Brenda's Blog

Making the most of the foreclosure market

Brenda Brown, e-PRO (Coldwell Banker Evergreen Realty) — Thu, 24 Sep 2009 20:20:58 -0500

I have been working with so many banks on short sales and foreclosures this year that I would like to share a few insights.

Banks do not want to keep inventory
Banks are just like other sellers and are willing to negotiate
banks do not usually take as long to respond as they did before the beginning of this year.

If you are a prospective buyer - first time or investor - you need to move on the foreclosures immediately - this means that as soon as I send you that email stating that a new foreclosure listing is on the market, you had better be ready to go look at it.

banks do not want to keep so much inventory on the books. They are looking for offers quickly and they are responding quickly, with some exceptions. We can get into those later.

I have the ability to send you a website for your own searches. Just follow this link and put portal in as the user name and reo1 as the password to see what I can do to help you find the foreclosures.

Downpayment Assistance Programs

Brenda Brown, e-PRO (Coldwell Banker Evergreen Realty) — Wed, 08 Aug 2007 19:59:31 -0500

With all of the mortgage problems that have been occuring, many would be home owners are looking towards getting out of the rent rat race and owning their own home. If you don't have much money to get started with, I have some possible options for you.

Please keep in mind that I have not used any of these programs myself, so you will need to do your due diligence to find the program that will work for you.

Here are the grant and gift places that I have been looking into:

Section 8 Housing Choice Voucher program

Other possible avenues for assistance:

Newsong Down Payment Assistance Program

Access Loans

Featured Listings in Tillamook County Oregon

Brenda Brown, e-PRO (Coldwell Banker Evergreen Realty) — Sun, 17 Jun 2007 15:21:43 -0500

These are the featured listings in Tillamook County Oregon. Please email me if you would like more information on any of them. I can also search for you and email listings that fit your needs and wants. Please email me to have me assist you with this valuable service. Brenda Brown, YOUR tech savvy North Oregon Coast REALTOR(r)

Finding Rentals in Tillamook County

Brenda Brown, e-PRO (Coldwell Banker Evergreen Realty) — Sun, 20 May 2007 23:34:19 -0500

Often you find it difficult to find somewhere to rent in the county. I have put a few links here to help you out. I have not used most of these services myself - so cannot tell you how they rate. Just click a link below for more information.

Short Term Rentals and Lodging Links

Visit Our Town

Oregon Coast Guide

Tillamook Chamber of Commerce

Long term and other rentals:

Tillamook County Headlight Herald Newspaper

Insider Pages

You may also want to call the Tillamook County Shopper

Ribbon Investment Firm

North Coast Citizen - Classifieds

Information about Tillamook County

Netarts Oregon - Recreation awaits you here!

Brenda Brown, e-PRO (Coldwell Banker Evergreen Realty) — Wed, 09 May 2007 09:37:30 -0500

The quiet secret of Netarts Oregon is out. Only 7 miles from Tillamook - all your recreation is nearby. Netarts has bay front property and beach front property.

If you like crabbing, fishing, clamming, hiking, and walking on the beach - Netarts is the place you want as your home base.

Netarts Bay is splendid for boating, fishing, crabbing, and clamming.

From the Whiskey Creek area in Netars you can see some of the Bay View homes.

Netarts Bay

Click here to view a recent listings in Netarts.

Click here to view another recent listing,

Beaver, Oregon - Nestled in South Tillamook County

Brenda Brown, e-PRO (Coldwell Banker Evergreen Realty) — Mon, 07 May 2007 23:10:15 -0500

Your outdoors, recreational, hunting, fishing, small rural town - haven is in Beaver, and Hebo Oregon. If you want to play in the woods, fish for salmon, and just all around enjoy some peace - you've found it in Beaver Oregon.

Beaver as it's name implies is home to an abundance of wildlife. There are farms, mini farms, cabins, and beautiful homes here. This little spot on a map (if it got a spot that day) is the most friendly, charming, little rural town that you can only imagine. Yet, like all the rest of Tillamook County - it's not that far fron the beach in Pacific City. It's also not that far from Sandlake!

Manzanita, Oregon may remind you of Cannon Beach

Brenda Brown, e-PRO (Coldwell Banker Evergreen Realty) — Mon, 07 May 2007 22:42:12 -0500

Most of you know that Oregon was the only mainland state bombed by the Japanese during World War II, right?

During the summer when you travel past Manzanita you are headed to a very popular getaway called Cannon Beach; perhaps going to the Seaside area; heading up the Coast Highway (Highway 101) toward Washington State; or maybe you are heading to hike, camp, or surf - generally you miss Manzanita without thinking twice.

Manzanita is a beautiful place that has the amenities - Golf and Beaches that take your breath away. Homes start in the $400,000.00 range in Manzanita and can go up into 7 figures - with good reason. With the views that take your breath away so quickly you don't see it leave, you wonder how nature can create such beauty.

Manzanita is the center of the Tillamook north county, though nothing in North County is far from anything in north county. You will find two banks in Manzanita, a library, and some very good restaurants. You will find a wonderful full golf course to enjoy, Manzanita is eclectic in its one right and you will find this out right away.

You will certainly find Manzanita lovely, quaint, artistic, and clean.

If you are adventurous - Manzanita offers the best state park in Oregon. It's public airstrip is close to it's boat ramp. So whether you fly in or drive your boat in you can be ready for fun. Would you rather bring horses? Bring them on in - there's a horse camp to enjoy with riding trails for you. Don't have a horse, just want to camp - bring your RV or your tent. Would you rather bicycle? - You can at Nehalem Bay State park. Come and enjoy the best coastal park in Oregon while I help you find property in Oregon.

Nehalem Oregon - Fishing the Nehalem for property, salmon, and more

Brenda Brown, e-PRO (Coldwell Banker Evergreen Realty) — Mon, 07 May 2007 22:11:43 -0500

Have you ever wondered where to go to find some of the best fishing on the coast? Nehalem is a great place to fish, live, wind surf, kyak, canoe, and just breathe. Enjoy clam digging, hiking, and camping here, too. Nehalem is located in the heart of Tillamook's north county only about 1.5 from the some of the cleanest beaches in North America. You will find it a small, friendly community that delights in visitors. This friendly community welcomes people with open arms.

Nehalem is located between Wheeler and Manzanita Oregon right on the 101 coast highway. The single blinking stop and caution light in the middle of town can be confusing for travelers since to continue on the coast highway you must turn up the hill, if going North.

Nehalem is named for the Indian tribes that made their living on this bountiful land. There is so much history here. The Nehalem River is the county's widest river.

When we had our floods in 1996, the town had quite a lot of water in the area by the Nehalem river. Merlin Brown, lifelong resident of Nehalem and at that time - city manager, worked hard to get the grants to raise every building along this part of Highway 101. Many owe Nehalem's success to this man, no longer with us.

The fine restaurants and shops in Nehalem make this little fishing village a must. Nehalem's tiny phone company serves all of the residents of north county. They provide a fine Internet service to the local north residents. These services often seem to far surpass the "big" guys.

Don't miss the Duck Derbies, the Arts Festival, or the Canoe Races.

If you are adventurous - Nehalem Bay State Park is the best state park in Oregon. It's public airstrip is close to it's boat ramp. So whether you fly in or drive your boat in you can be ready for fun. Would you rather bring horses? Bring them on in - there's a horse camp to enjoy with riding trails for you. Don't have a horse, just want to camp - bring your RV or your tent. Would you rather bicycle? - You can at Nehalem Bay State park. Come and enjoy the best coastal park in Oregon while I help you find property in Oregon.

Oceanside, Oregon - people flock here

Brenda Brown, e-PRO (Coldwell Banker Evergreen Realty) — Mon, 07 May 2007 14:02:32 -0500

Considering a move to the Oregon Coast? Looking for beaches, sunsets, and ocean views? Oceanside is filled with so much of this and more.

From Maxwell Mountain Road coming into Oceanide, it's easy to see why people flock here.

Most people really like Oceanside a lot. Walk the beach, fish, and enjoy yourself while in one of the most beautiful setting you can imagine.

Beautiful sunsets capture one's imagination and dreams on the Oregon Coast.

4965 Bourbon Place, Netarts, Oregon SOLD!

Brenda Brown, e-PRO (Coldwell Banker Evergreen Realty) — Mon, 07 May 2007 11:58:24 -0500

Brenda Brown | Coldwell Banker Evergreen Realty | 503-544-5835

4965 Bourbon Pl., Netarts, OR

Your coastal dream is here. Overlooks Netarts Bay and the Pacific Ocean from desirable Whiskey Creek location. See now

2 Bdrm Single Family House

offered at $479,500

Year Built	1976
Sq Footage	1,396
Bedrooms	2
Bathrooms	2 full, 1 partial
Floors	1
Parking	2 Car garage
Lot Size	.52 acres
HOA/Maint	$0 per month

DESCRIPTION

BAY AND DISTANT OCEAN VIEWS FROM THIS RANCH STYLE HOME IN DESIRABLE BOURBON PLACE AREA. BOATING, FISHING, CRABBING, CLAMMING OUT YOUR DOOR. UNBELIEVABLE VIEWS.

see additional photos below

PROPERTY FEATURES

Living room	Dining room	Refrigerator
Stove/Oven	Laundry area - inside	Yard

COMMUNITY FEATURES

Garage parking

Guest parking

OTHER SPECIAL FEATURES

Views of Netarts Bay and the Pacific Ocean

ADDITIONAL LINKS

Map of property

Website

Mortgage calculator

ADDITIONAL PHOTOS

Seller contact info:

Brenda Brown

Coldwell Banker Evergreen Realty

503-544-5835

For sale by agent/broker

Equal Opportunity Housing

Posted: May 7, 2007, 10:47am PDT

Mortgage Smarts 101

Brenda Brown, e-PRO (Coldwell Banker Evergreen Realty) — Sun, 06 May 2007 10:06:52 -0500

Perhaps you heard about it in the news. Banks are getting tighter about lending money. This is all related to subprime lending and predatory lenders. Watch out for the rip off artist. They are still out there.

A client of mine recently purchased a home. This client will be making her first payment in a week or two. That's how recently she purchased her home. Already she has received a mailing that sounded to good to be true. This lender sent her a letter that at first she thought looked like it might be from her lender. It told her how they can save her a lot of money. Fortunately she was smart and called her mortgage banker who showed her the flaws in this plan that this lender had sent her and showed her that the lender in question was not her lender, just pretending to be.

In my junk mail and sometimes in my in-box, I receive many offers to purchase my mortgage. These letters in my email are immediately trashed. That is what I urge you to do. Stay away from dot com lenders. Stay away from many of the mortgage brokers out there and look instead for mortgage bankers or real banks that you can visit in person.

Mortgage Bankers differ from mortgage brokers in one major way. There is no middle man or woman between the Mortgage Banker and the funding source. It is the same with banks. Mortgage Bankers and Bankers will not usually direct you to adjustable rate mortgages or loans that will strangle you.

Another great tip when looking to purchase property is to pull your credit yourself from the three major credit bureaus - make sure to order your credit score at the same time. It costs a few bucks, but it's worth it. You find out what your credit looks like and if you have problems. If you do in fact have problems, take care of those before considering to buy property. You want your credit to be the best it can. If you do not do this vital step - you will likely pay a lot more for your interest rate.

On this same note, checking your credit and your credit score prior to applying for a mortgage allows you to talk to the lender without having them run your credit first. The more your credit is ran by lenders the lower your score becomes. Remember you want the highest score you can get. Do not damage that number by having your credit checked unnecessarily.

I had one client that went to a particular mortgage broker. In their infinite wisdom, they decided to ask all of their lenders to take a look at the credit report. Rather than ordering one credit report and sending a copy of the report to each lender, this mortgage broker ordered a credit report for each of the lenders they work with. In all there were over 50 credit reports ordered in a two week span of time.

My client could not get a loan because her report had been ran so many times. She had to wait two years for the dust to settle. I am happy to report that she subsequently went to the mortgage banker I recommended and got her loan without any hassle.

Another piece of advice: You are wanting to purchase the property of your dreams. An offer has been written and accepted. Great news. You have been pre-approved for the loan. Wonderful. You decide that you are going to need new furniture for your new home, so before the sale closes you purchase several items on credit. Oops, you should not have done that. The lender orders a second report to finalize approval and you have new debt. Suddenly you find that you are no longer qualified for that loan. You lose your dream house. Don't let this happen to you.

2965 Bolton Ave., Netarts, Oregon - SOLD!

Brenda Brown, e-PRO (Coldwell Banker Evergreen Realty) — Sun, 15 Apr 2007 16:14:20 -0500

Brenda Brown | Coldwell Banker Evergreen Realty | email this seller | 503-544-5835

Bolton Ave., Netarts, OR

Affordable Netarts, Bay and Ocean view home can be YOURS!

2 Bdrm Single Family House

offered at $225,000

Year Built	197
Sq Footage	800
Bedrooms	2
Bathrooms	1 full, 0 partial
Floors	1
Parking	1
Lot Size	.14 acres
HOA/Maint	$0 per month

DESCRIPTION

Searching for an affordable Netarts getaway? Here's your chance to have and expansive bay and ocean view home at an affordable price. Sold AS IS!

View from home

view all full size photos

PROPERTY FEATURES

Fireplace	Living room	Refrigerator
Stove/Oven	Washer	Dryer
Laundry area - inside	Balcony, Deck, or Patio	Yard

OTHER SPECIAL FEATURES

Bay and Ocean Views!

ADDITIONAL LINKS

Map of property

Mortgage calculator

Seller contact info:

Brenda Brown

Coldwell Banker Evergreen Realty

503-544-5835

For sale by agent/broker

Equal Opportunity Housing

Posted: Apr 15, 2007, 3:03pm PDT

The market is picking back up from its winter break on the Oregon Coast

Brenda Brown, e-PRO (Coldwell Banker Evergreen Realty) — Sun, 25 Mar 2007 09:55:00 -0500

Winter was slow here on the coast. There was not a lot to report. There have been some interesting developments all over the country. In our area sales and listings have both picked up and my opinion is that we are reaching a normal market. This is only in contrast to the unusual market we have had over the last 2-3 years.

Real Estate is one of the few places you can invest in, that can bring you awesome rewards from your investment. The more you do to improve your property to its highest and best use, the more your property is worth. My own home had over a $30,000.00 rise in value over the last two years, due to s few upgrades and current market trends. This value was obtained from an independent appraiser.

Certainly you have heard the news about the sub-prime market. This is really good. There were many predatory lenders out there doing some very questionable things with your money. Many of us in the business took steps to protect our clients from getting into what most of us knew to be hot water. There are a lot of loan programs out there for you to use that won't get you into trouble just by being available. A caution for you is the teaser loan. If the ad reads something that doesn't make sense like get a $150,000.00 loan for $537.00 per month, there is a catch. Don't fall for this.

Take your business to a Mortgage professional with an office you can visit. Use your Credit Union, Bank, or other financial institution to get your loan. Be very wary of those online people and the places in which you cannot look your Mortgage professional in the eye. Of course this does not mean that every loan company where you cannot meet face to face is not legitimate. In my real estate office, we refer people to Mortgage Specialists all the time and Coldwell Banker is a fine Mortgage company. Many real estate companies, especially the name brand larger companies, have a Mortgage provider that you can speak with and get approval from. They may not be local. Ours comes out of New Jersey, I do refer them along with the top Mortgage Bankers and Brokers in my area.

Links around Oregon

Brenda Brown, e-PRO (Coldwell Banker Evergreen Realty) — Sat, 03 Mar 2007 18:09:10 -0600

Here are some links around Oregon you may find useful.

You need the news and you need it fast. Pick your favorite news station from the list below:

KATU-ABC

KGW-NBC

KOIN-CBS

KPTV-Fox

OPB-Oregon Public Broadcasting

You live on the coast and relatives have come to visit or you and your family have come to the coast and it's rainy out. The kids are saying that there is nothing to do. Here is some great kid friendly Oregon sites:

Great Kid Friendly Oregon Site

USDA Forestry Kid Page

Visit the Tillamook Cheese Factory

More fun things to do on the Oregon Coast can be found here:

Tillamook State Forest

Siuslaw National Forest

Sand Lake

Fishing Animal Viewing and Hunting News and updates

Search for property and homes in Tillamook County Oregon - Real Estate

Brenda Brown, e-PRO (Coldwell Banker Evergreen Realty) — Sat, 03 Mar 2007 00:02:26 -0600

You can view current Tillamook County listings Click here.

*****************************************************

Some quick instructions for you are on the clicked page above. Some things for you to consider are listed below:

THE BEST WAY to receive listing notifiers:

Instructions to receive listings as they come on the market or change:

Email me with a description of what you seek including:

Your Name, Address, Telephone number

Please include in your email a description of the property you would like to look at or a description of the property you want to sell.

Price desired or request a CMA (for sellers)

Location desired

Type of property desired

Do you have any special needs?

Ocean front property
Ocean view property
Wheelchair access
Large amount of acreage for livestock
Large family, more bedrooms/bathrooms
Privacy
Near river
School District
Any other special need or desire

Are you pre-approved or wanting to purchase some other way such as: Cash or Exchange.

Do you need to speak to a Mortgage Banker or do you already have someone in mind?

Are manufactured homes okay?

Basically, tell me your dream, so that I may assist in fulfilling it.

Get listings sent to you automatically by letting me know what you seek. Just email me with your information and I will send you new and changed listings as they come in.

Email me

Bay City, Oregon - all kinds of artists even the ones that make pearls make their home here!

Brenda Brown, e-PRO (Coldwell Banker Evergreen Realty) — Fri, 02 Mar 2007 23:54:20 -0600

This up and coming coastal town is centrally located in Tillamook County, Oregon. I do not infer that Bay City is a new town - not by any means. Bay City is an incorporated city. It has many of it's own rules about it, too. Bay City is hilly in areas. Highway 101 (The Coast Highway), at one time ran right in the middle of Bay City.

You will find a variety of Real Estate opportunities in Bay City. You can find everything from affordable manufactured homes to upscale bay view homes and properties. Be inclined to enjoy this coastal haven. Keep in mind when looking for properties in Bay City; some of the roads do not go all the way through.

Bay City's coastal bay village lays near the southern end of Tillamook Bay. Enjoy art, oysters, glorious sunsets, and salmon in this quaint town just off the highway. If you like Oysters, you will find them on the dock in Bay City. If you like Beef Jerkey - the Tillamook Smoker is your stop.

The Tillamook Smoker, Pacific Oyster Company, (read a food review), Art Galleries and local artists can all be found in and around Bay City, Oregon. Come play or come to stay this little community will surely welcome you.

About Neskowin, Oregon

Brenda Brown, e-PRO (Coldwell Banker Evergreen Realty) — Fri, 02 Mar 2007 22:11:32 -0600

You will find a quaint atmosphere in the small coastal village of Neskowin Oregon. Enjoy beach combing, golfing, and general quiet in this small centrally located village. Neskowin is only a short burst from both Tillamook City and Lincoln City in big trees and relaxing ocean.

If you like the quietness of a coastal village, closeness of beaches, and enjoy a round or two of golf while living at ease, Neskowin is the place for you. Take a relaxing walk around the Cascade Head Trail while enjoying the wildlife of deep coastal rain forest. Read more about the recreation of Neskowin here.

Charm and relaxation are yours in this quiet, seaside resort area. If you are ready to relax and retire at the coast Neskowin is a great choice.

Whether golfing or relaxing don't miss Michael Schlicting's Hawk Creek Gallery. You're sure to fall in love with his magnificent artwork.

About Cape Meares

Brenda Brown, e-PRO (Coldwell Banker Evergreen Realty) — Wed, 28 Feb 2007 22:12:21 -0600

Cape Meares, Oregon is a lovely coastal town where one can fish in local Cape Meares lake, rockhunt on the sandy and rocky beaches or drive just a short distance to see the world famous Octopus tree. The tree is a mother SITKA SPRUCE - (PICEA SITCHENSIS) with many smaller trees growing out of it. A very interesting sight to behold. In fact there is a legend about the tree. Click here to read more.

Cape Meares

The community of Cape Meares is named for the nearby cape. The Cape Meares Lighthouse was built on the Cape in 1890. John Meares was an enterprising retired British Navy lieutenant. Among his travel adventures he sailed down the Pacific Coast in the Tillamook area in 1788.

When in Cape Meares make sure to see the famous Cape Meares lighthouse, too. From the area of the light house you can see a host of birds. A true treat for the bird watcher in you.

Near Cape Meares is a piece of land which is called Bay Ocean Spit.

Bay Ocean

This former community on the spit between Tillamook Bay and the Pacific Ocean was named by the Potter-Chapin Realty Company of Portland. The story of the dream and destruction of this town is part of the well known history of Tillamook.

There is some remarkable history associated with the Spit as it's know to locals. It seems that a developer decided the Spit would make a terrific resort development. They built homes, hotels, and other resort amenities. They didn't consider what storms and waves would bring at such a low lying level. Eventually the town was abandoned.

Broker Tour of Listings for March 01, 2007

Brenda Brown, e-PRO (Coldwell Banker Evergreen Realty) — Wed, 28 Feb 2007 21:23:26 -0600

Every week the REALTORS(r) from the Tillamook County Board of REALTORS(r) tour the newest listings. The following listings are what are on the schedule for this week. Please email me or call if you would like to know more information on these proeprties or any others in Tillamook County, Oregon.

What's on Tour...FoR Thursday, March 1st 2007.

These listings are located in the west part of central Tillamook County and include listings in Oceanside, Netarts, and Cape Meares. Most of these have ocean views or are near the ocean.

Address List Price List #

1705 Vista View, Netarts $475,000 07-139

415 Promontory Lane $575,000 07-137

605 Terrasea Way $850,000 07-153

705 Terrasea Way $689,000 07-28

5455 Birch Street $675,000 06-1091

This week we are heading west.

Move In Ready Home in Tillamook Oregon

Brenda Brown, e-PRO (Coldwell Banker Evergreen Realty) — Tue, 27 Feb 2007 23:33:47 -0600

Completely remodeled home is move-in ready! - Beautiful Coastal Oregon Awaits YOU!

15 min. to beach and mountains.

Brenda Brown | Coldwell Banker Evergreen Realty | bbrealtormail-post@yahoo.com | 503-544-5835

275 Blue Bird Ln, Tillamook, OR	send this to a friend
Affordable excellence is yours in a great Tillamook Oregon coastal neighborhood. Redone throughout. This is the one!	print this page

3 Bdrm Single Family House

offered at $249,900

Year Built	1971
Sq Footage	1,536
Bedrooms	3
Bathrooms	1 full, 1 half bath in master
Floors	1
Lot Size	.26 acres

DESCRIPTION

This absolutely gorgeous home has been tastefully remodeled and decorated with charm and style! Wood laminate flooring throughout, vinyl windows, new paint, and SO MUCH MORE! Living room, spacious sunken family room, attractive kitchen with recessed lighting, newer appliances, granite tile countertops and lots of cupbourd space, slider out to spacious Trex type decking and fenced backyard with lots of lovely plantings. RV parking plus two large storage sheds. This home is bubbling over with charm and warmth - Truly a must see!

see additional photos

Seller contact info:

Brenda Brown

Coldwell Banker Evergreen Realty

bbrealtormail-post@yahoo.com

503-544-5835

For sale by agent/broker

View my other listings

Equal Opportunity Housing

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Pacific Northwest Real Estate - Share a picture of your Northwest USA and Canada listing

Brenda Brown, e-PRO (Coldwell Banker Evergreen Realty) — Tue, 27 Feb 2007 17:53:19 -0600

SAMPLE PHOTO of one of my listings: From karambabrown

I have set up a group to share one photo of our Pacific Nortwest Property Listings. Please come join us and share a picture of your listing, along with some information about it, where it is located, and its asking price. Let's see what we all have to offer out there.

Join me by clicking here.

Site Rules:

For anyone selling property in Oregon, Washing, Idaho, Alaska, Northern California, and British Columbia & the Yukon Territory, Canada.

You may post 1 picture of the property with a description of the property and a link to the website in which you are marketing it. Please add in your description or in notes on the photo which city/state and the price of the property. You must also state in either your profile page or your description if you are a Real Estate Professional or if you are selling this home yourself as the owner. This group is for Pacific Northwest USA and British Columbia & the Yukon Territory, Canada Real Estate.

NO NUDE PHOTOS!

Members may post up to 10 listings per day.

I would love to see you there.

Is your REALTOR(r) on your side?

Brenda Brown, e-PRO (Coldwell Banker Evergreen Realty) — Tue, 20 Feb 2007 05:58:09 -0600

Regarding an article written in Money Magazine

"Is your realtor on your side?

Make sure your agent gets you the best house at the best price.

By Stephen Gandel, Money Magazine senior writer"

My opinion of this article is as follows:

If you have read this article, it may have made you worry that your REALTOR(r) is not working towards your best interests. At best this article is irresponsible, at worst it's the home buyer's worst nightmare.

He doesn't seem to realize that the REALTOR(r) is there to help make the buying process easier and to support the buyer with his or her knowledge base. Does he really think that a buyer should go it alone without someone to watch out for them?.

Typically the seller pays all commission costs, unless other arrangements are made.

Sometimes the seller or the seller's Broker will offer the selling Broker a bonus, but I don't care if there is a bonus. I am here to help you, the buyer find a home in your price range that fits your needs and to watch out for you, my client. I am here to help you negotiate the best price.

We do have a code of ethics to live by and If a REALTOR(r) is failing in the ethics department, he or she should be reported. Licensees get fined, suspended, licenses revoked, and/or can face jail time or other civil penalties, soon this person is no longer doing business.

There are bad apples in this industry, just as there are in any other industry or group of people, but to suggest that one search and purchase a home on their own without someone to care for them and be diligent, is purely wrong. We work extremely hard for our money and must be diligent and trustworthy for and to our client.

Often we put in 60-80 hours per week and most transactions take 6 weeks or more to close. Although we don't spend all of the days, every day working on your transaction, we are behind the scenes making sure that everything goes well and catching potential problems so that they can be nipped in the bud..

We are held accountable for our actions. We must take classes to earn and keep our licenses. Running our own business is expensive. Everywhere we turn someone is nickeling and diming us. Running ads for one home on the market costs a minimum of $100.00 each month. We also have to pay to work for our company by either desk fees or commission splits. Does he think we work for free? Do you get paid? Does he?

It's bad advice on his part to suggest that the home buyer go it alone. Did you see the episode of "Home Inspectors" Sunday morning on the 11th? It was so sad, in my opinion it's likely that this new home buyer couple bought the home from a For Sale By Owner, at a good price. Or was it a good price?

They really paid the price for lack of a home inspection, as they bought the home without any contingencies, including an inspection, hoping that the seller would find their offer to be the best. It turns out that it was the best offer, but this costly mistake of not having someone watching out for them ended up costing them, with the mold and the slide issue, up to about $16,000.00. They were lucky is wasn't more.

If they used an REALTOR(r), this transaction should be investigated. If their REALTOR(r) thoroughly explained to them the benefits of due diligence and they ignored that REALTORS(r) advice, then it is their own fault. Personally, I would rather walk away from this type of transaction, than allow them to continue without a home inspection, unless the inspection is a moot point, ie. removing an old mobile home from the property in order to build a new home on the site: inspection not necessary in this case. Diligence still necessary. Ethics sitill necessary.

If they would have had someone reliable watching over them, it would have cost only about $400.00 for a home inspection. Their REALTOR(r) would have negotiated repairs with and for them.

$16,000.00 vs. $400.00 - Hmm?

This type of thing occurs often when someone who doesn't know what they are doing listens to people like this reporter, who seems to have gotten burned by a bad apple, and ends up causing his or her own worst nightmare.

If we cause the nightmare, we are held accountable.

Go it alone? Not smart. Would you pull your own teeth? Do your own heart surgery? Be your own Attorney? Or would you look for a professional to help you?

I am on your side. I work on a commission only basis, with your referrals as a guide to how well I am doing.

Your referrals say to me "Thank you, you did a great job for me and I appreciate it."

Bay City, Oregon's Amendment Proposal - Meeting scheduled for 2/20/07

Brenda Brown, e-PRO (Coldwell Banker Evergreen Realty) — Mon, 19 Feb 2007 23:22:38 -0600

Proposed changes to Development and Comprehensive Plan

February 20, 2007 Meeting
AMENDMENTS BY TITLE
BAY CITY DEVELOPMENT ORDINANCE AMENDMENTS
# 1: AMEND Section 1.412 Minimum Common Open Space
# 2: AMEND Section 1.514 Minimum Common Open Space
# 3: AMEND Section 1.615 Minimum Common Open Space
# 4: AMEND Section 1.7 Hazard Overlay Zone
# 5: AMEND Section 3.102 Planning Commission Authority
# 6: AMEND Section 3.103 Buffers and Screens
# 7: ADD to Section 3.75 Standards for Manufactured Dwellings (f)
# 8: ADD to Section 3.751 Standards for Manufactured Dwellings (l), (m), (n), (o)
# 9: AMEND Section 3.8 Sign Ordinance
#10: AMEND Article 5, Section 5.1, Section 5.1, Subdivision, Partitioning, Cluster,
and Planned Development
#11: AMEND Section 5.107 Planned Development
#12: DELETE Sections 5.2 Cluster Development and 5.201, 5.202, 5.203, 5.204, 5.205
#13: AMEND Section 9.010 (Article 9 Building Permits)
#14: AMEND Section 13.010 Definitions (12) Buffer
#15: DELETE Section 13.010 Definitions (19) Cluster Development Renumber Section
#16: AMEND Section 13.010 Definitions (84) Screen Renumber Section
COMPREHENSIVE PLAN AMENDMENTS
#17: AMEND Goal III, Policy (4)
#18: AMEND Goal VII, Natural Hazards Policies
#19: AMEND Goal VIII, Policy (6)
#20: AMEND Water Policies
#21: AMEND Land Use Categories (2) The Moderate Intensity Zone (B)

Proposed Changes Follow.

[Bracketed Italicized] words will be taken out and new words will be bolded.

AMENDMENTS BY TEXT

# 1: AMEND Section 1.412 High Intensity Zone; Minimum Common Open Space
Subdivisions [,] and planned developments [, and cluster developments] of six lots or units or more, subdivided or developed within a calendar year shall devote at least 10% of the net buildable site to common open space. An additional 10% lot coverage of structures or other impervious surfaces is allowed for developments providing the minimum open space requirements.
_____________________________________________________________________________________
#2: AMEND Section 1.514 Moderate Intensity Zone; Minimum Common Open Space
Subdivisions [,] and planned developments [, and cluster developments] of six lots or units or more, subdivided or developed within a calendar year shall devote at least 15% of the net buildable site to common open space. An additional 10% lot coverage of structures or other impervious surfaces is allowed for developments providing the minimum open space requirements.
_____________________________________________________________________________________
#3: AMEND Section 1.615 Low Intensity Zone; Minimum Common Open Space
Subdivisions [,] and planned developments [, and cluster developments] of six lots or units or more, subdivided or developed within a calendar year shall devote at least 20% of the net buildable site to common open space. An additional 10% lot coverage of structures or other impervious surfaces is allowed for developments providing the minimum open space requirements.

HAZARD OVERLAY ZONE
# 4 AMEND Section 1.7 Hazards Overlay Zone (HZ)
REPEAL Section 1.7 in its entirety and REPLACE with proposed Section 1.7 as follows
Section 1.701 Hazard Overlay Zone Purpose
The purpose of this zone is to mitigate potential building hazards and threats to life and property created by flooding, landslides, weak foundation soils, and other hazards as may be identified and mapped by the City of Bay City or other agency. Building hazards exist throughout the other zones of the City, but specific parcels which lie wholly or partially in an area of identified hazards are considered to be in the Hazards Overlay Zone.
These policies and standards are intended to mitigate potential building hazards by requiring the study of such areas by a qualified person prior to construction, by reducing building intensity in these areas where appropriate, and by requiring special construction techniques for ground disturbing activities.
Section 1.702 Geologic Hazards Areas
A geologic hazard assessment report shall be prepared for any building permit where ground alteration is proposed and for any subdivision, partition, or planned development within an identified hazard area. Additional boundaries of the study area may be required by the City or Planning Commission. Development shall be permitted only if an engineering solution is provided for each identified hazard. The following are specific Geologic Hazards to which the standards of this Section apply:
(1) Slopes less than 12%:
Where development is proposed on areas mapped as 12% or less, the presence of non-engineered fills, sinkholes, identified drainages, adverse drainage conditions, or proposed cuts and fills exceeding 4 feet in height, or landslides will require the submittal of a geologic or geotechnical engineering assessment.
(2) Slopes in the 12% to 25% range: A site analysis shall determine the presence of soil creep, fills, or signs of past instability. If hazards are present, engineering recommendations shall be provided. If conditions require recommendations for foundation construction outside of the International Building Code (IBC), those recommendations shall be provided by an appropriately qualified professional engineer. If thorough examination of the site determines that no hazards are present, documentation by an appropriately qualified professional shall be submitted with application for development permit.
(3) Slopes greater than 25%:
Geologic assessment and engineering plans and recommendations shall be provided. These reports and recommendations shall include:

1. Subsurface exploration of areas above, below, and alongside known or suspected slides

2. Accurate identification and measurement of the limits of the slide mass

3. Identification of the stability of the slide mass and the mechanics of slide movement.

4. Identification of the orientation of bedding planes in relation to the dip of the surface slope

5. Identification of the soil depth

6. Identification of the water drainage patterns

7. A site specific grading and erosion control plan for site stabilization and construction

8. The methodology for determining the site stabilization plan

9. Recommendation of suitable setbacks, keeping in mind the anticipated life of the structure or development.

(4) Sinkholes:
Areas within 50 feet of areas mapped as having sinkholes or potential sinkholes shall be evaluated by a Certified Engineering Geologist or appropriately qualified Registered Geologist and engineering recommendations provided by an appropriately qualified professional engineer for each identified hazard.
(5) Fills:
For ground alteration within areas that contain non-engineered fills a report by an appropriately qualified professional shall perform subsurface exploration to determine and document whether any unsuitable materials exist that may adversely affect building foundations, utilities, or pavements. This documentation shall be submitted with application for building or development permit. If conditions require recommendations for foundation construction outside of the International Building Code (IBC), those recommendations shall be provided by an appropriately qualified professional engineer.
(7) Tide Flats:
Due to concern for the presence of peat and the settlement-sensitive nature of the native sandy and silty soils this area requires a subsurface exploration, soils laboratory testing, settlement analysis, and foundation construction design and recommendations by an appropriately qualified professional engineer.
1.703 Geologic Hazard Zone Standards
(1) Report Detail:
The extent and detail of the reports shall be consistent with the requirements of Oregon State Board of Geologist Examiners (OSBGE) and Oregon State Board of Examiners for Engineering and Land Surveying (OSBEELS) and shall be commensurate with the degree of the suspected or mapped hazard, ranging from brief written evaluations of moderate slope hazards to in-depth evaluation of potential landslide areas.
(2) Dual Stamping Reports:
In cases where both engineering geology and geotechnical engineering are required, reports shall contain the signatures and stamps of both appropriately qualified professionals.
(3) Hazardous Site Conditions:
If hazardous conditions occur during site development, the city may require the property owner and / or developer to provide geologic assessment reports and / or engineering recommendations and plans to mitigate adverse conditions.
If timely submittal of requested reports is not provided, commensurate with the hazard, the City may hire its own appropriately qualified professional to provide addendum to or review of reports and plans submitted and shall bill the cost to the developer.

(4) Required Certifications and Inspections:
For any geologic assessment report and geotechnical engineering report submitted, the registered professional of record shall be required to:
1) Review final plans for development and submit a signed and stamped certification report that all recommendations have been incorporated into development plans
2) Review subgrade excavations and fills for structures and stormwater drainage and submit a signed and stamped certification report that all recommendations have been met
3) Perform a final inspection of the site and submit a signed and stamped certification report that all recommendations have been met
(5) Stormwater Drainage
Surface water flowing from an existing property or new development shall be controlled such that it does not negatively impact adjacent public or private property by increasing flow, concentrating flow, or stimulating erosion that was not present beforehand.
All new construction shall incorporate basement and foundation drainage to control water and keep it from crawl space, under-slab, and below grade areas. Ground water control can range from perforated PVC pipe for foundation drains to engineered retaining wall drainage systems.
If unanticipated storm water drainage problems arise during or after development, the City of Bay City may require the property owner to mitigate the situation up to and including the submittal and installation of a detailed engineered storm water drainage plan approved by the city.
(6) Flood Hazards
The flood protection requirements of the City Flood Damage Prevention Ordinance shall be adhered to for all development in identified flood areas. In all flood hazard areas, engineered stormwater drainage plans, flood elevation certificates, and post flood elevation certificates shall be required.
(7) Peer Review
Where the development has the potential to adversely impact adjacent properties, the city may retain appropriately qualified professionals to review the submitted reports at the cost of the developer. The boundaries of the study area shall be determined by the Planning Commission.
1.704 Application Information Required:
A. Geologic Assessment Reports shall include at least the following information. Additional information, commensurate with the level of hazard shall be submitted.

1. Identification of potential hazards to life, public and private property, adjacent property, surrounding areas, and the natural environment which may be caused by the proposed development.

2. Mitigation methods for protecting the property and surrounding areas from each potential hazard.

3. Development Density shall be as follows unless report findings provide recommendations for higher densities:

(a) Zero - 11% slope: Density is limited to that which is permitted in the underlying zone.

(b) 12% - 24% slope: Density should generally not exceed 2 dwelling units per acre.

(c) 25% - 35% slope: Density should generally not exceed 1 dwelling unit per acre.

(d) 35% slope or greater: Construction is permitted only on sites where footings can be anchored in base rock.

4. Identification of soils and bedrock types

5. Identification of soil depth

6. Water drainage patterns

7. Identification of visible landslide activity in the immediate area

8. History of mud or debris flow

9. In areas prone to landslide, mudflow and where slopes exceed 25%, reports shall identify the Orientation of bedding planes in relation to the dip of the surface slope

10. Recommendations for removal, retention, and placement of trees and vegetation

11. Recommendations for placement of all structures, on site drives, and roads

12. Recommendations for protecting the surrounding area from any adverse effects of the development.

B. Site development plans drawn to a measurable scale shall include at least the following information. Additional information, commensurate with the level of hazard shall be submitted. The city may require that specific items be submitted on separate sheets for clarity and site inspection purposes.

1. Topographical contour maps indicating existing and finished grades the location of structures, on site drives, parking areas, roads, and other site improvements

2. Stormwater Drainage Plans; engineering shall be required where drainage hazards are identified.

3. Grading and Erosion Control Plans consistent with the requirements of Bay City Development Ordinance Section 3.25; engineered plans shall be required where grading and drainage hazards are identified.

4. Foundation design, if design outside of the International Building Code is necessary

5. Road Design; engineering shall be required where drainage hazards are identified.

1.705 Liability
The degree of protection from problems caused by geologic hazards which is required by this section is considered reasonable for regulatory purposes. This Ordinance does not imply that uses permitted will be free from geologic hazards. This Ordinance shall not create liability on the part of the City or by any agents, officers, employee, or official thereof for any damages due to geologic hazards that result from reliance on this Ordinance or any administrative decision lawfully made thereunder.

CURRENT SECTION 1.7 HAZARDS OVERLAY ZONE (HZ)

[Section 1.7 Hazards Overlay Zone (HZ)
Section 1.701 Purpose: The purpose of this zone is to prevent building hazards and threats to life and property created by flooding, landslides, weak foundation soils, and other hazards as may be identified and mapped by the City of Bay City or other agency. Building hazards exist throughout the other zones of the City, but specific parcels which lie wholly or partially in an area of identified hazards are considered to be in the Hazards Overlay Zone. It is the intent of the policies and standards to protect life and property by reducing building intensity in these areas, by requiring special construction techniques, or by requiring the study of such areas by a qualified person prior to construction. The policies and standards of this section are based on technical information contained in the Comprehensive Plan background data. The official map, located at City Hall, shall be used to determine whether a parcel of land is subject to the Hazards Overlay Zone (HZ).
Section 1.702. Development Requirements for Geologic Hazards Areas:
a. Written Geologic Hazards Reports are required in all Geologic Hazards areas within the City for development for approval of planned developments, subdivisions, partitions, building permits, manufactured home placement permits and vegetation removal which disturbs the soil in excess of regular lawn and landscaping maintenance and for tree removal in excess of 6" in diameter in which the stumps are to be removed. All Geologic Hazards Reports within the City shall have site specific geologic information provided by an Oregon Registered Geologist (RG), a Certified Engineering Geologist (CEG) or a Geotechnical Engineer (GTE) and, if a structure is to be built, recommendations by a professional engineer (PE) licensed in the State of Oregon, for the proposed development. A professional engineer shall be required for all Geologic Hazards Reports in which a structure will be built within a Geologic Hazard Area.
b. The following are Geologic Hazards Areas to which the standards of this Section apply:
1) Active landslides defined as an area that has undergone mass movement.
2) Inactive landslides, landslide topography and mass movement topography.
3) Areas prone to mudflows. Mudflows are defined as rapid downslope movement of a mudlike slurry of earth material.

4) All areas identified in this zone by City zone map.
5) Other locally known areas of Geologic Hazards based on evidence of past occurrences.
c. All development within Geologic Hazards Areas shall comply with the following standards:
1) An approved tree and vegetation removal plan necessary to accommodate the use shall be prepared by a Registered Geologist, Certified Engineering Geologist or a Geotechnical Engineer.
2) A Registered Geologist, Certified Engineering Geologist or a Geotechnical Engineer shall provide site specific information for the development and recommendations There shall be recommendations to control runoff and erosion of soils during and after construction and have in place before, during and after clearing of the property, if appropriate. Such measures include temporary stabilization (mulching or sodding) sediment basins or other performance equivalent structures required by the Planning Commission.
3) The controlling of water and silt runoff on all exposed areas shall be maintained. The exposed areas shall be planted in permanent cover as soon as possible after construction.
4) Storm water shall be retained on-site in an engineered and approved retention/infiltration storage system with adequate capacity so as not to flood adjacent or downstream properties. Finished grades should be designed to direct water to an engineered on-site retention/infiltration storage system.
5) Additional requirements contained in the Geologic Hazards Report or required by this Section or by the City shall be followed.
d. A Geologic Hazards Report prepared for a subdivision, planned development or partition may be used to satisfy these requirements for subsequent building permits or manufactured home placement permits providing that the original report provided site specific engineering specifications on building placement and foundation construction.
e. The Geologic Hazards Report shall be prepared by a Registered Geologist , a Certified Engineering Geologist or a Geotechnical Engineer licensed in the State of Oregon. Structural recommendations for any structure must be stamped by a Professional Engineer. The City

may hire its own Geologist and/or Professional Engineer to review the reports submitted and may pass the cost onto the developer. The boundaries of the study area shall be determined by the Planning Commission.
f. The Geologic Hazards Report shall include at least the following:
1) In landslide areas:
(a) Soils and bedrock types,
(b) Slope,
(c) Orientation of bedding planes in relation to the dip of the surface slope,
(d) Soil depth,
(e) Other relevant soils engineering data,
(f) Water drainage patterns, and
(g) Identification of visible landslide activity in the immediate area, and
(h) Recommendations for the development.
2) In areas prone to mudflow:
(a) All of the criteria listed in f (1) above, and
(b) History of mud or debris flow, and
(c) Areas likely to be affected by future mudflow, and
(d) The recommendations for the development.
3) In all other Geologic Hazards Areas:
(a) All of the criteria listed in f(1) above, and
(b) Recommendations for the development.
g. The Geologic Hazards Report shall include site specific and development standards that will protect development on the property

and surrounding watershed properties. These shall include, if appropriate, site specific engineering standards for:
1) Development density; however, the following slope-density guidelines apply unless findings of the Geologic Hazards Report provide recommendations for higher densities:
(a) Zero - 11% slope: Density is limited only by the underlying zone in which the parcel is located.
(b) 12% - 24% slope: Density should generally not exceed 2 dwelling units per acre.
(c) 25% - 35% slope: Density should generally not exceed 1 dwelling unit per acre.
(d) 35% slope or greater: Construction is permitted only on-sites where footings can be anchored in base rock.
2) Locations for structures and roads,
3) Land grading practices, including standards for cuts and fills,
4) Vegetation removal and re-vegetation practices,
5) Foundation design (if special design is necessary),
6) Road design (if applicable), and
7) Management of storm water runoff before, during, and after construction.
h. The Geologic Hazards Report shall be written by a Registered Geologist, a Certified Engineering Geologist or a Geotechnical Engineer and include the following summary findings and conclusions:
1) The type of use proposed and the adverse effects it might have on adjacent areas,
2) Hazards to life, public and private property and the natural environment which may be caused by the proposed development,
3) Methods for protecting the surrounding area from any adverse effects of the development,

4) Temporary and permanent stabilization plans for maintenance of new and existing vegetation,
5) Recommendations to protect the site and surrounding properties from any reasonable foreseeable hazards including, but not limited to, geologic hazards, wind erosion, storm water run off and flooding, and

6) Recommendations to minimize adverse environmental effects of the development.

i. For any geologic hazards reports which are being utilized for a structure, the professional engineer of record shall certify to the City that all structures and site improvements have been built and/or made in accordance with the recommendations of the Geologic Hazards Report and any applicable engineering report and that all recommendations for the site have been followed and completed.
j. The degree of protection from problems caused by geologic hazards which is required by this section is considered reasonable for regulatory purposes. This Ordinance does not imply that uses permitted will be free from geologic hazards. This Ordinance shall not create liability on the part of the City or by any officers, employee or official thereof for any damages due to geologic hazards that result from reliance on this Ordinance or any administrative decision lawfully made thereunder.]
BAY CITY PLANNING COMMISSION PROPOSED AMENDMENTS TO THE DEVELOPMENT ORDINANCE PROPOSED AMENDMENTS TO THE COMPREHENSIVE PLAN Meeting Date: February 20, 2007
BUFFERS, SCREENS, WETLANDS, AND CREEKS AMENDMENTS:
Section 5 and Section 6: This amendment reorganizes requirements of Section 3.102-3.103, and adds the recommended riparian setback of Comprehensive Plan Wetland Policy (3).
#5: AMEND Section 3.102 Buffer and Screening Requirements [Planning Commission Authority]
#6: AMEND Section 3.103
1. Planning Commission Authority:
The Planning Commission may require buffering and screening of proposed subdivisions, planned developments, and non-residential uses where they adjoin existing residential uses, undeveloped [underdeveloped] lands parks, recreation, or other uses which in the opinion of the Planning Commission, may be incompatible with existing uses.
The Planning Commission shall consider the total common open space or landscaped area of the proposed use, the purpose and effectiveness of a buffer or screen, and its maintenance. Buffers and screens may constitute [a] part of the required open space, open area, or setbacks of a proposed use. Buffers and screens shall be required where the Planning Commission finds that the proposed use would be incompatible with existing uses, to block or reduce noise, glare or other [omissions] emissions, or to maintain privacy, buffers and screens may be required jointly or separately.
2. Planning Commission Review [Larson Creek]:
The Planning Commission shall review any proposed development within one hundred (100) feet of either side of Patterson, Perkins, Jacoby, and Larson Creek in order to determine its impact on the creek and its associated riparian and wetland area. Based on this site specific review, the Planning Commission may permit development up to [fifty] twenty-five [(50)](25) feet from either side of [Larson] the subject creek where it determines such development will not adversely impact wetlands or necessary riparian vegetation.
3. Buffers:
Buffers may be required where the proposed site is large enough, or where the buffer can be part of required open space. Buffers are preferred [where there are] in areas where existing trees or vegetation may be retained or other natural features such as streams or the bay and the space can be useful for residents or the public.
4. Screens:
Screens may be required in a limited space (10 feet or less) to visually separate incompatible uses. Screens may consist of existing or planted vegetation, attractive sight obscuring fencing, hedges, [or] walls, [earth berms,] or similar techniques. Planted screens should be sufficient to obscure the proposed use within two (2) years. Fences or walls [or earth berms] should be required where noise reduction is necessary.
BAY CITY PLANNING COMMISSION PROPOSED AMENDMENTS TO THE DEVELOPMENT ORDINANCE PROPOSED AMENDMENTS TO THE COMPREHENSIVE PLAN Meeting Date: February 20, 2007
5. Riparian Vegetation
A. A fifteen (15) foot buffer on either side of the wetlands adjacent to Jacoby Creek, Larson Creek, Perkins Creek, and Patterson Creeks and adjacent to any other known waterway or stream bed shall be required. A ten (10) foot setback shall be required adjacent to isolated wetlands for all structures with the exception of raised walkways and bridges permitted with proper review by the City and other applicable agencies.
B. The setback shall be measured from the bank of the stream or delineated wetland boundary.
C. Riparian vegetation shall be protected and retained within the identified setback with the following exceptions:
1. The removal of dead, diseased or dying trees which pose an erosion or safety hazard. The city may require that a report be submitted by an appropriately qualified forester or arborist. In geologic hazard areas, hazard overlay ordinance requirements apply.
2. Vegetation removal necessary to provide direct water access for a water-dependent use with a valid development permit approved by the City. 3. Prior to the removal of non-native vegetation in a riparian setback area, a re-planting plan prepared by an appropriately qualified professional shall be approved by the city.
4. Prior to vegetation removal in wetland areas, a wetland land use notification form shall be submitted and reply received from the Oregon Department of State Lands. Replanting of native wetland vegetation may be required by the City.
6. Streamside Setback
All structures and uses shall be set back a minimum of 25 feet from Patterson and Jacoby Creek and any known waterway or stream bed. A stream side setback shall be measured from the bank or mean high water line of the stream and shall be mapped by official survey.
6. Density considerations
Land within [in this zone] designated wetlands shall not be used as part of density calculations in development applications [for development in adjacent areas].
BAY CITY PLANNING COMMISSION PROPOSED AMENDMENTS TO THE DEVELOPMENT ORDINANCE PROPOSED AMENDMENTS TO THE COMPREHENSIVE PLAN Meeting Date: February 20, 2007
MANUFACTURED DWELLING CODE AMENDMENTS:
Section 7: The purpose of this ordinance amendment is to clarify building code requirements for manufactured homes that permit the city to require an inspection report by the Building Codes Division certifying that the Oregon insignia of compliance has been obtained.
#7: ADD to Section 3.75 Standards for Manufactured Dwellings (f)
(f) For any used manufactured home, prior to approval of any placement permit, an inspection report by the Building Codes Division shall be submitted to the City certifying that the condition of the Manufactured Home meets building code requirements and that all damaged and deteriorated elements of the structure have been replaced.

Section 5: The purpose of this ordinance amendment is to clarify building code requirements for manufactured homes that permit the city to require an inspection report by the Building Codes Division certifying that the Oregon insignia of compliance has been obtained.
# 8: ADD to Section 3.751 Single Wide Manufactured Dwellings (l), (m), (n), (o)
(l) For any used manufactured home, prior to approval of any placement permit, an inspection report by the Building Codes Division shall be submitted to the City certifying that the condition of the Manufactured Home meets building code requirements and that all damaged and deteriorated elements of the structure have been replaced.
(m) All improvements to bring the manufactured structure into compliance with building code and to replace damaged and deteriorated elements shall be completed prior to issuance of a placement permit.
(n) If additional damage or deterioration of the structure is observed upon placement, the damaged or deteriorated elements shall be replaced prior to issuance of an occupancy permit.
(o) All conditions of approval shall be met prior to issuance of an occupancy permit
BAY CITY PLANNING COMMISSION PROPOSED AMENDMENTS TO THE DEVELOPMENT ORDINANCE PROPOSED AMENDMENTS TO THE COMPREHENSIVE PLAN Meeting Date: February 20, 2007
SIGN AMENDMENTS:
# 9: AMEND Section 3.8 Sign Ordinance
Section 3.8 Sign Requirements
a. Purpose.
The purpose of this section is to regulate such factors as the size, location, and illumination of signs with the intent of safeguarding and enhancing the City's visual environment, traffic safety and the City's economic well being.
b. General Requirements.
The following general requirements shall apply to all signs:
1) Signs shall not contain flashing elements or moving, rotating or other such animated parts.
2 [3]) All signs and sign structures shall be erected and attached totally within the site, except where permitted to extend into a street right-of way.
3 [4]) Signs shall not extend into or over or upon any public street or right-of-way. Except a sign may extend over a public sidewalk provided the bottom of the sign structure shall be at least eight (8) feet above the grade of the sidewalk and the sign does not project more than three (3) feet into the public right-of way.
4 [5]) Signs or sign support structures shall not be located so as to detract from a motorist's view of vehicular or pedestrian traffic, or a traffic sign.
5 [6]) Only one side of a double-faced sign is counted in measuring the area of a sign. Sign area does not include foundation supports and other essential structures which do not serve as a backdrop or border of the sign.
6 [7]) All signs shall be kept in good repair and maintenance.
7 [8]) It is the responsibility of the property owner to remove any abandoned sign within 30 days of the termination of its use.
8 [9]) No sign including its supporting structure shall be placed so that its height exceeds eighteen (18) feet.
9 [10]) Permanent signs are not permitted on undeveloped sites, i.e. a lot without a use.
10 [11]) Free Standing signs shall not exceed 18' in height and shall be limited to one per use and lot.
11 [2]) All signs shall be designed and located so as to prevent the casting of glare or direct light from artificial illumination upon adjacent public streets, the night sky, or adjacent property.
BAY CITY PLANNING COMMISSION PROPOSED AMENDMENTS TO THE DEVELOPMENT ORDINANCE PROPOSED AMENDMENTS TO THE COMPREHENSIVE PLAN Meeting Date: February 20, 2007
12) Sign lights shall be the minimum wattage necessary to illuminate a specific area.
13) Sign lighting shall be indirect or internal so that the immediate source of illumination is not visible when the sign is lighted.
14) Signs shall not be lit outside of business hours
c. Additional Sign Requirements
1) Low Intensity and Moderate Intensity Sign Requirements:
(a) Uses permitted outright shall have permanent signs with an area not exceeding four square feet, and be attached to a building.
(b) Conditional uses shall have permanent signs with an area not exceeding thirty-two (32) square feet.
(c) Temporary signs with an area not exceeding thirty-two (32) square feet may be permitted by the Planning Commission for a [period not exceeding one year] specified time period.
2) High Intensity Zone Sign Requirements:
(a) Permitted and conditional uses shall have permanent signs with an area not exceeding thirty-two (32) square feet unless a larger sign is approved by the Planning Commission.
(b) Temporary signs with an area not exceeding thirty-two (32) square feet may be permitted by the Planning Commission [period not exceeding one year] specified time period.
(c) Permitted and conditional uses may apply to the Planning Commission for a larger permanent sign through Article 2, Conditional Uses.
3) Shoreland and Estuary Zone Requirements:
(a) Shoreland 2 zone requirements shall be the same as the High Intensity Zone Requirements.
(b) Shoreland 1 and Estuary Zones shall be allowed no signs.
(c) There shall be no freestanding signs in the Shoreland 2 Zone.
(d) Temporary signs not exceeding 12 square feet may be permitted in the Shorelands 2 Zone.
d. A sign permit issued by the City shall be required prior to construction or placement of any sign on forms provided by the City. Fees for sign construction or placement shall be in accordance with Section 3.8.
BAY CITY PLANNING COMMISSION PROPOSED AMENDMENTS TO THE DEVELOPMENT ORDINANCE PROPOSED AMENDMENTS TO THE COMPREHENSIVE PLAN Meeting Date: February 20, 2007
SUBDIVISION, PARTITION, CLUSTER AND PLANNED DEVELOPMENT AMENDMENTS
#10: AMEND Article 5, Section 5.1, Section 5.1, Subdivision, Partitioning, Cluster, and Planned Development
ARTICLE 5
SUBDIVISION, PARTITION [, CLUSTER] AND PLANNED DEVELOPMENT
Section 5.1 Purpose
The following sections are intended to provide a single procedure for major and minor partitioning, subdivision, [cluster,] and planned development. The information required for each of these applications is listed in Article 4. These activities may be applied for individually or together, in addition to any required variance, zone, or plan amendment. The goals and policies of the Comprehensive Plan and Development Ordinance standards shall be adhered to unless a specific variance is granted by the Planning Commission or City Council.
Section 5.101 Authority and Review of the Planning Commission
The Planning Commission is responsible for the administration of the Article, with the assistance of the City Recorder, Public Works Superintendent, City Planner, City Engineer, and other City staff. Planning Commission Review shall be carried out at a public hearing consistent with the hearing requirements of Bay City Development Ordinance Article 10 [, except as specified below. Public notice shall be published seven (7) days in advance of the hearing and notices shall be posted at three (3) locations in the City. Review of applications for minor partitions [and cluster developments without bonus density] shall be done at a public meeting (without hearing) with public notice posted at three (3) locations in the City ten (10) days in advance. (Refer to Section 10.020)
#11: AMEND Section 5.107 Planned Development
Section 5.107 Planned Development
a. Definition and Purpose. A planned development is a single development incorporating a variety of housing types and non-residential uses, consisting of individual lots, common building sites or open areas, or other configuration in order to promote innovative, flexible, and diversified land use under a comprehensive site development plan.
BAY CITY PLANNING COMMISSION PROPOSED AMENDMENTS TO THE DEVELOPMENT ORDINANCE PROPOSED AMENDMENTS TO THE COMPREHENSIVE PLAN Meeting Date: February 20, 2007
b. Permitted Uses. Uses permitted in the specific intensity zone, including single-family, duplex and multifamily dwellings in any architectural configuration subject to the standards of the zone, certain non-residential uses, common open space, and recreation facilities.
c. Standards. The standards of the intensity zone and other sections of this Ordinance shall apply. The size of the planned development shall be large enough to accommodate the various uses and to preserve the intent of this section.
d. Density and Lot Size. Density shall not exceed the density range of the zone. Lot size shall be consistent with the minimum lot size of the zone [that size necessary to contain feasible building sites] and shall provide adequate area to meet the lot coverage requirement of the zone.
e. Lot Coverage. Lot coverage requirements of the zone shall be applicable to structures and other impervious surfaces built on individually owned lots. In the case of multifamily dwellings, zero lot line construction, [condominiums], or other situations involving common ownership of land and/or buildings, the lot coverage shall be calculated on the basis of the total site.
f. Procedure. Planned developments shall be done in accordance with Section 5.102 through 5.106. Application for planned development, subdivision, or partition shall be made concurrently.
g. Information Required. Information necessary for tentative and final approval shall be included as specified under Article 4 of this Ordinance.
h. Final Approval. Planned development final approval shall be in conformance with Section 5.103 of this Ordinance.
#12: DELETE 5.2, 5.201, 5.202, 5.203, 5.204, 5.205
[Section 5.2 Cluster Development
Section 5.201 Purpose
The purpose of cluster development is 1) to maintain open space, 2) reduce street and utility construction and maintenance, 3) separate automobile traffic from residential areas, and 4) reduce site development and housing costs.
Section 5.202 Definition
BAY CITY PLANNING COMMISSION PROPOSED AMENDMENTS TO THE DEVELOPMENT ORDINANCE PROPOSED AMENDMENTS TO THE COMPREHENSIVE PLAN Meeting Date: February 20, 2007
Cluster development is a planned development technique wherein house sites or structures are grouped closer together around access courts or cul-de-sacs, with the remainder of the tract left in its natural state. Clustering can be carried out in the context of a major or minor partition, subdivision, planned development, or through the replatting of existing lots. It differs from planned development in that it may be done on a smaller site, does not necessarily have a mixture of housing types and uses, and is done in a unit, rather than planned phases. Nothing in this Ordinance, however, shall prevent the clustering lots or units in conjunction with another development approach.
Section 5.203 Procedure
A developer may apply for a cluster development in conjunction with a major or minor partition, subdivision, planned development, or multifamily conditional use permit application. The developer shall indicate "cluster development" on the application. Developments which entail the replatting of existing lots and/or realignment of streets in a cluster design may make application to the Planning Commission for bonus density. Such application shall be made without cost to the applicant if 1) no lots are created, 2) the proposed construction consists of single family and duplex dwellings, and 3) the total size of the development does not exceed 2 acres. Other cluster developments shall be applied for under other applicable provisions of this Ordinance.
Section 5.204 Planning Commission Review
The Planning Commission shall review cluster developments at a regular meeting or at a hearing in conjunction with another application and determine conformance with applicable standards of this Ordinance and the goals and policies of the Comprehensive Plan. The Planning Commission, after reviewing the application, may approve, disapprove, or require changes in the design of the development based on the standards and criteria of this Ordinance. Decisions of the Planning Commission may be appealed to the City Council.
Section 5.205 Applicability of Ordinance Standards
Cluster developments shall adhere to all standards of this Ordinance. Flexibility in minimum lot size is permitted so long as overall lot coverage, common open space, and density requirements are met. The Planning Commission may require buffers and screens to separate incompatible uses or for other purposes as indicated in Article 3.]
BAY CITY PLANNING COMMISSION PROPOSED AMENDMENTS TO THE DEVELOPMENT ORDINANCE PROPOSED AMENDMENTS TO THE COMPREHENSIVE PLAN Meeting Date: February 20, 2007
#13: AMEND Section 9.010

Section 9.010 No permit shall be issued by the City Recorder or Building Official for the construction, reconstruction, alteration or change of use of a structure or lot that does not conform to the requirements of this ordinance.

Building permits are required for any change, alteration or addition that affects the foundation, roofline, area of structure, or enclosure of existing porches, decks, patios, or carports.

No building permit shall be issued for any new construction, or any alteration or addition to an existing structure that increases the structural area toward any lot line, unless an official survey by a Professional Land Surveyor licensed in the State of Oregon accompanies the application for a building permit. The required survey shall [also] show the existing elevation of the building site, and unless the site slope is known shall provide a topographic survey by a professional land surveyor to identify slope.

DEFINITION AMENDMENTS

#14: AMEND Section 13.010 Definitions (12) Buffer
(12) Buffer A horizontal distance intended to provide attractive spaces or distance, to obstruct undesirable views, to serve as an acoustic barrier, to [or generally] reduce the impact of [adjacent] development on adjacent property or natural features, to maintain existing trees or natural vegetation, to block or reduce noise, glare or other [omissions] emissions, or to maintain privacy. #15: DELETE Section 13.010 Definitions (19) Cluster Development
[19) Cluster Development A subdivision, planned development, or grouping of lots or dwellings in such a way that open space is maintained throughout the area, that sensitive lands such as wetlands and steep slopes remain undeveloped, and that lot layout requires a reduced amount of street and utility placement.]
RENUMBER SECTION
BAY CITY PLANNING COMMISSION PROPOSED AMENDMENTS TO THE DEVELOPMENT ORDINANCE PROPOSED AMENDMENTS TO THE COMPREHENSIVE PLAN Meeting Date: February 20, 2007
#16: AMEND Section 13.010 Definitions (84) Screen
(84) Screen
A vertical barrier consisting of a fence, wall, [berm], hedge, tree row, or other dense structure intended to perform a buffering effect in a limited space, particularly for noise reduction or visual separation. A screen [, and] may be required in addition to a buffer.
RENUMBER SECTION
BAY CITY PLANNING COMMISSION PROPOSED AMENDMENTS TO THE DEVELOPMENT ORDINANCE PROPOSED AMENDMENTS TO THE COMPREHENSIVE PLAN Meeting Date: February 20, 2007

COMPREHENSIVE PLAN AMENDMENTS

#17: AMEND Goal III, Policy (4)

#18: AMEND Goal VII, Natural Hazards Policies

#20: AMEND Goal VIII, Policy (6)

#21: AMEND Water Policies

#17: AMEND Goal III, Policy (4)
Bay City Comprehensive Plan
Goal III To maintain the quiet residential nature of Bay City
(4) Flexible development approaches [, such as the clustering of structures on one portion of the property] should be promoted to reduce the removal of trees or the disturbance of slopes.

#18: AMEND Goal VII, Natural Hazards Policies
CP Section 2: The purpose of this amendment is to update Natural Hazards Policies and to clarify that reports and engineering are required for exterior alterations and ground disturbing activities. Recommendations are based on recommendations presented in the Bay City Geologic and Geotechnical Hazards Assessment Report written by Ash Creek and dated June 30, 2006.

Bay City Comprehensive Plan

Goal VII: To encourage development which is protective of natural topography and vegetation, which avoids natural hazards, and which protects the environmental quality of the surrounding area.

Policies:

1. Development Ordinance standards shall be written to encourage high quality development that supports this goal.

2. Information contained in the Hazards Section of the Plan shall be used in the regulation of development and updated as new information becomes available.

3. The City shall use the FEMA Flood Insurance program in the regulation of development in flood areas.

4. Setbacks and buffers from [all] Tillamook Bay, all streams, waterways, and wetlands in the City shall be required for the protection of stream bank vegetation and for the prevention of flooding and erosion.

BAY CITY PLANNING COMMISSION PROPOSED AMENDMENTS TO THE DEVELOPMENT ORDINANCE PROPOSED AMENDMENTS TO THE COMPREHENSIVE PLAN Meeting Date: February 20, 2007

5. The City Building Official shall use information contained in the Comprehensive Plan and Development Ordinance in conjunction with [Chapter 70 of] the State [Uniform] Building Code and Specialty Codes.

6. Site specific geologic hazards assessment and geotechnical engineering reports shall be a prerequisite in all areas zoned or otherwise identified as a geologic hazard for all [new] exterior construction that involves ground disturbing activities, and all [construction] development applications subject to Planning Commission review under the provisions of Bay City Development Ordinance Article 5 Subdivisions, Partitions, and Planned Development..

7. Engineered stormwater, grading, and erosion and sedimentation control plans shall be required for all large scale development based on standards in the development ordinance. The City shall rely on the Oregon DEQ and the Nonpoint Source Pollution Control Guidebook to regulate development which may impact waterways, streams and the Bay.

8. Development and other activities shall not encroach on Tillamook Bay, streams, waterways, or natural drainages; reduce their ability to drain the land, or cause or increase erosion of the banks. Site specific geologic assessment and geotechnical engineering reports and site plans shall be required to mitigate potential adverse impacts. 9. Geologic assessments shall be conducted by an appropriately qualified professional geologist licensed to work in the State of Oregon using the Guidelines for Preparing Engineering Geologic Reports in Oregon, adopted by the Oregon State Board of Geologist Examiners (OSBGE).
10. Geotechnical assessments shall be conducted by an appropriately qualified Professional Engineer (PE) licensed to work in the state of Oregon using guidelines adopted by the Oregon State Board of Examiners for Engineering and Land Surveying (OSBEELS) standards of care for engineering practices.
11. In cases where both geologic assessments and geotechnical engineering are required, reports shall contain the signatures and stamps of both. The extent and detail of the reports shall be commensurate with the degree of the suspected or mapped hazard.
#19: AMEND Goal VIII, Policy (6)
Bay City Comprehensive Plan
Goal VIII To provide a wide variety of housing opportunities in Bay City
(6) [Clustered housing] Planned Developments and subdivisions shall be encouraged as a method of reducing housing and public facilities costs and increasing open space area.
BAY CITY PLANNING COMMISSION PROPOSED AMENDMENTS TO THE DEVELOPMENT ORDINANCE PROPOSED AMENDMENTS TO THE COMPREHENSIVE PLAN Meeting Date: February 20, 2007
#20: AMEND Water Policies
Policies:
1. Extensions of the water system shall be paid for by the developer of the property receiving the services. This responsibility shall include any necessary fire hydrants, pumps, and/or other improvements needed to provide adequate storage capacity, pressure, and service to [serve] the property.
2. The City's water rates shall be indexed and adjusted annually [periodically] to provide sufficient funds for system maintenance and improvement.
3. [All system extensions shall be within the City's adopted Urban Service Area, unless the extensions are part of a regional water supply system]. The Kilchis Regional Water District may/shall serve all property within its service area.
4. [Regional extensions of the water system shall be coordinated with Tillamook County and other affected entities].
5. New water lines shall be adequately sized to support projected development and future growth in the area. [Extension must take into account those areas deemed less developable by the Plan because of agricultural use, steep slope, or hazard potential.]
6. The cost of extensions of water lines, water mains and upgrading the water reservoir capacity and treatment system through agricultural, forest and other resource lands shall not fall on those properties until they are developed.
7. Plans for all water system improvements and water line extensions shall be submitted to the Oregon State Health Division for review and approval prior to construction.
8. The City shall make reasonable efforts to work toward compliance with Federal Safe Drinking Water Act requirements by encouraging regional participation of other water providers.
9. All costs of extension of water lines and [upgrading] upgrades to the water treatment system shall be borne by those property owners or developers benefiting from the extension or development.
10. No development of any site shall be permitted until all costs for review, inspection and upgrades to the system necessary to provide adequate capacity to serve the proposed development have been paid.
11. [The City shall not serve anyone outside of the Urban Growth Boundary.]

BAY CITY PLANNING COMMISSION PROPOSED AMENDMENTS TO THE DEVELOPMENT ORDINANCE PROPOSED AMENDMENTS TO THE COMPREHENSIVE PLAN Meeting Date: February 20, 2007
#21: AMEND Land Use Categories (2) The Moderate Intensity Zone (B)
(B) It is the intention of the Plan that the moderate intensity area develop at moderate density residential levels, at 4-8 dwelling units per acre. These can develop on a lot by lot basis, on 10,000 square foot lots, or 5,000 square foot lots if the site is pre-platted [(100 x 100) or as cluster developments]. The development ordinance should provide incentives [for the clustering of lots,] during subdivision and development in order to preserve open space and reduce public facility costs.

Tillamook County News & Events

Brenda Brown, e-PRO (Coldwell Banker Evergreen Realty) — Mon, 12 Feb 2007 22:11:36 -0600

Below is a list of news and events around the county for you to peruse. Of course, for all of your Real Estate needs, contact me.

The 5th annual Taste of Tillamook County is coming up on March 16-18 at the Tillamook Fairgrounds. Be sure not to miss this tasty event.

Newspapers:

Arts and Events

UPCOMING EVENTS FOR FEBRUARY AND MARCH

February 2007
Feb 3		"EVENING IN PARIS" WINTER FORMAL Nestucca High School, Cloverdale
Feb 4		COUNTY PIONEER ASSOCIATION MEETING AND POTLUCK Noon at the Sandlake Grange Hall
Feb 6		CHAMBER MEMBERSHIP/BUSINESS MEETING Noon at the Pelican Pub & Brewery, Pacific City
Feb 6		ENHANCED SHERIFF'S PATROL DISTRICT STEERING COMMITEE MEETING Immediately following the Chamber Meeting at the Pelican Pub & Brewery, Pacific City
Feb 8		AM BUSINESS CONNECTIONS 8:00-9:00am at the Inn at Cape Kiwanda, Pacific City
Feb 10		"YOUR HEART'S DESIRE" CHOCOLATE, WINE AND ART BENEFIT FOR ART LITERACY 5:00-9:00pm at Migrations Cafe, Pacific City
Feb 12		LEAP COMMUNITY FORUM 6:00-8:30pm at the Nestucca High School Cafeteria, Cloverdale
Feb 15		NESTUCCA HIGH SCHOOL LEGISLATURE VISIT 66 students will be traveling to the Salem, OR Capitol Co-sponsored by the Cloverdale Lions and the PC-NV Chamber of Commerce 6:00-7:00pm Mixer at the Pacific City Chamber of Commerce Office, The Inn at Pacific City
Feb 15		AFTER-HOURS MIXER 6:00-7:00pm at the Pacific City Chamber of Commerce Office, The Inn at Pacific City
Feb 19		LEAP COMMUNITY FORUM 6:00-8:30pm at the Nestucca High School Cafeteria, Cloverdale
Feb 20		CHAMBER SPEAKER'S FORUM Speaker: Alma Baxter, US Bank - "Identity Theft". 7:30am at the Hudson House B&B
Feb 24-25		4th ANNUAL BIRDING AND BLUES FESTIVAL Located throughout the Pacific City Area. .
March 2007
Mar 6		CHAMBER MEMBERSHIP/BUSINESS MEETING Noon at the Pelican Pub & Brewery, Pacific City
Mar 8		LEAP/Thriving Communities Programs David Buerle will be presenting LEAP's community vision at a no-host lunch meeting. Noon at the Pelican Pub & Brewery, Pacific City
Mar 9		NESKOWIN VALLEY SCHOOL 4TH ANNUAL VACATION RAFFLE
Mar 16-18		TASTE OF TILLAMOOK The Taste of Tillamook county is a culinary event celebrating the county's finest. The event features local restaurants, micro-brewers, wine cellars, food producers, food processors, local agriculture, arts and entertainment and will benefit Community Food Security programs in Tillamook County. Tillamook County Fairgrounds Convention Center
Mar 20		CHAMBER SPEAKER'S FORUM Speaker TBA. 7:30am at the Hudson House B&B
Mar 23		TILLAMOOK DISTRICT BOYSCOUTS OF AMERICA OPEN HOUSE 4:30-6:30pm at Camp Meriwether
Mar 24		GREAT OREGON SPRING BEACH CLEANUP 10:00am-1:00pm, the entire Oregon Coast http://www.solv.org/
Mar 26-30		NESTUCCA SCHOOL DISTRICT SPRING BREAK
Mar 31- Apr 1		20th ANNUAL HOME AND GARDEN SHOW Sponsored by the Headlight Herald Newspaper Tillamook County Fairgrounds

Client to refer in Springfield Oregon

Brenda Brown, e-PRO (Coldwell Banker Evergreen Realty) — Mon, 12 Feb 2007 00:48:22 -0600

Does anyone know a GREAT agent in Springfield, Oregon?

My cousin wants to sell her home and buy a new one. I am trying to locate a Realtor(r) that will treat her like family. She has a home in Deadwood and one in Springfield and she's ready to sell and buy.

Who have you referred, that you felt comfortable caring for your client?

Thanks.

Brenda Brown