9.22.15 NEW Macadam Ridge Application - Neighborhood Assoc Notice

September 5, 2014

DATE ____________________________ Hello Neighborhood Representatives, A development is proposed in your neighborhood that must satisfy the Neighborhood Contact Requirement, a Portland Zoning Code notification process. This letter explains the process and requirements. Applicant/Developer responsibilities

1. Send a letter to the neighborhood association and neighborhood coalition requesting a meeting with the neighborhood association about their proposal. This form letter satisfies this requirement. Both letters must be sent by registered or certified mail.

2. Attend the meeting if neighbors desire it. A proposed site plan and building elevations should be presented at the meeting.

3. Send a follow-up letter. After the meeting and before submitting for land use review or building permits, the applicant must send a second letter to the neighborhood association and coalition explaining any changes that will be made as a result of the meeting discussion. This letter must be sent by registered or certified mail.

4. Submit copies of registered or certified mailing receipts and all letters at the time of land use review or building permit application submittal.

Neighborhood responsibilities

1. Reply to the initial certified letter within 14 days from the date the letter was sent if desired about the proposal. A reply is not needed if the neighborhood does not want to hold a meeting.

2. Schedule the meeting within 45 days from the date the letter was sent.

City Planner reviewer responsibilities 1. Accept building permits or land use review applications that have complete

documentation of neighborhood contact requirements. Documentation includes copies of receipts of certified mailings, meeting agenda, initial letter and follow-up letter or email.

2. In the case where a meeting was not held, do not accept an application 14 days or less from the date of certified mailing.

3. Building permit or land use review applications will not be accepted if documentation is incomplete.

Ground Rules of Meeting informal setting for an applicant and neighbors to discuss the proposal

potential forum to identify and resolve conflicts early in the development process

advisory in nature and not binding on the applicant

for land division proposals, focus is on proposed configuration of lots tracts and streets

for design or historic design review proposals, focus is on proposal design

if proposed development meets zoning rules, focus is about the proposal, not if it should be built

September 22, 2015

September 5, 2014

See reverse side for contact and project information. Need more information? Contact the applicant listed above Call Portlands Zoning information line 503 823 7526 Online portlandonline.com/zoningcode; Neighborhood Contact Requirement

contained in Zoning Code Chapter 33.700

Neighborhood Association ________________________________ Contact and address ________________________________ ________________________________ ________________________________ Neighborhood Coalition ________________________________

Contact and address ________________________________ ________________________________ ________________________________

Applicant name ____________________________________

Contact info ________________________________ ________________________________ ___________________________________

Applicants statement describing proposal and requesting a meeting

This will be a new application for the Macadam Ridge subdivision proposal. It will leave out the area on the northern portion of the old site location along SW Canby Street. The current proposal is for 23 lots for detached single family homes and several open space tracts. The subdivision will propose a public road connection between the existing SW Hume Street and SW Taylor's Ferry Road. All lots will be at least 5,000 square feet in size.

South Burlingame Neighborhood Association

Sam Pearce, Chair c/o Southwest Neighborhoods, Inc. 7688 SW Capitol Highway, Portland, OR 97219

Southwest Neighborhoods, Inc.

Same as above

Otak, Inc. Don Hanson and/or Jerry Offer

808 SW Third Avenue, Suite 300 Portland, OR 97204 [email protected] [email protected]

1

lu_earlyasst_app 09/01/15 City of Portland Oregon - Bureau of Development Services

1900 SW Fourth Avenue Portland, Oregon 97201 503-823-7526 www.portlandoregon.gov/bds

City of Portland, Oregon - Bureau of Development Services

Early Assistance Application File Number: FOR INTAKE, STAFF USE ONLY Date Rec_________________by ____________________

LU Reviews Expected _____________________________

Required Optional[Y] [N] Unincorporated MC

[Y] [N] Flood Hazard Area (LD & PD only)

[Y] [N] Potential Landslide Hazard Area (LD & PD only)

APPLICANT: Complete all sections below that apply to the proposal. Please print legibly.

Development Site Address ________________________________ Cross Street ___________________ Site Size/Area _____________

Tax account number(s) R _______________ R ________________ R _________________Adjacent property in same ownership R _______________ R ______________ R _______________Project Description - include proposed stormwater disposal methods. Attach additional sheets if needed. _______________________________________________________________________________________________

_______________________________________________________________________________________________

_______________________________________________________________________________________________

Design Review (New development: give project valuation. Renovation: give exterior alteration value) $___________________

APPLICANT: Select an Early Assistance Type and check boxes for desired meeting/written notes options:

Appt Date/Time:

Qtr Sec Map(s)_____________ Zoning _______________

Plan District _____________________________________

Historic and/or Design District ______________________

Neighborhood ___________________________________

District Coalition _________________________________

Business Assoc __________________________________

Neighborhood within 400/1000 ft ___________________________________________________________________

Early Assistance Type City Reviewers Meeting & written notes provided1No meeting, written notes provided

Pre-application Conference2 required for Type III and IV land use reviews

BDS Land Use Services, Transportation, Environmental Services, Water, others as needed

Design Advice Request2 presentation at Design Commission or Historic Landmarks Commission

BDS Land Use Services and Design Commission or Historic Landmarks Commission

Early Assistance - Zoning and Infrastructure Bureaus (including initial bureau responses for street vacations)

BDS Land Use Services, Transportation, Environmental Services, Water

Early Assistance - Zoning Only BDS Land Use Services

Pre-Permit Zoning Plan Check 1-2 housing units All other development

BDS Land Use Services

Public Works Inquiry for 1-2 housing units No land use review or property line adjustment expected

Transportation, Environmental Services, Water

1Where a meeting is optional, an additional fee applies for the meeting in addition to written notes. Please see the Land Use Services fee schedule for detailed fee information: http://www.portlandoregon.gov/bds/34184.2Public notice (email and internet posting) provided for Pre-application conferences and Design Advice Requests.

SW Hume Street SW Front Street330288 128137 128138

128140 128139 33039, R330296, R330287

23 lot Land Division with extension of SW Hume Street and creation of new segment of SW Front Avenue. Environmental Review of site disturbance impacts upon Ec and Ep zoned portions of the property.

X

13.3 acres

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lu_earlyasst_app 09/01/15 City of Portland Oregon - Bureau of Development Services

Applicant InformationPRIMARY CONTACT, check all that apply Applicant Owner Other ___________________________Name_________________________________________Company __________________________________________

Mailing Address __________________________________________________________________________________

City___________________________________________ State____________________ Zip Code _________________

Day Phone________________________FAX________________________email _______________________________

Check all that apply Applicant Owner Other _____________________________________________Name_________________________________________Company __________________________________________

Mailing Address __________________________________________________________________________________



Check all that apply Applicant Owner Other _____________________________________________Name_________________________________________Company __________________________________________

Mailing Address __________________________________________________________________________________



Submit the following: Fee Two site plans, to scale, (8.5x11 inches) showing: 1) existing and proposed development; 2) existing and proposed

water, sewer and stormwater connections and facilities; 3) lot dimensions, north arrow and ground elevation Building elevations Additional two site plans, to scale, 11x17 inches or larger in sizeNOTE:

1. Estimates for System Development Charges (SDCs) are not be provided at Early Assistance Meetings. Refer to SDC information on the BDS website.

2. Plans examiners do not participate in Early Assistance meetings and they do not provide written comments. For life/safety and building code questions, consult with a plans examiner in the Permit Center or schedule a Life Safety Preliminary Meeting (http://www.portlandoregon.gov/bds/article/94545).

Questions to be discussed: _______________________________________________________________________________________________ _______________________________________________________________________________________________ _______________________________________________________________________________________________ _______________________________________________________________________________________________Following a pre-application conference, the summary report with web links to forms and handouts will be e-mailed to you. If you prefer to receive paper copies, please check this box.

X ConsultantDon Hanson and/or Jerry Offer Otak, Inc. 808 SW Third Avenue, Suite 300Portland OR 97204

503-415-2330 503-415-2334 [email protected] [email protected]

Randy Myers Brownstone Real Estate GroupPO Box 2375

Lake Oswego OR 97035503-358-4460 [email protected]

XRiverview Abby Mausoleum, Co.

0319 SW Taylors Ferry RoadPortland OR 97219-4668

XX

X

Please see attached sheet.

L:\Project\17000\17041\Planning\QuestionsforPreApp.092215.doc

Questions for Pre-application Conference Macadam Ridge Subdivision , Sept. 22, 2015

1. A portion of the sites northern boundary fronts on SW Canby Street in an area distant from the area proposed for development. The applicant has no issue with dedicating additional right-of-way in this area however, because there will be no vehicular or pedestrian traffic in this segment of SW Canby Street related to the proposed subdivision, we question whether street improvements in this area are warranted. In addition, the property has severe slopes. What will City staff recommend with regard to street improvement requirements in this area?

2. What street improvements will be recommended along the sites Taylors Ferry Road frontage?

3. The proposed land division will not propose taking access to Taylors Ferry Road at the location of the existing undeveloped right-of-way for SW Front Avenue. Will City staff support not improving that section of SW Front Avenue right-of-way? We are considering requesting vacation of that segment of the SW Front Avenue right-of-way to possibly expand the area of proposed lot 2. Lot 2 will not need this additional area to qualify as a buildable lot. Therefore, can the right-of-way vacation process occur completely separate from the land division application review process? Please discuss the right-of-way vacation process.

4. Please discuss the requirements for coordination of the public works plan submittal relative to the land division application submittal and /or completeness determination.

5. The proposed land division application would be made without including all of the adjacent properties owned by the Riverview Mausoleum, Co. including the two parcels that front along NW Canby Street which were included in the earlier land division application. Are there any City staff concerns with regard to which lots are included or excluded from the current application?

6. Please discuss whether this land division could be approved without making a street connection to SW Ruby Terrace via the SW Hume Street right-of-way. Could City staff support a combination pedestrian connection and emergency vehicle access connection or other road standard along SW Hume Street rather than a full public street connection?

7. If the City mandates a SW Hume Street connection to SW Ruby Terrace, are there traffic calming measures that PBOT could support both within the area of this street on the subject site as well as on off-site roads?

9.22.15 NEW Macadam Ridge Application - Neighborhood Assoc Notice

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Transcript of 9.22.15 NEW Macadam Ridge Application - Neighborhood Assoc Notice