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SUB2003-00003 SUB2003 - 00003 KAT . AMOIIKA ESTATES NO . 2 SUBDIVISION NOTICE OF TYPE II DECISION SUBDIVISION (SUB) 2003-00003 ` h CITY OF TIGARD KALAMOIIKA ESTATES NO. 2 SUBDIVISION Community�DeveCopment ShapingA Better Community 120 DAYS = 7/30/2003 SECTION I. APPLICATION SUMMARY FILE NAME: KALAMOIIKA ESTATES NO. 2 SUBDIVISION CASE NOS.: Subdivision (SUB) SUB2003-00003 REQUEST: The applicant is requesting approval to subdivide two (2) parcels consisting of 15,846 square feet into five (5) lots ranging in size between 2,728 and 3,724 square feet. APPLICANT: J&S Concrete, Inc. OWNER: Same Attn: Steve Koski 20241 S. Central Point Road Oregon City, OR 97045 COMPREHENSIVE PLAN DESIGNATION: R-12: Medium-Density Residential District. ZONE: R-12: The R-12 zoning district is designed to accommodate a full range of housing types at a minimum lot size of 3,050 square feet. A wide range of civic and institutional uses are also permitted conditionally. LOCATION: 9810 and 9820 SW 98th Avenue; WCTM 1 S135CD, Tax Lot 11400 and 11500. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.370, 18.390, 18.430, 18.510, 18.705, 18.715, 18.745, 18.765, 18.790, 18.795 and 18.810. SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request subject to certain conditions of approval. The findings and conclusions on which the decision is based are noted in Section VI of this Decision. NOTICE OF DECISION PAGE 1 OF 20 SUB2003-00003—KALAMOIIKA ESTATES NO.2 SUBDIVISION CONDITIONS OF APPROVAL PRIOR TO COMMENCING ANY ON-SITE IMPROVEMENTS, INCLUDING GRADING, EXCAVATION, AND/OR FILL, THE FOLLOWING CONDITIONS SHALL BE SATISFIED: Submit to the Planning Division (Morgan Tracy, 639-4171, ext. 2428) for review and approval: 1. Tree Protection and Removal Plan. The applicant/owner shall provide a tree protection plan, prepared by a certified arborist for any trees greater than 12 inches that are to remain. Tree protection and removal plans shall be reviewed and signed off by the City of Tigard Arborist. 2. Tree Protection Measures Inspection. Provide evidence that the City Arborist has verified that the approved tree protection measures have been implemented. 3. Landscape Plan. Provide a landscape plan showing: A. The location and species of street trees to be planted along the proposed improvements on SW Pihas Court and SW 98th Avenue according to the size and spacing standards of Section 18.745.040 of the Tigard Development Code. B. The location, species, and size (minimum 2 inch caliper), of trees to be planted to mitigate for those trees removed. The plan shall clearly distinguish mitigation trees from street trees. The total amount of caliper inches to be mitigated shall be equal to 50% of the caliper inches removed. For any difference between the caliper inches removed and those planted, the applicant shall pay a fee in-lieu of planting (currently $125 per caliper inch). Submit to the Engineering Department (Brian Rager, 639-4171, ext. 2471) for review and approval: 4. Water Quality and Detention Facility Maintenance. The applicant/owner shall share maintenance responsibility for the water quality and detention facility with the developer of Kalamoiika Estates No.1. The developer shall maintain the facility for a three-year period from the conditional acceptance of the public improvements. A written evaluation of the operation and maintenance shall be submitted and approved prior to acceptance for maintenance by the City. Once the three-year maintenance period is completed, the City will inspect the facility and make note of any problems that have arisen and require them to be resolved before the City will take over maintenance of the facility. In addition, the City will not take over maintenance of the facility unless 80 percent of the landscaping is established and healthy. If at any time during the maintenance period, the landscaping falls below the 80 percent level, the developer shall immediately reinstall all deficient planting at the next appropriate planting opportunity. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF THE FINAL PLAT: Submit to the Planning Division (Morgan Tracy, 639-4171, ext. 2428) for review and approval: 5. Joint Access. Prior to final plat approval, if it is determined that the driveway serving Lot 3 cannot be accommodated on the lot due to spacing requirements from the street intersection, the applicant shall provide satisfactory legal evidence in the form of deeds, easements, leases or contracts to establish the joint access for Lots #3 and 4. Copies of the deeds, easements, leases or contracts shall be placed on permanent file with the City. 6. Removal of Access Restrictions. The applicant shall cause a statement to be placed on the final plat stating the access restriction to SW 98t Avenue as noted on Kalamoiika Estates No. 1, does not pertain to the lots within Kalamoiika Estates No.2. Submit to the Engineering Department (Brian Rager, 639-4171, ext. 2471) for review and approval: 7. Address Fee. The applicant shall pay an addressing fee for each lot (currently $30.00 per address) STAFF CONTACT: Shirley Treat, ext. 2459. NOTICE OF DECISION PAGE 2 OF 20 SUB2003-00003-KALAMOIIKA ESTATES NO.2 SUBDIVISION 8. Monuments. The applicant's final plat shall contain State Plane Coordinates on two monuments with a tie to the City's global positioning system (GPS) geodetic control network. These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by: • GPS tie networked to the City's GPS survey; or • Random traverse using conventional surveying methods. 9. Final Plat Application Submittal Requirements: A. Submit for City review four (4) paper copies of the final plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. B. Attach a check in the amount of the current final plat review fee (Contact Development Services Technicians, 639-4171, ext. 426). C. The final plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92 05), Washington County, and by the City of Tigard. D. The right-of-way dedication for SW 981h Avenue and SW Pihas Court shall appear on the final plat. NOTE: Washington County will not begin their review of the final plat until they receive a letter from the City Engineering Department indicating: 1) that the City has reviewed the final plat and submitted comments to the applicant's surveyor, and 2) that the applicant has either completed any public improvements associated with the project, or has at least obtained the necessary public improvement permit from the City to complete the work. E. Once the City and County have reviewed the final plat, submit two mylar copies of the final plat for City Engineer and Community Development Director's signature. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF BUILDING PERMITS: Submit to the Engineering Department (Brian Rager, 639-4171, ext. 2471) for review and approval: 10. Mylars. Prior to issuance of building permits, the applicant shall provide the Engineering Department with a mylar copy of the recorded final plat. 11. Parking Plan. The City Engineer may determine the necessity for, and require submittal and approval of, a construction access and parking plan for the home building phase. If the City Engineer deems such a plan necessary, the applicant shall provide the plan prior to issuance of building permits. IN ADDITION, THE APPLICANT SHOULD BE AWARE OF THE FOLLOWING REQUIREMENTS; THIS IS NOT AN EXCLUSIVE LIST: TUALATIN VALLEY FIRE AND RESCUE REQUIREMENTS: 1. SINGLE-FAMILY DWELLINGS AND DUPLEXES - FIRE HYDRANTS: Fire hydrants for single-family dwellings, duplexes and sub-divisions, shall be placed at each intersection. Intermediate fire hydrants are required if any portion of a structure exceeds 500 feet from a hydrant at an intersection as measured in an approved manner around the outside of the structure and along approved fire apparatus access roadways. Placement of additional fire hydrants shall be as approved by the Chief. (UFC Sec. 903.4.2.2) 2. FIRE HYDRANT DISTANCE FROM AN ACCESS ROAD: Fire hydrants shall be located not more than 15 feet from an approved fire apparatus access roadway. (UFC Sec. 903.4.2.4) NOTICE OF DECISION PAGE 3 OF 20 SUB2003-00003-KALAMOIIKA ESTATES NO.2 SUBDIVISION 3. REFLECTIVE HYDRANT MARKERS: Fire hydrant locations shall be identified by the installation of reflective markers. The markers shall be blue. They shall be located adjacent and to the side of the centerline of the access road way that the fire hydrant is located on. In case that there is no center line, then assume a centerline, and place the reflectors accordingly. (UFC Sec. 901.4.3) 4. SINGLE-FAMILY DWELLINGS - REQUIRED FIRE FLOW: The minimum available fire flow for single-family dwellings and duplexes shall be 1,000 gallons per minute. If the structure(s) is(are) 3,600 square feet or larger, the required fire flow shall be determined according to UFC Appendix Table A-III-A-1. (UFC Appendix III-A, Sec. 5) 5. ACCESS AND FIRE FIGHTING WATER SUPPLY DURING CONSTRUCTION: Approved fire apparatus access roadways and fire fighting water supplies shall be installed and operational prior to any other construction on the site or subdivision. (UFC Sec. 8704) TIGARD COMMUNITY DEVELOPMENT CODE PROCEDURAL REQUIREMENTS: 18.430.080 Improvement Agreement: Before City approval is certified on the final plat, and before approved construction plans are issued by the City, the Subdivider shall: 1. Execute and file an agreement with the City Engineer specifying the period within which all required improvements and repairs shall be completed; and 2. Include in the agreement provisions that if such work is not completed within the period specified, the City may complete the work and recover the full cost and expenses from the subdivider. The agreement shall stipulate improvement fees and deposits as may be required to be paid and may also provide for the construction of the improvements in stages and for the extension of time under specific conditions therein stated in the contract. 18.430.090 Bond: As required by Section 18.430.080, the subdivider shall file with the agreement an assurance of performance supported by one of the following: 1. An irrevocable letter of credit executed by a financial institution authorized to transact business in the State of Oregon; 2. A surety bond executed by a surety company authorized to transact business in the State of Oregon which remains in force until the surety company is notified by the City in writing that it may be terminated; or 3. Cash. The subdivider shall furnish to the City Engineer an itemized improvement estimate, certified by a registered civil engineer, to assist the City Engineer in calculating the amount of the performance assurance. The subdivider shall not cause termination of nor allow expiration of said guarantee without having first secured written authorization from the City. 18.430.100 Filing and Recording: Within 60 days of the City review and approval, the applicant shall submit the final plat to the County for signatures of County officials as required by ORS Chapter 92. Upon final recording with the County, the applicant shall submit to the City a mylar copy of the recorded final plat. NOTICE OF DECISION PAGE 4 OF 20 SUB2003-00003-KALAMOIIKA ESTATES NO.2 SUBDIVISION 18.430.070 Final Plat Application Submission Requirements: Three copies of the subdivision plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. The subdivision plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05), Washington County, and by the City of Tigard. Street Centerline Monumentation Shall Be Provided As Follows: Centerline Monumentation In accordance with Oregon Revised Statutes 92.060, subsection (2), the centerline of all street and roadway rights-of-way shall be monumented before the City accepts a street improvement. The following centerline monuments shall be set: 1. All centerline-centerline intersection points; 2. All cul-de-sac center points; and 3. Curve points, beginning and ending points (PC's and PT's). All centerline monuments shall be set during the first lift of pavement. Monument Boxes Required Monument boxes conforming to City standards will be required around all centerline intersection points, cul-de-sac center points, and curve points. The tops of all monument boxes shall be set to finished pavement grade. 18.810 Street & Utility Improvement Standards: 18.810.120 Utilities All utility lines including, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface-mounted transformers, surface-mounted connection boxes, and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above. 18.810.130 Cash or Bond Required All improvements installed by the subdivider shall be guaranteed as to workmanship and material for a period of one year following acceptance by the City. Such guarantee shall be secured by cash deposit or bond in the amount of the value of the improvements as set by the City Engineer. The cash or bond shall comply with the terms and conditions of Section 18.810.180. 18.810.150 Installation Prerequisite No land division improvements, including sanitary sewers, storm sewers, streets, sidewalks, curbs, lighting or other requirements shall be undertaken except after the plans have been approved by the City, permit fee paid and permit issued. 18.810.180 Notice to City Required Work shall not begin until the City has been notified in advance. If work is discontinued for any reason, it shall not be resumed until the City is notified. NOTICE OF DECISION PAGE 5 OF 20 SUB2003-00003-KALAMOIIKA ESTATES NO.2 SUBDIVISION • 18.810.200 Engineer's Certification The land divider's engineer shall provide written certification of a form provided by the City that all improvements, workmanship and materials are in accord with current and standard engineering and construction practices, and are of high grade, prior to the City acceptance of the subdivision's improvements or any portion thereof for operation and maintenance. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. SECTION III. BACKGROUND INFORMATION Site History: Apart from the previous subdivision approval (SUB2001-00006) there are no other land-use cases associated with the parcels of this proposal. With the exception of an access restriction which will be discussed in greater detail under the Access criteria later in this decision, compliance with the previous conditions of subdivision approval will not be affected. Site Information and Proposal Description: The subject tracts are from the previously approved Kalamoiika No. 1 subdivision. That application involved the creation of 14 lots from a 2.25 acre site. At the time of that approval, SW 98 was classified as a minor arterial, subject to limitgtions on driveway access. Following the adoption of the City's Transportation System Plan, SW 98 has been reclassified as a neighborhood route, which permits driveway access. Additionally, an existing single-family house was demolished, allowing the lot to be further divided. Vicinity Information: The proposed development is south of SW Greenburg Road and east of SW Tigard Street, immediately adjacent to the Southern Pacific Railroad right-of-way. SECTION IV. COMMENTS FROM PROPERTY OWNERS WITHIN 500 FEET Staff did not receive any comments from nearby property owners. SECTION V. SUMMARY OF APPLICABLE CRITERIA The following summarizes the criteria applicable to this decision in the order in which they are addressed: Page A. Subdivision — General Provisions 18.430.020 Subdivision — (General Provisions) 7 B. Subdivision — Approval Criteria 7 C. Applicable Development Code Sections 18.510 Residential zoning districts) 8 18.705 Access, Egress and Circulation) 8 18.715 Density) 11 18.745 Landscaping and screening) 11 18.765 Off-street parking and loading requirements) 12 18.790 Tree removal) 12 18.795 Vision clearance) 12 D. Street and Utility Improvement 18.810 (Street and Utility Improvement Standards) 13 E. Impact Study (18.390) 18 NOTICE OF DECISION PAGE 6 OF 20 SUB2003-00003-KALAMOIIKA ESTATES NO.2 SUBDIVISION SECTION VI. APPLICABLE REVIEW CRITERIA AND FINDINGS A — SUBDIVISION GENERAL PROVISIONS: Future Re-Division. When subdividing tracts into large lots, the Approval Authority shall require that the lots be of such size and shape as to facilitate future re-division in accordance with the requirements of the zoning district and this title. The minimum lot size for the R-12 zoning district is 3,050 square feet. The largest lot will be 3,724 square feet. No subsequent division is possible. This standard is, therefore, met. Lot Size Averaging: Section 18.430.020.D states Lot size may be averaged to allow lots less than the minimum lot size allowed in the underlying zoning district as long as the average lot area for all lots is not less than allowed by the underlying zoning district. No lot created under this provision shall be less than 80% of the minimum lot size allowed in the underlying zoning district. The proposed lot sizes are between 2,728 and 3,724 square feet. The smallest allowable lot size based on 80% of the minimum size is 2,440. The average of the five proposed lots is 3,163 square feet. Therefore, this standard has been satisfied. Phased Development: The Approval Authority may approve a time schedule for developing a subdivision in phases, but in no case shall the actual construction time period for any phase be greater than two years without reapplying for a preliminary plat; The criteria for approving a phased site development review proposal are: a.)The public facilities shall be scheduled to be constructed in conjunction with or prior to each phase to ensure provision of public facilities prior to building occupancy; b.) The development and occupancy of any phase shall not be dependent on the use of temporary public facilities: For purposes of this subsection, a temporary public facility is an interim facility not constructed to the applicable City or district standard; and The phased development shall not result in requiring the City or other property owners to construct public facilities that were required as a part of the approval of the preliminary plat. The application for phased development approval shall be reviewed concurrently with the preliminary plat application and the decision may be appealed in the same manner as the preliminary plat. The applicant has not proposed a phased development, therefore, this standard does not apply. B — SUBDIVISION APPROVAL CRITERIA Approval Standards — Preliminary Plat: The proposed preliminary plat complies with the applicable zoning ordinance and other applicable ordinances and regulations. Compliance with the specific regulations and standards of the zoning ordinance will be addressed in greater detail later in this decision. The proposed plat name must not be duplicative and must otherwise satisfy the provisions of ORS Chapter 92. The applicant has provided evidence that the proposed subdivision name has been reserved with Washington County, thus insuring that the name is not duplicative. The streets and roads are laid out so as to conform to the plats of subdivisions and maps of major 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. NOTICE OF DECISION PAGE 7 OF 20 SUB2003-00003-KALAMOIIKA ESTATES NO.2 SUBDIVISION Street layout is discussed in more detail, and conditioned if necessary, under the Street and Utility standards section of this decision. An explanation has been provided for all common improvements. The applicant has provided an explanation for all common improvements as required and, therefore, satisfied this criterion. Specific details of the proposed improvements are discussed later in this decision under the Street and Utility Improvement Standards Section 18.810. FINDING: Based on the analysis above, the proposal meets the preliminary plat approval standards for subdivisions. C — APPLICABLE TIGARD DEVELOMENT CODE SECTIONS Residential Zoning Districts (18.510) Lists the description of the residential Zoning District. The site is located in the R-12: Medium-Density residential zoning district. The R-12 zoning district has the following dimensional requirements: TABLE 18.510.2 DEVELOPMENT STANDARDS IN RESIDENTIAL ZONES STANDARD R-12 Minimum Lot Size 3,050 sq. ft. Detached unit Duplexes -Attached unit Average Minimum Lot Width None Maximum Lot Coverage 80% [1] Minimum Setbacks Front yard 15 ft. Side facing street on corner & through lots 10 ft. Side yard 5 ft. Rear yard 15 ft. Side or rear yard abutting more restrictive zoning district 30 ft. Distance between property line and front of garage 20 ft. Maximum Height 35 ft. Minimum Landscape Requirement 20% [1] Lot coverage includes all buildings and impervious areas. The proposed lots range in size from 2,728 square feet to 3,724 square feet. Several of the lots are irregularly shaped due to site constraints, however, additional square footage has been provided to afford greater flexibility in siting homes on these lots. As discussed later in this decision, vision clearance areas will present additional siting constraints. The applicant has not proposed any adjustments to the underlying zone setbacks. FINDING: Based on the analysis above, the residential zoning district dimensional standards are satisfied. Access, Egress and Circulation (18.705): Chapter 18.705 establishes standards and regulations for safe and efficient vehicle access and egress on a site and for general circulation within the site. Table 18.705.1 states that the minimum vehicular access and egress for single-family dwelling units on individual lots shall be one, 10-foot paved driveway within a 15-foot-wide accessway. The minimum access width for 3-6 dwelling units is 20 feet with 20 feet of pavement. NOTICE OF DECISION PAGE 8 OF 20 SUB2003-00003—KALAMOIIKA ESTATES NO.2 SUBDIVISION The access and egress into the site itself is discussed later in this decision under the Street and Utility Standards section of this decision (18.810). Access to individual lots will be reviewed for compliance during the building permit phase. It should be noted that the previous subdivision plait was required to include an access restriction preventing direct vehicular access to lots from SW 98" Avenue. This was due to the previous road classification. Once the Transportation System Plan was adopted and reclassified this road, those access restrictions were no Ignger pertinent. The applicant's plans reflect that two of the lots will receive access from SW 98t n. This will be permissible since the plat restrictions for the Kalamoiika No. 2 Plat will supercede the original restrictions, and are addressed specifically in this decision. It should be noted that since Lot 8 of Kalamoiika No. 1 is not part of the replat, the access restriction will still pertain to this lot. Access plan requirements. No building or other permit shall be issued until scaled plans are presented and approved as provided by this chapter that show how access, egress and circulation requirements are to be fulfilled. The applicant shall submit a site plan. The Director shall provide the applicant with detailed information about this submission requirement. Scaled site plans have been submitted that indicate how the requirements of access, egress, and circulation are to be met. Joint access. Owners of two or more uses, structures, or parcels of land may agree to utilize jointly the same access and egress when the combined access and egress of both uses, structures, or parcels of land satisfies the combined requirements as designated in this title, lprovided: Satisfactory legal evidence shall be presented in the form of deeds, easements, eases or contracts to establish the joint use; and Copies of the deeds, easements, leases or contracts are placed on permanent file with the City. The applicant had originally not proposed any joint accesses. However, due to the driveway separation from intersection requirements, Lots 3 and 4 may have to share access. This will be determined at time of building permit review. If necessary, a crossover easement will be required at that time. A condition of approval requiring this joint access will be imposed, and the applicant will need to submit legal evidence as stipulated above. Public street access. All vehicular access and egress as required in Sections 18.705.030H and 18.705.0301 shall connect directly with a public or private street approved by the City for public use and shall be maintained at the required standards on a continuous basis. Based on the plans submitted, all of the proposed lots will take access from either SW Pihas Court or proposed SW 98 Avenue and both streets are public streets. Curb cuts: Curb cuts shall be in accordance with Section 18.810.030N: 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: Concrete curbs and driveway approaches are required; except where no sidewalk is planned, an asphalt approach may be constructed with City Engineer approval and Asphalt and concrete driveway approaches to the property line shall be built to City configuration standards. No driveway approach shall be less than five feet from the side property line projected except in cul-de-sacs, without approval and written permission of the city. The end slopes may encroach within the five foot restricted area. No portion of any driveway approach, including the end slopes, shall be located closer than thirty feet to an intersection street right-of-way line. Commercial or service drives shall not be more than thirty feet in width and if located on the same lot frontage shall be separated by a minimum length of curb of thirty feet. Each residential driveway shall be not more than twenty-six feet in width including end slopes, and if more than one driveway is to be constructed to serve the same lot, the frontage spacing between such driveways shall be not less than thirty feet measured along the curb line. Joint access driveways shall conform to the appropriate width standard for commercial or residential type usage. Driveways and curb cuts will be reviewed for compliance during the building permit phase. NOTICE OF DECISION PAGE 9 OF 20 SUB2003-00003-KALAMOIIKA ESTATES NO.2 SUBDIVISION Inadequate or hazardous access: Applications for building permits shall be referred to the Commission for review when, in the opinion of the Director, the access proposed would cause or increase existing hazardous traffic conditions; or would provide inadequate access for emergency vehicles; or would in any other way cause hazardous conditions to exist which would constitute a clear and present danger to the public health, safety and general welfare. There is some question as to whether there is adequate room on Lot 3 to accommodate a driveway that will be outside the influence area of the intersection of SW Pihas and SW 98'. The applicant has already been conditioned to demonstrate this criterion can be met, and if not, to provide a joint access easement across Lot 4 to enable the driveway to jog to stay out of the influence area. Therefore, this criterion is met. Direct individual access to arterial or collector streets from single-family dwellings and duplex lots shall be discouraged. Direct access to major collector or arterial streets shall be considered only if there is no practical alternative way to access the site. SW 98th Avenue has been reclassified as a neighborhood route, and is not subject to this limitation. This standard will be met. In no case shall the design of the service drive or drives require or facilitate the backward movement or other maneuvering of a vehicle within a street, other than an alley. Single-family and duplex dwellings are exempt from this requirement. The proposed subdivision is for single-family homes. Therefore, this standard does not apply. Minimum access requirements for residential use: Vehicular access and egress for single-family, duplex or attached single-family dwelling units on individual lots and multi-family residential uses shall not be less than as provided in Table 18.705.1 and Table 18.705.2; The width of driveways serving individual lots will be reviewed at the time of building permit application. Based on the proposed site plan, compliance with this standard is feasible. Therefore, this standard is met. Vehicular access to multi-family structures shall be brought to within 50 feet of the ground floor entrance or the ground floor landing of a stairway, ramp, or elevator leading to the dwelling units; No multi-family structures are proposed with this application. Therefore, this standard does not apply. Private residential access drives shall be provided and maintained in accordance with the provisions of the Uniform Fire Code; The access drives to the lots are expected to be short residential driveways, and will not exceed length requirements for additional fire suppression needs. Maintenance of the drive will be the responsibility of the applicant/subsequent owners. Section 18.705.030.H.4 states that Access Drives in excess of 150 feet in length shall be provided with approved provisions for the turning around of fire apparatus by one of the following: a circular, paved surface having a minimum turn radius measured from center point to outside edge of 35 feet or a hammerhead-configured, paved surface with each leg of the hammerhead having a minimum depth of 40 feet and a minimum width of 20 feet. The maximum cross slope of a required turnaround is 5%. There are no access drives that will exceed 150 feet. FINDING: Based on the analysis above, the Access, Egress and Circulation standards have not been satisfied. NOTICE OF DECISION PAGE 10 OF 20 SUB2003-00003-KALAMOIIKA ESTATES NO.2 SUBDIVISION • CONDITIONS: • Prior to final plat approval, if it is determined that the driveway serving Lot 3 cannot be accommodated on the lot, the applicant shall provide satisfactory legal evidence in the form of deeds, easements, leases or contracts to establish the joint access for Lots #3 and #4. Copies of the deeds, easements, leases or contracts shall be placed on permanent file with the City. • The applicant shall cause a statement to be placed on the final plat stating the access restriction as noted on Kalamoiika Estates No. 1, does not pertain to the lots within Kalamoiika Estates No. 2. Density Computations and Limitations 18.715): Chapter 18.715 implements the Comprehensive Plan by establishing the criteria for determining the number of dwelling units permitted. The number of allowable dwelling units is based on the net development area. The net area is the remaining parcel area after exclusion of sensitive lands and land dedicated for public roads or parks. The net area is then divided by the minimum lot size permitted by the zoning district to determine the number of dwelling units that may be developed on a site. Based on the formulas in Chapter 18.715 of the City of Tigard Community Development Code, the maximum and minimum number of units permitted on the site are based on the net developable area. The net developable area is the gross site area, subtracting sensitive land areas, land dedicated for public parks and public rights-of-way, land for private streets, and if an existing dwelling unit is to remain, the area of the lot on which that unit is situated. The original subdivision (2.25 acres) required a minimum density of 14 lots and a maximum of 18. With the replat of Lots 1 and 2, there will be a total of 17, in compliance with density requirements. Looking solely at the subject site (15,846 square feet) there are no deductions for right-of-way, and no proposed access easements. Therefore the minimum density is 4 and the maximum is 5 lots. With the proposed 5 lots, this standard is met. FINDING: Based on the analysis above, the density standards have been satisfied. Landscaping and Screening (18.745): Chapter 18.745 contains landscaping provisions for new development. Section 18.745.100 requires that street trees be planted in conjunction with all development that fronts a street or driveway more than 100 feet long. A proposed planting list must be submitted for review by the Director since certain trees can damage utilities, streets and sidewalks or cause personal injury. Section 18.745.040.0 contains specific standards for spacing of street trees as follows: • 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; • 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; and • Large trees (over 40 feet tall and more than 35 feet wide branching) shall be spaced no greater than 40 feet apart; Street improvements, including street trees, were part of the original Kalamoiika project. Nevertheless, the applicant has reiterated that compatible street trees will be planted along the frontages of these lots. This standard is met. Section 18.745.050 contains the provisions and requirements for buffering and screening. The Buffering and Screening Matrix (Section 18.745.1) does not require buffering or screening when a single-family detached residential use is proposed adjacent to existing detached single-family dwellings. Buffering and screening does apply when dissimilar uses or zones abut each other. Buffering, but not screening is required when dissimilar uses are separated by a street. NOTICE OF DECISION PAGE 11 OF 20 SUB2003-00003-KALAMOIIKA ESTATES NO.2 SUBDIVISION The proposed residential subdivision is surrounded by similar single-family detached style housing, therefore no additional buffering or screening will be required. Off-Street Parking and Loading Requirements (18.765): Chapter 18.765, Table 18.765.2 requires that single-family residences be provided with one (1) off-street parking space for each dwelling unit. Compliance with this standard will be enforced during the building permit review process. Since the Code requires 20 feet from the property line to the face of a garage, this will insure that at least one (1 ) car can park off of the street, outside of any garage. FINDING: Because each individual home will be reviewed for compliance with this standard during the building permit phase and it is feasible that this standard will be met by providing driveways and garages, this standard has been satisfied. Tree Removal (18.790): Chapter 18.790 requires mitigation of trees over 12" diameter at breast height (dbh) removed as part of the development of the site. The applicant's tree removal plan indicates the trees on the property that are to remain and those proposed for removal. There are a total of 2 trees greater than 12 inches in diameter within the project area. Of those, one (50%) is proposed for removal and one will remain. The level of mitigation requirement is based on the percentage of trees removed from the total. Removal of more than 50% of trees over 12 inches requires that 50% of the caliper inches being removed are replanted (or a payment made in-lieu of planting). The total caliper inches proposed for removal is 30. The applicant will be responsible for replanting 15 caliper inches with new trees (minimum 2 inch caliper), payment in-lieu, or a combination of both. Street trees cannot be counted towards meeting the mitigation requirement. For any trees that are 12 inches or greater that will be retained, the applicant must provide a tree protection plan prepared by a certified arborist. Tree protection and removal plans will be reviewed and signed off by the City of Tigard Arborist. FINDING: Based on the analysis above, the Tree Removal standards have not been met. CONDITIONS: • The applicant/owner shall provide a landscape plan showing the location, species and size (minimum 2 inch caliper), of trees to be planted to mitigate for those trees removed. The plan shall clearly distinguish mitigation trees from street trees. The total amount of caliper inches to be mitigated shall be equal to 50% of the amount of caliper inches removed. For any difference between the caliper inches removed and those planted, the applicant shall pay a fee in-lieu of planting (currently $125 per caliper inch). • The applicant/owner shall provide a tree protection plan, prepared by a certified arborist for the trees greater than 12 inches in diameter that will remain. Tree protection and removal plans will be reviewed and signed off by the City of Tigard Arborist. Vision Clearance (18.795): Chapter 18.795 applies to all development and requires that clear vision area shall be maintained on the corners of all property adjacent to intersecting right-of-ways and at the intersection of a public street and a private driveway. A visual clearance area shall contain no vehicle, hedge, planting, fence, wall structure, signs, or temporary or permanent obstruction exceeding three feet in height. The applicant has not proposed any structures or vegetation in the vision clearance areas. However, it shall be noted that clearance vision areas of right-of-way intersections do affect Lot #3 and will potentially affect construction of structures including fences, stairs, decks and landings on this lot. FINDING: Because no structures are currently proposed in the vision clearance area and all future buildings will be reviewed for compliance during the building permit phase, this standard has been satisfied. NOTICE OF DECISION PAGE 12 OF 20 SUB2003-00003-KALAMOIIKA ESTATES NO.2 SUBDIVISION • D — STREET AND UTILITY IMPROVEMENTS STANDARDS (SECTION 18.810): Street And Utility Improvements Standards (Section 18.810): Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width lanned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. Minimum Rights-of-Way and Street Widths: Section 18.810.030(E) requires a minor collector street to have a 60-foot right-of-way width and a 40-foot paved section. Local residential streets shall have a minimum right-of-way width of 42 feet with a 28 foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. SW 98th Avenue This site lies adjacent to SW 98th Avenue, which has been reclassified from a minor collector to a neighborhood route on the City of Tigard Transportation System Plan. Right-of-way dedications to bring the street width to 30 feet from centerline has already occurred. No further dedications ware required. Half street improvements to SW 98th Avenue and SW Pihas Court have likewise already been completed. The original approved plat included an access restriction to SW 98th based on its previous functional classification. Since the street has been reclassified, access will be permitted from the replatted lots number 1 and 2. SW Pihas Court This street has been improved to City standards as part of the Kalamoiika project. No additional improvements beyond installation of sidewalks and street trees are required. Future Street Plan and Extension of Streets: Section 18.810.030(F) states that a future street plan shall be filed which shows the pattern of existing and proposed future streets from the boundaries of the proposed land division. This section also states that where it is necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed and a barricade shall be constructed at the end of the street. These street stubs to adjoining properties are not considered to be cul-de-sacs since they are intended to continue as through streets at such time as the adjoining property is developed. A barricade shall be constructed at the end of the street by the property owners which shall not be removed until authorized by the City Engineer, the cost of which shall be included in the street construction cost. Temporary hammerhead turnouts or temporary cul-de- sac bulbs shall be constructed for stub streets in excess of 150 feet in length. No new streets are being created with this subdivision, and the existing streets meet block length standards. There are no undeveloped parcels that require access through the proposed subdivision area. Therefore, this standard is satisfied. Cul-de-sacs: 18.810.030.K states that a cul-de-sac shall be no more than 200 feet long, shall not provide access to greater than 20 dwelling units, and shall only be used when environmental or topographical constraints, existing development pattern, or strict adherence to other standards in this code preclude street extension and through circulation: NOTICE OF DECISION PAGE 13 OF 20 SUB2003-00003-KALAMOIIKA ESTATES NO.2 SUBDIVISION • All cul-de-sacs shall terminate with a turnaround. Use of turnaround configurations other than circular, shall be approved by the City Engineer; and • The length of the cul-de-sac shall be measured along the centerline of the roadway from the near side of the intersecting street to the farthest point of the cul-de-sac. • If a cul-de-sac is more than 300 feet long, a lighted direct pathway to an adjacent street may be required to be provided and dedicated to the City. There are no cul-de-sacs formed by this development. Street Alignment and Connections: Section 18.810.030(G) requires all local streets which abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code. A street connection or extension is precluded when it is not possible to redesign, or reconfigure the street pattern to provide required extensions. 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. All streets abutting this subdivision are improved and are connected to other streets, forming no dead ends. Grades and Curves: Section 18.810.030.M states that grades shall not exceed ten percent on arterials, 12% on collector streets, or 12% on any other street (except that local or residential access streets may have segments with grades up to 15% for distances of no greater than 250 feet), and: • Centerline radii of curves shall not be less than 700 feet on arterials, 500 feet on major collectors, 350 feet on minor collectors, or 100 feet on other streets; and • Streets intersecting with a minor collector or greater functional classification street, or streets intended to be posted with a stop sign or signalization, shall provide a landing averaging five percent or less. Landings are that portion of the street within 20 feet of the edge of the intersecting street at full improvement. The existing street grades are less than 2%; therefore this criterion is met. Access to Arterials and Major Collectors: Section 18.810.030.P states that where a development abuts or is traversed by an existing or proposed arterial or major collector street the development design shall provide adequate protection for residential properties and shall separate residential access and through traffic or if separation is not feasible, the design shall minimize the traffic conflicts. The design shall include any of the following: • A parallel access street along the arterial or major collector; • Lots of suitable depth abutting the arterial or major collector to provide adequate buffering with frontage along another street; • Screen planting at the rear or side property line to be contained in a nonaccess reservation along the arterial or major collector; or • Other treatment suitable to meet the objectives of this subsection; • If a lot has access to two streets with different classifications, primary access should be from the lower classification street. It should be noted that the previous subdivision plat was required to include an access restriction preventing direct vehicular access to lots from SW 98 tAvenue. This was due to the previous road classification. Once the Transportation System Plan was adopted and reclassified this road from a minor arterial to neighborhood collector, those access restrictions were cio longer pertinent. The applicant's plans reflect that two of the lots will receive access from SW 98t". This will be permissible since the plat restrictions for the Kalamoiika No. 2 Plat will supercede the original restrictions, and are addressed specifically in this decision. It should be noted that since Lot 8 of Kalamoiika No. 1 is not part of the replat, the access restriction will still pertain to this lot. NOTICE OF DECISION PAGE 14 OF 20 SUB2003-00003-KALAMOIIKA ESTATES NO.2 SUBDIVISION Private Streets: Section 18.810.030.S states that design standards for private streets shall be established by the City Engineer. The City shall require legal assurances for the continued maintenance of private streets, such as a recorded maintenance agreement. Private streets serving more than six dwelling units are permitted only within planned developments, mobile home parks, and multi-family residential developments. There are no private streets formed by this development. Block Designs - Section 18.810.040.A states that the length, width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall not exceed 1,800 feet measured along the right-of-way line except: • Where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development or; • For blocks adjacent to arterial streets, limited access highways, major collectors or railroads. • For non-residential blocks in which internal public circulation provides equivalent access. The subdivision is within a triangular block formed by SW Pihas, SW 98th and SW Koski. The perimeter of this block measures approximately 1,065 lineal feet. Therefore, this criterion is met. Section 18.810.040.B.2 also states that bicycle and pedestrian connections on public easements or right-of-ways shall be provided when full street connection is not possible. Spacing between connections shall be no more than 330 feet, except where precluded by environmental or topographical constraints, existing development patterns, or strict adherence to other standards in the code. There are no uncompleted full street connections. A bicycle/pedestrian connection is not required since the applicant was able to meet the block length criterion. The proposed site plan provides a looped route to and from SW 98th Avenue. Therefore, this criterion is satisfied. Lots - Size and Shape: Section 18.810.060(A) prohibits lot depth from being more than 2.5 times the average lot width, unless the parcel is less than 1.5 times the minimum lot size of the applicable zoning district. All the proposed lots are less than 1.5 times the minimum lot size of the R-12 zoning district of 3,050 square feet. Therefore, this standard does not apply. Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public or private streets, other than an alley. In the case of a land partition, 18.420.050.A.4.c applies, which requires a parcel to either have a minimum 15-foot frontage or a minimum 15-foot wide recorded access easement. In cases where the lot is for an attached single-family dwelling unit, the frontage shall be at least 15 feet. All lots in the proposed development have at least 25 feet of frontage onto a public street. Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. By constructing concrete sidewalks along SW 98th Avenue and SW Pihas Court, the applicant will meet this criterion. NOTICE OF DECISION PAGE 15 OF 20 SUB2003-00003-KALAMOIIKA ESTATES NO.2 SUBDIVISION • Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. There is an existing 8-inch public sewer line located in SW 98th Avenue. Sewer laterals have already been installed in anticipation of this subdivision replat. This standard is satisfied. Storm Drainage: General Provisions: Section 18.810.100.A states requires developers to make adequate provisions for storm water and flood water runoff. Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area,.whether inside or outside the development. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Crean Water Services in 2000 and including any future revisions or amendments). The topography of this site is relatively flat, with no apparent upstream flows affecting the parcel. All onite drainage will be accommodated within the project and conveyed to the storm system in SW 98 Avenue. Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer that the additional runoff resultinc from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). A storm drainage system and water quality/detention pond was constructed with the Kalamoiika project. The system and pond was designed and built to accommodate these proposed lots. No further storm drainage work is required. Bikeways and Pedestrian Pathways: Bikeway Extension: Section 18.810.110.A states that developments adjoining proposed bikeways identified on the City's adopted pedestrian/bikeway plan shall include provisions for the future extension of such bikeways through the dedication of easements or right-of-way. No bikeway is associated with this application. Therefore, this standard does not apply. Cost of Construction: Section 18.810.110.B states that development permits issued for planned unit developments, conditional use permits, subdivisions, and other developments which will principally benefit from such bikeways shall be conditioned to include the cost or construction of bikeway improvements. No bikeway is associated with this application. Therefore, this standard does not apply. Minimum Width: Section 18.810.110.0 states that the minimum width for bikeways within the roadway is five feet per bicycle travel lane. Minimum width for two-way bikeways separated from the road is eight feet. NOTICE OF DECISION PAGE 16 OF 20 SUB2003-00003-KALAMOIIKA ESTATES NO.2 SUBDIVISION No bikeway is associated with this application. Therefore, this standard does not apply. Utilities: Section 18.810.120 states that all utility lines, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: The developer shall make all necessary arrangements with the serving utility to provide the underground services; The City reserves the right to approve location of all surface mounted facilities; All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under-grounding the utilities outweighs the benefit of under-grounding in conjunction with the development. The determination shall be on a case-by-case basis. The most common, but not the only, such situation is a short frontage development for which under-grounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in-lieu of under-grounding. The applicant has already satisfied the undergrounding requirement as part of the previous Kalamoiika Estates subdivision. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Public Water System: Water services were previously installed for the proposed lots as a part of the Kalamoiika project. No additional public water line work is needed. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by Clean Water Services (CWS) Design and Construction Standards (adopted by Resolution and Order No. 00-7) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. The stormwater treatment and detention pond that was built as part of the previous Kalamoiika Estates Subdivision was designed to accommodate the additional impervious area represented by the three additional lots. The pond already meets CWS design standards. Grading and Erosion Control: CWS Design and Construction Standards also regulate erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per CWS regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. NOTICE OF DECISION PAGE 17 OF 20 SUB2003-00003-KALAMOIIKA ESTATES NO.2 SUBDIVISION The Federal Clean Water Act requires that a National Pollutant Discharge Elimination System (NPDES) erosion control permit be issued for any development that will disturb five or more acres of land. A NPDES permit is not required, since the parcel is only 15,846 square feet in size. Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard and within the Urban Service Boundary (USB). The existing house will need to be issued a new address as will each of the newly created lots. An addressing fee in the amount of $30.00 per address shall be assessed. This fee shall be paid to the City prior to approval of the final plat. For this project, the addressing fee will be $150.00 (5 lots X $30/address = $150.00). Survey Requirements The applicant's final plat shall contain State Plane Coordinates on two monuments with a tie to the City's global positioning system (GPS) geodetic control network. These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by: GPS tie networked to the City's GPS survey. By random traverse using conventional surveying methods. E — IMPACT STUDY Section 18.390.050 states that the applicant shall provide an impact study to quantify the effect of development on public facilities and services. The study shall address, at a minimum, the transportation system including bikeways, the drainage system, the parks system, the water system, the sewer system, and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with a requirement for public right-of-way dedication, or provide evidence that supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. Section 18.390.050 states that when a condition of approval requires the transfer to the public of an interest in real property, the approval authority shall adopt findings which support the conclusion that the interest in real property to be transferred is roughly proportional to the impact the proposed development will have on the public. The internal streets within the subdivision are needed to allow the subdivision to develop and the need for streets is created by the subdivision. Because the need for the internal streets is created by the development, the impact of the development is directly proportional to the cost of dedication and construction of the internal streets. Therefore, no proportionality analysis is needed for these internal streets, and they are not factored into the mitigated costs for the City's transportation system. External street improvements are required to offset the general contribution of traffic impacts (vehicular, pedestrian, etc.) generated from the development and to systematically bring substandard systems into conformance. These half-street frontage improvements are required to be roughly proportional to the impacts resulting from development of the property. Upon completion of this development, the future builders of the residences will be required to pay TIF's of approximately $9,040 ($2,260 x 5 single-family dwelling units-one preexisting housing unit credit). Replacing the existing dwelling does not contribute any additional impacts to the street system, so it is deducted from the calculations. NOTICE OF DECISION PAGE 18 OF 20 SUB2003-00003-KALAMOIIKA ESTATES NO 2 SUBDIVISION Any required street improvements to certain collector or higher volume streets and the Washington County Traffic Impact Fee (TIF) are mitigation measures that are required at the time of development. Based on a transportation impact study prepared by Mr. David Larson for the A-Boy Expansion/Dolan II/Resolution 95-61, TIF's are expected to recapture 32 percent of the traffic impact of new development on the Collector and Arterial Street system. Based on the estimate that total TIF fees cover 32 percent of the impact on major street improvements citywide, a fee that would cover 100 percent of this projects traffic impact is $28,250 ($9,040 divided by .32). The difference between the TIF paid and the full impact, is considered an unmitigated impact. Less mitigated costs There are no required off-site improvements, as these have already been constructed. As such, no proportionality analysis is required. Estimate of Unmitigated Impacts Full Impact 9,040=0.32= $28,250 Less TIF Assessment 4 lots x $2,260= $9,040 Less mitigated costs none= $0 Estimate of Unmitigated Impacts $19,210 FINDING: Since no off-site improvements or exactions have been required, no proportionality test is required. SECTION VII. OTHER STAFF COMMENTS The City of Tigard Property Manager has reviewed the proposal and had no objection. The City of Tigard Water Department has reviewed the proposal and had no objection. The City of Tigard Police Department has reviewed the proposal and had no objection to it. The City of Tigard Forester has reviewed the proposal and has offered the following comments: An arborist report is required since trees will be impacted by construction activities. SECTION VIII. AGENCY COMMENTS Tualatin Valley Fire and Rescue has reviewed the proposal and has offered the following comments: 1. SINGLE-FAMILY DWELLINGS AND DUPLEXES - FIRE HYDRANTS: Fire hydrants for single-family dwellings, duplexes and sub-divisions, shall be placed at each intersection. Intermediate fire hydrants are required if any portion of a structure exceeds 500 feet from a hydrant at an intersection as measured in an approved manner around the outside of the structure and along approved fire apparatus access roadways. Placement of additional fire hydrants shall be as approved by the Chief. (UFC Sec. 903.4.2.2) 2. FIRE HYDRANT DISTANCE FROM AN ACCESS ROAD: Fire hydrants shall be located not more than 15 feet from an approved fire apparatus access roadway. (UFC Sec. 903.4.2.4) 3. REFLECTIVE HYDRANT MARKERS: Fire hydrant locations shall be identified by the installation of reflective markers. The markers shall be blue. They shall be located adjacent and to the side of the centerline of the access road way that the fire hydrant is located on. In case that there is no center line, then assume a centerline, and place the reflectors accordingly. (UFC Sec. 901.4.3) 4. SINGLE-FAMILY DWELLINGS - REQUIRED FIRE FLOW: The minimum available fire flow for single-family dwellings and duplexes shall be 1,000 gallons per minute. If the structure(s) is(are) 3,600 square feet or larger, the required fire flow shall be determined according to UFC Appendix Table A-III-A-1. (UFC Appendix III-A, Sec. 5) NOTICE OF DECISION PAGE 19 OF 20 SUB2003-00003-KALAMOIIKA ESTATES NO.2 SUBDIVISION • 5. ACCESS AND FIRE FIGHTING WATER SUPPLY DURING CONSTRUCTION: Approved fire apparatus access roadways and fire fighting water supplies shall be installed and operational prior to any other construction on the site or subdivision. (UFC Sec. 8704) SECTION IX. PROCEDURE AND APPEAL INFORMATION Notice: Notice was mailed to: X The applicant and owners X Owners of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON APRIL 23, 2003 AND EFFECTIVE ON MAY 8, 2003 UNLESS AN APPEAL IS FILED. Appeal: The Director's Decision is final on the date that it is mailed. Any party with standing as provided in Section 18.390.040.G.1. may appeal this decision in accordance with Section 18.390.040.G.2. of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the Notice of Decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing, subject to any additional rules of procedure that may be adopted from time to time by the appellate body. THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON MAY 7, 2003 Questions: If you have any questions, please call the City of Tigard Planning Division, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon at (503) 639-4171. April 23, 2003 PREPARED gY: Morgan E. T/cy DATE Associate ` anner i:l curp1nlmorganlworkspacelsublsub2003-00003(kaiamoiika no.2)1sub2003-00003 decision.doc NOTICE OF DECISION PAGE 20 OF 20 SUB2003-00003-KALAMOIIKA ESTATES NO.2 SUBDIVISION NORTH I.iiiim CITY of TIGARD GEOGRAPHIC INFORMATION Sva!EV el� .. i VICINITY MAP i` l I ■ SUB2003-00003 1 #* IP la a IN - KALAMOI IKA ESTATES � -- � N0.2 SUBDIVISION 1_ / 4 el Mill A I O TIGARD ST k ., ., � LEWI' FE A ig . a, . 4,„ ■■■■■ °� llisw PIHAS CT -s- INA:LL''or..7 q,44 -...4: PIHAS ST ` Bat.DaD VIIP 1\ Ili . ` Ti9rd Aree Mep Alliill . N im ■■ „.(S $ISL ■•1 0 100 200 300 400 Feet MEADOW ST 794111 lmi .■" 1"4295 feet NM% c 1, i All —� FR 11,k"Iii' '414 sr74",_.' City of Tigard • U ,, , Information on this map is for general location only end should be verified with the Development Services Division. .. ,, 13125 SW Hall Blvd Tigard, 39 97223 (503)839-4171 tQf httpih .ci.ttgard.or.us • Community Development Plot date:Apr 1,2003;C:Magic\MAGIC03.APR SW PIHAS COURT t., I i/,✓ 0/w D/w t 7 C.4.5-' AE •-• — A 34400 2 3.0Z Ni. <2.s.'"--.\ 0 LOT 3 - Le 10.5.5.6, •' I� LOT S LOT ' LOT 3 37zv S.F Q, 2771 S,F. _ 3419 S.F.Ci sue/ - 0 o m Lo-r- 0 ; 16 Z O � - %Jor.- - -- - - -- - if.E._ J CS i0' sE= - - - IC.7!' 31400' © q3.00 p a W 9z.�3' C.9 LOT 5 .9'.- LOT z 3 W Z 9 2728 S. F. oo 4 S.S.E. o M z ,7.9o' 3 a J LOT . 4 y p LOT (0 3177 S.F. Ce 10"53:E ® X Q ,, s‹ - N LL. v n O 0 LOT 7 >— H U (ii Ex;sfin9 waver sere;GQ 0 Exrrtrng s+prw' ora;n smb 0u1 t© f:x;fvin9 Sknitary 5 wtv Lint II Ex;st;n9 street tight # Proposed rvlapt stretr- trees 0 4"cal.per 001 Fir AI,r%Lah-on trees 0/1.4, Driveway ,4pProach CITY OF TIGARD �` SUB2003-00003 SITE P ILA NI , KALAMOIIKA ESTATES NO. 2 SUBDIVISION (Map is not to scale) N REQUEST FOR COMMENTS REQUEST FOR COMMENTS CITY OF TIGARD Community(Deve[opment Shaping Better Community DATE: April 2,2003 TO: Mall Stine,Urban Forester/Public Works Annex RECEIVED PLANNING FROM: City of Tigard Planning Division STAFF CONTACT: Morgan Tracy,Associate Planner[x24281 APR 2 8 2003 Phone: (503)639-4111/Fax: [503)684-1291 CITY OF TIGARD SUBDIVISION[SUB)2003-00003 KALAMOIIKA ESTATES NO.2 SUBDIVISION REQUEST: The applicant is requesting approval to subdivide 2 parcels consisting of 15,846 square feet into 5 lots ranging in size between 2,728 and 3,724 square feet. LOCATION: 9810 and 9820 SW 98th Avenue; WCTM 1S135CD, Tax Lots 11400 and 11500. ZONE: R-12: Medium-Density Residential District. The R-12 zoning district is designed to accommodate a full range of housing types at a minimum lot size of 3,050 square feet. A wide range of civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.430, 18.510, 18.705, 18.715, 18.745, 18.765, 18.790, 18.795 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Materials for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: APRIL 16, 2003. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. _ Please refer to the enclosed letter. Written comments provided below: // �'�DTECTEO/J keaZ ikt2EZ) FOie W� TfeE o^l SOT . /i1iiitr 7`G R -4L14# rthE FKLaS CIA EMENT ZD . Merr _ Name & Phone Number of Person Commenting: • V 'I REQUEST FOR COMMENTS CITY PTIGARD Community Devetopment Siaping)Better Community RATE: April 2,2003 7 s 0 ill 7 [FT TO: Leo Walker,Cleau Water Services/SWM Program [h APR 0 3 lCU U 3 FROM City Of Tigard Planning Division By STAFI C ONTACT: Morgan Tracy,As.;ociate Planner(x2428) Phone: (5031 53Q-4111/Fax: (5031684-1291 SUBDIVISION(SUBI 2003-00003 KALAMOIIKA ESTATES NO.2 SUBDIVISION . RE )UEST: The applicant is requesting approval to subdivide 2 parcels consisting of 14846 square fee into 5 lots ranging in size between 2,728 and 3,724 square feet. LOCATION: 9810 and 9820 SW 98t Avenue; WCTM 1S135CD, Tax Lots 11400 and 11500. ZONE: R-12: Medium-Density Re i jential District. The R-12 zoning district is designed to accommodate a full range of housing typ is at a minimum lot size cf 3,050 square feet. A wide range of civic and institutional uses are also pei pitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Coide Chapters 18. l90, 18.430, 18.510, 18.705, 18.715, 18.745, 18.765, 18.790, 18.795 and 18.810. Attac ed are the Site Plan, Viciniity Map and Applicant's Materials for your review. From informaon supplied by vario s departments and agencies. and from other information available to our staff, a report and recommendation will pp .,, � rendered on the proposal in the near future. If you wish to comment on this pi pared and a decision well be render be i :pared a li ation "�g!CNE TUiT, rr "II .,,� �111Ei1yi iglAt'i(11�B` lI1�IP�RIiF:u�1150.I ,Q4_You may use the space provided below or attac a separate letter to return your comments. If you are unable to respond by the above date, please phone the s 3Ff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have ny questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. 1,0LE, : 'SIC lEC1Cl THE1 F,Q, 'g11y,lIN'G'i IT rSI, THAT(,4P∎FL - 'i'I l;ll'; „.1 1;,' 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: .x—t�Q ,�,h1►�-, n to r -(1 o 1 N me & Phone Number of Person Commenting: V� I D 11 h b TOOL j S3DIA13S Has,vM NIV31D 9Z5£968£OS XV3 Z£=0T £O/TT/t-0 REQUEST FOR COMMENTS CITY O T GARD Community cDeve(opment Shaping A Better Community DATE: April 2,2003 TO: Dennis Koellermelier,Operations Manager/Water Department FROM: City of Tigard Planning Division STAFF CONTACT: Morgan Tracy,Associate Planner[x2428) Phone: [5031639-4171/Fax: [5031684-1291 SUBDIVISION[SUB)2003-00003 ➢ KALAMOIIKA ESTATES NO.2 SUBDIVISION REQUEST: The applicant is requesting approval to subdivide 2 parcels consisting of 15,846 square feet into 5 lots ranging in size between 2,728 and 3,724 square feet. LOCATION: 9810 and 9820 SW 98th Avenue; WCTM 1S135CD, Tax Lots 11400 and 11500. ZONE: R-12: Medium-Density Residential District. The R-12 zoning district is designed to accommodate a full range of housing types at a minimum lot size of 3,050 square feet. A wide range of civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.430, 18.510, 18.705, 18.715, 18.745, 18.765, 18.790, 18.795 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Materials for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: APRIL 16, 2003. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: ✓ We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. Written comments provided below: Name & Phone Number of Person Commenting: A REQUEST FOR COMMENTS CITY of TIGARD Community cDevetopment S&apingA Better Community DATE: ,April 2,2003 ( / i TO: / -lohn Roy,Property Manager/Public Works Annex RECEIVED PLANNING FROM: City of Tigard Planning Division APR 0 3 2003 STAFF CONTACT: Morgan Tracy,Associate Planner 1x24281 CITY OF TIGARD Phone: (503)639-4111/Fax: [5031684-1291 SUBDIVISION[SUB)2003-00003 KALAMOIIKA ESTATES NO.2 SUBDIVISION REQUEST: The applicant is requesting approval to subdivide 2 parcels consisting of 15,846 square feet into 5 lots ranging in size between 2,728 and 3,724 square feet. LOCATION: 9810 and 9820 SW 98th Avenue; WCTM 1S135CD, Tax Lots 11400 and 11500. ZONE: R-12: Medium-Density Residential District. The R-12 zoning district is designed to accommodate a full range of housing types at a minimum lot size of 3,050 square feet. A wide range of civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.430, 18.510, 18.705, 18.715, 18.745, 18.765, 18.790, 18.795 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Materials for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: APRIL 16, 2003. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. Written comments provided below: Name & Phone Number of Person Commenting: REQUEST FOR COMMENTS CITY O TIGARD Community(Deveropment Shaping Better Community DATE: April 2,2003 TO: Jim Wolf,Tigard Police Department Crime Prevention OfficerRECEIVED PLANNING FROM: City of Tigard Planning Division APR 0 0 STAFF CONTACT: Morgan Tracy,Associate Planner(x2428) CITY OF T7�G20A3 RD Phone: [5031639-4111/Fax: [5031 684-1291 SUBDIVISION[SUB)2003-00003 ➢ KALAMOIIKA ESTATES NO.2 SUBDIVISION REQUEST: The applicant is requesting approval to subdivide 2 parcels consisting of 15,846 square feet into 5 lots ranging in size between 2,728 and 3,724 square feet. LOCATION: 9810 and 9820 SW 98th Avenue; WCTM 1S135CD, Tax Lots 11400 and 11500. ZONE: R-12: Medium-Density Residential District. The R-12 zoning district is designed to accommodate a full range of housing types at a minimum lot size of 3,050 square feet. A wide range of civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.430, 18.510, 18.705, 18.715, 18.745, 18.765, 18.790, 18.795 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Materials for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: APRIL 16, 2003. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: ✓ We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. Written comments provided below: Name & Phone Number of Person Commenting: ,1 \,.10 a6-14 REQUEST FOR COMMENTS CITY OFTIGARD Community(Development Shaping Better Community DATE: April 2,2003 TO: PER ATTACHED FROM: City of Tigard Planning Division STAFF CONTACT: Morgan Tracy,Associate Planner[x2428) Phone: 15031639-4111/Fax: 15031684-1291 SUBDIVISION[SUB]2003-00003 KALAMOIIKA ESTATES NO.2 SUBDIVISION REQUEST: The applicant is requesting approval to subdivide 2 parcels consisting of 15,846 square feet into 5 lots ranging in size between 2,728 and 3,724 square feet. LOCATION: 9810 and 9820 SW 98th Avenue; WCTM 1S135CD, Tax Lots 11400 and 11500. ZONE: R-12: Medium-Density Residential District. The R-12 zoning district is designed to accommodate a full range of housing types at a minimum lot size of 3,050 square feet. A wide range of civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.430, 18.510, 18.705, 18.715, 18.745, 18.765, 18.790, 18.795 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Materials for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: APRIL 16, 2003. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. Written comments provided below: Name & Phone Number of Person Commenting: CITY TIGARD REQUEST FOR COt :NTS NOTIFICATION LIST FOR LAND USE & COMMUNITY DEVELOPMENT APPLICATIONS FILE NOS.:____ _2�,- OCW 3 FILE NAME: ..• ,. CITIZEN INVOLVEMENT TEAMS 14-DAY PENDING APPLICATION NOTICE TO CIT AREA: ❑Central EIJ ast ❑South ['West @Proposal Descrip.in Library CIT Book CITY OFFICES LONG RANGE PLANNING/Barbara Shields,Planning Mgr MMUNITY DVLPMNT.DEPT./Planning-Engineering Techs. _LICE DEPT./Jim Wolf,Crime Prevention Officer BUILDING DIVISION/Gary Lampella,Building Official INEERING DEPT./Brian Rager,Dvlpmnt.Review Engineer_ TER DEPT./Dennis Koellermeier,Operations Mgr. _ CITY ADMINISTRATION/Cathy Wheatley,City Recorder UBLIC WORKS/John Roy,Property Manager _ BLIC WORKS/Matt Stine,Urban Forester PLANNER—POST PROJECT SITE IF A PUBLIC HEARING ITEM-10 BUSINESS DAYS PRIOR TO THE PUBLIC HEARINGI JSherman Casper,Permit Coord.(sowcuP re TIP) • SPECIAL DISTRICTS _ TUAL.HILLS PARK&REC.DIST.*/TUALATIN VALLEY FIRE&RESCUE* _ TUALATIN VALLEY WATER DISTRICT* CLEANWATER SERVICES* Planning Manager Fire Marshall Administrative Office Lee Walker/SWM Program 15707 SW Walker Road Washington County Fire District PO Box 745 155 N.First Avenue Beaverton,OR 97006 (place in pick-up box) Beaverton,OR 97075 Hillsboro,OR 97124 LOCAL AND STATE JURISDICTIONS CITY OF BEAVERTON * _ CITY OF TUALATIN * _OR.DEPT.OF FISH&WILDLIFE OR.DIV.OF STATE LANDS Planning Manager Planning Manager 2501 SW First Avenue Jennifer Goodridge _ Irish Bunnell,Development Services 18880 SW Martinazzi Avenue PO Box 59 775 Summer Street NE PO Box 4755 Tualatin,OR 97062 Portland,OR 97207 Salem,OR 97301-1279 Beaverton,OR 97076 OR.PUB.UTILITIES COMM. METRO-LAND USE&PLANNING * OR.DEPT.OF GEO.&MINERAL IND. 550 Capitol Street NE CITY OF DURHAM * 600 NE Grand Avenue 800 NE Oregon Street,Suite 5 Salem,OR 97310-1380 City Manager Portland,OR 97232-2736 Portland,OR 97232 PO Box 23483 _ Bob Knight,Data Resource Center(ZCA) _US ARMY CORPS.OF ENG. Durham,OR 97281-3483 _ Paulette Allen,Growth Management Coordinator _OR.DEPT.OF LAND CONSERV.&DVLP. Kathryn Harris _ Mel Huie,Greenspaces Coordinator(CPA/ZOA) Larry French(Comp Plan Amendments Only) Routing CENWP-OP-G _CITY OF KING CITY* _ Jennifer Budhabhatti,Regional Planner(Wetlands) 635 Capitol Street NE,Suite 150 PO Box 2946 City Manager _ C.D.Manager,Growth Management Services Salem,OR 97301-2540 Portland,OR 97208-2946 15300 SW 116th Avenue King City,OR 97224 WASHINGTON COUNTY _ OR.DEPT.OF ENERGY(Powedines in Area) _OR.DEPT OF AVIATION(Monopole Towers) Dept.of Land Use&Transp. Bonneville Power Administration Tom Highland,Planning 155 N.First Avenue _CITY OF LAKE OSWEGO * Routing TTRC—Attn: Renae Ferrera 3040 25th Street,SE Suite 350,MS 13 Planning Director PO Box 3621 Salem,OR 97310 Hillsboro,OR 97124 PO Box 369 Portland,OR 97208-3621 _Brent Curtis(CPA) Lake Oswego,OR 97034 _Gregg Leion(CPA) OR.DEPT.OF ENVIRON.QUALITY(DEQ) ODOT,REGION 1 * Anne LaMountain)1GANRB) CITY OF PORTLAND (Notify for Wetlands and Potential Environmental Impacts) _Marah Danielson,Development Review Coordinator Phil Healy(IGA/URB) Planning Bureau Director Regional Administrator _Carl Toland, Right-of-Way Section aacations) _Steve Conway(General Apps) 1900 SW 49'Avenue,Suite 4100 2020 SW Fourth Avenue,Suite 400 123 NW Flanders Sr.Cartographer(cr..oca■MSra Portland,OR 97201 Portland,OR 97201-4987 Portland,OR 97209-4037 _Jim Nims(ZCA)MS Is _Doria Mateja(zcA)Ms 14 WA.CO.CONSOLIDATED COMMUNIC.AGENCY(WCCCA)"911"(Monopole Towers) _ODOT,REGION 1 -DISTRICT 2A Dave Austin Jane Estes,Permit Specialist PO Box 6375 5440 SW Westgate Drive,Suite 350 Beaverton,OR 97007-0375 Portland,OR 97221-2414 UTILITY PROVIDERS AND SPECIAL AGENCIES _PORTLAND WESTERN RJR,BURLINGTON NORTHERN/SANTA FE R/R,OREGON ELECTRIC R/R(Burlington Northern/Santa Fe R/R Predecessor) Robert I.Melbo,President&General Manager 110 W. 10th Avenue "Albany,OR 97321 / V SOUTHERN PACIFIC TRANS.CO.R/R METRO AREA COMMUNICATIONS VAT&T CABLE TRI-MET TRANSIT DVLPMT. Clifford C.Cabe,Construction Engineer Debra Palmer(Annexations Only) Pat McGann ilf Protect is Within V.Mile of a Transit Route) 5424 SE McLoughlin Boulevard Twin Oaks Technology Center 14200 SW Brigadoon Court Ben Baldwin,Project Planner Portland,OR 97232 1815 NW 169th Place,S-6020 Beaverton,OR 97005 710 NE Holladay Street , eaverton,OR 97006-4886 / ortland,OR 97232 ` ✓PORTLAND GENERAL ELECTRIC I NW NATURAL GAS COMPANY v_VERIZON {QWEST COMMUNICATIONS Ken Gutierrez,Svc.Design Consultant Scott Palmer,Engineering Coord. Ken Perdue,Engineering Patty Stambaugh,Engineering 9480 SW Boeckman Road 220 NW Second Avenue PO Box 1100 8021 SW Capitol Hill Rd,Rm 110 Wilsonville,OR 97070 Portland,OR 97209-3991 )Beaverton,OR 97075-1100 Portland,OR 97219 1/TIGARD/TUALATIN SCHOOL DIST.#23J BEAVERTON SCHOOL DIST.#48 V COMCAST CABLE CORP. _AT&T CABLE ix,.EofHduriors9wl Marsha Butler,Administrative Offices Jan Youngquist,Demographics Melody Malone Diana Carpenter 6960 SW Sandburg Street 16550 SW Merlo Road 9605 SW Nimbus Avenue,Bldg. 12 3500 SW Bond Street Tigard,OR 97223-8039 Beaverton,OR 97006-5152 Beaverton,OR 97008 Portland,OR 97232 * INDICATES AUTOMATIC NOTIFICATION IN COMPLIANCE WITH INTERGOVERNMENTAL AGREEMENT IF WITHIN 500' OF THE SUBJECT PROPERTY FOR ANY/ALL CITY PROJECTS(Project Planner Is Responsible For Indicating Parties To Notify). h:\patty\masters\Request For Comments Notification List 2.doc (Revised: 3/25/03) SfflIODaI MOIIYDHIIOM / DINII'IIVW AFFIDAVIT OF POSTING NOTICE OF A LAND USE PROPOSAL IMPORTANT NOTICE: THIS AFFIDAVIT MUST BE ACCOMPANIED BY A COPY OF THE NOTICE THAT WAS POSTED ON THE SITE. In the Matter of the Proposed Land Use Applications for: Land Use File Nos.: SUB2003-00003 Land Use File Name: KALAMOIIKA ESTATES NO. 2 SUBDIVISION I, Morgan Tracy, Associate Planner for the City of Tigard, do affirm that I posted notice of the land use proposal affecting the land located at ( tate the approx to location(s) IF no address(s) and/or tax lot(s) currently registered) 997/D Y. 94W (Peri and did personally post notice of the proposed land use application(s) by means of weatherproof posting in the general vicinity of the affected territory, a copy of said notice being hereto attached and by reference made a part hereof, on the 2t. day of 4/-11 , 2003. /A, , (. Signature o Person Who Performed Posting (In the presence of the Notary) (THIS SECTION FOR A STATE OF OREGON, NOTARY PUBLIC TO COMPLETE/NOTARIZE) STATE OF OREGON ) County of Washington ) ss. Subscribed and sworn/af�fined before me on the day of - , 20 0 13. i� OFFICIAL SEAL ) J BENGTSON J J NOTARY PUBLIC-OREGON COMMISSION NO.368086 I/ f l/ v 1 MY COMMISSION EXPIRES APR.27,2007��~�~~��~���~~-`��1� NOTARY PUBLIC 0 OREGON My Commission Expires: ill?7,110 h.\login\patty\masters\affidavit of posting for staff to post a site.doc KALAMOOKA ESTATES N0. 2 SUDDMSION SUBDIVISION (SUB) 2003 -00003 REQUEST: The applicant is requesting approval to subdivide 2 parcels consisting of 15,846 square feet into 5 lots ranging in size 'Thetween 2,728 and 3 ,724 square feet. LOCATION : 9810 and 9820 SW 98th Avenue; WCTM 1 S135CD , Tax Lots 11400 and 11500. ZONE: R-12: Medium-Density Residential District. The R-12 zoning district is designed to accommodate a full range of housing types at a minimum lot size of 3,050 square feet. A wide range of civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.430, 18.510, 18.705, 18.715, 18.745, 18.765, 18.790, 118 .795 and 18.810. Further information may be obtained from the Planning Division (staff contact: Morgan Tracy) at 13125 SW Hall Blvd. , Tigard, Oregon 97223, or by calling 503-639-4171 . A copy of the application and all documents and evidence submitted by or on behalf of the applicant and the applicable criteria are available for inspection at no cost and copies for all items can also be �rovided at a reasonable cost. A AFFIDAVIT OF MAILING ..-ii OF CITY OF TIGARD Community Development Shaping f1 Better Community I, 'Patricia L. Lunsforcf, being first duly sworn/affirm, on oath depose and say that I am a Senior Administrative Specialist for the City ofTigard;'Washington County, Oregon and that I served the following: (Check Appropriate Box(s)Below) © NOTICE OF DECISION FOR: SUB2003-00003/KALAMOIIKA ESTATES NO. 2 SUBDIVISION ❑ AMENDED NOTICE (File No/Name Reference) ® City of Tigard Planning Director A copy of the said notice being hereto attached, marked Exhibit"A", and by reference made a part hereof, was mailed to each named person(s) at the address(s) shown on the attached list(s), marked Exhibit'B", and by reference made a part hereof, on April 23,2003, and deposited in the United States Mail on April 23,2003, postage prepaid.' .........41110 111P./ 1 � . :�'ZY7c:-L 1.4.- (Person th. 'repared Noti e) STATE. OE o XGorW ) County of ff Washington )ss. City of Tigard ) Subscribed and sworn/affirmed before me on the /i/ i, day of , 2003. r-. -.- r J BENGTSON .O' / , 1 NOTARY PUBLIC OREGON f MY COMMOISSION EXPIRES APR. 7,2007 I t ' t ' I I I Il • I My Commission Expires: ///,)-7/07 EXHIBIT. A NOTICE OF TYPE II DECISION SUBDIVISION (SUB) 2003-00003 `' CITY OF TIGARD KALAMOIIKA ESTATES NO. 2 SUBDIVISION Community Devetopment Shaping Better Community • 120 DAYS = 7/30/2003 SECTION I. APPLICATION SUMMARY FILE NAME: KALAMOIIKA ESTATES NO. 2 SUBDIVISION CASE NOS.: Subdivision (SUB) SUB2003-00003 REQUEST: The applicant is requesting approval to subdivide two (2) parcels consisting of 15,846 square feet into five (5) lots ranging in size between 2,728 and 3,724 square feet. APPLICANT: J&S Concrete, Inc. OWNER: Same Attn: Steve Koski 20241 S. Central Point Road Oregon City, OR 97045 COMPREHENSIVE PLAN DESIGNATION: R-12: Medium-Density Residential District. ZONE: R-12: The R-12 zoning district is designed to accommodate a full range of housing types at a minimum lot size of 3,050 square feet. A wide range of civic and institutional uses are also permitted conditionally. LOCATION: 9810 and 9820 SW 98th Avenue; WCTM 1S135CD, Tax Lot 11400 and 11500. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.370, 18.390, 18.430, 18.510, 18.705, 18.715, 18.745, 18.765, 18.790, 18.795 and 18.810. SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request subject to certain conditions of approval. The findings and conclusions on which the decision is based are noted in Section VI of this Decision. NOTICE OF DECISION PAGE 1 OF 20 SUB2003-00003—KALAMOIIKA ESTATES NO.2 SUBDIVISION CONDITIONS OF APPROVAL PRIOR TO COMMENCING ANY ON-SITE IMPROVEMENTS, INCLUDING GRADING, EXCAVATION, AND/OR FILL, THE FOLLOWING CONDITIONS SHALL BE SATISFIED: Submit to the Planning Division (Morgan Tracy, 639-4171, ext. 2428) for review and approval: 1 . Tree Protection and Removal Plan. The applicant/owner shall provide a tree protection plan, prepared by a certified arborist for any trees greater than 12 inches that are to remain. Tree protection and removal plans shall be reviewed and signed off by the City of Tigard Arborist. 2. Tree Protection Measures Inspection. Provide evidence that the City Arborist has verified that the approved tree protection measures have been implemented. 3. Landscape Plan. Provide a landscape plan showing: A. The location and species of street trees to be planted along the proposed improvements on SW Pihas Court and SW 98th Avenue according to the size and spacing standards of Section 18.745.040 of the Tigard Development Code. B. The location, species, and size (minimum 2 inch caliper), of trees to be planted to mitigate for those trees removed. The plan shall clearly distinguish mitigation trees from street trees. The total amount of caliper inches to be mitigated shall be equal to 50% of the caliper inches removed. For any difference between the caliper inches removed and those planted, the applicant shall pay a fee in-lieu of planting (currently $125 per caliper inch). Submit to the Engineering Department (Brian Rager, 639-4171, ext. 2471) for review and approval: 4. Water Quality and Detention Facility Maintenance. The applicant/owner shall share maintenance responsibility for the water quality and detention facility with the developer of Kalamoiika Estates No.1. The developer shall maintain the facility for a three-year period from the conditional acceptance of the public improvements. A written evaluation of the operation and maintenance shall be submitted and approved prior to acceptance for maintenance by the City. Once the three-year maintenance period is completed, the City will inspect the facility and make note of any problems that have arisen and require them to be resolved before the City will take over maintenance of the facility. In addition, the City will not take over maintenance of the facility unless 80 percent of the landscaping is established and healthy. If at any time during the maintenance period, the landscaping falls below the 80 percent level, the developer shall immediately reinstall all deficient planting at the next appropriate planting opportunity. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF THE FINAL PLAT: Submit to the Planning Division (Morgan Tracy, 639-4171, ext. 2428) for review and approval: 5. Joint Access. Prior to final plat approval, if it is determined that the driveway serving Lot 3 cannot be accommodated on the lot due to spacing requirements from the street intersection, the applicant shall provide satisfactory legal evidence in the form of deeds, easements, leases or contracts to establish the joint access for Lots #3 and 4. Copies of the deeds, easements, leases or contracts shall be placed on permanent file with the City. 6. Removal of Access Restrictions. The applicant shall cause a statement to be placed on the final plat stating the access restriction to SW 98t Avenue as noted on Kalamoiika Estates No. 1, does not pertain to the lots within Kalamoiika Estates No.2. Submit to the Engineering Department (Brian Rager, 639-4171, ext. 2471) for review and approval: 7. Address Fee. The applicant shall pay an addressing fee for each lot (currently $30.00 per address) STAFF CONTACT: Shirley Treat, ext. 2459. NOTICE OF DECISION PAGE 2 OF 20 SUB2003-00003-KALAMOIIKA ESTATES NO.2 SUBDIVISION 8. Monuments. The applicant's final plat shall contain State Plane Coordinates on two monuments with a tie to the City's global positioning system (GPS) geodetic control network. These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by: GPS tie networked to the City's GPS survey; or Random traverse using conventional surveying methods. 9. Final Plat Application Submittal Requirements: A. Submit for City review four (4) paper copies of the final plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. B. Attach a check in the amount of the current final plat review fee (Contact Development Services Technicians, 639-4171, ext. 426). C. The final plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92,05), Washington County, and by the City of Tigard. D. The right-of-way dedication for SW 98}h Avenue and SW Pihas Court shall appear on the final plat. NOTE: Washington County will not begin their review of the final plat until they receive a letter from the City Engineering Department indicating: 1) that the City has reviewed the final plat and submitted comments to the applicant's surveyor, and 2) that the applicant has either completed any public improvements associated with the project, or has at least obtained the necessary public improvement permit from the City to complete the work. E. Once the City and County have reviewed the final plat, submit two mylar copies of the final plat for City Engineer and Community Development Director's signature. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF BUILDING PERMITS: Submit to the Engineering Department (Brian Rager, 639-4171, ext. 2471) for review and approval: 10. Mylars. Prior to issuance of building permits, the applicant shall provide the Engineering Department with a mylar copy of the recorded final plat. 11. Parking Plan. The City Engineer may determine the necessity for, and require submittal and approval of, a construction access and parking plan for the home building phase. If the City Engineer deems such a plan necessary, the applicant shall provide the plan prior to issuance of building permits. IN ADDITION, THE APPLICANT SHOULD BE AWARE OF THE FOLLOWING REQUIREMENTS; THIS IS NOT AN EXCLUSIVE LIST: TUALATIN VALLEY FIRE AND RESCUE REQUIREMENTS: 1 . SINGLE-FAMILY DWELLINGS AND DUPLEXES - FIRE HYDRANTS: Fire hydrants for single-family dwellings, duplexes and sub-divisions, shall be placed at each intersection. Intermediate fire hydrants are required if any portion of a structure exceeds 500 feet from a hydrant at an intersection as measured in an approved manner around the outside of the structure and along approved fire apparatus access roadways. Placement of additional fire hydrants shall be as approved by the Chief. (UFC Sec. 903.4.2.2) 2. FIRE HYDRANT DISTANCE FROM AN ACCESS ROAD: Fire hydrants shall be located not more than 15 feet from an approved fire apparatus access roadway. (UFC Sec. 903.4.2.4) NOTICE OF DECISION PAGE 3 OF 20 SUB2003-00003-KALAMOIIKA ESTATES NO.2 SUBDIVISION 3. REFLECTIVE HYDRANT MARKERS: Fire hydrant_locations shall be identified by the installation of reflective markers. The markers shall be blue. They shall be located adjacent and to the side of the centerline of the access road way that the fire hydrant is located on. In case that there is no center line, then assume a centerline, and place the reflectors accordingly. (UFC Sec. 901 .4.3) 4. SINGLE-FAMILY DWELLINGS - REQUIRED FIRE FLOW: The minimum available fire flow for single-family dwellings and duplexes shall be 1 ,000 gallons per minute. If the structure(s) is(are) 3,600 square feet or larger, the required fire flow shall be determined according to UFC Appendix Table A-III-A-1 . (UFC Appendix III-A, Sec. 5) 5. ACCESS AND FIRE FIGHTING WATER SUPPLY DURING CONSTRUCTION: Approved fire apparatus access roadways and fire fighting water supplies shall be installed and operational prior to any other construction on the site or subdivision. (UFC Sec. 8704) TIGARD COMMUNITY DEVELOPMENT CODE PROCEDURAL REQUIREMENTS: 18.430.080 Improvement Agreement: Before City approval is certified on the final plat, and before approved construction plans are issued by the City, the Subdivider shall: 1 . Execute and file an agreement with the City Engineer specifying the period within which all required improvements and repairs shall be completed; and 2. Include in the agreement provisions that if such work is not completed within the period specified, the City may complete the work and recover the full cost and expenses from the subdivider. The agreement shall stipulate improvement fees and deposits as may be required to be paid and may also provide for the construction of the improvements in stages and for the extension of time under specific conditions therein stated in the contract. 18.430.090 Bond: As required by Section 18.430.080, the subdivider shall file with the agreement an assurance of performance supported by one of the following: 1. An irrevocable letter of credit executed by a financial institution authorized to transact business in the State of Oregon; 2. A surety bond executed by a surety company authorized to transact business in the State of Oregon which remains in force until the surety company is notified by the City in writing that it may be terminated; or 3. Cash. The subdivider shall furnish to the City Engineer an itemized improvement estimate, certified by a registered civil engineer, to assist the City Engineer in calculating the amount of the performance assurance. The subdivider shall not cause termination of nor allow expiration of said guarantee without having first secured written authorization from the City. 18.430.100 Filing and Recording: Within 60 days of the City review and approval, the applicant shall submit the final plat to the County for signatures of County officials as required by ORS Chapter 92. Upon final recording with the County, the applicant shall submit to the City a mylar copy of the recorded final plat. NOTICE OF DECISION PAGE 4 OF 20 SUB2003-00003-KALAMOIIKA ESTATES NO.2 SUBDIVISION 18.430.070 Final Plat Application Submission Requirements: Three copies of the subdivision plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. The subdivision plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05), Washington County, and by the City of Tigard. Street Centerline Monumentation Shall Be Provided As Follows: Centerline Monumentation In accordance with Oregon Revised Statutes 92.060, subsection (2), the centerline of all street and roadway rights-of-way shall be monumented before the City accepts a street improvement. The following centerline monuments shall be set: 1. All centerline-centerline intersection points; 2. All cul-de-sac center points; and 3. Curve points, beginning and ending points (PC's and PT's). All centerline monuments shall be set during the first lift of pavement. Monument Boxes Required Monument boxes conforming to City standards will be required around all centerline intersection points, cul-de-sac center points, and curve points. The tops of all monument boxes shall be set to finished pavement grade. 18.810 Street & Utility Improvement Standards: 18.810.120 Utilities All utility lines including, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface-mounted transformers, surface-mounted connection boxes, and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above. 18.810.130 Cash or Bond Required All improvements installed by the subdivider shall be guaranteed as to workmanship and material for a period of one year following acceptance by the City. Such guarantee shall be secured by cash deposit or bond in the amount of the value of the improvements as set by the City Engineer. The cash or bond shall comply with the terms and conditions of Section 18.810.180. 18.810.150 Installation Prerequisite No land division improvements, including sanitary sewers, storm sewers, streets, sidewalks, curbs, lighting or other requirements shall be undertaken except after the plans have been approved by the City, permit fee paid and permit issued. 18.810.180 Notice to City Required Work shall not begin until the City has been notified in advance. If work is discontinued for any reason, it shall not be resumed until the City is notified. NOTICE OF DECISION PAGE 5 OF 20 SUB2003-00003-KALAMOIIKA ESTATES NO 2 SUBDIVISION 18.810.200 Engineer's Certification The land divider's engineer shall provide written certification of a form provided by the City that all improvements, workmanship and materials are in accord with current and standard engineering and construction practices, and are of high grade, prior to the City acceptance of the subdivision's improvements or any portion thereof for operation and maintenance. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. SECTION III. BACKGROUND INFORMATION Site History: Apart from the previous subdivision approval (SUB2001-00006) there are no other land-use cases associated with the parcels of this proposal. With the exception of an access restriction which will be discussed in greater detail under the Access criteria later in this decision, compliance with the previous conditions of subdivision approval will not be affected. Site Information and Proposal Description: The subject tracts are from the previously approved Kalamoiika No. 1 subdivision. That appl(cation involved the creation of 14 lots from a 2.25 acre site. At the time of that approval, SW 98 was classified as a minor arterial, subject to limitgtions on driveway access. Following the adoption of the City's Transportation System Plan, SW 98 has been reclassified as a neighborhood route, which permits driveway access. Additionally, an existing single-family house was demolished, allowing the lot to be further divided. Vicinity Information: The proposed development is south of SW Greenburg Road and east of SW Tigard Street, immediately adjacent to the Southern Pacific Railroad right-of-way. SECTION IV. COMMENTS FROM PROPERTY OWNERS WITHIN 500 FEET Staff did not receive any comments from nearby property owners. SECTION V. SUMMARY OF APPLICABLE CRITERIA The following summarizes the criteria applicable to this decision in the order in which they are addressed: Page A. Subdivision — General Provisions 18.430.020 Subdivision — (General Provisions) 7 B. Subdivision — Approval Criteria 7 C. Applicable Development Code Sections 18.510 Residential zoning districts) 8 18.705 Access, Egress and Circulation) 18 18.715 Density) 18.745 Landscaping and screening) 11 18.765 Off-street parking and loading requirements) 12 18.790 Tree removal) 12 18.795 Vision clearance) 12 D. Street and Utility Improvement 18.810 (Street and Utility Improvement Standards) 13 E. Impact Study (18.390) 18 NOTICE OF DECISION PAGE 6 OF 20 SUB2003-00003-KALAMOIIKA ESTATES NO.2 SUBDIVISION SECTION VI. APPLICABLE REVIEW CRITERIA AND FINDINGS A — SUBDIVISION GENERAL PROVISIONS: Future Re-Division. When subdividing tracts into large lots, the Approval Authority shall require that the lots be of such size and shape as to facilitate future re-division in accordance with the requirements of the zoning district and this title. The minimum lot size for the R-12 zoning district is 3,050 square feet. The largest lot will be 3,724 square feet. No subsequent division is possible. This standard is, therefore, met. Lot Size Averaging: Section 18.430.020.D states Lot size may be averaged to allow lots less than the minimum lot size allowed in the underlying zoning district as long as the average lot area for all lots is not less than allowed by the underlying zoning district. No lot created under this provision shall be less than 80% of the minimum lot size allowed in the underlying zoning district. The proposed lot sizes are between 2,728 and 3,724 square feet. The smallest allowable lot size based on 80% of the minimum size is 2,440. The average of the five proposed lots is 3,163 square feet. Therefore, this standard has been satisfied. Phased Development: The Approval Authority may approve a time schedule for developing a subdivision in phases, but in no case shall the actual construction time period for any phase be greater than two years without reapplying for a preliminary plat; The criteria for approving a phased site development review proposal are: a.)The public facilities shall be scheduled to be constructed in conjunction with or prior to each phase to ensure provision of public facilities prior to building occupancy; b.) The development and occupancy of any phase shall not be dependent on the use of temporary public facilities: For purposes of this subsection, a temporary public facility is an interim facility not constructed to the applicable City or district standard; and The phased development shall not result in requiring the City or other property owners to construct public facilities that were required as a part of the approval of the preliminary plat. The application for phased development approval shall be reviewed concurrently with the preliminary plat application and the decision may be appealed in the same manner as the preliminary plat. The applicant has not proposed a phased development, therefore, this standard does not apply. B — SUBDIVISION APPROVAL CRITERIA Approval Standards — Preliminary Plat: The proposed preliminary plat complies with the applicable zoning ordinance and other applicable ordinances and regulations. Compliance with the specific regulations and standards of the zoning ordinance will be addressed in greater detail later in this decision. The proposed plat name must not be duplicative and must otherwise satisfy the provisions of ORS Chapter 92. The applicant has provided evidence that the proposed subdivision name has been reserved with Washington County, thus insuring that the name is not duplicative. The streets and roads are laid out so as to conform to the plats of subdivisions and maps of major 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. NOTICE OF DECISION PAGE 7 OF 20 SUB2003-00003-KALAMOIIKA ESTATES NO.2 SUBDIVISION Street layout is discussed in more detail, and conditioned if necessary, under the Street and Utility standards section of this decision. An explanation has been provided for all common improvements. The applicant has provided an explanation for all common improvements as required and, therefore, satisfied this criterion. Specific details of the proposed improvements are discussed later in this decision under the Street and Utility Improvement Standards Section 18.810. FINDING: Based on the analysis above, the proposal meets the preliminary plat approval standards for subdivisions. C — APPLICABLE TIGARD DEVELOMENT CODE SECTIONS Residential Zoning Districts (18.510) Lists the description of the residential Zoning District. The site is located in the R-12: Medium-Density residential zoning district. The R-12 zoning district has the following dimensional requirements: TABLE 18.510.2 DEVELOPMENT STANDARDS IN RESIDENTIAL ZONES STANDARD R-12 Minimum Lot Size 3,050 sq. ft. Detached unit Duplexes -Attached unit Average Minimum Lot Width None Maximum Lot Coverage 80% [1] Minimum Setbacks Front yard 15 ft. Side facing street on corner & through lots 10 ft. Side yard 5 ft. Rear yard 15 ft. Side or rear yard abutting more restrictive zoning district 30 ft. Distance between property line and front of garage 20 ft. Maximum Height 35 ft. Minimum Landscape Requirement 20% [1] Lot coverage includes all buildings and impervious areas. The proposed lots range in size from 2,728 square feet to 3,724 square feet. Several of the lots are irregularly shaped due to site constraints, however, additional square footage has been provided to afford greater flexibility in siting homes on these lots. As discussed later in this decision, vision clearance areas will present additional siting constraints. The applicant has not proposed any adjustments to the underlying zone setbacks. FINDING: Based on the analysis above, the residential zoning district dimensional standards are satisfied. Access, Egress and Circulation (18.705): Chapter 18.705 establishes standards and regulations for safe and efficient vehicle access and egress on a site and for general circulation within the site. Table 18.705.1 states that the minimum vehicular access and egress for single-family dwelling units on individual lots shall be one, 10-foot paved driveway within a 15-foot-wide accessway. The minimum access width for 3-6 dwelling units is 20 feet with 20 feet of pavement. NOTICE OF DECISION PAGE 8 OF 20 SUB2003-00003—KALAMOIIKA ESTATES NO.2 SUBDIVISION The access and egress into the site itself is discussed later in this decision under the Street and Utility Standards section of this decision (18.810). Access to individual lots will be reviewed for compliance during the building permit phase. It should be noted that the previous subdivision pla was required to include an access restriction preventing direct vehicular access to lots from SW 981" Avenue. This was due to the previous road classification. Once the Transportation System Plan was adopted and reclassified this road, those access restrictions were no Ignger pertinent. The applicant's plans reflect that two of the lots will receive access from SW 98t1'. This will be permissible since the plat restrictions for the Kalamoiika No. 2 Plat will supercede the original restrictions, and are addressed specifically in this decision. It should be noted that since Lot 8 of Kalamoiika No. 1 is not part of the replat, the access restriction will still pertain to this lot. Access plan requirements. No building or other permit shall be issued until scaled plans are presented and approved as provided by this chapter that show how access, egress and circulation requirements are to be fulfilled. The applicant shall submit a site plan. The Director shall provide the applicant with detailed information about this submission requirement. Scaled site plans have been submitted that indicate how the requirements of access, egress, and circulation are to be met. Joint access. Owners of two or more uses, structures, or parcels of land may agree to utilize jointly the same access and egress when the combined access and egress of both uses, structures, or parcels of land satisfies the combined requirements as designated in this title, provided: Satisfactory legal evidence shall be presented in the form of deeds, easements, leases or contracts to establish the joint use; and Copies of the deeds, easements, leases or contracts are placed on permanent file with the City. The applicant had originally not proposed any joint accesses. However, due to the driveway separation from intersection requirements, Lots 3 and 4 may have to share access. This will be determined at time of building permit review. If necessary, a crossover easement will be required at that time. A condition of approval requiring this joint access will be imposed, and the applicant will need to submit legal evidence as stipulated above. Public street access. All vehicular access and egress as required in Sections 18.705.030H and 18.705.0301 shall connect directly with a public or private street approved by the City for public use and shall be maintained at the required standards on a continuous basis. Based on the plans submitted, all of the proposed lots will take access from either SW Pihas Court or proposed SW 98 Avenue and both streets are public streets. Curb cuts: Curb cuts shall be in accordance with Section 18.810.030N: 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: Concrete curbs and driveway approaches are required; except where no sidewalk is planned, an asphalt approach may be constructed with City Engineer approval and Asphalt and concrete driveway approaches to the property line shall be built to City configuration standards. No driveway approach shall be less than five feet from the side property line projected except in cul-de-sacs, without approval and written permission of the city. The end slopes may encroach within the five foot restricted area. No portion of any driveway approach, including the end slopes, shall be located closer than thirty feet to an intersection street right-of-way line. Commercial or service drives shall not be more than thirty feet in width and if located on the same lot frontage shall be separated by a minimum length of curb of thirty feet. Each residential driveway shall be not more than twenty-six feet in width including end slopes, and if more than one driveway is to be constructed to serve the same lot, the frontage spacing between such driveways shall be not less than thirty feet measured along the curb line. Joint access driveways shall conform to the appropriate width standard for commercial or residential type usage. Driveways and curb cuts will be reviewed for compliance during the building permit phase. NOTICE OF DECISION PAGE 9 OF 20 SUB2003-00003-KALAMOIIKA ESTATES NO.2 SUBDIVISION Inadequate or hazardous access: Applications for building permits shall be referred to the Commission for review when, in the opinion of the Director, the access proposed would cause or increase existing hazardous traffic conditions; or would provide inadequate access for emergency vehicles; or would in any other way cause hazardous conditions to exist which would constitute a clear and present danger to the public health, safety and general welfare. There is some question as to whether there is adequate room on Lot 3 to accommodate a driveway that will be outside the influence area of the intersection of SW Pihas and SW 981". The applicant has already been conditioned to demonstrate this criterion can be met, and if not, to provide a joint access easement across Lot 4 to enable the driveway to jog to stay out of the influence area. Therefore, this criterion is met. Direct individual access to arterial or collector streets from single-family dwellings and duplex lots shall be discouraged. Direct access to major collector or arterial streets shall be considered only if there is no practical alternative way to access the site. SW 981" Avenue has been reclassified as a neighborhood route, and is not subject to this limitation. This standard will be met. In no case shall the design of the service drive or drives require or facilitate the backward movement or other maneuvering of a vehicle within a street, other than an alley. Single-family and duplex dwellings are exempt from this requirement. The proposed subdivision is for single-family homes. Therefore, this standard does not apply. Minimum access requirements for residential use: Vehicular access and egress for single-family, duplex or attached single-family dwelling units on individual lots and multi-family residential uses shall not be less than as provided in Table 18.705.1 and Table 18.705.2; The width of driveways serving individual lots will be reviewed at the time of building permit application. Based on the proposed site plan, compliance with this standard is feasible. Therefore, this standard is met. Vehicular access to multi-familLy structures shall be brought to within 50 feet of the ground floor entrance or the ground floor landing of a stairway, ramp, or elevator leading to the dwelling units; No multi-family structures are proposed with this application. Therefore, this standard does not apply. Private residential access drives shall be provided and maintained in accordance with the provisions of the Uniform Fire Code; The access drives to the lots are expected to be short residential driveways, and will not exceed length requirements for additional fire suppression needs. Maintenance of the drive will be the responsibility of the applicant/subsequent owners. Section 18.705.030.H.4 states that Access Drives in excess of 150 feet in length shall be provided with approved provisions for the turning around of fire apparatus by one of the following: a circular, paved surface having a minimum turn radius measured from center point to outside edge of 35 feet or a hammerhead-configured, paved surface with each leg of the hammerhead having a minimum depth of 40 feet and a minimum width of 20 feet. The maximum cross slope of a required turnaround is 5%. There are no access drives that will exceed 150 feet. FINDING: Based on the analysis above, the Access, Egress and Circulation standards have not been satisfied. NOTICE OF DECISION PAGE 10 OF 20 SUB2003-00003-KALAMOIIKA ESTATES NO.2 SUBDIVISION CONDITIONS: • Prior to final plat approval, if it is determined that the driveway serving Lot 3 cannot be accommodated on the lot, the applicant shall provide satisfactory legal evidence in the form of deeds, easements, leases or contracts to establish the joint access for Lots #3 and #4. Copies of the deeds, easements, leases or contracts shall be placed on permanent file with the City. • The applicant shall cause a statement to be placed on the final plat stating the access restriction as noted on Kalamoiika Estates No. 1, does not pertain to the lots within Kalamoiika Estates No. 2. Density Computations and Limitations 18.715): Chapter 18.715 implements the Comprehensive Plan by establishing the criteria for determining the number of dwelling units permitted. The number of allowable dwelling units is based on the net development area. The net area is the remaining parcel area after exclusion of sensitive lands and land dedicated for public roads or parks. The net area is then divided by the minimum lot size permitted by the zoning district to determine the number of dwelling units that may be developed on a site. Based on the formulas in Chapter 18.715 of the City of Tigard Community Development Code, the maximum and minimum number of units permitted on the site are based on the net developable area. The net developable area is the gross site area, subtracting sensitive land areas, land dedicated for public parks and public rights-of-way, land for private streets, and if an existing dwelling unit is to remain, the area of the lot on which that unit is situated. The original subdivision (2.25 acres) required a minimum density of 14 lots and a maximum of 18. With the replat of Lots 1 and 2, there will be a total of 17, in compliance with density requirements. Looking solely at the subject site (15,846 square feet) there are no deductions for right-of-way, and no proposed access easements. Therefore the minimum density is 4 and the maximum is 5 lots. With the proposed 5 lots, this standard is met. FINDING: Based on the analysis above, the density standards have been satisfied. Landscaping and Screening (18.745): Chapter 18.745 contains landscaping provisions for new development. Section 18.745.100 requires that street trees be planted in conjunction with all development that fronts a street or driveway more than 100 feet long. A proposed planting list must be submitted for review by the Director since certain trees can damage utilities, streets and sidewalks or cause personal injury. Section 18.745.040.0 contains specific standards for spacing of street trees as follows: • 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; • 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; and • Large trees (over 40 feet tall and more than 35 feet wide branching) shall be spaced no greater than 40 feet apart; Street improvements, including street trees, were part of the original Kalamoiika project. Nevertheless, the applicant has reiterated that compatible street trees will be planted along the frontages of these lots. This standard is met. Section 18.745.050 contains the provisions and requirements for buffering and screening. The Buffering and Screening Matrix (Section 18.745.1) does not require buffering or screening when a single-family detached residential use is proposed adjacent to existing detached single-family dwellings. Buffering and screening does apply when dissimilar uses or zones abut each other. Buffering, but not screening is required when dissimilar uses are separated by a street. NOTICE OF DECISION PAGE 11 OF 20 SUB2003-00003-KALAMOIIKA ESTATES NO.2 SUBDIVISION The proposed residential subdivision is surrounded by similar single-family detached style housing, therefore no additional buffering or screening will be required. Off-Street Parking and Loading Requirements (18.765): Chapter 18.765, Table 18.765.2 requires that single-family residences be provided with one (1) off-street parking space for each dwelling unit. Compliance with this standard will be enforced during the building permit review process. Since the Code requires 20 feet from the property line to the face of a garage, this will insure that at least one (1) car can park off of the street, outside of any garage. FINDING: Because each individual home will be reviewed for compliance with this standard during the building permit phase and it is feasible that this standard will be met by providing driveways and garages, this standard has been satisfied. Tree Removal (18.790): Chapter 18.790 requires mitigation of trees over 12" diameter at breast height (dbh) removed as part of the development of the site. The applicant's tree removal plan indicates the trees on the property that are to remain and those proposed for removal. There are a total of 2 trees greater than 12 inches in diameter within the project area. Of those, one (50%) is proposed for removal and one will remain. The level of mitigation requirement is based on the percentage of trees removed from the total. Removal of more than 50% of trees over 12 inches requires that 50% of the caliper inches being removed are replanted (or a payment made in-lieu of planting). The total caliper inches proposed for removal is 30. The applicant will be responsible for replanting 15 caliper inches with new trees (minimum 2 inch caliper), payment in-lieu, or a combination of both. Street trees cannot be counted towards meeting the mitigation requirement. For any trees that are 12 inches or greater that will be retained, the applicant must provide a tree protection plan prepared by a certified arborist. Tree protection and removal plans will be reviewed and signed off by the City of Tigard Arborist. FINDING: Based on the analysis above, the Tree Removal standards have not been met. CONDITIONS: • The applicant/owner shall provide a landscape plan showing the location, species and size (minimum 2 inch caliper), of trees to be planted to mitigate for those trees removed. The plan shall clearly distinguish mitigation trees from street trees. The total amount of caliper inches to be mitigated shall be equal to 50% of the amount of caliper inches removed. For any difference between the caliper inches removed and those planted, the applicant shall pay a fee in-lieu of planting (currently $125 per caliper inch). • The applicant/owner shall provide a tree protection plan, prepared by a certified arborist for the trees greater than 12 inches in diameter that will remain. Tree protection and removal plans will be reviewed and signed off by the City of Tigard Arborist. Vision Clearance (18.795): Chapter 18.795 applies to all development and requires that clear vision area shall be maintained on the corners of all property adjacent to intersecting right-of-ways and at the intersection of a public street and a private driveway. A visual clearance area shall contain no vehicle, hedge, planting, fence, wall structure, signs, or temporary or permanent obstruction exceeding three feet in height. The applicant has not proposed any structures or vegetation in the vision clearance areas. However, it shall be noted that clearance vision areas of right-of-way intersections do affect Lot #3 and will potentially affect construction of structures including fences, stairs, decks and landings on this lot. FINDING: Because no structures are currently proposed in the vision clearance area and all future buildings will be reviewed for compliance during the building permit phase, this standard has been satisfied. NOTICE OF DECISION PAGE 12 OF 20 SUB2003-00003-KALAMOIIKA ESTATES NO.2 SUBDIVISION D — STREET AND UTILITY IMPROVEMENTS STANDARDS (SECTION 18.810): Street And Utility Improvements Standards (Section 18.810): Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width lanned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. Minimum Rights-of-Way and Street Widths: Section 18.810.030(E) requires a minor collector street to have a 60-foot right-of-way width and a 40-foot paved section. Local residential streets shall have a minimum right-of-way width of 42 feet with a 28 foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. SW 98th Avenue This site lies adjacent to SW 98th Avenue, which has been reclassified from a minor collector to a neighborhood route on the City of Tigard Transportation System Plan. Right-of-way dedications to bring the street width to 30 feet from centerline has already occurred. No further dedications ware required. Half street improvements to SW 98th Avenue and SW Pihas Court have likewise already been completed. The original approved plat included an access restriction to SW 98th based on its previous functional classification. Since the street has been reclassified, access will be permitted from the replatted lots number 1 and 2. SW Pihas Court This street has been improved to City standards as part of the Kalamoiika project. No additional improvements beyond installation of sidewalks and street trees are required. Future Street Plan and Extension of Streets: Section 18.810.030(F) states that a future street plan shall be filed which shows the pattern of existing and proposed future streets from the boundaries of the proposed land division. This section also states that where it is necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed and a barricade shall be constructed at the end of the street. These street stubs to adjoining properties are not considered to be cul-de-sacs since they are intended to continue as through streets at such time as the adjoining property is developed. A barricade shall be constructed at the end of the street by the property owners which shall not be removed until authorized by the City Engineer, the cost of which shall be included in the street construction cost. Temporary hammerhead turnouts or temporary cul-de- sac bulbs shall be constructed for stub streets in excess of 150 feet in length. No new streets are being created with this subdivision, and the existing streets meet block length standards. There are no undeveloped arcels that require access through the proposed subdivision area. Therefore, this standard is satisfied. Cul-de-sacs: 18.810.030.K states that a cul-de-sac shall be no more than 200 feet long, shall not provide access to greater than 20 dwelling units, and shall only be used when environmental or topographical constraints, existing development pattern, or strict adherence to other standards in this code preclude street extension and through circulation: NOTICE OF DECISION PAGE 13 OF 20 SUB2003-00003-KALAMOIIKA ESTATES NO.2 SUBDIVISION • All cul-de-sacs shall terminate with a turnaround. Use of turnaround configurations other than circular, shall be approved by the City Engineer; and • The length of the cul-de-sac shall be measured along the centerline of the roadway from the near side of the intersecting street to the farthest point of the cul-de-sac. • If a cul-de-sac is more than 300 feet long, a lighted direct pathway to an adjacent street may be required to be provided and dedicated to the City. There are no cul-de-sacs formed by this development. Street Alignment and Connections: Section 18.810.030(G) requires all local streets which abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code. A street connection or extension is precluded when it is not possible to redesign, or reconfigure the street pattern to provide required extensions. 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. All streets abutting this subdivision are improved and are connected to other streets, forming no dead ends. Grades and Curves: Section 18.810.030.M states that grades shall not exceed ten percent on arterials, 12% on collector streets, or 12% on any other street (except that local or residential access streets may have segments with grades up to 15% for distances of no greater than 250 feet), and: • Centerline radii of curves shall not be less than 700 feet on arterials, 500 feet on major collectors, 350 feet on minor collectors, or 100 feet on other streets; and • Streets intersecting with a minor collector or greater functional classification street, or streets intended to be posted with a stop sign or signalization, shall provide a landing averaging five percent or less. Landings are that portion of the street within 20 feet of the edge of the intersecting street at full improvement. The existing street grades are less than 2%; therefore this criterion is met. Access to Arterials and Major Collectors: Section 18.810.030.P states that where a development abuts or is traversed by an existing or proposed arterial or major collector street the development design shall provide adequate protection for residential properties and shall separate residential access and through traffic or if separation is not feasible, the design shall minimize the traffic conflicts. The design shall include any of the following: • A parallel access street along the arterial or major collector; • Lots of suitable depth abutting the arterial or major collector to provide adequate buffering with frontage along another street; • Screen planting at the rear or side property line to be contained in a nonaccess reservation along the arterial or major collector; or • Other treatment suitable to meet the objectives of this subsection; • If a lot has access to two streets with different classifications, primary access should be from the lower classification street. It should be noted that the previous subdivision plat was required to include an access restriction preventing direct vehicular access to lots from SW 98 tAvenue. This was due to the previous road classification. Once the Transportation System Plan was adopted and reclassified this road from a minor arterial to neighborhood collector, those access restrictions were po longer pertinent. The applicant's plans reflect that two of the lots will receive access from SW 98t . This will be permissible since the plat restrictions for the Kalamoiika No. 2 Plat will supercede the original restrictions, and are addressed specifically in this decision. It should be noted that since Lot 8 of Kalamoiika No. 1 is not part of the replat, the access restriction will still pertain to this lot. NOTICE OF DECISION PAGE 14 OF 20 SUB2003-00003-KALAMOIIKA ESTATES NO.2 SUBDIVISION Private Streets: Section 18.810.030.S states that design standards for private streets shall be established by the City Engineer. The City shall require legal assurances for the continued maintenance of private streets, such as a recorded maintenance agreement. Private streets serving more than six dwelling units are permitted only within planned developments, mobile home parks, and multi-family residential developments. There are no private streets formed by this development. Block Designs - Section 18.810.040.A states that the length, width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall not exceed 1,800 feet measured along the right-of-way line except: • Where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development or; • For blocks adjacent to arterial streets, limited access highways, major collectors or railroads. • For non-residential blocks in which internal public circulation provides equivalent access. The subdivision is within a triangular block formed by SW Pihas, SW 98th, and SW Koski. The perimeter of this block measures approximately 1,065 lineal feet. Therefore, this criterion is met. Section 18.810.040.B.2 also states that bicycle and pedestrian connections on public easements or right-of-ways shall be provided when full street connection is not possible. Spacing between connections shall be no more than 330 feet, except where precluded by environmental or topographical constraints, existing development patterns, or strict adherence to other standards in the code. There are no uncompleted full street connections. A bicycle/pedestrian connection is not required since the applicant was able to meet the block length criterion. The proposed site plan provides a looped route to and from SW 98th Avenue. Therefore, this criterion is satisfied. Lots - Size and Shape: Section 18.810.060(A) prohibits lot depth from being more than 2.5 times the average lot width, unless the parcel is less than 1.5 times the minimum lot size of the applicable zoning district. All the proposed lots are less than 1.5 times the minimum lot size of the R-12 zoning district of 3,050 square feet. Therefore, this standard does not apply. Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public or private streets, other than an alley. In the case of a land partition, 18.420.050.A.4.c applies, which requires a parcel to either have a minimum 15-foot frontage or a minimum 15-foot wide recorded access easement. In cases where the lot is for an attached single-family dwelling unit, the frontage shall be at least 15 feet. All lots in the proposed development have at least 25 feet of frontage onto a public street. Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. By constructing concrete sidewalks along SW 98th Avenue and SW Pihas Court, the applicant will meet this criterion. NOTICE OF DECISION PAGE 15 OF 20 SUB2003-00003-KALAMOIIKA ESTATES NO.2 SUBDIVISION • Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. There is an existing 8-inch public sewer line located in SW 98th Avenue. Sewer laterals have already been installed in anticipation of this subdivision replat. This standard is satisfied. Storm Drainage: General Provisions: Section 18.810.100.A states requires developers to make adequate provisions for storm water and flood water runoff. Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area,.whether inside or outside the development. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Crean Water Services in 2000 and including any future revisions or amendments). The topography of this site is relatively flat, with no apparent upstream flows affecting the parcel. All onite drainage will be accommodated within the project and conveyed to the storm system in SW 98t Avenue. Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). A storm drainage system and water quality/detention pond was constructed with the Kalamoiika project. The system and pond was designed and built to accommodate these proposed lots. No further storm drainage work is required. Bikeways and Pedestrian Pathways: Bikeway Extension: Section 18.810.110.A states that developments adjoining proposed bikeways identified on the City's adopted pedestrian/bikeway plan shall include provisions for the future extension of such bikeways through the dedication of easements or right-of-way. No bikeway is associated with this application. Therefore, this standard does not apply. Cost of Construction: Section 18.810.110.B states that development permits issued for planned unit developments, conditional use permits, subdivisions, and other developments which will principally benefit from such bikeways shall be conditioned to include the cost or construction of bikeway improvements. No bikeway is associated with this application. Therefore, this standard does not apply. Minimum Width: Section 18.810.110.0 states that the minimum width for bikeways within the roadway is five feet per bicycle travel lane. Minimum width for two-way bikeways separated from the road is eight feet. NOTICE OF DECISION PAGE 16 OF 20 SUB2003-00003-KALAMOIIKA ESTATES NO.2 SUBDIVISION No bikeway is associated with this application. Therefore, this standard does not apply. Utilities: Section 18.810.120 states that all utility lines, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: The developer shall make all necessary arrangements with the serving utility to provide the underground services; The City reserves the right to approve location of all surface mounted facilities; All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under-grounding the utilities outweighs the benefit of under-grounding in conjunction with the development. The determination shall be on a case-by-case basis. The most common, but not the only, such situation is a short frontage development for which under-grounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in-lieu of under-grounding. The applicant has already satisfied the undergrounding requirement as part of the previous Kalamoiika Estates subdivision. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Public Water System: Water services were previously installed for the proposed lots as a part of the Kalamoiika project. No additional public water line work is needed. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by Clean Water Services (CWS) Design and Construction Standards (adopted by Resolution and Order No. 00-7) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. The stormwater treatment and detention pond that was built as part of the previous Kalamoiika Estates Subdivision was designed to accommodate the additional impervious area represented by the three additional lots. The pond already meets CWS design standards. Grading and Erosion Control: CWS Design and Construction Standards also regulate erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per CWS regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. NOTICE OF DECISION PAGE 17 OF 20 SUB2003-00003-KALAMOIIKA ESTATES NO.2 SUBDIVISION The Federal Clean Water Act requires that a National Pollutant Discharge Elimination System (NPDES) erosion control permit be issued for any development that will disturb five or more acres of land. A NPDES permit is not required, since the parcel is only 15,846 square feet in size. Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard and within the Urban Service Boundary (USB). The existing house will need to be issued a new address as will each of the newly created lots. An addressing fee in the amount of $30.00 per address shall be assessed. This fee shall be paid to the City prior to approval of the final plat. For this project, the addressing fee will be $150.00 (5 lots X $30/address = $150.00). Survey Requirements The applicant's final plat shall contain State Plane Coordinates on two monuments with a tie to the City's global positioning system (GPS) geodetic control network. These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by: GPS tie networked to the City's GPS survey. By random traverse using conventional surveying methods. E — IMPACT STUDY Section 18.390.050 states that the applicant shall provide an impact study to quantify the effect of development on public facilities and services. The study shall address, at a minimum, the transportation system including bikeways, the drainage system, the parks system, the water system, the sewer system, and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with a requirement for public right-of-way dedication, or provide evidence that supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. Section 18.390.050 states that when a condition of approval requires the transfer to the public of an interest in real property, the approval authority shall adopt findings which support the conclusion that the interest in real property to be transferred is roughly proportional to the impact the proposed development will have on the public. The internal streets within the subdivision are needed to allow the subdivision to develop and the need for streets is created by the subdivision. Because the need for the internal streets is created by the development, the impact of the development is directly proportional to the cost of dedication and construction of the internal streets. Therefore, no proportionality analysis is needed for these internal streets, and they are not factored into the mitigated costs for the City's transportation system. External street improvements are required to offset the general contribution of traffic impacts (vehicular, pedestrian, etc.) generated from the development and to systematically bring substandard systems into conformance. These half-street frontage improvements are required to be roughly proportional to the impacts resulting from development of the property. Upon completion of this development, the future builders of the residences will be required to pay TIF's of approximately $9,040 ($2,260 x 5 single-family dwelling units-one preexisting housing unit credit). Replacing the existing dwelling does not contribute any additional impacts to the street system, so it is deducted from the calculations. NOTICE OF DECISION PAGE 18 OF 20 SUB2003-00003-KALAMOIIKA ESTATES NO.2 SUBDIVISION Any required street improvements to certain collector or higher volume streets and the Washington County Traffic Impact Fee (TIF) are mitigation measures that are required at the time of development. Based on a transportation impact study prepared by Mr. David Larson for the A-Boy Expansion/Dolan II/Resolution 95-61, TIF's are expected to recapture 32 percent of the traffic impact of new development on the Collector and Arterial Street system. Based on the estimate that total TIF fees cover 32 percent of the impact on major street improvements citywide, a fee that would cover 100 percent of this projects traffic impact is $28,250 ($9,040 divided by .32). The difference between the TIF paid and the full impact, is considered an unmitigated impact. Less mitigated costs There are no required off-site improvements, as these have already been constructed. As such, no proportionality analysis is required. Estimate of Unmitigated Impacts Full Impact 9,040=0.32= $28,250 Less TIF Assessment 4 lots x $2,260= $9,040 Less mitigated costs none= $0 Estimate of Unmitigated Impacts $19,210 FINDING: Since no off-site improvements or exactions have been required, no proportionality test is required. SECTION VII. OTHER STAFF COMMENTS The City of Tigard Property Manager has reviewed the proposal and had no objection. The City of Tigard Water Department has reviewed the proposal and had no objection. The City of Tigard Police Department has reviewed the proposal and had no objection to it. The City of Tigard Forester has reviewed the proposal and has offered the following comments: An arborist report is required since trees will be impacted by construction activities. SECTION VIII. AGENCY COMMENTS Tualatin Valley Fire and Rescue has reviewed the proposal and has offered the following comments: 1 . SINGLE-FAMILY DWELLINGS AND DUPLEXES - FIRE HYDRANTS: Fire hydrants for single-family dwellings, duplexes and sub-divisions, shall be placed at each intersection. Intermediate fire hydrants are required if any portion of a structure exceeds 500 feet from a hydrant at an intersection as measured in an approved manner around the outside of the structure and along approved fire apparatus access roadways. Placement of additional fire hydrants shall be as approved by the Chief. (UFC Sec. 903.4.2.2) 2. FIRE HYDRANT DISTANCE FROM AN ACCESS ROAD: Fire hydrants shall be located not more than 15 feet from an approved fire apparatus access roadway. (UFC Sec. 903.4.2.4) 3. REFLECTIVE HYDRANT MARKERS: Fire hydrant locations shall be identified by the installation of reflective markers. The markers shall be blue. They shall be located adjacent and to the side of the centerline of the access road way that the fire hydrant is located on. In case that there is no center line, then assume a centerline, and place the reflectors accordingly. (UFC Sec. 901.4.3) 4. SINGLE-FAMILY DWELLINGS - REQUIRED FIRE FLOW: The minimum available fire flow for single-family dwellings and duplexes shall be 1,000 gallons per minute. If the structure(s) is(are) 3,600 square feet or larger, the required fire flow shall be determined according to UFC Appendix Table A-III-A-1. (UFC Appendix III-A, Sec. 5) NOTICE OF DECISION PAGE 19 OF 20 SUB2003-00003-KALAMOIIKA ESTATES NO.2 SUBDIVISION • 5. ACCESS AND FIRE FIGHTING WATER SUPPLY DURING CONSTRUCTION: Approved fire apparatus access roadways and fire fighting water supplies shall be installed and operational prior to any other construction on the site or subdivision. (UFC Sec. 8704) SECTION IX. PROCEDURE AND APPEAL INFORMATION Notice: Notice was mailed to: X The applicant and owners X Owners of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON APRIL 23, 2003 AND EFFECTIVE ON MAY 8, 2003 UNLESS AN APPEAL IS FILED. Appeal: The Director's Decision is final on the date that it is mailed. Any party with standing as provided in Section 18.390.040.G.1 . may appeal this decision in accordance with Section 18.390.040.6.2. of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the Notice of Decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing, subject to any additional rules of procedure that may be adopted from time to time by the appellate body. THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON MAY 7, 2003 Questions: If you have any questions, please call the City of Tigard Planning Division, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon at (503) 639-4171. S.• April 23, 2003 PREPARED BY: Morgan E. Tracy DATE Associate Planner is\curpin\morgan\workspace\sub\sub2003-00003 (kalamoiika no.2)\sub2003-00003 decision.doc NOTICE OF DECISION PAGE 20 OF 20 SUB2003-00003-KALAMOIIKA ESTATES NO.2 SUBDIVISION -:1111111 NORTH CITY of TIGARD GEOGRAPHIC INFORMATION SYSTEM El II ,._ \ 7141 IP/ VICINITY MAP la NM V i 0 II ill Cr SUB2003-00003 I I 1 I Pr4 *4.4/ a. KALAMOIIKA ESTATES NO.2 SUBDIVISION All/ L TIGARD ST 1 f 1 tt25 FFRF'. -I -� RD flii Fk' _40 es:N&i: t g . .. is"' , ■ - 1/11SW PIHAS CT *s a PIHAS ST \ \` / 9FLtf OkND RU DUNHAAj PE VIP 44/All . .� Tigaid Area Map .. •\ AMIllifillr "X • 10 iN N liii a 11111Woi IL 111111160 \' ■•• 0 100 200 300 400 Feet MEADOW ST 74 II-- 1"=295 feet 11111111110 Or, 41!‘ •At . : k Nim 1 i —____Th C'/ 11��`.' 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Driveway APProach ✓ CITY OF TIGARD '� SUB2003-00003 SITE PLAIN KALAMOIIKA ESTATES NO. 2 SUBDIVISION (Map is not to scale) N J & S Concrete, Inc. EXHIBIT ,t9 Attn: Steve Koski SUB2003-00003 20241 S. Central Point Road KALAMOIIKA ESTATES NO. 2 SUBDIVISION Oregon City, OR 97045 J & S Concrete, Inc. 18285 NE Ribbon Ridge Road Newberg, OR 97132 • Ato AFFIDAVIT OF MAILING Ale i'- CITY OF TIGARD Community cDeve(opment Shaping Better Community I, cPatricia G. Gunssford, being first duly sworn/affirm, on oath depose and say that I am a Senior Administrative Specialist for the City of'Tigard;Washington County, Oregon and that I served the following: (Check Appropriate Boris)Below} © NOTICE OF DECISION FOR: SUB2003-00003/KALAMOIIKA ESTATES NO. 2 SUBDIVISION D AMENDED NOTICE (File No/Name Reference) ® City of Tigard Planning Director A copy of the said notice being hereto attached, marked Exhibit"A", and by reference made a part hereof, was mailed to each named person(s) at the address(s) shown on the attached list(s), marked Exhibit"B", and by reference made a part hereof, on April 23,2003, and deposited in the United States Mail on April 23,2003, postage prepaid. T ` A J ' (Person that Pr-.ar-Motice) 4 STATE, OBE OkEGOX ) County off Washington )ss. City of Tigard ) Subscribed and sworn/affirmed before me on the / day of , 2003. O 1 OFFICIAL SEAL O � . J BENGTSON () NOTARY PUBLIC-OREGON ( 4 COMMISSION NO.368086 MY COMMISSION EXPIRES APR.27,2007 Y '"`1".) 1 BF - .'-'5-N'` `O5 N■ A' PUBLIC O OREGON '7,2007 ) My Commission Expires: 17' 7/0.. 7 NOTICE OF TYPE II DECISION SUBDIVISION (SUB) 2003-00003 `' CITY OF TIGARD KALAMOIIKA ESTATES NO. 2 SUBDIVISION Commun Comment SkapingA Better mmunity 120 DAYS = 7/30/2003 SECTION I. APPLICATION SUMMARY FILE NAME: KALAMOIIKA ESTATES NO. 2 SUBDIVISION CASE NOS.: Subdivision (SUB) SUB2003-00003 REQUEST: The applicant is requesting approval to subdivide two (2) parcels consisting of 15,846 square feet into five (5) lots ranging in size between 2,728 and 3,724 square feet. APPLICANT: J&S Concrete, Inc. OWNER: Same Attn: Steve Koski 20241 S. Central Point Road Oregon City, OR 97045 COMPREHENSIVE PLAN DESIGNATION: R-12: Medium-Density Residential District. ZONE: R-12: The R-12 zoning district is designed to accommodate a full range of housing types at a minimum lot size of 3,050 square feet. A wide range of civic and institutional uses are also permitted conditionally. LOCATION: 9810 and 9820 SW 98th Avenue; WCTM 1 S135CD, Tax Lot 11400 and 11500. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.370, 18.390, 18.430, 18.510, 18.705, 18.715, 18.745, 18.765, 18.790, 18.795 and 18.810. SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED subject to certain conditions, the request for Subdivision and Adjustment approvals. The findings and conclusions on which the decision is based are noted in the full decision, available at City Hall. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. 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. SECTION III. PROCEDURE AND APPEAL INFORMATION Notice: Notice mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON APRIL 23, 2003 AND BECOMES EFFECTIVE ON MAY 8, 2003 UNLESS AN APPEAL IS FILED. A eal: The Director's Decision is final on the date that it is mailed. All persons entitled to notice or who are otherwise adversely affected or aggrieved by the decision as provided in Section 18.390.040.G.1 may appeal this decision in accordance with Section 18.390.040.G.2 of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the Notice of Decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing, subject to any additional rules of procedure that may be adopted from time to time by the appellate body. I THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON MAY 7, 2003. I Questions: For further information please contact the Planning Division Staff Planner, Morgan Tracy at (503) 639-4171, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. ` ��JORTH —,---- r,ry i Henan =� 7 VICINITY MAP \ SUB2003-00003 I ♦ I KALAMOIIKA ESTATES N0.2 SUBDIVISION 1 ( 1 WES III r •A,,,-. .. 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CITY OF TIGARD t SUB2003-00003 SUTE PLAIN KALAMOIIKA ESTATES NO.2 SUBDIVISION N ALBERTSON CAROLINE CONNOLLY& CHANEY JENNIFER M&JOSHUA M .6 ALBERTSON ERIC W 9708 SW LONDON CT EXHIBIT 1599 SW UNDERHILL RD TIGARD,OR 97223 PORTLAND,OR 97219 1 S 135CC-03900 1S1 35CD-05000 AL ORD B T W CHAPMAN MARY E& PAT M THOMAS REBECCA L 101 TIGARD ST 9768 SW LONDON CT ARD, OR 97223 TIGARD,OR 97223 1 S 135CC-03700 1S1 35CD-07300 ALFORD BURT W&PATRICIA M CLARKE SHERI L 10180 SW TIGARD ST 9717 SW LONDON CT TIGARD, OR 97223 TIGARD,OR 97223 1 S 135C D-08300 15135C D-02500 ANDERSEN STUART R CORYELL JACK M AND ALICE 0 9738 SW LONDON CT TRUSTEES TIGARD,OR 97223 9900 SW 92ND PORTLAND,OR 97223 1 S 135CD-07900 2S 102BB-00100 ANDERSON WILLIAM D CRESS SCOTT B AND DANA B 9731 SW LONDON CT 9966 SW KATHERINE STREET TIGARD, OR 97223 TIGARD,OR 97223 1 S 135C D-06000 1 S 135C0-07500 ARNOLD MARGARET E DAVIES KATHRYN L PO BOX 231178 9713 SW LONDON CT TIGARD,OR 97223 TIGARD,OR 97223 1 S 135CD-06600 1 S 135CD-01702 BAKER MATTHEW M& DOBLIE JUDY K TOTMAN BETHANY C 11640 SW 98TH AVE 9722 SW LONDON CT TIGARD,OR 97223 TIGARD,OR 97223 1 S 135CD-07100 1 S 135CD-01500 BRINK LOIS M DORSETT R CRAIG 9721 SW LONDON CT 11550 SW 98TH AVE TIGARD,OR 97223 TIGARD,OR 97223 1 S 135CC-03300 2S 102BA-00501 BROOKER FRED&HARRIETT ELLIOTT JAMES R&SHERRY D 10060 SW TIGARD ST BY ESP PROPERTY FACTORS INC TIGARD,OR 97224 1522 SW SUNSET BLVD PORTLAND,OR 97201 1 S 135CD-08000 1 S 135CD-01600 BROWN MARCIE A EMPKIE ROBERT JR HAZEL 9732 SW LONDON CT 6975 SW QUEEN LN TIGARD,OR 97223 BEAVERTON,OR 97008 1 S 135CD-02000 1 S 135CD-01703 ERICKSON STEVEN C HELTZEL KENNETH L&HELEN M 11760 SW 98TH AVE 5131 SW FREEMAN CT TIGARD,OR 97223 PORTLAND,OR 97219 1 S 135CD-01201 1 S 135C D-06800 FOERSTER EDWARD DOROTHY HOLIEN CHRISTOPHER&CHRISTINE do SCOTT JANET K 9726 SW LONDON CT 13467 SW LAURMONT CT TIGARD,OR 97223 TIGARD,OR 97223 1 S 135CD-09800 1 S 135CD-03900 FOSTER DEANNA K HOUSING AUTHORITY OF 9991 SW PIHAS CT WASHINGTON COUNTY TIGARD,OR 97223 111 NE LINCOLN ST#200-L HILLSBORO,OR 97124 1 S 135C D-05800 1 S 135CD-06100 FULLER AARON&KATIE HOWARTH DENISE L 9706 SW LONDON CT 9712 SW LONDON CT TIGARD,OR 97223 TIGARD,OR 97223 1 S 135CD-08400 1 S 135CD-10300 GANN KIM L INTERCOASTAL DEVELOPMENT 9740 SW LONDON CT GROUP LLC TIGARD,OR 97223 PO BOX 91185 PORTLAND,OR 97291 1 S 135CD-07200 1 S135CD-10600 GANT MANUELA MARIA IN •COAS • DEVELOPMENT 9719 SW LONDON CT GROU' TIGARD,OR 97223 PO :i • 85 •RTLAND, •R 97291 1 S 135CD-01700 1 135CD-11000 GETTY SHARON MARIE IN •COAS - DEVELOPMENT 11630 SW 98TH GROU• TIGARD,OR 97223 PO :: 9 ;5 ••RTLAND,OR 97291 1 S 135CD-05300 1 S 135CD-10900 GRAHAM GARY L AND I RCOAS DEVELOPMENT DELORIES C GROU 9743 SW LONDON CT PO B 91 TIGARD,OR 97223 TLAND,OR 97291 1 S 135CD-04800 1 S 135CD-10700 GROVER CHRISTOPHER P IN RCOA •L DEVELOPMENT 9785 SW LONDON CT GRO►• C TIGARD,OR 97223 P• :O 91185 �•RTLA ■ •R 97291 15135CD-08500 1 S 135CD-10100 HALL SIEGLINDE INTERLOCKING ENTERPRISES INC& 9747 SW LONDON SQUARE CT VISTA NORTHWEST INC TIGARD,OR 97223 10740 NW CORNELIUS PASS RD PORTLAND,OR 97231 1 S 135CD-11100 1 S 135CD-05400 INTERLOCKING ENTERPRISES INC& LONDON SQUARE HOMEOWNERS VISTA NORTHWEST INC ASSOCIATION THE 10740 NW CORNELIUS PASS RD ATTN:A RICHARD VIAL PORTLAND,OR 97231 1 SW COLUMBIA ST STE 555 PORTLAND,OR 97258 1 S 135C D-10200 1 S 135CD-01004 IN 'LOCKIN 1TERPRISES INC& LONG DANNY J VISTA • WEST INC 12020 SW TOOZE RD 10740 ►'. L US PASS RD SHERWOOD,OR 97140 P.'TLAND,OR 97231 1 S 135CD-01400 1S 135C D-00500 J&S CONCRETE INC MAHAR MARYLOU 18285 NE RIBBON RIDGE RD PO BOX 1064 NEWBERG, OR 97132 NEWBERG,OR 97132 2S 102BA-00500 1 135CD-0870 JACKSON PAUL R&SIMONE D MA ELOPMENT CORP 10250 TIGARD ST , 0 TIGARD,OR 97223 1 S 135C D-08200 1 S 135CB-00700 JASPER TERRIA L MCCALL OIL 9736 SW LONDON CT CHEMICAL CORPORATION TIGARD,OR 97223 BY NED MCCALL 5480 NW FRONT AVE PORTLAND,OR 97210 151 35CD-03400 2S 102BA-00390 KNEELAND JAMES H&DEBORAH L MCCALL PROPERTIES INC 9690 SW LEWIS LN BY NED MCCALL TIGARD,OR 97223 5480 NW FRON AVE PORTLAND,OR 97210 1 S 135CD-05100 1 S 135CC-04000 KOR DEBORAH A ALL PROP- IES INC do COBB TIA J BY N : a• ALL 9755 SW LONDON CT 5480 f FRO • AVE TIGARD,OR 97223 P 'TLAND,OR 97210 1 S 135CC-03100 15135CD-01100 KRASAUSK PAUL& M• PROP 'TIES INC MACHARG JOE JR& BY NED ALL TOTORICA CAROL E 5480 ■ ' FR• AVE PO BOX 5931 P:'TLAND,OR 97210 BEAVERTON,OR 97006 1S 135C D-00790 1 S 135CD-06300 LAMM FAMILY TRUST MODRO DAVID H 11520 SW 98TH AVE 9716 SW LONDON CT TIGARD,OR 97223 TIGARD,OR 97224 1 S 135CD-06700 1 S 135CD-07000 LINDSEY RONALD G MORRIS GREG&EVDOXIA 9724 SW LONDON CT 9730 SW LONDON CT TIGARD,OR 97223 TIGARD,OR 97223 1 S 135CD-01007 1 S 135CD-06500 MORROW LIVING TRUST ORINGDULPH LYNN ALLISON BY MORROW MARK A/JANICE TRS 9720 SW LONDON CT 15155 SW 141ST AVE TIGARD,OR 97223 TIGARD,OR 97224 1 S 135CD-01008 1 S 135CD-03300 MORROW LIV TRUST ORR KAREN&LYNART BY M MARK A/JANICE TRS 9660 SW LEWIS LN 1515 14 T AVE TIGARD,OR 97223 ARD,OR 97224 1 S 135CD-06400 1 S 135CD-10000 MORTON DEBRA D& POE RONALD L&KATHY M BUTLER DUANE 13025 PRINCETON CT 9718 SW LONDON CT LAKE OSWEGO,OR 97035 TIGARD,OR 97223 1S 135C D-09600 1 S 135CD-07400 MOUNT DEREK J & RADCLIFF NAOMI A MOUNT BARRY M 9715 SW LONDON CT 9955 SW PIHAS CT TIGARD,OR 97223 TIGARD,OR 97223 1 S135CD-01006 1 S 135CD-00600 MUESKE LAVERN R/KAREN KIM REED KATHLEEN M 9955-57 SW SCOTT CT 11435 SW GREENBURG RD TIGARD, OR 97233 TIGARD,OR 97223 1 135CD-11200 1S135CC-03400 NA P OWNERS OF RIISE ANN M LOTS - 10120 SW TIGARD ST TIGARD,OR 97223 1 S135CD-113 2S102BA-00400 N RA P K OWNERS OF ROBERTSON SWEN A LOT 10 9780 SW TIGARD ST TIGARD,OR 97223 1 S 135CD-05500 1 S 135CD-09700 NAPIER JANICE D ROBINSON KEVIN A 9700 SW LONDON CT 9979 SW PIHAS CT TIGARD,OR 97223 TIGARD,OR 97223 1 S135CD-01009 1S 135CD-06900 NORGART PAUL KEVIN/HELEN DENISE SADIKIN YAN&HENY 16212 SW SNAPDRAGON LN 2944 NW NORWALK PL TIGARD,OR 97223 BEAVERTON,OR 97006 1S135CB-00800 2S102BA-04400 OREGON DEPT OF TRANSPORTATION SANDERS GARY R/BARBARA A& RIW PROPERTY MANAGEMENT UNIT RASMUSSEN DARWIN C/DEBRA L RAIL DIVISION 2320 SW RICHARDSON ST 555 13TH ST NE#3 PORTLAND,OR 97201 SALEM,OR 97301 2S 102BA-04300 1S1 35CD-00900 SANDERS GARY R/BARBARA A& SHARON DEVELOPMENT CO LLC RASMUSSEN DARWIN C/DEBRA L 5795 SW CRANBERRY CT 2320 SW RICHARDSEN ST BEAVERTON,OR 97007 PORTLAND,OR 97201 is 135CD-10800 1S 135CD-09400 SARJADI OSCAR& TAYLOR DONALD S&DEBORA MAE SETIADY ELLEN 9889 SW PIHAS CT 9275 SW LOCUST ST PORTLAND,OR 97223 TIGARD,OR 97223 1 S 135C D-06200 1 S 135CD-01001 SAUNDERS RENE'M TAYLOR ROBERT H&NANCY A 9714 SW LONDON CT 11585 SW 98TH AVE TIGARD,OR 97223 TIGARD,OR 97223 1 S 135CD-01005 1S 135C0-05200 SCOTT GEORGE 0&DONNA M THOMPSON CHARLES R 11640 SW 135TH 9745 SW LONDON CT PORTLAND,OR 97223 TIGARD,OR 97223 1 S 135CD-01003 2S 102BA-00303 S ■TT GEOR - • AND TIGARD INDUSTRIAL LLC DON - u 11336 SW BULL MOUNTAIN RD#104 1164' •TH TIGARD,OR 97224 T ' ARD,OR 97223 1 S 135CD-01202 2S 102BA-00301 SC GEO E O AND TI ! NP• TRIAL LLC DONN 1133. : :. OUNTAIN RD#104 11 SW 5TH ARD,OR 97224 T GARD,OR 97223 1 S 135CD-01203 1 S 135CD-09900 SCOTT GEORGE 0 AND DONNA M TROXELL NICK J& WRIGHT PHILIP A AND SAWYER HEATHER A PEABODY MICHAEL E&PHYLLIS M 9815 SW PIHAS CT PO BOX 1673 TIGARD,OR 97223 BEAVERTON,OR 97075 1 S 135CD-01200 1 S 135CC-03200 SCOTT RANDALL GNERNA M& TRUJILLO BERNARDINO&EVA C SCOTT STEVEN A/JANET K 10030 SW TIGARD ST 11640 SW 135TH AVE TIGARD,OR 97223 TIGARD,OR 97223 1 S 135C D-01205 1 S 135CD-07800 S ITT RANDAL NERNA M& TWEDT DOUGLAS S AND SCOT _ N A/JANET K MARY L 11640 • 13 H •VE 9733 SW LONDON CT T --•D,OR 97 23 TIGARD,OR 97223 1 S 135CD-05600 1 S 135CD-07600 SHANNON ARLEEN M VAKARCS PATRICIA A 9702 SW LONDON CT 9701 SW LONDON CT TIGARD,OR 97223 TIGARD,OR 97223 1 S 135CD-02001 1 S 135CD-10400 VALDEZ GERARDO M& WHITFORD/SCOTT LLC GUADALUPE M PO BOX 91185 11790 SW 98TH AVE PORTLAND,OR 97291 TIGARD,OR 97223 1 S 135CD-01701 1S1 5CD-10500 VEZEY CHERYL ANN WHIT 'RS : OTT LLC 11650 SW 98TH PO B• • 185 TIGARD,OR 97223 ••-TLAND, •• 97291 1S1 35C D-02700 1S 135CD-09500 VISTA NORTHWEST INC WOOD DEVON L& PO BOX 91459 LEE DAVID E PORTLAND,OR 97291 9923 SW PIHAS CT TIGARD,OR 97223 151 35C D-02600 1 S 135CD-08600 VIS • k O' EST INC WORNATH BRIAN L&CINDY E PO B• 9 9 9790 SW LONDON CT i-TLAND,OR 97291 TIGARD,OR 97223 1S135CD-02100 1S135CD-01204 VIS NORTHWEST INC WRIGHT PHILIP A&DOLORES A TRS PO B 459 12519 SW SHELDRAKE WAY TLAND, R 97291 BEAVERTON,OR 97007 is 135CC-03500 VONAHLEFELD PAUL 10130 SW TIGARD ST TIGARD,OR 97223 1 S 135CD-08100 WEAVER JAMES A JR&GERI M 9734 SW LONDON CT TIGARD,OR 97223 151 35C C-03600 WEBB ROBERT LEE EDNA M 10140 SW TIGARD TIGARD,OR 97223 is 135CD-04900 WHEELHOUSE GIOCONDA A 9775 SW LONDON SQ CT TIGARD,OR 97223 1S 135CD-05700 WHICHER FRANKLIN S AND WALTRAUT H 9704 SW LONDON COURT TIGARD,OR 97223 Jack Biethan 11023 SW Summerfield Drive, #4 Tigard, OR 97224 Sue Rorman 11250 SW 82nd Avenue Tigard, OR 97223 Naomi Gallucci 11285 SW 78th Avenue Tigard, OR 97223 Michael Trigoboff 7072 SW Barbara Lane Tigard, OR 97223 Dieter Jacobs 7775 SW Spruce Street Tigard, OR 97223 Alexander Craghead 12205 SW Hall Boulevard Tigard, OR 97223-6210 David Chapman 9840 SW Landau Place Tigard, OR 97223 Nathan and Ann Murdock PO Box 231265 Tigard, OR 97281 Brad Spring 7555 SW Spruce Street Tigard, OR 97223 CITY OF TIGARD - EAST (IT SUBCOMMITTEE (i:\curpin\setup\labels\CIT East.doc) UPDATED: April 18, 2002 AFFIDAVIT OF MAILING 4 CITY OF TIOARD Community'Development Shaping f7 Better Community I, Patricia L. Lunford, being first duly sworn/affirm, on oath depose and say that I am a Senior Administrative Specialist for the City of'Tigard, Washington County, Oregon and that I served the following: (Check Appropriate Box(s)Below) E3 NOTICE OF PENDING LAND USE APPLICATION FOR: SUB2003-00003/KALAMOIIKA ESTATES NO. 2 SUBDIVISION f I AMENDED NOTICE (File No/Name Reference) City of Tigard Planning Director A copy of the said notice being hereto attached, marked Exhibit"A", and by reference made a part hereof, was mailed to each named person(s) at the address(s) shown on the attached list(s), marked Exhibit"B",and by reference made a part hereof, on April 2,2003 and deposited in the United States Mail on April 2,2003, postage prepaid. AdAfr A / *.amet.76Z-- (P- on n'repared o (e) STACIE OAF oREGoN ) County of Washington )ss. City of igard ) o Subscribed and sworn/affirmed before me on the o� day of Y(/ , 2003. OFFICIAL SEAL DIANE M JELDERKS ' NOTARY PUBLIC-OREGON ' ' COMMISSION NO.326578 MY COMMISSION EXPIRES SEPT.07,2003 Cv�'lX. NO RrY PUBLIC 0 ORE. i i My Commission Expi . y/7/63 NOTICE TO MORTGAGEE, LIENHOLDER,VENDOR OR SELLER: EXHIBIT A THE TIGARD DEVELOPMENT CODE REQUIRES THAT IF YOU RECEIVE THIS NOTICE,IT SHALL BE PROMPTLY FORWARDED TO THE PURCHASER, NOTICE OF PENDING LAND USE APPLICATION Alt•* 'i'�• SUBDIVISION CITY OF TIGARD Community Deveropment Shaping (Better Community DATE OF NOTICE: April 2, 2003 FILE NUMBER: SUBDIVISION (SUB) 2003-00003 FILE NAME: KALAMOIIKA ESTATES NO. 2 SUBDIVISION PROPOSAL: The applicant is requesting approval to subdivide 2 parcels consisting of 15,846 square feet into 5 lots ranging in size between 2,728 and 3,724 square feet. ZONE: R-12: Medium-Density Residential District. The R-12 zoning district is designed to accommodate a full range of housing types at a minimum lot size of 3,050 square feet. A wide range of civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.430, 18.510, 18.705, 18.715, 18.745, 18.765, 18.790, 18.795 and 18.810. LOCATION: 9810 and 9820 SW 98`h Avenue; WCTM 1S135CD, Tax Lots 11400 and 11500. YOUR RIGHT TO PROVIDE WRITTEN COMMENTS: Prior to the City making any decision on the Application, you are hereby provided a fourteen (14) day period to submit written comments on the application to the City. THE FOURTEEN (14) DAY PERIOD ENDS AT 5:00 PM ON APRIL 16, 2003. All comments should be directed to Morgan Tracy, Associate Planner in the Planning Division at the City of Tigard, 13125 SW Hall Boulevard, Tigard, Oregon 97223. You may reach the City of Tigard by telephone at (503) 639-4171. ALL COMMENTS MUST BE RECEIVED BY THE CITY OF TIGARD IN WRITING PRIOR TO 5:00 PM ON THE DATE SPECIFIED ABOVE IN ORDER FOR YOUR COMMENTS TO BE CONSIDERED IN THE DECISION-MAKING PROCESS THE CITY OF TIGARD APPRECIATES RECEIVING COMMENTS AND VALUES YOUR INPUT. COMMENTS WILL BE CONSIDERED AND ADDRESSED WITHIN THE NOTICE OF DECISION. A DECISION ON THIS ISSUE IS TENTATIVELY SCHEDULED FOR MAY 8, 2003. IF YOU PROVIDE COMMENTS, YOU WILL BE SENT A COPY OF THE FULL DECISION ONCE IT HAS BEEN RENDERED. WRITTEN COMMENTS WILL BECOME A PART OF THE PERMANENT PUBLIC RECORD AND SHALL CONTAIN THE FOLLOWING INFORMATION: • Address the specific "Applicable Review Criteria" described in the section above or any other criteria believed to be applicable to this proposal; • Raise any issues and/or concerns believed to be important with sufficient evidence to allow the City to provide a response; • Comments that provide the basis for an appeal to the Tigard Hearings Officer must address the relevant approval criteria with sufficient specificity on that issue. Failure of any party to address the relevant approval criteria with sufficient specificity may preclude subsequent appeals to the Land Use Board of Appeals or Circuit Court on that issue. Specific findings directed at the relevant approval criteria are what constitute relevant evidence. AFTER THE 14 DAY COMMENT PERIOD CLOSES, THE DIRECTOR SHALL ISSUE A TYPE II ADMINISTRATIVE DECISION. THE DIRECTOR'S DECISION SHALL BE MAILED TO THE APPLICANT AND TO OWNERS OF RECORD OF PROPERTY LOCATED WITHIN 500 FEET OF THE SUBJECT SITE, AND TO ANYONE ELSE WHO SUBMITTED WRITTEN COMMENTS OR WHO IS OTHERWISE ENTITLED TO NOTICE. THE DIRECTOR'S DECISION SHALL ADDRESS ALL OF THE RELEVANT APPROVAL CRITERIA. BASED UPON THE CRITERIA AND THE FACTS CONTAINED WITHIN THE RECORD, THE DIRECTOR SHALL APPROVE, APPROVE WITH CONDITIONS OR DENY THE REQUESTED PERMIT OR ACTION. SUMMARY OF THE DECISION-MAKING PROCESS: • The application is accepted by the City • Notice is sent to property owners of record within 500 feet of the proposed development area allowing a 14-day written comment period. • The application is reviewed by City Staff and affected agencies. • City Staff issues a written decision. • Notice of the decision is sent to the Applicant and all owners or contract purchasers of record of the site; all owners of record of property located within 500 feet of the site, as shown on the most recent property tax assessment roll; any City-recognized neighborhood group whose boundaries include the site; and any governmental agency which is entitled to notice under an intergovernmental agreement entered into with the City which includes provision for such notice or anyone who is otherwise entitled to such notice. INFORMATION/EVIDENCE AVAILABLE FOR REVIEW: The application, written comments and supporting documents relied upon by the Director to make this decision are contained within the record and are available for public review at the City of Tigard Community Development Department. Copies of these items may be obtained at a cost of $.25 per page or the current rate charged for this service. Questions regarding this application should be directed to the Planning Staff indicated on the first page of this Notice under the section titled "Your Right to Provide Written Comments." !kill � . CITY f TIGAHD \ YIi1NITY MAP ■ SUB2003-00003 I Ai . III KALAMOIIKA ESTATES iiiir N0.2 SUBDIVISION Tl ARD ST virskir kAikth, weliliall. 111 gator Nom �' .1111111111.111 Alit .\.. •\\\,\,, PIHAS ST .....-P.uono _ F- N 11•,,�, k9 • [ •• II: a mo zoo oaa aoa rr•MEADOW ST lik •�. .� ,--:a:,.., MI , sly' .: _._. �� 11 11iif ST��S,_.' Cty f Tgard t`,`, Nbmv 4,-.m.. pnrr.i bux—.�aJ r.J M10WEb vMMl xltll N.O.vMCMMMSorbs OivitlM • ALBERTSON CAROLINE CONNOLLY& CHANEY JENNIFER M&JOSHUA M EXHIBIT ALBERTSON ERIC W 9708 SW LONDON CT 1599 SW UNDERHILL RD TIGARD,OR 97223 PORTLAND,OR 97219 1 S 135CC-03900 1 S 135C D-05000 AL ORD B T W CHAPMAN MARY E& PAT M THOMAS REBECCA L 101 TIGARD ST 9768 SW LONDON CT ARD,OR 97223 TIGARD,OR 97223 1S 135CC-03700 1S 135CD-07300 ALFORD BURT W&PATRICIA M CLARKE SHERI L 10180 SW TIGARD ST 9717 SW LONDON CT TIGARD,OR 97223 TIGARD,OR 97223 1 S 135CD-08300 1S1 35C D-02500 ANDERSEN STUART R CORYELL JACK M AND ALICE 0 9738 SW LONDON CT TRUSTEES TIGARD,OR 97223 9900 SW 92ND PORTLAND,OR 97223 1S1 35C D-07900 2S 102B B-00100 ANDERSON WILLIAM D CRESS SCOTT B AND DANA B 9731 SW LONDON CT 9966 SW KATHERINE STREET TIGARD, OR 97223 TIGARD,OR 97223 1 S 135CD-06000 1S 135CD-07500 ARNOLD MARGARET E DAVIES KATHRYN L PO BOX 231178 9713 SW LONDON CT TIGARD,OR 97223 TIGARD,OR 97223 1S 135CD-06600 1 S 135CD-01702 BAKER MATTHEW M& DOBLIE JUDY K TOTMAN BETHANY C 11640 SW 98TH AVE 9722 SW LONDON CT TIGARD,OR 97223 TIGARD,OR 97223 1 S 135CD-07100 1 S 135CD-01500 BRINK LOIS M DORSETT R CRAIG 9721 SW LONDON CT 11550 SW 98TH AVE TIGARD,OR 97223 TIGARD,OR 97223 1 S 135CC-03300 2S 102BA-00501 BROOKER FRED&HARRIETT ELLIOTT JAMES R&SHERRY D 10060 SW TIGARD ST BY ESP PROPERTY FACTORS INC TIGARD,OR 97224 1522 SW SUNSET BLVD PORTLAND,OR 97201 1S135CD-08000 1S135C0-01600 BROWN MARCIE A EMPKIE ROBERT JR HAZEL 9732 SW LONDON CT 6975 SW QUEEN LN TIGARD,OR 97223 BEAVERTON,OR 97008 • 1S 135CD-02000 1S 135CD-01703 ERICKSON STEVEN C HELTZEL KENNETH L&HELEN M 11760 SW 98TH AVE 5131 SW FREEMAN CT TIGARD,OR 97223 PORTLAND,OR 97219 1 S 135CD-01201 1 S 135CD-06800 FOERSTER EDWARD DOROTHY HOLIEN CHRISTOPHER&CHRISTINE do SCOTT JANET K 9726 SW LONDON CT 13467 SW LAURMONT CT TIGARD,OR 97223 TIGARD,OR 97223 1 S 135C D-09800 1 S 135CD-03900 FOSTER DEANNA K HOUSING AUTHORITY OF 9991 SW PIHAS CT WASHINGTON COUNTY TIGARD,OR 97223 111 NE LINCOLN ST#200-L HILLSBORO,OR 97124 1S1 35CD-05800 1 S 135CD-06100 FULLER AARON&KATIE HOWARTH DENISE L 9706 SW LONDON CT 9712 SW LONDON CT TIGARD,OR 97223 TIGARD,OR 97223 1S 135CD-08400 1 S 135CD-10300 GANN KIM L INTERCOASTAL DEVELOPMENT 9740 SW LONDON CT GROUP LLC TIGARD,OR 97223 PO BOX 91185 PORTLAND,OR 97291 1S1 35CD-07200 1 S 135CD-10600 GANT MANUELA MARIA IN COAS DEVELOPMENT 9719 SW LONDON CT GROU TIGARD,OR 97223 PO 85 RTLAND, R 97291 1 S 135C0-01700 1 135CD-11000 GETTY SHARON MARIE IN -COAS - DEVELOPMENT 11630 SW 98TH GROW TIGARD,OR 97223 PO ='• 9 t5 ••RTLAND,OR 97291 1 S 135CD-05300 15135CD-10900 GRAHAM GARY L AND I RCOAS DEVELOPMENT DELORIES C GROW 9743 SW LONDON CT PO Be 91 :• TIGARD,OR 97223 '••TLAND,OR 97291 1 S 135CD-04800 1 S 135CD-10700 GROVER CHRISTOPHER P IN RCOA •L DEVELOPMENT 9785 SW LONDON CT GRO►• C TIGARD,OR 97223 PS :0 91185 •RTLA •R 97291 1 S 135CD-08500 1 S 135CD-10100 HALL SIEGLINDE INTERLOCKING ENTERPRISES INC& 9747 SW LONDON SQUARE CT VISTA NORTHWEST INC TIGARD,OR 97223 10740 NW CORNELIUS PASS RD PORTLAND,OR 97231 • 1 S 135CD-11100 1 S 135C D-05400 INTERLOCKING ENTERPRISES INC& LONDON SQUARE HOMEOWNERS VISTA NORTHWEST INC ASSOCIATION THE 10740 NW CORNELIUS PASS RD ATTN:A RICHARD VIAL PORTLAND,OR 97231 1 SW COLUMBIA ST STE 555 PORTLAND,OR 97258 1 S 135CD-10200 1 S 135CD-01004 IN 'LOCKIN ITERPRISES INC& LONG DANNY J VISTA I? WEST INC 12020 SW TOOZE RD 10740 I 6" L US PASS RD SHERWOOD,OR 97140 P i-TLAND,OR 97231 1 S 135CD-01400 1 S 135C D-00500 J&S CONCRETE INC MAHAR MARYLOU 18285 NE RIBBON RIDGE RD PO BOX 1064 NEWBERG,OR 97132 NEWBERG,OR 97132 2S 102BA-00500 1 135CD-0870 JACKSON PAUL R&SIMONE D MA ELOPMENT CORP 10250 TIGARD ST , 0 TIGARD,OR 97223 1 S 135CD-08200 1 S 135CB-00700 JASPER TERRIA L MCCALL OIL 9736 SW LONDON CT CHEMICAL CORPORATION TIGARD,OR 97223 BY NED MCCALL 5480 NW FRONT AVE PORTLAND,OR 97210 1 S 135CD-03400 2S 102BA-00390 KNEELAND JAMES H&DEBORAH L MCCALL PROPERTIES INC 9690 SW LEWIS LN BY NED MCCALL TIGARD,OR 97223 5480 NW FRON AVE PORTLAND,OR 97210 1 S 135CD-05100 1S1 35CC-04000 KOR DEBORAH A ALL PROP- 'TIES INC Go COBB TIA J BY N : •■• ALL 9755 SW LONDON CT 5480 • ' FRO • AVE TIGARD,OR 97223 P •TLAND,OR 97210 1 S 135CC-03100 1 S 135CD-01100 KRASAUSK PAUL& MS PROP 'TIES INC MACHARG JOE JR& BY NED i' ALL TOTORICA CAROL E 5480 ' • FRI AVE PO BOX 5931 P: TLAND,OR 97210 BEAVERTON,OR 97006 1 S 135CD-00790 1 S 135CD-06300 LAMM FAMILY TRUST MODRO DAVID H 11520 SW 98TH AVE 9716 SW LONDON CT TIGARD,OR 97223 TIGARD,OR 97224 1S1 35CD-06700 1 S 135C D-07000 LINDSEY RONALD G MORRIS GREG&EVDOXIA 9724 SW LONDON CT 9730 SW LONDON CT TIGARD,OR 97223 TIGARD,OR 97223 1S135CD-01007 1 S135CD-06500 MORROW LIVING TRUST ORINGDULPH LYNN ALLISON BY MORROW MARK A/JANICE TRS 9720 SW LONDON CT 15155 SW 141ST AVE TIGARD,OR 97223 TIGARD,OR 97224 1 S135CD-01008 1 S135CD-03300 MORROW LIV TRUST ORR KAREN&LYNART BY M MARK A/JANICE TRS 9660 SW LEWIS LN 1515 14 T AVE TIGARD,OR 97223 ARD,OR 97224 1S1 35C D-06400 1S13500-10000 MORTON DEBRA D& POE RONALD L&KATHY M BUTLER DUANE 13025 PRINCETON CT 9718 SW LONDON CT LAKE OSWEGO,OR 97035 TIGARD,OR 97223 1S1 35C D-09600 1 S 135CD-07400 MOUNT DEREK J& RADCLIFF NAOMI A MOUNT BARRY M 9715 SW LONDON CT 9955 SW PIHAS CT TIGARD,OR 97223 TIGARD,OR 97223 1S 135CD-01006 15135CD-00600 MUESKE LAVERN R/KAREN KIM REED KATHLEEN M 9955-57 SW SCOTT CT 11435 SW GREENBURG RD TIGARD, OR 97233 TIGARD,OR 97223 1 135CD-11200 1 S 135CC-03400 NA P OWNERS OF RIISE ANN M LOTS - 10120 SW TIGARD ST TIGARD,OR 97223 1 S 135C D-113 2S 102BA-00400 N RA K OWNERS OF ROBERTSON SWEN A LOT 10 9780 SW TIGARD ST TIGARD,OR 97223 1S1 35CD-05500 1 S 135CD-09700 NAPIER JANICE D ROBINSON KEVIN A 9700 SW LONDON CT 9979 SW PIHAS CT TIGARD,OR 97223 TIGARD,OR 97223 1 S 135CD-01009 1 S 135C D-06900 NORGART PAUL KEVIN/HELEN DENISE SADIKIN YAN&HENY 16212 SW SNAPDRAGON LN 2944 NW NORWALK PL TIGARD,OR 97223 BEAVERTON,OR 97006 15135CB-00800 2S 102BA-04400 OREGON DEPT OF TRANSPORTATION SANDERS GARY R/BARBARA A& RNV PROPERTY MANAGEMENT UNIT RASMUSSEN DARWIN C/DEBRA L RAIL DIVISION 2320 SW RICHARDSON ST 555 13TH ST NE#3 PORTLAND,OR 97201 SALEM, OR 97301 2S 102BA-04300 1 S 135CD-00900 SANDERS GARY R/BARBARA A& SHARON DEVELOPMENT CO LLC RASMUSSEN DARWIN C/DEBRA L 5795 SW CRANBERRY CT 2320 SW RICHARDSEN ST BEAVERTON,OR 97007 PORTLAND,OR 97201 1 S 135CD-10800 1S 135C D-09400 SARJADI OSCAR& TAYLOR DONALD S&DEBORA MAE SETIADY ELLEN 9889 SW PIHAS CT 9275 SW LOCUST ST PORTLAND,OR 97223 TIGARD,OR 97223 1 S 135C D-06200 1 S 135CD-01001 SAUNDERS RENE'M TAYLOR ROBERT H&NANCY A 9714 SW LONDON CT 11585 SW 98TH AVE TIGARD,OR 97223 TIGARD,OR 97223 1 S 135C D-01005 1S 135C D-05200 SCOTT GEORGE 0&DONNA M THOMPSON CHARLES R 11640 SW 135TH 9745 SW LONDON CT PORTLAND,OR 97223 TIGARD,OR 97223 1S1 35CD-01003 23 102BA-00303 S NTT GEOR • AND TIGARD INDUSTRIAL LLC DON 11336 SW BULL MOUNTAIN RD#104 11640 -TH TIGARD,OR 97224 T ' ARD,OR 97223 1 S 135CD-01202 2S 102BA-00301 SC T GEO E O AND TI • ' N P d TRIAL LLC DONN 1133. :i Bo OUNTAIN RD#104 11 SW 5TH ARD,OR 97224 GARD,OR 97223 1 S 135CD-01203 1 S 135CD-09900 SCOTT GEORGE 0 AND DONNA M TROXELL NICK J& WRIGHT PHILIP A AND SAWYER HEATHER A PEABODY MICHAEL E&PHYLLIS M 9815 SW PIHAS CT PO BOX 1673 TIGARD,OR 97223 BEAVERTON,OR 97075 1 S 135CD-01200 1 S 135CC-03200 SCOTT RANDALL GNERNA M& TRUJILLO BERNARDINO&EVA C SCOTT STEVEN A/JANET K 10030 SW TIGARD ST 11640 SW 135TH AVE TIGARD,OR 97223 TIGARD,OR 97223 1S 135CD-01205 1 S 135CD-07800 S *TT RANDAL NERNA M& TWEDT DOUGLAS S AND SCOT _ N A/JANET K MARY L 11640 13 H •VE 9733 SW LONDON CT T _-'D,OR 97 23 TIGARD,OR 97223 1 S 135CD-05600 1 S 135CD-07600 SHANNON ARLEEN M VAKARCS PATRICIA A 9702 SW LONDON CT 9701 SW LONDON CT TIGARD,OR 97223 TIGARD,OR 97223 1 S 135CD-02001 1 S 135C D-10400 VALDEZ GERARDO M& WHITFORD/SCOTT LLC GUADALUPE M PO BOX 91185 11790 SW 98TH AVE PORTLAND,OR 97291 TIGARD,OR 97223 1 S 135CD-01701 1S1 5CD-10500 VEZEY CHERYL ANN WHIT z•RI : OTT LLC 11650 SW 98TH PO B• • 185 TIGARD,OR 97223 ••'TLAND, • 97291 1 S 135CD-02700 1 S 135CD-09500 VISTA NORTHWEST INC WOOD DEVON L& PO BOX 91459 LEE DAVID E PORTLAND,OR 97291 9923 SW PIHAS CT TIGARD,OR 97223 1 S135CD-02600 15135CD-08600 VIS-• k O' EST INC WORNATH BRIAN L&CINDY E PO B• 9 • 9 9790 SW LONDON CT e-4-TLAND,OR •7291 TIGARD,OR 97223 15135CD-02100�� 1 S 135CD-01204 VIS NORTHWEST INC WRIGHT PHILIP A&DOLORES A TRS PO B 459 12519 SW SHELDRAKE WAY TLAND, R 97291 BEAVERTON,OR 97007 1S135CC-03500 J & S CONCRETE. INC. VONAHLEFELD PAUL ATTN; STEVE KOSK I 10130 SW TIGARD ST 20241 S. CENTRAL POINT ROAD TIGARD,OR 97223 OREGON CITY. OR 97045 1 S 135CD-08100 WEAVER JAMES A JR&GERI M 9734 SW LONDON CT TIGARD,OR 97223 1S135CC-03600 WEBB ROBERT LEE EDNA M 10140 SW TIGARD TIGARD,OR 97223 1S1 35CD-04900 WHEELHOUSE GIOCONDA A 9775 SW LONDON SQ CT TIGARD,OR 97223 1 S 135CD-05700 WHICHER FRANKLIN S AND WALTRAUT H 9704 SW LONDON COURT TIGARD,OR 97223 Jack Biethan 11023 SW Summerfield Drive, #4 Tigard, OR 97224 Sue Rorman 11250 SW 82nd Avenue Tigard, OR 97223 Naomi Gallucci 11285 SW 78th Avenue Tigard, OR 97223 Michael Trigoboff 7072 SW Barbara Lane Tigard, OR 97223 Dieter Jacobs 7775 SW Spruce Street Tigard, OR 97223 Alexander Craghead 12205 SW Hall Boulevard Tigard, OR 97223-6210 David Chapman 9840 SW Landau Place Tigard, OR 97223 Nathan and Ann Murdock PO Box 231265 Tigard, OR 97281 Brad Spring 7555 SW Spruce Street Tigard, OR 97223 CITY OF TIGARD - EAST CIT SUBCOMMITTEE (i:\curpin\setup\labels\CIT East.doc) UPDATED: April 18, 2002 Trpl•wim I rriQ CITY of TIGARD OEOO RAPNIC INFORYAlION •YtTEY • flu . AREA NOTIFIED III (500') at / ,.I7EE.EEEE. ,� alttllttawtaa G ' K ki ,,, R FOR: Steve Koski YARD ST ) 1,, .liirt-L,„.„. .........� ....."' RE: I S 135CD 1 400 imm=111t=1 0) LEWIS Allill — as■ r ms LN F i;�l"-. ."1. Property owner information - \ is valid for 3 months from -- \ r;, „I,_ ■ � ■ the date printed on this map. © • C .nor M -- 1111 1111 Ir=lhel 1111p I i.=lib , Wiwi sir --49......0 .41111111 MEADOW ST 4 .,z i> ,�.,. Gala ........, „J.,. ,..4,.._. n113:7TJ1 .YEtltRtt S.VrAN, ,` ��� 4:;'��� �� ' � �` `,40 N •�rt � asns"st N pWt1ala 11111% 411 S T. III 0 100 200 300 400 500 Feet 1".349 feet w � Oh _� City of Tigard 1 Rill 2 Information on this map si for general bcetion s and should be verified with the DeveloprtleM Services Division. 13125 SW Hall Blvd Tigard,OR 91223 (503)639-4171 �� http://waw.ci.tigard.or.us Community Development Plot date:Jan 28,2003;C:Magic\MAGIC03.APR 1S 135CD-07700 1 S 135CD-05900 ALBERTSON CAROLINE CONNOLLY& CHANEY JENNIFER M&JOSHUA M ALBERTSON ERIC W 9708 SW LONDON CT 1599 SW UNDERHILL RD TIGARD,OR 97223 PORTLAND,OR 97219 1 S 135CC-03900 1 S 135C D-05000 AL ORD B T W CHAPMAN MARY E& PAT M THOMAS REBECCA L 101 TIGARD ST 9768 SW LONDON CT ARD,OR 97223 TIGARD,OR 97223 1S 135CC-03700 1 S 135CD-07300 ALFORD BURT W&PATRICIA M CLARKE SHERI L 10180 SW TIGARD ST 9717 SW LONDON CT TIGARD,OR 97223 TIGARD,OR 97223 1 S 135CD-08300 1 S 135CD-02500 ANDERSEN STUART R CORYELL JACK M AND ALICE 0 9738 SW LONDON CT TRUSTEES TIGARD,OR 97223 9900 SW 92ND PORTLAND,OR 97223 16135CD-07900 2S102BB-00100 ANDERSON WILLIAM D CRESS SCOTT B AND DANA B 9731 SW LONDON CT 9966 SW KATHERINE STREET TIGARD,OR 97223 TIGARD,OR 97223 1S1 35CD-06000 1 S 135CD-07500 ARNOLD MARGARET E DAVIES KATHRYN L PO BOX 231178 9713 SW LONDON CT TIGARD,OR 97223 TIGARD,OR 97223 1S1 35CD-06600 is 135CD-01702 BAKER MATTHEW M& DOBLIE JUDY K TOTMAN BETHANY C 11640 SW 98TH AVE 9722 SW LONDON CT TIGARD,OR 97223 TIGARD,OR 97223 15135CD-07100 15135CD-01500 BRINK LOIS M DORSETT R CRAIG 9721 SW LONDON CT 11550 SW 98TH AVE TIGARD, OR 97223 TIGARD,OR 97223 1 S 135CC-03300 2S 102BA-00501 BROOKER FRED&HARRIETT ELLIOTT JAMES R&SHERRY D 10060 SW TIGARD ST BY ESP PROPERTY FACTORS INC TIGARD,OR 97224 1522 SW SUNSET BLVD PORTLAND,OR 97201 1 S 135CD-08000 1 S 135CD-01600 BROWN MARCIE A EMPKIE ROBERT JR HAZEL 9732 SW LONDON CT 6975 SW QUEEN LN TIGARD,OR 97223 BEAVERTON,OR 97008 15135CD-02000 1S135CD-01703 ERICKSON STEVEN C HELTZEL KENNETH L&HELEN M 11760 SW 98TH AVE 5131 SW FREEMAN CT TIGARD,OR 97223 PORTLAND,OR 97219 1S135C0-01201 1S135CD-06800 FOERSTER EDWARD DOROTHY HOLIEN CHRISTOPHER&CHRISTINE do SCOTT JANET K 9726 SW LONDON CT 13467 SW LAURMONT CT TIGARD,OR 97223 TIGARD,OR 97223 1S135CD-09800 1S135CD-03900 FOSTER DEANNA K HOUSING AUTHORITY OF 9991 SW PIHAS CT WASHINGTON COUNTY TIGARD,OR 97223 111 NE LINCOLN ST#200-L HILLSBORO,OR 97124 1S 135CD-05800 1 S 135CD-06100 FULLER AARON&KATIE HOWARTH DENISE L 9706 SW LONDON CT 9712 SW LONDON CT TIGARD,OR 97223 TIGARD,OR 97223 1 S 135CD-08400 1 S 135CD-10300 GANN KIM L INTERCOASTAL DEVELOPMENT 9740 SW LONDON CT GROUP LLC TIGARD,OR 97223 PO BOX 91185 PORTLAND,OR 97291 15135CD-07200 1S135CD-10600 GANT MANUELA MARIA IN COAS DEVELOPMENT 9719 SW LONDON CT GROU TIGARD, OR 97223 PO 85 RTLAND, R 97291 1 S 135CD-01700 1 135CD-11000 GETTY SHARON MARIE IIV 'COAS - DEVELOPMENT 11630 SW 98TH GROU- TIGARD,OR 97223 PO v% 9 :5 PORTLAND,OR 97291 1 S 135CD-05300 1 S 135CD-10900 GRAHAM GARY L AND I • RCOAS DEVELOPMENT DELORIES C GROU' 9743 SW LONDON CT PO Bt 91 :• TIGARD,OR 97223 ••'TLAND,OR 97291 1S135CD-04800 1S135CD-10700 • GROVER CHRISTOPHER P IN RCOA •L DEVELOPMENT 9785 SW LONDON CT GRO C TIGARD,OR 97223 P• :0 91185 •RTLA ■ •R 97291 1 S 135CD-08500 1 S 135CD-10100 HALL SIEGLINDE INTERLOCKING ENTERPRISES INC& 9747 SW LONDON SQUARE CT VISTA NORTHWEST INC TIGARD,OR 97223 10740 NW CORNELIUS PASS RD PORTLAND,OR 97231 1 S 135CD-11100 1 S 135CD-05400 INTERLOCKING ENTERPRISES INC& LONDON SQUARE HOMEOWNERS VISTA NORTHWEST INC ASSOCIATION THE 10740 NW CORNELIUS PASS RD ATTN:A RICHARD VIAL PORTLAND,OR 97231 1 SW COLUMBIA ST STE 555 PORTLAND,OR 97258 1S135CD-10200 1S135CD-01004 INT. 'LOCKIN 1TERPRISES INC& LONG DANNY J VISTA •: WEST INC 12020 SW TOOZE RD 10740 :' L US PASS RD SHERWOOD,OR 97140 P.'TLAND,OR 97231 1S135C0-01400 1S135CD-00500 J &S CONCRETE INC MAHAR MARYLOU 18285 NE RIBBON RIDGE RD PO BOX 1064 NEWBERG,OR 97132 NEWBERG,OR 97132 23 102BA-00500 1 135C D-08700 JACKSON PAUL R&SIMONE D MA ELOPMENT CORP 10250 TIGARD ST , 0 TIGARD,OR 97223 1S135CD-08200 1S135CB-00700 JASPER TERRIA L MCCALL OIL 9736 SW LONDON CT CHEMICAL CORPORATION TIGARD, OR 97223 BY NED MCCALL 5480 NW FRONT AVE PORTLAND,OR 97210 1S 135C D-03400 23 102BA-00390 KNEELAND JAMES H&DEBORAH L MCCALL PROPERTIES INC 9690 SW LEWIS LN BY NED MCCALL TIGARD,OR 97223 5480 NW FRON AVE PORTLAND,OR 97210 1 S 135CD-05100 1 S 135CC-04000 KOR DEBORAH A M ALL PROP- 'TIES INC do COBB TIA J BY N : `4• ALL 9755 SW LONDON CT 5480 w FR• , AVE TIGARD, OR 97223 Pkt'TLAND,OR 97210 1 S 135CC-03100 1 S 135CD-01100 KRASAUSK PAUL& M• • PROP• 'TIES INC MACHARG JOE JR& BY NED i`• ALL TOTORICA CAROL E 5480 ■ FRO AVE PO BOX 5931 P:'TLAND,OR 97210 BEAVERTON,OR 97006 1S135CD-00790 1S135CD-06300 LAMM FAMILY TRUST MODRO DAVID H 11520 SW 98TH AVE 9716 SW LONDON CT TIGARD,OR 97223 TIGARD,OR 97224 1 S 135C D-06700 1 S 135CD-07000 LINDSEY RONALD G MORRIS GREG&EVDOXIA 9724 SW LONDON CT 9730 SW LONDON CT TIGARD,OR 97223 TIGARD,OR 97223 1 S 135CD-01007 1 S 135CD-06500 MORROW LIVING TRUST ORINGDULPH LYNN ALLISON BY MORROW MARK A/JANICE TRS 9720 SW LONDON CT 15155 SW 141ST AVE TIGARD,OR 97223 TIGARD, OR 97224 1 S 135CD-01008 1 S 135CD-03300 MORROW LIV TRUST ORR KAREN&LYNART BY M MARK A/JANICE TRS 9660 SW LEWIS LN 1515 14 T AVE TIGARD,OR 97223 ARD,OR 97224 1 S 135C D-06400 1 S 135C D-10000 MORTON DEBRA D& POE RONALD L&KATHY M BUTLER DUANE 13025 PRINCETON CT 9718 SW LONDON CT LAKE OSWEGO,OR 97035 TIGARD,OR 97223 1 S 135C D-09600 1 S 135CD-07400 MOUNT DEREK J & RADCLIFF NAOMI A MOUNT BARRY M 9715 SW LONDON CT 9955 SW PIHAS CT TIGARD,OR 97223 TIGARD, OR 97223 1 S 135C D-01006 1 S 135CD-00600 MUESKE LAVERN R/KAREN KIM REED KATHLEEN M 9955-57 SW SCOTT CT 11435 SW GREENBURG RD TIGARD, OR 97233 TIGARD,OR 97223 1 135CD-11200 1S135CC-03400 NA P OWNERS OF RIISE ANN M LOTS - 10120 SW TIGARD ST TIGARD,OR 97223 1 S 135CD-113 2S 102BA-00400 N RA P K OWNERS OF ROBERTSON SWEN A LOT 10 9780 SW TIGARD ST TIGARD,OR 97223 1S 135CD-05500 1 S 135CD-09700 NAPIER JANICE D ROBINSON KEVIN A 9700 SW LONDON CT 9979 SW PIHAS CT TIGARD, OR 97223 TIGARD,OR 97223 1 S 135C D-01009 1 S 135CD-06900 NORGART PAUL KEVIN/HELEN DENISE SADIKIN YAN&HENY 16212 SW SNAPDRAGON LN 2944 NW NORWALK PL TIGARD,OR 97223 BEAVERTON,OR 97006 1S 135CB-00800 2S 1026 A-04400 OREGON DEPT OF TRANSPORTATION SANDERS GARY R/BARBARA A& R/W PROPERTY MANAGEMENT UNIT RASMUSSEN DARWIN C/DEBRA L RAIL DIVISION 2320 SW RICHARDSON ST 555 13TH ST NE#3 PORTLAND,OR 97201 SALEM,OR 97301 2S 1028A-04300 15135CD-00900 SANDERS GARY R/BARBARA A& SHARON DEVELOPMENT CO LLC RASMUSSEN DARWIN C/DEBRA L 5795 SW CRANBERRY CT 2320 SW RICHARDSEN ST BEAVERTON,OR 97007 PORTLAND,OR 97201 1 S 135CD-10800 1 S 135C D-09400 SARJADI OSCAR& TAYLOR DONALD S&DEBORA MAE SETIADY ELLEN 9889 SW PIHAS CT 9275 SW LOCUST ST PORTLAND,OR 97223 TIGARD,OR 97223 1 S 135CD-06200 1 S 135CD-01001 SAUNDERS RENE'M TAYLOR ROBERT H&NANCY A 9714 SW LONDON CT 11585 SW 98TH AVE TIGARD, OR 97223 TIGARD,OR 97223 1S 135CD-01005 1 S 135CD-05200 SCOTT GEORGE 0&DONNA M THOMPSON CHARLES R 11640 SW 135TH 9745 SW LONDON CT PORTLAND,OR 97223 TIGARD,OR 97223 1 S 135C D-01003 2S102BA-00303 S 'ATT GEOR - • AND TIGARD INDUSTRIAL LLC DON - u 11336 SW BULL MOUNTAIN RD#104 11640 -TH TIGARD,OR 97224 T ' ARD,OR 97223 1 S 135CD-01202 2S 1028A-00301 SC GEO E O AND TI ! N•• TRIAL LLC DONN 1133. :• k OUNTAIN RD#104 116 SW 5TH ARD,OR 97224 TIGARD,OR 97223 1 S 135CD-01203 1 S 135CD-09900 SCOTT GEORGE 0 AND DONNA M TROXELL NICK J& WRIGHT PHILIP A AND SAWYER HEATHER A PEABODY MICHAEL E&PHYLLIS M 9815 SW PIHAS CT PO BOX 1673 TIGARD,OR 97223 BEAVERTON,OR 97075 1St 350D-01200 1 S 135CC-03200 SCOTT RANDALL GNERNA M& TRUJILLO BERNARDINO&EVA C SCOTT STEVEN A/JANET K 10030 SW TIGARD ST 11640 SW 135TH AVE TIGARD,OR 97223 TIGARD, OR 97223 1S135CD-01205 1S135CD-07800 S •TT RANDAL NERNA M& TWEDT DOUGLAS S AND SCOT • _ N A/JANET K MARY L 11640 13 H ,VE 9733 SW LONDON CT T ---D, OR 97 23 TIGARD,OR 97223 15135CD-05600 1 S135CD-07600 SHANNON ARLEEN M VAKARCS PATRICIA A 9702 SW LONDON CT 9701 SW LONDON CT TIGARD,OR 97223 TIGARD,OR 97223 1S135CD-02001 1S135CD-10400 VALDEZ GERARDO M& WHITFORD/SCOTT LLC GUADALUPE M PO BOX 91185 11790 SW 98TH AVE PORTLAND,OR 97291 TIGARD, OR 97223 1S135CD-01701 1S1 5CD-10500 VEZEY CHERYL ANN WHIT ■RP : OTT LLC 11650 SW 98TH PO B• • 185 TIGARD,OR 97223 •op-TLAND, •' 97291 is 135CD-02700 is 135CD-09500 VISTA NORTHWEST INC WOOD DEVON L& PO BOX 91459 LEE DAVID E PORTLAND,OR 97291 9923 SW PIHAS CT TIGARD,OR 97223 1 S 135CD-02600 - 1 S 135CD-08600 VIS-• •O' EST INC WORNATH BRIAN L&CINDY E PO B• 9 - 9 9790 SW LONDON CT e-4 TLAND,OR 97291 TIGARD,OR 97223 1S135CD-02100 1S135CD-01204 VIS NORTHWEST INC WRIGHT PHILIP A&DOLORES A TRS PO B 459 12519 SW SHELDRAKE WAY TLAND, R 97291 BEAVERTON,OR 97007 1 S 135CC-03500 VONAHLEFELD PAUL 10130 SW TIGARD ST TIGARD,OR 97223 1S135CD-08100 WEAVER JAMES A JR&GERI M 9734 SW LONDON CT TIGARD, OR 97223 is 135CC-03600 WEBB ROBERT LEE EDNA M 10140 SW TIGARD TIGARD, OR 97223 1 S 135C D-04900 WHEELHOUSE GIOCONDA A 9775 SW LONDON SQ CT TIGARD,OR 97223 15135CD-05700 WHICHER FRANKLIN S AND WALTRAUT H 9704 SW LONDON COURT TIGARD,OR 97223 Jack Biethan 11023 SW Summerfield Drive, #4 Tigard, OR 97224 Sue Rorman 11250 SW 82nd Avenue Tigard, OR 97223 Naomi Gallucci 11285 SW 78th Avenue Tigard, OR 97223 Michael Trigoboff 7072 SW Barbara Lane Tigard, OR 97223 Dieter Jacobs 7775 SW Spruce Street Tigard, OR 97223 Alexander Craghead 12205 SW Hall Boulevard Tigard, OR 97223-6210 David Chapman 9840 SW Landau Place Tigard, OR 97223 Nathan and Ann Murdock PO Box 231265 Tigard, OR 97281 Brad Spring 7555 SW Spruce Street Tigard, OR 97223 CITY OF TIGARD - EAST CIT SUBCOMMITTEE (i:\curpin\setup\labels\CIT East.doc) UPDATED: April 18, 2002 CITY OF TIGARD At, COMMUNITY DEVELOPMENT DEPARTMENT PLANNING DIVISION CITY OF TIGARD 13125 SW HALL BOULEVARD Comr:uY O TIGARD GARopmertt TIGARD, OREGON 97223 Shaping tl Better Community PHONE: 503-639-4111 FAX: 503.684-7291 (Attn: Patty/Planning) RE1UEST 'o R OO• @@T PYTY 0 E MAIEti1i Property owner information is valid for 3 months from the date of your request INDICATE ALL PROJECT MAP & TAX LOT NUMBERS (i.e. 1S134AB, Tax Lot 00100) OR THE ADDRESSES FOR ALL PROJECT PARCELS BELOW: /C/3S Ct,) ;V -to /5/ I c I) 71-, trS-00 INDICATE WHETHER YOU ARE REQUESTING 1, 2 OR 3 SETS OF LABELS: 3 (NOTE: A minimum of 2 sets of labels will be provided (unless only holding a neighborhood meeting at this time) to place on your 2 sets of envelopes that applicants are required to submit at the time of application submittal. If a neighborhood meeting is required and you have not yet held that meeting, you can request 3 sets provided your land use application will be submitted and deemed complete by the Planning Division within 3 months from this request.) NAME OF CONTACT PERSON: Stet ; Kc' K , PHONE: 5-0?— 3 Q )- This request may be mailed, faxed or hand delivered to the City of Tigard. Please allow a 2-day minimum for processing requests. Upon completion of your request, the contact person will be called to pick up their request that will be placed in "Will Call' by their last name, at the Community Development Reception Desk. - The cost of processing your request must be paid at the time of pick up, as exact cost can not be pre-determined. PLEASE NOTE: FOR REASONS OF ACCURACY, ONLY ORIGINAL MAILING LABELS PROVIDED BY THE CITY VS. RE-TYPED MAILING LABELS WILL BE ACCEPTED. Cost Description: $11 to generate the mailing list, plus$2 per sheet for printing the list onto labels(20 addresses per sheet). Then, multiply the cost to print one set of labels by the number of sets requested. I *EXAMPLE* **COST FOR THIS REQUEST ** 4 sheets of labels x$2/sheet= $8.00 x 2 sets= $16.00 sheet(s)of labels x$2/sheet= $/ x 3 sets= 2 sheets of labels x$2/sheet for CIT area x 2 sets= $ 4.00 L sheet(s)of labels x$2/sheet for CIT area=$ <� x sets= GENERATE LIST =$11.00 I GENERATE LIST ='.11 II -00 TOTAL =$31.00 �G TOTAL A CITY OF TIGARD 1/28/2003 13125 SW Hall Blvd. 1:46:34PM "VPI�I r'� Tigard,Oregon 97223 '�L. (503) 63 9-4 17 1 Receipt #: 27200300000000000355 Date: 01/28/2003 Line Items: Case No Tran Code Description Revenue Account No Amount Paid MISC Miscellaneous Fees&Charges-51.0000 @$1.0000 100-0000-451000 51.00 MISC Miscellaneous Fees&Charges-4.0000 @$1.0000 100-0000-451000 4.00 Line Item Total: $55.00 Payments: Method Payer User ID Acct./Check Approval No. How Received Amount Paid Cash J& S CONCRETE KJP In Person 55.00 Payment Total: $55.00 Page 1 of 1 cReceipt.rpt APPLICANT MATERIALS • PRE-APP.HELD BY: CITY OF TIGARD PLANNING DIVISION 411,, 13125 SW HALL BOULEVARD TIGARD, OR 97223-8189 � �.,��, 503.639.4171/503.684.7297 CITY OF TIGARD OREGON LAID USE PERMIT APPLICATION Other Case# File# S C b 1CC��_ I . Date -'�- .2-S '0 i By I /7/f 1 Receipt# 'ee-c 7 s 3 Date Application Complete IFNF TYPE OF PERMIT YOU ARE APPLYING FOR ❑Adjustment/Variance (I or II) ❑ Minor Land Partition (II) [Subdivision (II or III) ❑ Comprehensive Plan Amendment(IV) ❑Minor Modification (I) ❑Zone Change(III) ❑ Conditional Use (III) ❑Planned Development(III) ❑Zone Change Annexation (IV) ❑ Historic Overlay (II or III) ❑ Sensitive Lands Review(I, II or III) ❑Zone Ordinance Amendment (IV) ❑ Home Occupation (I or II) ❑ Site Development Review(II) ❑ Miscellaneous (I)- (Lot Line Adjustment/Temporary Use/Tree Removal/Director's Interpretation, etc.) LOCATION WHERE PROPOSED ACTIVITY WILL OCCUR(Address if available) ciao + 9gzo LW (3ravenburj led "Ilya rd De TAX MAP&TAX LOT NOS. 15 1350 D 1 /cob 4- l isoo TO FAL SI FE SIZE ZONING CLASSIFICA1 ION 8/02 5. r, + 77yy sr = I 5&% s.R R 1 Z meeiium Deis,fy 'ESidehl;41 APPLICAN I• ; 3 + S Contra+re, 1 1c. MAILING ADDRESS/CITY/STATE/ZIP 20 2e/l $' C'enfra/ Pi, ed Ot�dn cH-y O/ 4,--70,c(5-- PHONE NO. FAX NO. SCE-0C°— 023‘0 S D 3 - ( ) -W66 PRIMARY CONTACT PERSON PHONE NO. 31-eke kosk •� SD3 - ?0? -023l1 PROPERTY OWNER/DEED HOLDER(Attach list if more than one) MAIL cbhcre-F , E - - _ MAIL G ADDRESS/CI FY/STATE/ZIP 50 i PHONE NO. FAX-NO. Sari-1 San7e *When the owner and the applicant are different people, the applicant must be the purchaser of record or a lessee in possession with written authorization from the owner or an agent of the owner. The owners must sign this application in the space provided on the back of this form or submit a written authorization with this application. PROPOSAL SUMMARY(Please be specific) Pli J.ui if • firms► _ i. f ;,, . /17/1 hone /afs, _._ APPLICATIONS WILL NOT BE ACCEPTED WITHOUT ALL OF THE REQUIRED SUBMITTAL ELEMENTS AS f1FC(RIRFl IN THE ,,R Asir RIIRMITTAI RFfl rip FMFNTC" INF(1RMATIf1I1/41 CI-IFFT THE APPLICANT SHALL CERTIFY THAT: ♦ If the application is granted, the applicant shall exercise the rights granted in accordance with the terms and subject to all the conditions and limitations of the approval. • All the above statements and the statements in the plot plan, attachments, and exhibits transmitted herewith, are true; and the applicants so acknowledge that any permit issued, based on this application, map be revoked if it is found that any such statements are false. ♦ The applicant has read the entire contents of the application, including the policies and criteria, and understands the requirements for approving or denying the application(s). SIGNATURES OF EACH OWNER OF THE SUBJECT PROPERTY ARE REQUIRED. K.hit(4/4 te , 2- z 6- 03 Owner's Signature Date Owner's Signature Date Owner's Signature Date Owner's Signature Date Owner's Signature Date Applicant/Agent/Representative's Signature Date Applicant/Agent/Representative's Signature Date x - 13125 SW Hall Blvd. 3:38:09PM �; ;,, Tigard, Oregon 97223 '�� (503) 639-4 17 1 Receipt #: 27200300000000000753 Date: 02/25/2003 Line Items: Case No Tran Code Description Revenue Account No Amount Paid SUB2003-00003 [LANDUS] SUB PRELIM PLAT 100-0000-438000 3,590.00 Line Item Total: $3,590.00 Payments: Method Payer User ID Acct./Check Approval No. How Received Amount Paid Check STEVE KOSKI MAS 2324 In Person 3,590.00 Payment Total: $3,590.00 Page 1 of 1 cReceipt.rpt 02/24/2003 14:48 FA L§93 643 3746 PACIFIC N W TITLE a002 *c 2002483473 B nICOROINO mum t0: .+ , .PN S p S poncretC• ITIC. Goal MM OUYCJI slue yalMtaaM• iimhlcAm&n + 1, 1b285 E 1t9bbon Rl ° ' Newbe OR 13 :aw�aa�..e�y� 1y�+ atu=mmo m..,.. �ww ' DeVil a change is requested all tax acme* statements sha ll be mint to the following -- �4ress: a gsergr No: 6500-05014NN Order No: 121/0'► waU1k$TT DsED - OTxtpTORY 10em (INDIvIDUAL or CORpOSATION) STEVEN JOHN RSIHSIOOSAI, who acquired title as mem J. SO61u. ?rupees, or the once'°sore in trust, under the Koski Laving Trust, dated August 79, 1185. and any amendments thereto, a revveable living treat conveYS and warrants to J a S CONCRETE, INC. an Oregon cprppraLion Grantor. Grantee, the following described real property free Of eeausb rmncea except as specifically set forth herein: (Continued) 1 not eller nee of the property described is this iestsument in violstiO° or acoeQtln9 ehis �trvesmt, of p3tcsb- s will letiees. Before si�e9 ruts airy of of aperioa a land ass lees and oeg�t r �1d check with the appropriate os itysoitr the tyrple ai*aixep9 fee title to the property uses and to determine any county Pleaein9 department to 'verity EP against farming or forest practices es 4efieed in Ohe 30.130. ENCUMBRANCES: (Continued) wsimparmolmnY f l!" �r HEAL Psopefirt MOM TAIL S 4,0.00 1.2+44-. The true consideration for this conveyance 1s $360,000.00 0117E Dated July 16, 2002 if a corporate grantor, it ban cawed its ease co be signed by order of its board of directors. Steven J. RI ih koski, Trustee County of , I(gyutpgLon )■s. 72 _-- This as rumens, bateau ne on Thi! inrtzurreet was �1�d by Steven J. This inetrumeat was aoknowledpe before we 4 as by of oFFK�5� yousy public for 9oe M a1C usimia a e rxit NI 001101 ' my commission exp ° \,o ca w i:;c ,•v Ts• .02/24/2003 14:49 FAX.503 643 3746 PACIFIC N W TITLE W003 order No, 223707 LaOM. VSpp2nroN The following described real property situated in the County of Washington and Stets of Oregon, co wit. Lot 5, GRt10mVSO t IO T Nip ADDITION, as shown on the duly recorded p asd plat thereof, =CSM� a portion of Lot 5. dercribcd sr follows: at an iron pipe, said iron pipe narking the Northeast Corner of Lot 5, ADDITION, attested in Section 15, ToweehiP a Comp. Mingo 1 Mast of Heginnin9 �. ss, and of6the hi iNiT S 7►�D Cickiin Donation Land Claim running thence ncerSo Meridian,119•511. in the i L. h line of said Lot S a distance of 454.27 t o an it p Wert nethe the Nevada right of may lion of the iron pipe eat in t� Northeasterly o! Which bears Saari 17K7• 114,27 leer to an East t d27t17 bast ayi thence of a curve to the an (t Nora aria, of a d2s feet of 9l.r3 feet) to a said tree pipe narking irterseatiee of the o!easterly own to Li iron pipe; CM westerly rigs of "ay line of Crabtree Avendasy line of Lot S. sfoWestid end �e right of nap line of Crabtree Crabtree AYeAaer thanes North 0`05' Neat along beginning. Avenue a distance of 55.00 feet to the place 1 . 42/24/2003 14:50 FAX 503 643 374% PACIFIC N W TITLE 4b004 1011111111k $ CU bTance1, Continued 1. Tame for the fiscal yeas 2002-2001, a lien but not yet pnyabls. 2. The premises herein described are vithIn and subject to the statutory powers including the power of assesement of the Unified sewerage a9enCY- 3. The rights of the public in and to that portion of the premises herein described lying within tee limits of SA 90th Anenne• • Prcposo 1 Nct r )(lath ' i/e_, SUBDIVISION REQUEST for a 5-Lot Single Family Dwelling Subdivision APPLICANT&PROPERTY OWNER: J& S Concrete, Jeff Conklin and Steve Koski, Owners 8285 NE Ribbon Ridge Road Newberg, OR 97132 503-538-1460 DEED HOLDERS: J& S Concrete Inc. 18285 NE Ribbon Ridge Road Newberg, OR 97132 SITE LOCATION: 9810&9820 SW 98th Ave. LEGAL DESCRIPTION: 1S135CD11400 & 11500 SITE SIZE: 15846 sq. ft. ZONING: R-12, Medium Density Residential PROPOSAL: The applicant proposes to subdivide the property into 5 single family lots as depicted on the attached site plan. SITE DESCRIPTION: The site of the proposed subdivision site is a 15846 sq. ft. parcel consisting of two tax lots. SURROUNDING AREA: To the south is a heavily wooded area along the Southern Pacific Railroad ROW and Commercial Street. This area is zoned Light Industrial. To the east are three family homes zoned R-4.5 with direct frontage onto SW 98th. They are large lots ranging in size from 14,250 square feet to 1.7 acres. To the southeast are the rear yards of four single family homes within the London Square Subdivision, zoned R-25 PD. The lots range in size from 2,500 to 4,500 square feet. Their rear yards about the easterly ROW of SW 98th and all yards are screened with a masonry fence and landscaping. They gain access to SW 98th via London Court, that intersects with SW 98th across from the SE corner of the subject site. To the north on the north side of SW Pihas Court are single family homes on 3,000 square foot lots. These lots are zoned R-12; the same zoning designation as the subject site. To the west of the site and across the Southern Pacific Railroad ROW is more land zoned Light Industrial. ZONING CODE: The following Code sections are deemed applicable to this proposal: Chapter 18.510 -Residential Zoning Districts Section 18.510.020.E states that the R-12 zone is designed to accommodate both attached and detached single family homes at a minimum average lot size of 3, 050 sq.ft. The applicant proposed to develop the proposed subdivision lots with single family detached housing units, a permitted use according to Table 18.510.1 Section 18.510.040.A sets forth the minimum and maximum densities. It states that the minimum density in each zoning districts has been established at 80% of the maximum density. Section 18.510.040.B states that the establishment of the appropriate densities is governed by the formulas contained in Chapter 18.715. This chapter and the density calculations are discussed on page 3. Section 18.510.040.0 pertains to Adjustments in the density requirements. This proposal will not require this type of Adjustment. Section 18.510.050 and Table 18.510.2 set forth the Development Standards for the R-12 zone. (1) The Code minimum average lot area is 3,050 sq. ft. (2) There is no average minimum lot width in the R-12 zone. All lots widths are indicated on the proposed plat. (3) (a)Minimum front yard for single family homes is 15 feet. (b)Minimum setback for corner lots is 10 feet for each street frontage. (c)Minimum side yard is 5 feet. (d)Minimum rear yard is 15 feet. (e) Abutting property to the north is zoned R-12. (f)Minimum distance between property line and front of garage is 20 feet. (4) Maximum height is 35 feet. (5) Maximum lot coverage is 80%. (6) Minimum landscaping is 20%. All lots meet the minimums described above. Chapter 18.715-Density Calculations for both phases of Kalamoiika Estates Section 18.715.020 sets forth the formula for Density Calculations. The gross site area involved is 2.25 acres or 98,253 sq. ft. From this amount, subtractions are made for the following: 33,320 sq. ft. Dedicated for a public rights-of-way 6,532 sq. ft. Dedicated for a Tract"A" on-site water quality facility 1.208 sq. ft. Dedicated to a Tract`B" public rights-of-way reserve area 41.060 sq. ft. The remaining balance of 57,193 sq. ft., (i.e., 98.253-41,060), is considered to be the buildable area. This amount is then divided by the 3050 sq. ft. minimum lot size. Based on the proceeding calculation, 18.75 lots, (or 18 lots), are the maximum number of lots allowed on the site. 80% of 18 lots, (or 14 lots), are the minimum number of lots allowed by Code. Therefore, based on the 17 lots proposed, the request complies with this criterion. Chapter 18.730-Exceptions to Development Standards This Chapter presents exception to the height and setback standards contained in the various zoning districts. The proposed subdivision will require an 80% set back variance at the west property lines of proposed lots 2& 5. Chapter 18.795-Visual Clearance The proposed public street has been designed to comply with the visual clearance criteria of the city's codes. No deviation from the standards is necessary. Chapter 18.765-Off-Street Parking Section 18.765.080 requires one off-street parking space per single family dwelling unit. All homes constructed in the subdivision will have one or two car garages. Chapter 18.705-Access, Egress and Circulation Chapter 18.790- Tree Removal A Tree Preservation Plan is shown on the existing conditions map. It shows a survey of the trees and their caliper. The survey shows the tree that will remain, and the one that needs to be removed, because of conflicts with building location. There are a total of 2 site trees with a diameter equal to or greater than 12". One of the two trees will be removed. The total caliper inches removed are 30 inches, or 50 % of the total number of trees with a diameter of 12" or greater. When an applicant retains 25 % to 50% of existing trees over 12 inches in caliper, Section 18.790.030.B.2 (a) requires that two-thirds of the trees to be removed be mitigated according to section 18.790.060.D. The tree being removed has a caliper inch of 30 inches. The code section referenced above requires that two-thirds or 20 inches in replacement trees to be planted. Dividing 20 by 4" results in 5 trees with 4" caliper are planted as mitigation for the tree removed by the development. Additionally new street trees will be planted for each of the lots as they are developed as required by code. Chapter 18.810 - Street and utilities improvement standards Section 18.810.060 requires a minimum lot frontage of 25 feet unless the lot is created through the minor land partition process. All lots frontage will be a minimum of 34 feet in length. Section 18.810.090 states the perimeter of blocks formed by streets shall not exceed 1800 feet measured along the right-of-way center line except where street location is precluded by natural topography, wetlands or other bodies of water or pre-existing development. No deviation from this section is required. LIST OF EXHIBITS & ATTACHMENTS EXHIBIT A- Existing Conditions Plan& Adjacent Lots EXHIBIT B - 18"x 24" Development Plan EXHIBIT C - Plat of Kalamoiika Estates ATTACHMENT A- Affidavits of Posting, Mailing&Neighborhood Meeting Documents ATTACHMENT B - USA Service Provider Letter )/ 3 ATTACHMENT C - Pre-Application Conference Notes ATTACHMENT D - Impact Analysis ATTACHMENT E- Subdivision Plat Naming Form ATTACHMENT F - Warranty Deed tGhment A AFFIDAVIT OF MAILir1G/POSTING NEIGHBORHt,)D MEETING NOTICE IMPORTANT'NOTICE: THE'APPLICANT IS REQUIRED TO MAIL THE CITY OF TIGARD-A'COPY OF THE NEIGHBORHOOD MEETING'NOTICE THAT PERTAINS TO THIS AFFIDAVIT AT THE SAME TIME PROPERTY OWNERS-ARE`MAILED NOTICE, TO THE ADDRESS BELOW rar City of Tigard Planning Division 13125 SW Hall Boulevard �. ' , Tigard, OR 97223-8189 IN ADDITION, THE APPLICANT SHALL SUBMIT THIS AFFIDAVIT & COPIES OF ALL NOTICES AT THE TIME OF APPLICATION. MAILING: I, St2VVM /C kv<it i being duly sworn, depose and say that on the (D day of /Ceb!"u4r y , 20 O.3, I caused to have ailed to each of the persons on the attached list, a notice of a meeting to discuss a proposed development at (or near) �//(2 An, `f 820 S'W 19t6.14e —i'pa i-49 re.0(51.1. , a copy of which notice so mailed is attached hereto and made a part of hereof. I further state that said notices were enclosed in envelopes plainly addressed to said persons and were deposited on the date indicated above in the United States Post Office located at /,1 .3 00 S_ /'nQ/.tl/a Alkt • with postage prepaid thereon. Signature (In the presence of a Notary Public) POSTING: I, 54-Cver7 , do affirm that I am (represent) the party initiating interest in a proposed Su bofi =:!'fQh affecting the land located at (state the approximate Ioc tion(s) IF no address(s) and/or t x��(s) current/ registered) Is)to a,rJ 9'ZO fw 4B �' ve T!'Q J- DF4Irh , and did on the day of currently registered) , 20 O? personally post notice indicattfig that the sit may be proposed for a Sij bo Yi f t'J- application, and the time, date and place of a neighborhood meeting to discuss the proposal. t gzo Sw 1V , 'f ,o1 The sign was posted at / g�� !e rtDP �o � � ' (state location you posted notice on property) � h /C Signature (In the presence of a Notary Public) (THIS SECTION FOR A STATE OF OREGON, NOTARY PUBLIC TO COMPLETE/NOTARIZE) STATE OF Orb,6,- ) County of C lacktL-rgo. ) ss. Subscribed and sworn/affirmed before me on the Ly day of t e �l�lltl d , 200 �• ,� OFFICIAL SEAL•-- 1l ,/ PATTI J.FELTON l NOTARY PUBLIC-OREGON O t%-4, COMMISSION NO.334 83 () r MY }� '` COMMISSION BORES APRIL 27,2004 ( � ) NOTA Y PUBLI OF OREGON My Commission Expires: y pi l o t Applicant, please complete the information below: NAME OF PROJECT OR PROPOSED DEVELOPMENT: TYPE OF PROPOSED DEVELOPMENT: Address or General Location of Subject Property: Subject Property Tax Map(s)and Lot#(s): h.Uoginlpattylmasters\affidavit of maling-posting neighborhood meeting doc J& S Concrete Inc. 18285 NE Ribbon Ridge Rd. Newberg, OR 97132 February 6, 2003 [ ] RE: J& S Concrete Inc. Dear Interested Party: J & S Concrete Inc. is the owner of the property located at 9810 and 9820 SW 98th Avenue. We are considering proposing to divide these two duplex lots into single-family home lots. 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: February 21, 2003 Chamber of Commerce 12345 SW Main St. 6:00 pm Please notice this will be an informational meeting on preliminary plans. These plans may be altered prior to the submittal of the application to the City. I look forward to more specifically discussing the proposal with you. Please call me at (503) 307-0236 if you have questions. Sincerely, S °'tr&? I /e--2---r Steven R. Koski // \ - Q CITY of TIGARD � GEOGRAPHIC INFORMATION SYSTEM AREA NOTIFIED *AA* (500') Miii AN 111111i. MN nifil mum !llI 1111iiy FOR. Steve Koski ➢ARD T I � �, IIIII RE: ISI35CD, 1400 _Alta k la=riami _ i'— i LEWIS LN ilk imp mow = .. t..... , �__ Nal- li�l:r,ti �11rr V � � Property owner information• �! is valid for 3 months from ; I= • ■ the date printed on this map. ,■ f-u IIINSININ I �o .7a.L,., _'•_.�r- • MEADOW 4 -0 ST vi,���1 ■r.i�i■ • sc��trwir ��;. III 1111111-- . Tr►r �S 'W Ir ;11 %/ ■ N N 1 liff,"411P:t4ve ■ am 11/11% , , 0 100 200 300 400 50C Feet hil `Sr 1"=349 feet pillii41111W4p City of Tigard Information on this map is for general location only and should be verified vnth the Development Services Division13125 SW Hall 81vd TigardOR 97223 (503)ci tiga 639-4171 4 k 0 http.!lwvw.ci.tigard.or us Community Development Plot date:Jan 28,2003;C:lmagic MAGIC03.APR . • . 1 S 135C D-07700 1 S 135CD-05900 ALBERTSON CAROLINE CONNOLLY& CHANEY JENNIFER M&JOSHUA M ALBERTSON ERIC W 9708 SW LONDON CT 1599 SW UNDERHILL RD TIGARD,OR 97223 PORTLAND,OR 97219 1S1 35CC-03900 1S 135C D-05000 AL ORD B T W CHAPMAN MARY E& PAT M THOMAS REBECCA L 101 TIGARD ST 9768 SW LONDON CT ARD,OR 97223 TIGARD,OR 97223 1 S 135CC-03700 1 S 135CD-07300 ALFORD BURT W&PATRICIA M CLARKE SHERI L 10180 SW TIGARD ST 9717 SW LONDON CT TIGARD,OR 97223 TIGARD,OR 97223 1 S 135CD-08300 15135CD-02500 ANDERSEN STUART R CORYELL JACK M AND ALICE 0 9738 SW LONDON CT TRUSTEES TIGARD,OR 97223 9900 SW 92ND PORTLAND,OR 97223 1 S 135CD-07900 2S102138-00100 ANDERSON WILLIAM D CRESS SCOTT B AND DANA B 9731 SW LONDON CT 9966 SW KATHERINE STREET TIGARD,OR 97223 TIGARD,OR 97223 1 S 135CD-06000 1 S 135CD-07500 ARNOLD MARGARET E DAVIES KATHRYN L PO BOX 231178 9713 SW LONDON CT TIGARD,OR 97223 TIGARD,OR 97223 1 S 135C D-06600 1S 135CD-01702 BAKER MATTHEW M& DOBLIE JUDY K TOTMAN BETHANY C 11640 SW 98TH AVE 9722 SW LONDON CT TIGARD,OR 97223 TIGARD,OR 97223 1 S 135CD-07100 1 S 135CD-01500 BRINK LOIS M DORSETT R CRAIG 9721 SW LONDON CT 11550 SW 98TH AVE TIGARD,OR 97223 TIGARD,OR 97223 1 S 135CC-03300 2S 102BA-00501 BROOKER FRED&HARRIETT ELLIOTT JAMES R&SHERRY D 10060 SW TIGARD ST BY ESP PROPERTY FACTORS INC TIGARD,OR 97224 1522 SW SUNSET BLVD PORTLAND,OR 97201 1 S 135CD-08000 1 S 135CD-01600 BROWN MARCIE A EMPKIE ROBERT JR HAZEL 9732 SW LONDON CT 6975 SW QUEEN LN TIGARD,OR 97223 BEAVERTON,OR 97008 1S 135CD-02000 1S 135CD-01703 ERICKSON STEVEN C HELTZEL KENNETH L&HELEN M 11760 SW 98TH AVE 5131 SW FREEMAN CT TIGARD,OR 97223 PORTLAND,OR 97219 1 S 135CD-01201 1 S 135CD-06800 FOERSTER EDWARD DOROTHY HOLIEN CHRISTOPHER&CHRISTINE do SCOTT JANET K 9726 SW LONDON CT 13467 SW LAURMONT CT TIGARD,OR 97223 TIGARD,OR 97223 1 S 135CD-09800 1S 135CD-03900 FOSTER DEANNA K HOUSING AUTHORITY OF 9991 SW PIHAS CT WASHINGTON COUNTY TIGARD,OR 97223 111 NE LINCOLN ST#200-L HILLSBORO,OR 97124 1S 135CD-05800 1 S 135CD-06100 FULLER AARON&KATIE HOWARTH DENISE L 9706 SW LONDON CT 9712 SW LONDON CT TIGARD,OR 97223 TIGARD,OR 97223 1 S 135CD-08400 1 S 135CD-10300 GANN KIM L INTERCOASTAL DEVELOPMENT 9740 SW LONDON CT GROUP LLC TIGARD,OR 97223 PO BOX 91185 PORTLAND,OR 97291 1 S 135C D-07200 1S 135CD-10600 GANT MANUELA MARIA IN •COAS • DEVELOPMENT 9719 SW LONDON CT GROU• TIGARD,OR 97223 PO :i • 85 •RTLAND, •R 97291 16135CD-01700 1 135CD-11000 GETTY SHARON MARIE IN •COAS - DEVELOPMENT 11630 SW 98TH GROW TIGARD,OR 97223 PO : 9 45 • •RTLAND,OR 97291 1 S135CD-05300 1S 135CD-10900 GRAHAM GARY L AND I RCOAS - DEVELOPMENT DELORIES C GROW 9743 SW LONDON CT PO Bt 91 :• TIGARD,OR 97223 ••"TLAND,OR 97291 15135CD-04800 1S 135CD-10700 GROVER CHRISTOPHER P IN RCOA •L DEVELOPMENT 9785 SW LONDON CT GRO.• C TIGARD,OR 97223 P• :O 91185 •RTLA •R 97291 1 S 135CD-08500 1 S 135CD-10100 HALL SIEGLINDE INTERLOCKING ENTERPRISES INC& 9747 SW LONDON SQUARE CT VISTA NORTHWEST INC TIGARD,OR 97223 10740 NW CORNELIUS PASS RD PORTLAND,OR 97231 1 S 135CD-11100 1S 135CD-05400 INTERLOCKING ENTERPRISES INC& LONDON SQUARE HOMEOWNERS VISTA NORTHWEST INC ASSOCIATION THE 10740 NW CORNELIUS PASS RD ATTN:A RICHARD VIAL PORTLAND,OR 97231 1 SW COLUMBIA ST STE 555 PORTLAND,OR 97258 1 S135CD-10200 1 S 135CD-01004 IN . -LOCKIN 'TERPRISES INC& LONG DANNY J VISTA •' WEST INC 12020 SW TOOZE RD 10746 • I L US PASS RD SHERWOOD,OR 97140 Pa-TLAND,OR 97231 1 S 135CD-01400 1 S 135CD-00500 J&S CONCRETE INC MAHAR MARYLOU 18285 NE RIBBON RIDGE RD PO BOX 1064 NEWBERG,OR 97132 NEWBERG,OR 97132 2S102BA-00500 1 135CD-0870 JACKSON PAUL R&SIMONE D MA ELOPMENT CORP 10250 TIGARD ST , 0 TIGARD,OR 97223 1S 135CD-08200 1S 135CB-00700 JASPER TERRIA L MCCALL OIL 9736 SW LONDON CT CHEMICAL CORPORATION TIGARD,OR 97223 BY NED MCCALL 5480 NW FRONT AVE PORTLAND,OR 97210 •S 135C D-03400 2S 102BA-00390 KNEELAND JAMES H&DEBORAH L MCCALL PROPERTIES INC 9690 SW LEWIS LN BY NED MCCALL TIGARD,OR 97223 5480 NW FRON AVE PORTLAND,OR 97210 1S1 35CD-05100 1 S 135CC-04000 KOR DEBORAH A ALL PROP- 'TIES INC do COBB TIA J BY N : •■• ALL 9755 SW LONDON CT 5480 • • FRS • AVE TIGARD,OR 97223 'TLAND,OR 97210 1 S 135CC-03100 1 S 135CD-01100 KRASAUSK PAUL& M• • PROP 'TIES INC MACHARG JOE JR& BY NED i•' ALL TOTORICA CAROL E 5480 ' ' FRO AVE PO BOX 5931 P:•TLAND,OR 97210 BEAVERTON,OR 97006 1S1 35C D-00790 1 S 135CD-06300 LAMM FAMILY TRUST MODRO DAVID H 11520 SW 98TH AVE 9716 SW LONDON CT TIGARD,OR 97223 TIGARD,OR 97224 1 S 135CD-06700 131 35CD-07000 LINDSEY RONALD G MORRIS GREG&EVDOXIA 9724 SW LONDON CT 9730 SW LONDON CT TIGARD,OR 97223 TIGARD,OR 97223 1 S 135CD-01007 1 S135CD-06500 MORROW LIVING TRUST ORINGDULPH LYNN ALLISON BY MORROW MARK A/JANICE TRS 9720 SW LONDON CT 15155 SW 141ST AVE TIGARD,OR 97223 TIGARD,OR 97224 1S 135CD-01008 1S 135C D-03300 MORROW LIV TRUST ORR KAREN&LYNART BY M MARK A/JANICE TRS 9660 SW LEWIS LN 1515 14 T AVE TIGARD,OR 97223 ARD,OR 97224 1S 135CD-06400 1 S135CD-10000 MORTON DEBRA D& POE RONALD L&KATHY M BUTLER DUANE 13025 PRINCETON CT 9718 SW LONDON CT LAKE OSWEGO,OR 97035 TIGARD,OR 97223 1 S 135CD-09600 1S 135C D-07400 MOUNT DEREK J& RADCLIFF NAOMI A MOUNT BARRY M 9715 SW LONDON CT 9955 SW PIHAS CT TIGARD,OR 97223 TIGARD,OR 97223 1 S 135CD-01006 1 S 135CD-00600 MUESKE LAVERN R/KAREN KIM REED KATHLEEN M 9955-57 SW SCOTT CT 11435 SW GREENBURG RD TIGARD,OR 97233 TIGARD,OR 97223 1 135CD-11200 1 S 135CC-03400 NA P OWNERS OF RIISE ANN M LOTS - 10120 SW TIGARD ST TIGARD,OR 97223 1 S 135CD-11 2S 102BA-00400 N RA P K OWNERS OF ROBERTSON SWEN A LOT & 10 9780 SW TIGARD ST TIGARD,OR 97223 1 S 135CD-05500 1 S 135CD-09700 NAPIER JANICE D ROBINSON KEVIN A 9700 SW LONDON CT 9979 SW PIHAS CT TIGARD,OR 97223 TIGARD,OR 97223 1 S 135CD-01009 1S 135CD-06900 NORGART PAUL KEVIN/HELEN DENISE SADIKIN YAN&HENY 16212 SW SNAPDRAGON LN 2944 NW NORWALK PL TIGARD,OR 97223 BEAVERTON,OR 97006 1S1 35CB-00800 2S 10213A-04400 OREGON DEPT OF TRANSPORTATION SANDERS GARY R/BARBARA A& R/W PROPERTY MANAGEMENT UNIT RASMUSSEN DARWIN C/DEBRA L RAIL DIVISION 2320 SW RICHARDSON ST 555 13TH ST NE#3 PORTLAND,OR 97201 SALEM,OR 97301 2S 102BA-04300 1S1 35CD-00900 SANDERS GARY R/BARBARA A& SHARON DEVELOPMENT CO LLC RASMUSSEN DARWIN C/DEBRA L 5795 SW CRANBERRY CT 2320 SW RICHARDSEN ST BEAVERTON,OR 97007 PORTLAND,OR 97201 1S 135CD-10800 1S1 35CD-09400 SARJADI OSCAR& TAYLOR DONALD S&DEBORA MAE SETIADY ELLEN 9889 SW PIHAS CT 9275 SW LOCUST ST PORTLAND,OR 97223 TIGARD,OR 97223 1 S 135CD-06200 1 S 135CD-01001 SAUNDERS RENE'M TAYLOR ROBERT H&NANCY A 9714 SW LONDON CT 11585 SW 98TH AVE TIGARD,OR 97223 TIGARD,OR 97223 1 S 135CD-01005 1 S 135CD-05200 SCOTT GEORGE 0&DONNA M THOMPSON CHARLES R 11640 SW 135TH 9745 SW LONDON CT PORTLAND,OR 97223 TIGARD,OR 97223 1S1 35CD-01003 2S 102BA-00303 S ■TT GEOR - • AND TIGARD INDUSTRIAL LLC DON - u 11336 SW BULL MOUNTAIN RD#104 11640 -TH TIGARD,OR 97224 T " ARD,OR 97223 1 S 135CD-01202 2S 1028A-00301 SC GEO E 0 AND TI ! NP• TRIAL LLC DONN 1133. c :• OUNTAIN RD#104 11 SW 5TH ARD,OR 97224 T GARD,OR 97223 1S 135CD-01203 1S 135CD-09900 SCOTT GEORGE 0 AND DONNA M TROXELL NICK J& WRIGHT PHILIP A AND SAWYER HEATHER A PEABODY MICHAEL E&PHYLLIS M 9815 SW PIHAS CT PO BOX 1673 TIGARD,OR 97223 BEAVERTON,OR 97075 151 35CD-01200 1S 135CC-03200 SCOTT RANDALL GNERNA M& TRUJILLO BERNARDINO&EVA C SCOTT STEVEN A/JANET K 10030 SW TIGARD ST 11640 SW 135TH AVE TIGARD,OR 97223 TIGARD,OR 97223 1 S 135CD-01205 1S 135CD-07800 S •TT RANDAL NERNA M& TWEDT DOUGLAS S AND SCOT _ N A/JANET K MARY L 11640 13 H •VE 9733 SW LONDON CT T _--D,OR 97 23 TIGARD,OR 97223 1S 135CD-05600 1 S 135CD-07600 SHANNON ARLEEN M VAKARCS PATRICIA A 9702 SW LONDON CT 9701 SW LONDON CT TIGARD,OR 97223 TIGARD,OR 97223 1S 135C0-02001 1 S 135CD-10400 VALDEZ GERARDO M& WHITFORD/SCOTT LLC GUADALUPE M PO BOX 91185 11790 SW 98TH AVE PORTLAND,OR 97291 TIGARD,OR 97223 1 S 135C D-01701 1S1 5C D-10500 . VEZEY CHERYL ANN WHIT 'RI : OTT LLC 11650 SW 98TH PO BP ' 185 TIGARD,OR 97223 ••'TLAND, •• 97291 1S 135CD-02700 1 S 135CD-09500 VISTA NORTHWEST INC WOOD DEVON L& PO BOX 91459 LEE DAVID E PORTLAND,OR 97291 9923 SW PIHAS CT TIGARD,OR 97223 1 S 135C D-02600 1 S 135CD-08600 VIS • •O' EST INC WORNATH BRIAN L&CINDY E PO B• 9 - 9 9790 SW LONDON CT a TLAND,OR 97291 TIGARD,OR 97223 1S135CD-02100����W 1S135CD-01204 VIS NORTHWEST INC WRIGHT PHILIP A&DOLORES A TRS PO B 459 12519 SW SHELDRAKE WAY TLAND, R 97291 BEAVERTON,OR 97007 1 S 135CC-03500 VONAHLEFELD PAUL 10130 SW TIGARD ST TIGARD,OR 97223 1 S 135C D-08100 WEAVER JAMES A JR&GERI M 9734 SW LONDON CT TIGARD,OR 97223 1 S 135CC-03600 WEBB ROBERT LEE EDNA M 10140 SW TIGARD TIGARD,OR 97223 1 S 135CD-04900 WHEELHOUSE GIOCONDA A 9775 SW LONDON SQ CT TIGARD,OR 97223 1S 135CD-05700 WHICHER FRANKLIN S AND WALTRAUT H 9704 SW LONDON COURT TIGARD,OR 97223 Jack Biethan 11023 SW Summerfield Drive, #4 Tigard, OR 97224 Sue Rorman 11250 SW 82nd Avenue Tigard, OR 97223 Naomi Gallucci 11285 SW 78th Avenue Tigard, OR 97223 Michael Trigoboff 7072 SW Barbara Lane Tigard, OR 97223 Dieter Jacobs 7775 SW Spruce Street Tigard, OR 97223 Alexander Craghead 12205 SW Hall Boulevard Tigard, OR 97223-6210 David Chapman 9840 SW Landau Place Tigard, OR 97223 Nathan and Ann Murdock PO Box 231265 Tigard, OR 97281 Brad Spring 7555 SW Spruce Street Tigard, OR 97223 CITY OF TIGARD - EAST CIT SUBCOMMITTEE (i:\curpin\setup\labels\CIT East.doc) UPDATED: April 18, 2002 NEIGHBORHOOD MEETING APPLICANT: ,._1 4, C Covtt,rtte . ATTENDANCE LIST / �- f PROJECT: / LvLoii1A- St Q GS - INI S 1 PAGE OF DATE: 2i 21 `03 Please CLEARLY PRINT your name and complete mailing address. NAME (PLEASE PRINT) FULL MAILING ADDRESS CITY STATE ZIP PHONE (OPTIONAL) SjlePe P o_ ,hose Z9 y s,(:� ° &IA' 9'7,7 62r-/f / 1,L've ke(�i,--,, OZ /( s cen/rw( Pi 2 oc, r & C(14 Of q7O r sb- 9eM z MINUTES OF NEIGHBORHOOD MEETING FOR 5 LOT SUBDIVISION AT 9810 & 9820 SW 98m AVE. FEBRUARY 21, 2003 The meeting was held at Tigard chamber of commerce, 12345 SW Main Street. Applicant Steve Koski of J& S Concrete Inc. and builder Steve Eck opened the meeting room at 6:00 pm. No neighbors attended. 14:tor BEDSAUL VINCENT CONSULT I N 503 230 2149 P.02 /7f71- ill l? 1- JeanWater Services Out commatnitstt 4;Icai. November 1, 2001 Bruce Vincent BedsaulNincerlt Consulting 825 NE 20th Avenue, Suite 300 Portland, OR 97232 Re: 15-Lot Subdivision located at 11T35 SW 98th Ave., Tigard, OR CWS File 1369 (Tax map 18135CD, Tax lot 01400) Clean Water Services (formerly USA)has reviewed your proposal for the above referenced site. Staff has conducted a pre-screen review, and concluded that the sensitive area near this site would only require a 15' buffer. Since your property is beyond the 15'maximum buffer, you do not need a :service Provider letter as required by Resolution and Order 00-7, Section 3.02.1. Prior to construction. a Stormwater Connection Permit from Clean War Services or its designee may be required pursuant to Ordinance 27, Section 4.3. All required permits and approvals must be obtained and c ompletod under applicable local, state, and federal law. This concurrence letter does NOT eliminate the need to protect sensitive areas if they are subsequently Identified on your site. If you have any questions, please feel free to call me at 503-84i3-3613. Sincerely, 4fA29_- () Heidi Berg Note 7671 Post-its Fax N na. it�/_(, Site Assessment Coordinator �j • •'' r �"'CL s 0, we • ns Sa3"81 a- - w-Ecl o3-.3o- ef Fa°i F.rDsvebp,a„i Svc,\ P 00-7r LeiNTA1S133(D01400-aeyond min Outlet doe 155 N First Avenue,Suit.270•Hillsboro.Oregon 47124 Ptlonoe(503)846 621•Pa=(S03)846-3529•ww+audeanwaterserviess_o,.g - 71-1-Mc h I e '-/- 1) IMPACT ANALYSIS FOR A 5-LOT SUBDIVISION AT 9810& 9820 SW 98TH AVE. The proposed subdivision is in compliance with the densities allowed in the R-12 zone. This application does not include a request for a plan amendment or zone change that would allow for densities greater than currently allowed under the R-12 zone. All urban services, existing and/or proposed, are designed based on the densities allowed under the Tigard Comprehensive Plan Medium Density designation. TRAFFIC: The subject site abuts SW 98th Ave. designated as a Neighborhood Route, and SW Pihas Court, designated as a local street. As noted on the enclosed development plans, access to the subdivision will be provided by two streets, SW 98th Ave. and SW Pihas Court. Lots 1 and 2 will gain access from SW 98th Ave, and lots 3,4 and 5 will gain access from SW Pihas Court. FIRE PROTECTION: Tualatin Valley Fire& Rescue provide fire protection. Existing water line sizing and flow is adequate for fire protection purposes. The subdivision has a fire hydrant placed near the intersection of SW Pihas Court and SW Koski Drive. All water lines and hydrant spacing are in compliance with TVFR standards. SCHOOLS: The site is located within the Tigard/Tualatin School District. The schools serving the subject site are Tigard High School, Fowler Middle School and Charles Tigard Elementary School. To the applicant knowledge there is no known capacity problems with the above mentioned schools that would cause them to exceed their ability to provide school service to the subject site TRI-MET: The closest Tri-met lines are located on Greenburg Road and along Main Street in downtown Tigard. The Tigard Transit Center is located within downtown Tigard close to the subject site. There are no immediate plans to extend service into the immediate area of the proposed subdivision. NOISE IMPACTS: There will be noise attributable to the proposed subdivision development similar to any residential construction project of this size. Hours of operation for the construction phase of this project will be limited to those hours set by the local jurisdiction. Individual home construction will require a short period of time to complete. POLICE SERVICE: City of Tigard Police Department will provide police service. Respectfully Submitted Steve Koski FROM :WASHINt TON_COIlTY Si1RUEY FAX N0. :5038462909 24 2003 04:17PM P1 Feb 24 03 O2;45p Steve Koski 503-980-4359 p• 1 /�ffGLhm6n ;� WASHINGTON COUNTY LAND USE AND TRANSPORTATION SURVEYOR'S OFFICE S PJYLSMN_PLAT) ANNG I request that the Washington County Surveyor's Office reserve the following subdividoa mum: PROPOSED NAME OF K Q ht Al p i t Kat e wl-e S SUBDIVISION: i t . •' - MAP AND TAX LOT NUMBER: / S 1356 C) //'iOO .- IS/ IS-CO I/J'Qo CITY JURISDICTION (Which City?) -' rd OR COUNTY JURISDICTION: SURVEYOR'S NAME: Center ewe to is e.pts OWNER'S NAME: T# s Cow-Tete Zit., I understand that If the name is not used within five years, it will be automatically canceled. Name of person reserving name: 5.1-E r s� l ,k k Address: 202 W I 51 Pry i Li /?i Orl Q �i�y r-141 Telephone number: 03-S0 7-belt. Fax rblhnber: S bTO-4/VO4 Signature; 5-'frfifrrif / 'e oats:, 'G--25/- 0, l �. 0 3 Name approved Washington County Surveyor's Office / 't OS Noah Fhst Avarua,, suite Scala Hillsboro, OR 97123 Roc (603)84s- VJ MIARRDNtUltVMDATADIRNWP2PA 1ANAM .DOCOWAVOtir CITY OF TIGARD Community(Development Shaping A Better Community LAND USE PROPOSAL DESCRIPTION 120 DAYS 7/30/2003 FILE NO.: SUBDIVISION (SUB) 2003-00003 FILE TITLE: KALAMOIIKA ESTATES NO. 2 SUBDIVISION APPLICANT: J & S Concrete, Inc. OWNERS: J & S Concrete, Inc. Attn: Steve Koski 18285 NE Ribbon Ridge Road 20241 S. Central Point Road Newberg, OR 97132 Oregon City, OR 97045 REQUEST: The applicant is requesting approval to subdivide 2 parcels consisting of 15,846 square feet into 5 lots ranging in size between 2,728 and 3,724 square feet. LOCATION: 9810 and 9820 SW 98th Avenue; WCTM 1 S135CD, Tax Lots 11400 and 11500. ZONE: R-12: Medium-Density Residential District. The R-12 zoning district is designed to accommodate a full range of housing types at a minimum lot size of 3,050 square feet. A wide range of civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.430, 18.510, 18.705, 18.715, 18.745, 18.765, 18.790, 18.795 and 18.810. CIT AREA: East CIT FACILITATOR: List Available Upon Request DECISION MAKING BODY: ❑ TYPE I © TYPE II ❑ TYPE III ❑ TYPE IV DATE COMMENTS WERE SENT: APRIL 2, 2003 DATE COMMENTS ARE DUE: APRIL 16, 2003 ❑ HEARINGS OFFICER (MON.) DATE OF HEARING: TIME: 7:00 PM ❑ PLANNING COMMISSION (MON.) DATE OF HEARING: TIME: 7:30 PM ❑ CITY COUNCIL (TUES.) DATE OF HEARING: TIME: 7:30 PM ®STAFF DECISION (TENTATIVE) DATE OF DECISION: MAY 8, 2003 COMPONENTS RELATED TO THE PROJECT AVAILABLE FOR VIEWING IN THE PLANNING DIVISION ® VICINITY MAP fl LANDSCAPING PLAN n UTILITY PLANS ® SITE PLAN GRADING PLANS ® IMPACT STUDY ® NARRATIVE ❑ GEOTECH REPORT ❑ ARBORIST REPORT STAFF CONTACT: Morgan Tracy, Associate Planner (503) 639-4171, x2428 �Li,i'�J+` CITY OF TIGARD OREGON March 6, 2003 J&S Concrete, Inc. Steve Koski 20241 South Central Point Road Oregon City, OR 97045 RE: Completeness Review-Kalamoiika Estates No. 2, Case File No. SUB2003-00003 Dear Mr. Koski: The City has received your application for Subdivision Review (SUB2003-00003) to create 5 residential lots ranging in size between 2,728 and 3,724 square feet. Staff has completed a preliminary review of the submittal materials and has determined that the following additional information is necessary before the application can be deemed complete: 1. Submit 20 (full set) copies of your application materials. Once this additional information is submitted, staff will deem the application complete and begin the formal review process which typically takes 6 to 8 weeks. If you have any questions regarding this letter or your application, please don't hesitate to contact me at 639-4171, extension 2428. Sincerely, c:1--•----)/— Morgan Tracy Associate Planner Enclosure C: SUB2003-00003 Land Use File \\tig333\usr\depts\curpin\morgan\workspace\sub\sub2003-00003(kalamoiika no.2)1sub2003-00003 incomplete.doc 13125 SW Hall Blvd., Tigard, OR 97223 (503)639-4171 TDD (503)684-2772 r�� I CITY OF TIGARD OREGON April 1 , 2003 J&S Concrete, Inc. Steve Koski 20241 South Central Point Road Oregon City, OR 97045 RE: Completeness Review-Kalamoiika Estates No. 2, Case File No. SUB2003-00003 Dear Mr. Koski: The City has received the information necessary to begin the review of your Subdivision application (SUB2003-00003). Staff has, therefore, deemed your application submittal as complete and will begin the review process. The estimated time for rendering a decision from the date an application is deemed complete is 6-8 weeks. If you have any questions regarding your application, please don't hesitate to contact me at (503) 639-4171 ext. 2428. Sin -rely, Morga racy, AICP Associate Planner C: SUB2002-00003 Land Use File 11tig333\usr\depts\curpin\morgan\workspace\sub\sub2003-00003(kalamoiika no.2)\sub2003-00003 complete.doc 13125 SW Hall Blvd., Tigard, OR 97223 (503)639-4171 TDD (503) 684-2772 ,i;°.-,4•.i.,,,„, , „1,',P=,-,:'*'5'44*Siteftt41f:. . ' -.„. '',°:'"'r , °L-1:474-=' .';',4:,,-44:1-2,t: ';, -'T;'),i';ov. ,,,,,:***Iti:;,.'7:, ' A -„,,.:.,, . , , ,. --,-'-,“-s- - -�* � €, � , � � � �� � yea ��� a ��� x r R r e 4� .. P RESIDENTIAL NIGDE z/4 Al sPFAI NR: T3R, nir APPLICANT: g,5 CArlc;(ti. AGENT: < .4./e. I<as ki Phone: (53) Vidivr 533- dG IC Phone: Is-03)301 oz 3C PROPERTY LOCATION: t,'oh t is or ku l a.nu t i kt, �(I�_'- ADDRESS/GENERAL LOCATION: s44Ys S,i4c1t✓l 5/o ri TAX MAP(S)/LOT #(S): IS / 1 5 C i7 1I lam 1/1 Soo NECESSARY APPLICATIONS: $(J p (c h -J,w5t0h) PROPOSAL DESCRIPTION: 1-)10 44.- j r&ru,15 1 n Iv S COMPREHENSIVE PLAN I ✓� / MAP DESIGNATION: (WGcJt✓,ai ctr. s r Iii S(t✓ � Tue ZONING MAP DESIGNATION: IR- i Z CITIZEN INVOLVEMENT TEAM (C.I.T.)AREA: Etus F ZONING DISTRICT DIMENSIONAL REQUIREMENTS (Refer to Code Section 18. 510 1 MINIMUM LOT SIZE: 3,oco sq. ft. Average Min. lot width: 6, ft. Max. building height: 35 ft. Setbacks: Front is ft. Side 6 ft. Rear f 5 ft. Corner to ft. from street. MAXIMUM SITE COVERAGE: 00 % Minimum landscaped or natural vegetation area: Zo %. GARAGES: 1,0 ft. M/NEIGHBORHOOD MEETING (Refer to the Neighborhood Meeting Handout) THE APPLICANT SHALL NOTIFY ALL PROPERTY OWNERS WITHIN 500 FEET, THE MEMBERS OF ANY LAND USE SUBCOMMITTEE(S), AND THE CITY OF TIGARD PLANNING DIVISION of their proposal. A minimum of two (2) weeks between the mailing date and the meeting date is required. Please review the Land Use Notification handout concerning site posting and the meeting notice. Meeting is to be held prior to submitting your application or the application will not be accepted. * NOTE: In order to also preliminarily address building code standards, a meeting with a Plans Examiner is encouraged prior to submittal of a land use application. CITY OF TIGARD Pre-Application Conference Notes Page 1 of 9 Residential Application/Planning Division Section P/NARRATIVE (Refer to Code Chapter 18.390) The APPLICANT SHALL SUBMIT A NARRATIVE which provides findings based on the applicable approval standards. Failure to provide a narrative or adequately address criteria would be reason to consider an application incomplete and delay review of the proposal. The applicant should review the code for applicable criteria. FO IMPACT STUDY (Refer to Code Sections 18.390.040 and 18.390.050) As a part of the APPLICATION SUBMITTAL REQUIREMENTS, applicants are required to INCLUDE AN IMPACT STUDY with their submittal package. The impact study shall quantify the effect of the development on public facilities and services. The study shall address, at a minimum, the transportation system, including bikeways, the drainage system, the parks system, the water system, the sewer system and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with the dedication requirement, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. (ACCESS (Refer to Chapters 18.705 and 18.7651 Minimum number of accesses: t X6' Fvf 1-21,1-5 Minimum access width: Minimum pavement width: WALKWAY REQUIREMENTS (Refer to Code Chapter 18.705) Within all ATTACHED HOUSING (except two-family dwellings) and multi-family developments, each residential dwelling SHALL BE CONNECTED BY WALKWAY TO THE VEHICULAR PARKING AREA, COMMON OPEN SPACE AND RECREATION FACILITIES. 17(RESIDENTIAL DENSITY CALCULATION (Refer to Code Chapter 18.7151-SEE EXAMPLE BELOW. The NET RESIDENTIAL UNITS ALLOWED on a particular site may be calculated by dividing the net area of the developable land by the minimum number of square feet required per dwelling unit as specified by the applicable zoning designation. Net development area is calculated by subtracting the following land area(s) from the gross site area: W �� n cu wko , Wt, ti All sensitive lands areas including: ➢ Land within the 100-year floodplain; b.Ct tc M u,t io cos./PG ( A-S pit ' 'oc,la'ta- ➢. Slopes exceeding 25%; gebittytili 1., gAlk. do Ad' Crii4et. ➢ Drainageways; and ➢ Wetlands for the R-1, R-2, R-3.5, R-4.5 and R-7 zoning districts. (5 ✓�, th,0111 - Public right-of-way dedication: Single-family allocate 20% of gross acres for public facilities; or Multi-family allocate 15% of gross acres for public facilities; or ➢ If available, the actual public facility square footage can be used for deduction. I EXAMPLE OF RESIDENTIAL DENSITY CALCULATIONS: EXAMPLE: USING A ONE ACRE SITE IN THE R-12 ZONE(3,050 MINIMUM LOT SIZE)WITH NO DEDUCTION FOR SENSITIVE LANDS Single-Family Multi-Family 43,560 sq.ft. of gross site area 43,560 sq.ft. of gross site area 8,712 sq.ft. (20%)for public right-of-way 6,534 sq. ft. (15%)for public right-of-way NET: 34,848 square feet NET: 37,026 square feet 3.050 (minimum lot area) - .3,050 (minimum lot area) 11.4 Units Per Acre = 12.1 Units Per Acre *The Development Code requires that the net site area exist for the next whole dwelling unit.NO ROUNDING UP IS PERMITTED. Minimum Project Density is 80%of the maximum allowed density.TO DETERMINE THIS STANDARD,MULTIPLY THE MAXIMUM NUMBER OF UNITS BY.8. CITY OF TIGARD Pre-Application Conference Notes Page 2 of 9 Residential Application/Planning Division Section I SPECIAL SETBACKS [Refer to Code Section 18.7301 • STREETS: feet from the centerline of • FLAG LOT: A TEN (10)-FOOT SIDE YARD SETBACK applies to all primary structures. ZERO LOT LINE LOTS: A minimum of a ten (10)-foot separation shall be maintained between each dwelling unit or garage. • MULTI-FAMILY RESIDENTIAL building separation standards apply within multiple-family residential developments. ACCESSORY STRUCTURES UP TO 528 SQUARE FEET in size may be permitted on lots less than 2.5 acres in size. Five (5)-foot minimum setback from side and rear lot lines. ACCESSORY STRUCTURE UP TO 1,000 SQUARE FEET on parcels of at least 2.5 acres in size. (See applicable zoning district for the primary structures'setback requirements.) I FLAG LOT BUILDING HEIGHT PROVISIONS (Refer to Code Chapter 18.7301 MAXIMUM HEIGHT OF 11/2 STORIES or 25 feet, whichever is less in most zones; 21/2 stories, or 35 feet in R-7, R-12, R-25 or R-40 zones provided that the standards of Section 18.730.010.C.2 are satisfied. ❑ BUFFERING AND SCREENING (Refer to Code Chapter 18.745) In order TO INCREASE PRIVACY AND TO EITHER REDUCE OR ELIMINATE ADVERSE NOISE OR VISUAL IMPACTS between adjacent developments, especially between different land uses, the CITY REQUIRES LANDSCAPED BUFFER AREAS along certain site perimeters. Required buffer areas are described by the Code in terms of width. Buffer areas must be occupied by a mixture of deciduous and evergreen trees and shrubs and must also achieve a balance between vertical and horizontal plantings. Site obscuring screens or fences may also be required; these are often advisable even if not required by the Code. The required buffer areas may only be occupied by vegetation, fences, utilities, and walkways. Additional information on required buffer area materials and sizes may be found in the Development Code. The ESTIMATED REQUIRED BUFFERS applicable to your proposal area is: Buffer Level along north boundary. Buffer Level along east boundary. Buffer Level along north boundary. Buffer Level along east boundary. IN ADDITION, SIGHT OBSCURING SCREENING IS REQUIRED ALONG: ✓/LANDSCAPING [Refer to Code Chapters 18.745,18.765 and 18.1051 STREET TREES ARE REQUIRED FOR ALL DEVELOPMENTS FRONTING ON A PUBLIC OR PRIVATE STREET as well as driveways which are more than 100 feet in length. Street trees must be placed either within the public right-of-way or on private property within six (6) feet of the right-of- way boundary. Street trees must have a minimum caliper of at least two (2) inches when measured four (4) feet above grade. Street trees should be spaced 20 to 40 feet apart depending on the branching width of the proposed tree species at maturity. Further information on regulations affecting street trees may be obtained from the Planning Division. A MINIMUM OF ONE (1) TREE FOR EVERY SEVEN (7) PARKING SPACES MUST BE PLANTED in and around all parking areas in order to provide a vegetative canopy effect. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. RECYCLING [Refer to Code Chapter 18.1551 Applicant should CONTACT FRANCHISE HAULER FOR REVIEW AND APPROVAL OF SITE SERVICING COMPATIBILITY. Locating a trash/recycling enclosure within a clear vision area such as at the intersection of two (2) driveways within a parking lot is prohibited. Much of Tigard is within Pride Disposal's Service area. Lenny Hing is the contact person and can be reached at (503) 625-6177. CITY OF TIGARD Pre-Application Conference Notes Page 3 of 9 Residential Application/Planning Division Section [PARKING (Refer to Code Chapters 18.765 a 18.7051 ALL PARKING AREAS AND DRIVEWAYS MUST BE PAVED. • Single-family Requires: O -s reet •arkin• space .er dwellin. u t and ne (1) space per unit less t an I I square e- . p Multiple-family Requires: 1.25 spaces per unit for 1 bedroom; 1.5 spaces per unit for 2 bedrooms; and 1.75 spaces per unit for 3 bedrooms. Multi-family dwelling units with more than ten (10) required spaces shall provide parking for the use of guests and shall consist of 15% of the total required parking. NO MORE THAN 50% OF REQUIRED SPACES MAY BE DESIGNATED AND/OR DIMENSIONED AS COMPACT SPACES. Parking stalls shall be dimensioned as follows: Y Standard parking space dimensions: 8 feet. 6 inches X 18 feet, 6 inches. > Compact parking space dimensions: 7 feet. 6 inches X 16 feet, 6 inches. ➢ Handicapped parking: All parking areas shall provide appropriately located and dimensioned disabled person parking spaces. The minimum number of disabled person parking spaces to be provided, as well as the parking stall dimensions, are mandated by the Americans with Disabilities Act (ADA). A handout is available upon request. A handicapped parking space symbol shall be painted on the parking space surface and an appropriate sign shall be posted. (-I BICYCLE RACKS (Refer to Code Section 18.7651 BICYCLE RACKS are required FOR MULTI-FAMILY, COMMERCIAL AND INDUSTRIAL DEVELOPMENTS. Bicycle racks shall be located in areas protected from automobile traffic and in convenient locations. I SENSITIVE LANDS (Refer to Code Chapter 18.7151 The Code provides REGULATIONS FOR LANDS WHICH ARE POTENTIALLY UNSUITABLE FOR DEVELOPMENT DUE TO AREAS WITHIN THE 100-YEAR FLOODPLAIN, NATURAL DRAINAGEWAYS, WETLAND AREAS, ON SLOPES IN EXCESS OF 25 PERCENT, OR ON UNSTABLE GROUND. Staff will attempt to preliminary identify sensitive lands areas at the pre- application conference based on available information. HOWEVER, the responsibility to precisely identify sensitive land areas, and their boundaries, is the responsibility of the applicant. Areas meeting the definitions of sensitive lands must be clearly indicated on plans submitted with the development application. Chapter 18.775 also provides regulations for the use, protection, or modification of sensitive lands areas. RESIDENTIAL DEVELOPMENT IS PROHIBITED WITHIN FLOODPLAINS. [ I STEEP SLOPES (Refer to Code Section 18.715.070.C1 When STEEP SLOPES exist, prior to issuance of a final order, a geotechnical report must be submitted which addresses the approval standards of the Tigard Community Development Code Section 18.775.080.C. The report shall be based upon field exploration and investigation and shall include specific recommendations for achieving the requirements of Section 18.775.080.0. P/CLEANWATER SERVICES(CWSI BUFFER STANDARDS (Refer to R a 0 96-44/USA Regulations-Chapter 31 LAND DEVELOPMENT ADJACENT TO SENSITIVE AREAS shall preserve and maintain or create a �`^��''"�' f vegetated corridor for a buffer wide enough to protect the water quality functioning of the sensitive y area. Servt Design Criteria: Pr ''v`vmj The VEGETATED CORRIDOR WIDTH is dependent on the sensitive area. The following table identifies the required widths: CITY OF TIGARD Pre-Application Conference Notes Page 4 of 9 Residential Application/Planning Division Section TABLE 3.1 VEGETATED CORRIDOR WIDTHS SOURCE: CWS DESIGN AND CONSTRUCTION STANDARDS MANUAL/RESOLUTION&ORDER 96-44 SENSITIVE AREA DEFINITION SLOPE ADJACENT WIDTH OF VEGETATED TO SENSITIVE AREA CORRIDOR PER SIDE2 • Streams with intermittent flow draining: <25% 10 to <50 acres 15 feet >50 to <100 acres 25 feet • Existing or created wetlands <0.5 acre 25 feet • Existing or created wetlands >0.5 acre <25% 50 feet • Rivers, streams, and springs with year-round flow • Streams with intermittent flow draining >100 acres • Natural lakes and ponds • Streams with intermittent flow draining: >25% 10 to <50 acres 30 feet >50 to <100 acres 50 feet • Existing or created wetlands >25% Variable from 50-200 feet. Measure • Rivers, streams, and springs with year-round flow in 25-foot increments from the starting • Streams with intermittent flow draining >100 acres point to the top of ravine (break in • Natural lakes and ponds <25%slope), add 35 feet past the top of ravine' 'Starting point for measurement = edge of the defined channel (bankful flow) for streams/rivers, delineated wetland boundary, delineated spring boundary, and/or average high water for lakes or ponds,whichever offers greatest resource protection. Intermittent springs, located a minimum of 15 feet within the river/stream or wetland vegetated corridor,shall not serve as a starting point for measurement. 2Vegetated corridor averaging or reduction is allowed only when the vegetated corridor is certified to be in a marginal or degraded condition. 3The vegetated corridor extends 35 feet from the top of the ravine and sets the outer boundary of the vegetated corridor. The 35 feet may be reduced to 15 feet, if a stamped geotechnical report confirms slope stability shall be maintained with the reduced setback from the top of ravine. Restrictions in the Vegetate Corridor: NO structures, development, construction activities, gardens, lawns, application of chemicals, dumping of any materials of any kind, or other activities shall be permitted which otherwise detract from the water quality protection provided by the vegetated corridor, except as provided for in the USA Design and Construction Standards. Location of Vegetated Corridor: IN ANY RESIDENTIAL DEVELOPMENT WHICH CREATES MULTIPLE PARCELS or lots intended for separate ownership, such as a subdivision, the vegetated corridor shall be contained in a separate tract, and shall not be a part of any parcel to be used for the construction of a dwelling unit. CWS Service Provider Letter: PRIOR TO SUBMITTAL of any land use applications, the applicant must obtain a CWS Service Provider Letter which will outline the conditions necessary to comply with the R&O 96-44 sensitive area requirements. If there are no sensitive areas, CWS must still issue a letter stating a CWS Service Provider Letter is not required. SIGNS (Refer to Code Chapter 18.7801 SIGN PERMITS MUST BE OBTAINED PRIOR TO INSTALLATION OF ANY SIGN in the City of Tigard. A "Guidelines for Sign Permits" handout is available upon request. Additional sign area or height beyond Code standards may be permitted if the sign proposal is reviewed as part of a development review application. Alternatively, a Sign Code Exception application may be filed for Director's review. TREE REMOVAL PLAN REQUIREMENTS (Refer to Code Section 18.190.030.C.) A TREE PLAN FOR THE PLANTING, REMOVAL AND PROTECTION OF TREES prepared by a certified arborist shall be provided for any lot, parcel or combination of lots or parcels for which a development application for a subdivision, partition, site development review, planned development, or conditional use is filed. Protection is preferred over removal where possible. CITY OF TIGARD Pre-Application Conference Notes Page 5 of 9 Residential Application/Planning Division Section • THE TREE PLAN SHALL INCLUDE the following: Identification of the location, size, species, and condition of all existing trees greater than 6- inch caliper. • Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18.790.060.D according to the following standards and shall be exclusive of trees required by other development code provisions for landscaping, streets and parking lots: • Retainage of less than 25% of existing trees over 12 inches in caliper requires a mitigation program according to Section 18.150.070.D. of no net loss of trees; Retainage of from 25 to 50% of existing trees over 12 inches in caliper requires that - big two-thirds of the trees to be removed be mitigated according to Section 18.790.060.D.; , • Retainage of from 50 to 75% of existing trees over 12 inches in caliper requires that �� ' 50% of the trees to be removed be mitigated according to Section 18.790.060.D.; 'ls > . Retainage of 75% or greater of existing trees over 12 inches in caliper requires no mitigation; ➢ Identification of all trees which are proposed to be removed; and • A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. TREES REMOVED WITHIN THE PERIOD OF ONE (1) YEAR PRIOR TO A DEVELOPMENT APPLICATION LISTED ABOVE will be inventoried as part of the tree plan above and will be replaced according to Section 18.790.060.D. rq/MITIGATION [Refer to Code Section 18.790.060.E.1 REPLACEMENT OF A TREE shall take place according to the following guidelines: A replacement tree shall be a substantially similar species considering site characteristics. If a replacement tree of the species of the tree removed or damages is not reasonably available, the Director may allow replacement with a different species of equivalent natural resource value. • If a replacement tree of the size cut is not reasonably available on the local market or would not be viable, the Director shall require replacement with more than one tree in accordance with the following formula: • The number of replacement trees required shall be determined by dividing the estimated caliper size of the tree removed or damaged, by the caliper size of the largest reasonably available replacement trees. If this number of trees cannot be viably located on the subject property, the Director may require one (1) or more replacement trees to be planted on other property within the city, either public property or, with the consent of the owner, private property. The planting of a replacement tree shall take place in a manner reasonably calculated to allow growth to maturity. IN LIEU OF TREE REPLACEMENT under Subsection D of this section, a party may, with the consent of the Director, elect to compensate the City for its costs in performing such tree replacement. CLEAR VISION AREA [Refer to Code Chapter 18.7951 The City requires that CLEAR VISION AREAS BE MAINTAINED BETWEEN THREE (3) AND EIGHT (8) FEET IN HEIGHT at road/driveway, road/railroad, and road/road intersections. The size of the required clear vision area depends upon the abutting street's functional classification and any existing obstructions within the clear vision area. The applicant shall show the clear vision areas on the site plan, and identify any obstructions in these areas. CITY OF TIGARD Pre-Application Conference Notes Page 6 of 9 Residential Application/Planning Division Section FUTURE STREET PLAN AND EXTENSION OF STREETS (Refer to Code Section 18.810.030.F.) A FUTURE STREET PLAN shall: r rt Be filed by the applicant in conjunction with an application for a subdivision or partition. The plan shall show the pattern of existing and proposed future streets from the boundaries of the proposed land division and shall include boundaries of the proposed land division and shall include other parcels within 200 feet surrounding and adjacent to the proposed land division. Identify existing or proposed bus routes, pullouts or other transit facilities, bicycle routes and pedestrian facilities on or within 500 feet of the site. Where necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed. ADDITIONAL LOT DIMENSIONAL REQUIREMENTS (Refer to Code Section 18.810.060) MINIMUM LOT FRONTAGE: 25 feet unless lot is created through the minor land partition process. Lots created as part of a partition must have a minimum of 15 feet of frontage or have a minimum 15-foot wide access easement. The DEPTH OF ALL LOTS SHALL NOT EXCEED 21/2 TIMES THE AVERAGE WIDTH, unless the parcel is less than 11/2 times the minimum lot size of the applicable zoning district. R' BLOCKS (Refer to Code Section 18.810.090) The perimeter of BLOCKS FORMED BY STREETS SHALL NOT EXCEED 1,800 FEET measured along the right-of-way center line except where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development. When block lengths greater than 330 feet are permitted, pedestrian/bikeways shall be provided through the block. CODE CHAPTERS / - 18.330(Conditional Use) 18.620(Tigard Triangle Design Standards) !/ 18.765(Off-Street Parking/Loading Requirements) - 18.340(Directors Interpretation) 18.630(Washington Square Regional Center) _ 18.775(Sensitive Lands Review) 18.350(Planned Development) 18.705(Access/Egress/Circulation) 18.780(Signs) 18.360(Site Development Review) 18.710(Accessory Residential Units) 28.785(Temporary Use Permits) 18.370(Variances/Adjustments) __AZ 18.715(Density Computations) ✓18. 790(Tree Removal) 18.380(Zoning Map/Text Amendments) 18.720(Design Compatibility Standards) 18.795(Visual Clearance Areas) 18.385(Miscellaneous Permits) 18.725(Environmental Performance Standards) 8.798(Wireless Communication Facilities) 18.390(Decision Making Procedures/Impact Study) 18.730(Exceptions To Development Standards) 18.810(Street&Utility Improvement Standards) - 18.410(Lot Line Adjustments) 18.740(Historic Overlay) 8.420(Land Partitions) 18.742(Home Occupation Permits) / `18.430(Subdivisions) t/ 18.745(Landscaping&Screening Standards) 18.510(Residential Zoning Districts) 18.750(Manufactured/Mobil Home Regulations) 18.520(Commercial Zoning Districts) 18.755(Mixed Solid Waste/Recycling Storage) - 18.530(Industrial Zoning Districts) 18.760(Nonconforming Situations) CITY OF TIGARD Pre-Application Conference Notes Page 7 of 9 Residential Application/Planning Division Section ADDITIONAL CONCERNS OR COMMENTS: PROCEDURE / 1./ Administrative Staff Review. (6.- 6 kc P t OWi viy co✓lPtz,k, p/«Ad/cal') Public hearing before the Land Use Hearings Officer. Public hearing before the Planning Commission. Public hearing before the Planning Commission with the Commission making a recommendation on the proposal to the City Council. An additional public hearing shall be held by the City Council. APPLICATION SUBMITTAL PROCESS All APPLICATIONS MUST BE ACCEPTED BY A PLANNING DIVISION STAFF MEMBER of the Community Development Department at Tigard City Hall offices. PLEASE NOTE: Applications submitted by mail or dropped off at the counter without Planning Division acceptance may be returned. The Planning counter closes at 4:00 PM. Maps submitted with an application shall be folded IN ADVANCE to 8.5 by 11 inches. One (1), 81/2 x 11" 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 Department will perform a preliminary review of the application and will determine whether an application is complete within 30 days of the counter submittal. Staff will notify the applicant if additional information or additional copies of the submitted materials are required. CITY OF TIGARD Pre-Application Conference Notes Page 8 of 9 Residential Application/Planning Division Section • The administrative decision or public hearing will typically occur approximately 45 to 60 days after an application is accepted as being complete by the Planning Division. Applications involving difficult or protracted issues or requiring review by other jurisdictions may take additional time to review. Written recommendations from the Planning staff are issued seven (7) days prior to the public hearing. A 10-day public appeal period folJ,q,ws all land use decisions. An appeal on this matter would be heard by the Tigard Hear v y of+t cc.(' . A basic flow chart which illustrates the review process is available from the Planning Division upon request. Land use applications requiring a public hearing must have notice posted on-site by the applicant no less than 10 days prior to the public hearing. This PRE-APPLICATION CONFERENCE AND THE NOTES OF THE CONFERENCE ARE INTENDED TO INFORM the prospective applicant of the primary Community Development Code requirements applicable to the potential development of a particular site and to allow the City staff and prospective applicant to discuss the opportunities and constraints affecting development of the site. SUBDIVISION PLAT NAME RESERVATION [County Surveyor's Office: 503-648-8884) PRIOR TO SUBMITTING A SUBDIVISION LAND USE APPLICATION with the City of Tigard, applicants are required to complete and file a subdivision plat naming request with the Washington County Surveyor's Office in order to obtain approval/reservation for any subdivision name. Applications will not be accepted as complete until the City receives the faxed confirmation of approval from the County of the Subdivision Name Reservation. BUILDING PERMITS PLANS FOR BUILDING AND OTHER RELATED PERMITS WILL NOT BE ACCEPTED FOR REVIEW UNTIL A LAND USE APPROVAL HAS BEEN ISSUED. Final inspection approvals by the Building Division will not be granted until there is compliance with all conditions of development approval. These pre-application notes do not include comments from the Building Division. For proposed buildings or modifications to existing buildings, it is recommended to contact a Building Division Plans Examiner to determine if there are building code issues that would prevent the structure from being constructed, as proposed. Additionally, with regard to Subdivisions and Minor Land Partitions where any structure to be demolished has system development charge (SDC) credits and the underlying parcel for that structure will be eliminated when the new plat is recorded, the City's policy is to apply those system development credits to the first building permit issued in the development (UNLESS OTHERWISE DIRECTED BY THE DEVELOPER AT THE TIME THE DEMOLITION PERMIT IS OBTAINED). PLEASE NOTE: The conference and notes cannot cover all Code requirements and aspects related to site planning that should apply to the development of your site plan. Failure of the staff to provide information required by the Code shall not constitute a waiver of the applicable standards or requirements. It is recommended that a prospective applicant either obtain and read the Community Development Code or ask any questions of City staff relative to Code requirements prior to submitting an application. AN ADDITIONAL PRE-APPLICATION FEE AND CONFERENCE WILL BE REQUIRED IF AN APPLICATION PERTAINING TO THIS PRE-APPLICATION CONFERENCE IS SUBMITTED AFTER A PERIOD OF MORE THAN SIX (6) MONTHS FOLLOWING THIS CONFERENCE (unless deemed as unnecessary by the Planning Division). PREPARED BY: 1140r,Cto Tracy CITY OF TIGARD PLANNING DIVISION - STAFF PERSON HOLDING PRE-APP. MEETING PHONE: (503) 639-4171 FAX: (503) 684-7291 E-MAIL (staffs first name)@ci.tigard.or.us TITLE 18(CITY OF TIGARD'S COMMUNITY DEVELOPMENT CODE)INTERNET ADDRESS: www.cli.tigard.or.us H:\patty\masters\Pre-App Notes Residential.doc Updated: 26-Jun-02 (Engineering section: preapp.eng) CITY OF TIGARD Pre-Application Conference Notes Page 9 of 9 Residential Application/Planning Division Section A PRE-APPLICATION ",141 ,, CONFERENCE REQUEST JAI-CITY OF TIGARD 13125 SW Hall Blvd., Tigard, OR 97223(503) 639-4171 FAX:(503) 684-7297 GENERAL INFORMATION 5 FOR STAFF USE ONLY Applicant: -� �I2G12 I C -1.-n C` RAG, Address: /e e l N E ef`broakt one e)S DI`8115- Case No.:bei z...003 - o J o c, q City: /V e(A)41 Zip: 9 ?OLE— Receipt No.: 1_c,0 3 -- S'� /(Cd$�� Application Accepted By: k d Contact Person: 1,4? Phone:(,cd?} .?07-0G.7�p Date: I/2-9`0 j Property Owner/Deed Holder(s): la!2t Q DATE OF PRE-APP.: z/`'�/o TIME OF PRE-APP.: (p' o cJ Address: Phone: PRE-APP. HELD WITH: City: Zip: Rev.7/1/2002 i:\curpin\masters\revised\Pre-AppRequest.doc Property Address/Location(s): LO*-S / f Z 1<a 1 a m o / 1 K4 E S-F�LTaS — 9 4- REQUIRED SUBMITTAL ELEMENTS (Note: applications will not be accepted c5Ipt_pr i1 t,tj + 6',o without the required submittal elements) Tax Map &Tax Lot#(s): Zoning: R —I Z ❑ Pre-Application Conf. Request Form 2 COPIES EACH OF THE FOLLOWING: Site Size: 11,7 ,vt 7,0S- 0 Brief Description of the Proposal and any site-specific questions/issues that PRE-APPLICATION CONFERENCE INFORMATION you would like to have staff research prior to the meeting. All of the information identified on this form are required to be Site Plan. The site plan must show the submitted by the applicant and received by the Planning Division a Site Plad lots site pl building layouts minimum of one (1) week prior to officially scheduling a drawn to scale. Also, show the location pre-application conference date/time to allow staff ample time to of the subject property in relation to the prepare for the meeting. nearest streets; and the locations of A pre-application conference can usually be scheduled within 1-2 driveways on the subject property and weeks of the Planning Division's receipt of the request for either across the street. Tuesday or Thursday mornings. Pre-application conferences are ❑ The Proposed Uses. one (1) hour long and are typically held between the hours of ❑ Topographic Information. Include 9:00-11:00 AM. Contour Lines if Possible. PRE-APPLICATION CONFERENCES MUST BE SCHEDULED IN ❑ If the Pre-Application Conference is for a PERSON AT THE COMMUNITY DEVELOPMENT COUNTER FROM MONOPOLE project, the applicant must 8:00-4:00/MONDAY-FRIDAY. attach a copy of the letter and proof in the form of an affidavit of mailing, that IF MORE THAN 4 PEOPLE ARE EXPECTED TO ATTEND THE the collocation protocol was completed PRE-APPLICATION CONFERENCE IN YOUR GROUP, PLEASE (see Section 18.798.080 of the Tigard INFORM THE CITY IN ADVANCE SO THAT ALTERNATE ROOM Community Development Code). ARRANGEMENTS CAN BE MADE TO ACCOMMODATE THE ❑ Filing Fee $200.00 GROUP. - A CITY OF TIGARD 1/29/2003 13125 SW Hall Blvd. 8:07:37AM Tigard,Oregon 97223 - (503) 63 9-4 17 1 Receipt #: 27200300000000000364 Date: 01/29/2003 Line Items: Case No Tran Code Description Revenue Account No Amount Paid PRE2003-00009 [LANDUS] PreApp Conf 100-0000-438000 200.00 Line Item Total: $200.00 Payments: Method Payer User ID Acct./Check Approval No. How Received Amount Paid Check J&S CONCRETE INC KJP 10094 In Person 200.00 Payment Total: $200.00 J &S CONCRETE INC. WELLS FARGfO BANK,NA. 10 0 9 4 18285 N.E.RIBBON RIDGE RD. TUALATIN,OR 97062 NEWBERG,OR 97132 (503)538-8615 (503)656-9992 PA THE ORY DER TO OF 72/ I 2Z/V r '• DOLLARS u r 5 I- Z 0 S MEMO s MP Page 1 of 1 cReceipt.rpt Pre-Apps (CD Meetings) February 2003 S M T W T F S 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 Tuesd , February 04, 2003 8:00 �- 8:30 9:00 Pre-app Ed Christensen 509-598-1866 9:30 10:00 Pre-app appt Steve Koski 503-307-0236 10:30 11:00 Pre-app Deanna Henry 503-590-1763 MLP 14340 SW 114th 11:30 12:00 12:30 1:00 1:30 2:00 2:30 3:00 3:30 4:00 4:30 5:00 5:30 6:00 1:07PM Tuesday, January 28, 2003 2) 7 '//' /•�, 21 ,4 m ;;. tr%?‹ rep .74/i-«- ex 4 --el��� �d J',7 -� ��t vc j6 i3,sc- O - / / `l oa f� / 35 - 115o0 •d / ceTn_L0_cno •OUT 'u9rsan awOU Taauno d,c !2n cn LT URr' NOTICE TO MORTGAGEE, LIENHOLDER,VENDOR OR SELLER: THE TIGARD DEVELOPMENT CODE REQUIRES THAT IF YOU RECEIVE THIS NOTICE,IT SHALL BE PROMPTLY FORWARDED TO THE PURCHASER. NOTICE OF PENDING LAND USE APPLICATION SUBDIVISION CITY OF TIGARD Community IDeveG)pment Shaping Better Community DATE OF NOTICE: April 2, 2003 FILE NUMBER: SUBDIVISION (SUB) 2003-00003 FILE NAME: KALAMOIIKA ESTATES NO. 2 SUBDIVISION PROPOSAL: The applicant is requesting approval to subdivide 2 parcels consisting of 15,846 square feet into 5 lots ranging in size between 2,728 and 3,724 square feet. ZONE: R-12: Medium-Density Residential District. The R-12 zoning district is designed to accommodate a full range of housing types at a minimum lot size of 3,050 square feet. A wide range of civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.430, 18.510, 18.705, 18.715, 18.745, 18.765, 18.790, 18.795 and 18.810. LOCATION: 9810 and 9820 SW 98th Avenue; WCTM 1S135CD, Tax Lots 11400 and 11500. YOUR RIGHT TO PROVIDE WRITTEN COMMENTS: Prior to the City making any decision on the Application, you are hereby provided a fourteen (14) day period to submit written comments on the application to the City. THE FOURTEEN (14) DAY PERIOD ENDS AT 5:00 PM ON APRIL '16, 2003. All comments should be directed to Morgan Tracy, Associate Planner in the Planning Division at the City of Tigard, 13125 SW Hall Boulevard, Tigard, Oregon 97223. You may reach the City of Tigard by telephone at (503) 639-4171. ALL COMMENTS MUST BE RECEIVED BY THE CITY OF TIGARD IN WRITING PRIOR TO 5:00 PM ON THE DATE SPECIFIED ABOVE IN ORDER FOR YOUR COMMENTS TO BE CONSIDERED IN THE DECISION-MAKING PROCESS THE CITY OF TIGARD APPRECIATES RECEIVING COMMENTS AND VALUES YOUR INPUT. COMMENTS WILL BE CONSIDERED AND ADDRESSED WITHIN THE NOTICE OF DECISION. A DECISION ON THIS ISSUE IS TENTATIVELY SCHEDULED FOR MAY 8, 2003. IF YOU PROVIDE COMMENTS, YOU WILL BE SENT A COPY OF THE FULL DECISION ONCE IT HAS BEEN RENDERED. WRITTEN COMMENTS WILL BECOME A PART OF THE PERMANENT PUBLIC RECORD AND SHALL CONTAIN THE FOLLOWING INFORMATION: • Address the specific "Applicable Review Criteria" described in the section above or any other criteria believed to be applicable to this proposal; • Raise any issues and/or concerns believed to be important with sufficient evidence to allow the City to provide a response; • Comments that provide the basis for an appeal to the Tigard Hearings Officer must address the relevant approval criteria with sufficient specificity on that issue. Failure of any party to address the relevant approval criteria with sufficient specificity may preclude subsequent appeals to the Land Use Board of Appeals or Circuit Court on that issue. Specific findings directed at the relevant approval criteria are what constitute relevant evidence. AFTER THE 14 DAY COMMENT PERIOD CLOSES, THE DIRECTOR SHALL ISSUE A TYPE II ADMINISTRATIVE DECISION. THE DIRECTOR'S DECISION SHALL BE MAILED TO THE APPLICANT AND TO OWNERS OF RECORD OF PROPERTY LOCATED WITHIN 500 FEET OF THE SUBJECT SITE, AND TO ANYONE ELSE WHO SUBMITTED WRITTEN COMMENTS OR WHO IS OTHERWISE ENTITLED TO NOTICE. THE DIRECTOR'S DECISION SHALL ADDRESS ALL OF THE RELEVANT APPROVAL CRITERIA. BASED UPON THE CRITERIA AND THE FACTS CONTAINED WITHIN THE RECORD, THE DIRECTOR SHALL APPROVE, APPROVE WITH CONDITIONS OR DENY THE REQUESTED PERMIT OR ACTION. SUMMARY OF THE DECISION-MAKING PROCESS: • The application is accepted by the City • Notice is sent to property owners of record within 500 feet of the proposed development area allowing a 14-day written comment period. • The application is reviewed by City Staff and affected agencies. • City Staff issues a written decision. • Notice of the decision is sent to the Applicant and all owners or contract purchasers of record of the site; all owners of record of property located within 500 feet of the site, as shown on the most recent property tax assessment roll; any City-recognized neighborhood group whose boundaries include the site; and any governmental agency which is entitled to notice under an intergovernmental agreement entered into with the City which includes provision for such notice or anyone who is otherwise entitled to such notice. INFORMATION/EVIDENCE AVAILABLE FOR REVIEW: The application, written comments and supporting documents relied upon by the Director to make this decision are contained within the record and are available for public review at the City of Tigard Community Development Department. Copies of these items may be obtained at a cost of $.25 per page or the current rate charged for this service. Questions regarding this application should be directed to the Planning Staff indicated on the first page of this Notice under the section titled "Your Right to Provide Written Comments." \ 74 11.1/ NORTH CITY of TIGARD 1111 o VICINITY MAP MAI i SUB2003 00003 I Il.l.... ,m KALMOIIKA ESTATES•' �I NO.2 SUBDIVISION I TIGARD S .,, .- . 4tAlk `- 111 , , ii.,..,.__.:. -Irk ..,-..,,,,..,• . , 1 .4 • HS C NI •-.- ' -PIHAS Si .4,0 . s. _ ..: MEADOW ST �• nir ..:- ____.!!�� Illi, A F-'Ill \ lilt. ��_. City of Tigard V- Sr r , rr,.rw�u...w.i».,SO. .wr ri.rr..r.e.n n.o...aa..a a.vlw orr. • -. ,, ry.,e.on ux (503)6) .722 h� nupl/w..d u0rasm NOTICE OF TYPE II DECISION SUBDIVISION (SUB) 2003-00003 11.: CITY OF TIGARD op KALAMOIIKA ESTATES NO. 2 SUBDIVISION Sh Community Deveoment apingA Better Comment 120 DAYS = 7/30/2003 SECTION I. APPLICATION SUMMARY FILE NAME: KALAMOIIKA ESTATES NO. 2 SUBDIVISION CASE NOS.: Subdivision (SUB) SUB2003-00003 REQUEST: The applicant is requesting approval to subdivide two (2) parcels consisting of 15,846 square feet into five (5) lots ranging in size between 2,728 and 3,724 square feet. APPLICANT: J&S Concrete, Inc. OWNER: Same Attn: Steve Koski 20241 S. Central Point Road Oregon City, OR 97045 COMPREHENSIVE PLAN DESIGNATION: R-12: Medium-Density Residential District. ZONE: R-12: The R-12 zoning district is designed to accommodate a full range of housing types at a minimum lot size of 3,050 square feet. A wide range of civic and institutional uses are also permitted conditionally. LOCATION: 9810 and 9820 SW 98th Avenue; WCTM 1S135CD, Tax Lot 11400 and 11500. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.370, 18.390, 18.430, 18.510, 18.705, 18.715, 18.745, 18.765, 18.790, 18.795 and 18.810. SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED subject to certain conditions, the request for Subdivision and Adjustment approvals. The findings and conclusions on which the decision is based are noted in the full decision, available at City Hall. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. 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. SECTION III. PROCEDURE AND APPEAL INFORMATION Notice: Notice mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON APRIL 23, 2003 AND BECOMES EFFECTIVE ON MAY 8, 2003 UNLESS AN APPEAL IS FILED. AA�eal_: The Director's Decision is final on the date that it is mailed. All persons entitled to notice or who are otherwise adversely affected or aggrieved by the decision as provided in Section 18.390.040.G.1 may appeal this decision in accordance with Section 18.390.040.G.2 of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the Notice of Decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing, subject to any additional rules of procedure that may be adopted from time to time by the appellate body. I THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON MAY 7, 2003. 1 Questions: For further information please contact the Planning Division Staff Planner, Morgan Tracy at (503) 639-4171, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. diii 'a3H ::.. .,.Aa� C • , VICINITY MAN li, � SU62003-00003 f 11 =.' ,:I KA sOul KA ESTATES - . ' N0.2 SUBDIVISION TI;:• 111111 1 • ,Ak ii ya Ea /111 • 10 1LUU.., PIMAS ST r UMW M. V Tom. ,.� N I. E.. iT . "hIND• •ti C,. :;,w NAHA.r , .f._ SW PIHAS COURT .A. lk 7f:c5-' It ` .. A3voo ;:uuJ!i!IIi LOT 3 • M i .p LAT y QS' an ®t"■ Z l 'CZ to f.i E GL' 10.3. E. p 0 1 hi SSE 0'i- L rsnt• 3v.00' ® 43.00 0 a 92.71' = Ue 4 Lor z a Z Z LOTS 2729 S.F. j Z idtLE•.'r'e ® k' a Z a J LOT L. p LOT 3177 5.F W u. zm N o Lo-r-7 - >-. H 0 U LE(IEND ® Ez:ta!y Wasar rer.:ea ® E.•r.+n'fro•(^ur✓n n.s o(. ® Cuµ.1 San;t.ry faWU O.. Eu r+;n1 ftrdar 4500 * Rota,*a/[e taws rreaf 0 V•U1.Par 0.5 Fr M..f...'Naaf On.or;......Arrr04w CITY TIGARD T Y OF TIGA SUB2003-00003 s.rE Pura KALAMOIIKA ESTATES NO.2 SUBDIVISION (map is not[o scale) N Conditions Associated With TIDEMARK Case #: SDR2003-00003 COMPUTER SYSTEMS. INC. Condition Status Updated Code Title Hold Status Changed By Tag Date By 1 1111111111MMIIIIPDF ACCESS POINTS. None MD 9/22/03 MAS 9/22/03 MAS 1. Provide documentation in the form of deeds,easements,leases or contracts that establishes joint use of the existing access points. 1 JOINT PARKING AGREEMENT None Met 9/22/03 MAS 9/22/03 MAS 2. Provide a copy of the joint parking agreement along with a map that indicates which seven(7)parking stalls are to be jointly used. 1 5%OF PARKING CAR/VANPOOL None Met 9/22/03 MAS 9/22/03 MAS 3. Dedicate 5 percent of the required parking to car/vanpool parking. 1 TREE MITIGATION PLAN None NOT MET MAS 7/1/03 PLL 4. Provide and implement a tree mitigation plan for a total of 76 caliper inches. Tree protection measures must be installed and inspected by the City's Arborist prior to any site work. 1 EXTERIOR LIGHTING PLAN None Met 9/22/03 MAS 9/22/03 MAS 5. Provide an exterior lighting plan to be reviewed and approved by Jim Wolf of the Tigard Police Department. 1 DURHAM STREET OPENING PERMIT None NOT MET KSM 7/1/03 PLL 6. Prior to issuance of a site and/or building permit,a Street Opening Permit will be required for this project to cover the water main tap in SW Durham Road. The applicant will need to submit five(5)copies of a proposed public improvement plan 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. 1 PFI PERMIT FINANCIAL ASSURANCE None NOT MET KSM 7/1/03 PLL 7. As a part of the public improvement plan submittal,the Engineering Department shall be provided with the exact legal name,address and telephone number of the individual or corporate entity who will be responsible for executing the compliance agreement(if one is required)and providing the financial assurance for the public improvements. For example,specify if the entity is a corporation,limited partnership,LLC,etc. Also specify the state within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide accurate information to the Engineering Department will delay processing of project documents. 1 WATER MAIN TAP PLAN REVIEW None NOT MET KSM 7/1/03 PLL 8. The plans for the proposed water main tap shall be reviewed and approved by the Public Works Department as a part of the Street Opening Permit. 1 ON-SITE H2O QUALITY FEE IN-LIEU None NOT MET KSM 7/1/03 PLL 9. Prior to issuance of the building permit,the applicant shall pay the fee in-lieu of constructing an on-site water quality facility. The fee is based on the total area of new impervious surface in the proposed development and was calculated to be$1,058. OBTAIN ROW WORK APPROVAL None NOT MET KSM 7/1/03 PLL 10. Prior to a final building inspection,the applicant shall complete any work in the public right-of-way(or public easement)and obtain approval from the Engineering Department. 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'imam jo arodsnd at]1 so;Avadcuct atp uo poyvllgV I sop:or:x so/Lou sC9Mpros!!n arm w 1112!J onpgnpra-uou agl aA101 1lvg;emir'pollluuod oqy •EIl{a]'ratzpivo6itl I'E S t'IVhklars cINV 6AVMQdoll E NOLL72S ootraun000 snap sop olgvapossd ry uoot N wan Supped aril uso.v iiq p prig no!'ntourio ranouros'uopri1W11 hail''GprItoul AIT801Mads w Od damm NDIS3U Nd2IQ`IIi4 LTVO 6VZ COS XVd IV:80 NOW £0/ZZ/60 09/22/03 MON 08:42 FAX 503 244 0417 MILDREN DESIGN GROUP PC V]005 • •7}3• :i. -,71--,-.--,R•- 'c s .y rr__;:T_'.°t.._ Poem' . ... /1:. •1 11 1.1 •1:... ... .,i• • .1 • AFsrsa C ., t ,I 5.1 5216Wilikismaroldhard.•All medwaya,sldetw• on the Property,hell meet at equal grades end no obstructions parking d areas mitt f and • Iha Parcel which would bahvotions shall6.erected orpetmltted on ttnrtaeanably interfere with the rights established by this Declaration, 5.2 PeYrtiLcd wt«..,:,__• Subject le the tea dways alter or remove any provisions of Section 7,mach Owner may ,sidewalks end parking areas situated on that Owner's Pastel ao • long as such alteration or removal does not materially impair the access,ingress and egress to, through,end from any other Owner's Pew,or cause any federal, state or local law,ordinance,nil,,regulation or order relating to arking,sidewalk or roadway t fequl+teutenla ,RLTfaN 6 IkLAINTh NANCE OBLIGATIONS • 6.1 General Maintenance O " obligations art fbtth in Section 6.2,each hallbat its omit coon area maintenance in good repair end oostdition such Owner's Parcel,all Improvements thereon, any personal Property located thereon which is visible from.the street or from army other Parcel. 6-2 Co1U�pn-arta Melnntertance, The Owner of Parcel 1 shall be tvaponsible for the maintenance,repair and SeOurity of all of the Property's common areas. Prom and after the date that Declarant transfers ownership of hotel to a person or entity which is not an affiliate of ; 1. Declerect,the Owner of Parcel 2 shell pay its prorate share of CAM • t,:;-: • �,�, of Parcel 1 In taoordanoe with the following prvvhdons: goats lnrurtrai by the Owner .t. :•.k' 6.2.1 fagpl 2 PRIM!Share. The Owner of Patel 2 shall be reaponsiblo ► for 9.96%o f all CAM Costs incurred by the Owner of Patvel 1(the "Farrel 2 Prorate share'). The Parcel 2 Prorate Share ant forth herein Is _ based on the maximum building square footage approved for construction on Parcel 2 as of the date of this Declaration(5.775 square rkeQ,as• percentage of the combined total squire footage of ell the buildings on Parcel 1(52,200 ) square feet and the mahtimuat buildabie equa,s footage of Parcel 2(5,775 squire feet)(5,775+(52,200+5,775)o 9.96161; provided,however,that this calculation is for!Du:trettve purposes only, r• + - and the Paned 2 Prorate Share shall not bo inflect to modi�catiorh,except by the written agreement of all Owners. • 62.2 �ttiral Pselrrrate of CAM r..►..n • :.•-�";;.� (10)de m 111IIL�.!• At lent tea • days prior to the commencement of molt calendar f ►''- Parra] 1 shall furnish the Owner ofP tent Owner of Pineal 2 with a written statement • setting tbrth the Parcel 2 Pecans Share of the maturated CAM Caste for the = next calendar year(the"Estimated CAM Coats");provided,that failure by the Owner of parcel I to timely deliver a etatentent of Estimated CAM • frosts shill not relieve the Owner efPas ei 2 of Its obligation to pay the Parcel 2 Prorate Sham of CAM Costs. In '•'�,. ealailttting the Eutlrmated CAM , *flans eumm,r • • • • :::' -n'- ,,,-=.•r- •1 yr• ••'. '.�.•' •'�•°.::, te r'•• ' �, 1, •..` '_ , .1.'7.'- ' - ;...it-..'•' 3-t4' .r .e-- t_ ` p 1•;-(,,z-..:-1,...'.3'.L r ! e:'.•, a .4 . i 1 r �I ,,� y z � LOO/C00 .` - .• __ — ! i ..__ rl � a':�• i ssul:d £006 8C9 COS %�3 of Lo 3TOa%s �/TO Conditions Associated With T I D E M A R K Case #: SDR2003-00003 COMPUTER SYSTEMS, INC. Condition Status Updated Code Title Hold Status Changed By Tag Date By 1 RECORD JOINT USE OF ACCESS POINTS None Met 9/22/03 MAS 9/22/03 MAS 1. Provide documentation in the form of deeds,easements, leases or contracts that establishes joint use of the existing access points. l JOIN RK1N .A ME 9/22/03 MAS 9/22/03 MAS 2. Provide a copy of the joint parking agreement along with a map that indicates which seven(7)parking stalls are to be jointly used. 1 5%OF PARKING CAR/VANPOOL None Met 9/22/03 MAS 9/22/03 MAS 3. Dedicate 5 percent of the required parking to car/vanpool parking. 1 TREE MITIGATION PLAN None NOT MET MAS 7/1/03 PLL 4. Provide and implement a tree mitigation plan for a total of 76 caliper inches. Tree protection measures must be installed and inspected by the City's Arborist prior to any site work. EXTERIOR LIGHTING PLAN None Met 9/22/03 MAS 9/22/03 MAS 5. Provide an exterior lighting plan to be reviewed and approved by Jim Wolf of the Tigard Police Department. 1 DURHAM STREET OPENING PERMIT None NOT MET KSM 7/1/03 PLL 6. Prior to issuance of a site and/or building permit,a Street Opening Permit will be required for this project to cover the water main tap in SW Durham Road. The applicant will need to submit five(5)copies of a proposed public improvement plan 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. 1 PFI PERMIT FINANCIAL ASSURANCE None NOT MET KSM 7/1/03 PLL 7. As a part of the public improvement plan submittal,the Engineering Department shall be provided with the exact legal name,address and telephone number of the individual or corporate entity who will be responsible for executing the compliance agreement(if one is required)and providing the financial assurance for the public improvements. For example,specify if the entity is a corporation, limited partnership,LLC,etc. Also specify the state within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide accurate information to the Engineering Department will delay processing of project documents. 1 WATER MAIN TAP PLAN REVIEW None NOT MET KSM 7/1/03 PLL 8. The plans for the proposed water main tap shall be reviewed and approved by the Public Works Department as a part of the Street Opening Permit. 1 ON-SITE H2O QUALITY FEE IN-LIEU None NOT MET KSM 7/1/03 PLL 9. Prior to issuance of the building permit,the applicant shall pay the fee in-lieu of constructing an on-site water quality facility. The fee is based on the total area of new impervious surface in the proposed development and was calculated to be$1,058. 1 OBTAIN ROW WORK APPROVAL None NOT MET KSM 7/1/03 PLL 10. Prior to a final building inspection,the applicant shall complete any work in the public right-of-way(or public easement)and obtain approval from the Engineering Department. Page 1 of 1 CaseConditions..rpt 04/23/201f 07:11 FAX 503 638 9003 Pihas coo E I1004/007 *ad pint tais' d�ogr�P*Ps Al *e ms Tl _ (xmA O£ a P® (A 3 'marl nougat ar Mana>oa aRI, .pedkuo Alm/tumid 11 sw a auipo m uam fa,II amid past Jam spaq MI Pia 'ypR P aMael is ma l oa pae tamp peens us; a ramp m io g e ca oq IMP RPM/ate(I)14SP Paa!4lPPt'RL '..1.4FL41g IIforgs s'BURP 36PEn d I co sitYsa mama ea ea mime aa Ems wag, esompee4 p Vagrpraci mad P aapeptalaa Rada Pip oa=Oa Sicatizen maquaa pat reps qt '(st)=egg hoodatd gulaPcg aqt La. *VIM Mid gPA PUMA'hi mg opt+�d o i!nirat end Vol', • Ply�+�� **MP�w aarRtoa a �r agpyr i91P°a ■ ilapartzugaa sq pared mv(4as &taump at RNA, mcarpuad %3a agzug4 mode "Inournat g!CIP Ind w gimg2Tgre q>rmmq p dv»IFLTIP81110 am (oast isi(1 YO t P t 9' atewerpaudthi p i s,xv xxglsosa pan own d4►*nap Clegegantd) Ta pug (zrawin DTI II einggxbid umari =MN zoal .c 21413milg9 P2P4 icaaopit mamas 1Pa% m.Mam r on5 Ply'ag4szna aPUria aeti►m PoanW rn pmau Visciciaair alpind 71'I`faluadeui I pule '*ia•+ti 111 1111111111 'bnd3JWoc 31111 _ � wiz:s ��2=i�•aew ; Dd daOHD NDISR I ud2IQ'IIII LI60 6I'Z £OS XV'd I6:80 NOM £0/Z2/6O 1190th 10 'mull ;aah S&F*Q uoz2ayaeH 6Zyt • � �� C4 twits: zj B purpaow= unqa I 09/22/03 MON 08:43 FAX 503 244 0417 MILDREN DESIGN GROUP PC UO06 i - IIe Legal Name for Willowbrook Center Building "F": Douglas Fry • 2423 Remington Court • West Linn, Oregon 97068 Phone (503) 557-8723 (home) (503) 348-2237 (mobile) .f 1 . I i r ! • I 1 • • LOO/hoop 9BLiTd C006 8C9 CO2 XVd CT:LO 9TOZ/CZ/60 04/23/2018 07:11 :7AX 503 638 9003 Mae 0005/007 6!E t 'ON „9., 1,�8.T��.� iiiiiiiiiliiftN. lUr0 iJ.I1 NO - .• ► W1182:S E002• •ZE'MUW► 800 J Dd dIIOn N9ISHQ Nd2IQ'IIII LTP0 i'tZ COS XVd £I:80 NON £0/ZZ/60 09/22/03 MON 08:43 FAX 503 244 0417 MILDREN DESIGN GROUP PC 0]007 1 mT.31.awas s:20PM 13R TITLE _ COMMERCIAL IYD.g 1 .:9/9 - i • 1_ . • . ' • i. I I. . . •I IIVIding e 41 Build1Ag A �..•_. . . , .1 Ill:1=1:1' I ..._ . 1'. 1 I ' I . I • II TT JTL T I Ti.. . . . .._............ • . . t . 6...._.01--.22-r • . . . . ii......4...11 ,.......,.. 1 i P.-012707 PARCEL i 1.7.663 p '(:. Aw Jr 1 1 \ .'\, , C • .dam • `�� 1 I , i - 14111 • \ i . I • . i j i 1 II I I ter■ ' L00i9001/5 88uTa cone SCO CO2 IVd TT:LO 'Plo /Ca/bo City of Tigard, Oregon 13125 SW Hall Blvd. • Tiga. ,OR 97223 61173 2 Doe- 0000 3 Friday,July 10, 2009 • • • Dan Jung Planning Resources, Inc. T I GARD 7160 SW Fir Loop, Suite 201 Portland, OR 97223 Shadypeak Development, LLC FIL E Attn: Tom Secolo/Nate Schwalbach copy 2675 SW Thurman St. Portland, OR 97210 RE Highland Hills Subdivision, SUB2008-00003, Request for Extension. Dan, this responds to your email dated June 4, 2009, in which you requested that a "formal plat extension" be issued by the City of Tigard for the I Tighland Hills Subdivision, our case No. SUB2008-00003. Unfortunately, for the reasons discussed below we can not approve or issue an extension of the Land Use Approval granted by the County. We do,however, suggest that you contact the County and discuss with them the possibility of their granting an extension or authorizing one and requesting of us that we honor it. Background: Land Use Approval for the subdivision was granted by Washington County under Casefile 07-034-S which received approval May 17, 2007 and became effective May 30,2007. That Land Use Approval specified multiple Conditions of Approval. The continued validity of that Land Use Approval was and remains dependent upon those Conditions being met according to the timelines set forth in the Approval. The property was subsequently annexed into the City of Tigard under Case No. ZCA2007- 00003, effective November 17, 2007, making reference to the fact that Land Use Approval had been granted by the County. In such a situation the County Conditions of Approval continue to govern and the City becomes responsible for enforcing them. The City does not, however, have authority to unilaterally amend the Land Use Approval or the related Conditions of Approval. A critical element of the Conditions of Approval is the two-year timeline established by Conditions III and VII.D which establish a point two years from the date of approval when the Approval automatically expires if various specified actions have not been taken. By the time your email request was made two years had already passed from the May 30, 2007 effective date as well as from the May 17 approval date and multiple Conditions of Approval had not yet been met, including the following, each of which was required to be met within the two-year timeline in order to avoid expiration: Phone: 503.639.4171 • Fax: 503.684.7297 • www.tigard-or.gov • TTY Relay: 503.684.2772 F. land Hills, 7/10/09, p. 2. Condition I.C. City Engineering Permit ENG2008-00027(replacing a County building/retaining wall permit) has been applied for but has not been obtained (issued) as required. In addition to documents discussed below which have not been submitted, a total of $21,589.48 in fees associated with that permit have not been paid. (See attached itemized listing of fees due and payable.) Condition III.B.2. We have no record that the $8,031.00 Administration Deposit called for by this Condition was paid to the County. If it has been paid please provide us with documentation. Condition III.C. ENG2008-00027 includes the scope of work to be done under the Facility Permit required by this Condition and, as above, has not been obtained. Further, the required financial assurance has not been provided. The Conditions Note requires that the required forms be sent to the applicant's representative and these forms have been provided as you acknowledge in your email. They include a Two-year Subdivision Compliance Agreement, a Developer/Engineer Agreement, and alternative bond formats. None of these have been executed and returned to us. Condition III.E. Street lighting will be provided through the City instead of a County service district. The fee for same is included in the above-mentioned fees for ENG2008- 00027. That fee remains unpaid and the Condition has therefore not been met. Condition III.F.2. The City Final Plat Fee of $1,428.00 has not been paid so the Condition has not been met. Condition III.F.3.U. Documents submitted as "final plats" are reviewed by both the City and County. Many require correction or revision before they are accepted and any required changes must be made and the City and County fees for plat review must be paid before a submission is approved and considered to be "final." "Submission of a final plat" is not achieved until this process has been completed. In this case the submitted plat is still under review at the County. It has not yet received final approval and the City Final Plat Fee has not been paid. Accordingly,this Condition is not met. Condition III.F.6. The required evidence that the existing building has been demolished has not been submitted. Permit BUP2008-00201 has been issued to cover the demolition but documentation of the removal or decommissioning of the septic system has not been received, the permit has not received final inspection approval, and this condition has,therefore, not been met. Condition III.F.8. The required "written narrative and evidence/documentation demonstrating compliance with the requirements listed under Conditions of Approval I, II, and III(A- E)" has not been submitted. Condition III.F.9. Evidence has not been submitted that a fire flow test has been reviewed and approved by Tualatin Valley Fire &Rescue. V � • H_ and Hills, 7/10/09, p. 3. Condition III.F.12. The "sign plan" referred to in the Condition text contemplated the developer installing the required signs. Instead, the City will install the signs and the fee for same is included in the yet-unpaid fees for ENG2008-00027 discussed above. Because the fee has not been paid this Condition has not been met. Further, neither the City of Tigard nor Washington County has any record of receiving a timely written request for extension of the Land Use Approval. Contrary to the suggestion in your email, "communication between the City and the developer's project team" does not constitute "commencement of development" and while the County may include some "good faith" efforts in regard to establishing "commencement of development" it does not accept good faith efforts alone as being sufficient to establish grounds for granting an extension of Land Use Approval: visible physical work on the site, such as completing grading is required and no such work has been done. Tigard Development Code 18.430.070.A specifies a timeline of one and one-half years for submission of a final plat. One and one-half years from the effective annexation date of November 17, 2007 was May 17, 2009. Aside from the fact that the timelines in the County Conditions govern and not the timeline provisions of the Tigard Development Code, because the City Final Plat Fee has not been paid, submission of the final plat has not been accomplished and your suggestion that the developer might not need an extension and is not subject to any other time limit constraints is not correct. On the contrary, pursuant to Condition III we find that,because the above Conditions remain "Not Met" and no timely request for extension including an adequate assurance of completion was received, the Land Use Approval awarded by Washington County under Casefile 07-034-S is now"Expired." Nevertheless, recognizing that the original Land Use Approval was granted by Washington County prior to annexation by the City, the City of Tigard would have no objection if the County were to reconsider or otherwise modify the Conditions of Approval it established for Casefile 07-034-S, specifically the two-year timeline of Condition III, notify the City of that modification, and request that the City accept same in its administration of the Conditions of Approval. Please understand that the City will not ask the County to modify its decision and that it would be entirely up to the applicant to make such a request. Please let me ow of yo intentions in this matter at your earliest convenience and please call me ' hav:,.:.- estions. 4111119- Alb _ .- .s Permits/Projects Coordinator cc: Land Use File, Kim McMillan, Dick Bewersdorff, Gary Pagenstecher, Mike White, Claire Fuchs (Washington Count)), Damien Hall.