0003 Hill Street Homes Subdivision PAGE 1 . • He also proposes to allow the roof and foundation drainage from each lot to discharge into the wetland area, which is an acceptable solution. Prior • to issuance of building permits, the applicant shall submit to the Engineering Department details of the drain lines and outfalls for the four lots. 4. Wetlands: A 25 -foot undisturbed buffer is required to be established adjacent to any wetland, per USA R &O 91-47. The applicant's plan indicates the new lot boundaries will be outside of the 25 -foot buffer. Therefore, the requirement is met. 5. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) (Resolution and Order No. 91-47, as amended by R &O 91 -75) which require the construction of on -site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. However, the R &O also provides for an exemption in cases where the site is small and installation of an on -site facility would preclude effective development. This site, in Staffs opinion, would meet that criteria because the developable area is small (the majority of the site is wetland) and the applicant is only proposing four lots. In order to place a facility on this site, a lot would likely have to be eliminated. Therefore, Staff recommends the applicant be required to pay the fee in -lieu of constructing a facility. The fee is equal to $ 180 per lot in this case because no new streets are being created. Therefore, the total fee for this project is $ 720, but it will be collected in $ 180 increments as each building permit is issued. 6. Grading and Erosion Control: USA R &O 91 -47 also regulates erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per R &O 91- 47, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. Recommendations: ENGINEERING COMMENTS SUB 96 -0003 Hill Street Homes Subdivision PAGE 2 • • THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF THE FINAL PLAT: Note: Unless otherwise noted, the staff contact for the following conditions will be Brian Rager, Engineering Department (639- 4171). 1. Prior to approval of the final plat, a Street Opening Permit will be required for this project to cover any removal and /or replacement of existing curb, along with installation of sidewalk and driveway aprons on SW Hill Street. This permit will also cover the sanitary sewer lateral extensions. The applicant will need to submit five (5) sets of the proposed public improvement plans for review and approval. NOTE: these plans are in addition to any drawings required by the Building Division and should only include information relevant to the public improvements. 2. Driveway cuts shall not be permitted within thirty feet of intersecting right -of- way lines nor within five feet of property lines. 3. The final plat shall indicate any necessary joint driveway easements that will be shared by the four lots. 4. Final Plat Application Submission Requirements: A. Three mylar copies of the subdivision plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. B. 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. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF BUILDING PERMITS: 5. Prior to issuance of building permits, the applicant shall provide the Engineering Department with a recorded mylar copy of the subdivision /partition plat. ENGINEERING COMMENTS SUB 96 -0003 Hill Street Homes Subdivision PAGE 3 • • 6. Prior to issuance of building permits, the applicant shall submit details of the proposed rain and foundation drain lines and outfalls to the Engineering • Department (Brian Rager) for review and approval. APPROVED: �• Greg Berry, Acting ity Engineer is \eng\brianr\sub96 -03. bdr ENGINEERING COMMENTS SUB 96 -0003 Hill Street Homes Subdivision PAGE 4 I jiht , JUN 03 1996 �!,L'��c I.E. • CITY OF TIGARD REQUEST FOR COMMENTS DATE: May 31. 1996 TO: Kelley Jennings. Tigard Police Dept. Crime Prevention Officer FROM: City of Tigard Planning Department STAFF CONTACT: William D'Andrea (x315) Phone: (503) 639 -4171 Fax: (503) 684 -7297 RE: SUBDIVISION (SUB) 96- 0003 /PLANNED DEVELOPMENT REVIEW (PDR) 96 -0004 > HILL STREET HOMES SUBDIVISION < A request for the following development applications: 1.) Subdivision preliminary plat approval to divide an approximately 28,557 square foot parcel into 4 lots ranging between 1,917 square feet to 1,918 square feet; 2.) Planned Development Review to allow lot sizes less than the minimum required by the zone. LOCATION: (WCTM 2S1 2DB, Tax Lot 202). East of SW Ash Street, on the north side of SW Hill Street. ZONE: R -12 (Residential, 12 Units per acre). The R -12 zone allows single - family attached /detached residential units, multiple - family residential units, residential care facilities, mobile home parks and subdivision, public support services, family day care, home occupation, temporary use, residential fuel tank, and accessory structures. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.54, 18.80, 18.100, 18.102, 18.106, 18.108, 18.160, and 18.164. Attached is the Site Plan, Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: Monday - June 10. 1996. 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 Department, 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. '' Written comments provided below: A) L� kz. _ , .� ' a /ice S ? • - '► o .kase provide the foaming information) Name of Person(s) Comme ting.• ' fir. 41 ,..I o I Phone Number(s): )( a Ply X 1 SUB 96 -0003 /PDR 96 -0004 HILL STREET HOMES SUBDIVISION PROPOSAUREQUEST FOR COMMENTS RECEIVED PLANNING 4 - --- • CITY OF TIGARD REQUEST FOR COMMENTS JUN 0 61996 DATE: May 31. 1996 TO: Lee Walker. USA/SWM Program FROM: City of Tigard Planning Department STAFF CONTACT: William D'Andrea (x315) Phone: (503) 639 -4171 Fax: (503) 684 -7297 RE: SUBDIVISION (SUB) 96 -0003 /PLANNED DEVELOPMENT REVIEW (PDR) 96 -0004 > HILL STREET HOMES SUBDIVISION Q A request for the following development applications: 1.) Subdivision preliminary plat approval to divide an approximately 28,557 square foot parcel into 4 lots ranging between 1,917 square feet to 1,918 square feet; 2.) Planned Development Review to allow lot sizes less than the minimum required by the zone. LOCATION: (WCTM 2S1 2DB, Tax Lot 202). East of SW Ash Street, on the north side of SW Hill Street. ZONE: R -12 (Residential, 12 Units per acre). The R -12 zone allows single - family attached /detached residential units, multiple - family residential units, residential care facilities, mobile home parks and subdivision, public support services, family day care, home occupation, temporary use, residential fuel tank, and accessory structures. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.54, 18.80, 18.100, 18.102, 18.106, 18.108, 18.160, and 18.164. Attached is the Site Plan, Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: Monday - June 10, 1996. 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 Department, 13125 SW Hall Boulevard, Tigard, OR 97223. -PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: I We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. Written comments provided below: 2.4c./ A. Ps oENci , 0141 b Gr IP ne t"..0 u Fa q4 tJI )4 0 T 4- kt d t s • ( (ease provide the fol owing information) Name of Person(s) Commenting: j I Phone Number(s): SUB 96 -0003 /PDR 96-0004 HILL STREET HOMES SUBDIVISION PROPOSAUREQUEST FOR COMMENTS 06/06/96 13:36 $503 526 2538 TV FIRE MARSHAL Z005/005 _ • R./ED PLANNING r JUN 0 7 1996 4 I * , % T,_� I CITY OF TIGARD REQUEST FOR COMMENTS ■ DATE: May 31. 1996 JUN 0 5 19 TO: Tualatin Valley Fire & Rescue FIRE Aut. s OFFI FROM City of Tigard Planning Department STAFF CONTACT: William D'Andrea (x315) Phone; (503) 6394171 Fax: (503) 684 -7297 RE: SUBDIVISION (SUB) 96- 0003 /PLANNED DEVELOPMENT REVIEW (PDR) 96 -0004 9 HILL STREET HOMES SUBDIVISION < A request for the following development applications: 1.) Subdivision prelimina •lat approval 9 P PP ) , p pproval to divide an approximately 28,557 square foot parcel into 4 lots ranging betwe- - 1,917 quare feet t,91) square feet; 2.) Planned Development Review to allow lot sizes less tha - - inimum required the zone. LOCATION: (WCTM 2S1 MB, Tax Lot 202). East of SW Ash Street, on the north side of SW Hill Street. ZONE: R -12 (Residential, 12 Units per acre). The R -12 zone allows single - family attached /detached residential units, multiple - family residential units, residential care facilities, mobile home parks and subdivision, public support services, family day care, home occupation, temporary use, residential fuel tank, and accessory structures. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.54, 18.80, 18.100, 18.102, 18.106, 18.108, 18.160, and 18.164. Attached is the Site Plan, Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: Money - June 10. 1996. 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 Department, 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. 7 Please refer to the enclosed letter. Written comments provided below: __ � ) r , • VrKir �� irFi 1-- 14 N L er F E.. P> ► c „, � c l 1 1-C ,I..5.,), / -� _ L< -4-t, c" c • 1 • : D: O • 3 1 2-- c.- - 4- " --.-' -. /C t 9,' td KV 6,-, Ga C-- fr1 / / a t/ ' Ai,' A ()-r— r ?MA J I e) ..-- C- , C) - 0/3 3 N. 4) r 5,i,) nr°,2 vv __ Y 4-1 J i . 1 -0 e L_xF c, 1,y(iy.v/p-vi71 I (se w r fie fo Zudang information) Name of Person(s) Commenting: t) tz(S1P1 tat Phone Number(s): 6 110 - ‘ - it - 1) 1 SUB 96 96-0004 HILL STREET HOMES Su9DIVISION PR ()DMA URE01 IFST FM* Crnu ickrrc • • RECEIVED PLANNING 1 1I JUN 0 71996 CITY OF TIGARD REQUEST FOR COMMENTS DATE: May 31. 1996 TO: David Scott. Building Official FROM: City of Tigard Planning Department STAFF CONTACT: William D'Andrea (x315) Phone: (503) 639 -4171 Fax: (503) 684 -7297 RE: SUBDIVISION (SUB) 96 -0003 /PLANNED DEVELOPMENT REVIEW (PDR) 96 - 0004 > HILL STREET HOMES SUBDIVISION < A request for the following development applications: 1.) Subdivision preliminary plat approval to divide an approximately 28,557 square foot parcel into 4 lots ranging between 1,917 square feet to 1,918 square feet; 2.) Planned Development Review to allow lot sizes less than the minimum required by the zone. LOCATION: (WCTM 2S1 2DB, Tax Lot 202). East of SW Ash Street, on the north side of SW Hill Street. ZONE: R -12 (Residential, 12 Units per acre). The R -12 zone allows single - family attached /detached residential units, multiple - family residential units, residential care facilities, mobile home parks and subdivision, public support services, family day care, home occupation, temporary use, residential fuel tank, and accessory structures. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.54, 18.80, 18.100, 18.102, 18.106, 18.108, 18.160, and 18.164. Attached is the Site Plan, Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: Monday - June 10. 1996. 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 Department, 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. Written comments provided below: �0�f nJ A+,''PAIA J j? l Is 144 / VI eW v a) e Ye IA IP IA � / •' ',ropiest j.44 /0.,,j /I .4j2,.1 2&o 14,/ Or'2.. ( thefo ffozvinginfornration) Name of Person(s) Commenting: #/ /_ I Phone Number(s): 71e SUB 96-0003/PDR 96-0004 HILL STREET HOMES SUBDIVISION PROPOSAL/REQUEST FOR COMMENTS • RECEIVED PLANNING JUN 0 71 i CITY OF TIGARD REQUEST FOR COMMENTS DATE: May 31. 1996 TO: Michael Miller. Operations Water Dept. Manager FROM: City of Tigard Planning Department STAFF CONTACT: William D'Andrea (x315) Phone: (503) 639 -4171 Fax: (503) 684 -7297 RE: SUBDIVISION (SUB) 96 -0003 /PLANNED DEVELOPMENT REVIEW (PDR) 96 - 0004 > HILL STREET HOMES SUBDIVISION Q A request for the following development applications: 1.) Subdivision preliminary plat approval to divide an approximately 28,557 square foot parcel into 4 lots ranging between 1,917 square feet to 1,918 square feet; 2.) Planned Development Review to allow lot sizes less than the minimum required by the zone. LOCATION: (WCTM 2S1 2DB, Tax Lot 202). East of SW Ash Street, on the north side of SW Hill Street. ZONE: R -12 (Residential, 12 Units per acre). The R -12 zone allows single - family attached /detached residential units, multiple - family residential units, residential care facilities, mobile home parks and subdivision, public support services, family day care, home occupation, temporary use, residential fuel tank, and accessory structures. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.54, 18.80, 18.100, 18.102, 18.106, 18.108, 18.160, and 18.164. Attached is the Site Plan, Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: Monday - June 10, 1996. 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 Department, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: X We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. Written comments provided below: 4 •, ('lease provide thefoQowing information) Name of Person(s) Commenting: / I Phone Number(s): k SUB 96 -0003 /PDR 96 -0004 HILL STREET HOMES SUBDIVISION PROPOSAL/REQUEST FOR COMMENTS • • RECEIVED PLANNING - ��,L � QI I I I` CITY OF TIGARD REQUEST FOR COMMENTS JUN 1 0 19 DATE: May 31. 1996 TO: Elaine Self. GTE Engineering Dept. FROM: City of Tigard Planning Department STAFF CONTACT: William D'Andrea (x315) Phone: (503) 639 -4171 Fax: (503) 684 -7297 RE: • SUBDIVISION (SUB) 96 -0003 /PLANNED DEVELOPMENT REVIEW (PDR) 96 - 0004 > HILL STREET HOMES SUBDIVISION Q A request for the following development applications: 1.) Subdivision preliminary plat approval to divide an approximately 28,557 square foot parcel into 4 lots ranging between 1,917 square feet to 1,918 square feet; 2.) Planned Development Review to allow lot sizes less than the minimum required by the zone. LOCATION: (WCTM 2S1 2DB, Tax Lot 202). East of SW Ash Street, on the north side of SW Hill Street. ZONE: R -12 (Residential, 12 Units per acre). The R -12 zone allows single - family attached /detached residential units, multiple - family residential units, residential care facilities, mobile home parks and subdivision, public support services, family day care, home occupation, temporary use, residential fuel tank, and accessory structures. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.54, 18.80, 18.100, 18.102, 18.106, 18.108, 18.160, and 18.164. Attached is the Site Plan, Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: Monday - June 10. 1996. 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 Department, 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. Written comments provided below: lP&isepravid e tfiefortowing information) Name of Person(s) Commenting: I Phone Number(s): SUB 96-0003 /PDR 96-0004 HILL STREET HOMES SUBDIVISION PROPOSAUREQUEST FOR COMMENTS • • • . _... .. .,- -.-_,.. . . . . .. . .... — . 1 • : ..;,,-: '4 : i - ..'.;';: . • - :.: ; !J, f . •.' • ' : ...:• . ' • : .:•• : 4- E C. 2 , , . •: . ' / \Irettl . . . \ 1 -,7 ."‘ si 1 • . 0 . e• C. 7 '‘'). • I , •.::: ':: 0 • C (. 7 ' . ‘, 11...,_ •t S l b , \C :e ) i 1: 1 16 %,, ' * ) '. .) C NIA1 • 1 , \ \ 7 ...1 F \\N ; la 1 1 7 • r ‘,-) \ N \ ii. \ r --,,./.........„ x ‘ \ Ali -...... . ‘1.T.:192\ , • .• • . , •- ....o. .. :. , \7 , BR. ( 0 \ . c • • c.a. c :::;!4!:;:i:;.. . - 0 .. -......., • . 0 . . . 47 ` 5 1/2 , % 4 4 5# N \;\ tn, ) .-... • . . .,. .. ; . . .. .. - • - .._ . .. I. ' 6 1 ail ' - .• -- .?:.' • L . . • \ . • C3 -A : • - \ . 6. _ -t,- 0 . .: , i; . f. .„..,.............--- • • t • el • . 4 4,2: \td:p\fr%0SIS : , 1 ':. • ../\ . 1 • -...."'"---.----- 4- + , N N. . . ,i) ■ , ,.....„ .. ,......••- ._, 7, , e . „it „ j , j _____. •...___. . 4 41. ( . . '-'''■' . 2 • *le r ; , " ' ..44 0 .. . , . 1 \ 1.* 4.H ) .. ------- -.- --- 0 E1( - 11111111 ' • • 142.1 X ' • :i• i ' 1 ' • .• ; i - ,,- . - - • • .: s. • . • . - 4- .. \ / . 'L- tA -..,,-4----... -•._ _ __ /4: e -__-- L left: 3.3 • : -. -...._. 4 .,... : „ .... „ ,. .... ,,,..,.... :.:.,t, • \ ; .• .e. .4: I WO • Cj N 'N....._ •._, \ . . • • 141. * IQ? q6 / , 1 .).. „,,.___ .. \ \...: • / 4 ,, $162 p,„,„„ AIL 4 ...„‘ ., ,,,,, \ , \ \ ...,. •. \ , , . . . . . .. 139.6 • N N\ ....._._ _ .? ,r• \ \ Ad 4 . 11. 11 .. -, \ \ --------,,, • X / 1 ,i, lliiii. --.. . \ 0 • , ,. .. ------, , N . , \ --.) ., .. , .. • ------, --',)' ,,..,., ''.------.,,,‘ - - 1 1.111;11 i m r r i > .. .. .. . ..... ... _X - ' --) __ -- . - - • _ . 411. C 410 vp-40...sa. \ -----. / ■..,......._ _ ,...,- 1b7 :1111P4 . 7) 4 rel .. id-4 i* --, 154.4 • \ \ ',/,- -'', Pi _ WPM _ .--...,............._ -0. .------------\ , ....„,..------____,.. N •\ \ PLAT BOOK PAGE RECORDED AS DOCUMENT NO. CREEK ilomEs DUCK A REPLAT OF A PORTION OF LOT 7, BURNHAM TRACT IN THE S.E. 1/4 SECTION 2, T.2S., R.1W., W.M., CITY OF TIGARD, WASHINGTON COUNTY, OREGON APRIL 15, 1997 SCALE 1"=30' PLANNING FILE NO. SUB 96 -0003 SHEET 2 OF 2 PLAT RESTRICTIONS DECLARATION: SURVEYORS CERTIFICATE: APPROVALS: 1 1. THIS PLAT IS SUBJECT TO THE CONDITIONS OF CITY OF TIGARD KNOW ALL PEOPLE BY THESE PRESENTS THAT JA ATWOOD CORPORATION, I, JOHN V. THATCHER, HEREBY CERTIFY THAT I HAVE CORRECTLY APPROVED THIS _i_5__ SAY OF 3 t 199 PLANNING FILE SUB 96 -0003. AN OREGON CORPORATION, AND THE OWNER OF THE LAND REPRESENTED SURVEYED AND MARKED WITH PROPER MONUMENTS, THE LAND / ON THE ANNEXED MAP, AND MORE PARTICULARLY DESCRIBED IN THE REPRESENTED ON THE ATTACHED MAP OF DUCK CREEK HOMES, THE BY: ��v ` _ / ..,.4. 2. THIS PLAT IS SUBJECT TO DECLARATION OF CONDITIONS, ACCOMPANYING SURVEYOR'S CERTIFICATE, DOES HEREBY DECLARE THE BOUNDARIES BEING DESCRIBED AS FOLLOWS: CITY OF TIGARD COMMUNITY D f E OPMENT DIRECTOR COVENANTS, RESTRICTIONS AND MAINTENANCE AGREEMENT ANNEXED MAP TO BE A CORRECT MAP OF THE SUBDIVISION PLAT OF SAID RECORDED IN FEE NO. 97 , WASHINGTON PROPERTY AND HAS CAUSED THIS SUBDIVISION PLAT TO BE PREPARED A TRACT OF LAND IN PART OF LOT 7, BURNHAM TRACT, IN THE S.E. COUNTY DEED RECORDS. AND THE PROPERTY SUBDIVIDED INTO LOTS AND TRACT A AS SHOWN IN 1/4 OF SECTION 2, T.2S, R.1W., W.M., CITY OF TIGARD, �'' ), ACCORDANCE WITH THE PROVISIONS OF CHAPTER 92 OF OREGON REVISED WASHINGTON COUNTY, OREGON, BEING MOPE PARTICULARLY DESCRIBED APPROVED THIS 1 5 _DAY OF J ` , 1991_ 3. AN UNDIVIDED ONE — FOURTH (1/4) INTEREST IN TRACT "A" STATUTES. AN UNDIVIDED ONE — FOURTH (1/4) INTEREST IN TRACT "A" AS FOLLOWS: -�¢ O IS ATTACHED TO EACH OF THE FOUR LOTS IN DUCK CREEK IS ATTACHED TO EACH OF LOTS 1, 2, 3, AND 4. BY: lJ • 1 U - `G HOMES. MAINTENANCE OF TRACT "A" IS SUBJECT TO THE BEGINNING AT THE INITIAL POINT, SAID POINT BEING A FOUND 5/8 CITY OF GARD CITY ENGINEER TERMS AND PROVISIONS OF DECLARATION OF CONDITIONS, INCH IRON ROD W/ RED PLASTIC CAP SCR "CENTERLINE CONCEPTS INC.', COVENANTS, RESTRICTIONS AND MAINTENANCE AGREEMENT. ON THE NORTHEASTERLY RIGHT OF WAY LINE OF S.W. HILL STREET, SAID POINT BEARING S 42'05'00" W 702. 83 FEET AND N 44'34'06" W 209.49 APPROVED THIS ____DAY OF _ __, 199_ FEET FROM A ONE —INCH IRON PIPE MARKING THE NORTHEAST CORNER OF WASHINGTON COUNTY SURVEYOR Q,4 LOT 7, BURNHAM TRACT; THENCE, ON THE BOUNDARY LINES OF THAT TRACT OF LAND DESCRIBED IN WARRANT DEED RECORDED FEBRUARY JIM ATWOOD 24, 1976 IN BOOK 1070, PAGE 1, WASHINGTON COUNTY DEED BY. PRESIDENT RECORDS THROUGH THE FOLLOWING BEARINGS AND DISTANCES: JA ATWOOD CORPORATION N 42'01'52" E 125.00 FEET TO THE MOST EASTERLY CORNER OF THE TRACT OF LAND DESCRIBED IN FEE NO. 96- 057436, WASHINGTON APPROVED THIS ____DAY OF __, 199_ COUNTY DEED RECORDS; TI ,ENCE, N 44'3406" W 120.20 FEET DIRECTOR OF ASSESSMENT AND TAXATION ON THE NORTHEASTERLY LINE OF SAID FEE NO. 96- 057436 TO THE (WASHINGTON COUNTY ASSESSOR) NORTHWESTERLY LINE OF SAID LOT 7, BURNHAM TRACT; THENCE, N 42'01'52" E 109.39 FEET ON SAID LINE; THENCE, LEAVING BY: SAID LINE, S 44'34'06" E 112.77 FEET TO THE CENTER LINE OF FANNO CREEK; THENCE, ON SAID CEN TER LINE, S 63'48'06" W ACKNOWLEDGEMENT: 18.50 FEET, THENCE S 02'38'07" W 40.00 FEET, THENCE S 27'31'53" E ATTEST THIS ____DAY OF ___ _, 199_ 73.15 FEET; THENCE, LEAVING SAID CREEK CENTER LINE, DIRECTOR OF ASSESSMENT AND TAXATION STATE OF OREGON S 42'01'52" W 165.93 FEET TO THE NORTHEASTERLY RIGHT OF WAY EX— OFFICIO COUNTY CLERK SS COUNTY OF CLACKAMAS LINE OF S.W. HILL STREET; THENCE, N 44'34'06" W 79.80 KNOW ALL PEOPLE BY THESE PRESENTS, ON THIS � D AY OF FEET ON SAID RIGHT OF WAY LINE TO THE ?OINT OF BEGINNING AND BY: ter;.____ -, 1997, BEFORE ME A NOTARY PUBLIC IN AND FOR SAID INITIAL POINT. DEPUTY _ SAID STATE AND COUNTY, PERSONALLY APPEARED JIM ATWOOD, WHO SAID TRACT OF LAND CONTAINS 27,080 SGUARE FEET MORE OR LESS. BEING DULY SWORN, DID SAY THAT HE IS THE PRESIDENT OF JA ATWOOD STATE OF OREGON SS CORPORATION, AN OREGON CORPORATION, AND THAT HE EXECUTED SAID COUNTY OF WASHINGTON INSTRUMENT FREELY • D 0 UNTARILY. I DO HEREBY CERTIFY THAT THIS SUBDIVISION PLAT WAS — RECEIVED FOR RECORD ON THIS ____SAY OF _, 19_ _ __, y ____ _ AT O'CLOCK _.M., AND RECORDED IN THE NO ARY PUBLIC FO' E STATE OF OREGON COUNTY CLERK RECORDS. MY COMMISSION EXPIRES: 1k- Q 1 --- BY: DEPUTY COUNTY CLERK ss OFFICIAL U SEAL STATE OF OREGON SS ` '.0 NARY PUBLIC 0N COUNTY OF WASHINGTON COMMISSION N0.30021300218 MY COMMISSION EXPIRES APR 18, 2001 I DO HEREBY CERTIFY THAT THIS TRACING IS A COPY CERTIFIED TO ME, BY THE SURVEYOR OF THIS SUBDIVISION PLAT, TO BE A TRUE AND EXACT c� COPY OF THE ORIGINAL, AND THAT IT WAS RECORDED ON THE __DAY SIGNED ON: TU /997 OF ___ . 19 , AT _ O'CLOCK __M, AND RECORDED IN THE COUNTY CLERK RECORDS. REGISTERED BY: PROFESSIONAL DEPUTY COUNTY CLERK LAND SURVEYOR q ...-4„ v (--- rdiA) JOHN V. TH ATCHER 2681 VALID THROUGH JUNE 30, 1998 I HEREBY CERTIFY, THIS IS A TRUE AND EXACT COPY OF THE ORIGINAL SUBDIVISION PLAT 111 Centerline Concepts Inc. 640 82ND DRIVE GLADSTONE, OREGON 97027 503 650 -0188 FAX 503 650 -0189 DRAWN BY:BTA CHECKED BY: JVT ACCOUNT # 675 -04 M: \BND \ATWOOD \ATWDSB - -- - --.�.� ‹1h 90 FD STANDARD USC&GS BRASS DISC PLAT BOOK PAGE IN SIDEWALK AT NORTH END OF HWY 99W BRIDGE OVER RAILROAD TRACKS, / FD 5/8 "IR W /YPC GEODETIC STATION "TIGARD" / FADED, UNREADABLE RECORDED AS DOCUMENT NO. SURVEY GC-14-400 N 44'34'06" W 4.71' GA/�D / SN 16,039 / ' / C � .4<<‘ 4 D ucK. i o.\ �9 A REPLAT OF A PORTION 1 946 „ s I C Y 9 9 A, OF LOT 7, BURNHAM TRACT IN THE � '� N ,�0 � V � �° `. S.E. 1/4 SECTION 2, T.2S., R.1 W., W. M •, 5C36-'-. CITY OF TIGARD, WASHINGTON COUNTY, ORE GON 4 — F . APRIL 15, 1997 SCALE 1"=30' (, PLANNING FILE NO. SUB 96 -0003 P o , �ti SHEET 1 OF 2 0� t ' �> >. I. S 1a /1/ 4. 7,; <cc,', 0 P <v Ix A A Cn C� ( �` d ye. Q \ 5 Oo 0 r 'o q qF 6 o s F � � c,2 ° o LEGEND: G gp 0 ÷ "Ks‘ !y a F� '�� `S �2 �p 0 SET 5/8 "x30" IRON ROD W /RED PLASTIC $ 4- p � � 6 ' � �' i' 9 CAP SCRIBED "CENTERLINE CONCEPTS INC." �� ,� Q � h• 9p �\ ON APRIL 15, 1997. � G � CENTER LINE O3 6 FOUND AND HELD 5/8" IRON ROD W /RED PLASTIC 0 'N) FANNO CREEK 0' �� PER SURVEY 16,039 CAP SCRIBED "CENTERLINE CONCEPTS INC." FROM SN 26743 ��- VI FOUND 5/8" IRON ROD W /YELLOW PLASTIC �,�� Ley CAP SCRIBED "LDC, INC. PLS 2008" / ? /� FROM SN 23,458 �c<F / / FOUND MONUMENT AS NOTED \ / N p / \ 96 \ 0 j - IR = IRON ROD IP = IRON PIPE FD =FOUND / <to• s ,� Ls \ 04/3 S.F. = SQUARE FEET / HELD W�`YPC =WITH YELLOW PLASTIC CAF FD 1 "IP _ _ N E. CORNER LOT 7 VW =RIGHT OF WAY • �L �� / �`' '� NR BURNHAM TRACT SN = SURVEY NUMBER S p, O• s� R �� / — - - -\ WASHINGTON COUNTY SURVEY RECORDS \V\ r • > 0�`9 j9, • FD 5/8 "IR W /YPC i' n<;) \ / u�, SUMMERS PLS 1042" 1 • <o N 6 5' 13' 3 9" E 21.0 4' \ / � �6 � O c,� • > , _ SN 16.039 1 • t� �F 6�5 X 22 � �.� \ � 4/ '''Cl 00' . h F F �' Q �� Q �� ,r • '`� N p � vP �� P4` V ff' Q � O ( t � � 'I Cel 02, \ x �`� \ L o ,\(') � S. p p `9 9 O ' 7 S s ue. �ti Q `��ti � Q � � `�6 o r s� BASIS OF BEARINGS AND BOUNDARY �L fi � � o � `' � P '`' � y �� ° ,�`L DETERMINATION PER SN 26743 `�, p � L Q` �0 0 / � , 9 ° /.> tx 1 ° v/ , , (1 • 2 4 � S'`0�h SIGNED T ON: TaL- 1I 2 , /99 7 �/�� \ + �^ .q- Q REGISTERED ti �� < / ')14/ [ WURVEYyR y � � �s ., : ' 2 1.... 9 6 , '\0 v • K r - - 1J 0 -T, <'0,, `SS A o` JULY f 2EG�N .I J ' D o � ti JOHN V VALID THROUGH JUNE 30, 1998 0 , x I HEREBY CERTIFY, THIS IS A TRUE AND EXACT COPY A O S OF THE ORIGINAL SUBDIVISION PLAT - \ I 41 JP\ C1- � Centerline Concepts Inc. � . D �> CH ELSEA HILL N0.2 640 82ND DRIVE GLADSTONE, OREGON 97027 C). C) • 503 650 -0188 FAX 503 650 -0189 DRAWN BY:BTA CHECKED BY: JVT ACCOUNT # 675 -04 _____ 1,4: 'Nt),ATWQfD - -..,._® . :- .r-- , r • 1 • • } FD 5/8'IR O EL 148 45 - • PLANNING DATA 4.S‘ 3r OWNER /DEVELOPER 0 ,000‘...... S O �Q JIM ATWOOD p' I 33 S.W. THIRD AVENUE F 7� PORTLAND, OR 97204 S TENTATIVE P L A N (503)248 -0000 PLANNER /ENGINEER _ ' . HILL T DI LORETO AND ASSOCIATES • / <' \ !/� S R E E T HOMES 3736 SE 70TH PORTLAND, OREGON 97206 9) T .� -> ■ 771 -8475 cL"� . � ) SURVEYOR CENTERLINE CONCEPTS INC U R N H A M, T R A C T S E C 640 82ND DRIVE GLADSTONE, OR 97027 ......., (503)6 (503)650 - 0188 Co WETLAND CONSULTANTS ` � 9Z � +D O' S % WOO S.W. COLUMBIA, SUITE L 990 TS ` TRACT "A" 1 ��0 P '- ORTLAND, OREGON 97201 ` AREA= 23,309 S F. f N (503)222 -7200 S \ 6, 3 CURRENT ZONE R -12 s A TOTAL AREA: 28,557 S F. .gy 35 O $ EXISTING USE: VACANT + � 4 AS PROPOSED USE SINGLE FAMILY ATTACHED DWELLINGS d- P •` F 0 BENCH MARK CITY OF TIGARD 8M #167 ELEV 157 95 1x� I cn BRASS DISK AT INTERSECTION OF MAIN WETLA BOUNDARY I CENTER LINE STREET AND TIGARD STREET 6 Alb, FANNO CREEK CONTOUR INTERVAL. 1 FOOT ,\`1h TAX LOT 204 �� _ i ! AREA OF FLOOD PLAIN = 19,678 S.F / o• o .a moo gyp? \ `SW ,, ' gyp, �, °� EXISTING su ss \ ' . -, :; 1\r DUPLEX ' F '9 Os 1 TAX LOT 203 ao FOOT CONTOUR INTERVAL / F L000 PLAIN -� . , • ti ° ° 145 ELEV. 146.50 � �, SCALE 1"=20' , \ , J _ - e \ UNDARY 1 gyp - -FLOOD PLAIN AREA // • k ��0 - AREA = 19,678 S.F. •ti�� QP� � 93 6 o 0 `1• �� _ / \ ' / ' C1,re19 1 ; 0 '° � -i. �� / ° 1 . o• T -AND NOTES: �h EXISTING � 0. -- HORIZONTAL CONTROL FROM THE PLAT Off' DUPLEX � BURNHAM TRACTS, WASHINGTON COUNTY SURVEY S _ RECORDS. ;' S r v -- VERTICAL CONTROL FROM qTY OF TIGARD • 4, BENCHMARK NO. 187. A 3 INCH DISK AT THE AA + � j f 5 /+note INTERSECTION OF MAIN STREET AND TIGARD STREET; \( FD • St,�► + � + ELEVATION 157.95 NGVD 1929. �' �� S te; • 4j �"� - -SITE IS EXEMPT FROM SOLAR ACCESS REQUIREMENTS DUE TO EXISTING STREET ORIENTATION. F � �R� e, / O � s �9�e� O• -- PROPQSED STREET TR EES SH ALL BE MINIMUM TWO S1 6 � . � ,� E� X40 INgi CALIPER, FOUR FEET ABOVE GRADE. • • 140 t 40 -- PROPOSED S IDE WA LK TO BE CONSTRUCTED AT TIME ,c� o � s o• ' / N O P/ • - � OF BUIL CON STRUCTION. 0/>, J` s P� � � ,4) F BUFFER TOO REMAIN UNDISTURBED. SENSITIVE LANDS PLUS � Q O� tit � � ' •- -- ALTERNATE APPROVED PLAN: CONSTRUCT TWO \ ,�� STRUCTURES OF TWO ATTACHED SINGLE FAMILY UNITS 9 EACH WITH FIVE FOOT MINIMUM SETBACKS FROM AP WI THE TOP OF CURB \l0 P s t..‹ t < h� 145 COMMON PROPERTY UNE BETWEEN LOT 2 AND LOT 3. _ ELEV 159 14 ti 'y - -EACH UNIT SHALL HAVE A PATIO. TERRACE, OR PORCH �� ' c F •ti #1 ) c, OF NOT I,ESS THAN 48 SQUARE FEET, DESIGNED TO PROVIDE LEGEND ?� ti IA • � , AS MUCH PRIVACY AS POSSIBLE. \ �` � � ' �O '� AV PLAIN I 0 TELEPHONE RISER \ \ � F` � s + .,: ' ELEV. 146.50 ` m ELECTRIC VAULT \ •�'`9, \ O ' $ ,41$# <, ` a 0 ® TELEVISION RISER \ ' D • '• ip h ELECT RRISER , 'Q PROPOSED --0—. SIGN POST SIDEWALK \ \ \ " � r ' \ , O SANITARY MANHOLE ' MAXIMUM DENSITY LANDSCAPE � . `� � ? 1 , �� J GRADING PLAN: SCREENING FOR BUFFER 2' • STRUCTURES TO BE CONSTRUCTED AT EXISTING `� \ � �: 150 LOTS THRO GR ADES WITH MINIMUM ALLOWABLE EXCAVATION ■ ' �►5>•!� PURPOSES, I E ARBORVITAE 11,... . � TOTAL AREA =7670 S F. FOR FOUNDATION FOOTINGS. HEDGE PER CITY CODE \ .\. -4P 155 � 18 100 070 C. , \ / �; PROPOSED STREET TREES 1 ! ,o' ` • A EXISTING o,? <, ' i ` r 4 J ' Fa 57-e" DUPLEX J logy � � / FD BENCHMARK O O \ 1- - - E4 15975 SIGNED ON: RIM E = =154 05 159.70 TQP OF _cU..R , ° p ELEV. - 159.66 -- CHANGES PER JIM ATWOOD. 4- 30 -96, BTA. r PROFESSIONAL . LAND SURVEYOR TENTATIVE PLAN LOT 7 BURNHAM TRACTS S.E. 1 /4.SEC. 2,T.2S.,R.1W.,W.M. CITY OF TIGARD Y �� WASHINGTON COUNTY, OREGON - li il _ • ( JOHN V. THATCHER OCTOBER 18, 1998 .- Centerline Concepts Inc. 2681 DRAWN BY: SBM' CHECKED BY: JVT M:\BND\ATWOOD\ATWOODPL RENEWAL ON DECEMBER 31, 1994 640 82nd drive Gladstone, Oregon 97927 ,.... SCA 1 "20� ACCOUNT ;' 150-1599 503 650 -0188 fax 503 650 -0189 f SUB B 96 -0003 /PDR 96 -0004 -- - • - HILL STREET HOMES SUBDIVISION I• • 4)11- A s feoli cc i • :.,.. _ , 1 Tcfb . . PI, .v k , plo,,,, ••,, . ...: • • &og& ..4 t3 . . . • • __,........., •. . , . ,, • , . , ........, . • :•;•• ,.. . •• . . ... .... • . . . • • .- .. . , .. - / • N t ' / . • • - • • • ;-...-....\.: -.1•:-...."..- -•••• -..... • • ---.--..... -'-'-`- '''." • ----- , 1.---.-- • -7"""7"........ """" ."'"'". --- : s ' :. '. ',.. ..." 24.; 5.7 ..,. 17 ,, . ,. -- -- 1 - 77„.n' . ' ..-- -. • . • -.-.; 7 :'..22:57 --1 . . . . .'. ,..., . . .. ... .....:. . . . . ''''• 4,c1 • .....- I • 7 - - . . . .-• • • ...x •-,,,.. • 1 (2 . - .. . . sim111111117 . ... . . . •t- , • MIN • ,, , • , —i-- la. . 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'• :22.57 • _......__ 4 . on': '7' • • • , ____....: 1 74Mr',,51°341'Ot!' • IT f . ! : '42....:,----=•'' I \ I , / I \ i I I r i , • . 1 . • - . \.,. i 1 . , \ ......... " ....„.....s.....„....„."_„:„..„........i___J. — ...,' ..._,.......,...., ..7..i.,......'-\ :...1.1....:71.:.::::::::!.::::71.p.,:t."--- -I \ '. ' .i... i • / 1 i i . i .is-0 . 1 • . • • , A o . 1 , i i 1 .-- - I 1• I . , I I . I 1 I I p... 1 I I 1 c,"•0 i i ! 1 I I •-. 4-.• 60 sAkj c) • • j t .. i . „../.• • I % . ... I i' • ! . 1 I . • ...• . ,./ -/ I i I i , • _•/ I . , i I 1 (-) 1 T - ....v .,.. ..„ ...,,,>, 7 ,I ;;,..• .... - 4 . . v 7• 'P� (0 - � �� ` *0 "4. • / .‘1.. • . , e .6\ / 4 � ' t � \ '� . / '�� \ B U R. N H A M T R A C T v-10 -...D \ '5 8 06 -5• Q TRACT "A" 1 S 6 \ AREA =21,666 S.F I 1 I I � �. $ o -- ., / N �� I - 1MEILAND BOUNDARY —/ 1 z • CENTER LINE FAX LOT 204 I FANNO CREEK • . \ . co • / _>_ ______ _ > :/-— ... - 4/h.. 0 . �S u4 .. O 9 • 4 / _...--______ _ .— � LOT 203 FLOOD PLAIN \ tJ 7 \—_------• --,► ELEV. 1 46. 50 / ,,, � �o \ _f, >ss FLEOC . 4 ,,,., ,, :7/ / ` Y . / s EXISTING * WE'1LAND \,),, <4., DUPLEX ,�/ •�_' . ' BOUNDARY / c) tiRi ,k, \ _______ „.‘ Acb / 11, A,-, or ...... ....,.. ,i, \ \ .,\::), „ t ,,., ,, \ .,,, tx ,,,,,... 6 <„,,.,_ \\ Ai �cp'. )\„,,,k,,,,,,, 140 140 or / tx 4! \ Il c..;' TOP OF C.uRB \�� 42.' , E LEV. 15G.14�,�° i o, p�` 0rp� '� �� ,•, • S 145 * A / •• .� FLOOD PLAIN ../. ' / \ .� /1.1 \ �� • ELEV. 146.50 H 1 c \ , .4- (.1" FV2--i 8 .t --: _ a .*- lk>. a.- c) 4- x sz c ' ' PROPnSED IGEWALK / . •1' 15'. .,1! Z ,..ii �\ %/ �''� ' EXISTING � 0 �r�- r � � IL • / . \ •s • 7 ra+. DUPL Z rn �l , 2 T ` 'j' \ f ' pO �1 // � 'P x \ x _ I9 " 2 O • .' °`;• Vs / \ LOTS 1 • ',OILGH :4 C � a nn `/ ` ' ` ; , \ 0 9 < �. TOTAL • r A' =68R3 S.F.• O �l m 54.70 ,.._/ �. ^ G N V° \ I.E. = 154.05 RIM EL V 1 TOP OF CURB m ► 0 el, CS - f.LEV. 159 66 • 4::::2 ...._ 7 ‘..\ ,/ \ \ \ � ,, & d 1 .... .^ FD 6, M .R 0 EL. 145.45 �a /' 0 09 ----1 \<<\ 7 TOPOGRAPHIC, SUR\/FY .. 4 1 \ 1 LOT 7 E3URNHAM TRACTS (ti ` ›, D , C� • 1 .\ .7( . - \ ;9. etj 0 ti \ LO r 1 NI .,\0 \ AREA =16826 S.F. f o .S \ 1 - o ■ S X' 4 M � o I v) 'S \ i - \, v 9. VO / l01 4 .-S / t 't- 4' N \s<O — 1TLAND BOUI�QARY — ' ss. 0 150 1 FOOr CONTOUR iNFERVAL 1 \ " �� SCALE 1 „ -20' \ � N FLOOD PLAIN --r--\ ' \--\ � �� tr ELEV. 14fi.50 4-1/(1, \ S \ S. � \ N , ./. A,L--i.) • F � _ _ __=,� y 155 ' \� bP. \\ .� . N01ES: N. \ F -- HORIZONTAL CONTROL FROM 11-1E PLAT OF J _____� `�' BURNHAM TRACTS, s,VASHING TON COUNTY SURVEY r ( RECORDS. �i�` `� ` -- VER TICAL CONTROL FROM CITY OF TiGARD y :on. �`� i ` BENCHMARK NO. 161, A 3 INCH DISK AT THE • b� (y iNIERSFCI?CihlN OF MA;N 51TtEET AND 11GARD STREET; �-: ! �f �� , 5 e t1 ELEA/A`10N a 157.95 NGVD 1929. ,c0 i dt k .11,k 4 1 ‘. "\\ '74 ,S \'4 \ \ 0 FD S , x(3. 0 , \ EL. 14C / \, J e.,,,.\ 14 � � ti �`�� 140 140 �� k P si' t ' • • ! ,,...,„ Cy ror . , „, , „ ® - 0 r 0 \ \ 4. \\ . l TOP OF CURB L rq§ 4,..`• / CI 76\ il ----.: v 49 V ,Pe , ELEV. 159 14 -�� • \ , ,.,C f \ � f /FL:ODPLN \ �`� / , ' \ S , ELEV. 148.50 __ _ doo -..... I, 1 ,. . 4 \\. ..,./F . -:. „....-:- \\ ( \ e ;-----. ,si S,s� 4 c I 1 S 150 e't '''- 7 V `' `�� / \ '' 155 X V ;-.1 (C)C) Al, i / 7 \) ‘ ■-- • ebti c .7 //,:._ \N, ,„ /. /`- ,>\''' \ ,r - ss � PD 5/5'1R EL. 158 E4 1 ' te -\ SANITARY MANFiCCE I: 7 ti F ®;t5 APK o 4 � _ (f - -- REVISED LOT LINES, ADDED FOOIP tIN TS, PER J A1"�1�OOD 7-30-05, 13 TA. . TOP OF CURB - SIGNED ON: -'- . - -LOT LINES ADDED PER J. Amoco 7/11/95 . ELEV. 159.66 ( -� .� _ - . ..._.�. _ .-- - - - -- - - a 6 LAi4D SURVEYOR TOPOGRAPHIC SURVEY LOT 7 BURNHAM TRACTS �' re S.E. i 2, . CITY OF 11GARD _ ' WASHINGTON COUNTY, OREGON III tom JOHN V. THATCHER MARCH 10, 1995 Centerline Concepts Inc. • 1 2681 . ■ RENEWAL ON DECElJ6 D �► ©Y: S �3 ?.,,�. CHGKEt DY;_ JY`f 640 82nd Drive Gladstor.a, Oregon 97027 ER 31, 199 SCALE 1 " =20' A CC O UN t X150 71599 503 650 -0188 fax 503 650 -0189 ,.. .%.,........,................, -.-.......«................. . .......... - . ,-,..........., .. . ..-4, - , • , ......6...-..,..,-....-...- ..-...................- ______ . ...... ____,_ ________ — _ __ v 1 1,440 kit v 1 k ilo is toksla 1)6\ 4, ,\ 0 v )r o \, 5r- 9 \-, 0 ,5,, o PUNNING fm-rA ,;z- IL \, OWNER/DEVELOPER N v ../.---'"*. N''' --,... JIM ATWOOD 33 S. W. THIRD AVENUE PORTLAND, OR 97204 v- I/ 1 TE NTATIVE P L A, N 11 * WI° • ‘11' (503)24-8-0000 *4; / .6 / ■ kal PLANNER/ENGINEER e e ) / _> ',9 HILL STREET HOMES DI LORETO AND ASSOCIATES `; i T \ '- ‘ / 3736 SE 70TH \ -4- , T PORTLAND, OREGON 97206 / \ asSlw qi• ,0 771-8475 T 0 SURVEYOR CONCEPTS INC BURNHAIVe(: \ RACT 7.) CENTERLiNE I 640 82ND DRIVE GLADSTONE, OR 97027 -, - , „, ' \ (503)650-0188 ' WETLAND CON SUL TAN TS 0 WOODWARD-CLYDE CONSULTANTS , --- ) e S S `) 111 S ‘V. COLUMBIA, SUITE 990 1 amr w , PORTLAND, OREGON 97201 — \ AREA=21,666 SF (503)222-7200 1 /\ CURRENT ZONE R-12 \ 1 1. ar■ 4,- La TOTAL AREA: 28, v 561 S F 9 .9 4 EXISTING USE: VACANT – vu., PROPOSED USE SINGLE FAMILY ATTACHED D WELLINGS V?) \I I Nt z., -6.,. 0 – BENCH MARK CITY OF TIGARD BM #167 ELEV 157 95 \ 4 1 " 'UM aCtitiOARY-A z. BRASS DISK AT INTERSECTION OF MAIN ., 4' \----- _ /--- it ,.... CENTER LINE FANNO CREEK S 1 REE T AND TIGARD STREET •‘o 1 ( CON TOUR i N TER VAL 1 FOOT r t , 4-- tx e TAX LOT 204 co N AREA OF FLOOD PLAIN c) .04.- ....= 20,504 S F \ / 1 0 <0 r) — ,.?;) — 0 q \ <, c., ,.., -, /- ,,,,-- \ u,. ... 0 .. ._,, . . . --- . IN/ lAp s ' i• (,' \ ci,, . /-- \ 0 0 / '4 \-- I 7 -- . . /----- — 7 LOT 203 --- \ FOOT CONTOUR IN1ERVAL ..._.%, 0 1 \ V - e. If FLOOD PLAIN SCALE 1"=20' ELEV 146 50 ) .S3 ,.. FLOOD PLAIN AREA AREA = 20,504 S F \ / 4 \ -4- 1 ' ' \ \ / / .. rt c ,k/cP c c -o - ---,e-c , c, e \\_.. ---- T i S \ \ , „ '' - v - \ V \ / / \ 6., a Jo - D.. — C, co -.... 0 0 \ 3 .5. 4 , , r _ \ \ C; '-. / \ , ,A VI iLVIO e./ NO TES. ri \\\\ S t, • , E . . ,,,,t, e f .\..N. \\*.:-_-_\\ \s\ z- 204itiOARY 41 ,3 ,..,•,), „,,,,,, \ o, ... ,■,(1 --140RIMA TAL CON !ROL FROM THE PLAT OF BURNHAM TRACT, AND SURVEY NO. 24,211, AND WASHINGTON COUNTY SURVEY RECORDS. —VERTICAL CONTROL FROM CITY OF TIGARD BENCHMARK NO. 187„A 3 INCH DISK AT THE E itil E "E \ R /A S TI E 0 C N TIO = N 1 D TIGARD STREET; ,. ..,- ' (1, \ t '\ 4- , \ --slit IS EXEMPT FROM SOLAR ACCESS REQUIREMENTS DUE TO EXISTING STREET ORIENTATION. N (// ty 7 'S „q 'N. c 6/,cY' )')'\'% , y _ -PROPOSED STREET TREES SHALL BE MINIMUM TWO ti‘k 6' 01 ' i k 0 ,'''S 0 0 ol k, /\ ' ■' \ 140„ .--- 140 iNal DUPER, FOUR fEET AbOVE GRADE. --PROPOSED SIDE WAU( TO BE CONSTRUCTED AT TIME /, 7 -) I r %,, „,, C t‘. S. 's .) 1,4' --NO CHANGt OF GRADiNG. ALL SENSITIVE LANDS PLUS N . - c \ ir BUFFIR TO REMAIN UNDIST C q.—.L(z .!\1\/ --ALTERNATE APPROVED PLAN: CONSTRUCT TWO 7 . 1 .c..\ . ,61 t" k STRUCTURES OF TWO ATTACHED SINGLE FAMILY UNITS 0 t ‘? A..„,'N EACH WITH FIVE FOOT MiNiMUM SETBACKS FROM THE <9 ,t) . 4„) 6 ) , d It t,.., 145 COMMON PROPERTY LINE BET,YEEN LOT 2 AND LOT 3. #, , rts, TOP OF CURB < - • N O ‘g c-(',s.. 1;\ co ` c; .„ ( , ,s i --EACH UNIT SHALL HAVE A PATIO. TERRACE, OR ELEV 159 PORCH ' ( ti . 14 • t "1/ eV,. 0' c") OF NOT LESS THAN 48 S FEET, DESIO.NED TO PROMDE i iirlt: VA \ ..„t „ - \5, .. , ---\\ F l , AS MUCH PRIVACY AS POSSIBLE. •0,a , R , -/./4p / S c (6 0 TELEPHONE RISER VAULT / MANHOLE \ , e' , \c^ •'ok'vr • # . '1 - FLOOD PLAN \ , \ / 14,- ELEV 146 50 TELESON RISER / [I] ULT / , \ \'R''': /I VII 4- -9 \ e , /...). / 5t.• ,.,. \ - '\ // . .1' ..1. 1) /. \ \ 6 I: 150 ELECTRIC RSER // 7 IS) .4b 11- ID TII /, 4,,` , ., (, '' ; (n 4' SIGN POST - cr- \ '- \,- /..> ( \- _ 0 \\ . - y \.) (?) I „ //\\ / X DEWALK // / PR ' . 0 GRADING PLAN: UI'E / SI ,f 1 "•••:, 155 STRUCTURES TO BE CONS11RUCTED AT EXISTING MAXIMM DENSTY LANDSCAF / , SCREENING FOR BUFFER ,,, GRADES 'MTH MINIMUM ALLOWABLE EXCAVATION 7 / \ \,e EXISTING FOR FOUNDATION FOOTINGS. , s ' t , 4 PURPOSES, I E ARBORVITAE .")./, N),e, - HEDGE PER CITY CODE / / \ • • \ • r„,„ ' DUPLEX UTILITIES CONNECTIONS AND CONSTRUCTION 18 100.070 C \ // // c a.' • \' .1 SHALL NOT OCCUR UNTIL ISSUANCE OF BUILDING . , . --, , // , 0, ; PROPOSED STREET TREES 4- 1 . \ PERMIT(S) FOR STRUCTLRES(S). 4 , ,„ / ; „ _, 'IX EXIST HYDRANT / / / ING PRE YDRANT 70 1/ 0 4p 6., / ,S\ LOIS 1 111140 4 --RVASED PER JVT RECALC & FIELD TIES, / ,, \1--9 TOTAL AREA= 6895 S F . 9-20-S6, TGB. < --REVISED PER JVT RECALC. & FIELD TIES, SIGNED ON: • 9-17-96, TGB. RIM E1.:EV 159 70 / 1 _ TOP OF CURB • --CHANGES PER JiM AT'NOOD, 5-21-96, BTA. I E.=154 Ok\ ELEV 159 66 li3A4 --CHANGES PER JIM ATWOOD, 4-30-96, BTA. P Rof ESS1 ON AL -- .. , , ., . . . ., - LAN 0 SU tiVg YOR [ TENTATIVF PLAN PART OF LOT 7, BURNHAM TRACT . , S.E. 1/4,SEC. 2,T,2S.,R.1W.,W.M.,_ ..i , CITY OF ri GARD ti , tv.1,Etti __,... .........._ , — WASHINGTON COUNTY, OREGON JULY 19. . , JOHN V. THATCHER F ---- ., ' OCTQBE,I=2 18, 1395 Centerline Concepts Inc. 2681 • • _ - -............„.....- ..-,., ....,...... _ ••, DRAWN 8Y: St31 CHECKED BY: JVT 640 82nd Dme Gladstone, Oregon 97027 -- M: \8N0\ATWOOD\ATWOODP2 RENEWAL ON DECEMBER 31, 1994 .. _____, I SCALE 1"--20 ACCOUNT' # 675-01. 503 650 Tax 503 650-0189 . -. . - -- - . . ,_ — -- ------ - - ---- -' - - - rt 5,8-,R e / FL S\ PLANNING DMA A > 6 / OWN ER /DEVELOPER AVENUE r , J.M ATWOOD .,. °' ' 7-) TENTATIVE PLAN k_5 33 S ■V THRD 104 i PORTLAND, OR 9 7 204 (503)248-0000 / F-1 I LL S FR EF T HOMES PLANNER/ENGINEER Di LORETO AND ASSOCIATES / / r) \ 1 / 3736 SE 70TH 4 • ,c) PORTLAND. OREGON 97206 z ,. 1 0 --- (-) ' 7 71-8475 'II ----' SUR VE L'GR E: i 1 H N H t., t,,,,,1 ,_- ' T 1 A (- - 1 , ' CONCEPTS INC \N■ 640 82ND DRIVE CsLADSTONE. OR 9 7027 -N. N . 50-3)650- 0 \ N. ..---- -- ..- , , •s.'s. WETLAND CONSULTANTS '0' ‘VOCC WARD — CI ITIE CO A NSULTANTS \\ ) / 111 S N COLUMBIA, SU i ITE 990 • 11 r AA ‘‘ POP TI AND, OREGON 97201 . \ ARE A -.,_-; -,,, N(Y-4 ') .- 1 , 503 \ i222- 7200 / . CURRENT ZONE R-12 / - _ _0 v - 0 TOTAL AREA 28,5t 7 S F , 0 0 EXISTING USE VACANT , tit (5% i' \ 4 1 ( 3 P PROPOSED USE SINGLE FAMID A Ti Ai2HED )/ DINELL,NGS 1 ). , , I td, rli i cn BENCH MARK CIT sr' OF T FA IGARD BM#1t ' Ev 1 , 57 95 tx 1 , ViE ILA.N 0 BOUNDARY---- i CENTER LINE BRASS Dk AT IN IERSE(.. TION •F MAIN N., , \ , N- „, i-- FANNO CRED 'STREET AND TIGARD ':'-,TEEE I -, \ // ( CON TOUR IN 1ER VAL I I 00 T L 0 T '-'0 4 ) / '... / ./..* f AREA OF FLOOD PLAIN = 19 \__ - ,678 ''-, r 1,. Z. _(--± . -- --------- ---- N3 0 \ t.P 6 ;,' 'Nab, Ate •^.1 , , . \ ti) \ , 1 , s - / '-':' - *0 \ , -- / , • 1 V- X . _ 0 ) .., '...), O. / ., IN(._ , ., \ \., ., , ' DI II:- LEX / ' --, 0, , , / / ..•■ , , „ ' / \ \ 1 , ,.‘ . VI / / /--------------/----- TA X LOT 203 C)_A 1 FOOT CONTOUR INTERVAL / ,/ JUL >t_ AIN \ SCALE 1"---20' k 03 , ELEV 146 50 ? -- „ z / \, 45 , • CP -, \ ,.)' 'V \ / _-. / 1 \ \ , . 0 A F R U E JO A D = PL I A 9 1 , N 6 7 A 8 R s EA r „.” , --- - — — - 74---- ''' s --- '' '7----------------------- --- N \\ k‘ ) „ , , \ ,:-.) / -,- , \ \ , t. ,,--- , e- -,_ -./ ,.„,\:\ NN .,_ , . l. , . , . ' , , „ fe i A - -,/ _,-, C? ' / / \ 1 \ ) \ , \ N \ . \ / / ' t / t.,” . f \ \ ' ,„ __ k \ '- i ' '") . 1 ) \ 1 ■ ' \ \ \ \, „‘ ,, , , , , (1. ‘ , ', \_._ \\ ...N, , ___„, -,, ,v , , , , . , , \ ,, 0 ' \ k-) \ \\ vtt ILAN!) %-,,,\ NOTES: , __.--, , \ \ \ , ' ,), ,4 1 \-___A \z __ BOUNDARY \ „ BURNHAM TRAC 1 S, NGTON -- HoRI LON TAL CON 'ROL f ROM THE PLAT OF \ \ _ c- , ,,, E Xr:IING ` 4 i , I i .`\, 1 / WASHI COUN TY SUVEY R ,, / t.11.)PLE X CR \. , , 0 ' \./ / I i yl -- - - A\ ' \ , \ \ \ \ \ \ RECDS. x, '-. t.,S 't \ \ - - ARICA L CONTROL FROM CITY OF TIGARD „ „ , -,----\ ------ -- ---,li / \ / '\''‘, -/:--,----'- — ---- \ \ \ \ \ ' \ \ -,it„ -,F\ , <„ / ) ' ,-C z ' — --- 4 ' ' ' \ \ \ \ \ \ ‘‘ ' \ \ \ BENCHMARK NO. 187, A 3 INCH DISK AT THE . r i \ k„.N \ , \ , ‘, \ , iN1 ERSECTION OF MAIN STREET AND TIGARD S TREE T; , , N",,,\ _ ,,' 4. A ,: / \ \ FD 5,8`,R „ -) < r)e...\,/ ,... liir / / I ' '. - — - - — - -- ' l ' \ \ \ \ \ ' \ EL 40 06 ELEVATION = 157.95 NGVO 1929. \ .. .- ,..... -) \ k , \ „ , \ , \ \ SITE IS EXEMPT FROM SOLAR ACCESS REQUIREMENTS \ - . I I - \ l'/ t.t. \ '') 1 / , ,,. , ,.. ,„ „IV 1 i / ,/,,' \' ' \ \\, \\ \\, \ \ n i \\\\) ( DUE TO -- /\ EXISTING S MEET OR IEN TATION. E ( 1 \ \ \ \ N (<\ \ ,-', Y t ., 4 % ■:.- ( i t / . — - PROPOSED STREET TREES SHALL BE M1N.MUM TkV0 \ \ . / , N \ \ / L_ \ ‘ \ , EL ■ 40 , INCH CALIPER, FOUR fiET ABOVE GRADE. \ 4 -,.. 6_ c - A / N. 0 ■,. , Kt -- '-' / .e \ . ‘ .>„,..) \ \Al -\ \. \ \\ \ \ \ 140 - 140 --PROPOSID SIDE NAIK TO BE CONSIRUC TED AT TIME „ , .r.,4_ \ \ , , itA\ \ 5 . \ -‘ .<"\ -4L Q? ., ") , i, - - NO CHANCC OF CARADING. ALL SENSITIVE LANDS PLUS , ) \,, \ 1$ / ' \ , \ \ \ , N _______-/ \ BUFF -- ALTERNATE APPROVED PLAN: COSTRUCT TO - 7 , ', C \ . ER TO RBAA IN UNDISIT-IRBED. \ / , il - " '■ - 4 \ ' \ :- \ \ 0 \ .. 0 , \ - 7- , \ ANNW \ \ / 4 4 ' \ < 4_ ::!' \ 7.)71.: i ' '4C) ) / t ------ \ STRUCTURES OF rao ATTACHED sNa_E FAMILY UNIT S \ N , . \ '--j I f ' . i ' ' . \ 1 ' \ / ' \ EACH WITH FIVE FOOT tAINIMUM SE TBACKS FROM THE \ \ ,, \ t: v.), \ -/, ‘0 '---.,\ ., \ .•;,) ,_,:,\ \ / / , / k y, ' . ' to ' \ \ . . \ ''\ , , .,- i 7 / / ' \ ....„, / \ ,I,r 145 \ COMMON PROPERTY LE BETWEEN LOT 2 AND LOT 3. \\ , - ,, \ P , \ ,,,-, (el \ 0, \'' (6 .. (C.' ■ \ - EACH UNIT SHALL HAVE A PATIO, TERRACE, OR PORCH , rOP OF CUB - 1 / ' ,i6 (,- \ \ 4 N's\ El EV 159 14- OF NOT LESS THAN 43 SQUARE FEET, DESIGNED TO PROVIDE \ \A \ AS MUCH . / .\,. LECEZIO \ //.,-- \\ 0 ) , \c; '\ \ / / / / , ' X /- (-' \ \ \ \ %-)- \ () , \ - "... r ' \ 4 / 1 i '''' ' FN — LC)00 PL AIN \ \ PRIVACY AS POSSIBLE D TELEPHONE RISER I- ELEV 146 50 \ c-,. -...\\ , „,/,,_ ,..,„, \ ' , \ `-',61, • j ) ,4 41.- y i di ELECTRIC VAULT / \ e \ \'s I / t, / I/ ,,< # 0, L / \ , / \ ,- \ , \ / / 'r,) 11 TELEVISION PISER / „ \ , • •7 / \ \ „. / \ ., ,,„ . / \ . -,-- siGN posi / \ ‘ \ ., \ \ , \ 1 / i ' P- N Ai> ,-D — ,,,' \ \ , - '0 ( )) SANITAPsy MANHOLE / \ \ \ __)c . 2 ,'" v)ND \ A / / • r / S T / GRADING PLAN: ---- / . , \ \\ ,// ,' PROPOSED X ' , , •I / N .,...c ,,_.....,,-, s , STRUCTURES TO BE CONSTRUCTED AT EXISTING _ MAXIMUM DENSIT I' LANDSCAPE , \ y, SIDEWALK 150 LOIS 1 IHROUGH , I , GRADES WITH MINIMUI.4 ALLOWABLE EXCAVATION „--._ 7 , . I BUFFER / \ X //,, \( X / ' \ - r. y . mg. \ . TOTAL AREA=7670 S F FOR F OUNDATION FOOTINGS. rliZ,: SCREENNG FOR i PDPPOGS I E ARBORVITAE / ,, / \ / „,_ _ L 155 UT1U°11ES IXANNECTIONS AND CONSTRUCTION - HEDGE PER CITY CODE \\ / -, \ / v 'C,'. / \ \ „ \,,,- / , . / , , ----- 0 SHALL NOT OCCUR UNTIL ISSUANCE OF 18 100 070 C BUILDING \ \ ''''*, ' ' 6 0, PERMS 1 (S) FOR SIRUCTURES(S). , --, .; PROPOSED STREET TREES \ \ ____, \ \ >\. , \ // EXISTING , ,, 1 \ \ ( - / \ ; \ 1 - 7 \ \ F04.6 _ „_... / ' t / SIGNED ON \ \ R,1,r1 ELEV 159 7 0 7 \ \ \ E =154 05 \ TOP OF CURB (; --CHANGES PER 11.4 ATWOOD, 5-21-98, I3TA. \ \ I \ \ ELEV 159 66 \ \\ ,/, . \ 1 \ , ' RYAS ifl'..to' \ „ , PROP ES:ISIONAI LAN!) SURAYO: R _..... --CHANGES PER JIM ATWOOD, 4-30-93, 3 TA. VEN FA TIVE PLAN 1 7 BURNHAM TRACTS / \ \ . \ s ,, \. \ ,, __________ - cirr OF TIGARD . 1;1 ..._ - , - . , . e41 4 \VASHINGTON COUNTY, OREGON • \ . JAY '4. 1. \ JOHN V. THATCHER OCTOBER 18, 1995 Centerline Concepts Inc. . 2681 - . i DRAWN BY: SI3P CHECKED BY: JVT 640 82nd Drive Gladstone, Oregon 97027 M: \BND\ATWOOD\ATWOODPL. RENEWAL ON DECEMBER 31, 1994 ... . ,._._ . _. „ „,.... ... _ . „ . SCALE 1 ACCOUNT )150-1599 503 650-0188 fax 503 650-0189 ,... - ,... ” ....■ 1...... . r., . ...... ...S., -...,-- , .. ..1 -..I.L.c. - .-.4.■-...,,,..c.....-. , ...w. - r..... . _ ..... ..-..--..L• -- - - - - ' -:- -- -- - _ _ _ ____ ' _ _. - , __. ._ . .- - - . ..- , .-- . —. . _ _ , - SUB 96-0003/PDR 96 0004 — HILL STREET HOIsIBS SUBDIVISION 4 . r FD 5 /a'1a O EL 146 45 ' • • s . PLANNING DATA AA y OWNER /DEVELOPER .000"......„ S Op' <(:)/., JIM ATWOOD 33 S W. THIRD AVENUE TL AND, AN , OR 97204 � 0�` T N T P T 7204 E A TI VE P L A N (503)248 -0000 PLANNER /ENGINEER. HILL STREET HOMES DI LORE TO AND ASSOCIATES / <' \ /l� 3736 SE 70TH � �� `9 ->. PORTLAND, OREGON 97206 ti � 0� 771 -8475 \ , SURVEYOR B U R N H A M , T R A C T S CENTERLINE CONCEPTS INC I 640 82ND DRIVE GLADSTONE, OR 97027 ~- N. (503)650 -0188 N WETLAND CONSUL TAN TS N . Zy e WOODWARD -CLYDE CONSULTANTS \ w M 6 �'1d 0 O 111 S W. COLUMBIA, SUITE 990 TRACT A PORTLAND, OREGON 97201 (503)222 -7200 AREA = 23.3(79 S.F. I 6 S \ 1 CURRENT ZONE' R -12 st TOTAL AREA: 28,557 S.F. h 2 ./ 3r 3 5 CO 4 EXISTING USE: VACANT o O PROPOSED USE SINGLE FAMILY ATTACHED DWELLINGS � A4ti `�' M �`L O BENCH MARK. CITY OF TIGARD BM #167 ELEV. 157 95 I` WETLAND BOUNDARY BRASS DISK AT INTERSECTION OF MAIN ' ` f CENTER LINE STREET AND TIGARD STREET 1 o o ! FANNO,CREEK ( CONTOUR INTERVAL' 1 FOOT �(1``) TAX LOT 204 O� AREA OF FLOOD PLAIN = 19,678 S.F �� \ �'` G• 0 0 o` �`� \ MCP. lk;Z F 0 k P i f \ �� Q .,p a0as o � i EXISTING 6 � 5,, PF -i% DUPLEX 9 \ 0s / TAX LOT 203 ao 1 FOOT CONTOUR INTERVAL SCALE 1 / / FOOD PLAIN \ L --1 --- 20 , \ O \ ELEV. 146.50 4 c2 O `L 1451\ s0. FLOOD PLAIN AREA / r �� ` AREA 19,678 SF. P L c�Q 0 „,,,,,,__/ , 6 0 D� l ' V 0' � iii.I. x1. WETLAND NOTES: 0. / 0 0 BOUNDAR -- HORIZONTAL CONTROL FROM THE PLAT OF 0. (1/(;) EXISTING * BURNHAM TRACTS, WASHINGTON COUNTY SURVEY _ DUPLEX -� r. 1 RECORDS. -- VERTICAL CONTROL FROM CITY OF TIGARD S ` BENCHMARK N0.167, A 3 INCH DISK AT THE st .!' ` INTERSECTION OF MAIN STREET AND TIGARD STREET; \ • >z + O , , FD 5/e Ix � ► EL. 140 oa ELEVATION a 157.95 NGVD 1929. ' - -SITE IS EXEMPT FROM SOLAR ACCESS REQUIREMENTS / , I, 6 \ 0 (Lis) ��/ Ar • 1 � �� ` \ 1 N DUE TO EXISTING STREET ORIENTATION. F Dc 0 / �`� \ 4 FD 5 /A�a 60 0 ��, ,< ,� �, y EL 140 -- PROPOSED STREET TREES SHALL BE MINIMUM TWO INCH CALIPER, FOUR FEET ABOVE GRADE. gyp. 19 S � � � �� 140 140 -- PROPOSED SIDEWALK TO BE CONSTRUCTED AT TIME , ^� �� - — OF - BUILDING CONSTRUCTION. 0 T �, `i Q�' co ` + -NO CHANGE OF GRADING. ALL SENSITIVE LANDS PLUS `_� .i� P F • BUFFER TO REMAIN UNDISTURBED. •ti~ pc�' �' -- ALTERNATE APPROVED AN: CONSTRUCT TWO ,� o5 � ? STRUCTURES OF TWO ATTA SINGLE FAMILY UNITS NI N 'S 4 !�, 4 EACH WITH FIVE FOOT MINIMUM SETBACKS FROM THE TOP OF CURB G % a te P �� ` cp� h ( 145 COMMON PROPERTY UNE BETWEEN LOT 2 AND LOT 3. ELEV. 159.14 4, tic 0 , y EACH UNIT SHALL HAVE A PATIO, TERRACE, OR PORCH LE ND � '`� ? � `"ti p`t ' MUCH EPRIVACYrA3$POSSIBLE.�ET, DESIGNED TO PROVIDE \ \ `� , \ p o + O . FLOOD PLAIN ❑ TELEPHONE RISER \ ((` �P i 'S i Ar ELEV. 146.50 ELECTRIC VAULT \ 6+,9\ O P �r0' ` �4, , 0. NI TELEVISION RISER \ ' ? \ I1 ELECTRIC RISER `\ ( rv % :. .. ' 4%, (V 0/>, PROPOSED \\ --v- SIGN POST \ \x\ \ • O SANITARY MANHOLE SIDEWALK - )(7 - )(7 `� ? 4 I. . f i + GRADING PLAN: MAXIMUM DENSITY LANDSCAPE \ 2 � STRUCTURES TO BE CONSTRUCTED AT EXISTING SCREENING FOR BUFFER \ +V 150 LOTS 1 THROUGH 4 GRADES WITH MINIMUM ALLOWABLE EXCAVATION f � !ji PURPOSES, I E ARBORVITAE ` \ \\ ` ■ ', `' 155 ∎ 0' TOTAL AREA =7670 S F. FOR FOUNDATION FOOTINGS. HEDGE PER CITY CODE \ `.\ / r . 1 18 100.070 C \ \ � S .0, ,s PROPOSED STREET TREES \` �� \ \ EXISTING o s / fL 5 / S e IR DUPLEX O� g o , " 7 FD BENCHMARK O 0 �� . EL 159 75 SIGNED ON: RIM ELEV. 159 70 4OPOF CURB - ELEV. 159.66 X0 I E.=15405 REQS1ERED PROFESSIONAL - - CHANGES PER JIM ATWOOD, 4-30-96, BTA. LAND SURVEYOR TENTATIVE PLAN LOT 7 BURNHAM TRACTS S.E. 1 /4,SEC. 2,T.2S.,R:1 W.,W.M., • • CITY OF TIGARD ' OREGON W ASHINGTON COUNTY, OREGON I :-0 • JULY 19. 1994 JOHN V. THATCHER j OCTOBER 18, 1995 Centerline Concepts Inc. 2681 I DRAWN BY: SBP CHECKED BY: JVT ' 640 82nd Drive Gladstone, Oregon 97027 M: \BND \ATWOOD \ATWOODPL RENEWAL ON DECEMBER 31, 1994 SCALE 1 M =2O' ACCOUNT #150 -1599 503 650 -0188 fax 503 650 -0189