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SUB2016-00006
TIGARD City of Tigard June 24, 2019 Riverside Homes LLC 17933 NW Evergreen Pkwy#370 Beaverton, OR 97006 Re:Permit No. SUB2016-00006 Dear Applicant: The City of Tigard has processed a refund for the deposit of fees on the above referenced permit for the following: Site Address: 12050 SW 135th Ave Project Name: Progress Landing Job No.: N/A Refund: ® Check#232439 in the amount of$12,900.00. ❑ Credit card "return"receipt in the amount of$ . ❑ Trust account"deposit" receipt in the amount of$ . Notes: Refund 100% of tree bond. If you have any questions please contact me at 503.718.2430. Sincerely, Dianna Howse Building Division Services Supervisor Enc. 13125 SW Hall Blvd. • Tigard, Oregon 97223 • 503.639.4171 TTY Relay: 503.684.2772 • www.ti ov and-or. Y g g City of Tigard TIGARD Accela Refund Request This form is used for refund requests of land use, development engineering and building permit application fees. Receipts, documentation and the Request for Permit Action form (if applicable) must be attached to this request form. Refund requests are due to Accela System Administrator by each Wednesday at 5:00 PM. Please allow up to 3 weeks for processing of refunds. Accounts Payable will route refund checks to Accela System Administrator for distribution to applicant. PAYABLE TO: Riverside Homes LLC DATE: 6/17/2019 17933 NW Evergreen Pkwy#370 Beaverton, OR 97006 REQUESTED BY: Dianna Howse TRANSACTION INFORMATION: Receipt#: 411928 Case#: SUB2016-00006 Date: 7/25/2017 Address/Parcel: 12050 SW 135th Ave Pay Method: Check Project Name: Progress Landing EXPLANATION: Refund 100% of tree bond per Monica Bilodeau. REFUND INFORMATION: Fee Description From Receipt Revenue Account No. Refund Example: Building Permit Fee Example: 2300000-43104 $Amount 'Free Establishment Bond 260-0000-22000 $12,900.00 TOTAL REFUND: $12,900.00 APPROVALS: SIGNATURES/DATE: If under$5,000 Professional Staff If under$12,500 Division Manager If under$25,000 Department Manager if under $100,000 City Manager If over $50,000 Local Contract Review Board FOR ACCELA SYSTEM ADMINISTRATION USE ONLY Case Refund Processed: Date: /;;t By: j 1:\Building\Refunds\RefundRequest.doc x 09/01/2010 CITY OF TIGARD RECEIPT 14 a 13125 SW Hall Blvd.,Tigard OR 97223 503.639.4171 TIGARD Project Name: Progress Landing 12 Lot Subdivision Site Address: 12050 SW 135TH AVE CFI i'� Receipt Number: 434695 - 06/04/2021 CASE NO. FEE DESCRIPTION REVENUE ACCOUNT NUMBER PAID SUB2016-00006 $-12,900.00 Total: $-12,900.00 PAYMENT METHOD CHECK# AUTH CODE ACCT ID CASHIER ID RECEIPT DATE RECEIPT AMT Check 232439 DHOWSE 06/04/2021 $-12,900.00 Payor: Riverside Homes LLC Total Payments: $-12,900.00 Balance Due: $0.00 Page 1 of 1 CITY OF TIGARD RECEIPT IN = 13125 SW Hall Blvd.,Tigard OR 97223 503.639.4171 T!GARf_D Project Name: Progress Landing 12 Lot Subdivision Site Address: 12050 SW 135TH AVE /L(C r cfrq---L Receipt Number: 411928 - 07/25/2017 CASE NO. FEE DESCRIPTION REVENUE ACCOUNT NUMBER PAID SUB2016-00006 Tree Establish Bond- 1.5"in SUB or 260-0000-22000 $12,900.00 MLP Total: $12,900.00 PAYMENT METHOD CHECK# CC AUTH.CODE ACCT ID CASHIER ID RECEIPT DATE RECEIPT AMT Check 36296 LSMITH 07/25/2017 $12,900.00 Payor: RIVERSIDE HOMES, LLC Total Payments: $12,900.00 Balance Due: $0.00 Page 1 of 1 City of Tigard • COMMUNITY DEVELOPMENT DEPARTMENT Request for Permit Action TIGARD, 13125 SW Hall Blvd. • Tigard, Oregon 97223 • 503-718-2439 • www.tigard-or.gov TO: CITY OF TIGARD Building Division 13125 SW Hall Blvd.,Tigard,OR 97223 Phone: 503-718-2439 Fax: 503-598-1960 TigardBuildingPermits@tigard-or.gov FROM: ❑ Owner ❑ Applicant ❑ Contractor jz City Staff Check(1)one REFUND OR Name: INVOICE TO: (Business or Individual) likrOttLZ (1\ JY So n Mailing Address: I 7Ct 33 Al v'J £V1erTe`2,Q,t'1 e y 3 70 City/State/Zip: PXA v`P.r'hD''1 O .. q 7 OO Phone No.: S o I S " 09 3 (O PLEASE TAKE ACTION FOR THE ITEM(S) CHECKED (1): ❑ CANC OID PERMIT APPLICATION. REFUN I PE IT FEES (attach copy of original receipt and provide explanation below). INV• ii ' FEES DUE (attachc^ case fee schedule and provide explanation below). ..3 Permit#: U Q 2 0 IP — 0 O O D(p Site Address or Parcel#: Project Name: i` M S Subdivision Name: pill SS L(Anockr), Lot#: EXPLANATION: i22 n u&h 5 -Frez. 10,0 not .st r2, 100 Signature: Date: 5/2- a ( % Print Name: NlO n i C vt l h o o i2 cw. Refund Policy 1. The city's Community Development Director,Building Official or City Engineer may authorize the refund of: • Any fee which was erroneously paid or collected. • Not more than 80%of the application or plan review fee when an application is withdrawn or canceled before review effort has been expended. • Not more than 80%of the application or permit fee for issued permits prior to any inspection requests. 2 All refunds will be returned to the original payer in the form of a check via US postal service. 3: Please allow 3-4 weeks for processing refund requests. FOR OFFICE USE ONLY Route to Sys Admire: Date By Route to Records: Date Oyf 1j By I//J Refund Processed: Date rj i 7 /9 :.?. Invoice Processed: Date By Permit Canceled: Date /iv 4 :�r�. Parcel Tag Added: Date By l:\Building\Farms\RegPennitAction_12o 18. oc I , � r t r1r _ lk a 19%1 • •� cib .' . � � 1 r s . _ t O♦ 1 SW MORNING HILL DR • • r • I 1 I I r j • � • LU • • _ I ` � r r S88' • rr 1 _ 42'00 E 290.04 r r r' • 2i Lu �• ' • • • .. r TRACT I �O . I A - - • t r r ] tF LL • • 10 r� 46 ui / - - - - O • • 1 ` I I s 4 w 7 CD p W KATHER�NE • LOI �! S • M wlb • 00 12 - a 1 I ` cn 46 oil. 0 41 + I OEM • � � to 4b let! 1 _ 2 I 3 - - - - � _ • 4% -1 4 A* Sw c N _ H/ f - - I N88°41'08"W 290.00' 4 YROGE CT �► ' w — - t dQ I ' ' . s • f . _ • r SCD r ' t TTSB ' - ad • • •_ l • AIR • 971 .409.93 54 Morgan Nolen 3 Monroe Parkway,Suite P 220 Lake Oswego,Oregon 97035 €� AJJOCIATEJLLc Consulting Arborists and Urban Forest Management morgan.holen@comcast.net Urbana PI n Supplemental Report July 21 , 2016 Revised: November 21 , 2016 Progress Landing Subdivision 12030 SW 135th Avenue Tigard, Oregon 971 .409.9354 Morgan Holen 3 Monroe Parkway,Suite P 220 Lake Oswego,Oregon 97035 off OCIATEf«c Consulting Arborists and Urban Forest Management morgan.holen@comcast.net Table of Contents — Purpose 1 Scope of Work and Limitations 1 General Description 1 Effective Tree Canopy Cover 2 Specifications 3 A.Tree Protection Specifications 3 B. Soil Characteristics and Specifications for Improvement 4 C. Tree Planting Specifications 4 Signature of Approval 4 Enclosures — Attachment A: Existing Tree Inventory Data Attachment B: Effective Tree Canopy Cover Summary Attachment C: Planted Tree Inventory Attachment D:Tree Preservation and Removal Site Plan Attachment E:Tree Canopy Site Plan Not Applicable — Existing Stand Inventory Data Planted Stand Inventory Stand Preservation Specifications Stand Planting Specifications Tree Canopy Fee Calculation 971 .409.9354 Morgan Holen 3 Monroe Parkway,Suite P 220 Lake Oswego,Oregon 97035 4ff0CIATrfLLc Consulting Arborists and Urban Forest Management morgan.holen@comcast.net Urban Forestry Plan - Supplemental Report Progress Landing Subdivision, 12030 SW 135th Avenue, Tigard, Oregon July 21, 2016 Revised: November 21, 2016 MHA16024 Purpose This Urban Forestry Plan for the Progress Landing Subdivision project located in an R-4.5 zoning district in Tigard, Oregon, is provided pursuant to the City of Tigard Urban Forestry Manual.The subject property is located at 12030 SW 135th Avenue in Tigard, Oregon.This report describes the existing trees located on the project site, provides arborist recommendations for tree removal, retention and protection, and describes the effective tree canopy cover needed to meet City requirements.This report is based on observations made by International Society of Arboriculture (ISA) Board Certified Master Arborist(PN-6145B) and Qualified Tree Risk Assessor Morgan Holen during a site visit conducted on May 6, 2016, and coordination with Riverside Homes and NW Engineers. Scope of Work and Limitations Morgan Holen &Associates, LLC, was contracted by Riverside Homes to visually assess existing trees measuring six inches in diameter and larger in terms of general condition and suitability for preservation with development and prepare an Urban Forestry Plan to satisfy City of Tigard code requirements.The site is planned for residential development, including 12 lots, a water quality facility tract, and a new street. A site plan was provided by NW Engineers illustrating the location of trees and tree survey point numbers, and potential construction impacts. Visual Tree Assessment (VTA1)was performed on individual trees located across the site.Trees were evaluated in terms of species, size, general condition, suitability for preservation, and potential construction impacts, and treatment recommendations include remove, retain, or protect off-site. Limited visual assessment was performed for off-site trees located directly adjacent to the project site because access for complete assessment was not authorized on adjacent private properties. Following the inventory fieldwork, we coordinated with Riverside Homes and NW Engineers to discuss and finalize treatment recommendations based on the proposed site plan. The client may choose to accept or disregard the recommendations contained herein, or seek additional advice. Neither this author nor Morgan Holen &Associates, LLC, have assumed any responsibility for liability associated with the trees on or adjacent to this site. General Description The complete site includes three existing homes,which will be demolished along with existing accessory buildings and sheds.Trees are scattered across the site and include several dense groups of unmaintained trees that are overgrown with invasive vegetation. In all, 119 existing trees measuring six inches and larger in diameter were inventoried, including 30 different species and 27 trees located off- site within 25-feet of the development impact area. Of the 92 on-site trees,42% received condition ratings of less than two and 84% received suitability for preservation ratings of less than two. Visual Tree Assessment(VTA):The standard process of visual tree inspection whereby the inspector visually assesses the tree from a distance and up close,looking for defect symptoms and evaluating overall condition and vitality. Urban Forest Plan—Supplemental Report Progress Landing, 12030 SW 135th Avenue,Tigard, OR Page 2 The 27 off-site trees can be protected during construction and four of the 91 on-site trees are recommended for retention, including: tree 12276 along the northern property boundary on proposed lot 9 and tree 20089 along the eastern property boundary in the rear of proposed lot 9; and trees 20058 and 20059 along the western property boundary of proposed lot 1.Tree protection fencing is recommended at the dripline of off-site trees to be protected where the canopy overhangs the project site, and at the dripline of the on-site trees planned for retention. Sanitary sewer and storm sewer utility trenches are planned within the protection area of tree 12276 and adjacent off-site trees along the northern boundary of proposed lot 9.The contractor should be responsible for coordinating with the project arborist prior to opening protection fencing for utility trench excavation and the arborist should monitor and document tree protection measures during this work. If tree roots are exposed,the project arborist may recommend pruning of roots determined to be non-critical based on size, condition, and quantity, but roots determined by the arborist to be critical to the health and/or stability of protected trees should remain intact within utility trenches;this may require hand-digging to tunnel beneath roots for sewer and storm line installation. A complete description of individual trees located on and adjacent to the project site is included in the enclosed existing tree inventory data (attachment A).The trees to be retained will require special consideration to assure their protection during construction; tree protection recommendations are provided in this report and have been incorporated onto construction drawings. Effective Tree Canopy Cover In the R-4.5 zoning district, the minimum required effective tree canopy for each lot is 15%and the minimum required effective tree canopy for the overall development site is 40%. A summary of the effective tree canopy cover by lot and across the overall development site is included as attachment B. The four on-site trees planned for retention received condition and preservation ratings greater than 1 and will provide double canopy cover credit totaling 4,126 square feet;this includes two trees on proposed lot 1 and two trees on proposed lot 9. The required quantity of street trees is determined by dividing the total linear street frontage by 40. In this case, 20 street trees are required along proposed Street A with a frontage of 793.44 linear feet.The required quantity of street trees is satisfied and provides the closest and best spacing possible.The proposed street trees comply with the street tree planting standards in Section 2 of the Urban Forestry Manual and with the soil volume standards in Section 12. In addition to the 20 required street trees and in order to satisfy the 40%effective tree canopy cover requirement for the overall development site, five additional trees are planned in the yard at each of proposed lots 4, 5, 6, 7 and 10. Attachment C,the planted tree inventory, describes the 25 trees proposed for planting, which include eight katsuras (Cercidiphyllus japonicum),ten Pacific dogwoods (Cornus nuttallii), and seven Oregon white oaks (Quercus garryana). The following table provides a summary of the effective tree canopy cover for each lot and the overall development site, demonstrating that the minimum effective tree canopy cover requirements are satisfied. Urban Forest Plan—Supplemental Report Progress Landing, 12030 SW 135th Avenue,Tigard, OR Page 3 Lot Size Tree Canopy Effective No. (ft2) Area (ft2) Canopy Cover 1 6,903 1,914 27.7% 2 6,778 1,256 18.5% 3 6,033 2,454 40.7% 4 8,452 2,454 29.0% 5 7,058 2,512 35.6% 6 7,048 4,594 65.2% 7 7,205 4,594 63.8% 8 6,290 2,140 34.0% 9 10,425 5,550 53.2% 10 8,310 3,338 40.2% 11 7,195 3,024 42.0% 12 8,738 5,477 62.7% Tract A 2,014 884 43.9% Total 92,449 40,188 43.5% The Tree Preservation and Removal Site Plan and Tree Canopy Site Plan are enclosed as attachments D and E as required by Section 10 of the Urban Forestry Manual, which illustrate how the Urban Forestry Plan requirements are met. Specifications A. Tree Protection Specifications 1. Tree Protection Zone.The project arborist shall designate the Tree Protection Zone (TPZ). Where feasible, the TPZ shall be established at the dripline of protected trees as a minimum.The location of the TPZ shall be shown on construction drawings. If infrastructure must be installed closer to the trees,the TPZ may be established within the dripline area if the project arborist determines that the trees will not be unduly damaged. The contractor is responsible for coordinating with the project arborist prior to working beneath protected tree driplines. 2. Protection Fencing. All trees to be retained shall be protected by 5-foot tall metal fencing unless otherwise approved by the city manager or designee. Protection fencing shall be secured to steel posts placed no further than 8-feet apart and shall be installed at the edge of the TPZ. 3. Preconstruction Conference.The project arborist shall be on site to discuss methods of tree removal and tree protection prior to any construction. 4. Pruning.The project arborist can help identify if and where pruning is necessary once trees planned for removal have been removed and the site is staked and prepared for construction. Pruning shall be performed by a Qualified Tree Service. 5. Tree Protection Zone Maintenance.The protection fencing shall not be moved, removed, or entered by equipment except under direction of the project arborist. 6. Storage of Material or Equipment.The contractor shall not store materials or equipment within the TPZ. Urban Forest Plan—Supplemental Report Progress Landing, 12030 SW 135th Avenue,Tigard, OR Page 4 7. Excavation. Excavation beneath protected tree driplines shall be avoided if alternatives are available. If excavation is unavoidable,the project arborist shall evaluate the proposed excavation to determine methods to minimize impacts to trees.All construction beneath the dripline of protected trees shall be under the on- site technical supervision of the project arborist. 8. Landscaping. Following construction and where landscaping is desired, apply approximately 3-inches of mulch beneath the dripline of protected trees, but not directly against tree trunks. Shrubs and ground covers may be planted within tree protection areas. If irrigation is used, use drip irrigation only beneath the driplines of protected trees. 9. Tree Protection Inspection.The project arborist shall inspect and verify the location of protection measures prior to construction, monitor tree protection measures regularly, and provide biweekly written reports to the City during periods of active construction. 10. Final Report. After the project has been completed,the project arborist shall provide a final report that describes the measures needed to maintain and protect the remaining trees. B. Soil Characteristics and Specifications for Improvement Native soils at the project site consist of somewhat poorly drained Cascade silt loam (-65%) and poor drained Wapato silty clay loam (-35%), which are both capable of supporting healthy tree growth when drained and not frequently flooded. Prior to planting,the landscape contractor should excavate to a depth of 36-inches and backfill with amended top soil.Topsoil amendments should be determined by the landscape contractor. If soil compaction occurs during construction,the project arborist should provide additional recommendations as needed. C. Tree Planting Specifications New trees that are planted to meet the effective canopy requirements should conform to the applicable standards in the Tigard Urban Forestry Manual and be planted in accordance with the American National Standards Institute (ANSI) standards for tree planting (A300, Part 6) and additional standards adopted by the Oregon Landscape Contractors Board. Nursery stock should meet the requirements of the American Association of Nurserymen for nursery stock (ANSI Z60.1)for Grade No.1 or better. Double stake trees if needed for stability during the establishment period. Root barriers shall be installed according to manufacturer's specifications when a street tree is planted within five feet of any hard surface, paving, or utility box. If needed, irrigation should be design/build by the landscape contractor. Signature of Approval We hereby attest that, to the best of our knowledge: ✓ The attached Tree Preservation and Removal site plan meets all of the requirements in Section 10, Part 1 of the Urban Forestry Manual; ✓ The attached Tree Canopy site plan meets all of the requirements in Section 10, Part 2 of the Urban Forestry Manual; and ✓ This Supplemental Report meets all of the requirements in Section 10, Part 3 of the Urban Forestry Manual. Urban Forest Plan—Supplemental Report Progress Landing, 12030 SW 135th Avenue,Tigard, OR Page 5 Thank you for choosing Morgan Holen &Associates, LLC,to provide consulting arborist services for the Progress Landing Subdivision project in Tigard. Please contact us if you have questions or need any additional information. Thank you, Morgan Holen Q&Associates, LLC: C Morga E. Holen, Owner/Member ISA Board Certified Master Arborist, PN-6145B ISA Tree Risk Assessment Qualified Forest Biologist Enclosures: Attachment A: Existing Tree Inventory Data Attachment B: Effective Tree Canopy Cover Summary Attachment C: Planted Tree Inventory Attachment D: Tree Preservation and Removal Site Plan Attachment E:Tree Canopy Site Plan Attachment A: Existing Tree Inventory Data Morgan Nolen MHA16024 Progress Landing-Tree Data 5-6-16 Rev. 11-21-16.xlsx —cy,—AJJOCIATLJ , Page 1 of 5 No. Lot No. Common Name Species Name DBH' C-Rad2 Canopy3 O/S4 HT5 Cond6 Pres7 Comments Treatment 10591 10 camellia Camellia japonicum 2x6 10 0 1 N 2 21large shrub remove 12073 off-site Douglas-fir Pseudotsuga menziesii 11,12 15 0 N n/a n/a protect 12074 off-site Douglas-fir Pseudotsuga menziesii 11 0 N n/a n/a no dripline overhangs site protect 12097 off-site cherry Prunus spp. 6 6 0 N n/a n/a protect 12099 off-site hinoki cypress Chamaecyparis obtusa 8 0 N n/a n/a no dripline overhangs site protect 12101 off-site pine Pinus spp. 9 3 0 N n/a n/a no dripline overhangs site protect 12102 off-site pine Pinus spp. 14 0 N n/a n/a no dripline overhangs site protect 12103 off-site pine Pinus spp. 16 0 N n/a n/a no dripline overhangs site protect 12158 off-site western redcedar Thuja plicata 7 0 N n/a n/a no dripline overhangs site protect 12159 off-site pine Pinus spp. 9,11 0 N n/a n/a no dripline overhangs site protect 12160 off-site pine Pinus spp. 11 0 N n/a n/a no dripline overhangs site protect 12165 off-site pine Pinus spp. 6,9 10 0 N n/a n/a protect 12166 off-site pine Pinus spp. 11 0 N n/a n/a no dripline overhangs site protect 12167 off-site pine Pinus spp. 10 0 N n/a n/a no dripline overhangs site protect 12168 off-site European white birch Betula pendula 18 15 0 N n/a n/a protect 12169 off-site European white birch Betula pendula 21 15 0 N n/a n/a protect 12190 off-site European white birch Betula pendula 13 10 0 N n/a n/a protect 12191 off-site European white birch Betula pendula 12 11 0 N n/a n/a protect 12215 off-site Austrian pine Pinus nigra 22 18 0 N n/a n/a protect 12216 off-site lodgepole pine Pinus contorta 20 12 0 N n/a n/a protect 12222 off-site lodgepole pine Pinus contorta 18 0 N n/a n/a no dripline overhangs site protect 12275 off-site lodgepole pine Pinus contorta 14 16 0 N n/a n/a protect 12276 9 lodgepole pine Pinus contorta 12 18 1,017 0 N 2 2 in group with off-site trees retain 12277 off-site lodgepole pine Pinus contorta 16 16 0 N n/a n/a protect 12278 off-site lodgepole pine Pinus contorta 6,13 12 0 N n/a n/a protect 12298 off-site flowering pear Pyrus spp. 6 0 N n/a n/a no dripline overhangs site protect 12299 off-site Japanese maple Acer palmatum 6 0 N n/a n/a no dripline overhangs site protect 12300 off-site Japanese maple Acer palmatum 6 0 N n/a n/a no dripline overhangs site protect 20000 10 plum Prunus spp. 15 14 0 N 1 1 remove Morgan riolen & Associates, LLC Consulting Arborists and Urban Forest Management 3 Monroe Parkway, Suite P220, Lake Oswego, OR 97035 morgan.holen@comcast.net 1971.409.9354 Attachment A: Existing Tree Inventory Data Morgan Nolen MHA16024 Progress Landing-Tree Data 5-6-16 Rev. 11-21-16.xlsx -A/JOCIAT�P, Page 2 of 5 No. Lot No. Common Name I Species Name DBH1 C-Rade Canopy3 0/S4 HTS Cond6 Pres' Comments Treatment 20001 10 catalpa Catalpa speciosa 14 10 0 N 1 1 remove 20002 10 European white birch Betula pendula 14 16 0 N 2 1 remove 20003 10 cherry Prunus spp. 3x7 16 0 N 2 1 remove 20005 ROW holly Ilex spp. 9 8 S N 1 1 remove 20006 ROW holly Ilex spp. 6 8 S N 1 1 remove 20007 ROW holly Ilex spp. 6 8 S N 1 1 remove 20008 ROW holly Ilex spp. 6 8 S N 1 1 remove 20009 ROW holly Ilex spp. 6 8 S N 1 1 remove 20010 8 fruit unknown 7 8 S N 1 1 remove 20011 8 holly Ilex spp. 8 8 S N 1 1 remove 20012 8 holly Ilex spp. 8,2x9 8 S N 1 1 remove 20013 8 holly Ilex spp. 6 8 S N 1 1 remove 20014 9 scots pine Pinus syvelstris 7 12 0 N 3 2 remove 20015 9 ponderosa pine Pinus ponderosa 27 22 0 N 2 2 remove 20016 7 European white birch Betula pendula 7 7 0 N 2 1 remove 20017 7 curly willow Salix matsudana 6,3x9 13 0 N 1 1 remove 20018 8 lodgepole pine Pinus contorta 15 6 0 N 2 1 remove 20019 7 plum Prunus spp. 6,2x9 15 0 N 2 1 remove 20020 7 deciduous unknown 7 5 0 N 1 1 remove 20021 6 curly willow Salix matsudana 6 10 S N 1 1 remove 20022 6 curly willow Salix matsudana 6 10 S N 1 1 remove 20023 6 curly willow Salix matsudana 15 10 S N 1 1 remove 20024 6 curly willow Salix matsudana 12 10 S N 1 1 remove 20025 6 curly willow Salix matsudana 17 10 S N 1 1 remove 20026 7 dogwood Cornus spp. 6 14 0 N 2 1 remove 20027 ROW deciduous Prunus spp. 6,2x9 14 0 N 2 1 remove 20028 7 European white birch Betula pendula 6 12 0 N 2 1 remove 20029 6 mimosa Albizia julibrissin 13 10 0 N 2 1 remove 20030 2 tuliptree Liriodendron tulipifera 16 14 0 N 2 1 remove Morgan riolen &Associates, LLC Consulting Arborists and Urban Forest Management 3 Monroe Parkway,Suite P220, Lake Oswego,OR 97035 morgan.holen@comcast.net 1971.409.9354 Attachment A: Existing Tree Inventory Data Morgan Nolen MHA16024 Progress Landing-Tree Data 5-6-16 Rev. 11-21-16.xlsx -A/JOCIAT Page 3of5 No. Lot No. Common Name J Species Name DBH1 C-Rade Canopy3 0/S4 HTS Cond6 Pres' Comments Treatment 20031 2 ponderosa pine Pinus ponderosa 24 22 S N 2 1 remove 20032 3 Douglas-fir Pseudotsuga menziesii 24 24 S N 2 1 remove 20033 3 ponderosa pine Pinus ponderosa 22 22 S N 2 1 remove 20034 3 Douglas-fir Pseudotsuga menziesii 33 26 S N 2 1 remove 20036 ROW European white birch Betula pendula 11 14 0 N 2 1 remove 20037 11 magnolia Magnolia grandiflora 13 12 0 N 2 2 remove 20038 ROW European white birch Betula pendula 14 14 0 N 2 1 remove 20039 ROW European white birch Betula pendula 12 14 0 N 2 1 remove 20040 ROW European white birch Betula pendula 18 14 0 N 2 1 remove 20041 ROW European white birch Betula pendula 12 14 0 N 2 1 remove 20042 ROW lodgepole pine Pinus contorta 12 10 0 N 2 1 remove 20044 12 golden chain tree Laburnum spp. 2x12 12 0 N 1 1 remove 20045 ROW lodgepole pine Pinus contorta 10 10 0 N 1 1 remove 20046 ROW European white birch Betula pendula 8 0 0 N 0 1 remove 20047 ROW European white birch Betula pendula 12 16 0 N 2 1 remove 20048 1 European white birch Betula pendula 13 16 0 N 2 1 remove 20049 1 cherry Prunus spp. 24 20 0 N 2 2 remove 20050 1 cherry Prunus spp. 8 6 0 N 0 1 remove 20051 2 spruce Picea spp. 22 20 0 N 2 1 remove 20052 1 fruit unknown 10,11 14 S N 2 1 remove 20053 1 holly Ilex spp. 6 9 S N 2 1 remove 20054 1 holly Ilex spp. 2x6 9 S N 2 1 remove 20055 1 holly Ilex spp. 6,7 9 S N 2 1 remove 20056 1 holly Ilex spp. 7 9 S N 2 1 remove 20057 1 holly Ilex spp. 6,7 9 S N 2 1 remove 20058 1 Norway maple Acer platanoides 8 8 201 0 N 2 2 retain 20059 1 Norway maple Acer platanoides 14 10 314 0 N 3 2 retain 20062 8 fruit unknown 7 8 S N 1 1 remove 20063 8 holly Ilex spp. 7 8 S N 1 1 remove Morgan riolen &Associates, LLC Consulting Arborists and Urban Forest Management 3 Monroe Parkway,Suite P220, Lake Oswego,OR 97035 morgan.holen@comcast.net 1971.409.9354 Attachment A: Existing Tree Inventory Data Morgan Nolen MHA16024 Progress Landing-Tree Data 5-6-16 Rev. 11-21-16.xlsx -A/JOCIATSP Page 4of5 No. Lot No. Common Name Species Name DBH' C-Rad2 Canopy3 O/S4 HT5 Cond6 Pres' Comments Treatment 20064 8 holly Ilex spp. 6 8 S N 1 1 remove 20065 8 fruit unknown 8 8 S N 1 1 remove 20066 8 fruit unknown 2x8 8 S N 1 1 remove 20067 8 fruit unknown 8 8 S N 1 1 remove 20068 8 holly Ilex spp. 7 8 S N 1 1 remove 20069 8 fruit unknown 9 8 S N 1 1 remove 20070 8 holly Ilex spp. 6 8 S N 1 1 remove 20072 ROW fruit unknown 6 8 S N 1 1 remove 20073 ROW fruit unknown 10 8 S N 1 1 remove 20074 11 cherry Prunus spp. 15 14 S N 2 1 remove 20075 11 Japanese maple Acer palmatum 7,2x8,9 6 S N 2 1 remove 20076 ROW cherry Prunus spp. 12 6 S N 1 1 remove 20077 ROW fir Abies spp. 12 12 S N 2 1 remove 20078 ROW vine maple Acer circinatum 2x7,8 14 S N 2 2 remove 20079 ROW plum Prunus spp. 7 8 5 N 2 2 remove 20080 ROW lodgepole pine Pinus contorta 11 6 S N 1 1 remove 20081 12 cherry Prunus spp. 8,2x10 16 S N 2 1 remove 20082 12 deciduous unknown 7 6 S N 1 1 remove 20083 12 deciduous unknown 6x7 6 S N 1 1 remove 20084 ROW Austrian pine Pinus nigra 7 8 0 N 2 1 remove 20085 ROW deciduous unknown 15 12 0 N 2 1 remove 20089 9 pin oak Quercus palustris 7 13 531 0 N 2 2 retain 20090 ROW deciduous unknown 8 6 0 N 1 1 remove 20091 ROW arborvitae Thuja spp. 6x7 0 N n/a n/a shrub remove 20092 12 fir Abies spp. 10 6 0 N 1 1 remove 20093 11 Austrian pine Pinus nigra 7 4 0 N 2 2 remove 20094 12 hinoki cypress Chamaecyparis obtusa 6 4 0 N 2 1 remove 20095 12 cherry Prunus spp. 7 6 S N 2 2 remove 301 10 fruit unknown 2x6 20 0 N 2 1 remove Morgan riolen &Associates, LLC Consulting Arborists and Urban Forest Management 3 Monroe Parkway,Suite P220, Lake Oswego,OR 97035 morgan.holen@comcast.net 1971.409.9354 - ' Attachment A: Existing Tree Inventory Data Morgan Holen MHA16024 Progress Landing-Tree Data 5-6-16 Rev. 11-21-16.xlsx —6--AJJOCIATE,f1' Page 5of5 No. Lot No. Common Name Species Name DBH1 C-Rad2 Canopy3 O/S' HTS Cond6 Pres7 Comments Treatment 3021 ROW dogwood Cornus spp. 6 12 0 N 1 21 1 remove 303 12 Japanese maple lAcerpalmatum 6 91 0 N 2 2 remove 304 off-site pine Pinus spp. 9 3 0 N n/a n/a protect 1DBH is tree diameter measured at 4.5-feet above the ground level in inches;trees with multiple trunks splitting below DBH are measured separately and individual trunk measurements are 2C-Rad is the average crown radius measured in feet. 3Canopy is the average tree canopy area(ft2)for on-site trees to be retained with Condition and Preservation ratings >2,calculated as:Canopy=(Average Tree Canopy Spread/2)2 x t. 40/S identifies the trees as either Open Grown or Stand Grown. 5HT identifies whether or not the tree is a Heritage Tree(either Y for yes or N for no). 6Cond is the numerical condition rating(0-3)for on-site trees as defined in the Tigard Urban Forestry Manual: RATING VIGOR CANOPY DENSITY DEADWOOD FAILURE HISTORY PESTS DECAY 0 dead to severe decline <30% major scaffold branches >1 scaffold Infested major conks and cavities 1 declining 30-60% twig and branch dieback scaffold branches Infested one to a few conks;small cavities 2 average 60-90% small twigs small branches Minor present only at pruning wounds 3 good to excellent 90-100% little or none none None absent to present only at pruning wounds 'Pres is the numerical suitability for preservation rating(0-3)for on-site trees as defined in the Tigard Urban Forestry Manual: RATING CONSIDERATIONS The tree is a"hazard tree"as defined in chapter 18.120 of the Tigard Development Code and"hazard tree abatement"as defined in Chapter 18.120 in the Tigard Development Code cannot be 0 completed in a manner that results in tree retention consistent with tree care industry standards. The tree is dead,in severe decline,or declining but may still be retained if desirable for wildlife or other benefits because it is not considered a"hazard tree"or"hazard tree abatement"could be 1 performed. The tree has average health and/or structural stability that could be alleviated with treatment;the tree will be less resilient to development impacts and will require more frequent management 2 and monitoring after development than a tree rated as a"3". The tree has good to excellent health and structural stability;the tree will be more resilient to development impacts,and will require less frequent management and monitoring after 3 development than a tree rated as a"2". Morgan Molen &Associates, LLC Consulting Arborists and Urban Forest Management 3 Monroe Parkway,Suite P220, Lake Oswego,OR 97035 morgan.holen@comcast.net 1971.409.9354 Attachment B: Effective Tree Canopy Cover Summary Morgan Nolen ' MHA16024 Progress Landing-Tree Data 5-6-16 Rev. 11-21-16.xlsx -&-AJJOCIATEJ fir Page 1 of 1 2x Canopy Area (sq.ft.) 2x Canopy Area (sq.ft.) 1.25 x Mature Mature Canopy 1.25x Mature Effective% of Preserved Trees of Preserved Stands Canopy Area Area(sq.ft.)of Canopy Area Tree Canopy Canopy Lot Area (w/condition and (w/condition and (sq.ft.)of Native Non-Native (sq.ft.)of Area (sq.ft.) (Canopy Area Lot No. (sq.ft.) preservation rating>2) preservation rating>2) Planted Trees Planted Trees Planted Stands per Lot /Lot Area) Lot 1 6,903 1,030 - 884 1 - 1 - 1,914 27.7% Lot 2 6,778 - - - 1,256 - 1,256 18.5% Lot 3 6,033 - - 2,454 - - 2,454 40.7% Lot 4 8,452 - - 2,454 - - 2,454 29.0% Lot 5 7,058 - - - 2,512 - 2,512 35.6% Lot 6 7,048 - - 3,338 1,256 - 4,594 65.2% Lot 7 7,205 - - 3,338 1,256 - 4,594 63.8% Lot 8 6,290 - - 884 1,256 - 2,140 34.0% Lot 9 10,425 3,096 - 2,454 - - 5,550 53.2% Lot 10 8,310 - - 3,338 - - 3,338 40.2% Lot 11 7,195 0 - 1,768 1,256 - 3,024 42.0% Lot 12 8,738 0 - 4,221 1,256 - 5,477 62.7% Tract A 2,014 - - 884 - - 884 43.9% Total Development Site 92,449 4,126 0 26,014 10,048 0 40,188 43.5% Notes:Effective tree canopy cover is required to be calculated on a lot/tract by lot/tract basis only in the R-1,R-2,R-3.5,R-4.5 and R-7 districts. The standard percentage of effective tree canopy cover for each lot or tract in the R-1,R-2,R-3.5,R-4.5 and R-7 districts shall be at least 15 percent. The standard percentage of effective tree canopy cover for the overall development site shall be at least: i.40%for R-1,R-2,R-3.5,R-4.5 and R-7 districts,except for schools(18.130.050(1)); ii.33%for R-12,R-25,R-40,C-N,C-C,C-G,C-P,MUE,MUE-1,MUE-2,MUC,MUR and I-P districts,except for schools(18.130.050(1));and iii.25%for MU-CBD,MUC-1,I-L and I-H districts,and for schools(18.130.050(1))in all districts. Morgan Nolen & Associates, LLC Consulting Arborists and Urban Forest Management 3 Monroe Parkway,Suite P220, Lake Oswego,OR 97035 morgan.holen@comcast.net 1971.409.9354 Attachment C: Planted Tree Inventory Morgan Holen MHA16024 Progress Landing-Tree Data 5-6-16 Rev. 11-21-16.xlsx AiJOCIATLJ c Page 1of1 Mature Mature Available Structured Tree Canopy Spread Canopy Area Soil Volume Soil Volume Lot No. Species Name/Common Name Size (ft.) (sq.ft.) (cu.ft.) (cu.ft.) Location No. 1 Cornus nuttallii / Pacific dogwood 1.5" ' 30 707 600+ n/a Street A 12 2 Cercidiphyllus japonicum /katsura 1.5" 40 1,256 600+ n/a Street A 12 3 Quercus garryana /Oregon white oak 1.5" 50 _ 1,963 600+ n/a Street A 12 4 Cornus nuttallii / Pacific dogwood 1.5" 30 707 600+ n/a Street A i 12 _ 5 Cornus nuttallii / Pacific dogwood 1.5" 30 707 600+ n/a Street A 11 6 Cercidiphyllus japonicum /katsura 1.5" 40 1,256 600+ n/a Street A 11 7 Cornus nuttallii / Pacific dogwood 1.5" 30 707 600+ n/a Street A 11 8 Cornus nuttallii / Pacific dogwood 1.5" 30 707 600+ n/a Street A I 10 9 Cornus nuttallii / Pacific dogwood 1.5" 30 707 _ 600+ n/a Street A Tract A 10 Quercus garryana /Oregon white oak 1.5" 50 1,963 600+ n/a Street A 9 11 Cercidiphyllus japonicum /katsura 1.5" 40 1,256 600+ n/a Street A 8 12 Cornus nuttallii / Pacific dogwood 1.5" 30 707 600+ n/a Street A 8 13 Cercidiphyllus japonicum /katsura 1.5" 40 1,256 600+ n/a Street A 7 14 Cornus nuttallii / Pacific dogwood 1.5" 30 707 600+ n/a Street A 7 15 Cercidiphyllus japonicum /katsura 1.5"_ 40 _ 1,256 _ 600+ n/a Street A 6 16 Cornus nuttallii / Pacific dogwood 1.5" 30 707 600+ n/a Street A 6 17 Cercidiphyllus japonicum /katsura 1.5" 40 1,256 600+ n/a Street A 5 18 Quercus garryana /Oregon white oak 1.5" 50 1,963 600+ n/a Street A 3 19 Cercidiphyllus japonicum /katsura 1.5" 40 1,256 600+ n/a Street A 2 20 Cornus nuttallii / Pacific dogwood 1.5" 30 707 600+ n/a Street A i 1 21 Cercidiphyllus japonicum /katsura 1.5" 40 1,256 600+ n/a Yard 5 22 Quercus garryana /Oregon white oak 1.5" , 50 1,963 600+ n/a Yard 6 23 Quercus garryana /Oregon white oak 1.5" 50 1,963 600+ n/a Yard 10 24 Quercus garryana /Oregon white oak 1.5" 50 1,963 600+ n/a Yard 7 25 Quercus garryana /Oregon white oak 1.5" 50 1,963 600+ n/a Yard 4 Notes:Twenty(20)street trees are required along Street A with a frontage of 793.44 linear feet. Five additional yard trees are proposed in order to satisfy the 40%effective tree canopy cover requirement for the overall development site. Morgan Nolen & Associates, LLC Consulting Arborists and Urban Forest Management 3 Monroe Parkway, Suite P220, Lake Oswego,OR 97035 morgan.holen@comcast.net 1971.409.9354 Attachment D: Tree Preservation and Removal Site Plan I TREE PRESERVATION AND REMOVAL KEY NOTES: CJ) // _ _ 0 EXISTING TREE CANOPY. Et LU 0 EXISTING TREE TO BE REMOVED. LU I ®PROVIDE TREE PROTECTION FENCE. Z 0t, w ®PROPOSED LOT LINE. Z a) c c TRACT "A" O PROPOSED PUBLIC STORM, SANITARY SEWER, ACCESS& Sb a.c2 I WATER TURNAROUND EASEMENT. W6 03 R o I QUALITY AND 1000 ,TURM I DETENTION IF1.EMENT i_ 12216 ©PROPOSED BUILDING SETBACK LINE. ■ ■om FACILITY TREE PROTECTION SPECIFICATIONS 122990 0 12278 12277 2276 12215 O7 PROPOSED DRIVEWAY. `oS Z 12300 Tu 1. TREE PROTECTION ZONE.THE PROJECT A(BO)IST SHALL - - • 1l2275 �� - Og PROPOSED 5 FT. PLANTER EASEMENT. ■. 2 DESIGNATE THE TREE PROTECTION ZONE(TPZ).WHERE o zo05 I ~ _ -- '�- - 12222 10 TURNAROUND EASEMENT FEASIBLE,THE TPZ SHALL BE ESTABLISHED AT THE 1 ` 7;T---`!7;,..---'4,,,Z.41R. —�� 7� DRIPLINEOFPROTECTEDTREESASAMINIMUM.IF I �.- X-.7411111111,'' u�' � INFRASTRUCTURE MUST BE INSTALLED CLOSER TO THE \ 10591 I I\ ` r TREES,THE TPZ MAY BE ESTABLISHED WITHIN THE 20001 �� O Q' I I - _ GENERAL NOTES: DRIPLINE AREA IF THE PROJECT ARBORIST DETERMINES /Va THAT THE TREES WILL NOT BE UNDULY DAMAGED.THE �� 0000 - 9 1. SEE SHEET 3, 'EXIST NG CONDITIONS'FOR EXISTING FEATURES LEGEND. > LOCATION OF THE TPZ SHALL BE SHOWN ON +` b � <p, Q CONSTRUCTION DRAWINGS. • ! / �'��� \ `• 0 i 2. EXSITING TREE CANOPY PER MORGAN NOLEN &ASSOCIATES TREE DATA, MAY \ 5TH, 2016. ce 20000 + �/ 0 r Q 2. PROTECTION FENCING.ALL TREES TO BE RETAINED SHALL �`� �♦•�'2 002 z / \ I .Nt \ at 12191 3. PLEASE REFER TO ARBORIST REPORT FOR DETAILED INFORMATION REGARDING U z o czo7 0010 20012 BE PROTECTED BY 5'CHAIN LINK FENCING OR OTHER O \ I ` 0063 �/ TREES. w o w FENCING AS APPROVED BY THE CITY.PROTECTION FENCING / I 20064 20066 20068 20070 j 20089 w (5 rn a o SHALL BE SECURED TO STEEL POSTS PLACED NO FURTHER 1 20072 1 ����1�_,; �/� `���1� +�' 2 > o 0 0 d THAN 8-FEETAPART AND SHALL BEINSTALLED ATTHE EDGE zoo3s4111� - --�- mal �V OI►♦j+�;�41 �1. t � � . � ��`° ''.04f4,1/,OF SYMBOL LEGEND: zw ti OF THE TPZ. 4 1 15Vo� Odalitt visit l,,,,v\ ire 12190 "' Z o� Z a n 20038 �n�,p L 20074 i\ \ 200731 /200064 20008 20011 : ��•i3O (n M co W Q la_ 3. PRECONSTRUCTION CONFERENCE.THE PROJECT y 1\ 1 I 20007 ' /20009 20069 .. COORDINATE WITH THE PROJECT ARBORSIT PRIOR TO OPENING D- M w 5 g _, 0 \ i 20013 20085 20007 W I 410, 1 PROTECTION FENCING FOR UTILITY TRENCHING. ARBORIST rn ARBORIST SHALL BE ON SITE TO DISCUSS METHODS OF 20037 + I 120005 O 2oosz 8 12166 - TO MONITOR&DOCUMENT ROOT PRUNING&TUNNELING TO � 5 m TREE REMOVAL AND TREE PROTECTION PRIOR TO ANY • 20039 �• / CONSTRUCTION. I \14 \ I ! • �� 20018 / VP' 12166 - --- - PRESERVE CRITICAL ROOTS INTACT WITHIN THE TRENCH. w •I4 �• 20075 \ 20091 I_ 1 20040 20078 /141121 2167 PROPOSED UTLITIES LEGEND E n 4. PRUNING.THE PROJECT ARBORIST CAN HELP IDENTIFY IF ♦ I _ - AND WHERE PRUNING IS NECESSARY ONCE TREES � 20077 w� III 4'.I)� '- --- - -- . 12168 rc.- zonal 20076 ; 20026 20016 20077 WATER UNE RECOMMENDED FOR REMOVAL HAVE BEEN REMOVED AND ' , '! �� 011 J 20093`�� , or 20020 g x THE SITE IS STAKED AND PREPARED FOR CONSTRUCTION. 20091 � ► ��f �,l��1� 20016 1' FIRE HYDRANT PRUNING SHALL BE PERFORMED BY A QUALIFIEDTREE � 20092 – ��_, r��I 1 ' Q '-&1:-/ -�� Iv © 12169 ® GATE VALVE 0 SERVICE. �� 11'0 �111012114,110,� � � 7 20042 ��� 20094 '6' �+ O 5. TREE PROTECTION ZONE MAINTENANCE.THE I �,,. ! '' 0027 20029 +I BLOWOFF VALVECD Z PROTECTION FENCING SHALL NOT BE MOVED,REMOVED, I s ffa_IIIIIf.I ,p,td 20021 (s� SANITARY SEWER UNE OR ENTERED BY EQUIPMENT EXCEPT UNDER DIRECTION OF I I 2 0066 ',/p� ` ®®a� 1 Z 0 Q s+; 1 QS SANITARY SEWER MANHOLE 0 J THE PROJECT ARBORIST. 20079 . _ 3D3 �,-�y� 2.002al 20044 ►,11kgi 4�l-r.. —––—––—_– Q > w �/ �i� 20080 �.., STORM SEWER LINE 6. STORAGE OF MATERIAL OR EQUIPMENT.THE \� rls CCCONTRACTOR SHALL NOT STORE MATERIALS OR � 20023 ' itouvp 20025 OD STORM SEWER MANHOLE Z 0 c EQUIPMENT WITHIN THE TPZ. I 0 �� 12190� ,p W 20083 2oosz 20090 4 ' 20024 , }h//12159 11 STORM SEWER CATCH BASIN W (/J J 7. EXCAVATION.EXCAVATION WITHIN THE TPZ SHALL BE I �4 �� �� 20029 6 �u/10108 CC 6) d > AVOIDED IF ALTERNATIVES ARE AVAILABLE.IF EXCAVATION tiiri`dr/ �� (� Q O) p WITHIN THE TPZ IN UNAVOIDABLE,THE PROJECT �� — 0 00 Cr) w 2 ARBORIST SHALL EVALUATE THE PROPOSED EXCAVATION 0049 I I,Morgan Holen,attest that this Tree Preservation and CC 0 W TO DETERMINE METHODS TO MINIMIZE IMPACTS TO TREES. I STREET'A'O © I L . Removal Site Plan meets the requirements in Section 10, 0_ CO Z I— CC ALL CONSTRUCTION WITHIN THE TPZ SHALL BE UNDER -t ® — — — — OO --—--—-_ part 1,of the City of Tigard Urban Forestry Manual. - THE ON-SITE TECHNICAL SUPERVISION OF THE PROJECT ARBORIST. i 20007 20085 S. TREE PROTECTION INSPECTION.THE PROJECT ARBORIST 20048 •• ssa+ N Morgan Holen { o SHALL INSPECT AND VERIFY THE LOCATION OF w Il�`: =t, ISA Board Certified Master Arborist PN-6145B PROTECTION MEASURES PRIOR TO CONSTRUCTION, I z 20009 /� I 20030 ` \ 5 ISA Tree Risk Assessment Qualified MONITOR TREE PROTECTION MEASURES REGULARLY,AND I a ita 1 --- g I \ _ Date: November 22,2016 PROVIDE BIWEEKLY WRITTEN REPORTS TO THE CITY Vim DURING PERIODS OF ACTIVE CONSTRUCTION. I 0050 20052 �� 073 °� �' ��� 07 ARBORIST 9. FINAL REPORT.AFTER THE PROJECT HAS BEEN 20063 ' �%`�� \ w 20054 ___ __ COMPLETED,THE PROJECT ARBORIST SHALL PROVIDE A cn ♦ + �, 0030 -—––1• � ,j20:._ �-- FINAL REPORT THAT DESCRIBES THE MEASURES NEEDED TO I � �4. , ♦; 'zoom - o MAINTAIN AND PROTECT THE REMAINING TREES. ILI `' t �� I Z m 20057 20055 , 20051 * I 0 0006 I I - z I .....- VA �rxv, 4 Morgan Holen I 2 � 1, 3 1 6--&ffOCIATF' J L I .-I N m v uD m41141,111,1 20059 I MORGAN HOLEN&ASSOCIATES 3 MONROE PARKWAY,SUITE P 220 w ...-- • 304 12097 1 LAKE OSWEGO,OREGON 97035 Z z Lei o I 207111 PH: 971-409-9354 Q w 2 i 177 ix 2099 I o 0 a I 12103>�* Eo �V CV + 1 [-I I Z D N N I z / /I 30 0 15 30 80 4d�N, LLJ c-I 1 inch = 30 ft. / 77x77 SCALE: 1 n=so rt. I— O _ 0 Attachment E: Tree Canopy Site Plan I _ TREE PLANTING LEGEND V) SYMBOL BOTANICAL NAME COMMON NAME SIZE QUANTITY W I Z un I 0 Cercidiphyllus japonicum KATSURA 1.5"CAL. 8 .rt ' V y E s C N d TRACT "A" T''' LL'I ..a I WATER I I 1 Cornus nuttollii PACIFIC DOGWOOD 1.5"CAL. 10 W°`B 8 2 I QUALITY AND 2 u1 I DETENTION 1E3 Lr4EN I I 1 1 12216 . . N FACILITY I 2299 12277 12276 12215 m j r'.1 12278Quercus garryano OREGON WHITE OAK 1.5"CAL. 1.8 z ti..11 II- 12298 0 •i )2275 W c�a \�I'a'Ll F 20015_ ' #'?222 TREE CANOPY SITE PLAN KEY NOTES: PROPOSED UTLITIES LEGEND 1 toj I1-� , O1 EXISTING REAMAINING TREE CANOPY. 23 O2 EXISTING REMAINING TREES(SEE PROTECTION MEASURES ON WATER UNE I 1O -- I a _ SHEET 10, 'TREE PRESERVATION AND REMOVAL SITE PLAN). FIRE HYDRANT I I ,` _.�,� �... • g. Q3 PROPOSED LOT LINE. s 0 GATE VALVEtoo - m \•i,Nit I I �� ®PROPOSED PUBUC SANITARY SEWER&STORM SEWER EASEMENT. z .111 BLOWOFF VALVE i 8 �f�y��y/// % 10`` 12151 0 z co 0 SANITARY SEWER UNE TVF&R � ""' Q� `� '� Q5 PROPOSED BUILDING SETBACK LINE. _, Le S m La HAMMERHEAD +-—- ► zonas a. ©PROPOSED DRIVEWAY. Lu ¢ ¢ v O QS SANITARY SEWER MANHOLE aft En I 1 I . O O 0 ix STORM SEWER LINE ' - —__ I II� 111 �� O7 PROPOSED SIDEWALK. w z z a o I 1 12190 O O N © STORM SEWER MANHOLE I II I, ] I / �� ( ` ©• ©PROPOSED 5 FT. PLANTER EASEMENT. (7)1: rn -2(12 '5. !CI' '8" 0 ® STORM SEWER CATCH BASIN I I i 12' 12165 N- s I GENERAL NOTES: w -' C/) CO I- I- " 1 \ f �� .12166 - - -- _ til 5 / , .z-;'N1,4(.12167 1. SEE SHEET 3, 'EXISTING CONDITIONS'FOR EXISTING FEATURES LEGEND. o cn I 1. �I I ,,01 -----—__—__ ,ib12168 2. EXSITING TREE CANOPY PER MORGAN HOLEN &ASSOCIATES TREE DATA,MAY TREE PLANTING NOTES )13 , , I -1 5TH, 2016. I -- -------- _, I � � ' 3. PLEASE REFER TO ARBORIST REPORT FOR DETAILLED INFORMATION REGARDING 1. PRIOR TO STREET TREE PLANTING ALONG,LANDSCAPE �- -------__ E ti "', 1 �r TREES. CONTRACTOR SHALL EXCAVATE TO A DEPTH OF 36-INCHES i 14 12169 AND BACKFILL WITH AMENDED TOPSOIL.TOPSOIL AMENDMENTS 7 24 zQ SHALL BE DETERMINED BY THE LANDSCAPE CONTRACTOR. O J 2. IRRIGATION TO BE DESIGN/BUILD BY THE LANDSCAPE I I 2 '�� OO �� z CL. LLI CONTRACTOR. k Ir 11 ___________1 0 H 3. NEW TREES THAT ARE PLANTED TO MEET THE EFFECTIVE CANOPY 3 �� T Q REQUIREMENTS SHALL CONFORM TO THE APPLICABLE g l _ z 0_ 0 STANDARDS IN THE TIGARD URBAN FORESTRY MANUAL.THEY I 2150 O SHALL BE PLANTED IN ACCORDANCE WITH THE AMERICAN �M^�2155 — Z NATIONAL STANDARDS INSTITUTE(ANSI)STANDARDS FOR TREE I - �� 2 ;4 lk y , 6 12158 V� - 07 U PLANTING(A300,PART 6)AND ADDITIONAL STANDARDS CI" , (5 D 6) ADOPTED BY THE OREGON LANDSCAPE CONTRACTORS BOARD. _��_�— 16 I 22 allp 0 III M W NURSERY STOCK SHALL MEET THE REQUIREMENTS OF THE 30.00' =0 0 � 17 d cU Oz 1- AMERICAN ASSOCIATION OF NURSERYMEN FOR NURSERY STOCK �- STREET'A' C _ (ANSI 260.1)FOR GRADE NO.1 OR BETTER.DOUBLE STAKE TREES ® ® / �1� --—--—__ I IF NEEDED FOR STABILITY DURING THE ESTABLISHMENT PERIOD. 20 19 -- \ 7� / 4 ,' I,Morgan Nolen,attest that this Tree Canopy Site Plan tu 4. ROOT BARRIERS SHALL BE INSTALLED ACCORDING TO THE / meets the requirements in Section 10,part 2,of the City MANUFACTURER'S SPECIFICATIONS WHEN A STREETTREEIS I 0 PLANTED WITHIN 5'OF ANY HARD SURFACE,PAVING,OR UTILITY I — < 21MI of Tigard Urban Forestry Manual. BOX. z I.. 5 w ] J I VISUAL I 18 \ \ "{fir ih = AREACLEARANCE -, I [f , Morgan Nolen m n m.> I I - s 12074 ISA Board Certified Master Arborist PN-6145B I ` _ ISA Tree Risk Assessment Qualified 0..' I I 1 I 2 I __ --_ Date: November 22,2016 I r - I I , ARBORIST n @20058 I I LI ..... a - U]PE EASEME,VT 5 I I I o L I L I J 0 I ` I 25 N m Cr n o 20059 11 I - -- -- I Morgan Bolen Q w Q o I 121A--*° ©12007 -B- JJOClATF_} 0 a I 4 12099 i MORGAN HOLEN&ASSOCIATES o 0 0 °" I 121oz 3 MONROE PARKWAY,SUITE P 220 Io3 LAKE OSWEGO,OREGON 97035 i ]� PH: 971-409-9354 ri q2 a d6 1 N 2 N N O I Z 43 / II b p 15 b BO .'41 1.2 Li.l c-1 1 inch = 30 ft. - 111,17 SCALE, 1 inch=60 ft. Cr 4- m U v♦ PROGRESS LANDING ,.... W W co 0 43E N Z Cr LU O 12 Lc `6 . r> m o . LIDT SUBDIvisioN FL Lo cn or- c o -1 0 o t 74 � o wQ° (o o co m - o m2LS) VICINITY MAP NOT TO SCALE INDEX OF DRAWINGS LOCATION MAP NOT TO SCALE Ill i a 1110 SW Stirrup St �; Progressco: '� ������ � Ii ,, 1° \ r sw Brockman Rd �� �. I .: 1. PCOV COVER SHEET � :....„.......:goirrAm6.......-,•/ ,,,,s��I,,� 4P4011/111101 111�. }a SW Nora Rd s SW1 L-_ VI O'Q > <<l��t I Beard Rd sw sin letree Dry ` '• �" 2. AERL AERIAL PHOTOGRAPH �� �`in 9 a� 5ettler 1 Qi/- ��i�� SurnmerlakeQ1�� ( o \` N3. EXCD EXISTING CONDITIONSo 1 I d ` SW Harness Ln o > co — 1 SWANNA CT M ♦ II�'� City Park Z1 4. PPLT PRELIMINARY PLAT / 11,�= J w Oo0SW Wer Rdc, N a 5. PSIT PRELIMINARY SITE PLANo IItA§ 1: moi, om sw Weir Rd 2,............ ..___SW Conesco9 0„ �� 6. PUTL PRELIMINARY UTILITY PLAN ' �, ,Gid 7. PGR1 PRELIMINARY GRADING AND EROSION CONTROL PLAN „� o� .Ii � 1 , r 2 w IX , o� � i o SW Haystack Dr � 'i% zU �_' �� �1s�� , SW WINTERLAKE:DR�,� ' o > O Qu; /� _ .T, ��- NU" I - = w o 0ci 7'' a �- I Pioneer Ln 8. PGR2PRELIMINARY EROSION CONTROL NOTES & DETAILS �n-LI=.� „' ' Q IIIIIIIII�� �� O� �,� z cin o Q r eti = cn I L-J�� a �^1 N . Q)' w IIS WI It w .-I C 3 P� ` �0 s'; 9. PST1 PRELIMINARY STREET 'A' PLAN & PROFILE i•=I=- -' G6' l ° -> �_ _� � ,S;�,o� � � hitt]I I I 1 �:1;,����� o o cV o S „coCa .. T11-1 i i reek i'u" 1=1 T I'_IOZ — .' Vv ' k.� EM 1111, - I,1 m I- o_ ~ o sw (� 10 TRE1 TREE PRESERVATION AND REMOVAL SITE PLAN -I- -I-' � S w o \oon Dr cn 3t ea/Blvd 1!v�� '• cn :(13 ,� All f- �SW_FEIRING_ 'N �PMERP �� �� 'It♦1 w r� > FAA a sw Hawks Beard St a 11. TRE2 TREE CANOPY SITE PLAN VIII* SW \� I IJ �� O - Q x x } alk Dr ,: �.- V y n�� - ® ® / '1 l� �� �► w Q Q ~ -f 11,SWFALCON.RJSE:D,� rl Cn m v w \ mmo mm oo® , SWLAURMONT DR - --r�S r�r S 5 Fa ng0oo �� ������I/ r1\0 �2 c- Creek Tbry �A PJM S\fL' c� enSW North Dakota St ® � ® � ' IIIIII�� WSW Snowy Owl Ln �/�� > ® 1 I � �� LL Cn`°� �Q° 't d�� I'_�C�/` `� sw Ti and st P� i ® Qtb SW.MORNING:HILL.G g ® ®®®� Ill DR ����� �������'► �� �� \s� n .,� . SITE _ w` ��� �.•J1 Ir�� .1��I��Ili, � C / SW Katherine St a, .. (rlI ?� cn cn e / lia "t,pOn DC ( 0\. -- - _z �� `�� - 01 10 SW KATHERINE:ST . co _ ; �„ °den SW Lynn St 71\--71-1- ii A''�f ��, 'wavily1�� 6 `' 4041* �IWCHIMNEY_RIDG �1,i-- �1��I1� e�1, _ ,, 1SWWILLSPL >/ SW O N �" SW Walnut St N ��� L =111/ m .: Cngt GL° = SW Errol St a`1 IP . ,�/ �� / � MIN gat a, �•••,- 2 > / nut St t �� S'I/I/ , ��, .. •..i �._ Wow le • •. 41c_o_ �, SW Fe / `111v-� � � % � _ i7.) srARousT `►, !ok wink �� 8 ;1\1_w,,Fo:;0,n_sv,ec,r!a\-\\;:c71:14e, ^< U t = SW Roundtree prl� I SW Alberta St J . cc, ����L `� SW Lauren Ln Tigard % � c/ I , S1�-� 40 ^ ST w ,\ cCD n ..�.. *. S ���`r10� 11� �� w SW\BENISH! �M � , % °° `;' z O _� t; jf'Uq' S Sw Marion St IA❑ � n caeo '" °� v G� jC7f�- / ��1'�lielli ,,�11 N�NIIIMW � �,- �� 2 Q' • '/y�! rap* 5°e��5 or��eva Ter m ^(��jr� SW Fairhaven St t 1I I � S\1 ,, SW_MARCIA DR I —IE �I t'54 - . ' z ? 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Iii ger SW Lady Marion Dr _—f .1=1 16!! _� �' rV Sw Kable St . 11 n iIIIiII (13 SITE INFORMATION PROJECT TEAM w APPLICANT'S NW ENGINEERS, LLC STORM SEWER: CLEAN WATER SERVICES Q REPRESENTATIVE: MATT NEWMAN APPLICANT/DEVELOPER ARBORIST 3409 NW JOHN OLSEN PL SANITARY SEWER: CLEAN WATER SERVICES HILLSBORO, OREGON 97124 PH: 503-601-4401 WATER: CITY OF TGARD FAX: 503-601-4402 [-lorriesRIVERSIDE HOMES, LLC FIRE DISTRICT: TUALATIN VALLEY RI Riversi e 17933 NW EVERGEEN PARKWAY m OWNER/CONTRACT RIVERSIDE HOMES, LLC FIRE & RESCUE BEAVERTON, OR 97006 PURCHASER: 17933 NW EVERGREEN PKWY, #370 PH: 503-645-0986 > BEAVERTON, OREGON 97006 ELECTRIC: PORTLAND GENERAL )),, MORGAN HOLEN & ASSOCIATES o F U ELECTRIC Morgan Bolen ELECTRIC MONROE PARKWAY, SUITE P 220 APPLICANT: RIVERSIDE HOMES, LLC LAKE OSWEGO, OREGON 97035 a 17933 NW EVERGREEN PKWY, #370 TELEPHONE: FRONTIER COMMUNICATIONS, off 0 C ATLf rc PH: 971 409 9354 Z I BEAVERTON, OREGON 97006 COMMUNICATIONS, ETC. 0 ENGINEER / PLANNER o CC REQUEST: PRELIMINARY PLAT APPROVAL GARBAGE: WASTE MANAGMENT OF FORA 12-LOT SUBDIVISION OREGON w SITE LEGAL DESCRIPTION: TAX MAP 2S104AB SCHOOL DISTRICT: BEAVERTON NW ENGINEERS, LLC o TAX LOT 100 ENGINE 3409 NW JOHN OLSEN PLACE ci N C,} CO LO CITY OF TIGARD, OREGON HILLSBORO, OR 97124 Engineering PH: 503-601-4401 / SIZE: 2.66 ACRES (PER SURVEY) & Planning FAX: 503-601-4402z o z Ow o LOCATION: 12060 SW 135TH AVE O Q w % TIGARD, OR 97223 w 0 w m O ct 0 ZONE: R-4.5 SURVEYORco N M 1 up i N ORTHWEST 1815 NW 169th PLACE, SUITE 2090 N BEAVERTON, OR 97006 0 PH:(503) 848-2127 FAX:(503) 848-2179 Z cu EMAIL: nwsurveying@nwsrvy.corn S URVEYING, INC. > o 17-1 'IT! v , m CL 0 .`,1) U Clean Water Services File Number CleanWateer Services 16-001112 Sensitive Area Pre-Screening Site Assessment 1. Jurisdiction: Tigard 2. Property Information (example 1S234AB01400) 3. Owner Information Tax lot ID(s): Name: Sunamoto Trust 2S104A600100 Company: Address: Site Address: 12060 SW 135th Ave City, State,Zip: City, State, Zip: Tigard OR 97223 Phone/Fax: Nearest Cross Street: Walnut Street E-Mail: 4. Development Activity(check all that apply) 5. Applicant Information ❑ Addition to Single Family Residence(rooms,deck,garage) Name: Niki Munson ❑ Lot Line Adjustment ❑ Minor Land PartitionCompany: Riverside Homes ❑ Residential Condominium ❑ Commercial Condominium Address: 17933 NW Evergreen Parkway Suite 370 IA Residential Subdivision ❑ Commercial Subdivision ❑ Single Lot Commercial ❑ Multi Lot Commercial City, State,Zip: Beaverton,OR 97006 Other Phone/Fax: 503-645-0986 E Mail: nmunson@riversidehome.com 6. Will the project involve any off-site work? ❑Yes J No ❑Unknown Location and description of off-site work 7. Additional comments or information that may be needed to understand your project This application does NOT replace Grading and Erosion Control Permits,Connection Permits,Building Permits,Site Development Permits,DEQ 1200-C Permit or other permits as issued by the Department of Environmental Quality,Department of State Lands and/or Department of the Army COE. All required permits and approvals must be obtained and completed under applicable local,state,and federal law. By signing this form,the Owner or Owner's authorized agent or representative,acknowledges and agrees that employees of Clean Water Services have authority to enter the project site at all reasonable times for the purpose of inspecting project site conditions and gathering information related to the project site. I certify that I am familiar with the information contained in this document,and to the best of my knowledge and belief,this information is true,complete,and accurate. Print/Type Name Niki Munson Print/Type Title Land Acquisition Manager ONLINE SUBMITTAL Date 3/21/2016 FOR DISTRICT USE ONLY ❑ Sensitive areas potentially exist on site or within 200'of the site. THE APPLICANT MUST PERFORM A SITE ASSESSMENT PRIOR TO ISSUANCE OF A SERVICE PROVIDER LETTER. If Sensitive Areas exist on the site or within 200 feet on adjacent properties,a Natural Resources Assessment Report may also be required. ❑ Based on review of the submitted materials and best available information Sensitive areas do not appear to exist on site or within 200'of the site.This Sensitive Area Pre-Screening Site Assessment does NOT eliminate the need to evaluate and protect water quality sensitive areas if they are subsequently discovered.This document will serve as your Service Provider letter as required by Resolution and Order 07-20, Section 3.02.1. All required permits and approvals must be obtained and completed under applicable local,State,and federal law. ❑ Based on review of the submitted materials and best available information the above referenced project will not significantly impact the existing or potentially sensitive area(s)found near the site.This Sensitive Area Pre-Screening Site Assessment does NOT eliminate the need to evaluate and protect additional water quality sensitive areas if they are subsequently discovered.This document will serve as your Service Provider letter as required by Resolution and Order 07-20,Section 3.02.1. All required permits and approvals must be obtained and completed under applicable local,state and federal law. ❑ This Service Provider Letter is not valid unless CWS approved site plan(s)are attached. ❑ The proposed activity does not meet the definition of development or the lot was platted after 9/9/95 ORS 92.040(2). NO SITE ASSESSMENT OR SERVICE PROVIDER LETTER IS REQUIRED. Reviewed by Date 3/22/16 2550 SW Hillsboro Highway • Hillsboro,Oregon 97123 • Phone: (503)681-5100 • Fax:(503)681-4439 • www.cleanwaterservices.org STM - STM - - = STM - - `y� STM ' S.W 135th A - - - _ _ - _dikmit_ - - - . - - le mmi L: \I I 1 R 00 I I 1 1 I Reconfigured I I I I Q L J I I Existing D/W I I IV 11H. 0 ' 114' I i i It I f A I L 68 ' o I I11 � I I o I I� ti N I / \'''''''%', -, I 10 L J P) - _ _ _ I I = I C-N1 \ \ I 1__ \ I I 1 -I / I (- - - -I I- - - - � I1 (4,1I �\ I I I I �\ a I o I I 1 1 1 1 I I IL I I I I I C I I I I I I ° • e� J \ I , I I 1 � Cp /yam � I I I I I r I C 11 I I I I V1 0 I 1 1 1 C}1 I �' I - I I C/) I Y) I I 1 1 Y) I I I O 1-11 i I 1 I I i i i . 7D-10'57 I L -I L - - 40'-- L 40 J L 40' I I I I I L . J L 46' J L 40' H _. _ . __ __ . _. __ . __ _. . _ __ . __ . . _ _ . __ __ . _ __ . __ __. . __. __ . _. _ . __ . • , _I li , DATE R-4.5 Subdivision Concept Plan DRAM fl/j WESTLAKE CONSULTANTS arc. 12030 SW 135th Avenue Tigard, OR 2S14AB 100 2.66 Acres CHECKED BY ENGINEERING • SURVEYING • PLANNING arcres REVISION Homes CORggPggOQQRATE CENTER JOB NO. TIGARD,OREGONN 97224 AY, SUITE 150 FAX(5003) 524-0157 ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ! ■ ■ imm . ■ m ■ ■ ■ ■ ■ ■ ■ ■ MATCH LINE WITH BELOW TREE INFORMATION TABLE y\ I Q /. LEGEND (TREES LOCATED ON THE PROPERTY HAVE BEEN MARKED WITH AN I6 1 / Cr ALUMINUM TAG NUMBERED TO MATCH THIS SURVEY MAP.) -I, I ADA RAMP DECIDUOUS TREE 0 GAS METER ® W I A i H - -3k- GAS VALVE (cv 10591 (2) 6" DECIDUOUS 20031 24" FIR I I 1 135' 35' AT ° CONIFEROUS TREE LU 12073 11" & 12" FIR 20032 24" FIR 12097 612074 1" FIR 20033 22"' DECIDUOUS 20034 33" FIRE I I I I FIRE HYDRANT UTILITY POLE _ '0.0 x 3 LOT 3 r� a3 12099 8" CEDAR 20036 11" BIRCH (SD4) ELECTRICAL METER EM V 0 •c - 12101 9" PINE 20037 13" DECIDUOUS I (SD5) WATER METER ® c� - d TAX LOT 2800 o 12102 14" PINE 20038 14" BIRCHI I I "MORNING HILL NO. 1" I MAP 1S-1-33DC I WAT POWER JUNCTION BOX EB 12103 16" PINE 20039 12" BIRCH I WATER VALVE N co E I 12158 7" CEDAR 20040 18" BIRCH k I I LOT 1 I LOT 2 I 10.00' STORM I LOT 4 SANITARY SEWER MANHOLE O POWER VAULT P LSI W 06 °o ow 12159 9" & 11" PINE 20041 12" BIRCH I I I TAX LOT 2600 TAX LOT 2700 I EASEMENT 1 D0 POWER TRANSFORMER TFR a Lo N 20' + --� �-- STORM SEWER CLEAN OUT p 12160 11" PINE 20042 (2) 6" & 7" PINE Q I PER PLAT OF L = I / HIGH MAP 15-1-33DC MAP 1S-1-33DC MORNING HILL N0. 1 TAX LOT 2900 STREET LIGHT `� BORVITAE MAP 1S-1-33DC STORM SEWER CATCH BASIN ® o ti 12165 6" & 9" PINE 20044 10" & 11" ALDERI I a N 12166 11" PINE 20045 6" PINE I I o�2/ 3 a HEDGE = rn 12167 10" PINE 20046 8" BIRCH { I/ �" 1z ssI _ 12276o Z �s 12300 \ , „ I TELEPHONE/TELEVISION JUNCTION BOX A o w w 6' HIGH WOOD FENCES STORM SEWER MANHOLE QD -, Cc ,zr o 12168 18" BIRCH 20047 12" BIRCH J` IBRUSH 12268 I- - _�'+ 7('1 E��Q•QT I I 12169 21" BIRCH 20048 13" BIRCH `I I� Q I II \ 6' HIGH WOOD FENCE 12278 -S�z- 41 TELEPHONE/TELEVISION RISER a; z P o �� i - 0 1 v '2277 t�L7; -�. __ I �- 1,......A..„, 122,5 6' HIGH WOOD FENCE MAILBOX MB rn o 12190 13" BIRCH 20049 23" CHERRY I rum o - o I o = I .°. 30, � _ 2276 . _ _ r... SIGN -v- o u, m 12191 12" BIRCH 20050 8" DECIDUOUS 12222 co = in 12215 22" PINE 20051 21" FIR I I N I z �c) D �/� 5' HIGH WOOD FENCE (SD8) *---- • 12216 20" PINE 20052 10" & 11" DECIDUOUS I I 7 r? I --SHED '`? / \ 20014 20015 , _ _ FOUND PROPERTY CORNER MONUMENT12222 18" PINE 20053 6" HOLLY II ►n 'v�OOD� OVERHANG = M (SS1) SqN _ - _ 12275 14" FIR 20054 (2) 6" HOLLY 1 I z 1 ,y DECK 1 RIGHT-OF-WAY LINE - - z ° i 20001 1 r N`CR�ETE VAULT / POSSIBLE OLD WELL N 1.54' 12276 12" FIR 20055 6" & 7" HOLLY I° m •r 10591, 4 oe,` -- BOUNDARY LINE 12277 16" FIR 20056 7" HOLLY ° % I Ir3 i l� Z - - - ::H. z � x- 12278 6" & 13" FIR 20057 6" & 7" HOLLY I 1 w EXISTING \` Q W PROPERTY LINE 12298 6" DECIDUOUS 20058 7" MAPLE I I I HOUSE u ' Z 20000 CENTERLINE 12299 6" MAPLE 20059 13" MAPLE I I I A -GAS - oco W CURB Q 12300 6" MAPLE 20062 7" DECIDUOUS I I �' f! C 20003 20' + HIGH r / AREA OF zo 20000 15" DECIDUOUS 20063 7" HOLLY I I iI'D I k I ,„ ARBORVITAE DENSE BRUSH =" ., 20001 14" DECIDUOUS 20064 6" HOLLY I HEDGE EXISTING c� I EDGE OF GRAVEL PROJECT BENCHMARK ;I I I20002 BUILDING / // _ CC 20002 14" BIRCH 20065 8" DECIDUOUS \ TAX LOT 3200 EDGE OF PAVEMENT Q 20003 (3) 7" CHERRY 20066 (2) 8" DECIDUOUS NORTH ONE-QUARTER I" 30' 30' CONCRETE WALKWA SHED / M I 12191 a CORNER OF SECTION 4 \ A \ MAP 1S-1-3 3DC z 20005 9" HOLLY 20067 8" DECIDUOUS / I FENCE LINE 0 0 U Z CO O ELEVATION = 233.81' ASPHALT 20006 6" HOLLY 20068 7" HOLLY - - - - Ii 20099 LOT 7 W O W �� AREA OF DENSE BRUSH r-\P--30' � �I POWER LINE - PWR - O 20007 6" HOLLY 20069 9" DECIDUOUS - - - VI = = 0 0 0 0 + HIGH ARBORVITAE HEDGE 20012 I ti IX TEL �I� "WASHINGTON COUNTY ONUMENT" Uf .►'�zy� z^Osa m O 20008 6" HOLLY 20070 6" HOLLY _ II 6' HIGH CYCLONE FENCE 2007 , .,006;-..•*' OVERHEAD WIRE - OHW- L1 O Q 20009 6" HOLLY 20072 6" DECIDUOUS (SD6) s IIS 20072 ''* ....„... • 20066 12,90 CC 2 W CC d- O 20010 7" DECIDUOUS 20073 10" DECIDUOUS °' I �2oo3sPOLE WITH DROP \ 20005 20006 20007 20008 20006 2001, zoo zoos 20068 20070 TELEPHONE LINE TEL O O O I2 E 20073 4,0 = W O < / £ / w 20055 \ O GAS LINE - GAS- W O O N O 20011 8" HOLLY 20074 15" DECIDUOUS w 1 r``� 20018 zoos? 20066 F-7 20012 8" & (2) 9" HOLLY 20075 7", (2) 8", 9" DECIDUOUS - °HW `' 20038 Z / w AREA OF DENSE BRUSH TFR 20037 i ,` z zd ~ 20013 6" HOLLY 20076 12" CHERRY 1 ✓v I -BC2--- _ J STORM SEWER LINE - STM - Z r- w Q O 11 20014 7" PINE 20077 12" DECIDUOUS I I �6Ez-- / / • =w r J W O 20015 27" PINE 20078 (2) 7" & 8" DECIDUOUS I w I / / \ / / ct 20075 +1< _� u = SANITARY SEWER LINE - - SAN - ; Q J } N- D W '- 20016 7" BIRCH 20079 7" DECIDUOUS "° �I� I 2°°3s / / \ / ~' o,, _ - - - - _ WATER LINE - WAT - W cn co 1- 1- U 20017 6" & (3) 9" DECIDUOUS 20080 11" PINE 1.° N w CONCRETE STAIRS / / o� �SEZ _ m TAX LOT 100 z°ota fJ 12165 764(-- 166C�///�Y - -9C _ MAP 2S-1-4AB i 72,67 Z �i 20018 15" PINE 20081 8" & (2) 10" CHERRY I Io I \s Ia / ' - O .s. - . 20040 .q / U -9:- - - H 20019 6" & (2) 9" DECIDUOUS 20082 7" DECIDUOUS Imo ,° o / w - Z O 20020 7" DECIDUOUS 20083 6" & 7" DECIDUOUS II a I I w / -Ssz- loon 20078 �� o / ExISTINc O STORM SEWER INFORMATION o 20021 6" DECIDUOUS 20084 7" PINE I k' w CONCRETE WALKWAY�� / / o 20022 6" DECIDUOUS 20085 15" ALDER I I I V (SD7) '° 20041 / HOUSE 3 11111 WOOD STAIRS 20019 20017 - 12168 20023 15" DECIDUOUS 20089 7" OAK I 0 I , 20093 • / 20091 •---„,„ �- 12769 (SD1) CATCH BASIN (SD6) CATCH BASIN 20024 12" DECIDUOUS 20090 8" DECIDUOUS • I I J ° / 302SS V--- -----"' ___ _._ 20025 17" DECIDUOUS 20091 6" & 7" ARBORVITAE } - 2ooa2 / UNKNOWN ABOVE 20020 2 ,� RIM = 225.65' RIM = 234.28' 20076 20026 I.E. 12" OUT (SE) = 223.9' I.E. 12" IN (SE) = 230.8' ° :(ij 20062 ' GROUND VALVE � 20016 � 20026 (2) 6" DECIDUOUS 20092 10" FIR I I I * / 20027 20027 6" & (2) 9" DECIDUOUS 20093 7" PINE ` / 20094 = I.E. 12" IN (5) = 230.5' o TAX LOT 900 SD2 MANHOLE m $ a. �� zo0a1 I.E. 12" OUT (N) = 230.0' 20028 6" BIRCH 20094 6" CEDAR I I = ` 4 Ili`. , �/ / -�yt \ AREA OF�ENSE BRUSH = MAP 2S-1-4AB RIM = 227.12' 20029 13" DECIDUOUS 20095 7" CHERRY I `. o i - ' / / o I.E. 12" IN (NW) = 223.6' (SD7) CATCH BASIN 20095 9„ 20030 16" MAPLE 1 I ° P,ATPIJ ms F= LE. 15" IN (S) = 223.4' RIM = 237.42' (./) ' • . / / LOT 15 m2 a / \ I.E. 12" IN (SW)=.22232.34.'4, = 223.4' I.E. 12" OUT (NW) = 235.1' rl Z � 1. / 20028 2o021 0.7'-� I.E. 12" OUT (E) = 223.2' �/ ` N (SD8) DITCH INLET z 0 = GAS-1 • -GAS- °- -I�4 , , 1- -a• - 20023 �3 (SD3) CATCH BASIN RIM INLET ELEV. = 225.14' - 1� / 303 �_ I SHED ooze - 20' HIGH ARBORVITAE HEDGE ° • 20048 CONCRETE WALKWAY I II / Alm 20024 20026 . RE. 12"IM = 225.87' 25 T(NE) = 223.4' I.E. OUT ICAL(1 2" PIPE -POTENTIAL ENCROACHMENTS ; I 20045 OUT 20029 Z 0 (SD4) CATCH BASIN A 6 HIGH WOOD FENCE IS LOCATED ON THE ADJOINING TAX LOT 2600 ALONG �; I o / = 1 RIM = 228.25' (SD9) CATCH BASIN Q z THE NORTHERLY LINE OF PROPERTY, AS SHOWN. I I 2 I I.E. 12" IN (E) = 223.8' RIM = 251.94' J Z 0 A 20090 2160 I.E. 12 IN (W) = 246.8' W EXISTING BUILDING - - I.E. 12" IN (S) = 223.7' 0 AREA ilF DENSE BRUSH I 12159 I.E. 15" OUT (N) = 223.5' I.E. 12" IN (SE) = 245.9' U A 5' HIGH WOOD FENCE EXTENDS ONTO THE SURVEYED PROPERTY ACCROSS ITS I I 20083 2ooa2 I.E. 12" OUT (N) =245.8' 0 in (SD5) CATCH BASIN w © NORTHERLY PROPERTY LINE, ALONG THE SOUTHERLY LINES OF TAX LOT 2700 ! I I �, in 0 20088 / ,275E RIM = 228.27 (SD10)CATCH BASIN (ROUND LID) Z AND 2800, AS SHOWN. I H '� \ O I.E. 12" OUT (W) = 224.4' RIM = 251.52' _ _ IG I O CONCRETE STAIRS\ 1 \ I.E. 12" OUT (E) = 249.0' ii I F Z . 30' + HIGH ARBORVITAE HEDGE 0 m Co A 3 HIGH HOGWIRE FENCE EXTENDS ONTO THE SURVEYED PROPERTY ACROSS ITS 3 2004E // If I ' / © EASTERLY PROPERTY LINE, ALONG THE WESTERLY LINE OF TAX LOT 900 AND I I- WAT 3 ', a \ SFS / op SANITARY SEWER INFORMATION �. �n oZ 0_ (I) Z W 4 /�////// - (SS1) MANHOLE I I 3200, AS SHOWN. I j/ I '° g I 7 I \ ;� RIM = 225.83' 20047 / EXISTING HOUSE PATIO i. J = 4 6 HIGH WOOD FENCE gOLPOECRA:rTYED:ZENNADJOINING TAX LOT 1100 ALONG I iG/ • l o OVERHANG \9O TAX LOT 1001 = I.E. 8" OUT (E) 218.8' THEEASTERLYLINEF . I ////// ,, A N MAP 2S-1-4AB 1 \ o �, �� ' + 4 \ I - GAS I - _h- --- 4:^ ' 20085 30 _ IGH ARBORVITAE HEDGE \ Z I- I w1- w = t - LOT 16 z o v 20048 I CC UTILITY STATEN E\ T I I� � I CONCRETE I m - , . I a Z 20049 \ WALKWAY I I \ 24030 w ////////'///7///// 0 NOTES I I z > I ' 0 CD , I 7' + HIGH I 1 / z / I THE UNDERGROUND UTILITIES SHOWN HAVE BEEN LOCATED FROM FIELD Q I � / 20050 I ARBORVITAE o / SURVEY INFORMATION AND EXISTING DRAWINGS. THE SURVEYOR MAKES 1) THE FIELD SURVEY FOR THIS MAP WAS COMPLETED ON APRIL 13, 2016. I a I I I 4 -L - - - - - - J HEDGE 10z•� ED L._ / EXISTING BUILDING \ ��2 NO GUARANTEE THAT THE UNDERGROUND UTILITIES SHOWN COMPRISE ALL IL' I I ! 1- 0 �► GRAVEL SUCH UTILITIES IN THE AREA, EITHER IN SERVICE OR ABANDONED. THE } ({ I w / i 12073 12074 m cn 2) ELEVATIONS AND CONTOURS ARE BASED ON WASHINGTON COUNTY GEODETIC �m ``� - - - -� - - - / , w EB ////// ///////////// SURVEYOR FURTHER DOES NOT WARRANT THAT THE UNDERGROUND Ho ; ' 1 20053 / ¢ 0.4' - UTILITIES SHOWN ARE IN THE EXACT LOCATION INDICATED ALTHOUGH HE v CONTROL POINT GC 22-111. THE BENCHMARK IS A 2" BRASS DISK AT THE I w 20057 20056 22058 20062 _ o CENTERLINE OF SW 135TH AVENUE, AND HAS AN ELEVATION OF 233.81 FEET ON THE 1 I I cin I I �� 0031 20034 AREA OF DENSE B USH �; - DOES CERTIFY THAT THEY ARE LOCATED AS ACCURATELY AS POSSIBLE 4 ��y' w oHwsHEo 1? FROM INFORMATION AVAILABLE. THE SURVEYOR HAS NOT PHYSICALLY w NGVD 1929 DATUM. I i I 20065 20051 IU. I 35' 30' I • - 25032 �� LOCATED THE UNDERGROUND UTILITIES. 1 11 •Q I AREA 0 DENSE BRUSH_ �` .i I 3) THE BASIS OF BEARINGS FOR THIS SURVEY IS THE CENTERLINE OF SW 135TH I I / 1 I POLE WITH DROP 20033 Iiu 3 ' 0 re 0) a i 4.5' HIGH CYCLONE FENCE / = rn AVENUE, HOLDING THE RECORD BEARING PER THE PLAT OF MORNING HILL NO. 5. II ruo (n M �' ,20058 / = O 4) THE RIGHT-OF-WAY WIDTHS WERE ESTABLISHED USING INFORMATION FROM RECORD 1 I ���/ a I ( <, ( -- co , w SURVEYS, PLATS, AND THE TAX ASSESSORS MAP. - ' � 0,9,, I �-10.00' SLOPE EASEMENT In a \ TAX LOT 1100 '_ I �� I MAP 2S-1-4AB a 1 ,, I �oo5s \ � v 5) THE UNDERGROUND UTILITIES ARE BASED ON THE MARKINGS PER LOCATE TICKET NUMBER 16053352. POLE WITH DROP • `+ I a-P I LOT 17 35' 35' N m / v' 10' + HIGH ARBORVITAE HEDGE //�� w w f�� N I I 8' HIGHWOOD F E A z - a w ' 1.6 1n o cn rn _ _ _ _ I O Id ` 12101 -*- 304 72097 .wwrw LL•�'° O Lu J Op I ' Q TITLE REPORT INFORMATION I ° N I \L 6' HIGH WOOD FENCE 290.00' 15' + HIGH ARBORVITAE HEDGE I w /w w Iae z Z I J 3 Q CD dI oo I w I�'� _ 6' WIDE 3 HIGHitiN88°41'08” ,toss I � I Q ti m \ ,\ � � - �I IN `` co oo I CONCRETE WALL o I \ w O WI O. EXCEPTION NUMBER PER TITLE REPORT (an) _ �_ E• I o 35' w. I TAX LOT 8400 TAX LOT 3800 12102 ADA RAMP `� p IMAP 2S-1-4AB _ _ TAX LOT 3700 TAX LOT 3600 12103 'STOP" U) 1 °I MAP 2S 1 4AB MAP 2S-1-4AB I "I, , 1) THE SURVEY IS BASED ON THE SUPPLEMENTAL PRELIMINARY TITLE z O' I MAP 2S-1-4AB o ADA RAMP I \ - - op �, Z I >� REPORT, PREPARED BY FIRST AMERICAN TITLE COMPANY OF OREGON, �� ' I LOT 113 LOT 71 I LOT 70 LOT 69 "7► - -GA§ w N WITH ORDER NUMBER 7001-2578041 AND A DATE OF JANUARY 19, I� \ I I (sD1� r 2016. I/ 11 .1 I \ g - _ _ - _ _ I I "MORNING HILL NO. 3" - I I OS I - I - a - SAN N� SW MORNING HILL DRIVE 1 2) THIS SURVEY DEPICTS THE PROPERTY DESCRIBED IN THAT 1 11 I N `° Z� - - - - G��� I I I N' o RPORT. NO SIGNIFICANT DISCREPANCIES WERE IDENTIFIED BETWEEN ; ; \ I ssa 3 �_ (sD2) - t -lr _ - - N THE SURVEYED PROPERTY BOUNDARY AND THE PROPERTY !j I / O p01 - -STM- o N DESCRIPTION CONTAINED IN THE TITLE REPORT. ;"- z WAT :1 I I '`' > "STOP AHEAD" I i I N - o - - - _ I TAX LOT 8500 -,: WATWAT Z 3) EXCEPTIONS 1-10 AND 12 ARE NOT PLOTTABLE. - I \ I MAP 2S-1-4AB 30 0 15 30 60 �1I I '6 LJ I ` ADA RAMP �1 z _ EXCEPTION NUMBER 11 IS A PERMANENT SLOPE EASEMENT TO THE ILOT 114 • • ■ ■ ■ ■ a ■ 1 ■ ■ ■ ■ ` ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ • o CITY OF TIGARD. IT AFFECTS THE SOUTHWEST CORNER OF THE D I \ / 1 inch = 30 ft. MATCH LINE WITH ABOVE 00 rlci PROPERTY, AS SHOWN. / I ° 11x17 SCALE: 1 inch = 60 ft. X (110 m / ; / I ki I - - w 0 •>✓ 1 . 0 NW Engineers, LLC 3409 NW John Olsen Place ■ ENGINEERSHillsboro, OR 97124 Phone(503)601-4401 Enlanarpn Fax(503)601-4402 ■ &Plannin Website www.nw-eng.com APPLICANT'S STATEMENT For "Progress Landing Subdivision" REQUEST Preliminary Plat Approval for a 12-Lot Subdivision `Progress Landing' in the R-4.5 Zone APPLICANT/DEVELOPER Riverside Homes, LLC Niki Munson 17933 NW Evergreen Parkway, #370 Beaverton, Oregon 97006 REPRESENTATIVE Matt Newman NW Engineers, LLC 3409 NW John Olsen Place Hillsboro, OR 97124 LEGAL DESCRIPTION Tax Map 2S1 04AB Tax Lot 100 Tigard, Oregon Engineering- Planning Managers: Matthew Newman &Steve White, P.E. Geotechnical Report Progress Landing Sub-division Beaverton, Oregon Prepared for: Riverside Homes Beaverton, Oregon 11 April 2016 Pr ,- ..,,, 19244 I r",,, s -71 /Ill \\,.., OREGON F-7,...--;--a,,, er-6-. Rapid 1 SOIISOIWIIOflSLLC 3915 SW Plum Street Portland, OR 97219 503-816-3689 TABLE OF CONTENTS 1.0 GENERAL INFORMATION 3 2.0 SITE CONDITIONS 3 2.1 Surface Conditions 3 2.2 Regional Geology 3 2.3 Field Explorations and Surfaces Conditions 5 2.3.1 Field Explorations 5 2.3.2 Surface Conditions 5 2.3.3 Groundwater 5 3.0 GEOTECHNICAL DESIGN RECOMMENDATIONS 5 3.1 Foundation 5 3.2 Floor Slabs 6 3.3 Seimic Design 6 3.4 Slopes and Hazards 7 3.5 Pavement Design 7 4.0 CONSTRUCTION RECOMMENDATIONS 7 4.1 Site Preparation 7 4.1.1 Proof Rolling 8 4.1.2 Wet Weather Conditions 8 4.1.3 House Demolition and site clearing 8 4.2 Excavation 8 4.3 Structural Fills 8 4.3.1 Native Soils 9 4.3.2 Imported Granular Fill 9 4.3.3 Pavement Base Aggregate 9 4.4 Drainage Considerations 9 5.0 CONSTRUCTION OBSERVATIONS 9 6.0 LIMITATIONS 10 SUPPORTING DATA Appendix A - Figures Figure 1 Location Plan Figure 2 Assessor's Map Figure 3 Aerial view of site with test pit locations Appendix B —Soil Logs, Laboratory data, street design review Progress Landing Subdivision 2 4/11/2016 1.0 PROJECT AND SITE DESCRIPTIONS Rapid Soil Solutions (RSS)has prepared this geotechnical report for the proposed 12-lot subdivision on the eastern side of SW 135th Ave approximately 110' south of it's intersection with SW Morning Hill Drive and 380'beyond it's initiation on the northeastern side of SW Walnut Street. At the time of the writing of this report the site is comprised of a single tax lot containing six structures and assigned the street address of 12030 SW 135th Ave, Tigard, Oregon. The site is situated roughly 0.62 miles south of SW Scholls Ferry Road(OR-210), 0.36 miles southeast of SW Barrows Road, 0.74 miles west of SW 121st Ave and is roughly 2.04 miles south-southwest of Washington Square Mall. The site is situated within the Northwest quarter of the Northeast quarter of Section 04, Township 2-South, Range 1-West, W.M. in Washington County, and can be identified by the tax lot number 100 (2S104AB00100). The alternate account/r-number for the parcel is R479100. It is at the latitude and longitude of 45.432910 and- 122.815018 (45°25'58.5"N, 122°48'54.1"W). See Appendix A, Figure 1 for site location indicated on a USGS 7.5 minute topographic map. Subsequent figures include additional site location information. 2.0 SITE CONDITIONS 2.1 Surface Conditions This 1.65-acre (115,422 square foot) parcel is situated in the relatively low relief Tualatin Valley basin. The valley is characterized as a broad, flat, lowland with prominent uplands controlled primarily by structural features (faulting and folding) in the underlying bedrock. It is located on the northeast descending slopes of the dome-shaped Bull Mountain. Structurally the Tualatin basin is bound by a saucer-shaped syncline bisected nearly down the middle by a ridge. Bull Mountain is part of this bisecting ridge. It contains a thick sediment accumulation that is crosscut by relatively sinuous streams and rivers. The slopes on site are relatively gentle, mapped as being less than 10% across the site and within the general vicinity of the site. These gentle slopes descend towards west flowing Summer Creek, a tributary to Fanno Creek. The site is situated in a residential neighborhood, surrounded on three sides be single- family residence on lots just under a quarter acre in size. Apartment buildings are adjacent to the western side of the subject site, across SW 135th Ave. The site currently contains six structures, three of which are single-family residences. The non-impermeable surfaces on the site are mostly covered with short-cropped grasses, with a denser vegetation containing various trees and shrubs situated in the central third of the subject site. 2.2 Regional Geology Current geologic literature 1'2'3'4'5 classifies the slopes underlying the subject site as 1 Ma,L.,Madin,I.P.,Duplantis, S.,and Williams,K.J.,2012,Lidar-based surficial geologic map and database of the greater Portland,Oregon,area,Clackamas,Columbia,Marion,Multnomah,Washington, and Yamhill Counties,Oregon,and Clark County,Washington: Oregon Department of Geology and Mineral Industries,Open-File Report 0-2012-02,scale 1:8,000. Progress Landing Subdivision 3 4/11/2016 Missoula floods deposits. These periglacial sediments were emplaced from about 21,000 to 12,000 years ago when dozens of gigantic floods burst through the ice damn that retained Glacial Lake Missoula. The floodwaters, which reached an elevation of 400 feet above sea level, soured many areas down to bedrock and buried others beneath thick layers of gravel, sand and silt that can be divided into a fine-grained and course-grained units. Additionally the slopes underlying the site are mapped as fine-grained deposits. This fine-grained unit is comprised primarily of unconsolidated clay, silt, and fine to medium grained white or tan sand. The sediments are deposited in a series of distinct layers, a few inches to a few feet thick, each of which represents a single flood. The finer sediments are predominantly quartz and feldspar and also contain white mica. The coarser sediments can be comprised of Columbia River Basalt fragments. Poorly defined beds of 1-to 3-feet thickness are observed in outcrops, and complex layering has been recorded in boreholes. Soil development commonly introduces significant clay and iron oxides into the upper 6-10 feet of the deposit. pli1 % `_,R- f �� -- Landslide t\`tiI I " • c�/J tt Debris Flo II MickArtificial Fill Mff aids Subject Site Creek Alluvium --` Mff Missoula Flood Deposits: ' - . MFine Grained � • - - . Br 11 t ,:.. Columbia River Basalt Group ' ' - ,:, (Br-1: With Loess) 0 0.5 1 2 miles 2 Hart,D.H. and Newcomb,R.C., 1965,Geology and ground water of the Tualatin Valley,Oregon:U.S. Geological Survey,Water-Supply Paper 1697,scale 1:48,000. 3 Burns, Scott,Growney,Larry,Brodersen,B.,Yeats,R.S.,and Popowski,T.A., 1997,Map showing faults,bedrock geology,and sediment thickness of the western half of the Oregon City 1:100,000 quadrangle,Washington,Multnomah,and Marion Counties: Oregon Department of Geology and Mineral Industries,Interpretive Map Series 4, scale 1:100,000. 4 Schlicker,H.G. and Deacon,R.J., 1967,Engineering geology of the Tualatin Valley region: Oregon Department of Geology and Mineral Industries,Bulletin 60, scale 1:48,000. 5 Gannett,M.W.and Caldwell,R.R., 1998,Geologic framework of the Willamette lowland aquifer system, Oregon and Washington:U.S.Geological Survey,Professional Paper 1424-A,scale 1:250,000. Progress Landing Subdivision 4 4/11/2016 2.3 Field Exploration and Subsurface Conditions 2.3.1 Field Explorations Three(3)test pits were excavated with a excavator. The locations of the borings are shown on Figure 3 in Appendix A. A GIT observed and logged the subsurface soils and they were reviewed and written up by a registered professional engineer.Test pit logs detailing materials encountered is in Appendix B. The logs were created using the Unified Soil Classification and Visual Manual Procedure (ASTM-D 2488). Samples were transported to the laboratory ACS Testing of Tigard, Oregon for further classification in seal bags. Please see Appendix B for further laboratory results. Three additional boring were drilled on Friday 26 February for soil resistivity testing for TVWD water lines. Those results are in the appendix. Borings were at depth and along future water line. 2.3.1 Subsurface Conditions The soil conditions were medium stiff to stiff SILT to a depth of 10.0 feet. With moisture contents ranging from 30.7%to 32.4% 2.3.2 Groundwater Groundwater was not encountered 3.0 GEOTECHNICAL DESIGN RECOMMENDATIONS 3.1 Foundation Design The building foundations may be installed on either engineered fill or firm native sub- grade that is found at a depth of about 2 feet. This depth may be locally variable and should be confirmed by a geotechnical engineer or their representative at the time of construction. Continuous wall and isolated spread footings should be at least 16 and 24 inches wide, respectively. The bottom of exterior footings should be at least 16 inches below the lowest adjacent exterior grade. The bottom of interior footings should be at least 12 inches below the base of the floor slab. Footings placed on engineered fill or firm native sub-grade should be designed for an allowable bearing capacity of 2,000 pounds per square foot(psf). The recommended allowable bearing pressure can be doubled for short-term loads such as those resulting from wind or seismic forces. Based on our analysis the total post-construction settlement is calculated to be less than 1 inch, with differential settlement of less than 0.5 inch over a 50-foot span for maximum column,perimeter footing loads of less than 100 kips and 6.0 kips per linear foot. Progress Landing Subdivision 5 4/11/2016 Lateral loads on footings can be resisted by passive earth pressure on the sides of the structures and by friction at the base of the footings. An allowable lateral bearing pressure of 100 pounds per cubic foot(psf/f)below grade may be used. Adjacent floor slabs, pavements or the upper 12-inch depth of adjacent,unpaved areas should not be considered when calculating passive resistance. An angle of internal friction of 28 degrees can be used. If construction is undertaken during wet weather, we recommend a thin layer of compacted, crushed rock be placed over the footing sub-grades to help protect them from disturbance due to the elements and foot traffic. 3.2 Floor Slabs Satisfactory sub-grade support for building floor slabs can be obtained from the native sub- grade prepared in accordance with our recommendations presented below. A 6-inch-thick layer of imported granular material should be placed and compacted over the prepared sub- grade.Imported granular material should be crushed rock or crushed gravel that is fairly well graded between coarse and fine,contains no deleterious materials,have a maximum particle size of 1 inch, have less than 5 percent by weight passing the U.S. Standard No. 200 Sieve, and meet OS SC 02630.10—Dense Graded Aggregate 1"-0". The imported granular material should be placed in 6-inch-thick lifts and compacted to at least 95 percent of the maximum dry density as determined by American Society for Testing and Materials(ASTM)D 1557.A sub-grade modulus of 125 pounds per cubic inch(pci)may be used to design the floor slab. Installation of a vapor barrier is required for all the houses built on this lot.It will reduce the potential for moisture transmission through, and efflorescence growth on, the floor slabs. Additionally, flooring manufacturers often require vapor barriers to protect flooring and flooring adhesives and will warrant their product only if a vapor barrier is installed according to their recommendations. The selection and design of an appropriate vapor barrier, if needed, should be based on discussions among members of the design team. 3.3 Seismic Design Criteria The seismic design criteria for this project found herein is based on the USGS Earthquake Hazards Program. A summary of IBC 2012 code section seismic design criterion below: using a Lat of 45.432910 and Long of-122.8105018 Short Period 1 Second Maximum Credible Earthquake Spectral Acceleration Ss=0.963g 51 =0.423 g Adjusted Spectral Acceleration Sms= 1.073 Sml =0.667 Design Spectral Response Acceleration Perimeters Sds=0.715 Sd1=0.445 Progress Landing Subdivision 6 4/11/2016 3.4 Slopes and Hazards The Oregon HazVu: Statewide Geohazard Viewer6, Metromap7 and Portland Maps8 were reviewed on 25 March 2016 to investigated mapped geological hazards. This review indicates that the northern half of the parcel is situated within the 100-year floodplain as mapped by FEMA. The expected earthquake-shaking hazard is classified as `severe' to 'very strong' with a liquefaction hazard classification of`high'. The nearest mapped active fault is the NW-SE oriented Molalla-Canby fault, terminating roughly 1.4 miles east of the subject site. Mapping (ex: Burns et al, 1997) shows additional faults cross cutting the basin,particularly in the small pass between Bull Mountain and Parrot Mountain. These older faults are canceled by the more recent sedimentary deposits, IMS- 159 rates the site vicinity as having a peak horizontal acceleration of 0.4 to 0.6g for a magnitude 6.8 Portland Hills Fault earthquake. This falls on the Modified Mercalli Intensity scale in the categories of`severe shaking'. Severe shaking can result in slight damage in specially designed structure, will cause considerable damage in ordinary substantial buildings with partial collapse and can produce great damage in poorly built structures. The nearest mapped landslides are located in the creek-canyons at the toe of Bull Mountain, roughly half a mile southwest of the subject site. The landslide susceptibility for the site is classified as low(landsliding unlikely) to moderate (landsliding possible). 3.5 Pavement Design After review of the existing street section RSS found that it meets the future loading of the street for 25 years of growth. Any needed widen area's shall meet Washington County Standards for this level of street. Compaction standards on Washington County Roads require 100% of T99. If the contractor can't achieve the sub-grade compaction standard then the can over excavate 4" and replace with a total rock section of 12"of 1 1/2"minus, then 2" of 3/4" as top rock. This deeper section can also be used as a wet weather section. The asphalt's base rock section is not intended to serve as a construction working surface. Oftentimes such use will result in contaminated bas rock and a soil sub-grade which has become disturbed. 4.0 CONSTRUCTION RECOMMENDATIONS 4.1 Site Preparation Demolition should include removal of existing improvements throughout the project site. 6 http://www.oregongeology.org/hazvu/ 7 http://gis.oregonmetro.gov/metromap/ 8 http://www.portlandmaps.com/ 9 Wong,I., Silva,W.,Bott,J.,Wright,D.,Thomas,P.,Gregor,N.,Li, S.,Mabey,M., Sojouner,A.,and Wang,Y., (2000),Earthquake scenario ground shaking map for the Portland, Oregon, metropolitan area: Portland Hills Fault M 6.8 earthquake,Peak horizontal acceleration(g)at the ground surface:DOGAMI, IMS-15. Scale 1:62,500 Progress Landing Subdivision 7 4/11/2016 Underground utility lines, vaults,basement walls or tanks should be removed or grouted full if left in place. I recommend that soil disturbed during grubbing operations be removed to firm, undisturbed sub-grade. The excavations should then be backfilled with compacted structural fill. On this site only disturb the area in which can be covered with rock during the day. The moisture sensitive SILT soil when exposed to wet weather becomes soft and yielding. See wet weather conditions below. 4.1.1 Proof Rolling Following stripping and prior to placing aggregate base course,pavement the exposed sub-grade should be evaluated by proof rolling. The sub-grade should be proof rolled to identify soft, loose, or unsuitable areas. Please give 24 hour notice to observe the proof rolling. Soft or loose zones identified during the field evaluation should be compacted to an unyielding condition or be excavated and replaced with structural fill, as discussed in the Structural Fill section of this report. 4.1.2 Wet Weather Conditions The near-surface soils will be difficult during or after extended wet periods when the moisture content of the surface soil is more than a few percentage points above optimum. Soils that have been disturbed during site preparation activities, or soft or loose zones identified during probing or proof rolling, should be removed and replaced with compacted structural fill. Track-mounted excavating equipment will be required during wet weather. The imported granular material should be placed in one lift over the prepared, undisturbed sub-grade and compacted using a smooth drum, non-vibratory roller. If construction is undertaken during the wet weather the builder may choose to cement treat the top 12" of sub-grade soil on the site. This will save time over the duration of the project due to the moisture sensitive silty CLAY becoming soft and yielding which will require repeated over excavation and replacement with structural fill. The geo-textile fabric can be eliminated if the sub-grade is cement treated. 4.1.3 House Demolition and site clearing RS S will verify that the area has been stripped of all organic material prior or construction debris prior to placement of any fill. Only imported material shall be used to fill old basement area. See below section for import fill materials. Please allow 24 hours to schedule inspection for post demolition. 4.2 Excavation Subsurface conditions of accessible cleared areas of the project site show predominately CLAY to the depth explored(10 feet). Excavations in the upper soils may be readily accomplished with conventional earthwork equipment with smooth faced bucket. 4.3 Structural Fills Fills should be placed over sub-grade prepared in compliance with Section 4.1 of this report. Material used, as structural fill should be free of organic matter or other unsuitable Progress Landing Subdivision 8 4/11/2016 materials and should meet specifications provided in OSSC, depending upon the application. A discussion of these materials is in the following sections. 4.3.1 Native Laboratory testing indicates that the moisture content of the near-surface is greater near the optimum moisture content of the soil required for satisfactory compaction. This is depending on the weather conditions at the time of excavation. See section 4.3.2 for imported granular fill. 4.3.2 Imported Granular Fill The imported granular material must be reasonably well graded to between coarse and fine material and have less than 5%by weight passing the US Standard No.200 Sieve. Imported granular material should be placed in lifts 8 to12 inches and be compacted to at least 95% of the maximum dry density, as determined by ASTM D 698. Where imported granular material is placed over wet or soft soil sub-grades, we recommend that a geo-textile serve as a barrier between the sub- grade and imported granular material. Please supply the engineer with a 5gallon bucket of material 48hours prior to any compaction tests required. 4.3.3 Pavement Base Aggregate Imported base aggregate for roads and parking lots should be clean, crushed rock or crushed gravel. The base aggregate should meet the gradation defined in OSSC 02630.10—Dense Graded Aggregate 1 1/2"-0,"with the exception that the aggregate should have less than 5%passing a US Standard No. 200 Sieve. The base aggregate should be compacted to at least 100% of the maximum dry density, as determined by ASTM D 698. Please supply the engineer with a 5gallon bucket of material 48hours prior to any compaction tests required. 4.4 Drainage Considerations The Contractor shall be made responsible for temporary drainage of surface water and groundwater as necessary to prevent standing water and/or erosion at the working surface. We recommend removing only the foliage necessary for construction to help minimize erosion. Slope the ground surface around the structures to create a minimum gradient of 2% away from the building foundations for a distance of at least 5 feet. Surface water should be directed away from all buildings into drainage swales or into a storm drainage system. 5.0 CONSTRUCTION OBSERVATIONS Satisfactory pavement and earthwork performance depends on the quality of construction. Sufficient monitoring of the activities of the contractor is a key part of determining that the work is completed in accordance with the construction drawings and specifications. I recommend that a geotechnical engineer observe general excavation, stripping, fill placement, and sub-grades in addition to base. Subsurface conditions observed during construction should be compared with those encountered during the subsurface explorations. Progress Landing Subdivision 9 4/11/2016 Recognition of changed conditions requires experience. Therefore, qualified personnel should visit the site with sufficient frequency to detect whether subsurface conditions changes significantly from those anticipated. 6.0 LIMITATIONS This report has been prepared for the exclusive use of the addressee, and their architects and engineers for aiding in the design and construction of the proposed development. It is the addressee's responsibility to provide this report to the appropriate design professionals,building officials, and contractors to ensure correct implementation of the recommendations. The opinions, comments and conclusions presented in this report were based upon information derived from our literature review, field investigation, and laboratory testing. Conditions between, or beyond, our exploratory borings may vary from those encountered. Unanticipated soil conditions and seasonal soil moisture variations are commonly encountered and cannot be fully determined by merely taking soil samples or soil borings. Such variations may result in changes to our recommendations and may require that additional expenditures be made to attain a properly constructed project. Therefore, some contingency fund is recommended to accommodate such potential extra costs. If there is a substantial lapse of time between the submission of this report and the start of work at the site; if conditions have changed due to natural causes or construction operations at, or adjacent to,the site;or,if the basic project scheme is significantly modified from that assumed,it is recommended this report be reviewed to determine the applicability of the conclusions and recommendations. The work has been conducted in general conformance with the standard of care in the field of geotechnical engineering currently in practice in the Pacific Northwest for projects of this nature and magnitude. No warranty, express or implied, exists on the information presented in this report.By utilizing the design recommendations within this report,the addressee acknowledges and accepts the risks and limitations of development at the site, as outlined within the report. Progress Landing Subdivision 10 4/11/2016 APPENDIX A Progress Landing Subdivision 11 4/11/2016 �rJ/�a II l.` 1 G = A ✓ UNITED STATES G '� DEPARTMENT OF THE INTERIOR I -7 / ° GEOILOGICAL SURVEYI'll �J " I BEAVERTON QUADRANGLE • _ l� ,' .'� ■ OREGON—WASHINGTON CO. a° r KGs 'I �i " + � _` 7, 7.5 MINUTE SERIES (TOPOGRAPHIC) -i �� , 7 SAI (, 4 n hJ p 9 ti 9. �II J •\ yll I I/ - - �T DeQO � ij +/ L Z. 4 If Ti • 'p \,` �+11` T FERRY ��...i = 6M.. • - JI C• _� • . \ uhf .r.,1,,,?.....:‘,„.,. .,.4O�1 1 M 1 MI... IJ 1� a k o+�s �.— r Kinton1/.' I . j + .•1 has,-# ' f �„ l 1 r:.'u hr f °,, c \ I_ '' • 9 0 _ ,I s �fi r r o _t •210 1 -- L - (r---,:,..„:..7-‘Nn r ,, • Irl ")�, �` u( _ q. �. .,:.,,,.!.,,,,,s, III • h� ' III / 7 1 J ( r�- • ` rt �F ice *`�I'i' III ��~ LLL :; I I , ���I � �,— �� ''� / � ( . 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LANE „.1.:0,. ,Z t g RE , F, 249 I 0 1 i5r g igg 0 „5,5,31!' 242 P, i WASHINGTON COUNTY OREGON NW1 /4 NE1 /4 SECTION 04 T2S R1W W.M. Figure 2: Subject site location on the Washington County Assessor's Map _ .' c: ' pa APPENDIX B Progress Landing Subdivision 12 4/11/2016 7409 SW Tech Center Dr,#145 Tigard,OR 97223 phn:503-443-3799 fax: 503-620-2748 503.443.3799 RAPID SOIL SOLUTIONS 3915 SW PLUM STREET PORTLAND, OR 97219-6018 PROJECT: RSS 2016 LAB SERVICES JOB NO: 16-6172 LOCATION: 12030 SW 135TH AVE WORK ORDER NO: N/A SAMPLE SOURCE: SEE BELOW DATE SAMPLED: 3/29/16 MECHANICAL SIEVE ANALYSIS GROUP SYMBOL, USCS (ASTM D-2487) Silt or SAND GRAVEL COBBLES Clay Fine Medium Coarse Fine Coarse Location&Depth USCS LL PI #200 #100 #50 #40 #30 #16 I #10 #8 #4 II 114.'' 3/8" 1/2" 3/4" 1" 1 1/4" 1 1/2" 2" 3" 6" Lab# PERCENT PASSING BY WEIGHT TP3 @ 228 5 8835 BORING DEPTH MC% TP1@8' 32.4 TP2 @ 5' 31.4 TP3 @ 2' 30.7 REVIEWED BY DETjs Doug Esquivel VP TP#1 5 Surface Elevation: 242 `may �cy'�� GoJc` `'C'Qe.s�•p�e Boring Date: 3/29/16 16 �.a / //// P`ytiO �Q tiesBoring Location:Tigard, OR OeXQ'� 5' �a Drilling Method: Excavator 0 a - Top Soil a - m ML Damp, medium brown,fine grained soft SILT 8 C 0 c - c —2 -- - ML Damp, medium brown,fine grained soft SILT, PP=0.5 M• - 0 - ML Damp, medium brown,fine grained stiff SILT, PP=1.25 a —4 - 5 x0 • - ML Damp, medium gray,fine grained stiff SILT N • —6 a 0 - 9 —8 ML Damp,gray brown,fine grained, stiff SILT o m - e 0 •y —10 32.4 - _ Test pit completed at depth of 10ft - 0 0 r-12 U S' O - - H - -14 SW 135th Subdivision Rapid Soil Solutions Project No. Riverside Homes Plate 1 TP#2 y e Surface Elevation: 242 `may �y\`0 �yti� GN> ••k �y��e Boring Date: 3/29/16 e�ir eta o�y� O o� 4` a�et Boring Location:Tigard,OR O Q' �` 0 0 5a Drilling Method: Excavator iv 0 Top Soil ML Damp, medium brown,fine grained soft SILT g)- C, _ € a. —1 C7 es U, 3 E - 0 v -2 ML Damp, medium brown,fine grained medium stiff SILT, PP=1. - 0 m_ N 0 -3 3 a- a - 9 - ML Damp, medium brown,fine grained stiff SILT5 —4 o — iI — E - 0 u —5 31.4 End test pit at 5ft >a 0 U —6 'Z' U -7 Rapid Soil Solutions SW 135th Subdivision Plate 1 Riverside Homes TP#3 Surface Elevation: 248 60 `may Jae e<•(' GoJ �\ a�y Boring Date: 3/29/16 �'�'c Fa �y� O o4% �Q �yc Boring Location:Tigard, OR Og Q`y • 0 �� 5a 4a Drilling Method: Excavator E 0 a - Top Soil y }tf Y ytY<Y jY 8 o- ML Damp,decompsoing rock and medium stiff tanish hue fine grained SILT 0 -1 CD f. r O t - 2 P1=5, LL=28 30.7 End test pit at 2ft o• - 0 m_ 40 v o o N c -3 g — X 0 g q —4 0 - ▪ - a - 0 0 r — —5 - o0 0 t' -6 f�_ 0 O G y -7 SW 135th Subdivision Rapid Soil Solutions Plate 1 Riverside Homes AC Test�in,gg Inc Page 1 of 1 7� � �1'e t� ic !,rkitstr45135 1T * iOR7110'3223 „ .., C,,,x,:rr Plli e56934 47 t12Ait 0 207V/48 DAILY SOILS REPORT Job# 16-6164-11 503.443.3799 503.443.3799 Permit# N/A Date:Mar 31,2016 Mail To : Project: RAPID SOIL SOLUTIONS 12030 SW 135TH AVE 3915 SW PLUM STREET 12030 SW 135TH AVE PORTLAND,OR 97219-6018 TIGARD,OR Inspector: Cameron Ingersol ODOT#49382 Weather: Contractor: Temperature: Field Inspection: ACS representative arrived on-site for coring asphalt. Once asphalt was cored, ACS representative dug out base rock all the way to native soil. ACS sampled native soil to run an "R" Value per Mia with Rapid Soil Solutions. There was 4" of asphalt, 14" of base rock, and native was also probed, only penetrating soil about 1". Our reports pertain to the material tested or inspected only.Information contained herein is not to be reproduced except in full, without prior written authorization from this office. Reviewed . Date: 4/1/2016 CC: Mia Mahedy-Sexton • DE/KT :R •• Equive , VP • ACCREDITED ACCREDITED 7409 SW Tech Center Dr,#145 Tigard,OR 97223 014CRETE phn:503-443-3799 OILS fax:503-620-2748 RAPID SOIL SOLUTIONS 3915 SW PLUM ST PORTLAND OR 97219 PROJECT: 12030 SW 135th Ave. JOB NO: 16-6164-11 LOCATION: SAMPLE NO: #1 MATERIAL: Clayey Silt Trace Gravel LAB NO: 8838 SAMPLE SOURCE: DATE SAMPLED: 3/30/2016 RESISTANCE R-VALUE AND EXPANSION PRESSURE OF COMPACTED SOILS(ASTM D2844) SPECIMEN I.D. A Moisture Content 16.8% 18.7% 20.4% Compaction Pressure(psi) 350 300 225 Specimen Height(inches) 2.46 2.49 2.51 Dry Density(pcf) 109.0 109.7 106.8 Horiz.Pres.@ 1000lbs(psi) 35.0 45.0 54.0 Horiz.Pres.@ 2000Ibs(psi) 78.0 110.0 136.0 Displacement 3.01 3.80 4.26 Expansion Pressure (psi) 1.6 0.8 0.3 Exudation Pressure(psi) 550 350 225 R Value 47 23 9 90 , , , r 4 I 80 • ' 60 ' 50 IX 40 ' 30 20 10 0 800 750 700 650 600 550 500 450 400 350 300 250 200 150 100 50 0 Exudation Pressure(psi) R Value at 300 PSI= 18 / - REVIEWED BY: Street Design for Progress Landing Subdivision—Beaverton, OR AADT from Washington County 2014 Traffic count is 1199, for SW 150th Avenue between Beef Bend Road and SW Bull Mountain Road, similar level of service, street: connecting two artierials. The following information has been obtained from Washington County traffic design manual n=25 years Po=4.2 Mr=12,655 Pt=2.5 W18 =ESAL's = 595,747 Design reliability= 90% So= 0.5 Zr= -1.282 FHWA NHI -05-037 Dd=1 D1=1 g=.5% Using the AASHTO flexible design equation APSE 1°810(1a )= xS +9.36xlo +1 —4.20+ 4...-1,5) +2.32x10 1c i�. — i� 1094 0A0+ (sN+1)5" Where Mr= 1000+ 555(R) = 10,990 where R=18 see lab results Sn=4(.42) +14(.1)= 3.08 Is this enough Inserting all the above values it comes up with: 5.78< 5.96 so the section of 4 total inches of rock with 11 in of AC meets current and 25 years, 1 { RoPi 1 ' 1944 ,OL) OREGON i fiel KO* EKFiR • Mia Mahedy-Sexton, PE GE - - Total ESAL Calcul . Traffic Calculation :!:No.of Years to Project Traffic(yrs): 25 Help _)Determine Past and Future ESALs Two-Way Average Daily Traffic(ADT): 1,199 Help Directional Distribution Factor(%): 50% Help Design Lane Distribution Factor(%) 100% Help Growth Rate(%): 2% Help Percent Trucks(%): 5% Help Truck Factor(ESALsiTruck) 1.7 Help Sub mit ESAL Calculation Total ESALs: 595,747 30 25 -0 20 11505 - 111111111111111110 <„ rs. < ), ?. ),• Year "PROGRESS LANDING PRELIMINARY PLAT APPROVAL FOR A 12-LOT SUBDIVISION IN THE R-4.5 ZONE" Exhibit No. Exhibit Title 1 Cover Sheet 2 Aerial Photograph 3 Existing Conditions 4 Preliminary Plat 5 Preliminary Site Plan 6 Preliminary Utility Plan 7 Preliminary Grading & Erosion Control Plan 8 Preliminary Erosion Control Notes & Details 9 Preliminary Street 'A' Plan & Profile 10 Tree Preservation and Removal Site Plan 11 Tree Canopy Site Plan Requirements 12 Zoning Map 13 CWS Service Provider Letter 14 Tax Map 15 Neighborhood Meeting Documentation 16 Pre-Application Notes 17 Arborist Report Prepared by Morgan Holen & Associates 18 Geotechnical Report Prepared by Rapid Soil Solutions 19 Storm Drainage Report Prepared by NW Engineers 20 Sight Distance Certification Prepared by NW Engineers City of Tigard a , COMMUNITY DEVELOPMENT DEPARTMENT Master Land Use Application LAND USE APPLICATION TYPE ❑ Adjustment/Variance (II) 0 Minor Land Partition (1I) D Comprehensive Plan Amendment (IV) 0 Planned Development (III) ❑ Conditional Use (III) 0 Sensitive Land Review (II or III) D Development Code Amendment (JV) ❑ Site Development Review (II) ❑ Downtown Design Review (I1, III) 1, Subdivision (I1 or III) D Historic Overlay (I1 or 110 Zone Change (II1) ❑ Home Occupation (11) 0 Zone Change Annexation (IV) NOTE: For required submittal elements,please refer to your pre-application conference notes. PROPOSAL SUMMARY (Brief description) PROPERTY INFORMATION (where proposed activity will occur) Location (address if available): (Ze(,O .514 I SS; Ainput., Tax maps and tax lot #s: S 1 4 cfAre„ l p 0 Total site size: Zoning classification: - c APPLICANT INFORMATION 3a, Name: }Zl1 O 414 - NES (1 L _/J1K Case No.: � I��,V Sc,.1 Mailing address: f7 3 hit.) Related Case No.(s): ti rw #370 City/stare: 6fAve.f.tti� O Zip: 9300(t, Application Fee: p Phone number: SO) _ 4k5 -09 kr> Application accepted: Primary contact name: /.1( lC t 1✓tiAIS axi B}. Date. Phone number: S — Application determined complete: Email: CLlifti k, Sang f, e" A vt, C-€ii B!': Date: I:\CURPLNSMasters\Wnd Use Applimons Rev 11/25/2074 City of Tigard • 13125 SW Hall Blvd. • Tigard,Oregon 97223 • wwwtigard-or.gov • 503-718-2421 • Page 1 of 2 PROPERTY OWNER/DEED HOLDER INFORMATION (Attach list if more than one) Name: SU i.[,L4 MOTO 'TRUST Mailing address: 2-74/0 S'i"-) 13004 A iLfz-Vr ce fi City/state: f t1t1"cA .. u QAC. Zip: °17 ZZS Phone: Email: .When the owner and the applicant are different people,the applicant must be the purchaser of record or a lessee in possession with written authorization from the owner or an agent of the owner.The owners must sign this application in the space provided on the back of this form or submit a written authorization with this application. THE APPLICANT(S) SHALL CERTIFY THAT: • If the application is granted,the applicant shall exercise the rights granted in accordance with the terms and subject to all the conditions and limitations of the approval. • All the above statements and the statements in the plot plan,attachments,and exhibits transmitted herewith, are true;and the applicants so acknowledge that any permit issued, based on this application,map be revoked if it is found that any such statements are false. • The applicant has read the entire contents of the application,including the policies and criteria, and understands the requirements for approving or denying the application(s). N Ila OUAiStrA,1 <-- Avre--e/De sy,,ke,, Applica 's st.• Print name *M 66(....._ Date ffiVet24----' 6.1 iti -S 5-2a-1C. Applicant/Age /Representative's signature Print name Date Applicant/Agent/Representative's signature Print name Date SIGNATURES of each owner of the subject property required 4til!/ _ L'ilf3i —T P 5 LI AIAWO re.) CSS I�/i Owner's signature Print name Date Owner's signature Print name Date Owner's signature Print name Date Owner's signature Print name Date MASTER LAND USE APPLICATION City of Tigard • 13125 SW Hall Blvd. • Tigard,Oregon 97223 • wwwtigard-or.gov • 503-718-2421 • Page 2 of 2 NW Engineers,LLC kir MENGINEERS 3409 NW John Olsen Place Hillsboro, OR 97124 &Plan inn Phone(503)601-4401 ■ ■ Planning Fax(503)601-4402 Website www.nw-eng.corn November 22, 2016 SUB2016-00006 APPLICANT ' S STATEMENT APPLICANT/CONTRACT PURCHASER: Riverside Homes, LLC Niki Munson 17933 NW Evergreen Parkway, #370 Beaverton, Oregon 97006 APPLICANT'S REPRESENTATIVE: Matthew Newman NW Engineers, LLC 3409 NW John Olsen Place Hillsboro, Oregon 97124 REQUEST: Preliminary Review for an 12-lot Subdivision "Progress Landing" in the R-4.5 District SITE LEGAL DESCRIPTION: Tax Lot 100; Tax Map 2S1 04AB Tigard, Oregon SIZE: 2.66 Acres LOCATION: 12060 SW 135th Avenue Tigard, Oregon 97223 LAND-USE DISTRICT: R-4.5 (Low Density Residential) Engineering • Planning Managers: Matt Newman Steve White,PE APPLICABLE REGULATIONS A. Tigard Comprehensive Plan B. 2016 Tigard Community Development Code: Chapter 18.390 Decision Making Chapter 18.430 Subdivisions Chapter 18.510 Residential Zoning Districts Chapter 18.705 Access/Egress/Circulation Chapter 18.715 Computations Chapter 18.745 Landscaping&Screening Standards Chapter 18.765 Off-Street Parking/Loading Requirements Chapter 18.790 Urban Forestry Plan Chapter 18.795 Visual Clearance Areas Chapter 18.810 Street& Utility Improvement Standards C. Chapter 18.390 Impact Study II. AFFECTED JURISDICTIONS Domestic Water: City of Tigard Water Drainage: City of Tigard Erosion Control: City of Tigard Fire Protection: Tualatin Valley Fire and Rescue Parks: City of Tigard Police Protection: City of Tigard Schools: Beaverton School District Sewer: City of Tigard Streets: City of Tigard Water Quality/Quantity: City of Tigard III. BACKGROUND: The applicant/contract purchaser, Riverside Homes, LLC, is requesting preliminary review for an 12-lot Subdivision "Progress Landing," for a 2.66 acre lot zoned R-4.5 District (Low Density Residential) on the Tigard Comprehensive Plan. The subject property is identified by the Washington County assessor as Tax Lot 100 of Tax Map 2S1 04AB, and is further defined as 12060 SW 135th Avenue, Tigard 97223 (See Exhibits 1, 2 & 3). There are multiple dwellings and buildings on the property - all will be removed. This resubmittal of Case File No. SUB2016-00006 addresses all of the comments listed in the letters dated June 22, and October 6, 2016, and discussed in the meeting with staff held on October 19, 2016. Since the existing dwellings are being removed, the 12-lot project complies with density restrictions. The street width has been adjusted to comply with standards - a 28-ft. pavement width within 50-ft. right-of-way. Additionally, the cul-de-sac width was adjusted with curb-tight sidewalks including an emergency vehicle hammerhead. Finally, an on-site storm detention and water quality tract has been provided along with revised sanitary and storm line design to ensure all stormwater is treated on-site and access to utility lines is provided as required by the City. 12-Lot Subdivision Progress Landing Page 2 of 36 Proposal Regarding density, a maximum of 12 lots which average 7,500 sq. ft. are permitted on the site based on net developable area of +/- sq. ft. after deduction of public right-of-way dedication on the site's SW 135th Avenue frontage, the interior public street, and the Tract 'A' storm water detention and water quality tract, (90,435 sq.ft.). The density calculation is as follows: Gross Lot Area 115,895 sq. ft. ROW Dedication -2,001 sq. ft. Interior Public Street -21,445 sq. ft. Tract "A" WQF -2,014 sq. ft. Net Lot Area =90,435 sq.ft. 7,500 sq. ft. x 12 =90,000 sq. ft. - 12 Lots Permitted As noted, the net lot area of 90,435 sq. ft. exceeds the minimum 90,000 sq. ft. required for twelve new lots in accordance with the subdivision standards (Chapter 18-430). All lots comply with the minimum 6,000 sq. ft. lot size standard, average 7,500 sq. ft. lot size standard. Minimum 50-ft. lot width, and maximum lot depth of 2.5 x lot width standard of the zone. All lots also comply with the minimum 25-ft. frontage standard on a public street. All lots meet or exceed the minimum 50-ft. lot width standard -See Exhibit 4). Setbacks to property lines and the site's perimeter are also shown on Exhibit 5. All proposed buildings meet or exceed the minimum 15-ft. rear and 5-ft. side perimeter setback standard, and 20-ft. garage setbacks. All side yards have a minimum 5-ft. setback (15-ft. side facing a street for Lot 1). Existing Conditions The site is bordered to the north, east and south by existing single family residences and to the west by SW 135th Avenue. Apartments are located on the west side of SW 135th Avenue. All abutting properties are located in the R-4.5 zone. The apartments are located in the R-25 zone (See Exhibit 12). As shown on the Existing Conditions Plan (Exhibit 3), the site slopes gently from southwest to northeast at a grade of approximately 5%. There are a few trees on-site which are proposed to be removed and partially replaced as shown on the Tree Preservation and Removal Plan and Tree Canopy Site Plan (Exhibits 10-11). Some trees will be retained on the perimeter east and north side of the site. A related Arborist Report/Urban Forestry Plan Report is attached as Exhibit 17. Utilities Regarding utilities, all required public services are available to the site. As shown on the existing conditions plan (Exhibit 3), public sanitary and storm lines are stubbed to the site at the northeast corner of the site. These lines will be extended onto the site to serve the development. There is a 20-ft. wide utility easement on the north side of Lot 9 for sanitary sewer and storm lines. This easement is wide enough for city utility vehicles to access manholes within the easement. Water quality treatment is proposed in the proposed water 12-Lot Subdivision Progress Landing Page 3 of 36 quality and detention facility in Tract 'A'. Improvements to this facility are proposed as described in the storm drainage report(Exhibit 19). Public water and other utilities in SW 135th Avenue are available to serve the proposed dwellings and lots as noted on the preliminary utility plans (Exhibit 6). A public water line will be extended from the existing system in SW 135th Avenue to the end of the cul-de-sac where a "blow-off" is proposed. Individual private water lines are proposed with meters along the frontage of each lot. A fire hydrant is proposed near the entrance from SW 135th Avenue. This should be sufficient to serve the development. Dry utilities, such as natural gas, electricity, cable and data lines will be extended to the lots via underground conduit and pipes. No overhead power or utility lines are located along the site's frontage with the exception of a single line which extends across SW 135th Avenue to serve the site. This line will be removed or located underground, depending on the design provided by PGE. All on- site utilities will also be placed underground as required by PGE. Public Road Improvements No improvements to SW 135th Avenue are proposed with the exception of those related to the closure of three driveways and construction of the proposed public street entrance. All existing driveways serving the site are proposed to be closed. A half-street improvement exists along the site's frontage. Additional 5-ft. dedication totaling 35-ft. from centerline is proposed. Sight distance triangles are shown at the proposed public street entrance. Sight distance was measured at the entrance and it was found to comply with city standards (See Exhibit 20). With respect to the planned public street improvements, the applicant proposes to construct a 28-ft. wide paved public street within 50-ft. right-of-way with cul-de-sac on the northeast side of the existing house. Parking is provided on the west side of the street. To comply with emergency services standards, a `hammerhead' is designed within the cul-de-sac and via easement over Lot 9 (See Exhibit 5). Neighborhood Meeting A Neighborhood Meeting regarding the proposal was held on April 6, 2016. Approximately 17 people attended the meeting. There were questions regarding tree removal, street improvements, fencing, drainage, timing of development, and the size/scale of the homes which would be built on the site, among others. Documentation regarding the meeting is attached as Exhibit 15. Pre-Application Conference A pre-application conference regarding the property was held on February 11, 2016. Pre-ap notes are attached as Exhibit 16. Resources City maps, in addition to other sources—e.g., Clean Water Services' pre-screen analysis (Exhibit 13)—show that no portion of the site is impacted by wetlands or 100-year flood plain. Additionally, there are no significant trees or habitat on the site. Therefore, no portion of the site will need to be protected in an open space tract. 12-Lot Subdivision Progress Landing Page 4 of 36 IV. FINDINGS A. CITY OF TIGARD COMPREHENSIVE PLAN COMMENT: Except where required by the City of Tigard Community Development Code, this application is not required to address the city's goals and policies related to the development of land, since the City of Tigard Comprehensive Plan is implemented by the code. B. CITY OF TIGARD COMMUNITY DEVELOPMENT CODE CHAPTER 18.390: DECISION-MAKING PROCEDURES 18.390.020 Description of Decision-Making Procedures A. General. All development permit applications shall be decided by using one of the following procedure types. The procedure type assigned to each action governs the decision-making process for that permit, except to the extent otherwise required by applicable state or federal law. The director shall be responsible for assigning specific procedure types to individual permit or action requests, as requested. Special alternative decision-making procedures have been developed by the city in accordance with existing state law, and are codified in Section 18.390.070. B. Types defined.There are four types of decision-making procedures, as follows: 2. Type II Procedure. Type II procedures apply to quasi-judicial permits and actions that contain some discretionary criteria. Type II actions are decided by the director with public notice and an opportunity for a hearing. If any party with standing appeals a director's Type II decision, the appeal of such decision will be heard by the hearings officer. C. Summary of permits by decision-making procedure type. Table 18.390.1 summarizes the various land use permits by the type of decision-making procedure. II (18.390.040) Subdivision Without Planned Development 18.430.070 COMMENT: This request for preliminary review for an 12-lot Subdivision `Progress Landing' for a 2.66 acre lot zoned R-4.5 District (Low Density Residential) on the Tigard Comprehensive Plan. Since a subdivision is proposed,this application is reviewed through a Type II Procedure. 18.390.040 Type II Procedure A. Preapplication conference. A preapplication conference is required for all Type II actions. Preapplication conference requirements and procedures are set forth in 18.390.080.C. 12-Lot Subdivision Progress Landing Page 5 of 36 COMMENT: A Pre-application conference for this project was held on February 11, 2016. B. Application requirements. 1. Application forms. Type II applications shall be made on forms provided by the director as provided by Section 18.390.080.E.1; 2. Submittal information.The application shall: a. Include the information requested on the application form; b. Address the relevant criteria in sufficient detail for review and action; c. Be accompanied by the required fee; d. Include two sets of pre-stamped and pre-addressed envelopes for all property owners of record as specified in Section 18.390.040.C. The records of the Washington County Department of Assessment and Taxation are the official records for determining ownership. The applicant shall demonstrate that the most current assessment records have been used to produce the notice list; e. Include an impact study. The impact study shall quantify the effect of the development on public facilities and services. The study shall address, at a minimum, the transportation system, including bikeways, the drainage system, the parks system, the water system, the sewer system, and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet city standards and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the community development code requires the dedication of real property interests, the applicant shall either specifically concur with the dedication requirements, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. COMMENT: The above-listed materials will be included with the application, as required. C. Notice of pending Type II administrative decision. 1. Prior to making a Type II administrative decision,the director shall provide notice to: a. All owners of record within 500 feet of the subject site; b. Any city-recognized neighborhood group whose boundaries include the site; 12-Lot Subdivision Progress Landing Page 6 of 36 c. Any governmental agency which is entitled to notice under an intergovernmental agreement entered into with the city which includes provision for such notice or who is otherwise entitled to such notice. 2. The purpose of such notice is to provide nearby property owners and other interested parties with an opportunity to submit written comments concerning the application, prior to issuance of the Type II administrative decision. The goal of this notice is to invite relevant parties of interest to participate early in the decision-making process; 3. Notice of a pending Type II administrative decision shall: a. Provide a 14-day period for the submission of written comments prior to issuance of a decision on the permit; b. List by commonly used citation,the approval criteria relevant to the decision; c. State the place, date and time the comments are due, and the person to whom the comments should be addressed; d. Include the name and telephone number of the person who will make the administrative decision; e. Identify the specific permits or approvals requested; f. Describe the street address or other easily understandable geographic reference to the subject site; g. Indicate that failure of any party to address the relevant approval criteria with sufficient specificity may preclude subsequent appeals to the Land Use Board of Appeals or Circuit Court on that issue. Comments directed at the relevant approval criteria are what constitute relevant evidence; h. Indicate that all evidence relied upon by the director to make this decision shall be contained within the record, and is available for public review. Copies of this evidence can be obtained at a reasonable cost from the director; i. Indicate that after the comment period closes, the director shall issue a Type II administrative decision. The director's decision shall be mailed to the applicant and to owners of record of property located within 500 feet of the subject site, and to anyone else who submitted written comments or who is otherwise entitled to notice; j. Contain the following notice: "Notice to mortgagee, lienholder, vendor, or seller: The Tigard Development Code requires that if you receive this notice it shall be promptly forwarded to the purchaser." COMMENT: City of Tigard staff will provide notice as required by this section. 12-Lot Subdivision Progress Landing Page 7 of 36 D. Administrative decision requirements.The director's decision shall address all of the relevant approval criteria. Based upon the criteria and the facts contained within the record, the director shall approve, approve with conditions or deny the requested permit or action. E. Notice of decision. 1. Within five days after signing the decision, a notice of decision shall be sent by mail to: a. The applicant and all owners or contract purchasers of record of the site which is the subject of the application; b. All owners of record of property as shown on the most recent property tax assessment roll, located within 500 feet of the site; c. Any city-recognized neighborhood group whose boundaries include the site; d. Any governmental agency which is entitled to notice under an intergovernmental agreement entered into with the city which includes provision for such notice or who is otherwise entitled to such notice. 2. The director shall cause an affidavit of mailing of such notice to be prepared and make a part of the file, which indicates the date the notice was mailed and demonstrates that the required notice was mailed to the necessary parties in a timely manner; 3. The content of the Type II notice of decision shall contain: a. The nature of the application in sufficient detail to apprise persons entitled to notice of the applicant's proposal and of the decision; b. The address or other geographic description of the subject property, including a map of the site in relation to the surrounding area, where applicable; c. A statement of where the director's decision can be obtained; d. The date the director's decision shall become final, unless appealed; e. A statement that all persons entitled to notice or who are otherwise adversely affected or aggrieved by the decision may appeal the decision; f. A statement briefly explaining how an appeal can be taken, the deadline for filing such an appeal, and where further information can be obtained concerning the appeal; and g. A statement that unless the applicant is the appellant, the hearing on an appeal from the director's decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the notice of appeal may be submitted by any party during the appeal hearing, subject to any additional rules of procedure that may be adopted from time to time by the appellate body. 12-Lot Subdivision Progress Landing Page 8 of 36 F. Final decision and effective date. A Type II administrative decision is final for purposes of appeal when notice of the decision is mailed. A Type II administrative decision becomes effective on the day after the appeal period expires, unless an appeal is filed. If an appeal is filed and dismissed after the appeal period has expired, the Type II administrative decision becomes effective on dismissal of the appeal. COMMENT: The Notice of Decision will be made in accordance with these procedures. Appeals, if any, would be in accordance with procedures as well. H. Final decision and effective date. The decision of the hearings officer with regard to any appeal of a Type II administrative decision is the final decision of the city. The decision of the hearings officer is final for purposes of appeal on the day the decision is mailed. The decision is effective on the day after the appeal period expires, unless an appeal is filed. If an appeal is filed,the decision is effective on the day after the appeal is resolved. COMMENT: If the Type II Decision is appealed, the Final Decision by the Hearings Officer will be issued as required. This Decision is final for the city but may be appealed to LUBA in accordance with those standards. CHAPTER 18.4300: SUBDIVISIONS 18.430.030 Approval Process A. Review of preliminary plat. Review of a preliminary plat for subdivision shall be processed by means of a Type II procedure, as governed by Chapter 18.390, using approval criteria contained in Section 18.430.040. An application for subdivision may also be reviewed concurrently with an application for a planned development, as governed by Chapter 18.350. B. Review of final plat. Review of a final plat for subdivision shall be processed by means of a Type I procedure, as governed by Chapter 18.390, using approval criteria contained in Section 18.430.070. C. Approval period. Preliminary plat approval by the Approval Authority shall be effective for a period of 1-1/2 years from the date of approval. The preliminary plat shall lapse if: 1. A final plat has not been submitted within a 1-1/2 year period; or 2. The final plat does not conform to the preliminary plat as approved or approved with conditions. COMMENT: This application is for review of a preliminary plat under subsection "A" above. 12-Lot Subdivision Progress Landing Page 9 of 36 E. Phased development. 1. The Approval Authority may approve a time schedule for developing a subdivision in phases, but in no case shall the actual construction time period for any phase be greater than two years without reapplying for a preliminary plat; COMMENT: This application proposes development of tweleve lots in a single phase. 18.430.040 Approval Criteria: Preliminary Plat A. Approval criteria. The Approval Authority may approve, approve with conditions or deny a preliminary plat based on the following approval criteria: 1. The proposed preliminary plat complies with the applicable zoning ordinance and other applicable ordinances and regulations; 2. The proposed plat name is not duplicative or otherwise satisfies the provisions of ORS Chapter 92; 3. The streets and roads are laid out so as to conform to the plats of subdivisions and maps of major partitions already approved for adjoining property as to width, general direction and in all other respects unless the City determines it is in the public interest to modify the street or road pattern; and 4. An explanation has been provided for all common improvements. COMMENT: The proposed preliminary plat complies with the applicable zoning ordinance standards as discussed further in this report and shown on the attached preliminary plans and Exhibits (Exhibits 1-20). The proposed plat name "Progress Landing" has been reserved by Washington County. The single public temporarily named Street 'A' conforms to the standards of this Code. No street stubs are required due to complete development north, west and south of the site. A description of the proposed improvements (road, sanitary, storm, water and other utilities, and Urban Forestry tree planting and mitigation plan) are described in this report and shown on the preliminary plans (Exhibits 1-11). B. Conditions of approval. The Approval Authority may attach such conditions as are necessary to carry out the comprehensive plan and other applicable ordinances and regulations and may require reserve strips be granted to the City for the purpose of controlling access to adjoining undeveloped properties. COMMENT: Conditions of approval imposed with the preliminary approval will be addressed prior to Final Plat, building permit or occupancy as required. 12-Lot Subdivision Progress Landing Page 10 of 36 18.430.050 Submission Requirements: Preliminary Plat A. General submission requirements. The applicant shall submit an application containing all of the general information required for a Type II procedure, as governed by Chapter 18.390. B. Additional information. In addition to the general information described in Subsection A above, the preliminary plat shall contain specific information, the detailed content of which can be obtained from the Director. COMMENT: Exhibits and other materials/information required for a Type II submittal, have been included with this application. 18.430.060 Adjustments Authorized A. Granting of adjustments. Adjustments to the subdivision regulations prescribed by this title may be authorized by the Director, and application shall be made with a preliminary plat application in accordance with Section 18.430.050. Criteria for granting such adjustments are contained in Section 18.370.020.C.1. COMMENT: No Adjustments are requested with the Subdivision application. 18.430.070 Approval Criteria: Final Plat A. Submission requirements. The applicant shall submit the final plat within 1-1/2 years of the approval of the preliminary plat. Specific information about the format and size of the plat, number of copies and other detailed information can be obtained from the Director. COMMENT: Final Plat application and documentation will submitted after preliminary approval. Prior to submittal, the applicant will sign required improvement agreements with the City. CHAPTER 18.510: RESIDENTIAL ZOINING DISTRICTS 18.510.020 List of Zoning Districts D. R-4.5: Low-Density Residential District. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. 12-Lot Subdivision Progress Landing Page 11 of 36 COMMENT: The subject property is located within the R-4.5 Zoning District(See Exhibit 12). 18.510.030 Uses A. Types of uses. For the purposes of this chapter,there are four kinds of use: 1. A permitted (P) use is a use which is permitted outright, but subject to all of the applicable provisions of this title. If a use is not listed as a permitted use, it may be held to be a similar unlisted used under the provisions of Chapter 18.230; B. Use table. A list of permitted, restricted, conditional and prohibited uses in residential zones is presented in Table 18.510.1. TABLE 18.510.1 USE TABLE USE CATEGORY R-4.5 RESIDENTIAL Household Living P HOUSING TYPES Single Units, Detached P COMMENT: Single family detached homes are permitted outright on the subject property. 18.510.040 Minimum and Maximum Densities A. Purpose. The purpose of this section is to establish minimum and maximum densities in each residential zoning district. To ensure the quality and density of development envisioned, the maximum density establishes the ceiling for development in each zoning district based on minimum lot size. To ensure that property develops at or near the density envisioned for the zone, the minimum density for each zoning district has been established at 80%of maximum density. B. Calculating minimum and maximum densities. The calculation of minimum and maximum densities is governed by the formulas in Chapter 18.715, Density Computations. COMMENT: The applicant is proposing development of eleven lots on the 2.66-acre property. This represents development of the site to maximum density. Density calculations are found under Chapter 18.715. 12-Lot Subdivision Progress Landing Page 12 of 36 18.510.050 Development Standards A. Compliance required. All development must comply with: 1. All of the applicable development standards contained in the underlying zoning district, except where the applicant has obtained variances or adjustments in accordance with Chapters 18.370; 2. All other applicable standards and requirements contained in this title. COMMENT: The proposed subdivision is in compliance with applicable development standards. B. Development standards. Development standards in residential zoning districts are contained in Table 18.510.2. TABLE 18.510.2 DEVELOPMENT STANDARDS IN RESIDENTIAL ZONES R-4.5 Minimum Lot Size Detached 7,500 sq. ft. Average Minimum Lot Width Detached 50 sq. ft COMMENT: The net lot area of the development meets the minimum 90,000 sq. ft. for development of twelve lots and the average lot area is 7,536 sq. ft. Seven of the twelve lots are less than 7,500 sq. ft. but greater than 6,000 sq. ft. in area. All lots meet or exceed the average minimum lot width standard of 50-ft. Maximum Lot Coverage 80% Minimum Setbacks Front Yard 20-ft. Side Facing Street on Corner 15-ft. Side Yard 5-ft. Rear Yard 15-ft. Distance Between Property Line and Front Garage 20-ft. Maximum Height 30-ft. 12-Lot Subdivision Progress Landing Page 13 of 36 COMMENT: The proposed development is in compliance with the above standards (See setbacks- Exhibit 5). 18.510.060 Accessory Structures A. Permitted uses. Accessory structures are permitted by right in all residential zones subject to the following: COMMENT: Any proposed accessory structures shall be in compliance with this standard. CHAPTER 18.705: ACCESS, EGRESS AND CIRCULATION 18.705.030 General Provisions A. Continuing obligation of property owner. The provisions and maintenance of access and egress stipulated in this title are continuing requirements for the use of any structure or parcel of real property in the City. B. Access plan requirements. No building or other permit shall be issued until scaled plans are presented and approved as provided by this chapter that show how access, egress and circulation requirements are to be fulfilled. The applicant shall submit a site plan. The Director shall provide the applicant with detailed information about this submission requirement. COMMENT: An access plan for the proposed public street is attached site plan as Exhibits 4 & 5. C. Joint access. Owners of two or more uses, structures, or parcels of land may agree to utilize jointly the same access and egress when the combined access and egress of both uses,structures, or parcels of land satisfies the combined requirements as designated in this title, provided: 1. Satisfactory legal evidence shall be presented in the form of deeds, easements, leases or contracts to establish the joint use; and 2. Copies of the deeds, easements, leases or contracts are placed on permanent file with the City. COMMENT: No joint access tracts are proposed with this subdivision development. D. Public street access. All vehicular access and egress as required in Sections 18.705.030.H and 18.705.030.1 shall connect directly with a public or private street approved by the City for public use and shall be maintained at the required standards on a continuous basis. 12-Lot Subdivision Progress Landing Page 14 of 36 COMMENT: Access to the proposed development will be from the interior public street which will intersect with SW 135th Avenue, a public right-of-way. E. Curb cuts. Curb cuts shall be in accordance with Section 18.810.030.N. COMMENT: The proposed curb cut will be in accordance with Section 18-810.030.N. F. Required walkway location. On-site pedestrian walkways shall comply with the following standards: 1. Walkways shall extend from the ground floor entrances or from the ground floor landing of stairs, ramps, or elevators of all commercial, institutional, and industrial uses, to the streets which provide the required access and egress. Walkways shall provide convenient connections between buildings in multi-building commercial, institutional, and industrial complexes. Unless impractical, walkways shall be constructed between new and existing developments and neighboring developments; 2. Within all attached housing (except two-family dwellings) and multi-family developments, each residential dwelling shall be connected by walkway to the vehicular parking area, and common open space and recreation facilities; 3. Wherever required walkways cross vehicle access driveways or parking lots, such crossings shall be designed and located for pedestrian safety. Required walkways shall be physically separated from motor vehicle traffic and parking by either a minimum six-inch vertical separation (curbed) or a minimum three-foot horizontal separation, except that pedestrian crossings of traffic aisles are permitted for distances no greater than 36 feet if appropriate landscaping, pavement markings, or contrasting pavement materials are used. Walkways shall be a minimum of four feet in width, exclusive of vehicle overhangs and obstructions such as mailboxes, benches, bicycle racks, and sign posts, and shall be in compliance with ADA standards; 4. Required walkways shall be paved with hard surfaced materials such as concrete, asphalt, stone, brick, other pervious paving surfaces, etc. Any pervious paving surface must be designed and maintained to remain well-drained. Walkways may be required to be lighted and/or signed as needed for safety purposes. Soft-surfaced public use pathways may be provided only if such pathways are provided in addition to required pathways. COMMENT: A 5-ft. wide concrete sidewalk is proposed to connect the existing sidewalk on SW 135th Avenue with the development. The sidewalk is proposed to be located on both sides of the proposed public street with ADA connection to all homes. The sidewalks will be separated from the street by planter strips on both sides of the street except in the cul-de-sac where curb-tight sidewalks are proposed. Drainage of the sidewalk and individual walkways from each house will be properly drained into the existing public system (See Exhibit 6). 12-Lot Subdivision Progress Landing Page 15 of 36 I. Minimum access requirements for residential use. 1. Vehicular access and egress for single-family, duplex or attached single-family dwelling units on individual lots and multifamily residential uses shall not be less than as provided in Tables 18.705.1 and 18.705.2; TABLE 18.705.1 VEHICULAR ACCESS/EGRESS REQUIREMENTS: RESIDENTIAL USE (SIX OR FEWER UNITS) Number of Dwelling Units/Lots 3-6 Number of Driveways Required 1 Minimum Access Width 20-ft. Minimum Pavement Width 20-ft. COMMENT: A 50-ft. wide public street with 28-ft. pavement width and parking on one side is proposed to serve the 12 lots in the subdivision in accordance with this section. 2. Vehicular access to multifamily structures shall be brought to within 50 feet of the ground floor entrance or the ground floor landing of a stairway, ramp, or elevator leading to the dwelling units; 3. Private residential access drives shall be provided and maintained in accordance with the provisions of the Uniform Fire Code; 4. Access drives in excess of 150 feet in length shall be provided with approved provisions for the turning around of fire apparatus by one of the following: a. A circular, paved surface having a minimum turn radius measured from center point to outside edge of 35 feet; b. A hammerhead-configured, paved surface with each leg of the hammerhead having a minimum depth of 40 feet and a minimum width of 20 feet;. c. The maximum cross slope of a required turnaround is five percent. COMMENT: The proposed cul-de-sac radius meets or exceeds the minimum standards since the public road is greater than 150-ft. in length. 5. Vehicle turnouts, (providing a minimum total driveway width of 24 feet for a distance of at least 30 feet), may be required so as to reduce the need for excessive vehicular 12-Lot Subdivision Progress Landing Page 16 of 36 backing motions in situations where two vehicles traveling in opposite directions meet on driveways in excess of 200 feet in length; COMMENT: No turn-outs are required for the proposed public street. 6. Where permitted, minimum width for driveway approaches to arterials or collector streets shall be no less than 20 feet so as to avoid traffic turning from the street having to wait for traffic exiting the site. COMMENT: The proposed interior public Street `A' street width from SW 135th Avenue is a minimum 28-ft. in width. CHAPTER 18.715: DENSITY COMPUTATIONS 18.715.020 Density Calculation A. Definition of net development area. Net development area, in acres, shall be determined by subtracting the following land area(s)from the total site acres: 1. All sensitive land areas: a. Land within the 100-year floodplain, b. Land or slopes exceeding 25%, c. Drainage ways, and d. Wetlands, e. Optional: Significant tree groves or habitat areas, as designated on the City of Tigard "Significant Tree Grove Map" or "Significant Habitat Areas Map"; 2. All land dedicated to the public for park purposes; COMMENT: The proposed site is 2.66 acres in area. No portion of the site includes land areas listed in subsections 1 & 2 above. 3. All land dedicated for public rights-of-way. When actual information is not available, the following formulas may be used: a. Single-family development: allocate 20% of gross acreage, b. Multifamily development: allocate 15% of gross acreage or deduct the actual private drive area; 12-Lot Subdivision Progress Landing Page 17 of 36 4. All land proposed for private streets; and 5. A lot of at least the size required by the applicable base zoning district, if an existing dwelling is to remain on the site. COMMENT: The density calculations are provided below and on Exhibit 4. Actual right-of-way dedication information is available. B. Calculating maximum number of residential units. To calculate the maximum number of residential units per net acre, divide the number of square feet in the net acres by the minimum number of square feet required for each lot in the applicable zoning district. COMMENT: Maximum density for the development is twelve new units. The computation is as follows: Gross Lot area - Right-of-way dedication - public right-of-way - storm water quality/detention tract = 115,895 - 2,001 - 21,445 - 2,014 = 90,435 sq. ft. 90,435/ 7,500 = 12 units C. Calculating minimum number of residential units. As required by Section 18.510.040, the minimum number of residential units per net acre shall be calculated by multiplying the maximum number of units determined in subsection B above by 80% (0.8). (Ord. 12- 09 §1; Ord. 09-13) COMMENT: Minimum density of the development is 8 units - (10 x 0.8 = 8). CHAPTER 18.730: EXCEPTIONS TO DEVELOPMENT STANDARDS 18.730.010 Purpose A. Purpose. The purpose of this chapter is to present exceptions to the height and setback standards which apply in various zoning districts as detailed in Chapters 18.510, 18.520 and 18.530. Flexible and/or more stringent setback standards are designed to allow for the maximum use of land and to allow for a varied building layout pattern while ensuring there will be adequate open space, light, air and distance between buildings to protect public health and safety. COMMENT: No Exceptions to development standards are requested with this application. 12-Lot Subdivision Progress Landing Page 18 of 36 CHAPTER 18.745: LANDSCAPING AND SCREENING 18.745.040 Street Tree Standards A. Street trees shall be required as part of the approval process for conditional use (Type III), downtown design review (Type II and III), minor land partition (Type II), planned development (Type III), site development review (Type II) and subdivision (Type II and III) permits. B. The minimum number of required street trees shall be determined by dividing the linear amount of street frontage within or adjacent to the site (in feet) by 40 feet. When the result is a fraction, the minimum number of required street trees shall be determined by rounding to the nearest whole number. COMMENT: The total length of the public street (south side) is approximately 300 feet. Therefore approximately 8 street trees per side are required for this development. Additional trees are required for the cul-de- sac. Therefore approximately 18 street trees are required for the interior street. Twenty street trees are shown on the preliminary landscape and tree canopy plan along the public street. A 5-ft. wide sidewalk is proposed (Exhibit 11). C. Street trees required by this section shall be planted according to the street tree planting standards in the Urban Forestry Manual. D. Street trees required by this section shall be provided adequate soil volumes according to the street tree soil volume standards in the Urban Forestry Manual. E. Street trees required by this section shall be planted within the right-of-way whenever practicable according to the street tree planting standards in the Urban Forestry Manual. Street trees may be planted no more than six feet from the right-of-way according to the street tree planting standards in the Urban Forestry Manual when planting within the right-of-way is not practicable. COMMENT: Street trees will be planted along the public street in accordance with this section. F. An existing tree may be used to meet the street tree standards provided that: 1. The largest percentage of the tree trunk immediately above the trunk flare or root buttresses is either within the subject site or within the right-of-way immediately adjacent to the subject site; 2. The tree would be permitted as a street tree according to the street tree planting and soil volume standards in the Urban Forestry Manual if it were newly planted; and 3. The tree is shown as preserved in the tree preservation and removal site plan (per Section 18.790.030.A.2), tree canopy cover site plan (per Section 18.790.030.A.3) and supplemental report(per Section 18.790.030.A.4)of a concurrent urban forestry plan and is eligible for credit towards the effective tree canopy cover of the site. 12-Lot Subdivision Progress Landing Page 19 of 36 COMMENT: No existing trees will be used to meet the street tree standards. G. In cases where it is not practicable to provide the minimum number of required street trees, the director may allow the applicant to remit payment into the urban forestry fund for tree planting and early establishment in an amount equivalent to the city's cost to plant and maintain a street tree for three years (per the street tree planting standards in the Urban Forestry Manual)for each tree below the minimum required. COMMENT: Twenty street trees are proposed as noted above. Payment for additional trees will not be necessary. 18.745.050 Buffering and Screening A. General provisions. COMMENT: No buffering and screening of residential properties is required since the surrounding properties are developed with single family dwellings. CHAPTER 18.765: OFF-STREET PARKING AND LOADING REQUIREMENTS 18.765.030 General Provisions A. Vehicle parking plan requirements. No building or other permit shall be issued until scaled plans are presented and approved as provided by this chapter that show how access, egress and circulation requirements are to be fulfilled. The applicant shall submit a site plan. The Director shall provide the applicant with detailed information about this submission requirement. B. Location of vehicle parking.The location of off-street parking will be as follows: 1. Off-street parking spaces for single-family and duplex dwellings and single-family attached dwellings shall be located on the same lot with the dwelling(s). COMMENT: Each dwelling will provide a minimum 4 off-street parking spaces - 2 in the garage and 2 in the driveway. This exceeds the minimum one parking space per dwelling as required by this chapter. CHAPTER 18.790: URBAN FORESTRY PLAN 18.790.030 Urban Forestry Plan Requirements 12-Lot Subdivision Progress Landing Page 20 of 36 A. Urban forestry plan requirements. An urban forestry plan shall: 1. Be coordinated and approved by a landscape architect (the project landscape architect) or a person that is both a certified arborist and tree risk assessor (the project arborist), except for minor land partitions that can demonstrate compliance with effective tree canopy cover and soil volume requirements by planting street trees in open soil volumes only; 2. Meet the tree preservation and removal site plan standards in the Urban Forestry Manual; 3. Meet the tree canopy site plan standards in the Urban Forestry Manual; and 4. Meet the supplemental report standards in the Urban Forestry Manual. COMMENT: Morgan Nolen & Associates, has prepared an urban forestry plan in accordance with the above standards. The plans are attached as Exhibits 10 & 11. The supplemental report is attached as Exhibit 17. The applicable standards of this Chapter are found in that report. CHAPTER 18.795: VISUAL CLEARANCE AREAS 18.795.030 Visual Clearance Requirements A. At corners. Except within the CBD zoning district a visual clearance area shall be maintained on the corners of all property adjacent to the intersection of two streets, a street and a railroad, or a driveway providing access to a public or private street. B. Obstructions prohibited. A clear vision area shall contain no vehicle, hedge, planting, fence, wall structure or temporary or permanent obstruction (except for an occasional utility pole or tree), exceeding three feet in height, measured from the top of the curb, or where no curb exists, from the street center line grade, except that trees exceeding this height may be located in this area, provided all branches below eight feet are removed. C. Additional topographical constraints. Where the crest of a hill or vertical curve conditions contribute to the obstruction of clear vision areas at a street or driveway intersection, hedges, plantings, fences, walls, wall structures and temporary or permanent obstructions shall be further reduced in height or eliminated to comply with the intent of the required clear vision area. COMMENT: The proposed public street intersection with SW 135th Avenue shall be free of obstructions which could impede visibility at the entrance. The required sight distance triangles are shown on Exhibit 5. 12-Lot Subdivision Progress Landing Page 21 of 36 18.795.040 Computations B. Non-arterial streets. 1. Non-arterial streets 24 feet or more in width. At all intersections of two non-arterial streets, a nonarterial street and a driveway, and a non-arterial street or driveway and railroad where at least one of the streets or driveways is 24 feet or more in width, a visual clearance area shall be a triangle formed by the right-of-way or property lines along such lots and a straight line joining the right-of-way or property line at points which are 30 feet distance from the intersection of the right-of-way line and measured along such lines. See Figure 18.795.1: COMMENT: The sight distance triangle is shown on Exhibit 5. The applicant's engineer has provided a sight distance certification of the access from SW 135th Avenue per engineering standards (See Exhibit 20). CHAPTER 18.810: STREET AND UTILITY IMPROVEMENT STANDARDS 18.810.030 STREETS A. Improvements. 1. No development shall occur unless the development has frontage or approved access to a public street. 2. No development shall occur unless streets within the development meet the standards of this chapter. 3. No development shall occur unless the streets adjacent to the development meet the standards of this chapter, provided, however, that a development may be approved if the adjacent street does not meet the standards but half-street improvements meeting the standards of this title are constructed adjacent to the development. 4. Any new street or additional street width planned as a portion of an existing street shall meet the standards of this chapter. COMMENT: The proposed development has frontage and access from a public street - SW 135th Avenue. The proposal is to construct an interior public street to the standards of this Chapter. SW 135th Avenue is fully improved so no half-street improvement is required. 6. The standards of this chapter include the standard specifications adopted by the city engineer pursuant to Section 18.810.020.B. 7. The approval authority may approve adjustments to the standards of this chapter if compliance with the standards would result in an adverse impact on natural features such as wetlands, bodies of water, significant habitat areas, steep slopes, or existing 12-Lot Subdivision Progress Landing Page 22 of 36 mature trees. The approval authority may also approve adjustments to the standards of this chapter if compliance with the standards would have a substantial adverse impact on existing development or would preclude development on the property where the development is proposed. In approving an adjustment to the standards, the approval authority shall balance the benefit of the adjustment with the impact on the public interest represented by the standards. In evaluating the impact on the public interest, the approval authority shall consider the criteria listed in Section 18.810.030.E.1. An adjustment to the standards may not be granted if the adjustment would risk public safety. COMMENT: No adjustment to the street standards for the main portion of the street is requested. The 28-ft. paved width proposed with parking on the west side, cul-de-sac, planter and a sidewalk is being requested. However, due to the small size of the parcel curb-tight sidewalks are proposed for only the cul-de-sac portions of the street. As shown on Exhibit 5, a 40-ft. radius cul-de-sac with curb-tight sidewalk is proposed along with a hammerhead to ensure adequate emergency vehicle maneuverability. This design limits any risk to public safety. B. Creation of rights-of-way for streets and related purposes. Rights-of-way shall be created through the approval of a final subdivision plat or major partition; however, the council may approve the creation of a street by acceptance of a deed, provided that such street is deemed essential by the council for the purpose of general traffic circulation. COMMENT: The public right-of-way for the interior public street will be created through the recordation of the Final Subdivision Plat. C. Creation of access easements. The approval authority may approve an access easement established by deed without full compliance with this title provided such an easement is the only reasonable method by which a lot large enough to develop can be created. 1. Access easements shall be provided and maintained in accordance with the Uniform Fire Code, Section 10.207. 2. Access shall be in accordance with Sections 18.705.030.H and 18.705.030.1. COMMENT: Access easements in the emergency vehicle hammerhead in Tract 'A' will be created through the recordation of the Final Subdivision Plat in accordance with the above sections. D. Street location, width and grade. Except as noted below,the location, width and grade of all streets shall conform to an approved street plan and shall be considered in their relation to existing and planned streets, to topographic conditions, to public convenience and safety, and in their appropriate relation to the proposed use of the land to be served by such streets: 12-Lot Subdivision Progress Landing Page 23 of 36 1. Street grades shall be approved by the city engineer in accordance with subsection N of this section; and 2. Where the location of a street is not shown in an approved street plan, the arrangement of streets in a development shall either: a. Provide for the continuation or appropriate projection of existing streets in the surrounding areas, or b. Conform to a plan adopted by the commission, if it is impractical to conform to existing street patterns because of particular topographical or other existing conditions of the land. Such a plan shall be based on the type of land use to be served, the volume of traffic, the capacity of adjoining streets and the need for public convenience and safety. COMMENT: The location and grade of the proposed skinny public street will be in conformance with city and Fire District standards. The proposed street grade is shown on Exhibit 9. E. Minimum rights-of-way and street widths. Unless otherwise indicated on an approved street plan, or as needed to continue an existing improved street or within the Downtown District, street right-of-way and roadway widths shall not be less than the minimum width described below. Where a range is indicated, the width shall be determined by the decision-making authority based upon anticipated average daily traffic (ADT) on the new street segment. (The City Council may adopt by resolution, design standards for street construction and other public improvements. The design standards will provide guidance for determining improvement requirements within the specified ranges.) These are presented in Table 18.810.1. COMMENT: The right-of-way width of 50-ft. is in accordance with the street standards of this section. The pavement width of 28-ft. with 40-ft. radius cul-de-sac is also in conformance with the street standards of this section. F. Future street plan and extension of streets. 1. A future street plan shall: a. Be filed by the applicant in conjunction with an application for a subdivision or partition. The plan shall show the pattern of existing and proposed future streets from the boundaries of the proposed land division and shall include other parcels within 530 feet surrounding and adjacent to the proposed land division. At the applicant's request, the city may prepare a future streets proposal. Costs of the city preparing a future streets proposal shall be reimbursed for the time involved. A street proposal may be modified when subsequent subdivision proposals are submitted. 12-Lot Subdivision Progress Landing Page 24 of 36 b. Identify existing or proposed bus routes, pullouts or other transit facilities, bicycle routes and pedestrian facilities on or within 530 feet of the site. COMMENT: A future streets circulation plan is attached as Exhibit 2 (Aerial Photograph). In summary, this is an infill project with no potential for additional development. No street stubs to or from the subject site are feasible due to complete parcelization of properties to the north, east and south. No pedestrian access stubs to surrounding properties are also feasible. Pedestrian access from the site to SW 135th Avenue is proposed along the public street. 2. Where necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed, and a. These extended streets or street stubs to adjoining properties are not considered to be culs-de-sac since they are intended to continue as through streets at such time as the adjoining property is developed. b. A barricade shall be constructed at the end of the street by the property owners which shall not be removed until authorized by the city engineer, the cost of which shall be included in the street construction cost. c. Temporary hammerhead turnouts or temporary cul-de-sac bulbs shall be constructed for stub street in excess of 150 feet in length. COMMENT: Again there is no potential for future development to the north, east or south. G. Street spacing and access management. Refer to Section 18.705.030.H. COMMENT: The proposed public street is in compliance with this street spacing section. The nearest intersection is 450-ft. to the south (SW Walnut Street), and 350-ft, to the north, SW Morning Hill Drive. H. Street alignment and connections. 1. Full street connections with spacing of no more than 530 feet between connections is required except where prevented by barriers such as topography, railroads, freeways, pre-existing developments, lease provisions, easements, covenants or other restrictions existing prior to May 1, 1995 which preclude street connections. A full street connection may also be exempted due to a regulated water feature if regulations would not permit construction. 2. All local, neighborhood routes and collector streets which abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code. A street connection or extension is 12-Lot Subdivision Progress Landing Page 25 of 36 considered precluded when it is not possible to redesign or reconfigure the street pattern to provide required extensions. Land is considered topographically constrained if the slope is greater than 15%for a distance of 250 feet or more. In the case of environmental or topographical constraints, the mere presence of a constraint is not sufficient to show that a street connection is not possible. The applicant must show why the constraint precludes some reasonable street connection. 3. Proposed street or street extensions shall be located to provide direct access to existing or planned transit stops, commercial services, and other neighborhood facilities, such as schools, shopping areas and parks. 4. All developments should provide an internal network of connecting streets that provide short, direct travel routes and minimize travel distances within the development. COMMENT: The proposed residential local public street is extended onto the site as far as practicable and necessary to serve the site. The length of the street with cul-de-sac terminus is approximately 350-ft. in length (as measured from the centerline of SW 135th Avenue to the radius point of the cul-de- sac). No extension in any direction is possible due to existing development. The street will provide direct access to SW 135th Avenue and transit stops/commercial services. I. Intersection angles. Streets shall be laid out so as to intersect at an angle as near to a right angle as practicable, except where topography requires a lesser angle, but in no case shall the angle be less than 75o unless there is special intersection design, and: 1. Streets shall have at least 25 feet of tangent adjacent to the right-of-way intersection unless topography requires a lesser distance; 2. Intersections which are not at right angles shall have a minimum corner radius of 20 feet along the right-of-way lines of the acute angle; and 3. Right-of-way lines at intersection with arterial streets shall have a corner radius of not less than 20 feet. COMMENT: The proposed public street intersection with SW 135th Avenue has been designed at a 90 degree angle. The corner radius is in compliance with this section. J. Existing rights-of-way. Whenever existing rights-of-way adjacent to or within a tract are of less than standard width, additional rights-of-way shall be provided at the time of subdivision or development. COMMENT: A 5-ft. dedication is proposed along the frontage of SW 135th Avenue (total 35-ft. from centerline). 12-Lot Subdivision Progress Landing Page 26 of 36 K. Partial street improvements. Partial street improvements resulting in a pavement width of less than 20 feet, while generally not acceptable, may be approved where essential to reasonable development when in conformity with the other requirements of these regulations, and when it will be practical to require the improvement of the other half when the adjoining property developed. COMMENT: The proposed public street will be fully constructed with a 28-ft. pavement width. L. Cul-de-sacs. A cul-de-sac shall be no more than 200 feet long, shall not provide access to greater than 20 dwelling units, and shall only be used when environmental or topographical constraints, existing development pattern, or strict adherence to other standards in this code preclude street extension and through circulation: 1. All cul-de-sacs shall terminate with a turnaround. Use of turnaround configurations other than circular shall be approved by the city engineer; and 2. The length of the cul-de-sac shall be measured from the centerline intersection point of the two streets to the radius point of the bulb. 3. If a cul-de-sac is more than 300 feet long, a lighted direct pathway to an adjacent street may be required to be provided and dedicated to the city. COMMENT: The proposed cul-de-sac is less than 200-ft. in length as measured from the interior curve but less than 300-ft. as measured from the centerline of SW 135th Avenue to the radius point of the bulb. Right-of-way width at the bulb is proposed to be 40-ft., plus an additional 10-ft. PUE. M. Street names. No street name shall be used which will duplicate or be confused with the names of existing streets in Washington County, except for extensions of existing streets. Street names and numbers shall conform to the established pattern in the surrounding area and as approved by the city engineer. COMMENT: A street name has not been proposed for this subdivision. N. Grades and curves. 1. Grades shall not exceed 10% on arterials, 12% on collector streets, or 12% on any other street (except that local or residential access streets may have segments with grades up to 15%for distances of no greater than 250 feet); and 2. Centerline radii of curves shall be as determined by the city engineer. COMMENT: Maximum grade for the proposed public street is slightly more than 4% (See Exhibit 9). 12-Lot Subdivision Progress Landing Page 27 of 36 0. Curbs, curb cuts, ramps, and driveway approaches. Concrete curbs, curb cuts, wheelchair, bicycle ramps and driveway approaches shall be constructed in accordance with standards specified in this chapter and Section 15.04.080, and: 1. Concrete curbs and driveway approaches are required; except: 2. Where no sidewalk is planned, an asphalt approach may be constructed with city engineer approval; and 3. Asphalt and concrete driveway approaches to the property line shall be built to city configuration standards. COMMENT: A concrete curb is proposed along the frontage of the proposed public street. Individuals concrete driveway approaches are proposed for all eleven lots and the water quality facility/emergency vehicle turn-around. T. Private streets. 1. Design standards for private streets shall be established by the city engineer; and 2. The city shall require legal assurances for the continued maintenance of private streets, such as a recorded maintenance agreement. 3. Private streets serving more than six dwelling units are permitted only within planned developments, mobile home parks, and multi-family residential developments. COMMENT: No private streets are proposed in this development. 18.810.040 Blocks A. Block design. The length, width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. B. Sizes. 1. The perimeter of blocks formed by streets shall not exceed 2,000 feet measured along the centerline of the streets except: a. Where street location is precluded by natural topography, wetlands, significant habitat areas or bodies of water, or pre-existing development; or b. For blocks adjacent to arterial streets, limited access highways, collectors or railroads. 12-Lot Subdivision Progress Landing Page 28 of 36 c. For nonresidential blocks in which internal public circulation provides equivalent access. COMMENT: No changes to the existing perimeter block is feasible with the development. Specifically, surrounding properties to the south, east and north are completely developed with no opportunity for redevelopment which would create the need for a street stub. SW 135th Avenue, a collector street, is located to the west where access is restricted. The existing block is shown on Exhibit 2. 2. Bicycle and pedestrian connections on public easements or right-of-ways shall be provided when full street connection is exempted by paragraph 1 of this subsection B. Spacing between connections shall be no more than 330 feet, except where precluded by environmental or topographical constraints, existing development patterns, or strict adherence to other standards in the code. (Ord. 06-20; Ord. 02-33) COMMENT: Similarly, no bicycle and pedestrian connections stub to the subject property and it is not likely that a stub will be provided in the future since properties to the north, east and south are fully developed. Pedestrian and bicycle access is available along the site's SW 135th Avenue frontage (See Exhibit 2). 18.810.050 Easements A. Easements. Easements for sewers, drainage, water mains, electric lines or other public utilities shall be either dedicated or provided for in the deed restrictions, and where a development is traversed by a watercourse or drainageway, there shall be provided a stormwater easement or drainage right-of-way conforming substantially with the lines of the watercourse. B. Utility easements. A property owner proposing a development shall make arrangements with the city, the applicable district, and each utility franchise for the provision and dedication of utility easements necessary to provide full services to the development. The city's standard width for public main line utility easements shall be 15 feet unless otherwise specified by the utility company, applicable district, or city engineer. COMMENT: All easements will be shown on the Final Plat. There are no watercourses or drainageways on the subject property. 18.810.060 Lots A. Size and shape. Lot size, width, shape and orientation shall be appropriate for the location of the development and for the type of use contemplated, and: 1. No lot shall contain part of an existing or proposed public right-of-way within its dimensions. 12-Lot Subdivision Progress Landing Page 29 of 36 COMMENT: No lots contain part of existing or proposed public rights-of-way. 2. The depth of all lots shall not exceed 2-1/2 times the average width, unless the parcel is less than 1-1/2 times the minimum lot size of the applicable zoning district. COMMENT: The depth of all lots comply with this standard. 3. Depth and width of properties zoned for commercial and industrial purposes shall be adequate to provide for the off-street parking and service facilities required by the type of use proposed. COMMENT: This section is not applicable to this development. B. Lot frontage. Each lot shall abut upon a public or private street, other than an alley,for a width of at least 25 feet unless the lot is created through a minor land partition in which case Section 18.162.O5O.0 applies, or unless the lot is for an attached single-family dwelling unit, in which case the lot frontage shall be at least 15 feet. COMMENT: All lots comply with this standard. C. Through lots. Through lots shall be avoided except where they are essential to provide separation of residential development from major traffic arterials or to overcome specific disadvantages of topography and orientation, and: 1. A planting buffer at least 10 feet wide is required abutting the arterial rights-of- way; and 2. All through lots shall provide the required front yard setback on each street. COMMENT: Landscaping can be provided along the rear portion of Lots 10-12 abutting SW 135th Avenue, if necessary. D. Lot side lines. The side lines of lots, as far as practicable, shall be at right angles to the street upon which the lots front. COMMENT: All side lot lines are at right angles to the street upon which it fronts. E. Large lots. In dividing tracts into large lots or parcels which at some future time are likely to be redivided,the commission may require that the lots be of such size and shape, and 12-Lot Subdivision Progress Landing Page 30 of 36 be so divided into building sites, and contain such site restrictions as will provide for the extension and opening of streets at intervals which will permit a subsequent division of any tract into lots or parcels of smaller size. The land division shall be denied if the proposed large development lot does not provide for the future division of the lots and future extension of public facilities. COMMENT: No large lots are proposed with this development. 18.810.070 Sidewalks A. Sidewalks. All industrial streets and private streets shall have sidewalks meeting city standards along at least one side of the street. All other streets shall have sidewalks meeting city standards along both sides of the street. A development may be approved if an adjoining street has sidewalks on the side adjoining the development, even if no sidewalk exists on the other side of the street. COMMENT: A 5-ft. wide concrete sidewalk is proposed along both sides of the proposed public street to the standards of this section. B. Requirement of developers. 1. As part of any development proposal, or change in use resulting in an additional 1,000 vehicle trips or more per day, an applicant shall be required to identify direct, safe (1.25 x the straight line distance) pedestrian routes within 1/2 mile of their site to all transit facilities and neighborhood activity centers (schools, parks, libraries, etc.). In addition, the developer may be required to participate in the removal of any gaps in the pedestrian system off-site if justified by the development. 2. If there is an existing sidewalk on the same side of the street as the development within 300 feet of a development site in either direction, the sidewalk shall be extended from the site to meet the existing sidewalk, subject to rough proportionality (even if the sidewalk does not serve a neighborhood activity center). COMMENT: The proposed development will not generate 1,000 ADT. No additional sidewalks are required. C. Planter strip requirements. A planter strip separation of at least five feet between the curb and the sidewalk shall be required in the design of streets, except where the following conditions exist: there is inadequate right-of-way; the curbside sidewalks already exist on predominant portions of the street; it would conflict with the utilities; there are significant natural features (large trees, water features, significant habitat areas, etc.) that would be destroyed if the sidewalk were located as required; or where there are existing structures in close proximity to the street(15 feet or less) or where the standards in Table 18.810.1 specify otherwise. Additional consideration for exempting the planter strip requirement may be given on a case-by-case basis if a property abuts more than one street frontage. 12-Lot Subdivision Progress Landing Page 31 of 36 E. Application for permit and inspection. If the construction of a sidewalk is not included in a performance bond of an approved subdivision or the performance bond has lapsed, then every person, firm or corporation desiring to construct sidewalks as provided by this chapter, shall, before entering upon the work or improvement, apply for a street opening permit to the Engineering Department to so build or construct: COMMENT: A planter strip is proposed for the interior public street. The applicant, however, is requesting approval of a curb-tight sidewalk along the cul-de-sac due to the small lot depth. In this area, the planter is provided outside of the sidewalk. 18.810.090 Sanitary Sewers A. Sewers required. Sanitary sewers shall be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage Agency in 1996 and including any future revisions or amendments)and the adopted policies of the comprehensive plan. B. Sewer plan approval. The city engineer shall approve all sanitary sewer plans and proposed systems prior to issuance of development permits involving sewer service. C. Over-sizing. Proposed sewer systems shall include consideration of additional development within the area as projected by the comprehensive plan. D. Permits denied. Development permits may be restricted by the commission or hearings officer where a deficiency exists in the existing sewer system or portion thereof which cannot be rectified within the development and which if not rectified will result in a threat to public health or safety, surcharging of existing mains, or violations of state or federal standards pertaining to operation of the sewage treatment system. COMMENT: The applicant proposes extension of public sanitary sewer onto the site from the existing system located at the northeast corner of the site. The public line will be designed in accordance with city standards. Individual sanitary laterals will be extended from the proposed sanitary line to each lot. No over-sizing will be necessary(See Exhibit 6). 18.810.100 Storm Drainage A. General provisions. The director and city engineer shall issue a development permit only where adequate provisions for stormwater and floodwater runoff have been made, and: 1. The storm water drainage system shall be separate and independent of any sanitary sewerage system; 2. Where possible, inlets shall be provided so surface water is not carried across any intersection or allowed to flood any street; and 3. Surface water drainage patterns shall be shown on every development proposal plan. 12-Lot Subdivision Progress Landing Page 32 of 36 COMMENT: A storm drainage plan has been included as Exhibit 6. The storm drainage system will be extended onto the site from the existing line located at the northeast corner of the site. Treatment of the storm water will be at the proposed water quality facility in Tract 'A'. No drainage will be conveyed directly onto SW 135th Avenue. All rain drains and street drainage will be conveyed into the proposed storm system and not onto surrounding properties. B. Easements. Where a development is traversed by a watercourse, drainageway, channel or stream, there shall be provided a stormwater easement or drainage right-of-way conforming substantially with the lines of such watercourse and such further width as will be adequate for conveyance and maintenance. COMMENT: Easements will be provided as necessary on the Final Subdivision Plat. Again, no watercourse traverses the property. C. Accommodation of upstream drainage. A culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development, and the city engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage Agency in 1996 and including any future revisions or amendments). D. Effect on downstream drainage. Where it is anticipated by the city engineer that the additional runoff resulting from the development will overload an existing drainage facility, the director and engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage Agency in 1996 and including any future revisions or amendments). COMMENT: No upstream drainage will need to be conveyed through the site. A downstream analysis will be prepared as part of the final civil engineering documents, as required. 18.810.110 Bikeways and Pedestrian Pathways COMMENT: No bikeways or pedestrian pathways are proposed on-site, therefore this section is not applicable to this development. However, a sidewalk connection between the cul-de-sac and SW 135th Avenue is proposed. 18.810.120 Utilities A. Underground utilities. All utility lines including, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall 12-Lot Subdivision Progress Landing Page 33 of 36 be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: 1. The developer shall make all necessary arrangements with the serving utility to provide the underground services; 2. The city reserves the right to approve location of all surface mounted facilities; 3. All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and 4. Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. COMMENT: All on-site utilities will be placed underground, as required. The existing above-ground electrical service to the house will be placed underground as part of the development in coordination with the PGE power service design. Sanitary sewer, storm and water lines (along with all dry utilities such as gas, electricity and data), will be installed prior to paving the street. B. Information on development plans. The applicant for a development shall show on the development plan or in the explanatory information, easements for all underground utility facilities, and: 1. Plans showing the location of all underground facilities as described herein shall be submitted to the city engineer for review and approval; and 2. Care shall be taken in all cases to ensure that above ground equipment does not obstruct vision clearance areas for vehicular traffic. COMMENT: Final civil engineering plans will be prepared by the applicant's engineer and submitted for review by the city engineer upon issuance of the Conditions of Approval. Sight distance will be maintained. C. Exception to undergrounding requirement. COMMENT: The applicant is not requesting an exception to undergrounding utilities on-site. 18.810.130 Cash or Bond Required COMMENT: The applicant will provide cash or bond assurances for public improvements as necessary prior to permit issuance for construction. 12-Lot Subdivision Progress Landing Page 34 of 36 C. IMPACT STUDY 18.390.040 Type II Procedure B. Application requirements. 2. Submittal information.The application shall: e. Include an impact study. The impact study shall quantify the effect of the development on public facilities and services. The study shall address, at a minimum, the transportation system, including bikeways, the drainage system, the parks system, the water system, the sewer system, and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet city standards and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the community development code requires the dedication of real property interests, the applicant shall either specifically concur with the dedication requirements, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. COMMENT: The applicant/contract purchaser, Riverside Homes, LLC is requesting preliminary review for a tweleve-lot subdivision "Progress Landing", for a 2.66 acre lot zoned R-4.5 District (Low Density Residential) on the Tigard Comprehensive Plan. The subject property is identified by the Washington County assessor as Tax Lot 100 of Tax Map 2S1 04AB, and is further defined as 12060 SW 135th Avenue, Tigard 97223 (See Exhibit 1). Existing dwellings are proposed to be demolished. All public services and facilities are available to serve the development and no additional off-site improvements or serves extensions are necessary as a result of this proposal. The following public services and facilities are described as follows: Public Streets SW 135th Avenue- Collector • Additional Dedication required for 35-ft. half-street • Half street exists - no additional improvements • Less than 100 additional ADT's onto system • No significant noise generated on-site Pedestrian/Bicycle SW 135th Avenue • Sidewalks exist along site's frontage • Sidewalk proposed on-site along interior public street • Bike lanes on facility • No extension of bike path onto site is possible Public Sanitary Sewer Line Stubbed at Northeast corner of Site • Public extension onto site required • Existing line adequate for development • No negative impact to public system 12-Lot Subdivision Progress Landing Page 35 of 36 Public Storm Drainage Line Stubbed at Northeast corner of Site • Public extension onto site required • Water Quality treatment proposed in Tract 'A' • Existing line adequate for development • On-site detention provided • No negative impact to public system (see Storm Drainage Report - Exhibit 19) Public Water Line & Hydrant in SW 135th Avenue • Public extension onto site required • Water service adequate to serve the development • Water meters placed in interior street right-of-way • Existing hydrant on SW 135th Avenue but new hydrant is proposed at the entrance to serve the development • No negative impact to public system Fire Protection Tualatin Valley Fire& Rescue • Service available to the site • Public street 28-ft. width is designed with cul-de-sac with hammerhead in compliance with access standards. Parks Tigard Parks • Service adequate - no public open space required • Summer Lake Park is located to the northeast. Schools Tigard-Tualatin School District • Service adequate Transit Tri-Met • Bus Line 62 runs on SW Scholls Ferry Road at the SW 135th Avenue intersection V. SUMMARY AND CONCLUSIONS Based upon the findings of this report and the submitted graphics material, the applicant has demonstrated compliance with the requirements of the relevant sections of the City of Tigard Community Development Code for the requested twelve-lot subdivision in the R-4.5 District; therefore, the request should be approved. 12-Lot Subdivision Progress Landing Page 36 of 36 AFFIDAVIT OF MAILING/POSTING NEIGHBORHOOD MEETING NOTICE IMPORTANT NOTICE: THE APPLICANT IS REQUIRED TO MAIL THE CITY OF TIGARD A COPY OF THE NEIGHBORHOOD MEETING NOTICE THAT PERTAINS TO THIS AFFIDAVIT AT THE SAME TIME PROPERTY OWNERS ARE MAILED NOTICE,TO THE ADDRESS BELOW: — - -- City of Tigard Planning Division 13125 SW Hall Boulevard Tigard,OR 97223-8189 IN ADDITION,THE APPLICANT SHALL SUBMIT THIS AFFIDAVIT&COPIES OF ALL NOTICES AT THE TIME OF APPLICATION. MAILING: I, PA—vi `V f-4i^/b-/ ,being duly sworn,depose and say that on the Zgf-A day of_(1/14A-4* 201 L ,I caused to have mailed to each of the persons on the attached list,a notice of a meeting to discuss a proposed development at (or near) I q 0 i )7-{)16 t• 123 S C S i i 3 S�1, 51-- a copy of which notice so mailed is attached hereto and made a part of hereof. I further state that said notices were enclosed in envelo es plainly addressed to said persons and were deposited on the date indicated above in the United States Post Office located at i a See 2f} 6 R. with postage prepaid thereon. Signature (In the presence of a Notary Public) POSTING: 1, 4 /v^! ,do affirm that I am (represent) the party initiating interest in a proposed land use application for 12 - ', 5 ,Ley)i vi 5:0•1 N affectirt the land located at (state the approximate location(s)IF no address(s)and all tax lot(s)currently registered) 1118 0, )Z 03 0 i 12OSc S yJ i 3 S 4-h Si- ,and did on the_Z3 cct day of /(/\(I-vH- ,20 I le, personally post notice indicating that the site may be proposed for a I- --Le' S v{t,)•_if';e-t 6E1l land use application,and the time,date and place of a neighborhood meeting to discuss the proposal. The sign was posted at ;.((24'1- S ipt a 1 I Te- (State the location you posted notice on property) Signature (In the presence of a Notary Public) (THIS SECTION FOR A STATE OF OREGON,NOTARY PUBLIC TO COMPLETE/NOTARIZE) STATE OF o ) County of . "e'� )ss. Subscribed and sworn/affirmed before me on the ib` day of „Ala-Lk 20 II rf,..§-1;--) OFFICIAL SEAL t11Pq, AMY CCARSONf NOTARY PU:LIC OF OREGON NOTARY PUBLIC-OREGON IJ • COMMISSIONNO.4713421 (( My Commissi Expires: MY OMMISSI• X•I•E , •Y 1 2.17 1:\CURPLN\Masters\Pre-Application Conference Packet 1Affidavit of Mailing-Posting Neighborhood Meeting.does Updated 3/25/2013 NW Engineers, LLC ENGINEERS 3409 NW John Olsen Place ini Hillsboro, OR 97124 Phone(503)601-4401 tfi'`3y Engineering Fax(503)601-4402 ,< ;Planning Email matin©nw-eng.com Neighborhood Meeting Notes April 6, 2016, 6:30 pm Location: Tualatin Valley Fire& Rescue Station 50 Community Room 12617 SW Walnut Street Tigard, Oregon 97223 Contract Purchaser/Developer- Niki Munson, Land Acquisition Manager Riverside Homes Representatives - Matt Newman, NW Engineers Attendees: 17 Neighbors attended Meeting Notes: The meeting began at 6:30 when neighbors had arrived. Mr. Newman of NW Engineers,and Ms. Munson of Riverside Homes introduced themselves as representative and contract purchaser/developer, respectively. Ms. Munson began by reading the Neighborhood Meeting description required to be read at the beginning of the meeting. Mr. Newman then handed out preliminary site plans with aerial photos of the neighborhood to each of the people in attendance. Mr. Newman followed by describing the proposed project, stating that it was a 12-lot subdivision for single family residential detached homes. The existing home would be retained. Mr. Newman described the proposed project stating that it was a standard subdivision meeting the R-4.5 Zone criteria for lot size (average 7,500 sq.ft. lots)and would accommodate 12 detached homes. He also described the utility plan stating that sanitary sewer and storm sewer lines are stubbed to the site at the northeast corner. He also said that it was our intention to improve the existing water quality facility at the Summer Lake outfall. At that point a neighbor stated that storm water tends to impact their property (east of the site) during heavy rains. Mr. Newman said that this design should alleviate any impacts because all storm water from the road and houses will be conveyed to the storm system. There were also comments from neighbors about the trees and landscaping at the property. They said the site used to be maintained but have been allowed to be overgrown in recent years. They even noted that deer live on the property. Ms. Munson said most trees would be removed because they were in the way of development but some trees could be saved on the perimeter. She noted that we must comply with the Urban Forestry Plan prepared by an Arborist. Additional trees will be planted along the street and site perimeter. There were also questions regarding the land use review. Neighbors asked if there was a hearing. Mr. Newman addressed this by stating that this was a Type II review and through the City of Tigard, no formal public hearing was required. Mr. Newman also informed neighbors that after the Engineering • Planning Managers:Matthew Newman Steve White,PE Page 2 application was formally accepted,they city would mail out a notice and the neighbors could review the application and provide comment during the 2-week comment period. There were a several other questions regarding development process and timing,traffic, water quality, as well as house style and size. Mr. Newman & Ms. Munson addressed the questions accordingly. Mr. Newman stated that getting through the land use process would take up to six months and it would be one year before construction (assumed Spring or Summer 2017). Ms. Munson addressed the traffic question by stating that this project did not require a special traffic letter. Mr. Newman also explained that the City of Tigard and Clean Water Services regulate water quality treatment and would not require machines or chemicals to be used to treat the water. As discussed previously,storm water during the low summer or fall flows, would be treated by a swale prior to conveyance into Summer Lake. Regarding house style and size, Ms. Munson stated that the proposed houses would be two car garage, single family, two-story detached homes. The meeting adjourned at 7:30. Sinc-rely, att Newman Planning Manager A T0 Q \ v I .. O t s1 1 -p \Opp .5M o OdJ C �' ,j n1 , n9 K rW N Cr `./ W 4 E A 4 F`74 *4 l'-' ."-; 1 --''f 4. /, K..-.:/ ri 7 ceo 6 , ,,,,,z. „ ,,,, , 3_. c„.4._ w w pc1 E-1 C.,, it.1 , i. v.: )-, tH.- i:: \----- c'1.) — I'' ' E.-4 1 wi4 0 .,r, . F k' '.-- ‘ is A. ic_< (,) 4 c.., 1 , 4 (Z.6 T„ 4: _J 7 !ted --�I ii �l) _ va J Wcc 0? czt„ .,,,, - tr= aj BM -)). i'L-. W `2 r i 2 t w --' , 3 ® 0 , v, C . Z3 cr- lo h � \r-;o - � � r ° 'c'c) -+' --a — vl ,--() 6:- r C tti = ,1. ‘ l''e'' 1 ' ''&'' j d= d ' ,.,. .-- --____c-, 4 C. r.i. 3 i ‘,-,\ (-6 J ._: ,,J •.,. W ' -"i :,} �` 1 - W 2 �- vCr-.. -�• (_ ` i- H,.', Ja 4 'YI 6q 0 gz • co c,„ i , 0 Cad , gz. c. ..._. :f.;1 : • .. ...... 4 --et • : 4 W W4 r2: 6 Li-, cf04 . . irk,.• . C .. F77), ) : --, .- _ '• nw F.? an, • --3 ' z 0 0 4! - --' - - 1 ) wi Er • •-•;, - :'; _,. w.i • ',.H kl) 4 • NW Engineers,LLC 3409 NW John Olsen Place ENGINEERS Hillsboro, OR 97124 Phone(503)601-4401 Engineering Fax(503)601-4402 > Planning Website www.nw-eng.com NOTICE OF NEIGHBORHOOD MEETING March 23, 2016 Re: Neighborhood Meeting for Proposed 12-Lot Subdivision for a property in the R-4.5 Zone. Dear Interested Party: NW Engineers represents Riverside Homes, LLC, the contract purchaser of the development site identified by the Washington County assessor as Tax Lot 2S1 04AB 100. The site is further described as 11980, 12030 & 12050 SW 135th Street,Tigard, Oregon 97223. The applicant is proposing a 12-lot Subdivision 'Progress Landing' for 11 new single-family residential detached homes. The existing residence will remain. The site is approximately 2.66 acres in area and designated R-4.5 on the Comprehensive Plan Map. Access to the development will be from SW 135th Street. Prior to submitting the development application to the City of Tigard for review and approval, we wish to discuss the proposal in more detail with the surrounding property owners and residents. Accordingly, you are invited to attend an informational meeting for the proposal at the following date, time and location: DATE: Wednesday April 6, 2016 TIME: 6:30 p.m. - 7:30 p.m. PLACE: Tualatin Valley Fire&Rescue Station 50 Community Room 12617 SW Walnut Street Tigard,Oregon 97223 This will be an informational meeting to review and discuss the preliminary development plans. The plans may be altered prior to submittal of the application to the City of Tigard. Feel free to call me at (503) 601-4401, or email to mattn@nw-eng.com if you will be unable to attend the meeting. Please contact us at least one week in advance of the meeting if you need any accommodations to attend the meeting. We look forward to discussing this proposal with you. Sinc--ely, atthew Newman Manager Engineering • Planning Managers: Matt Newman Steve White,PE i ..., 1---B L.:_. Z ,,ow �,, g o ,_, , ., 3,'° . i mai . a. „ o ,,.„,n . om t ' Tqciir wd o` C Q a� o oLL !- Ram rnm£ w°aWg,na z t_�n` q`n I Q?2 En o -sn 'o� �lwrn=�qv---' s LL4 a t- Oa'mip o c m n"moNFwO Y®B. mr. 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BASSINE,GREGREY A&CHARLENE G 11530 SW 72ND AVENUE 13335 SW CHIMNEY RIDGE CT TIGARD,OR 97223 TIGARD OR 97223 BEILKE,SUSAN BEILSTEIN,ELLEN 11755 SW 114TH PLACE 14630 SW 139TH AVE TIGARD,OR 97223 TIGARD,OR 97224 2S104AB01500 1S133DC03400 BERGLUND,ERIK MARK BIANCONI,JACQUELINE M& MARTIN,LESLIE C DAVIDOFF,LESLIE 13270 SW CHIMNEY RIDGE CT 13250 SW FALCON RISE DR TIGARD OR 97223 TIGARD OR 97223 1S133DC11800 1S133DC11200 BILLEITU,,STUART C& BLANGSTED,NANCY FOGELBERG-BILLETTE,CHERYL FERGER,CHARLENE 13486 SW LAURMONT CT 13387 SW LAURMONT CT TIGARD OR 97223 TIGARD OR 97223 2S104AB02900 BONILLA,NACLA/STASNY,JAMIE BOHAN,ANTHONY METROPOLITAN LAND GROUP,LLC 12264 SW MORNING HILL DR 17933 NW EVERGREEN PARKWAY,SUI 1'h 300 TIGARD OR 97223 BEAVERTON,OR 97006 1 S133CD01100 2S104AB08300 BOYD,ROY N AND BARBARA BOYUM,GERALD&DANIELLF 11752 SW SWENDON LOOP 13169 SW CHIMNEY RIDGE ST TIGARD OR 97223 TIGARD OR 97223 BRENNEMAN,HEIDI 1S133DC14600 11680 SW TIGARD DRIVE BROWN,ALEXANDER D&JENNIFER M TIGARD,OR 97223 13281 SW TAMERA LN TIGARD OR 97223 2S104AB07300 BUEHNER,GRETCHEN BRUNKHART,DONALD E/JULIE E PO BOX 230268 13187 SW KATHERINE TIGARD,OR 97281 TIG3RD OR 97223 2S104AB01300 CAFFALL,REX BUYTAERT,MARGARET M 13205 SW VILLAGE GLENN 10001 NE 95TH CT TIGARD,OR 97223 VANCOUVER WA 98662 CAROL RENAUD 2S104AB01800 WACO CPO NEWSLEITER COORD. CHASE,RYAN T OSU EXT.SVC-CITIZEN INVOLVEMENT FACULTY 13235 SW CHIMNEY RIDGE ST 155 NORTH 1ST AVENUE SUITE 200 MS48 TIGARD OR 97223 HILLSBORO,OR 97124 CITY OF TIGARD 1S133CD00500 ATTN:CD/MB CLAYTON,MICHELLE L 13125 SW HALL BLVD. GANZER,STEVEN R TIGARD,OR 97223 11728 SW SWENDON LOOP TIGARD OR 97223 1S133DCO2600 CONNERY,STACY COLEMAN,MARTHA J 12564 SW MAIN STREET 11905 SW MORNING HILL DR TIGARD,OR 97223 TIGARD OR 97223 CRAGHEAD,ALEXANDER 2S104AB04000 12205 SW HALL BOULEVARD DALE,KATHLEEN M&ALAN M TIGARD,OR 97223-6210 13370 SW SCOTTSBRIDGE DR PORTLAND OR 97223 1S133CD06200 DEFILIPPIS,VICTOR DAWSON,PATRICK) 13892 SW BRAYDON CT DAWSON,KAREN A TIGARD,OR 97224 11753 SW SWENDON LOOP TIGARD OR 97223 2S104AB08600 2S104AB03300 DENNEY,JASON&EMILY DICKERSON,GARY R&ROSE A 13444 SW SCOTTS BRIDGE DR 13327 SW SCOTTS BRIDGE DR TIGARD OR 97223 TIGARD OR 97223 1S133CD07600 1S133DC01500 DIXON,JOYCE A DONALDSON,CAROL SUSANNE&DAVID 11892 SW MORNING HILL DR 13185 SW FALCON RISE DR TIGARD OR 97223 TIGARD OR 97223 1S133CD06300 2S104AB03700 DUFFY,ERIN A ELISMAN,EUGENIA L REVOCABLE TRU 11749 SW SWENDON LOOP 13405 SW SCOTTS BRIDGE DR TIGARD OR 97223 TIGARD OR 97223 ENGVALL,ANN ERDT,DON&DOROTHY 15461 SW 82 PL 13760 SW 121ST AVENUE TIGARD,OR 97224 TIGARD,OR 97223 2S104AB00500 1S133DC03000 ERICKSON,SANDRA L ESPINOSA,SUSAN D 12005 SW MORNING HILL DR 11945 SW MORNING HILL DR TIGARD OR 97223 TIGARD OR 97223 2S104AB04100 FROUDE,BEVERLY FREDRICKSON,BJORN&CATHERINE T 12200 SW BULL MOUNTAIN ROAD 13336 SW SCOTTS BRIDGE DR TIGARD,OR 97224 TIGARD OR 97223 1S133DC03200 2S104AB00600 GALBRAITH,BRIAN T&CHRISTINA E GAMELGAARD,CHRISTOPHER LAWRENCE 11965 SW MORNING HILL GAMELGAARD,KERRY TIGARD OR 97223 12065 SW MORNING HILL DR TIGARD OR 97223 2S104AB08700 2S104AB01600 GAN,YUNXI GATTUCIO,GARY E&FRANCES M 13436 SW SCOTTS BRIDGE DR 12160 SW MORNING HILL DR TIGARD OR 97223 TIGARD OR 97223 1S133DCO2200 2S104AB11200 GEORGE,ROBERT KEITH&PAMELA K GIBSON,RONALD G&SHARRON J 11930 SW MORNING HILL DR 12289 SW MORNING HILL DR TIGARD OR 97223 TIGARD OR 97223 1S133DCO2400 1S133CD06900 GODFREY,MARYALICE GOLISCH,GARY&RAKEL 11910 SW MORNING HILL DR 11836 SW MORNING HILL DR TIGARD OR 97223 TIGARD OR 97223 GOODHOUSE,JOHN 2S104AB08400 9345 SW MOUNTAIN VIEW LANE GORSLINE,RUSSELL E&JANET E TIGARD,OR 97224 13431 SW SCOTTSBRIDGE DRIVE TIGARD OR 97224 1S133DC11000 1S133DC11300 GO1"1LIEB,PAMELA K GRADEN,DEKKER 14032 SW BENCHVIEW TER 13401 SW LAURMONT CT TIGARD OR 97224 TIGARD OR 97223 2S104BA00100 HAMILTON,LISA CPO 4B VICE CHAIR GREENFIELD VILLAGE LLC 13565 SW BEEF BEND ROAD BY NANCY L COWGILL TIGARD,OR 97224 STOEL RIVES LLP 900 SW 5TH AVE STF.#2600 PORTLAND OR 97204 1S133CD01300 HARDING,TODD&HERING JR,BLAKE. HARDING,IAN W&RACHELLE R NORRIS BEGGS&SIMPSON 5788 CAMINITO EMTRESSA 121 SW MORRISON,SUI1'1;200 LA JOLLA CA 92037 PORTLAND,OR 97204 1 S 133DC12500 2S 104AB07400 HARPER,JONATHAN F&MEGHANN E HEINISCH,SUSAN&HOWARD 13338 SW SHORE DR 182 KRANICHWOOD ST TIGARD OR 97223 RICHLAND WA 99352 1 S 133CD07700 1 S 133 CD07200 HELLERSTEDT,TANYA HENG-NGUYEN,RINA CHAN&DAT MOON,PAUL 11860 SW MORNING HILL DR 11885 SW MORNING HILL DR TIGARD OR 97223 TIGARD OR 97223 HOG-1N,KEVIN 1S133DC11400 14357 SW 133RD AVENUE HOWELL,ADAM TIGARD,OR 97224 13423 SW LAURMONT CT TIGARD OR 97223 HOWLAND,HAROLD AND RUTH 1S133DCO2000 13145 SW BENISH JACKSON,MORRIS L TIGARD,OR 97223 MISRACH,GERALDINE L 13285 SW FALCON RISE DR TIGARD OR 97223 1 S133DC 12000 1 S 133DCO2700 JELINEK,LAURA J JOHNSON,HOLLY S 13434 SW LAURMONT CT 11915 SW MORNING HILL DR TIGARD OR 97223 TIGARD OR 97223 1 S 133DC01800 1 S 133CD07800 JOHNSON,MATTHEW E& JONES,STEWART G&KRISTIN R NGUYEN JOHNSON,ANH N 11877 SW MORNING HILL DR 13245 SW FALCON RISE DR TIGARD OR 97223 TIGARD OR 97223 1S133CD00300 2S104BA11100 KAIVEVIERER,SHERRY L REV LIVING TR KANG,SEOK Y&KYONG A 11720 SW SWENDON LOOP 13593 SW LIDEN DR TIGARD OR 97223 TIGARD OR 97223 1S133CD07000 KEERINS,PATRICIA KARANDIKAR,B M&S B 15677 SW OREGON ST.APT 209 13020 SW CASPIAN CT TIGARD,OR 97140 BEAVERTON OR 97008 2S104AB11100 KIMMEL,DAVID KENLEY,LOUIS C&NANCY K 1335 SW 66TH SUITE 201 12292 SW MORNING HILL DR PORTLAND,OR 97225 TIGARD OR 97223 1S133DCO2100 2S104AB03100 KJEMPERUD,NICHOLAS P KLAS LIVING TRUST SINKEY-KJEMPERUD,CAITLIN H BY KLAS,ROBERT R&ROSEMARIE TRS 11950 SW MORNING HILL DR 13283 SW SCOTTSBRIDGE DR TIGARD OR 97223 TIGARD OR 97223 KNAPP,MONA 1S133CD08400 9600 SW FREWING STREET KRAUSHAAR,BEVERLEY A TIGARD,OR 97223 11829 SW MORNING HILL DR TIGARD OR 97223 1S133CD07400 2S104AB04200 LAROSA,EDWARD&ERIN LATHROP,JANICE MARIE& 11876 SW MORNING HILL DR LATHROP,LARRY MARTIN TIGARD OR 97223 13314 SW SCOTTSBRIDGE DR TIGARD OR 97223 1 S 133DC17600 2S104AB02800 LEE,ARLENE M LEONTYEV,ANDREY G&MARGARITA 13292 SW LAURMONT DR 12252 SW MORNING HILL DR TIGARD OR 97223 TIGARD OR 97223 2S104AB03600 LISA HAMILTON CHAIR CPO 4B VICE-CHAIR LIPSKA,JOE LESLIE/BARBARA SUE 16200 SW PACIFIC HWY SUITE H BOX 242 13379 SW SCOTTS BRIDGE DR TIGARD,OR 97224 TIGARD OR 97223 LONG,JIM CHAIR,CPO 4M 2S104BA10600 10730 SW 72ND AVE LUU,MARK& PORTLAND,OR 97223 CHAU,TU 13665 SW LIDEN DR PORTLAND OR 97223 1 S 133DC01900 1 S 133DC03600 LYONS,COLLEEN K MALONE,GREGORY&JOY 13265 SW FALCON RISE DR 13170 SW FALCON RISE DR TIGARD OR 97223 TIGARD OR 97223 1S133CD00900 1 S133DC01600 MARTIN,LORI ANN MATAR,RIAD A&DONNA M 11744 SW SWENDON LOOP 7883 SW BARNARD DR TIGARD OR 97223 BEAVERTON OR 97007 • 2S104AB01700 1S133DC12400 MCMAHON,BLAKE F&LI-LI C MERCER,MICHAEL REX 16400 SW SNOWY OWL LANE 13614 NW NORTHVIEW DR BEAVERTON OR 97007 TIGARD OR 97223 MILDREN,GENE multiple:2S104AB14000 to 2S104AB14100 MILDREN DESIGN GROUP MORNING HILL HOMEOWNERS ASSOC 7650 SW BEVELAND ST,STE 120 BY H&K INVESTORS,INC TIGARD,OR 97223 13250 SW FALCON RISE DR TIGARD OR 97223 multiple:2S104AB01990 to 2S104AB14200 2S104AB03200 MORNING HILL HOMEOWNERS ASSOC MORROW,MARYANN LIVING TRUST BY WEDGWOOD HOMES OF PTLD 13301 SW SCOTTS BRIDGE DR 9055 SW BEAV-HLSDL HWY TIGARD OR 97223 PORTLAND OR 97225 1S133CD07300 2S104AB02000 MULKEY,JONATHAN B MULLENS,MARCIA C&JOSEPH T 11868 SW MORNING HILLS DR 12172 SW MORNING HILL DR TIGARD OR 97223 TIGARD OR 97223 MURDOCK,NATHAN AND ANN 2S104AB01200 7415 SW SPRUCE STREET MUSCHEK,STEVEN KEKOA TIGARD,OR 97223 13330 SW CHIMNEY RIDGE CT TIGARD OR 97223 NEAL BROWN. GRI 2S104AB00800 MEADOWS INC REALTORS NELSON,GARY E 12655 SW NORTH DAKOTA STREET 13315 SW CHIMNEY RIDGE CT TIGARD,OR 97223 TIGARD OR 97223 1S133DC03500 NEWTH,PATTY NEUMAN,AMY C 12180 SW MERESTONE COURT NEUMAN,DUSTIN TIGARD,OR 97223 13190 SW FALCON RISE DR TIGARD OR 97223 2S104BA11000 1S133DC11100 NGUYEN,HUGH O'LOUGHLIN,ROBERT MASON 13599 SW LIDEN DR 13363 SW LAURMONT CT TIGARD OR 97223 TIGARD OR 97223 2S104AB04700 1S133CD07100 OUR REDEEMER LUTHERAN CHURCH OZIEL,LAUREL 13401 SW BENISH ST 720 SW WASHINGTON ST,STE 628 TIGARD OR 97223 PORTLAND OR 97205 1 S 133DC17400 1 S 133CD07500 PEMENT,JOHN MICHAEL&BERIT ANN PIERCE PROPERTIES LLC FAMILY TRUST 374 NW 81ST PL 7000 SW VARNS ST PORTLAND OR 97229 PORTLAND OR 97223 • 2S104BA10800 2S104AB03500 POIRIER,STACEY L RICHARDSON,RONALD R 13627 SW LIDEN DR 13367 SW SCOTTS BRIDGE DR TIGARD OR 97223 TIGARD OR 97223 2S104AB00700 RORMAN,SUE ROBERTS,EFFIE PAULINE 11250 SW 82ND AVE 13295 SW CHIMNEY RIDGE CT TIGARD,OR 97223 TIGARD OR 97223 RUEDY,ROBERT 2S104AB01400 14185 SW 100TH AVENUE RYLANDER,WILLIAM H TIGARD,OR 97224 13290 SW CHIMNEY RIDGE CT TIGARD OR 97223 1S133DC11500 • 1S133CD08200 SANDELS,CYNTHIA M SCHWARTZ,EUN HI 13445 SW LAURMONT CT 11845 SW MORNING HILL DR TIGARD OR 97223 TIGARD OR 97223 1S133DC11600 1S133CD08000 SCOTT,S LEVEN&JANET SHARPTON,ALEX B 13467 SW LAURMONT CT BIGLIONE-SHARPTON,TERRI PORTLAND OR 97223 11861 SW MORNING HILL DR TIGARD OR 97223 2S104BA11200 2S104AB03900 SHEPPARD,MICHAEL S SHEPSMAN,ESTHER L& SHEPPARD,CARI A HARTMANN,JAMES A 13581 SW LIDEN DR 13420 SW SCOTTS BRIDGE DR TIGARD OR 97223 TIGARD OR 97223 1S133DC17500 2S104AB08500 SIEGFRIED,AHNA SMITH,BETTY JO DENNEY,JEFFREY T 13439 SW SCOTTSBRIDGE DR 13270 SW LAURMONT DR TIGARD OR 97223 TIGARD OR 97223 SPRING,BRAD 1S133CD00600 7555 SW SPRUCE STREET STALP,ROBERT J&ROBIN R TIGARD,OR 97223 11732 SW SWENDON LOOP TIGARD OR 97223 ST_-1LZER,CHARLIE AND LARIE 1S133DCO2300 14781 SW JULIET TERRACE STATON,RALPH E&BEVERLY M TIGARD,OR 97224 11920 SW MORNING HILL DR TIGARD OR 97223 2S104AB00100 SUNDBERG,ROSS SUNAMOTO,TOMO TRUST 16382 SW 104TH AVE 2740 SW BUCHAREST CT TIGARD,OR 97224 PORTLAND OR 97225 2S104AB11300 1S133CD01000 TAJIPOUR,REZA TANKSLEY,DANIEL&ROBYN AHMADI,SHIDEH 11748 SW SWENDON LOOP 12307 SW MORNING HILL DR TIGARD OR 97223 TIGARD OR 97223 2S104BA10700 1 S 133DC03300 TEAFF,JANET E TRUST THOMAS,MATHEW B 13643 SW LIDEN DR NYLUND,THERESA A TIGARD OR 97223 12002 SW MORNING HILL DR TIGARD OR 97223 THOMPSON,GLENNA multiple:2S104BA09800 to 2S104BA09900 13676 SW HALL BLVD UNIT 2 TIGARD,CITY OF TIGARD,OR 97223 13125 SW HALL TIGARD OR 97223 multiple:2S104AB00300 to 2S104AB00400 1S133CD00400 TOUGH,THOMAS E TUNES,MARGARETH 11995 SW MORNING HILL DR TUNES,SUSAN TIGARD OR 97223 11724 SW SWENDON LOOP TIGARD OR 97223 1S133DC12200 2S104AB00200 VIRDING,JAN T/MELODY WAKI,DAVE H&SUSAN M 13343 SW SHORE DRIVE 11975 SW MORNING HILL DR TIGARD OR 97223 TIGARD OR 97223 1S133CD07900 WALSH,DAVID WALKER,LISA MELANE 10236 SW STUART COURT 11869 SW MORNING HILL DR TIGARD,OR 97223 TIGARD OR 97223 1S133DCO2500 2S104AB01100 WALTER,ROSIE WALTERS,FLIEGLE M&MARGARET A 11900 SW MORNING HILL DR 13350 SW CHIMNEY RIDGE CT TIGARD OR 97223 TIGARD OR 97223 2S104AB04800 1S133DC12300 WASHINGTON,ADAM S&CICELY A WATSON,MEGAN 13172 SW CHIMNEY RIDGE ST 13367 SW SHORE DR TIGARD OR 97223 TIGARD OR 97223 1S133DC03100 WEGENER,BRIAN WEBER,ANTHONY L 9830 SW KIMBERLY DRIVE 11955 SW MORNING HILL DR TIGARD,OR 97224 TIGARD OR 97223 1 S 133 CD01200 1 S 133DC01700 WELLS,DANIEL C&DEBORAH A WHITCOMB,MARK S 11756 SW SWENDON LOOP 13225 SW FALCON RISE TIGARD OR 97223 TIGARD OR 97223 2S104AB04300 ISI33DCO2900 WHITE TRUST WHITE,HERMAN AND MARIANNE 13282 SW SCOTTS BRIDGE DR 11935 SW MORNING HILL DR TIGARD OR 97223 TIGARD OR 97223 1S133DC12100 1S133CD06400 WILLCOX FAMILY REVOCABLE TRUST WILLIAMS,DOWELL RJR&VERONICA 13412 SW LAURMONT CT 11735 SW SWENDON LOOP TIGARD OR 97223 TIGARD OR 97223 IS133DCO2800 2S104BA00200 WILLIAMS,LASHANDA EARLINE WILLIAMS,M MAX&GINA H 11925 SW MORNING HILL DR 12103 SW 135TH AVE TIGARD OR 97223 TIGARD OR 97223 2S104AB03400 1S133CD00800 WILLIS,RICHARD W&KELLY A WILSON,BYRON D&SHERRY L 13170 SW HOWARD DR 11740 SW SWENDON LOOP PORTLAND OR 97223 TIGARD OR 97223 2S104AB08800 1S133CD06800 WOLFE,LANDIS HERSHEY WONG,ANTHONY K S&STELLA WOLFE,JOHN THEODORE 11828 SW MORNING HILL DR 13428 SW SCOTTS BRIDGE DR TIGARD OR 97223 TIGARD OR 97223 1S133CD05500 1S133CD05400 WONG,ROSE WONG,S1'hVEN 13596 SW FEIRING LN 16317 SW STAHL DR TIGARD OR 97223 PORTLAND OR 97223 2S104AB01001 1S133CD08100 YALE,SCOTT M AND BARBARA A YEUNG,WALLACE W 13355 SW CHIMNEY RIDGE CT WONG,SOO PING TIGARD OR 97223 12999 SW FALCON DR TIGARD OR 97223 2S104AB03800 YORK,RICHARD G&CAROL E 13425 SW SCOTTS BRIDGE DR TIGARD OR 97223 CITY OF TI 4 ; PRE—APPLICATION rat• CONFERENCE CE NO1.ES f ,yy Meeting Notes are Valid for Six (6) MonthsVRPA- (Pre-Applications' Meeting Date: February 11.2016 Staff Present: ;SIB/GB e T L RESIN F1\TIA APPLICANT: Riverside Homes LLC.Niki Munson OWNER: Sunamoto Trust Phone: 503-645-0986 Email:nmunson riversidehome.c�tn PROPERTY LOCATION: ADDRESS/GENERAL LOCATION: 12030, 11980,and 12050 SW 135th Street TAX MAPS)/LOT#(S): 2S104AB00100 NECESSARY APPLICATIONS: Subdivision (SUB) PROPOSAL DESCRIPTION: 12 lot subdivision COMPREHENSIVE PLAN MAP DESIGNATION: Low Density Residential ZONING MAP DESIGNATION:R.-4.5 ZONING DISTRICT DIMENSIONAL REQUIREMENTS (Refer to Code Section 18.510) MINIMUM LOT SIZE: 7,500 sq. ft. Average Min.lot width: 50 ft. Max.building height 30 ft. • MAXIMUM SI lb COVERAGE: - %. Minimum landscaped or natural vegetation area:_%. Setbacks: Front: 20 ft. Side: 5 ft. Rear: 15 ft. Street side: 15 ft. Garage: ft. NEIGHBORHOOD MEETING (Refer to the Neighborhood Meeting Handout) THE APPLICANT SHALL NOTIFY ALL PROPERTY OWNERS WITHIN 500 FEET, INTERESTED PARTIES, 4,. ..f 11• • :..;' t .. �h ..L.G DIVISION of their proposal. A minimum of two (2) weeks between the mailing date and the meeting date is required. Please review the Land Use Notification handout concerning site posting and the meeting notice. Meeting is to be held prior to submitting your application or the application will not be accepted. * NOTE: In order to also preliminarily address building code standards, a meeting with a Plans Examiner is encouraged prior to submittal of a land use application. CITY OF TIG ARD Pie-Application Conference Notes Page 1 of 8 Hesidential Application/Planning l)vniun Section ►� NARRATIVE (Refer to Code Chapter 18.390) The APPLICANT SHALL SUBMIT A NARRATIVE which provides findings based on the applicable approval standards. Failure to provide a narrative or adequately address criteria would be reason to consider an application incomplete and delay review of the proposal. The applicant should review the code for applicable criteria. ►1 IMPACT STUDY (Refer to Code Sections 18.390.040 and 18.390.050) As a part of the APPLICATION SUBMITTAL REQUIREMENTS, applicants are required to INCLUDE AN IMPACT STUDY with their submittal package. The impact study shall quantify the effect of the development on public facilities and services. The study shall address,at a minimum,the transportation system, including bikeways, the drainage system, the parks system, the water system, the sewer system and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with the dedication requirement, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. R1 ACCESS (Refer to Chapters 18.705 and 18.765) Minimum number of accesses: 1/parcel Minimum access width: 15 ft. Minimum pavement width: 10 ft ❑WALKWAY REQUIREMENTS (Refer to Code Chapter 18.705) Within all ATTACHED HOUSING (except two-family dwellings) and multi-family developments, each residential dwelling SHALL BE CONNECTED BY WALKWAY TO THE VEHICULAR PARKING AREA,COMMON OPEN SPACE AND RECREATION FACILITIES. 13 RESIDENTIAL DENSITY CALCULATION (Refer to Code Chapter 18.715)—See example below. The NET RESIDENTIAL UNITS ALLOWED on a particular site may be calculated by dividing the net area of the developable land by the minimum number of square feet required per dwelling unit as specified by the applicable zoning designation. Net development area is calculated by subtracting the following land area(s) from the total site area: All sensitive lands areas including: A Land within the 100-year floodplain; Slopes exceeding 25%; A Drainageways;and A Wetlands for the R-1,R-2,R-3.5,R-4.5 and R-7 zoning districts. Public right-of-way dedication: A Single-family allocate 20%of gross acres for public facilities;or A Multi-family allocate 15% of gross acres for public facilities;or A If available,the actual public facility square footage can be used for deduction. All land proposed for private Streets SEE NOTES FOR ESTIMATED DENSITY CALCULATIONS. EXAMPLE OF RESIDENTIAL DENSITY CALCULATIONS: EXAMPLE: USING A ONE ACRE SITE IN THE R-12 ZONE (3,050 MINIMUM LOT SIZE)WITH NO DEDUCTION FOR SENSITIVE LANDS Single-Family Multi-Family 43,560 sq. ft.of gross site area 43,560 sq. ft.of gross site area 8.712 sq. ft. (20%) for public right-of-way 6.534 sq. ft. (15%) for public right-of-way NET: 34,848 square feet NET: 37,026 square feet i 3, (trunim.um to area) + 0 0( inimumarea = 11.4 Units Per Acre (maximum) = 12.1 Units Per Acre (maximum) CITY OF TIGARD Pre-Application Conference Notes Page 2 of 8 Residential Application/Planning Division Section • The Development Code requires that the net site area exist for the next whole dwelling unit. NO ROUNDING UP IS PERMLFFED. • Minimum Project Density is 80% of the maximum allowed density. TO DETERMINE, MULTIPLY THE MAXIMUM BY.8. J SPECIAL SETBACKS (Refer to Code Section 18.730) • STREETS: feet from the centerline of • FLAG LOT: A TEN (10)-FOOT SIDE YARD SETBACK applies to all primary structures. 9 ZERO LOT LINE LOTS: A minimum of a ten (10)-foot separation shall be maintained between each dwelling unit or garage. • MULTI-FAMILY RESIDENTIAL building separation standards apply within multiple-family residential developments. ACCESSORY STRUCTURES UP TO 528 SQUARE FEET in size may be permitted on lots less than 2.5 acres in size. Five(5)-foot minimum setback from side and rear lot lines. ACCESSORY STRUCTURE UP TO 1,000 SQUARE FEET on parcels of at least 2.5 acres in size. (See applicable zoning district for the primary structures' setback requirements.) ❑ FLAG LOT BUILDING HEIGHT PROVISIONS (Refer to Code Chapter 18.730) MAXIMUM HEIGHT OF 11/2 STORIES or 25 feet,whichever is Iess in most zones;21/2 stories, or 35 feet in R-7,R-12,R-25 or R-40 zones provided that the standards of Section 18.730.010.C.2 are satisfied. ❑ BUFFERING AND SCREENING (Refer to Code Chapter 18.745) In order TO INCREASE PRIVACY AND TO EITHER REDUCE OR ELIMINATE ADVERSE NOISE OR VISUAL IMPACTS between adjacent developments, especially between different land uses, the CITY REQUIRES LANDSCAPED BUFFER AREAS along certain site perimeters. Required buffer areas are described by the Code in terms of width. Buffer areas must be occupied by a mixture of deciduous and evergreen trees and shrubs and must also achieve a balance between vertical and horizontal plantings. Site obscuring screens or fences may also be required; these are often advisable even if not required by the Code. The required buffer areas may only be occupied by vegetation, fences, utilities, and walkways. Additional information on required buffer area materials and sizes may be found in the Development Code. The ESTIMA 1ED REQUIRED BUFFERS applicable to your proposal area is: Buffer Level along north boundary. Buffer Level along east boundary. Buffer Level along south boundary. Buffer Level along west boundary. SIGHT OBSCURING SCREENING IS REQUIRED ALONG: ® STREET TREES & PARKING LOT TREES (Refer to Code Chapters 18.745 and 18.765) STREET TREES SHALL BE REQUIRED AS PART OF THE APPROVAL PROCESS FOR A CONDITIONAL USE (TYPE III), DOWNTOWN DESIGN REVIEW (TYPE II & III), MINOR LAND PARVITION (TYPE II), PLANNED DEVELOPMENT (TYPE III), SITE DEVELOPMENT REVIEW (TYPE II), AND SUBDIVISION (TYPE II & III). The minimum number of required street trees shall be determined by dividing the linear amount of street frontage within or adjacent to the site (in feet) by 40 feet (if the number is a fraction,round to the nearest whole number). The trees shall be placed within the public right-of-way whenever possible but no more than six (6) feet from the tight-of-way boundary. Street trees shall be planted according to Section 2 of the Urban Forestry Manual and adequate soil volumes shall be provided in accordance with Section 12 of the Urban Forestry Manual. Existing trees may be used to meet the street standards. Further information on regulations affecting street trees may be obtained from the Planning Division. PARKING LOT TREES ARE REQUIRED AS PART OF THE APPROVAL PROCESS FOR A CONDITIONAL USE (TYPE III), DOWNTOWN DESIGN REVIEW (TYPE II & III), PLANNED DEVELOPMENT(TYPE III),AND SITE DEVELOPMENT REVIEW(TYPE II).All parking areas,including parking spaces and aisles,shall be required to achieve at least 30% tree canopy cover at maturity directly above the CITY OF TIGARD Pre-Application Conference Notes Page 3 of 8 Residential Application/Planning Diviaion Srxnun parking area in accordance with Section 13 of the Urban Forestry Manual. ❑ RECYCLING (Refer to Code Chapter 18.755) Applicant should CONTACT FRANCHISE HAULER FOR REVIEW AND APPROVAL OF SITE SERVICING COMPATIBILITY. Locating a trash/recycling enclosure within a clear vision area such as at the intersection of two (2) driveways within a parking lot is prohibited. Much of Tigard is within Pride Disposal's Service area. Pride Disposal can be reached at(503) 625-6177. ® PARKING (Refer to Code Chapters 18.765 &18.705) ALL PARKING AREAS AND DRIVEWAYS MUST BE PAVED. Single-family Requires: One (1 off-street parking space per dwelling unit;and One(1)space per unit less than 500 square feet. Multiple-family Requires: 1.25 spaces per unit for 1 bedroom; 1.5 spaces per unit for 2 bedrooms;and 1.75 spaces per unit for 3 bedrooms. Multi-family dwelling units with more than ten (10) required spaces shall provide parking for the use of guests and shall consist of 15%of the total required parking. NO MORE THAN 50% OF REQUIRED SPACES MAY BE DESIGNATED AND/OR DIMENSIONED AS COMPACT SPACES. Parking stalls shall be dimensioned as follows: • Standard parking space dimensions: 8 feet. 6 inches X 18 feet,6 inches. • Compact parking space dimensions: 7 feet. 6 inches X 16 feet,6 inches. ➢ Handicapped parking: All parking areas shall provide appropriately located and dimensioned disabled person parking spaces. The minimum number of disabled person parking spaces to be provided, as well as the parking stall dimensions, are mandated by the Americans with Disabilities Act (ADA). A handout is available upon request. A handicapped parking space symbol shall be painted on the parking space surface and an appropriate sign shall be posted. ® BICYCLE RACKS (Refer to Code Section 18.765) BICYCLE RACKS are required FOR MULTI-FAMILY, COMMERCIAL AND INDUSTRIAL DEVELOPMENTS. Bicycle racks shall be located in areas protected from automobile traffic and in convenient locations. ® SENSITIVE LANDS (Refer to Code Chapter 18.775) The Code provides REGULATIONS FOR LANDS WHICH ARE POTENTIALLY UNSUITABLE FOR DEVELOPMENT DUE TO AREAS WITHIN THE 100-YEAR FLOODPLALN, NATURAL DRAINAGEWAYS, WETLAND AREAS, ON SLOPES IN EXCESS OF 25 PERCENT, OR ON UNSTABLE GROUND. Staff will attempt to preliminary identify sensitive lands areas at the pre-application conference based on available information. HOWEVER, the responsibility to precisely identify sensitive land yeas, and their boundaries. is the responsibility of the applicant. Areas meeting the definitions of sensitive lands must be clearly indicated on plans submitted with the development application. Chapter 18.775 also provides regulations for the use, protection, or modification of sensitive lands areas. RESIDENTIAL DEVELOPMENT IS PROHIBITED WITHIN FLOODPLAINS, SOME RESIDENTIAL RELATED DEVELOPMENT IS EXEMPT. ❑ STEEP SLOPES (Refer to Code Section 18.775.070.C) When S PEEP SLOPES exist,prior to issuance of a final order,a geotechnical report must be submitted which addresses the approval standards of the Tigard Community Development Code Section 18.775.080.C. The report shall be based upon field exploration and investigation and shall include specific recommendations for achieving the requirements of Section 18.775.080.C. CITY OF TIG . D Pre-Application Conference Notes Page 4 of 8 Residential Application/Planning Division Section CLEANWATER SERVICES(CWS)Service Provider Letter PRIOR TO SUBMITTAL of any land use applications, the applicant must obtain a CWS Service Provider Letter which will outline the conditions necessary to comply with the CWS R&O 07-20 sensitive area requirements. If there are no sensitive areas, CWS must still issue a letter stating a CWS Senrice Provider Letter is not required. 0 SIGNS (Refer to Code Chapter 18.780) SIGN PERMITS MUST BE OBTAINED PRIOR TO INSTALLATION OF ANY SIGN in the City of Tigard. A "Guidelines for Sign Permits" handout is available upon request Additional sign area or height beyond Code standards may be permitted if the sign proposal is reviewed as part of a development review application. Alternatively,a Sign Code Exception application may be filed for Director's review. El URBAN FORESTRY PLAN(Refer to Code Section 18.790.030.0 and the "Tree Canopy Requirements" Brochure) AN URBAN FORESTRY PLAN IS REQUIRED FOR THE FOLLW[NG TYPES OF DEVELOPMENT: Conditional Use(Type III);Downtown Design Review(Type II and III);Minor Land Partition (Type II); Planned Development (Type III);Sensitive Lands Review(Type II and III); Site Development Review (Type II); and Subdivision (Type II and III). The plan needs to be prepared by an ISA certified arborist or landscaped architect Percentage of mature canopy cover required: 40% for the overall development site and 15% for any lot or tract (Refer to Appendix 2-6 iv Urban Forestry Manual for a fist `ttrer with mature canopy cover arras) An urban forestry plan shall: • Be coordinated and approved by a landscape architect (the project landscape architect) or a person possessing dual certifications as a certified arborist and certified tree risk assessor(the project arborist); - Meet the tree preservation and removal site plan standards in Section 10, part 1 of the Urban Forestry Manual; Meet the tree canopy site plan standards in Section 10,part 2 of the Urban Forestry Manual;and Meet the supplemental report standards in Section 10,part 3 of the Urban Forestry Manual. TREE CANOPY FEE. If the effective percentage of tree canopy cover cannot be met, the applicant shall provide the city a tree canopy fee according to the methodology outlined in Section 10, part 4 of the Urban Forestry Manual. 18.790.040-Discretionary Urban Forestry Plan Review Option In lieu of providing payment of a tree canopy fee when less than the standard effective tree canopy cover required by Section 10, part 3 of the Urban Forestry Manual will be provided, an applicant may apply for a discretionary urban forestry plan review. The discretionary urban forestry plan review cannot be used to modify an already approved urban forestry plan, any tree preservation or tree planting requirements established as part of another land use review approval, or any tree preservation or tree planting requirements required by another chapter in this title. ® PRESERVATION OF EXISTING TREES (Refer to Code Section 18.790.050.C.) To assist in the preservation and/or planting of trees and significant tree groves, the director may apply one or more of the following flexible standards as part of the land use review approval. Use of the flexible standards shall be requested by the project arborist or landscape architect as part of the land use review process. The flexible standards are only applicable to trees that are eligible for credit towards the effective tree canopy cover of the site. Appropriate species of trees in good condition and suitable for preservation receive a 200 percent credit based on their existing canopy area.Refer to Section 11-Part 3 of the Urban Forestry Manual for submittal requirements. El CLEAR VISSION AREA (Refer to Code Chapter 18.795) The City requires that CLEAR VISION AREAS BE MAINTAINED BETWEEN THREE (3) AND CITY OF TIGARD Pre-Application Conference Notes Page 5 of 8 Residential Application/Planning])irisin Section EIGHT (8) FEET IN HEIGHT at road/driveway, road/railroad, and road/road intersections. The size of the required clear vision area depends upon the abutting street's functional classification and any existing obstructions within the clear vision area. The applicant shall show the dear vision areas on the site plan, and identify any obstructions in these areas. El FUTURE STREET PLAN AND EXTENSION OF STREETS (Refer to Code Section 18.810.030.F.) A FUTURE STREET PLAN shall: Be filed by the applicant in conjunction with an application for a subdivision or partition. The plan shall show the pattern of existing and proposed future streets from the boundaries of the proposed land division and shall include boundaries of the proposed land division and shall include other parcels within 200 feet surrounding and adjacent to the proposed land division. Identify existing or proposed bus routes, pullouts or other transit facilities, bicycle routes and pedestrian facilities on or within 500 feet of the site. Where necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed. IZ ADDITIONAL LOT DIMENSIONAL REQUIREMENTS (Refer to Code Section 18.810.060) MINIMUM LOT FRONTAGE: 25 feet unless lot is created through the minor land partition process. Lots created as part of a partition must have a minimum of 15 feet of frontage or have a minimum 15-foot wide access easement. The DEPTH OF ALL LOTS SHALL NOT EXCEED 21/2 TIMES THE AVERAGE WIDTH, unless the parcel is less than 11/2 times the minimum lot size of the applicable zoning district. E BLOCKS (Refer to Code Section 18.810.040) The perimeter of BLOCKS FORMED BY STREETS SHALL NOT EXCEED 2,000 FEET measured along the right-of-way center line except where street location is precluded by natural topography,wetlands or other bodies of water or,pre-existing development. When block lengths greater than 330 feet are permitted, pedestrian/bikeways shall be provided through the block. CODE CHAPTERS ❑ 18.330(Conditional Use) ❑ 18.620(Tigard Triangle Design Standards) ❑ 18.760(Nonconforming Situations) ❑ 18.340(Directors Interpretation) ❑ 18.630(Washington Square Regional Center) /1 18.765(off-street Parking/Loading Requirements) ❑ 18.350(Planned Development) ❑ 18.640(Durham Quarry Design Standards) ❑ 18.775(Sensitive lands Review) ❑ 18.360(Site Devebpment Review) ►/ 18.705(Atxess/Egress/Cerculation) ❑ 18.780(Signs) ❑ 18.370(Varianoes/Adjusfnents) ❑ 18.710(Accessory Residential Untie) ❑ 18.785(Temporary Use Permits) D 18.360(zoning'Nap/Text Amendments) ® 18.715(Density Computations) // 18.790(Urban Forestry Plan) ❑ 18.385(Miscetianeous Permits) ❑ 18.720(Design Compatibility Standards) ® 18.795(Visual Clearance Areas) IZ 18.390(Derision Making Procedures/Impact Study) ❑ 18.725(Environmental Performance Standards) ❑ 18.798(wireless Communication Facilities) ❑ 18.410(Lot Line Adjustments) ❑ 18.730(Exceptions To Devebpment Standards) 18.810(Street&Utility Improvement Standards) ❑ 18.420(Land Partitions) C 18.740(Historic overlay) 4 18.430(subdivision) ❑ 18.742(Home occupation Permits) ® 18.510(Residential Zoning Districts) i4 18.745(Landscaping&Screening Standards) ❑ 18.520(CornrnetrialZoning Districts) ❑ 18.750 Manufactured/Mobil Home Regulations) ❑ 18.530(Industrial zoning Districts) ❑ 18.755(Mixed Solid wasie&Recycting Storage) CITY OF TIG ARD Pre-Application Conference Notes Page 6 of S Residential Application/Planning Division Section ADDITIONAL CONCERNS OR COMMENTS: Three copies of all materials are required for the original submittal. An urban forestry plan and report are required for subdivisions per 18.790. Specific requirements for the plan and report are found in Section 10 of the Urban Forestry Manual (http://www.tigaxd- or.gov/community/trees/does/urban forestry manual) PROCEDURE Administrative Staff Review. Public hearing before the Land Use Hearings Officer. D Public hearing before the Planning Commission. Public hearing before the Planning Commission with the Commission making a recommendation on the proposal to the City Council. An additional public hearing shall be held by the City Council. APPLICATION SUBMITTAL PROCESS All applications must be accepted by a Planning Division staff member of the Community Development Department at Tigard City Hall offices. PLEASE NOTE: Applications submittedby mail or dropped. off at the counter without Planning Division acceptance may be returned. The cashier closes at 4:30 PM. c The application must include the completed Land Use Permit Application Checklist. Maps submitted with an application shall be folded in advance to 81/2" x 11". One, 81/2" x 11" map of a proposed project shall also be submitted for attachment to the staff report or administrative decision. Applications with unfolded maps shall not be accepted. 8 The Planning Division and Engineering Depat anent will perform a preliminary review of the application and will determine whether an application is complete within 30 days of the counter submittal Staff will notify the applicant if additional information or additional copies of the submitted materials are required. The administrative decision will typically occur approximately 45 to 60 days after an application is accepted as being complete by the Planning Division. Applications involving difficult or protracted issues or requiring review by other jurisdictions may take additional time to review. A basic flow chart which illustrates the review process is available from the Planning Division upon request. This pre-application conference and the notes of the conference are intended to inform the prospective applicant of the primary Community Development Code requirements applicable to the potential development of a particular site and to allow the City staff and prospective applicant to discuss the opportunities and constraints affecting development of the site. BUILDING PERMITS 6 Plans for building and other related permits will not be accepted for review until a land use approval has been issued and the Public Facility Improvement permit has been submitted. f Final inspection approvals by the Building Division will not be granted until there is compliance with all conditions of development approval. c These pre-application notes do not include comments from the Building Division. For proposed buildings or modifications to existing buildings, it is recommended to contact a Building Division Plans Examiner to determine if there are building code issues that would prevent the structure from being constructed, as proposed. PLEASE NOTE: The conference and notes cannot cover all Code requirements and aspects related to site planning that should apply to the development of your sitelan. Failure of the staff to provide information required by the Code shall not constitute a waiver of the applicable standards or requirements. It is recommendedt a prospective applicant either obtain and read the Community Development Code or ask any questions of City staff relative to Code requirements prior to submitting an application. CITY OF TIGARD Pre Application Conference Notes Page 7 of 8 Residential AppIicanonIPlanning Division Secticm AN ADDITIONAL PRE-APPLICATION FEE AND CONFERENCE WILL BE REQUIRED IF AN APPLICATION PERTAINING TO THIS PRE-APPLICATION CONFERENCE IS SUBMITTED AFTER A PERIOD OF MORE THAN SIX (6) MONTHS FOLLOWING THIS CONFERENCE (unless deemed as unnecessary by the Planning Division). Prior to submittal of the application you will need to schedule an appointment with the Permit Counter(503- 718-2421). Please make the appointment as soon as possible, once you have all submittal elements. PLEASE NOTE: Applications submitted by mail or dropped off at the counter without Planning Division acceptance may be returned. PREPARED BY: Monica Bilodeau CITY OF TIGARD PLANNING DIVISION - STAFF PERSON HOLDING PRE APP.MEETING PHONE: 503-718-2427 EMAIL: Monicab@tigard-or.gov CITY OF TIGARD Pre Application Conference Notes Page 8 of 8 Residctniat Application/Planning I)itiision Section City ofTigard et COMMUNITY DEVELOPMENT -_ I . System Development Charges 1 IL„\R.ri Revised June 23,2015 Building permit applications submitted on or after 7/1/2015 are subject to fees as follows: Non RT= Not in River Terrace Neighborhood In RT=In River Terrace Neighborhood Parks - City of Tigard NonRT in RT _.. Single Family Unit(per detached residential unit,including duplex units and i $6,824.00 ! $7,202.00 manufactured dwellingunits on individual lots,and attached townhouses) s ' • Multi-Family Unit(includes apartment and condominium units) $5,137.00 . $5,421.00 ' Spaces in a Manufactured Home Park i TBD TBD Commercial/Industrial(per employee) - Call Permit Coordinator at $433.00 ! $433.00 • 503-718-2426 for estimate. Transportation Development Tax- Washington County Non RT ; In RT �.._ Single Family Detached (per detached residential unit,including $8,113.00 ; $8,113.00 manufactured dwelling units on individual lots) ' Apartment (per unit) . .. . . _� ..$5,308.00,..-..,:5,308,00..: Condominium/Townhouse (per attached residential unit,including duplex ; $4,853.00 , $4,853.00 units) . - , _ , Commercial/Industrial-Call Permit Coordinator at 503-718-2426 for estimate. Transportation System Development Charge— Tigard Non RT : In RT Single Family Detached (per detached residential unit,including $ $.. __._.. 5,714.00 + $8,356.00 . manufactured dwellingunits on individual lots A ament er unit ! A_Iil ....,...... _{P _. .L$3,333,09 .,. $3,333 00 j $4,874.00 Condominium/Townhouse (per attached residential unit,including duplex $3,333.00 $4,874.00 Sewer Connection - Clean Water Services (CD S) , Non RT In RT Residential(per equivalent dwelling unit(EDU),including detached dwelling ;' $5,100.00 ; $5,100.00 units,attached duplex and townhouse units,and manufactured dwellings on i ! individual lots) Commercial/Industrial(per equivalent dwelling unit(EDU)as determined ; $5,100.00 i $5,100.00 hy total fixture count When calculating plumbing fixture units,round EDUs to the nearest 1/1006. For example,a final count ending in.005 or more shall be rounded up to.01,and a final count ending in.014 or less shall be rounded down to.01. Water Quality& Quannk Facile&Fee-CWS :• Quality Quantity_ Residential Single Famil er dwellin unit _. _.., _ . ___ _,.. 225.00 ; 7.__.._.__ 4 ---....._.. . .._._- �' .X.(P.,.... - ...g .). _ . ; . $ ... ` _$275.00 Commercial&Multi-Family(per 2,640 square feet of additional $225.00 $275.00 i impervious service City of Tigard 1 13125 SW Hall Blvd.,Tigard,OR 97223 I 503-639-4171 I www.tigard-or.gov School.District Construction Excise Tax Beaverton ' Tigard-Tualatin School District School District I `' Lax Rate Limits: 7/1/2014 10/1/2014 Residential: per square foot on structures or portions of j $1.17 '. $1.17 structures intended for residential use,including but not limited to single-famik or multiple-unit hour' Non-Residential: per square foot on structures or $0.58 ; $0.58 i portions of structures intended for non-residential use,not { including muhiple;unit housing of any kind.. ' Non-Residential Maximum: structures intended for $29,200.00 4 $- 29,200.000. $ 0 ' non-residential use may not exceed this amount per building permit or per structure,whichever is less. _._... Metro Construction Excise Tax Effective 7/1/2006 - Construction projects valued at$100,000 or less are exempt from this tax as $0.00 well as permits for development of affordable housing units and permits issued to 501(0j non-profit organizations._� Construction projects valued at over$100,000 to under$10 million will be 0.12 percent of the ' assessed at 0.12 percent of the value of the improvements for which a permit is improvement sought Example: improvements valued at$250,000 x.0012=$300.00. value Construction projects valued at more than$10 million will be assessed a $12,000.00 • flat fee. Note: This temporary tax was extended through December 2020. Water Meters- Tigard Water Service Area All applicants must contact Utility Billing at 503-718-2460 to confirm the water district jurisdiction for City of Tigard addresses. All applicants must complete a Water Meter Fixture Unit Worksheet and submit it along with a copy of the date-stamped building or plumbing permit application, and a copy of the issued building or plumbing permit to the Utility Billing counter to purchase a water meter for addresses in the Tigard Water Service Area. Please check the city website for water meter sales hours of operation Meter size: 5/8" ! $8,127.00 ' Meter size: 3/4" $11,600.00 •--- .-- -- . _. . . _ ..- w.,... ._..._____. Meter size: 1" Meter s ._. $21,296.00 _ Meter size: 1-1/2" _ $63,051.00 : Meter size: 2" $10;103:90 Note: All water meter fees include water system development charge,water meter and meter installation fee. City of Tigard I 13125 SW Hall Blvd.,Tigard,OR 97223 I 503-639-4171 R www.tigard-or.gov TCT Estimate Sunamoto Subdivision 1/26/2016 2S104AB00100 AMS TOT RATES EFFECTIVE 7/1/15 TSDC CITYWIDE&TSDT RT OVERLAY RATES EFFECTIVE 7/1/15 INSIDE RIVER TERRACE TSDC CITYWIDE EFFECTIVE 1/1/16 0 Yes i Project is in River Terrace? p -No Former Use Rate Type Use# 1TE Code #Units Rate TDT Amount Description TDT 1 210 3.00 $8,113 $24,339 3 SFRs TSDC-Imp 1 210 3.00 $5,402 $16,206 3 SFRs TSDC-Reim 1 210 3.00 $312 $936 3 SFRs TSDC-RT 1 0.00 $0 Total TOT and TSDCs Former Uses $41,481 Proposed Use Use# ITE Code # Units Rate TDT Amount Description TDT 1 210 12.00 $8,113 $97,356 TSDC-Imp 1 210 12.00 $5,402 $64,824 TSDC-Reim 1 210 12.00 $312 $3,744 TSDC-RT 1 So ,.. , rEj TDT 2 $0 ✓ TSDC Imp 2 $0 TSDC-Reim 2 $0 TSDC-RT 2 $0 TDT 3 $0 TSDC-lmp 3 $0 TSDC-Reim 3 $0 TSDC-RT 3 $0 Total All TDTs&TSDCs Proposed Uses $165,924 Less: Total All TDTs&TSDCs Former Uses $41,481 Total All TOTs&TSDCs Net Increase $124,443 Total Net County TDT $73,017 Total Net TSDC-1mp $48,618 Total Net TSDC-Reim $2,808 Total Net TSDC RT Overlay $0 $124,443 TDT TSDC Imp+Reim Target Recovery Rate 28.0% 30% Estimated Total Impact $260,775 $171,420 Estimated Unmitigated Impact $187,758 $119,994 All TDT&TDSC TSDC RT Overlay Target Recovery Rate 29% 30% Estimated Total Impact $432,195 $0 Estimated Unmitigated Impact $307,752 $0 TDT=County Transportation Development Tax TSDC Citywide=City of Tigard Transportation System Development Tax ITS DC-Imp&TSDC-Reim) TSDC RT=River Terrace Transportation System Development Tax Overlay Parks Estimate Sunamoto Subdivision 1/26/16 2S104AB00100 AMS ALL PARKS RATES EFFECTIVE 7/1/18 O Yes Project is in River Terrace ? O No Note:All Neigh-Imp#Units entries=0 if project is in River Terrace; All Neigh-RT#Units entries=0 if project is elsewhere in the city. Former Use Rate Type Use# ITE Code # Units Rate Parks Amount Description Parks-Imp 1 210 3.00 $4,248 $12,744 3 SFRs Parks-Reim 1 210 3.00 $1,001 $3,003 3 SFRs Neigh-Imp 1 210 3.00 $1,575 $4,725 3 SFRs Neigh-RT 1 $0 2 $0 Total Parks Former Use $20,472 Proposed Use Use 4 ITE Code /4 Units Rate Parks Amount Description Parks-Imp 1 210 12.00 $4,248 $50,976 12 SFRs Parks-Reim 1 210 12.00 $1,001 $12,012 12 SFRs Neigh-Imp 1 210 12,00 $1,575 $18,900 12 SFRs Neigh-RT 1 $0 Parks-Imp 2 $0 Parks-Reim 2 $0 Neigh-Imp 2 $0 Neigh-RT 2 $0 Total Parks Outside RT Proposed Uses $81,888 Less: Total Parks Outside RT Former Uses $20,472 Total All Parks Outside RT Net Increase $61,416 Total Parks RT Proposed Uses $0 Less: Total Parks RT Former Uses $0 Total All Parks RT Net Increase $0 Total Parks-Imp $38,232 Total Parks-Reim $9,009 Total Neigh-Imp $14,175 $51,416 Total Neigh-RT $0 Parks-Imp= Parks Improvement,Citywide including River Terrace Parks-Reim=Parks Reimbursement,Citywide including River Terrace Neigh-Imp=Neighborhood Parks Improvement Outside River Terrace Neigh-RT= Neighborhood Parks Improvement Inside River Terrace fa; CO CO ESP 0 xffl CI }.e LA gig gg t? �4` IL ha IL KJ N,.P4.2 49 I- d to ton a$ ,UlCel CO r +.� +to � ryC2 a w1-1 v 0:2. 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WIp ' LI to la OLli COa, - VD i W !�` #— t e'-{: Y LJ1 i aco ' Cn M 31SLTrt.VF • a v o N 1- - 0 e 1\3 0 TMT Estimate Sunamoto Subdivision 1/26/2016 2S104AB00100 AMS TDT RATES EFFECTIVE 7/1./15 TSDC CITYWIDE&TSDT RT OVERLAY RATES EFFECTIVE 7/1/15 INSIDE RIVER TERRACE TSDC CITYWIDE EFFECTIVE 1/1/16 0 Yes Project is in River Terrace? ® No Former Use Rate Type Use# ITE Code #Units Rate TDT Amount Description TDT 1 210 3.00 $8,113 $24,339 3 SFRs TSDC-imp 1 210 3.00 $5,402 $16,206 3 SFRs TSDC-Reim 1 210 3.00 $312 $936 3 SFRs TSDC-RT 1 0.00 $0 Total TOT and TSDCs Former Uses $41,481 Proposed Use us.rr ITC Lade it Units Rite TOT Amount fe _r'ptrcr+ TOT 1 210 12.00 $8,113 $97,356 TSDC-Imp 3 210 12.00 $5,402 $64,824 TSDC-Reim 1 210 12.00 $312 $3,744 TSDC-RT 7 $0 TDT t $0 TSDC-Imp 2 $0 TSDC-Reim _ $0 TSDC-RT 2 $0 TDT _ $0 TSDC-Imp 3 $0 TSDC-Reim 3 $0 TSDC-RT 3 $0 Total All TDTs&TSDCs Proposed Uses $165,924 Less: Total All TDTs&TSDCs Former Uses $41,481 Total All TDTs&TSDCs Net Increase $124,443 Total Net County TOT $73,017 Total Net TSDC-Imp $48,618 Total Net TSDC-Reim $2,808 Total Net TSDC RT Overlay $0 $124,443 TDT TSDC Imp+Reim Target Recovery Rate 28.0% 30% Estimated Total impact $260,775 $171,420 Estimated Unmitigated Impact $187,758 $119,994 All TDT&TDSC TSDC RT Overlay Target Recovery Rate 29% 30% Estimated Total Impact $432,195 $0 Estimated Unmitigated Impact $307,752 $0 TDT=County Transportation Development Tax TSDC Citywide=City of Tigard Transportation System Development Tax(TSDC-Imp&TSDC-Reim} TSDC RT=River Terrace Transportation System Development Tax Overlay Parks Estimate Sunamoto Subdivision 1/26/16 2S104AB00100 AMS ALL PARKS RATES EFFECTIVE 7/1/15 10 Yes Project is in River Terrace? O No Note:All Neigh-Imp# Units entries=0 if project is in River Terrace; All Neigh-RT# Units entries=0 if project is elsewhere in the city. Former Use Rate Type Use# ITE Code # Units Rate Parks Amount Description Parks-Imp 1 210 3.00 $4,248 $12,744 3 SFRs Parks-Reim 1 210 3.00 $1,001 $3,003 3 SFRs Neigh-Imp 1 210 3.00 $1,575 $4,725 3 SFRs Neigh-RT 1 50 2 $0 Total Parks Former Use $20,472 Proposed Use Use# ITE Code # Units Rate Parks Amount Description Parks-Imp 1 210 12.00 $4,248 $50,976 12 SFRs Parks-Reim 1 210 12.00 51,001 $12,012 12 SFRs Neigh-Imp 1 210 12.00 51,575 $18,900 12 SFRs Neigh-RT 1 $0 Parks-Imp 2 $0 Parks-Reim 2 $0 Neigh-Imp 2 $0 Neigh-RT 2 $0 Total Parks Outside RT Proposed Uses $81,888 Less: Total Parks Outside RT Former Uses $20,472 Total All Parks Outside RT Net Increase $61,416 Total Parks RT Proposed Uses $0 Less: Total Parks RT Former Uses $0 Total All Parks RT Net Increase $0 Total Parks-Imp $38,232 Total Parks-Reim $9,009 Total Neigh-Imp $14,175 $61,416 Total Neigh-RT $0 Parks-Imp= Parks Improvement, Citywide including River Terrace Parks-Reim =Parks Reimbursement, Citywide including River Terrace Neigh-Imp= Neighborhood Parks Improvement Outside River Terrace Neigh-RT= Neighborhood Parks Improvement Inside River Terrace w o �--� ' City of Tigard y N. Pre-Application Conference Notes ) } Engineering Division Land Use Name: Sunamoto Sub Land Use No.: PRE16-09 Tax Map(s): 2S104AB Tax Lots(s): 100 These notes were prepared based on information provided by the applicant showing a proposal for a 12- lot subdivision. The extent of necessary public improvements and dedications which shall be required of the applicant will be recommended by City staff and subject to approval by the appropriate authority. There will be no final recommendation to the decision making authority on behalf of the City staff until all concerned commenting agencies, City staff and the public have had an opportunity to review and comment on the application. The following comments are a projection of public improvement related requirements that may be required as a condition of development approval for your proposed project and are subject to change as the project develops and is better understood. PUBLIC FACULJT 18.810.030.E Minimum Rights-of-Way and Street Widths The City of Tigard requires that land area be dedicated to the public: 1. To increase abutting public rights-of-way to the ultimate functional street classification right-of-way width as specified by the Community Development Code; or 2. For the creation of new streets. Approval of a development application for this site will require right-of-way dedication for: ® SW 135'h Av. to 35 feet from center line. ❑ SW to feet ❑ SW to feet D SW to feet City of Tigard.Pre-Application Notes for: Click here to enter text. February 11,2016 1 of 7 18.810.030 Street Improvements El Half street improvements will be necessary along SW ,to include: fr 23 feet of pavement ® concrete curb or curb and gutter ►�� stoma sewers,sanitary sewers and other underground utilities • -foot wide concrete sidewalk ►1 5_5-foot wide curb tight planter strip ® street trees ►� street signs,traffic control devices,streetlights and a two-year streetlight fee. ❑ Other: ❑ Full-width street improvements will be necessary along SW , to include: El Right of way dedication of feet from centerline El feet of pavement ❑ concrete curb or curb and gutter ❑ storm sewers,sanitary sewers and other underground utilities ❑ -foot wide concrete sidewalk ❑ -foot wide curb tight planter strip ❑ street trees ❑ street signs,traffic control devices,streetlights and a two-year streetlight fee. ❑ Other: 18.730.040 Additional Setback Requirements: This section sets requirements for additional setback distance from roadways. The minimum yard requirement shall be increased in the event a yard abuts a street having a right-of-way width less than required by its functional classification on the city's transportation plan map and,in such case,the setback shall be not less than the setback required by the zone plus one- half of the projected road width as shown on the transportation map. 18.810.030 Future Street Plan and Extension of Streets In some cases, where street improvements or other necessary public improvements are not currently practical, the improvements may be deferred. In such cases, a condition of development approval may be specified which requires the property owner(s) to provide a future improvement guarantee, The City Engineer will determine the form of this guarantee. City of Tigard Pre-Application Notes for: Click here to enter text. February 11, 2016 2 of 7 The following street improvements may be eligible for such a future improvement guarantee: 1. 2. 18.810,070 Sidewalks 2. If there is an existing sidewalk on the same side of the street as the development within 300 feet of a development site in either direction, the sidewalk shall be extended from the site to meet the existing sidewalk, subject to rough proportionality (even if the sidewalk does not serve a neighborhood activity center). 18.810.120 Overhead Utility Lines: This section requires all overhead utility lines adjacent to a development to be placed underground or,if approved by the City Engineer, a fee in-lieu of undergrounding can be paid. This requirement is valid even if the utility lines are on the opposite side of the street from the site. If the fee in-lieu is approved, it is equal to $35.00 per lineal foot of street frontage that contains the overhead lines. There are no existing overhead utility lines adjacent to this site. 18.810.090 Sanitary Sewers Sanitary sewers shall be installedto serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage Agency in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. The nearest sanitary sewer line to this property is a(n) 8-inch line located at the northeast corner of the site. The proposed development must be connected to a public sanitary sewer in accordance with dty standards, including paying appropriate connection fees. It is the developer's responsibility to provide service to each lot. 18.810.100 torm Drainage Ml proposed development within the City shall be designed such that storm water runoff is conveyed to an approved public drainage system. The applicant will be required to submit a proposed storm drainage plan for the site, and may be required to prepare a sub-basin drainage analysis to ensure that the proposed system will accommodate runoff from upstream properties when fully developed. Provide a plan that shows how the storm drainage system for the site connects to the public system and how the development would meet the standards of Clean Water Services and other applicable standards.An appropriate storm drainage plan and calculation shall be submitted with the application in order for it to be considered complete. City of Tigard Pre-Application Notes for: Click here to enter text. February 11, 2016 3 of 7 Extend storm drain from the public easement at the culvert at the northwest corner of the site to the south edge of the site. Storm Water Quality: Surface Water Management (SWM) regulations established by Clean Water Services (Resolution and Order No. 07-20) which requires the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from impervious surfaces. The resolution contains a provision that would allow an applicant to pay a fee in-lieu of constructing an on- site facility provided specific criteria are met. The City will use discretion in determining whether or not the fee in-lieu will be offered. If the fee is allowed, it will be based upon the amount of impervious surfaces created; for every 2,640 square feet, or portion thereof. Please contact the Building Division for the current fee. Preliminary sizing calculations for any proposed water quality facility shall be submitted with the development application. It is anticipated that this project will require: NPDES 1200-C or 1200-CN permit. a Construction of an on-site water quality facility. Payment of the fee in-lieu. Review and comply with provisions of Chapter 4 Clean Water Services Design and Construction Standards (Runoff Treatment and Control). Table 4-1 of Clean Water Services Design and Construction Standards applies. ei Water quality and detention facility design and construction must be certified by a professional engineer as meeting Clean Water Services requirements. ® After completion of the construction of these facilities,the applicant shall enter into an agreement with the city for long-tern maintenance of the facilities. This agreement will use city-furnished forms and shall be recorded. City staff will be periodically inspecting the facilities for compliance with the terms of the agreement. Water Supply City of Tigard provides public water service in this area. Coordinate with City of Tigard,Public Works Department for information regarding adequate water supply for the proposed development. A 16-inch line is located in SW 135th Av. Street Lights Portland General Electric provides street lights for roadways within the City of Tigard. Contact: Jeff Steigler,jeffery.steigler@pgn.com for information regarding street lighting. Fire Protection City of Tigard Pre-Application Notes for: Click here io enter text. Febntary 11, 2016 4 of 7 Tualatin Valley Fire and Rescue District provides fire protection services within the City of Tigard. Contact John Wolff,503-259-1504 for information regarding the adequacy of circulation systems, the need for fire hydrants,or other questions related to fire protection. This project will require Additional Documentation Required It is anticipated that this project will require: ❑ Geotechnical Report ❑ Traffic Impact Study—Submit if required by TMC 18.810.030.CC TRANSPORTATION DEVELOPMENT FEE The Washington County Transportation Development Tax (TDT) became effective 7/1/09. The TDT program collects fees from new development based on the development's projected impact upon the City's transportation system. The applicant shall be required to pay a fee based upon the number of trips which are projected to result from the proposed development, The calculation of the TDT incorporates the proposed use of the land and the size of the project. The TDT is calculated, due, and payable at the time of building permit issuance. In limited circumstances payment of the TDT may be allowed to be deferred until the issuance of an occupancy permit. Deferral of payment until occupancy is permissible only when the TDT exceeds the TDT rate for a single-family home. The Permittee shall pay fee as required..TDT credit may be available. In April 2015, the City of Tigard adopted a Transportation System Development Charge (TSDC) for residential development with an effective date of July 1,2015. The fee will apply to building permits issuing on or after July 1, 2015. The fee is in addition to and similar to the TDT. It is collected from new development, and redevelopment projects in some cases, based upon the projected impact of the proposed development on the city's transportation system. TSDC estimates are included in the city's pre-application conference notes and are also calculated at the time of building permit submittal. They are due upon building permit issuance. In addition to TSDCs, development is responsible for paying all other SDCs that are in effect at the time of building permit issuance,including but not limited to parks, sewer, and stormwater.The city is currently considering the adoption of a new non-residential TSDC and an update to its Parks SDC. The Permittee will be required to pay the fee. PERMITS Public Facility Improvement(PFI) Permit: Any work within a public right-of-way in the City of Tigard requires a PFI permit from Development Engineering. A PFI permit application is available at the Planning/Engineering counter in the Permit Center at City Hall. For more extensive work such as street widening improvements, main utility line extensions or subdivision City of Tigard Pre-Application Notes for: Click here to enter text. February 11,2016 5 of 7 infrastructure,plans prepared by a registered professional engineer must be submitted for review and approval.The PFI permit application shall include any on-site water quality and detention facilities that may be required as part of the land use approval. The Permittee will also be required to post a performance bond,or other such suitable security. Where professional engineered plans are required, the Permittee must execute a Developer/Engineer Agreement,which will obligate the design engineer to perform the primary inspection of the public improvement construction work. ® A PFI Permit is required. NO I b:Tbe.Appbcant must obtain the PFlpermit prior to please of any permits, nnn the Building Didion. City of Tigard.Pre-Application.Notes for: Click here is enter te>i. February 11,2016 6 of 7 CONTACTS Organization j Contact I Phone/Emaii City of Tigard i Theresa Reynolds 503.718.2704 (Wastewater and Storm) Theresa@tigard-or.gov • City of Tigard Rob Block 503.718.2607 (Wastewater and Storm) i rob antioard-or.aov Comcast Margret Porter 503.596.3809 Frontier Communications Tam Nguyen 503.641.4463 _--� Frontier Communications John Cousineau 503.643.0371 Northwest Natural Gas (NW N) Bob Keller 503.226.4211 x2964 rmk(a nwnatural.com Portland General Electric(PGE) Jeff Steigleder jeffery.steigleder@pgn.com Streetlighting Portland General Electric(PGE) Lorraine Katz 503.672.5483 Undergrounding Tigard/Tualatin School District Maryann Escriva 503.431.4049 Operations Manager mescriva(attsd.k12.or.us Tualatin Valley Water District(TVWD) Ryan Smith 503.642.1511 Washington County(WACO) Naomi Vogel 503.846.7639 vogel@oo.washington.or.us Oregon Department of Transportation Marty Jensvold 503.731.8219 (ODOT) martin.r,jensvoldaodot.state.or.us PREPARED BY: Greg Berry 2J2/16 Development Review Engineer Date Contact Information: 503.718.2468, greg@tigard-or.gov I:1ENGW1 Development Engineering1PRIV-DEV(Private Devlopment)\Documents4Pre-ApptPre-Application.docz City of Tigard Pre-Application Notes for: Click her to enter text. 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LOT 16 z 12 0 % z \ \� /` o \I . \ I I 0-6-1-,,= I I L / 1 \�� I\ Ii' \ ,3 -\ m _ N \ \ . \ \ / x 3 I I I /g�2� I I \ I I \ \ I \ - - - _ _ _J c� I I Ij'v� � �, c� I < 2 I 3 / x° ( 35' 30' �� I ( I\ \ \ / / 1 Z o _ ) \ I o0, II I I ' ' 6�,� 1 11 1 \I I III r I XII o 1 1 I I I o ' i ,-1" �� 3\ I \ I \I \� 1 I ru N I / 4 CC I I �� 1 I I I ��--10. I ��� I " I TAX LOT 1100 g�\ r.\ 00 SLOPELEASEMENT it \ I \ X g I 11 I� I• I I SII I \ 11 ��\ I \ \ II I I \ MAP 2S-1-4AB II ` \tPw� I 1 Nom\ , \\ \\ I \ \ I \\ LOT 17 I rl N CO LO ti 3 .fe I ,i 1 Sa N \ I I \ - \ X / milftill / 1\ \ \ \ d Q rn �� I N / , 1111"11111111111111111111 Wiliallitis‘ LLI 121 1.1.1 =1 14. I35' I I J I TAX LOT 8400 I TAX LOT 3800 E /Mese_ _ h TAX LOT 3700 o MAP 2S-1-4AB MAP 2S-1-4AB TAX LOT 3600 / O• MAP 2S-1-4AB MAP 2S-1-4AB M Ii I = LOT 113 LOT 71 rO M IJ -vsa \ I I LOT 70 LOT 69 II I I -I� - - _ _ I II i V h — — _ _ I co"MORNING HILL NO. 3" ` / IIo I i I SSz 3 I CD N I / Z i '� 1 TAX LOT 8500 I ' \ MAP 2S-1-4AB 30 0 15 30 60 / j Iii o / I �2� � i \ ! LOT 114 inch - CL Q 11 x171SCALE. 1 i 30 ft. [—i ft. VNI° o 0 k I ADA RAMP V. /r ,/) N,\ I ems/;; UJ i" - - MINIMUM SETBACKS �/�, I5 I a, FRONT YARD: 20 FT. UJ I AT n. ADA RAMP SIDE FACING STREET ON: Z '04 35' 1 35' TRACT "A" �n I: CORNER AND THROUGH LOTS: 15 FT. �c 3 WATER LOT 3 N QUALITY AND 1 l' = _ 4 DETENTION TAX LOT 2800 SIDEYARD: 5 FT. Z by a I FACILITY I "MORNING HILL NO. 1 " I MAP 1S-1-33DC I w • LOT 1 I LOT 2 REAR YARD: 15 FT. . 0 10.00' STORM I LOT 4 a I I I I TAX LOT 2600 I TAX LOT 2700 EASEMENT I DISTANCE BETWEEN PROPERTY c MAP 1 S-1-33DC MAP 1S-1-33DC o PER PLAT OF TAX LOT 2900 LINE AND FRONT OF GARAGE: 20 FT. o " I -' MORNING HILL N0. 1 °' I-1-1 3 d 1--18 MAP 1S-1-33DC o 14I 1 TVF&R o c N MINIMUM LOT FRONTAGE: 25 FT. o Z Po j, W 1 0 6' HIGH WOOD FENCE�� I 6' HIGH WOOD rr IAF HAMMERHEAD - o rn ;� I I� Q o TURNAROUND �Q 6' HIGH WOOD FENCE PRELIMINARY SITE PLAN KEY NOTES: IZ I ��/-1� "�'",.__,- - _ 1 4 ON-STREET PARKING SPACES. FOUR OFF-STREET PARKING SPACES PER LOT. IED_.Q o 1 Ire.!..��r������� �����!�� i ����%��%�� _ _ 0 r�''Q7 I Q .a I I —til v :y�-,'�. ,Y `" Y Y. I 13 i I.. U I �„ V// /j / SAN I I I I!// //I� _ — — - 20 PROPOSED SETBACK. a i i i/j/�� i ,�� 33 PROVIDE 5 FT. SIDEWALK. 1I J I 10 I �/ II �,_v)zi- ua i" o o=w z ® MOUNTABLE CURB ALONG CUL-DE-SAC } III I - o tota- g oN���m o . N I a :: \ pUZaQw N C� W co ..:', ' s Q \`� N m cai�w w o ?c o t4.1 l�5 STANDARD CURB ?ere I . j:/. \ m u� _ �i PROJECT BENCHMARK I 1 I J o I //// /�\ �` N �" a NORTH ONE-QUARTER 30' 30' I o /////////' �� TAX LOT 3200 z CORNER OF SECTION 4 i ^ // //./ �/ �\`., \ � 63.64' MAP 15-1-33DC / // // / / / ♦ 7r/.�I J W 00 ELEVATION = 233.81' i I//// /// //// %I LOT 7 cn m 58.17' t V/ / // /i - - C3 OD O Q 1 � —11 I —1 h '' 11////cg////////// / - - - - - - �� I I I/// ./ // //i 1 I 2 w CC o ,,, -.. //j . /j//�l�l�., ,_.�� 61.57' a : w O O O cc Q w o O N . :__________ __ __ __ __ ///// / o 0 z ti 1— a_ cr) H - - Vii/ �%/� 70.00' I ; Z o m Q w m I 7 1 l oow J �1 \ Y.j, ., '/ /1/ / / O Q W LJ O z w mI\ C O OHI p0 \� \ j/// //� % N z w _J Q X X w d I1 I 1 5.00' N "‘'''k\.PNME� \ \ / / i �—+ - - - - - I. \ ..- RAW co 11 °4- \ \ I / / i c H Z° Cn I- 4 ,oe, 30 DEDICATION \`� \\ Q . . r C . Z I� . I� I IN W I J o ' I - - - - - - - - o I E 1 I w cn L.L. r U 81.26' I © I 83.25 z< �w L___h_ _ ____ _ _ ___ _ _ _ _ _ I 14. 0 0' 14 .00' c I �! .I I 81.33, I 7 0 o TAXZ I I o _ 28.00' = MAP 2S-1-4AB Q o WIDE " J STREETin 0 a LOT 15 Z 17 I W I- . e ,.,, H I `n I I O _ ' _ _ _ _ 117.97' _ - _ _ 20'1 HIGH ARBORVITAE HEDGE _ I ►. Z (1) t` I o fx 0 l 2 O oP (/� Q I (n _ z U) 1 6,-- ABA, al 10* 0 \ 2 Ln I ,_ I n� _ I Q m C� il—i II r� 90 *�� I 'r' ¢�� .. 30.00' � � � �o � � �- � � i 72.46' .. O O Q w / Z II cd 3 CC 0 Imo'I I �` f 74.06' TAX LOT 1001 = 1 / MAP 2S-1-4AB � w 1/4,100,1,r1 ` z I w '® � f LOT 16 z I Io z I � \ CC \ ` rj 'r' o I Iz > I a \ r I \ �\ Q ..----• VISUAL ' 18.00' I \ I I = I a_I CLEARANCE WIDE \=�, I - \ \ \ \` CO z AREA DRIVEWAY \\ \ \ o, II I I I (TYP.) (TYP.) \\\ \�\ _ IJ 1 ' 1 ' 1 _ - - _ �' Il 2 I 3 I�- - 1 35' 30' o: o O 000 Z I AI I it 11 0 I oI o to II I I I, I I I I I m > z ! �/ 40.00' 50.00' I 53.00' / b I J o RD TAX LOT 1100 I I I �'�' SLCiNL LAJL ( � 0 " I I MAP 2S-1-4AB IL I ���• r I —P —� �- ( i__ J I 66.99' LOT 17 •-i N CO d Ln CO I` -I— w y 10' + HIGH ARBORVI ii;- j 11 w ,}I e . 8' HIGH .,D FENCE l 0 0 0 Q rn - - - : I ! J o L6,, WDE3, HGH \II 6' HIGHWOODFENCE I I J _ W 0 W fl�l `` m oo I CONCRETE WALL I I 0 (X Cn �- I 'o 35' I TAX LOT 8400 I TAX LOT 3800 `a1 I MAP 2S-1-4AB MAP 2S-1-4AB TAX LOT 3700 TAX LOT 3600 1 MAP 2S-1-4AB 42, CY MAP 2S-1-4AB "� IJ I� I = LOT 113 I LOT 71 I LOT 70 I LOT 69 ri SII J \ I 1 \ - — _ _ _ _ I "MORNING HILL N0. 3" 1111 /:.: / c, - - Na 0 I I \ I z = N = N 1 in I z0 p- - - "STOP AHEAD" I I i J I TAX LOT 8500 / MAP 2S-1-4AB 30 15 30 60 a) I \ : $ immilm= 10 � o I 1 I g L O T 114 1- D \ 1 inch = 30 ft. (f) 101(11) cT_ •d 11x17 SCALE: 1 inch = 60 ft. a O m U - - - - - - - - ' - - - ' - - - - ' - - - - - - - ' IIII - - - - - - - — TEL -- I TEL— — — —TEL— — — —TEL — —TEL— — --- -TEL TEL— —TEL I — — —TEL — — —TEL— - CC \ W \ SW 135TH AVENUE S� WA WAT SW 135TH AVE' UJZ — — A IIII LIU 0 , F [ w di . m T-- vLt, 0 aLo c CD _t ) _ ; NN \O O ti � c0) - I ° ccs p O -, O 1 zoo �, 0) _ � co m 11 I 10 M = o Z 1 le I 1 TRACT "A" I WATER I I QUALITY AND DETENTION FACILITY Q 2 1 _ _ 1. I _ a 1 / / Z J w O - - - - ... - -II \ X70.00' LLJ- - J w O w '....%44.-..--'Nti rX _\ CC 07 Q O \ 77-777.7- 7777777.7\. _��\7�7 �,,VIIn 0 O I \\\\\\\\\\\\\\\\`'N\ \ \ \\.\.,..,\\ ��� O > O \\\\ \\\ \\\ \ \\\ \ 4,: w 0 O N rl O STREET 'A' \\ \\ \\� I �\ \� \\\\\\�\\ \\\�` a 75 z m E Q 8 LL 3 0 - \\ �\\ \\\\\ _��L co w o 0 I, \\\\\ \\\\� > w 1- 1- 5 \\\\ \,. \/ /:\1.7\7 �\\ `� � TVF&R cn m I- - \\\‘ / HAMMERHEAD / — — ^�\ TURNAROUND O H i / 10.00' lL C7) �1- - - - - ACCESS 4 1 , I ROAD 0 1 r \\\\\1I 4 5 6 7 8 ' 9 / I I I I :;::.t STREET 'A' — PLAN NORTH 0 W HORIZONTAL SCALE: 1" = 30' ' 7' Z W CC 11x17 SCALE: 1" = 60' 0 Z (f J Jz � '� PVI STA = 11+05.83 (J) 0 Q PVI ELEV = 241.84 W (f) Z a. A.D. = -2.68 255 2 023 K = 20.86 255 = > 00-)II IX56.00' VC 0 mY) W( z O < o M Z a. a. O r7 O oo (0 U_O • j Y a N O I< N 250 w—Qrn Qtr • Yrr)r.) N cNi r� 250 (/),, Qrei o.--d- W CV O + N 00 00 w^ FN COo Lr+ - O N to O Zwp � mON W + "Tr. H Q LrHJ QQw � r CI:(7:(1-(1)I-LjUjil?":15:45---.%) C�N.WiLrHJmw245 oU'w 13°6> Ki > ::: X58 w �`' 1— z z —1.489; o } cL m rn 3 v 240 — 0 rn (4o o_ �r � rn � � Q N NCV O `4•169,-- — , � — ` w+cMv p CI r7 01 (n M 235 — _ mi- 235 5 i 0NW CCW / C 0 Y_ r-I N CO d' In CO I` rn 230 230 J 0) UJ Z � I- O OQ w 2 225 225 0 0 5 m E a rr) r;"i 220 220 co O N -4- c0 o o-) U d' c0 O .d- O co 00 /.., N N O Ln r7 N Nd N � Nd NM NM Nr`) N N N N N N N O Z 10+00 11+00 12+00 13+00 -o STREET 'A' — PROFILE 30 J ISI 60 CI ° ci HORIZONTAL SCALE: 1" = 30' 1 inch = 30 ft. C/) CD 4— m CL 11x17 SCALE: 1" = 60' 11x17 SCALE: 1 inch = 60 ft. 0 L 4 5 .� S (f) `\ I �� - LEGEND (t � I W 2" WATER LINE W I I ° AT 7 35' 1" WATER SERVICE WITH SINGLE METER Z _ I I I I I 3 TRACT A WATER LOT 3V = (13 N QUALITY AND 1" WATER SERVICE WITH DOUBLE METER C c6 1 I = DETENTION TAX LOT 2800 a o I I I= 1 FACILITY "MORNING HILL NO. 1" I MAP 1S-1-33DC • FIRE HYDRANT W w dS M I I LOT 1 I LOT 2 I I LOT 4 ® GATE VALVE fLe a I 10.00' STORM 0 N T 2600 TAX T 2700 NT il I MAP 1 Sin c 71- O-1 33DC MAP 1 SO-1 33DC I MORNINPER G HILL I TAX LOT 2900 'N BLOWOFF VALVE k 0 ,_ 0.) ,_, I L J a` LL N0. 1 MAP 1S-1-33DC olr � 1 I I z 1 I J SANITARY SEWER LINE - o w I oo>w¢ I � 0 , Q I _ o o _� co Q I SANITARY SEWER MANHOLE c = o I i I - I IL7-)= I 1 1 - n. STORM SEWER LINE 1 K41 1 1 I ski- - - - OD STORM SEWER MANHOLE 1 I i ® '/' // Q (SSI,) (i) I , ti I I o I r'' ,..\.,/,.. .....C__ / TVF&R ' - M STORM SEWER CATCH BASIN ° I I I 11 o I///j-2),I HAMMERHEAD a I I 1 qui Jr/j-- !I__ TURNAROUND I_ 1::„..-:_, N o I Q W 1.7 CC 11 � I I 1 I I - , -. 7 9 � "z��Q I GENERAL NOTES: m�wD ow I 1 ry I w •to w 1 I I I I , x 4\\ `� TAX LOT 3200 1. SEE SHEET 3, 'EXISTING CONDITIONS' FOR EXISTING FEATURES LEGEND. z 30 _ U z c� o �,' / / //��. �,�\ MAP 1S-1-33DC J w pLD p w 1 ' ( 'I ' l — 0 ,/,, 1'y`I _ _ _ _ _ _ LOT 7 w rn Q O ;, —TEL I �� - I � ilLl.�_ L — ow T-1 1/4-d ' 70.00' Z I- CN ° I w o o N I Z a ® z ti I- 0_ cn 1- 1 �,\ \ I /////1 / <w z cn m w w w o I 1 \ I oc Q \, \ \ N W 8 J > w X X ~ I a I I 1 0 r.`-' FZ \ _ imLrH Cn m H H U1 II iQR pN(F \ \ e---- - - I jI 11 �PS�� ` - - wI I .) z cn11 I I II 1 o I I 11 1 I — 1 I _ I 1 I Q I ' = 1 1 1 1 Z 1 I 1 – 1 I FL ' Q 1 I I w I TAX LOT 900 — ' ' I 7 MAP 2S-1-4AB I.i I I I I z I� I I I I I I IV I LOT 15 z I J 1 11 1 1 I 1 I I ® ❑1E4 ' 1 - - 1— I 1 1 I - - - - - z 1 1 1 1L______ z I I 1 1CC ' I I I I I, I 1 1 ; '� ; ® Q 1 I ,�, w Z 1 Ik 0 0 O II 1 WA 3 O © z LLI CC CL I I - 3 p _ ._._ O _ _ O 0 CO CO I I 0 - - z . _ I ,I ,I TAX LOT 1001 = 11 11 li 7 , MAP 2S-1-4AB w o 1- ill I I Q yy0 Z Q LL - LOT 16 zz o I 5 1 it I I I I I - � CP Q I \ 1 I I I I, 1 i m I I 1 ' I I I _ 0- CO � I I 1 2 I I o II I , I 1 I I °' i I ' I ' I I > roz II I 1 4 w I I TAX LOT 1100 I '0.00' SLOPE EASEMENT cT_v I 1�1 I I I I il ' 11 j I MAP 2S-1-4AB .:. I I I 1 CV Cr) LC! C9 ti -I- —P I I LOT 17 1 3 .• j � 1 11.-1-,i imam - - - _ T . CI IIIIIIIN ' w E w m E I\ I i I D Cr \It `� I TAX LOT 8400 I TAX LOT 3800 MAP 2S-1-4AB MAP 2S-1-4AB TAX LOT 3700 TAX LOT 3600 upN i'll °,4>): I MAP 25-1-4AB I MAP 2S-1-4AB 1 I_., J F.I� v LOT 113 I LOT 71 I LOT 70 LOT 69 I 11 g \ I I 11 11 I \ _ _ _ _ _ — _ — — "MORNING HILL N0. 3" I `D ,c _ 0 c N I I \ I 3 = N cD I i TAX LOT 8500 o I z MAP 2S-1-4AB 30 15 30 60 Q) I ImmImm.110 J 0 / I LOT 114I— LC) TH Li D 1 inch = 30 ft. 11x17 SCALE: 1 inch = 60 ft. CL 5 m L 0 v♦ Ct LU LU Ztup cx CD) i V _ N Wa wdS U 0 0 Cl c ,, 1 . N O N c 6) rl g O q. 0 z0 0um - 0 CO 2 In >Q CC Q a z i®/ R MAY BE USED SHORT TERM J w CO O _ J W W/ UTILITY WORK AND W/ __ __ OLLI Qp\N4c ANGLE FILTER FABRIC PHASING OF DEVELOPMENT - = ___.��,, �0- ss #0.° so. FENCE TO ASSURE SOIL IS TRAPPED rI's_= *'za'� Q w C� O coO �-4 AGG� Mi .rim. CrC CC ? O ; N ■ nil --_--- = Iuiimnlrnsii W O O O D u01oum1 k, 2 W O iris w nq Z Cn ��G Q JE ..4. ;•a�. 11 mniiiiill" 'l�. .n O > O CY E1Ny ie. ' . 1 { } ;c... .; i+iu i�liiiin l„ lu1 F- ., •.• • FLOW ,„ ;;�;;'.,, ,,,mialllimi uuiuil�,uril. W (V p •o'•. Q'•;4•,, � +i`.} ,h. u'-moi;;' ' > O O • • ♦ iiiiiimaiilvl■I 0nn nmlil 1111IIIIf1111lIHli' lIi1IIIIRIIIAI.IIi' Cn • p . •V•-.w •. D. 6 •'Q. •e• .R •'.. ~� dlititl11111 it m IR 111 10 Ilr ` Z (` :.. : • p a'. uu+inlllln illApi,�:l�+�i Intel Mal CY CY I- IL p-, •4•.n :'....i"1..... , .,P• IUd+I "'il I■gVllf'1I1V1➢1 I�ri'�IIIIIIII1flIIl CL i• D• •.v a' y r Il�llrl IIIIII III{411111JIlLl Ill1{II1111IIIb, m > Q lliffillrlllllllll 31 _-__- qui..,, W W O // .16 AVM Nil Mush" - W V• • 4 4: •e• , a. . ■ •• •• •• • „Nicola�l Ali !+�iiinlwl0 �� I� 2 W Q Q iillll ., X X . ” t _ _ CY .� Cn co H H U // RADIUS = 25' MIN. p• . ' 4:�' INTERLOCKED i_ - _ --- _-_ q. ry 5 2 x 2" POSTS ;-- 0 ��V F F,S PLAN VIEW __2:4 �». _ill _:_.,` ceiF.,,�1; II AL Fr a CLEAN PIT RUN OR 3"- 6" CLEAN ROCK '�Ip Q�p N\ p �G� AND ATTACH "'""effm `�'`'"""�=mss="'• �,,o R0 NTS 60" AREA DRAIN SUBGRADE REINFORCEMENT • \SS GEOTEXTILE, AS REQUIRED PRS CATCH BASIN 8" MIN. USE STITCHED LOOPS DEPTH ��izEi2i2i!{ '^ 3' minimum OVER 2"x 2" POSTS NOTES: ;iliiliilltia+i`i; J *20' from toe slope.~ y~ mijo�+<itEL• _ MIN. FOR SINGLE FAMILY AND DUPLEX RESIDENTIAL P ■ FLOW ,Iu111Rtiiii:a• 1. BURY BOTTOM OF FILTER FABRIC 6" Il'lllllrllllll'II'' VERTICALLY BELOW FINISHED GRADE. T lnlll}i1ui11+Ir Q GRAVEL CONSTRUCTION '' - l{A1611IIIIV` ■n wuuuq w ENTRANCE CURB RAMP �,� I o 2. 2"x 2" FIR, PINE OR STEEL • •i _ 'I.■ • N �• lit■■� un 'n��■� nu� m -._ ` FENCE :s: vlliltLOW• lr ■u11nPAVEMENT 4 3. POSTS TINSTALLED ON , o oircH BOTTOM Ilan+III,III1Vlll uui� '�q����h M ill v '11111111r111111111 Z (� ISI UPHILL SIDE OF SLOPE. ullllllllINI oZi a a ` ` 1I11IIVISlll'I - ° " ��,M ti�■111�II111111� - /// / / /g\////`/ 4. BOTH SIDES OF FILTER FABRIC f -.__ COMPACT /A ���� TRENCH 0 . a4 . • •► '' p minim, a - dri11111111111111 L.L.I W 5. PANELS MUST BE PLACED uunullllllPn i� %%, ,,,..��._� �A�j���A}i��� " �, o- fl� e ACCORDING TO SPACING ON �I�!RPOiil ii# Q PROFILE PLAN VIEW 1.„,tole�llliii�� "a DITCH INLET J Z I>- N/ NTS ;,I!nuumm 'I) 0 < z NOTES: — v) v) Z J 1. THE ENTRANCE SHALL BE MAINTAINED IN A CONDITION THAT WILL PREVENT TRACKING OR FLOWING OF 6" overlap of bags. UJ — SEDIMENT ONTO PUBLIC RIGHT–OF–WAYS. THIS MAY REQUIRE TOP DRESSING, REPAIR AND/OR CLEAN FILTER FABRIC MATERIAL NOTES. 0) 2 cL OUT OF ANY MEASURES USED TO TRAP SEDIMENT. -co- • ; 1. ADDITIONAL MEASURES MUST BE 2. WHEN NECESSARY, WHEELS SHALL BE CLEANED PRIOR TO ENTRANCE ONTO PUBLIC RIGHT–OF– WAY. • • 36WIDE ROLLS CONSIDERED DEPENDING ON SOIL 0 o C J I- 3. WHEN WASHING IS REQUIRED, IT SHALL BE DONE ON AN AREA STABILIZED WITH CRUSHED STONE N TYPES. 00000 LLI Z THAT DRAINS INTO AN APPROVED SEDIMENT TRAP OR SEDIMENT BASIN. 0 • 4. WHERE RUNOFF CONTAINING SEDIMENT LADEN WATER IS LEAVING THE SITE VIA THE CONSTRUCTION Q ENTRANCE, OTHER MEASURES SHALL BE IMPLEMENTED TO DIVERT RUNOFF THROUGH AN APPROVED ' I s" ®`. ` ®� `� `, 2. BIO-FILTER BAGS SHOULD BE z U FILTERING SYSTEM. ' // , ' STAKED WHERE APPLICABLE USING 5. DIMENSIONS i SINGLE FAMILY I I I I (2) 1"x2"WOODEN STAKES OR 20' LONG BY 20' WIDE 8" DEEP OF 3/4" MINUS CLEAN ROCK. _ I U I APPROVED EQUAL PER BAG. COMMERCIAL 6'MAXIMUM SPACING LI FOR FURTHER INFORMATION 50' LONG BY 20' WIDE 3-6" CLEAN ROCK, FOR FURTHER INFORMATION ON DESIGN CRITERIA SEE FOR FURTHER INFORMATION CHAPTER 4 OF CLEAN WATER 3. WHEN USING 30" BIO-BAGS TO ON DESIGN CRITERIA SEE GOVERNING AUTHORITY MAY REQUIRE GEOTEXTILE FABRIC TO ON DESIGN CRITERIA SEEFRONT VIEW LLI SERVICES EROSION PREVENTION PROTECT A CATCH BASIN YOU MUST CHAPTER 4 OF CLEAN WATER I— PREVENT SUB–SOIL PUMPING. CHAPTER 4 OF CLEAN WATER AND SEDIMENT CONTROL SERVICES EROSION PREVENTION SERVICES EROSION PREVENTION NTS HAVE 4 BAGS AND THEY SHALL BE AND SEDIMENT CONTROL PLANNING AND DESIGN MANUAL. AND SEDIMENT CONTROL Q OVERLAPPED BY 6". PLANNING AND DESIGN MANUAL. PLANNING AND DESIGN MANUAL. CONSTRUCTION ENTRANCE - - "" INLET PROTECTION CleanWaterr Services SEDIMENT FENCE CleanWater Services TYPE 4 CleanWater Services } CO C, Our commitment is clear. Our commitment is clear. Our commitment is clear. Detail Drawing 855 REVISED 12-06 DRAWING NO. 875 REVISED 12-06 DRAWING NO. 915 REVISED 12-06 -00 cV cL 00 W 00 0 Z I O L M cDwz IrY / c 0 E rl N (Y) LO (O N cp 0 J 0) WI z W < PO o CD Q w I- % w in w CO 12 or cn E 0 Io rfj 1 c0 0 CV NI > 0 Z a) N rl CC 0M rl ET- CD C w a_ 0 U 1 - -i--- SITE INFORMATIONIX SITE ADDRESS: 12060 SW 135TH AVENUE W W JURISDICTION: CITY OF TIGARD Z to LOT 3 PROPERTY ZONING: R-4.5 0 ._ N TAX LOT 2800 MIN. AVERAGE LOT SIZE REQUIRED: 7,500 SF Z c: "MORNING HILL NO. 1" I MAP 1S-1-33DC I W w I LOT 1 I LOT 2 I PROPOSED AVERAGE LOT SIZE: 7,536 SF . o 10.00' STORM I LOT 4 a I TAX LOT 2600 TAX LOT 2700 I EASEMENT I N N PER LLAT OF TAX LOT 2900 MAP 1S-1-33DC MAP 1S-1-33DC DENSITY CALCULATION � " w MORNINGHILL NO. 1 ;. 6' , MAP 1S-1-33DC o > I I GROSS SITE AREA: 115,895 SF (2.66 AC) rn I '4 = 'm Q S88°42'00"E 290.04' I I RIGHT-OF-WAY DEDICATION: 2,001 SF (0.05 AC) - �'\ I 85.33' 162.71' 1 - ' I ' ITR. "A" _ INTERIOR PUBLIC STREET: 21,445 SF (0.49 AC) 1 - � r I I 2014 SF �, -____ TRACT "A": 2,014 SF (0.05 AC) N WATER �I - -___-- ' QUALITY AND I ���� DETENTION --I �P��� o Q W NET AREA: 90,435 SF (2.08 AC) I °' i 01 FACILITY - - � ec�PG'� o�wSz o Z� >- '� 1 - 0 9 o N g W LOTS PERMITTED: 90,435 SF/7500 = 12 LOTS Q 1 8310 SF � � Z o � �' Lu CC X852 ��� 8 • 10425 SF N?N 1-Q ^3 ` \\\ \ �' TAX LOT 3200 v z c9 O ,' / / \-' MAP 1S-1-33DC w w p I / � \� w w p w ' ; �� \\ I - - 97.99' LOT 7 cn 0 rn m O IPei I Flo. : ISI R4�'S0 I I� O > 0 0 0 cc _ - - 93.55' - I 1 ( L1 JJ w �O C3 I i 'I I I z Z In z ti l- a 0 17:: 1 I � �I 8 I w 8 z 12 co w w 2 0 1 o > O \ \Cr�‘ • / N Z N 0 _1 w I_ Q \ ..../„/_;/ ' w 6290 SF J > tiC-I m 1./.1 35.0 ' 1co icc; I 5.00' 11 ` Lii`\\ W I // Op pUF - - - W C� 1- 0 30.00' co l R/W DEDICATION 4.97' z O Cn 7195 SF 4.97' " I- O I I I (I)6.18_ - - 118.28' - - - - I 1 --'r- - o I I 1 I I I 8.00' 1 ° ' I PUE i N I --4- I - - - - 116.29' i I Ki II I n • I I - - - I s-- ( I 1 0 I 7 o TAX LOT 900 o II I I7 I 0 MAP 2S-1-4AB o I I 7205 SF ao 1 I I I 8.00' o LOT 15 !-v 1_ I Oil PUE 1 in 25.00' I ' Z I- ' - 00 18 I -� 25.00' i - Q • I I i Q r� I I I 117.97' J t ) I 50.10' - - - - - - - - 00 to 1 8738 SF� 1 I In 1 inz z I j2-/III r< i n J Zrx I O Q II \ Z 6 0 - - - - w - 10.80' 92.98' 0 co _ _ ` \\ 7048 SF 0 J I 0 ! I CL 1 p - - 137.74' { -o - 00 IS�3, (f) z 0 / / 93.15' O 4 u•> - - - - - - - z o / / w 0 / -1 Ki ,' TAX LOT 1001 - N �,' MAP 2S-1-4AB LU _ _ _ _ I- Q z 0 11.10' 49.46' 36.24' 8.33 `�` ,' 5 LOT 16 z LTJ r _ 7) �5• i pc I D �Is` 0 I z ( i o I r 29.94--,,- �\ \<%- 7058 SFQ 1 1I oci 0- I I \)',510, >- 8.00' I \ CO I- 1 PUE \ 3 1 \ r , ; 1 , 2 _ 112 3 \ 1 I _ _ 69.54' _ _ - 6903 SF o 6778 SF I 6033 SF 1 O 1 N Z I I � 1 ^I 0rri 0 0) I I 1 o 1 1 w j 1 1 N 4 I N O 8452 SFo TAX LOT 1100 I 10.00' SLOPE EASEMENT I cD v 1 1 11 I I CL MAP 2S-1-4AB 1LOT 17 rl CV CO d 1s) CO ti� 3 1 60.00' 60.00' 63.00' 102.00' O LU Z w I-O Q ch PO N88°41'08"W 290.00' • • \ z Q w i I ` w 0 w m d I I `\ D CC cn ' 35 I TAX LOT 8400 iLOT ff h MAP 2S-1-4AB TAX 2S- 3 4A TAX LOT 3700 MAP 2S-1-4AB TAX LOT 3600 MAP 2S-1-4AB a rn O' MAP 2S-1-4AB I = LOT 113 I LOT 71 LOT 70 � LOT 69 _ _ _ I "MORNING HILL NO. 3" I o N 11 = N I O�Z (zrx N ^� 1I I z TAX LOT 8500 ' MAP 2S-1-4AB ao o 15 30 60 LOT 114 1 inch = 30 ft. J / / I 11x17 SCALE: 1 inch = 60 ft. m O •L -- -- -4 o NW Engineers, LLC Nif ENGINEERS 3409 NW John Olsen Place Hillsboro, OR 97124 Phone(503) 601-4401 IIIIEngineering Fax(503) 601-4402 &- Planning Website www.nw-eng.com PRELIMINARY SIGHT DISTANCE CERTIFICATION May 17, 2016 CITY OF TIGARD, OREGON Community Planning 13125 SW Hall Blvd. Tigard, OR 97223 RE: Progress Landing subdivision This project consists of developing 11 new lots on Tax Map 2S1 04AB, Tax Lot 100, located on SW 135th Avenue, south of SW Morning Hill Drive. The existing house at 12030 SW 135th Avenue will remain and its driveway connecting to SW 135th Avenue will remain. The new entrance for the street serving the 11 new lots will be located south of this existing driveway. Refer to the enclosed Preliminary Site Plan sheet. The posted speed limit along SW 135th Avenue is 40 M.P.H. requiring 400 feet of sight distance in both directions in accordance with AASHTO guidelines. Based on preliminary field measurements, the available sight distances, looking southerly and northerly from both the existing driveway and new street locations exceed the minimum required sight distance of 400 feet. Trimming of existing vegetation in the right of way and on the existing home lot-including the removal of up to 6 trees along the frontage may be required. AASHTO guidelines respectively required that measurements be based on an eye height of 4.25 feet above the road; and be assumed to be 10 feet from the near edge of pavement to the front of the stopped vehicle, (actual measurement is taken 15 feet from the face of curb). The required sight distances indicated above are met to the north and south. In conclusion, I hereby certify that the intersection sight distance is available at the existing and proposed accesses for the project to the north and south . Sight distance conforms to the requirements as set forth per AASHTO. Engineering • Planning Managers • Matthew Newman &Steve White,PE • Page 2 Should you have any questions,please feel free to call me at 503-601-4401. Sincerely, _ 21z `;-� Gregory v/Thiel, P.E. NW Engineers, LLC { c� ys- • . EnEncl. '' L"1¢6`S'vNi"i;,�O�b NW Engineers, LLC ENGINEERS 3409 NW John Olsen Place Hillsboro, OR 97124 Phone(503)601-4401 Engineering Fax(503) 601-4402 &Planning Website www.nw-eng.com November 23, 2016 Mike McCarthy, P.E. City of Tigard Engineering 13125 SW Hall Boulevard Tigard, OR 97223 Subject: Progress Landing Subdivision - Preliminary Stormwater Report Dear Mike: The Progress Landing 12 lot subdivision is located on SW 135th Avenue south of SW Morning Hill Drive. This Stormwater Report will outline the proposed method of handling and treating the stormwater for this project. The natural drainage for this site runs from southwest to the northeast. An existing storm sewer is located near the southeast corner of the site. This storm sewer flows northerly to SW Morning Hill Drive, then runs northerly and easterly to an outfall at the water quality facility#026 located upstream of Summer Lake Park. The storm sewer system serving this subdivision will be.12" in diameter and will flow through a water quality and detention facility located at the north end of the subdivision. Preliminary calculations for this water quality and detention facility are attached to this report. The water quality and detention facility will discharge to the existing storm sewer noted above. Please see sheet 6 of the preliminary plans. The detention and flow control facility have been designed to limit post-development peak flows to no more than existing pre-development peak flows for the 2, 10 and 25 year storm events. Following is a summary of peak pre-development,post-development and detained post-development flows. Event Pre-development Post-development Detention Outflow cfs cfs cfs 2-year 0.37 0.83 0.36 10-year 0.81 1.32 0.80 25-year 1.04 1.57 1.03 Engineering • Planning Managers • Matthew Newman &Steve White,PE Page 2 Please see the included hydrology calculations supporting the design of the water quality and detention facilities. Sincerely, NW ngineers LLC Isco pROFF ev" s tam GIN41,si0 ,,► r�479 3PE teven M. White, P.E. • I� lititORwEGONAlp EXPIRES: //,2/% 1 WATER QUALITY SWALE CALCULATIONS JOB NUMBER:N0399 PROJECT:Progress Landing FILE: REFERENCES: 1.Clean Water Services REQUIRED WATER QUALITY TREATMENT: 65%Phosphorus Remove PROPOSED TREATMENT METHODS: 1. Sumped Catch Basins 15% 2.Bio-Filtration Swale 50% total 65% DESIGN STORM: Precipitation: 0.36 inches Storm Duration: 4 hours Storm Return Period: 96 hours Storm Window: 2 weeks IMPERVIOUS AREA: Impervious Area: 1.25 Acres(54,527 Sq.Ft.) Design Discharge=(1.25 ac)*(43560 ft^2/ac)*(0.36 in/4.0 hrs)= 0.11 cfs BIOFILTRATION SWALE DESIGN CRITERIA: Max Velocity: 0.9 ft/s Side Slopes: 4 :1 (treatment area) Base: 2 feet(2'minimum) n Factor: 0.24 (high grass) SWALE CHARACTERISTICS: Q= 0.11 Design Storm Discharge(determined above) N= 0.24 Grass(mowed twice per year) B= 2 ft Base width of channel Z= 4 :1 Side slopes SLOPE= 0.005 ft/ft Slope of channel(0.005 minimum) ASS.Y= 0.5 ft Assumed depth to begin analysis(0.5 ft maximum) P:1N0399103 Working13.1 Eng13.1.3 Reports\Preliminary Swale (N0399) - 11-23-16.R ge 1 ITERATIVE SOLUTION OF MANNING'S EQUATION FOR NORMAL DEPTH: ITERATION Y(FT) P(FT) A(FT2) R Q(CFS) %ERROR V(FPS) 1 0.50 6.12 2.00 0.33 0.42 278.56 0.21 2 0.21 3.70 0.58 0.16 0.07 -32.44 0.13 3 0.27 4.20 0.82 0.20 0.12 10.20 0.15 4 0.25 4.07 0.75 0.19 0.11 -2.50 0.14 5 0.25 4.10 0.77 0.19 0.11 0.65 0.14 6 0.25 4.09 0.77 0.19 0.11 -0.17 0.14 7 0.25 4.09 0.77 0.19 0.11 0.04 0.14 8 0.25 4.09 0.77 0.19 0.11 -0.01 0.14 9 0.25 4.09 0.77 0.19 0.11 0.00 0.14 10 0.25 4.09 0.77 0.19 0.11 0.00 0.14 11 0.25 4.09 0.77 0.19 0.11 0.00 0.14 12 0.25 4.09 0.77 0.19 0.11 0.00 0.14 13 0.25 4.09 0.77 0.19 0.11 0.00 0.14 14 0.25 4.09 0.77 0.19 0.11 0.00 0.14 15 0.25 4.09 0.77 0.19 0.11 0.00 0.14 NORMAL DEPTH= 0.25 ft FLOW WIDTH= 4.03 ft VELOCITY= 0.14 ftls TREATMENT TIME= 9.00 min TREATMENT LENGTH= 77.54 ft MININMUM LENGTH= 100.00 ft P:1N0399103 Working13.1 Eng13.1.3 Reports\Preliminary Swale (N0399) - 11-23-16.Rlsge 2 4 2 - ICr LEGEND 1p 1I I I I" "A"1 - 2"WATER LINE ^�LI Iii I F TRACT A —� r WATER SERVICE WITH SINGLE METER ,bn ,:11 QUALITY AND � _ oETEHnoH 1"WATER SERVICE WITH DOUBLE METER Z v c a I FAOUTr �+ 2 p rro FIRE HYDRANT a II I 1 W wd1 w $ GATE VALVE t`'' "M BLOWOFF VALVE L gg II I z 1 ill 1::71 ¢ • g SANITARY SEWER UNE ioo A j �`� 0 SANITARY SEWER MANHOLE �'- �8i I I �s � I �' Ar 1 ' _ �1� STORM SEWER UNE I ® STORM SEWER MANHOLE N1: 11' I I rR I I 1 t--T-1VF&Ri,I �i i HAMMERHEAD xt ISTORM SEWER CATCH BASIN 1 1 I1,- ___�-- NRHAROUMJyI 1 10 •.j I co— — s =I I iI1 'Ili it I _. �/ ._,L \ \\\ 9 GENERAL NOTES: r11, II ;/ �' \`\ _ 1• SEE SHEET 3, 'EXISTING CONDIT10N5' FOR EXISTING FEATURES LEGEND. 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I ! 41 inmuilimmic, IS 30 00 J [ I / 0 t ao / ` !I 4— cli 11N171SCALE: I Inch t 60 ft. a 33 P edeve ooment Postdev opment /2ND Detention Pond SUbCat Reach 'Ong Routing Diagram for Detention basin Prepared by{enter your company name here}, Printed 11/23/2016 HydroCAD®10.00-18 s/n 02505 ©2016 HydroCAD Software Solutions LLC Detention basin Prepared by {enter your company name here} Printed 11/23/2016 HydroCADO 10.00-18 s/n 02505 ©2016 HydroCAD Software Solutions LLC Page 2 Area Listing (all nodes) Area CN Description (acres) (subcatchment-numbers) 0.727 98 12 lots at 2,640/lot (1S) 1.366 74 >75% Grass cover, Good, HSG C (1 S) 0.524 98 Paved parking, HSG C (1S) 2.481 76 Woods/grass comb., Fair, HSG C (3S) 0.179 98 buildings (3S) 5.278 81 TOTAL AREA Detention basin Prepared by {enter your company name here) Printed 11/23/2016 HydroCAD® 10.00-18 s/n 02505 ©2016 HydroCAD Software Solutions LLC Page 3 Soil Listing (all nodes) Area Soil Subcatchment (acres) Group Numbers 0.000 HSG A 0.000 HSG B 4.372 HSG C 15, 3S 0.000 HSG D 0.906 Other 1S, 3S 5.278 TOTAL AREA Detention basin Prepared by {enter your company name here} Printed 11/23/2016 HydroCAD® 10.00-18 s/n 02505 ©2016 HydroCAD Software Solutions LLC Page 4 Ground Covers (all nodes) HSG-A HSG-B HSG-C HSG-D Other Total Ground Subcatchment (acres) (acres) (acres) (acres) (acres) (acres) Cover Numbers 0.000 0.000 0.000 0.000 0.727 0.727 12 lots at 2,640/lot 1S 0.000 0.000 1.366 0.000 0.000 1.366 >75% Grass cover, Good 1S 0.000 0.000 0.524 0.000 0.000 0.524 Paved parking 1S 0.000 0.000 2.481 0.000 0.000 2.481 Woods/grass comb., Fair 3S 0.000 0.000 0.000 0.000 0.179 0.179 buildings 3S 0.000 0.000 4.372 0.000 0.906 5.278 TOTAL AREA Detention basin Type IA 24-hr 2-Year Rainfall=2.50" Prepared by {enter your company name here} Printed 11/23/2016 HydroCAD® 10.00-18 s/n 02505 ©2016 HydroCAD Software Solutions LLC Page 5 Time span=0.00-24.00 hrs, dt=0.05 hrs, 481 points Runoff by SBUH method, Split Pervious/lmperv. Reach routing by Stor-Ind+Trans method - Pond routing by Stor-Ind method Subcatchment 1S: Postdevelopment Runoff Area=114,050 sf 47.81% Impervious Runoff Depth>1.40" Tc=5.0 min CN=74/98 Runoff=0.83 cfs 0.305 af Subcatchment3S: Predevelopment Runoff Area=115,870 sf 6.73% Impervious Runoff Depth>0.80" Tc=7.0 min CN=76/98 Runoff=0.37 cfs 0.177 af Pond 2P: Detention Pond Peak Elev=229.97' Storage=0.049 af Inflow=0.83 cfs 0.305 af Outflow=0.36 cfs 0.286 af Total Runoff Area = 5.278 ac Runoff Volume = 0.482 af Average Runoff Depth = 1.10" 72.89% Pervious = 3.847 ac 27.11% Impervious = 1.431 ac Detention basin Type IA 24-hr 2-Year Rainfall=2.50" Prepared by {enter your company name here} Printed 11/23/2016 HydroCAD®10.00-18 s/n 02505 ©2016 HydroCAD Software Solutions LLC Page 6 Summary for Subcatchment 1S: Postdevelopment [49] Hint: Tc<2dt may require smaller dt Runoff = 0.83 cfs @ 7.95 hrs, Volume= 0.305 af, Depth> 1.40" Runoff by SBUH method, Split Pervious/lmperv., Time Span= 0.00-24.00 hrs, dt= 0.05 hrs Type IA 24-hr 2-Year Rainfall=2.50" Area (sf) CN Description " 31,680 98 12 lots at 2,640/lot 22,847 98 Paved parking, HSG C 59,523 74 >75% Grass cover, Good, HSG C 114,050 85 Weighted Average 59,523 74 52.19% Pervious Area 54,527 98 47.81% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 5.0 Direct Entry, Subcatchment 1S: Postdevelopment Hydrograph 0 _/ ❑Runoff 0.83 cfs 0.85-1 0.6_ Type IA 24-hr 075= 2-Year Rainfall=2.50" 0.7= 0.65 Runoff Area=114,050 sf 0.55 Runoff Volume=0.305 af D.5 Runoff Depth>1.40" c 0.45- o D.4- Tc=5.0 min 0.35= �j CN=74198 03- •�i/'S D.15] 0.11 0.053 0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Time (hours) Detention basin Type IA 24-hr 2-Year Rainfall=2.50" Prepared by {enter your company name here} Printed 11/23/2016 HydroCAD® 10.00-18 s/n 02505 ©2016 HydroCAD Software Solutions LLC Page 7 Summary for Subcatchment 3S: Predevelopment Runoff = 0.37 cfs @ 8.00 hrs, Volume= 0.177 af, Depth> 0.80" Runoff by SBUH method, Split Pervious/Imperv., Time Span= 0.00-24.00 hrs, dt= 0.05 hrs Type IA 24-hr 2-Year Rainfall=2.50" Area (sf) CN Description 7,800 98 buildings 108,070 76 Woods/grass comb., Fair, HSG C 115,870 77 Weighted Average 108,070 76 93.27% Pervious Area 7,800 98 6.73% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 7.0 Direct Entry, 7 Subcatchment 3S: Predevelopment Hydrograph 7 0.4±f. 0.37 cfs ID Runoff 0.38 0.36= Type IA 24-hr 0.32i 2-Year Rainfall=2.50" 023- 00 Runoff Area=115,870 sf 0.26_ / Runoff Volume=0.177 af 0.24- • 0.22t Runoff Depth>0.80" • 0.2 o 0.18= Tc=7.0 min 0.14di0 CN=76/98 0.1 // 0.08- 0.06 0.04= 0.02= /r rj/ 0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 r 19 20 21 22 23 24 Time (hours) Detention basin Type IA 24-hr 2-Year Rainfall=2.50" Prepared by {enter your company name here} Printed 11/23/2016 HydroCAD®10.00-18 s/n 02505 ©2016 HydroCAD Software Solutions LLC Page 8 Summary for Pond 2P: Detention Pond Inflow Area = 2.618 ac, 47.81% Impervious, Inflow Depth > 1.40" for 2-Year event Inflow = 0.83 cfs @ 7.95 hrs, Volume= 0.305 af Outflow = 0.36 cfs @ 8.46 hrs, Volume= 0.286 af, Atten= 56%, Lag= 30.7 min Primary = 0.36 cfs @ 8.46 hrs, Volume= 0.286 af Routing by Stor-Ind method, Time Span= 0.00-24.00 hrs, dt= 0.05 hrs Peak Elev= 229.97' @ 8.46 hrs Surf.Area= 0.047 ac Storage= 0.049 af Plug-Flow detention time= 124.9 min calculated for 0.286 af(94% of inflow) Center-of-Mass det. time= 81.7 min ( 805.7 - 724.0 ) Volume Invert Avail.Storage Storage Description #1 228.00' 0.152 af 2.00W x 100.00'L x 3.50'H Prismatoid Z=4.0 Device Routing Invert Outlet Devices #1 Primary 230.50' 5.0' long x 0.5' breadth Broad-Crested Rectangular Weir Head (feet) 0.20 0.40 0.60 0.80 1.00 Coef. (English) 2.80 2.92 3.08 3.30 3.32 #2 Primary 229.70' 6.0" Vert. Orifice/Grate C= 0.600 #3 Primary 228.00' 2.2" Vert. Orifice/Grate C= 0.600 Primary OutFlow Max=0.36 cfs @ 8.46 hrs HW=229.97' (Free Discharge) 1=Broad-Crested Rectangular Weir( Controls 0.00 cfs) 2=Orifice/Grate (Orifice Controls 0.19 cfs @ 1.76 fps) 3=Orifice/Grate (Orifice Controls 0.17 cfs @ 6.59 fps) Pond 2P: Detention Pond Hydrograph / ❑Inflow ` 0.9 0.83 cfs 0 Primary I 0.85= Inflow Area=2.618 ac 0.8_ 0.75= Peak Elev=229.97' 0.7 0.65 Storage=0.049 af 0.6. 0.55= 3 0.5= c 0.451 ti 0.4 0.36 cfs , 0.35-, e 0.25 ,%1 //���� �///YIY/IIY//.G/A►/i�i~.0�is __ 0.05i �/j�%' / . - ./ 0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Time (hours) Detention basin Type IA 24-hr 10-Year Rainfall=3.45" Prepared by (enter your company name here} Printed 11/23/2016 HydroCAD® 10.00-18 s/n 02505 ©2016 HydroCAD Software Solutions LLC Page 9 Time span=0.00-24.00 hrs, dt=0.05 hrs, 481 points Runoff by SBUH method, Split Pervious/Imperv. Reach routing by Stor-Ind+Trans method - Pond routing by Stor-Ind method Subcatchment 1S: Postdevelopment Runoff Area=114,050 sf 47.81% Impervious Runoff Depth>2.16" Tc=5.0 min CN=74/98 Runoff=1.32 cfs 0.472 af Subcatchment3S: Predevelopment Runoff Area=115,870 sf 6.73% Impervious Runoff Depth>1.45" Tc=7.0 min CN=76/98 Runoff=0.81 cfs 0.322 af Pond 2P: Detention Pond Peak EIev=230.36' Storage=0.070 af Inflow=1.32 cfs 0.472 af Outflow=0.80 cfs 0.434 af Total Runoff Area = 5.278 ac Runoff Volume = 0.793 af Average Runoff Depth = 1.80" 72.89% Pervious = 3.847 ac 27.11% Impervious = 1.431 ac Detention basin Type IA 24-hr 10-Year Rainfall=3.45" Prepared by {enter your company name here} Printed 11/23/2016 HydroCAD®10.00-18 s/n 02505 ©2016 HydroCAD Software Solutions LLC Page 10 Summary for Subcatchment 1S: Postdevelopment [49] Hint: Tc<2dt may require smaller dt Runoff = 1.32 cfs @ 7.94 hrs, Volume= 0.472 af, Depth> 2.16" Runoff by SBUH method, Split Pervious/Imperv., Time Span= 0.00-24.00 hrs, dt= 0.05 hrs Type IA 24-hr 10-Year Rainfall=3.45" Area (sf) CN Description * 31,680 98 12 lots at 2,640/lot 22,847 98 Paved parking, HSG C 59,523 74 >75% Grass cover, Good, HSG C 114,050 85 Weighted Average 59,523 74 52.19% Pervious Area 54,527 98 47.81% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 5.0 Direct Entry, Subcatchment 1S: Postdevelopment Hydrograph / ❑Runoff 1.32 cfs Type IA 24-hr 10-Year Rainfall=3.45" Runoff Area=114,050 sf 1- 0 Runoff Volume=0.472 af - Runoff Depth>2.16" Tc=5.0 min LL CN=74198 0 �� ,,,,,,,,,,,,,,r.,..,. .,,,,..,,,,,, .., ,., ,..,...,,,,,,,.,,,,,.,,,,. ,,. ,,,,i,..,,.,.,,.,,,,,,..,.,,, 0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Time (hours) Detention basin Type IA 24-hr 10-Year Rainfall=3.45" Prepared by {enter your company name here} Printed 11/23/2016 HydroCAD® 10.00-18 sin 02505 ©2016 HydroCAD Software Solutions LLC Page 11 Summary for Subcatchment 3S: Predevelopment Runoff = 0.81 cfs @ 7.99 hrs, Volume= 0.322 af, Depth> 1.45" Runoff by SBUH method, Split Pervious/Imperv., Time Span= 0.00-24.00 hrs, dt= 0.05 hrs Type IA 24-hr 10-Year Rainfall=3.45" Area (sf) CN Description 7,800 98 buildings 108,070 76 Woods/grass comb., Fair, HSG C 115,870 77 Weighted Average 108,070 76 93.27% Pervious Area 7,800 98 6.73% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 7.0 Direct Entry, 7 Subcatchment 3S: Predevelopment Hydrograph 0.9:V 0 Runoff 0.85 0.81 cfs Type IA 24-hr 0.75: 0.7= / 10-Year Rainfall=3.45" 0.65_ i Runoff Area=115,870 sf 0.6 1 0.55_ Runoff Volume=0.322 af 05- Runoff Depth>1.45" 0.45_ LL 0.4-3 �j Tc=7.0 min 0.35 CN=76198 : ;J f 0.1 0.05 0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 •16 17 18 •19 20 21 22 23 24 Time (hours) Detention basin Type IA 24-hr 10-Year Rainfall=3.45" Prepared by {enter your company name here) Printed 11/23/2016 HydroCAD®10.00-18 s/n 02505 ©2016 HydroCAD Software Solutions LLC Palle 12 Summary for Pond 2P: Detention Pond Inflow Area = 2.618 ac, 47.81% Impervious, Inflow Depth > 2.16" for 10-Year event Inflow = 1.32 cfs @ 7.94 hrs, Volume= 0.472 af Outflow = 0.80 cfs @ 8.23 hrs, Volume= 0.434 af, Atten=40%, Lag= 17.0 min Primary = 0.80 cfs @ 8.23 hrs, Volume= 0.434 af Routing by Stor-Ind method, Time Span= 0.00-24.00 hrs, dt= 0.05 hrs Peak Elev= 230.36' @ 8.23 hrs Surf.Area= 0.057 ac Storage= 0.070 af Plug-Flow detention time= 105.2 min calculated for 0.433 of(92% of inflow) Center-of-Mass det. time= 50.5 min ( 768.4-718.0 ) Volume Invert Avail.Storage Storage Description #1 228.00' 0.152 af 2.00'W x 100.00'L x 3.50'H Prismatoid Z=4.0 Device Routing Invert Outlet Devices #1 Primary 230.50' 5.0' long x 0.5' breadth Broad-Crested Rectangular Weir Head (feet) 0.20 0.40 0.60 0.80 1.00 Coef. (English) 2.80 2.92 3.08 3.30 3.32 #2 Primary 229.70' 6.0"Vert. Orifice/Grate C= 0.600 #3 Primary 228.00' 2.2"Vert. Orifice/Grate C= 0.600 Primary OutFlow Max=0.80 cfs @ 8.23 hrs HW=230.36' (Free Discharge) 1=Broad-Crested Rectangular Weir( Controls 0.00 cfs) 2=Orifice/Grate (Orifice Controls 0.61 cfs @ 3.09 fps) 3=Orifice/Grate (Orifice Controls 0.19 cfs @ 7.25 fps) Pond 2P: Detention Pond Hydrograph / 0 Inflow 1 1.32 cfs ❑Primary 'I Inflow Area=2.618 ac 1 !1 Peak EIev=230.36' -1 Storage=0.070 af 0.80 cfs iii %fite / /// 0 / /� „ , 0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Time (hours) Detention basin Type IA 24-hr 25-Year Rainfall=3.90" Prepared by {enter your company name here} Printed 11/23/2016 HydroCAD® 10.00-18 s/n 02505 ©2016 HydroCAD Software Solutions LLC Page 13 Time span=0.00-24.00 hrs, dt=0.05 hrs, 481 points Runoff by SBUH method, Split Pervious/Imperv. Reach routing by Stor-Ind+Trans method - Pond routing by Stor-Ind method Subcatchment 1S: Postdevelopment Runoff Area=114,050 sf 47.81% Impervious Runoff Depth>2.54" Tc=5.0 min CN=74/98 Runoff=1.57 cfs 0.555 af Subcatchment3S: Predevelopment Runoff Area=115,870 sf 6.73% Impervious Runoff Depth>1.79" Tc=7.0 min CN=76198 Runoff=1.04 cfs 0.397 af Pond 2P: Detention Pond Peak Elev=230.54' Storage=0.080 af Inflow=1.57 cfs 0.555 af Outflow=1.03 cfs 0.515 af Total Runoff Area = 5.278 ac Runoff Volume = 0.952 af Average Runoff Depth = 2.16" 72.89% Pervious = 3.847 ac 27.11% Impervious = 1.431 ac Detention basin Type IA 24-hr 25-Year Rainfall=3.90" Prepared by {enter your company name here) Printed 11/23/2016 HydroCAD® 10.00-18 s/n 02505 ©2016 HydroCAD Software Solutions LLC Page 14 Summary for Subcatchment 1S: Postdevelopment [49] Hint: Tc<2dt may require smaller dt Runoff = 1.57 cfs @ 7.94 hrs, Volume= 0.555 af, Depth> 2.54" Runoff by SBUH method, Split Pervious/Imperv., Time Span= 0.00-24.00 hrs, dt= 0.05 hrs Type IA 24-hr 25-Year Rainfall=3.90" Area (sf) CN Description 31,680 98 12 lots at 2,640/lot 22,847 98 Paved parking, HSG C 59,523 74 >75% Grass cover, Good, HSG C 114,050 85 Weighted Average 59,523 74 52.19% Pervious Area 54,527 98 47.81% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 5.0 Direct Entry, Subcatchment 1S: Postdevelopment Hydrograph / 0 Runoff 1.57 cfs Type IA 24-hr 25-Year Rainfall=3.90" Runoff Area=114,050 sf Runoff Volume=0.555 af w Runoff Dep th>2.54" Tc=5.0 min LL 04, CN=74/98 0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Time (hours) Detention basin Type IA 24-hr 25-Year Rainfal1=3.90" Prepared by {enter your company name here) Printed 11/23/2016 HydroCAD® 10.00-18 s/n 02505 ©2016 HydroCAD Software Solutions LLC Page 15 Summary for Subcatchment 3S: Predevelopment Runoff = 1.04 cfs @ 7.99 hrs, Volume= 0.397 af, Depth> 1.79" Runoff by SBUH method, Split Pervious/Imperv., Time Span= 0.00-24.00 hrs, dt= 0.05 hrs Type IA 24-hr 25-Year Rainfall=3.90" Area (sf) CN Description 7,800 98 buildings 108,070 76 Woods/grass comb., Fair, HSG C 115,870 77 Weighted Average 108,070 76 93.27% Pervious Area 7,800 98 6.73% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 7.0 Direct Entry, 7 Subcatchment 3S: Predevelopment Hydrograph 1.04 cfs ❑Runoff Type IA 24-hr 25-Year Rainfall=3.90" 0/$/ Runoff Area=115,870 sf RunoffVolume= 0.397 Volume 0.397 of Runoff Depth>1.79" LL Tc=7.0 min CN=76/98 DO..,.1....2....3, �,...5....5....�,., 8...,9...10., ...� 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Time (hours) Detention basin Type IA 24-hr 25-Year Rainfall=3.90" Prepared by {enter your company name here} Printed 11/23/2016 HydroCAD® 10.00-18 s/n 02505 0 2016 HydroCAD Software Solutions LLC Page 16 Summary for Pond 2P: Detention Pond Inflow Area = 2.618 ac, 47.81% Impervious, Inflow Depth > 2.54" for 25-Year event Inflow = 1.57 cfs @ 7.94 hrs, Volume= 0.555 af Outflow = 1.03 cfs @ 8.18 hrs, Volume= 0.515 af, Atten= 34%, Lag= 14.6 min Primary = 1.03 cfs @ 8.18 hrs, Volume= 0.515 af Routing by Stor-Ind method, Time Span= 0.00-24.00 hrs, dt= 0.05 hrs Peak Elev= 230.54' @ 8.18 hrs Surf.Area= 0.062 ac Storage= 0.080 af Plug-Flow detention time= 97.0 min calculated for 0.515 of(93% of inflow) Center-of-Mass det. time= 46.8 min ( 762.0-715.2 ) Volume Invert Avail.Storage Storage Description #1 228.00' 0.152 af 2.00'W x 100.00'L x 3.50'H Prismatoid Z=4.0 Device Routing Invert Outlet Devices #1 Primary 230.50' 5.0' long x 0.5' breadth Broad-Crested Rectangular Weir Head (feet) 0.20 0.40 0.60 0.80 1.00 Coef. (English) 2.80 2.92 3.08 3.30 3.32 #2 Primary 229.70' 6.0"Vert. Orifice/Grate C= 0.600 #3 Primary 228.00' 2.2" Vert. Orifice/Grate C= 0.600 trimary OutFlow Max=1.02 cfs @ 8.18 hrs HW=230.54' (Free Discharge) -1=Broad-Crested Rectangular Weir(Weir Controls 0.10 cfs @ 0.53 fps) -2=Orifice/Grate (Orifice Controls 0.72 cfs @ 3.69 fps) -3=Orifice/Grate (Orifice Controls 0.20 cfs @ 7.53 fps) Pond 2P: Detention Pond Hydrograph / 1.57 cfs ❑Primary❑Inflow Inflow Area=2.618 ac c, Peak Elev=230.54' ,, Storage=0.080 of 1.03 cfs u. Al _,070001411 e49,, 0 .. .... / 0 1 2 • 3 • 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Time (hours) WASHINGTON COUNTY LAND USE AND TRA NSPOR T A TION SURVEYOR'S OFFICE ZTi3I)TYZ XrnJ ' 131..11 " ATA-110EING I request that the Washington County Surveyor's Office reserve the following subdivision name: PROPOSED NAME OF SUBDIVISION: Care sS L00-104i,t MAP AND TAX LOT NUMBER: Z5 1 - oL/A 00100 CITY JURISDICTION (Which City?) -,_- or I i arc , bk-Jaski.n ino Co. COUNTY JURISDICTION: SURVEYOR'S NAME: G 6:,75 PLS NUMBER: 5 }`IC, COMPANY NAME: AjQr-E-kP s-f- S -v ;e, OWNER'S NAME: i ue r, M -ie.S I understand that if the name is not used within five years, it will be automatically canceled. Name of person reserving name: GJ.'h _5-FLA bbs Company name: /L)Or--Ltr .f scar-, r,t , Address:ISIS •th /CAI-4 'Place.- , S{A.c"f� tO7O1 vo.r+ort. oT G 7O60 Telephone number: So's- zi C.7 E-Mail: c_lia f artua5rvc#. Cor--N LIC2 Name added to SID 3--9 Name approved Date Washington County Surveyor's Office 155 North First Avenue, Suite 350, MS 15, Hillsboro, OR 97124 Phone: 503-846-8723 \Shared\SURVIEY\DATADIR\Wcb sile\Do nloadablc Filcs\Subdivision-Plat-Naming.pdf `Shared''\SURVEY\DATADIR\Web site\Downloadable Files\Word to PDF subname08-O5-l4 doc " PROGRESS LANDING PRELIMINARY PLAT APPROVAL FOR A 12-LOT SUBDIVISION IN THE R-4.5 ZONE" TABLE OF CONTENTS DEVELOPMENT APPLICATION FORM APPLICANT'S STATEMENT EXHIBITS y�,, P 94 27.04 Ao i O_ _ R=2:.50 _ .` O41 - O O 52.29R 4A B 1 4A B 52.21 1 a63a Oy _ 6• iry e+ ✓ M q ' 80.30 37.61 7646 @ 9 g _ 52.02 52.05 . ° �/ 11�• nn° 86 O - 37.6,' 75.007 999P' VP / „ %. 100. R, /�/ s °9 g = FALC R=825' IS` _ 2 1fi200 R=1T �.1S133CD �' 248 / til' s 17 5.50 45.00 0 ^ /. 1613300 �°y °DQ / O- r a 2 o O. P' 4 55.97 r• _ 1K` _ .. 198 0� • s E4; R='857700 0 1S133DC 1S133DC 1S133DC / p 30. N _ ro 1S133+P�q s s o / 2600 0 2700 0 2800 0 1S133DC w ` 7,6gp0 0125 83" 81 y = :NA. 16700 IS a- w c' .Ca, 75 0 2900 1S133DC `\ 55,33 - a 40 a "' ^ 1 2 3 �' 3000 92 • 55,07 90.74 68 V o rn 4 w i m 4 S o 1S133DC iS133DC 75.06 8 1S133DC 122• I - 203 8.81 55.2 c°Do 0 5 o S ,.,,,\91 0 3500 o 3600 0 1S133DC 1S133DC y 1S133DC o 601 r Q m 3N5W 3N4W 3N3W • 1613300 d J 10 0 rJ � I I N' N 1S133DC 00 � � �'�. N a 70.00 i o 0 28 3700 1S133DC 4100 m 600 • 0D _ "` a .. ++ -� 0, 1S133DC 0 Ni 9 3400 0 29 0 ri ro o N 3'p7 3N2W 8.81 1S133CD0 iS133CD 9\\\\\\\\\+ A`•A`•�`.A\V`V� ��V���e� � ,��'� !+ a' •�� 30 3800 ;0 1S133DC 16300 ++ 3100 0 of P ^ 3N6W N 1S133DC 34 i. v a r �.� 42.13 R=15'cn s- 9 27 0 31 3900 0 4000 N TR."I" ::: 199 5" 0 00 8000 cc 7900 - 58. .,o P u� • co 1S133CD / 15 6 0 32 w �� ' •!•t + •+ _ 16133DD 2N6W 9 78 -- 77 M 7800 � 88:3 1.9 0. Si ..,c 33 • ,0 2 '37.76600 0 W \ �� r0 76 m / 1 N�, 3.Ss Q „93 a •*:: • 4 :.5: ,..• 1 3k '202 0 2N5W 2N4W J 00") co j 1 O5 4:' . ^ • ggh3 20.9 • ^ • + 10.0. 6901 688-30-11E �1. 0 2N3W 2N2W� J J// �� 1S133DC +'s 4�R1 fl 9 • • r. �. 1613300 n 1613300 �w • :1 •+ ER / 1/• CORNER 3200 o C•• %% , •/ rp c _ ,+ 0 16400 16500 •'9 "' -I 4:0'.00 - :. a :.7' ,4 • N\\\ / q 7 0 9j'?5 m 41s21S133DC oQ� ^ r�'•. s '� :r co r 201 7300 200 2co �� cv .r jTR,,,g,. y 9 33003DC :0 0 7200 mo 0 '• ti 1N5W M co '08 9.,s°0 D 26 • 102 0 7100 0, 6900 5 6800 07 6700 �' N89-56-21W o 1N4W 1N3W 1N2W M 85.00 71" " ,,� 2008 0 °� s° .0,• ° 101 1100 g 799 0 98 ^ 97 96 6600 001..".;:..3:• s .++ .++ •' 7"N6W iNiW TT 85.00 o a ,p 0 _ 58.50 s 9,8_c J/1 1'/ 60 Zs1oaAA C J co- S N �_ 62.7 49.94 1 26104"" et 300 7• 24 r' - 74.36 r J \ = 9800 ^ 9700 26104"" 26104"" 1S6W iS5W 0 g0 ;2'4. •� •21"" �, 26104 1S4W 1S3W 1S2W 151W CC 900 �,I 9 0 _39.63 a yj✓� S W - 74'00 r 118 el: 00 9600 �.% 9500 ro 9400 U : 15 �^ ; - _ 70.00 _4Es `J co 117 0 116 o TR:'C" 0 115 ^ 0 400 Q ,n O/R=253.92' KATHERINE 2 1_•52I.24.00 41.22 2 2S3W 100 00 .0'• 10 n it 03<. a` 65.57 1°94- ER C - 70.00 i 39.74 S7S �. N 82.33 74.00 INC c -R_376, a6.33..30.5g - WSTREETd ' ° R= Lu 2.66AC 58.50 ° a 500 m "9 7!)00 - 3525 ,15- s 49.26 82.43 71.5 LL 2S2W 251W 680 No 35' c 0 d a 230 N 30' o R° a•67 11 > 1900 o 7400 N 7500 0 75.00 61"°3 °2." 56 R= 7 01SW f 3SiW 0 M 03 6 sr 33 /� D 25 103 104 N 7600 00 P�y no N� q\ 95.00 :' 39.74 25,31-23 8 3s2W cN 0 •SO AO 75.00 1..1. 0 0 105 7700 0 's- 6500 42,54 17'4 47.67- 77.46 S104BA w 1001 Qw ° 7 • '0 0 ci J- 106 cv 7800 001• 70.51 26104"" 00 16 co b 98.81 63.49 107 0 i5 94 26104"" �. 700 J�J 19.90 74"°° _ 7 -� I w �' •_= 9900 M 1010°"" ^ ;ozoo'� WASHINGTON COUNTY OREGON 70 AC 7 49. 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A ?� 11100 85 a Z7 141 41 �5 y I 4700 14 107.50 N 11100 0'" 10400 9j71zo2E • '3i m 0 5700 " CO41 00 140 ^ o J •�' .++- °''4 0 c0° 86 74. a0 26104"" BD p3 6 o: 10300 1• TRq BC AC AD s� gg. i I 3.97 AC in �, N. '�a 133 132 06 ' '711 7\\w�; 0 11100 o // 11200 BA / 11300 m 104.33 @? 0. at 50' 1 130 C o 10200r. 1.ii 142 ,, 142 II p r p- 40 1 9500 ° 75.44 ^ SECTION 04 ''nn I 0 0 100.00 t° a s� 105.50 a V J�J 11000 N 11500 ag' ° J J700.0054°-`°°Z.: � " W ' 9400 ga. 13. s \ N J -,: N ^" 26104"" �,;, CB CA DB DA eS „ s �: Z 139 134 ti Q° 100.0p o q 123 �i J 261046" i f'' m u '°w :"° o° •0 110.71 a n",N v ^ 11131 Nu 11300 / 0 11400 0 0 o 9> 0 50' ° ' 7 •ti' 100.08 • O O cS 1.1 w•• �.°: �. 102.02 w,+ ->7 ;n R= a Oo L °� N 143 '�N 157 �" 143 R` , •• N g874 !\ \ \2. moo P"g8, A°� N 7S ron N° m 9100250 o I.I� 113.03• C D y ro 61 a) �5 m 94.20 0 0 0 10900 0 10600 *' 0, ° w i O 130 o a 10 9300 0 00 261046" .� n N Py 77.78 2 rn0, •.• CC CD DC DD 11400 ? - -+ o o. Op 122 4BA co 144 i158 54 SW�DBENISH 138 135 P,�y'„� Q aR,15, ,: ° ^ 21104"" > 11300 0 ° a '\3\04'' ` 5 98.63 „sr \\\E\ \ s �� ST20 92.60 Z >2•� 720 0 1 0.00 •� 11400 132 r/� ": i i I Sj �x ,• 57.23 1y'e2 I .. 82.40 M •3 9S 9700 0 %+ ••. 133 v' .26 a 281046" j 9a 37 9 - 70.05 P% • '` N 126 0 0 26104"" ,� a0 • , i 0 M l J�J J I J\J (J_- a y9 57.16 3.41 A J I2 �i N 0 11500 q� #rro 046" 11500 m ° a� , f J (1'� 2 N 9200 • • 0. Cancelled Taxlots For: 2S104AB 145 • / o ° 7s CO ° 25. 1p0po 121 0 134 57.64 _ rn T-, 00 o q N J w 10800 10700 M oo- 7 a. ; • Toa 64.75 - i N' 4400,4500,4502,4701,4501,4600,4702,1000, 84 ^ �, 98.54 162 161 °I Cr 11500 0 11600 N 137 m 136 10000 5.00 =' - 100 s2 y3g - ml 12900,13000,13100,13200,13300,13400,201, 160 145 o °0 2610-"" y o Cot 0 a 0 12800 . . 144 .P �? C 6 ^� 116006" z m N "� 129 9900 _ 11900 1� o .66 �' 15 9 h J`° "� rf J I I J\� J l 156 s 9800 0 o m ry p, 0 14 5.72 128 o •r M / P' N �� 4a.o :>: 135 4BA n1i o� 146 u, j i `'y a 48.00 75.00 " q p ;• " ' Q 55.00 _ mss- ,. 5p, 0 127 1� 9100 co N' e B 0 v ri n / j / _ 80 00 - 93.89 S + i 5 70.42 ,, & ' R 7_ ^ 0 ^_ ^ o '0'. y 79.09 O w,^ 9 4 6 300' 9, „ �y (,, 120 0 110.45 43.50 69.78 P 9.49 ^ +r q 26104"" o • - .• -,00.93 �� 23• N LC; M ": . q 0, 3 a 261048" " o a 109.32 '0 U 1.45 70.00 / ` 00 1170000AA au "` 2 12600 S W B E N I S H STREET w "� 12700 11700 m eFN R=250' - _ ' "°° .a- 11 0 11700 0 2' „= 50.99 rn �, 147 u 3' ° - R,� C R=325 0 l.: 26104"" o BA N�0 $ 91.00 2 s 3`'6 155 146 ^ N q 59.46 '25.41'25°' / H z3. o q 136 „ 50' ,� 145 5 85.00 - =2 a 50.26 ' ° o : 0 m 12500 ;52. " 0 c 97.26 v a0 9 84.57 ,, SCALE 1"=100' 0 m ? ;r o Z N 's_ 2 j STREET ^ 9000 0 ^ 144 9� 2 o w '.r j / :r P 7S_ ^yam no n 100.51 100.07 12000 84. 119 •o i 110.00 No`' , 261046" ^ / 13500 13600 ° w "° sa.s7 u. - s 52 0 11800 N . g 163 0 0 0 13700 ",• ,r: 149 70.00 "zs.2o° 3 ^ 50' N > o �` 10 12500 26104"" ,, 81.54 26104"" 0. d 164 1.74 0" *. BA CO 148 v . / M n 165 12600 �y o0 ,3 11800 N 12700 11800 N 12100 ° P' r�a� m TRACT"AA" w m ;:i •• i "' N88.16-08W 0 0 0 ro 100.00 ,M ^ o ,,,,;.,0 •r a ' s N 28104"" m 96.98 Z \\\,; • ... T "DD" . ,•+ +• m 154 147 n " 150 12300 .86AC 137 146 w•a 0 50 100 200 300 ,q coll.•_17, . / , :r\\�\\\\�� '•• •• r\Z \��\a� EN 0 12200 a 15 2 0 12400 ®r 8900 m ^�' Li 12400 3a po 261046" i i 30' 50' 1++ +• 151 0 n m 110.00 ` V •:. '0 1_ 26104AC 50' ,•• •• 0 11900 Al 15 3 N (�^ 118 143 TON ° 0 m, 11900 i i 26104AC o 3000 0' 26104AC a o J r� CO N • +'� o �� CD Assessment g 149 °' i i °D 174 0 0 148 ^, . •• J M N 't a 12aoo� y����i. G2 2 1oaBA / 0 31 75 0 2166 n 0 2S1o4AC :"� „ n ,.• •. 01. 5 •• ••• `- �'�• s _ •.•• 0 T A ��� ,,.- •• 11900 0 \\_,,01,,,,,d, i� 111.91 a 147 ter%• • 0 0 n o 0 6300 2S104AC , :7 `VM 3�-���� '4 i Sto ,°°00 ° 6500 �T" • - • <' \ zs;D4Ac 138 'Eo Q 0 37 a..■■■ CARTOGRAPHY q / / 100.00 207 \\l,. ,� �r� ?- 0 208 0' . 2S1o4AA o 1�1' • '���• 90 103.00 °1 ° 8700 129.46 •' Taxation a' s g5 SS r j w; 100.00 n 2S1o4AC o 2S104AC 2S104AC 2S104AC p o i • 12300 a 44^ 2S104AC ;: -� w 2@ 5N i 2S104AC r 100.00 0 9200 0 9100 E. 9000 5900 2S104AC o s 230 s 2610 O N cc• 9p'34• 261046" j 0 2900 0 2300 o i% er 0 234 0 233 0 8800 0 °� " 12000 6 v oa w b 26104AC C b o 2S104AC _ 235 12004AA 142 1290 REG 12000 / ^' 3200 v C o 173 0 o n o 232 0 231 - oo a s 14 167 0 62°° N 0 aN 100' 139 9 PLOT DATE: September 01 , 2009 S104BA 0 261046" OQ 150 ° b o 2S104AC 0 a j\ a Q "; 93.62 2200 12100 _ 176 0 ,° °° 206 •=. 6600 0 3s 85.21 _ _ 1�z �2 - N�� FOR ASSESSMENT PURPOSES a 0 100.00 a 75.00 75.00 c. 2S104AC :• 172.61 0 ° 15 °D P. r 75.008.: h' °r °' j5i ° i -�7 0 2S104AC "; 100.00 209 - a._ 38.91 a 8600 •� 26104"" o J �� 98.18 �' coaS' ,`, 26104"" N ONLY - DO NOT RELY ON J „all 2800 0 26104AC ,00.00 SW _R=12 V' S 229 <i 12100 s• 12200 " 2 �'� 0 FOR OTHER USE J a 1`' N 0 2400 0 �y� 2S104AC '° ;r. 1.\:‘ ,\ gp gg ; o _ 172 0 ° �'J ° 6100 ,6BOUNEFF STREE _2° �� °� 1°0�° :p: 140 o�iTRACT"�" � 141 2 '�e\V A'I\V\\\ .\ \\\\`V\\\V`\"'`\�'�\\•\\a\\\; 26104AC • oT r, 168 a- r� Q Nom' „ ' '9 d' j 169.04 3300 c.* 0 ^ 205 26104ac 0 .q 60.00 75.00 a _ _ 3 aA <° M M Map areas delineated by either gray shading or a cross hatched (�/ o +:w 98.51 100.00 6700 0 °� 75.00 75.00 19.319 ^ c 2S104AC fl m. 3 J a0 i1CP S. 40.71 ,'.29 35. 0 m ,75.25 - :•.4 177 ,°.• ,, 100.00 '. 210 2S1o4AC e a�� a5oo M° 175.25 _ Pattern are for reference only and may not indicate the most 4BD Oo 2S104BD ° s 'ss 26104Ac 2sloaac " 9300 o 2S104AC 0 26104AC 2sloaac 2S104Ac 2 s 228 current property boundaries. Please consult the appropriate map p7 9400 0 9500 0 26104AC 9800 a 100 0 / ,as. �° v 2700 2500 0 0 60004AC "; 100.00 , $ 0 2 7 _� 238 0 9600 0 9700 0 0 La X1.0 2S104AD for the most current information. c 00. 6 2S104AC '� t?� 171 is 0 169 0 204 0 Iot � r 0 0 239 a 240 $ 241 .` N 110.32 !p 2801 0 0 2610--0 .46 AC // 0 3400 �o v n 2S104AC "% J J� J Al J\' r ^ ' • CV ,48AC o ry 2400 / p m J 25 s 2S104AC w / w O 90.00 6800 73.88 ga• o 178 sa A += ;� co e 75.00 0 8400 .62 AC 7 75.00 227 j // m �A "; 100.00 „ 211 Z o 88.86 • 70.00 _ 75.00 _ 75.00 11 g9 a 00 / 9 0' CO t7 6 70.00 2S104AC o ° • \\ 166.50 • / 95 2S104AC m a ;rw 2S104AC - fJ 75.00 170.00 / / S 91' s c? m 2S104AC ,; 100.78 z 10600 9900 175.25 u' i 2S104AC '0 g� 2600 m 0 5900 ' 26104AC o 2S104AC I 242 ,: 100.08 0. LANE 3500 .. 170 n 203 cn 249 . 10500 0 10400 0 10300AC o0 0 " <r 0. ;' m -'15 775\\ \\ \775 \l\\\\\��\ a _ ;° @S q\ o 0 0 a 26104AC o o cO 26104AC � "t 018 T I G A R D dig2sl w04 2S 1 04A B 2S 1 04A B ADA RAMP _ _ TREE PLANTING LEGEND U) oc LU SYMBOL BOTANICAL NAME COMMON NAME SIZE QUANTITY W H J • I 35' 35' AT Z '0 to 3 a • . .s.."-' .—C '. Cercidiphyllus japonicum KATSURA 1.5" CAL. 8asx • 1 • 77 77 I �/ •�•,n a rl f6 1 I TACT A .l" . W o WATER I Cornus nuttallii PACIFIC DOGWOOD 1.5" CAL. 10 LL' 0 o ' H I ` I QUALITY AND I 10.00' STORM I I I I a DETENTION I EASEMENT I 12216 r ,_ L. au N d FACILITY PER PLAT OF I - En o --i I I 1 << 12278 2277 12276 MORNING HILL NO. 1 12215 c rn 0 �'a 12299 0 Quercus garryana OREGON WHITE OAK 1.5" CAL. 7 ° o W 1 / 12298 12300 2275 o w w o ��� z ,- 0 > / O . Op-'1-LIQ a) � 1 0111111P1 o _ m Ho I � 2. 1 1111 : 20015 I I(nc' • (jjr- 1 - i=�� Igr . 12222 TREE CANOPY SITE PLAN KEY NOTES: I PROPOSED UTLITIES LEGEND 1- =I Q 1r- :i.-al imii. . _Iliiiiii,....„, ‘,7,1,w,...77- 111-- Ig � i I I k // � � O1 EXISTING REAMAINING TREE CANOPY. I `r' 23 II I Y /) o ° •, I II I/ ///�I O2 EXISTING REMAINING TREES (SEE PROTECTION MEASURES ON WATER LINE ° i w I I ,� 0 I � ,� 1 i!/ �_ II 4 Q SHEET 10, 'TREE PRESERVATION AND REMOVAL SITE PLAN). Z FIRE HYDRANT I I I - 9,�- - co w 3 PROPOSED LOT LINE. y / j/ ®�I 4 PROPOSED PUBLIC SANITARY SEWER & STORM SEWER cc ® GATE VALVE ' / / cc PROJECTBENCHMARK I I ) i ///� ` 1 O Z E ,/ ,. /, EASEMENT. •O� BLOWOFF VALVE NORTH ONE-QUARTER 30' 30' I / $ ` / �, ./ //�� w 12191 CORNER OF SECTION 4 i / '`/ i / // //.. — I C) Z 0 0CD • I' / //� \ O5 PROPOSED BUILDING SETBACK LINE. - w o w SANITARY SEWER LINE ELEVATION = 233.81' TVF&R 1/ CO/ //////% � . I --- illkN- HAMMERHEAD I rV/;;/;; / // // _ _ — — 20089 us- CD O) m o _ _ �� ' / .///./j///, - - - 6 PROPOSED DRIVEWAY. w ul — — — ,F� TURNAROUND 1 O QS SANITARY SEWER MANHOLE 3 I ✓ ///////� I _ w 0 0 0 ct i - _- - 1 /// / ///,' ' I 11 ' O7 PROPOSED SIDEWALK. I w z u) o Q STORM SEWER LINE I -- - /� / ��' ' J I 0 12190 ® z 0 0 N Cn - . j I / / 8 PROPOSED 5 FT. PLANTER EASEMENT. m IL STORM SEWER MANHOLE / i � �`'> w O D TFR � 7 / L O 1 I ' �*— r/ �� ; 8 © IY co w > J Lu 6, 1— Q } ❑� STORM SEWER CATCH BASIN I I I 6 r!� �� 140,L; 1212165 m UI K a 1 I , ; _ GENERAL NOTES: 12166 w _, 0.-4.1 `� I� I � � ("/" 12167 1. SEE SHEET 3, 'EXISTING CONDITIONS' FOR EXISTING FEATURES LEGEND. o u_ cn• oI44-- I ' 2. EXSITING TREE CANOPY PER MORGAN HOLEN & ASSOCIATES TREE DATA, MAY 1 I lo . I 1 ' - - - - - - 12168 TREE PLANTING NOTES 1 I H 12 1 • 134. 5TH, 2016. 1 o I 5 3. PLEASE REFER TO ARBORIST REPORT FOR DETAILLED INFORMATION REGARDING 1. PRIOR TO STREET TREE PLANTING ALONG, LANDSCAPE 1 w - - - - - - - _ ', TREES. CONTRACTOR SHALL EXCAVATE TO A DEPTH OF 36 INCHES I1 J 1 4 yl '� 14 12169 I AND BACKFILL WITH AMENDED TOPSOIL. TOPSOIL AMENDMENTS I 0 - I yi,__ , 7 z SHALL BE DETERMINED BY THE LANDSCAPE CONTRACTOR. 1 I I 24 CD J 2. IRRIGATION TO BE DESIGN/BUILD BY THE LANDSCAPE E. I I �. p Z W CONTRACTOR. ® -- -J 0 I— 3. NEW TREES THAT ARE PLANTED TO MEET THE EFFECTIVE CANOPY I gio 1 1 le O J >_ REQUIREMENTS SHALL CONFORM TO THE APPLICABLE g 1 ® CL STANDARDS IN THE TIGARD URBAN FORESTRY MANUAL. THEY 1 I I M 1 ____i 12160 — o SHALL BE PLANTED IN ACCORDANCE WITH THE AMERICAN I 1 \ --� 12159 E Z NATIONAL STANDARDS INSTITUTE (ANSI) STANDARDS FOR TREE 1 �- _ _ 2 _ _ \ \ 6 *12158 kC PLANTING (A300, PART 6) AND ADDITIONAL STANDARDS I \� �® (� ® W 1 220 ADOPTED BY THE OREGON LANDSCAPE CONTRACTORS BOARD. I ���� 0 16 17 o W NURSERY STOCK SHALL MEET THE REQUIREMENTS OF THE I I 3 30.00' 1• �- S ) CL Z CC AMERICAN ASSOCIATION OF NURSERYMEN FOR NURSERY STOCK I — 1 WAT a . ' O O �4- (ANSI Z60.1) FOR GRADE NO.1 OR BETTER. DOUBLE STAKE TREES I 1 3 STREET A ■ -0 ilirt6 _ _ _ _ _ - IF NEEDED FOR STABILITY DURING THE ESTABLISHMENT PERIOD. I 1 /19 �� S I, Morgan Holen, attest that this Tree Canopy Site Plan w 4. ROOT BARRIERS SHALL BE INSTALLED ACCORDING TO THE "---Iimiummmanow,___ _ _ ;`® meets the requirements in Section 10, part 2, of the City 1- MANUFACTURER'S SPECIFICATIONS WHEN A STREET TREE IS I - o �, ������ - o i ��.' of Tigard Urban Forestry Manual. PLANTED WITHIN 5' OF ANY HARD SURFACE, PAVING, OR UTILITY I I w � Irk 21 0 BOX. o z • \ `J 1 II w 184114--- f 1 VISUAL r CLEARANCE I \ I = I a AREA 1 \ \ 12073 Morgan Holen m z TYP. i � \ v CP 13 I I _. 12074 ISA Board Certified Master Arborist PN-6145B . HoISA Tree Risk Assessment Qualified (Ni LL( k 1 w ,� I2 I _ _ -_J - Date: November 22, 2016 ix 3 - i - --- 35' 30' 10.�: i 1 z O T Il i 1 1 ARBORIST - a,u7 I ro I 1 5o / It t 20058 I z CC / / (-- 4 • / I - )e i 10.00' SLOPE EASEMEN 1 v 4I L I _, I JI I � N CO Ln LO I- rn — P P I 25 29 IN f 1� I 20059 L Morgan Bolen Fro cn d J rn a w _ �J w z w ,_ ..r) J w ! ;- 304 •12097 \\ —&— A JOCIATEl'-Lc O I ° w I� 2101 I �'� C3 Q W % 1 r I I :c7 I J I"' ' 6" WIDE 3' HIGH 12099 I MORGAN HOLEN & ASSOCIATES w o w m o I CONCRETE WALL �� 21 3 MONROE PARKWAY, SUITE P 220 a _ 1= / 8 35' 1 u-I .I 3 I I 1 t,1 I I 02 .2103 . LAKE OSWEGO, OREGON 97035 g_ ;; PH: 971-409-9354 ") r;i lo I ' 0 III I I s N Ii = N 3 N • II 1 Z o I 1 -o• 30 0 15 30 60I11 / ('�I I I..I.J � D• 1 inch = 30 ft. 11x17 SCALE: 1 inch = 60 ft. t. o oi w ADA RAMP • rl ,1-110.. TREE PRESERVATION AND REMOVAL KEY NOTES: (I) ' — ) EXISTING TREE CANOPY. W 0 EXISTING TREE TO BE REMOVED. LU A T 7 1 , w . 135' 35' O3 PROVIDE TREE PROTECTION FENCE. Z _ I � i rr N 3 L— ® PROPOSED LOT LINE. �V CDC '. I.• I TRACT »A» 05 PROPOSED PUBLIC STORM, SANITARY SEWER, ACCESS & Z a o WATER I I TURNAROUND EASEMENT. r.,, o?, M • I ` 1 QUALITY AND I I a I • DETENTION I 10.00' STORM I., I ° FACILITY EASEMENT y I _ 12216 © PROPOSED BUILDING SETBACK LINE. N N PER PLAT OF o ti 1 I 4 12299 12278 2277 12276 MORNING HILL NO. 1 1 12215 O PROPOSED DRIVEWAY. o o 0 TREE PROTECTION SPECIFICATIONS �.� , z 12275 J N �, /,...1-- . ® PROPOSED SIDEWALK. z � o 12300 12298 boQlo 20014 o _ m 1. TREE PROTECTION ZONE. THE PROJECT ARBORIST SHALL L. �� \,; ^3 Q 9 PROPOSED 5 FT. PLANTER EASEMENT. co = Lo I H= �. .,W 20015 0 DESIGNATE THE TREE PROTECTION ZONE (TPZ). WHERE o I = ; r 301 ��� , �, ��►►�'� , FEASIBLE, THE TPZ SHALL BE ESTABLISHED AT THE I Io I '�� �� / 2474.- ',� ��® % 2222 10 TURNAROUND EASEMENT DRIPLINE OF PROTECTED TREES AS A MINIMUM. IF 1 • IQ I I 1 ; INFRASTRUCTURE MUST BE INSTALLED CLOSER TO THE I Z 1 �'J , iX! �-E — TREES, THE TPZ MAY BE ESTABLISHED WITHIN THE I 0 111 , I r/�j//� T'-- o 20001 _ 10591 , , ,��///.�I GENERAL NOTES: DRIPLINE AREA IF THE PROJECT ARBORIST DETERMINES a .� //�I �W THAT THE TREES WILL NOT BE UNDULY DAMAGED. THE I I Lu I ` 1 U� j �/� Z 1. SEE SHEET 3, 'EXISTING CONDITIONS' FOR EXISTING FEATURES LEGEND. } LOCATION OF THE TPZ SHALL BE SHOWN ON I I a � 20003':4 I f/fj1` ,\ 9 �� Q CONSTRUCTION DRAWINGS. I 1 IS 0 0 2. EXSITING TREE CANOPY PER MORGAN HOLEN & ASSOCIATES TREE DATA, MAY cc I 20000 i%i %�'� 10 �� 5TH, 2016.PROJECT BENCHMARK II2. PROTECTION FENCING. ALL TREES TO BE RETAINED SHALL NORTH ONE-QUARTER • 30' 30' 1 20002 /.��1 / /j�.� Om "� 12191 3. PLEASE REFER TO ARBORIST REPORT FOR DETAILED INFORMATION REGARDING U z co 0 �, / • / 20012 CORNER OF SECTION 4 / :////-17///-/ - r_ 20010 -' Lu O CD BE PROTECTED BY 5 CHAIN LINK FENCING OR OTHER = / , / ° 200.63 �. TREES. J ,,_, o w ELEVATION 233.81' / / /i ��� J�/ FENCING AS APPROVED BY THE CITY. PROTECTION FENCING — — — — I ✓�/ Q20064 A1:4,1411119 us- m • / 20072 /.� _ _ 20066 202.68 20070 �1 20089 SHALL BE SECURED TO STEEL POSTS PLACED NO FURTHER — — �®\') ���� w r: • 20036 ►+ -AINCI'�i�. i �I' `�'� `fr ♦ �'/ O > O Oc-I O ct i>0;,'. 1_ l I1► THAN 8-FEET APART AND SHALL BE INSTALLED AT THE EDGE - ► d g ; ,• ,.;,, j i �- �.> SYMBOL LEGEND: _EIN _ _ _ I ���t , :1,� Iw• I ,� 11� 11� a�� 'Ii,. �A �I�� i� t, ���#��k = w O Q OF THE TPZ. ... 4. ., • ��11. �`=. • ���, �\�' �� w o o N C� ` .w� t, t! I � 12190 20074 � / ` 20006 20008 �. ,��*. z3. PRECONSTRUCTION CONFERENCE. THE PROJECT zoo38 - 1 N , ® \ 20073 �%�4�.% 20007 /2000911 / ��� 20069 4 COORDINATE WITH THE PROJECT ARBORSIT PRIOR TO OPENING CL m w '-'-' o O I +� , \ raj/ i 20013 20065 20067 _ PROTECTION FENCING FOR UTILITY TRENCHING. ARBORIST w ~ Q x x } ARBORIST SHALL BE ON SITE TO DISCUSS METHODS OF jp.3*.e4 ` � 20037 � � A20005 © 200.62 8 121x5 - TO MONITOR & DOCUMENT ROOT PRUNING & TUNNELING TO ~ w ¢ ¢ ~ w ç) \TREE REMOVAL AND TREE PROTECTION PRIOR TO ANY • 20039 \ I / ' rA166 PRESERVE CRITICAL ROOTS INTACT WITHIN THE TRENCH. CONSTRUCTION. \ ��� / A 20018 L iii 11 � 12167 ;.: �' � 20075 20091 t-Y0 I- • 0 1 ijr,* _ V �� 1�,�. PROPOSED UTLITIES LEGEND cn20040 200784. PRUNING. THE PROJECT ARBORIST CAN HELP IDENTIFY IF I +w . I OAAND WHERE PRUNING IS NECESSARY ONCE TREES 20077 111110tor - - - — - - - 216a ,•� 2004120076 , 20026 (---r- 20019 WATER LINE -A 20017 RECOMMENDED FOR REMOVAL HAVE BEEN REMOVED AND 'A 40 20093 .' � 0 /� 20020 x4THE SITE IS STAKED AND PREPARED FOR CONSTRUCTION. I !�� � rri:4 +,�� rl, pi 20016 FIRE HYDRANT 4i 11, _ 6. 20081 4V ♦ `u 1 ♦ f If > Syo PRUNING SHALL BE PERFORMED BY A QUALIFIED TREE _, tri _ 20092il_Ahmed-umi SERVICE. I I w �I e Cot 12169 ® GATE VALVE m 20042 I 20094 ,:xfotj/�♦ iprim.� �® oo ,� 20027 I •o1 BLOWOFF VALVE Q 5. TREE PROTECTION ZONE MAINTENANCE. THE I � � / I 20028 z PROTECTION FENCING SHALL NOT BE MOVED, REMOVED, I ��'�.,►,. , 20021 ' ®I�/ 6 SANITARY SEWER LINE z 0 Z OR ENTERED BY EQUIPMENT EXCEPT UNDER DIRECTION OF 1 E;��� `:. I 20095 � 'le� 1,/.�,♦;r Q �5 =�� QS SANITARY SEWER MANHOLE o J THE PROJECT ARBORIST. 20045 `\ ' 303 20079 I Ilr� � =„.'. 20022 _ - - - - z Q a_ • 0 NU + 2004 t a i�I STORM SEWER LINE A► ♦ 20080 �i ► siii 6. STORAGE OF MATERIAL OR EQUIPMENT. THE I fe. ( it �, � .! Z 1— CONTRACTOR SHALL NOT STORE MATERIALS OR I I / 20023 I I�� 20025 © STORM SEWER MANHOLE w EQUIPMENT WITHIN THE TPZ. I I , I L �/ - pi 12160 Ci, ® C) U) 1 20083 20024 _ 1 .• 20082 20090Op ��S`s 12159 STORM SEWER CATCH BASIN W C/) J 7. EXCAVATION. EXCAVATION WITHIN THE TPZ SHALL BE I _ �t� i _ \ 20029 6 Q f� _ / 12158 — AVOIDED IF ALTERNATIVES ARE AVAILABLE. IF EXCAVATION 1 1 20084 O CO L.LJ G WITHIN THE TPZ IN UNAVOIDABLE, THE PROJECT I 1 ARBORIST SHALL EVALUATE THE PROPOSED EXCAVATION I I 20046 I I I, Morgan Holen, attest that this Tree Preservation and O Q W TO DETERMINE METHODS TO MINIMIZE IMPACTS TO TREES. I I 3 _ STREET 'A' OD �� L Removal Site Plan meets the requirements in Section 10, Z WAT ALL CONSTRUCTION WITHIN THE TPZ SHALL BE UNDER I I *� OO II - - - - _ _ part 1, of the City of Tigard Urban Forestry Manual. THE ON-SITE TECHNICAL SUPERVISION OF THE PROJECT I ',I' .• _ ___, 20085 / ARBORIST. �� 20047 111.7-' f A"— W 8. TREE PROTECTION INSPECTION. THE PROJECT ARBORIST I -' I 20048 .�/f r ® +},��‘... 1 Morgan Holen o SHALL INSPECT AND VERIFY THE LOCATION OF �i- w /�"�� ®`� ISA Board Certified Master Arborist PN-6145B PROTECTION MEASURES PRIOR TO CONSTRUCTION, I o I z E r 20049 20030 \� 5 ISA Tree Risk Assessment Qualified MONITOR TREE PROTECTION MEASURES REGULARLY, AND I I Z I >I ♦14 k I +� \ \ \ Date: November 22, 2016 PROVIDE BIWEEKLY WRITTEN REPORTS TO THE CITY Q ' I '�' DURING PERIODS OF ACTIVE CONSTRUCTION. I z 1 Fs < 1 • 20050 20052 \ � i( 2073 co �� V 12074 3 • 20053 — ARBORIST 9. FINAL REPORT. AFTER THE PROJECT HAS BEEN Ho 1 w COMPLETED, THE PROJECT ARBORIST SHALL PROVIDE A I k 1 w 1 4� T., 2000.54 er20032 % : 20034 - - _ _(np ����t;�� ��� \ IFINALREPORTTHATDESCRIBESTHEMEASURESNEEDEDTO I �MAINTAINANDPROTECTTHEREMAININGTREES. I � - 1 .,� \, 4 ,, O 20055 �� Z cnco / I 200571 20051 20033 I r } ', ( o I 120056 1 INohlaii z 0 �/ i200581 1 r OF). 0 1 )0Morgan Holen 0_ I ice-10.00' SLOPE EASEMENT � i i � ,1 I � 2 1 1 3 l ��� Affo c l A T�f < ( 4 I L I i 1 rl ti OP 1ONI I 20059 MORGAN HOLEN & ASSOCIATES -0 �pI CL 1 '� L J 3 MONROE PARKWAY, SUITE P 220 o a J �d w J Q rr) •_� LAKE OSWEGO, OREGON 97035 w z w ' w -' :- - 304 012097 PH: 971-409-9354 z 1- z Q w / - - - I � � 'w m �� 12101 j"\ �-\ W a W m o I w 1N 6" WIDE 3' HIGH W099 `m o I CONCRETE WALL 12102 D CY U) 1_ I 035 1 rO I I I •I I 2103 I - I 1 co II I I 1 s I Q 3 4 I = NIN 3 Ni Lq • z • I I I o O "STOP AHEAD"— • I I I I 30 0 15 30 60 0 I I =I o _ _ _ LU 17 I 1 inch = 30 ft. •° 3 1 I"1 11x17 SCALE: 1 inch = 60 ft. cdo U c IT E ."" ,-"'. t -1.--i ‘"" ..,--,-..'5-1,12 IN:-_-.2 T--"'. r•- i I.I N-, __..., ,,. v ; i ! ,,....';:,! •-• 'r .1 ., . - V i c i n i t y M a p , e -- -, '"••/, -.) _ ,..._..1 Et 1208...mmyytkr.s.: ..!-• .."'" - -..."1 ‘;',, • --- •-F 4 '...r ' ,I,' .c._,6°-‘)., ' ...i- .,.- ; • ---7.j I• 11 r L., '--_,_4: :, t i•-1-_,-,1 • C. , ' - 7 I I ' , r „ ow; --, :'''• - ,.- - -'2- -,,.•• , - --,...L--_ .,, •• \<--"- ' iFF:.;"'-1."-,-"--,C"--1-•77r ,....f. • :ITTr--1--- .1"-i * --- -• f' -. -? ?,, , ; - -' -.... • 1-4.4. / 1 ;.,, .4.., - r."1 -..,..--' P-- ...... . ..- - / Id---•-I- ti f , ,', -1_ t-- Zoning Map YILLS110110 • rctly, : I '\e i r i 'ill' `• 1 14 `, I---f2,' ,.... •4 , _.........•.-„ 7-,__,', - , - ..• \ , . ,, ,, 11-----':- .---4 - I, ',"tr, City of RT. ) .--1--,4.' --. gP 11441.7_,r-, :::...„. . , '.:----I-,- 1-0 g .,01., Witr.,:4-1--- -1.,_ 1,_ .„,. , , ., , ,_ I- •''' Tigard Oregon ,,/f Ant-mum ...., : • ' .- '-Il? 7,.7",7,7P /l'''.-. !.- ',. .---,:'---1-.1_ ...-5_... i --I ' C3i- ,---, [1_,1 I- '-."2.. -"I "" -I---' • .. .., •-------?--• , -,R,_,. ,,.... , -, . .:,• • . '-11 4-- i--4---1 rig:; , - 1 .„0 "° --C ... .)t.__ ' - 1--3 • ,....,- y \ , _„ 4...._.4..._.1 ,:- : Zoning Classtfications / tutir..-,„ ' F.-- .--,,,‘,,. TI':Z; -ts-•._ r _, __...: .,__....,.. , . , „ , i.4-1 1-•. . !_i_zr. , _ec-p,„,,,,,,,G,, cit.f---1---r--1----1- i R-1 39,000 Sq Ft Min Lot Size r '''. ,/, / '"- /'-: (Kt W) ! ''.---1.--1--••=f-_,,,,___a __i muR4-i-•---1----L4-----`---- - 1 .... -- R-2 20.000 Sq Ft Min Lot Size 3 ' .4,57-tD4t9 //2:,i."/ ";ilt-25 r •R-4.5 ,...; -Le.- R-12 ' 'up, R-3.5 10,000 Sq Ft Mln Lot Size "",.../ I 04*V-1 ,,...i`,/,/'•\.._, !,.-f ' ^7, , "fpor•• ..pir RI.j5 ^- R-12 -' I i.ye .. 1 ...._ .•,• \ .,,,_-, ,---___.---kRi .......„..6,,,,e,o i'll-ts ,;..„r;,- .,,D4 vco./ .,, .. ; -,/,.APO,: ---...1. ' x' " ' 4 , -- , -' 0 ipoi .--. r,:-11.; 09)) . R-4.5 7500 Sq Ft Min Lot Size .i 4' ' , ,./ R-3.5 ' „/I IFD) - ' i R-12 R::7 - .r_.__ iii I R-7 5.000 Sq Ft Min Lot Size R-12 3,050 Sq Ft Min Lot Size 5-12 MUR-1 r .,. i .1.' '...Is„, " .1/,,'"1 l• re R-25 5 I:"s, ..i•P.• 25 MR;5 CG kr - 14-25 1.480 Sq Ft NIM Lot Size ---1 WI, "90) ...I,V." - - I/ R-25 17; ?(117).'• •5 ..... °I ------ ' I--‘---`0 i'' -- -IV V- ' / MD/ :- PR 1-.- PR [F.' r1 ' i R-40 40 Units Per Acre 1.1 t--,:-"C,,•.-. ••-- -' -L,.• ,.. ,O r r.;, MUR-1 Mixed Use Residential 1 . f•F.---, ' , •-• ...,(7-I.-. /6-C., , . -' l's )PDI F :F .. 5-.- 5;•Pr.,, h ; MUR-2 Mixed Use Residential 2 .4 R-4!5 >;•.. -';.. 4°UTH ST 104-..ki.4 i 11425.(PID) . 1.1.' ' "••••.3,-F."`F DI (HD) .„,„ . ' C..G(RD) Ell MU-CBD Mixed Use Central Bus Dist C-G L 1.,..) : R-12/ ,'R14:4-:-5.-- • 3_, 3 ., ' ,F ' ' ..-, ..,,,, ,.,7_111;91._-... . C-C Community Commercial , ._ ' 'O. L4 -... - IMI C-G General Commercial R-4 --•- •- WALNUT-%,1 --'. ' MUE , ....- i-- C..4.1 Neighborhood Commerctal ---r-- ). t.-Pi tr!YZ:14:..,,, ,,i_ u R4.5 ,,, 9-'4)- :' k•ii,_,R0 F.., . 14-12 1 . .1111 C-P Professional Commercial 1 -. " • -1- - ' .F.,-,..jj' r.-', , '• "----' • P-45-1 I(110)/5 (P 11 -/.1 IM _)„.....a....-" NM MUC Mixed Use Commercial II Ps,- ' . < I IIIII MUC-1 Mixed Use Commercial 1 -- -b--'---' ,..1 , -Irt C P ,, 1 -1 I.,.. R.4.51 -012-- R.335-25, " •C -- / R-3.$ /')PD(' (PD) '.' lb......,,,, MUE Mixed Use Empoloyment II r R_7 R-25 I- r.:411 ,.%N . ',. 1 1111111 MUE-1 Mixed Ilse Employment 1 ", 7 R-7(PD) ' ' ,PR ' 'i' PR I.P i C-C , -; 1 PR ''... ' - '' - .''''' '..c" .- R-4.5 F. r i . El L. . R-12 EN MUE-2 Mixed Use Employment 2 °-- 5 . TrD DI 1 1 -F 5 iHDb :E ,i 1.4.Light Industrial -'-MCDONALD ST -- rd13-12 1 -j-sr--. F7F°I ; --- R-3.5 ''''.''‘, ' CI I-P Industnal Park fr.,/ Il 1 ; _._-r._. • • -- (..,i ,,,,. 1 101 4'n , D4.5 A.,;----.---.1 i „q -- '..-- '••., i 1.......t.... k I___ I-H Heavy Industnal . -"U,D1/41 un;rdk,no,?,r-.,,,.7 4_ R-1 (PD) 5-2 rirfv:r R-12 '_. • 0 It ; 1 PR Parks and Recreation -1 L2R-17-.°----.'• --ill; -1. - I 1 I 7-1"-.17i'''k' - --. "1 517Y i) _ „_... . 1 it ,. WA-Crity Washington County ti •-• F--; --,' 1. F , ; f I , 1 '1"-' 1.; \,/. 1.-- r--; 1 , 1 0-4.5 R-12. P ,.r•,-,1 r. 1 _.:,.. li ' Overlay Zones kc 1...-..: ,. , -, , , , - ' I )-.;; r-1 1 -- -L-4,°!._./40,'';_ 11,3.5 R-4.5 1 • R-7 . : • I, __ •. Historic District Overlay I- 0-12 R-S.5 > ' I• -.'"' / , 4.-.. "•;••-.2 I-- 'Ff.y1. ...V..."=„1„/ i;FF .r/-- ,i i•--- f . 910) T(PD) , f••._ ; ' i " IP ----- I . • PMnned Development Oveday 11 /•-‘, t,...,7 _,./k.'"",-(" , .. ,."--, 15-7 li.eii _ 1 . -., (PD) -,--- 1.11;71RIPLAt4',,.., I-P P - • 1 ' - rj"Tigard City Boundary , -1,1 le.t.11 ... .•--;.-\i/ 7..., , „,,_ _. ,, „. R-7 ' ; - R-7 ' 1 4--- - Urban Services Boundary o 11 /"'F. :/f--,-4.67----L.-__f fleDIS:Sp,„t : ' ATI °Urban Growth Bounda c• 1" ' '-'F-\\-"&-.-7 )''' •°-/ e'ti"Y' ‘--4-pg-raill,014 /ir .• . 16 P'D'' .!;°Z'' 1‘ -i,i l' R-12 si.:;---7-L. "." -T"-.1 r.!;..-"_: - ''''''f.----"I ''''' EEP-13°4.T1 1 - I-"7...":`... 4. -,-'.••F,•_4-5-,,'"----/_( ). DURI-141-ROP-...- - 3, - .CIf.... f. ri-V.-..? ‘.C-:',/-itY /I C-6 R i .- •A 'hip) N4.- IP 1011(APS .rre.,•olk.' ' cl'„," 9-' , . ,-- --.-4- • } . .Z.`.f•,,,- ,-1 1 n:2-c PD) 1: _; .', ' ' • ' I-R P.;',..... <'' Map Created;5/14,2016 O.";"".. .3 1 i -FQ 11 ,.....- e- ,--- Zoning Designations of the Tigard Municipal Code, 1_ I -...-_,--- .,-,, r-4FITI.,--1-•-",Tr---+,----.--- ', -- :--- ... --: ...../-,„ (-GI ..,.. Title 18:Community Development Code '' ---C L .,• 1. F-4' t. ii. . ; i `..., PR EP UP if 4,41-,-.4 11-At.24711•--J. , ., j Current zoning designations for the City of Tigard in conformity \F '-'I Jr--'Li _ r.... ._.._, .,„.:0- , . -- City of Tigard. Oregon with the City's Comprehensive Plan guides development ; R 1 I ./"-''' ; .. I ,'•-:'.1"--,.--.1 '". , Fir .: - 13125 SW Hall Blvd III-atii throughout the City.The map is intended as a general . ITT-L'1-1 ri ''-) ' ' I / ) i _. , Tigard, OR 97223 I F.° 503 639-4171 reference only and zoning desingations should afways be verified. -F.-. ---3 .7.:7 ,,----°";- 41/---•--- ! • • .--:-• ;; • -1 AM/ M .- %./.. _ _ www.tigard-or.gov i. al Z' : uAA.rtie.- , - . _ _. i 1 .- -- P.49gIscRodevI1Geoprocossing1MapGalleri_MX0a1tplanningla_zotinglsoning1117..cd