The URL can be used to link to this page

SUB1995-00006 I\ • • CITY OF TIGARD PLANNING COMMISSION FINAL ORDER NO. 95-11 PC MATRIX DEVELOPMENT - OWNER MATRIX DEVELOPMENT - APPLICANT A FINAL ORDER APPROVING SUBDIVISION 95 -0006, PLANNED DEVELOPMENT REVIEW 95 -0007, SENSITIVE LANDS REVIEW 95 -0012. Regarding an application by Matrix Development STAFF REPORT to subdivide an existing 10.06 acre site into 42 lots SUB 95 -0006 acres. The site is located at 11570 SW Walnut Street. PDR 95 -0007 • SLR 95 -0012 I. SUMMARY OF THE REQUEST CASE: Subdivision 95- 0006 /Planned Development Review 95- 0007 /Sensitive Lands Review 95 -0012 SUMMARY: The applicant requests Subdivision approval to divide one parcel developed with an existing home into 42 parcels ranging in size from 4,750 square feet to 7,574 square feet. APPLICANT /OWNER: Matrix Development Corporation 7160 SW Hazelfern Road, Suite 100 Tigard, OR 97224 -7771 OWNER same COMPREHENSIVE PLAN DESIGNATION: Low Density Residential (1 -5 units per acre) ZONING DESIGNATION: The site is zoned R-4.5 single family residential. This zone permits up to 4.5 dwelling units per acre. A Planned Development Overlay has also been proposed for this site in order to incorporate an open space tract and reduce lot sizes below the 7,500 square foot minimum lot size. LOCATION: 11570 SW Walnut Street, south of the extension of SW 116th Avenue and west of SW 114th Terrace (WCTM 2S1 3BD, tax lot 100). APPLICABLE LAW: Community Development Code Chapters 18.50, 18.80, 18.84, 18.88, 18.90, 18.92, 18.100, 18.102, 18.108, 18.150, 18.160, 18.164. FINAL ORDER - SUB 95 0006 /PDR 95 0007 /SLR 95 - 0012 - HUNTERS GLEN PAGE 1 f • • STAFF RECOMMENDATION: Approval subject to conditions. II. FINDINGS ABOUT SITE AND SURROUNDINGS A. Site size and shape: The subject parcel is roughly a rectangular parcel of approximately 10.06 acres with dimensions of 420 feet of width and 998 feet of depth. The site slopes generally towards SW Walnut Street from an elevation of approximately 236 feet to an elevation of 206 feet along SW Walnut Street. The southeastern corner of the site is treed and slopes towards a man made pond. B. Site location: The site is located at 11750 SW Walnut Street and comprises areas south of SW 116th Street and to the west of SW 114th Terrace and east of SW Carmen Street. C. Existing uses and structures: The subject parcel is vacant with the exception of one single family home and a detached garage which are proposed to be removed. Much of the site towards SW Walnut Street is covered with grasses. Portions of the southerly one third of the site have existing trees and a man made pond. A portion of this area steeply slopes to a man made pond. D. Surrounding zoning and land uses: The subject properties were recently annexed to the City through Boundary Commission Action 3459. The annexation became final on May 27, 1995. The City Council approved a redesignation of the property zoning from Washington County R- 6 to City of Tigard R The City's existing Comprehensive Plan Designation for the property is Low Density Residential which allows from 1 -5 dwelling units per acre. The surrounding properties to the east within the City of Tigard are designated with the same R-4.5 zoning. Adjoining properties to the north, south and west are still unincorporated and within Washington County and presently zoned R -6. The Planning Commission conducted a Public Hearing on October 9, 1995 concerning this development. The Commission approved this development subject to conditions of approval. The Planning Commission made one revision to Condition of Approval #5 which is reflected in the Final Order. III. APPLICABLE APPROVAL STANDARDS A. Community Development Code: FINAL ORDER - SUB 95- 0006 /PDR 95- 0007 /SLR 95 -0012 - HUNTERS GLEN PAGE 2 • • Development Standards: Section 18.50.050 contains standards for the R-4.5 zone. Single- family detached residential units are a permitted use in the zone, and must comply with the following dimensional requirements: Minimum lot size 7,500 square feet/unit Average lot width 50 feet Front setback 20 feet Garage setback 20 feet Interior sideyard setback 5 feet Corner sideyard setback 15 feet Rear setback 15 feet Maximum building height 35 feet The proposed subdivision will comply with the development standards of a Planned Development within the R Zoning District through the City's Building Permit Plan Check review process. The proposed Tots range in size between 4,750 to 7,574 square feet which is less than the minimum allowed under the R-4.5 zone. This is allowable under the Planned Development (PD) Overlay. The overall density of a site within the Planned Development Overlay cannot exceed the maximum density allowed within the R-4.5 Zoning District. The proposed density of this development is reviewed elsewhere within this report. Within the narrative the applicant has agreed to abide by the minimum setback requirement for all garages of 20 feet. The applicant also proposes to provide a 15 foot rear yard setback. The applicant has also requested to vary the internal front and sideyard setbacks of the living areas of homes to accommodate innovative sitting and design techniques. To clarify the range of setback alternatives possible it is recommended that the applicant show the buildable area for each lot on the final recorded plat map. The applicant shall also comply with the standard listed setbacks for each setback which adjoins the perimeter of the property such as SW Walnut Street. Density: Section 18.92.020 contains standards for density. The number of dwelling units permitted is based on the net development area, sensitive land areas and land dedicated for public roads or parks, or for private roadways. This land area is then divided by the minimum parcel size permitted by the zoning district to determine the number of lots which may be created on a site. Up to 25% of certain types of Sensitive Lands Areas can be added back into the net buildable area to determine the total possible density. The gross site acreage is 10.061 acres. After deduction of 20% of the gross site area for public right -of -way 8.04 acres remain. The site contains an area of approximately .95 acres with drainage areas and with slopes in excess of the 25 %. A total of 25% of the .95 acre sensitive lands areas or .23 acres can then be added back to the net area. The net area then equals 7.33 acres or 319,295 square feet. By dividing this net area FINAL ORDER - SUB 95- 0006 /PDR 95- 0007 /SLR 95 -0012 - HUNTERS GLEN PAGE 3 • • by the 7,500 square foot minimum lot size of the R-4.5 Zoning District yields an opportunity for up to 42 net dwelling units. The applicant has proposed 42 lots. This area is designated as an Established Area on the City's Developing and Established Area Map. Section 18.40 of the Community Development Code states that regardless of the density permitted by the property zoning no development within 100 feet of a designated Established Area shall exceed 125% of the Comprehensive Plan Designation of the property. The Comprehensive Plan for this Area is for Low Density Residential with a density range of 1 -5 dwelling units per acre. The 15 lots proposed along the westerly property line exceed this standard by one lot. The applicant shall revise the subdivision plat to either delete one of the 15 lots along the westerly property line (Lots 1 -15) or relocate one of these lots elsewhere on -site. Subdivision Design: Section 18.160.060(A) contains standards for subdivision of parcels into four or more lots. To be approved, a preliminary plat must comply with the following criteria: 1. The proposal must comply with the City's Comprehensive Plan, the applicable zoning ordinance and other applicable ordinances and regulations; The proposed subdivision complies with the Comprehensive Plan Map's Low Density Residential opportunity for the site and the regulations of the R-4.5 zone, and other applicable development standards as reviewed elsewhere within this report. 2. The proposed plat name must not be duplicative and must otherwise satisfy the provisions of ORS Chapter 92; The proposed name of the subdivision, "Hunters Glen ", is not duplicative of any other plat recorded in Washington County. 3. Streets and roads must be laid out so as to conform to the plats of subdivisions and maps of partitions or subdivisions already approved for adjoining property as to width, general direction and in all other respects unless the City determines it is in the public interest to modify the street or road pattern; The streets appear to be aligned so as to conform with the plats of adjoining areas. Given the topography of the area and other development constraints of adjoining properties the subdivision as proposed provides sufficient future Local Street connections to existing or potential future streets in the area. Section 18.164.040 addresses block design and discourages block lengths in excess of 1,800 feet. This development will facilitate future connectivity of streets in area due to the provision of a logical connection to existing adjoining subdivisions to the east and west. A connection has been proposed to SW Walnut Street. Street stub outs have also been provided to the south and to the west. The connection of the proposed SW 115th Street with the extension of SW Carmen Street will FINAL ORDER - SUB 95- 0006 /PDR 95- 0007 /SLR 95 -0012 - HUNTERS GLEN PAGE 4 • impact the proposed open space area and will further encroach into steep slope and areas with trees areas. Such an encroachment would also reduce the size of the proposed open space tract and possibly require the elimination of two lots. Section 18.164.040 also requires that where block lengths are in excess of 600 feet that pedestrian paths and or bikeways be provided where steep site topography limits street connections in the area. The applicant has provided an open space area around the existing man made pond and water quality Swale. Because the block of streets made up of SW Walnut Street, SW 114th Terrace and SW 115th Avenue the proposed block exceeds 600 feet in length and a pedestrian connection is warranted. Because of the sloping topography of this area a street connection between SW 115th Avenue and SW Carmen Street does not appear feasible. It is recommended that the applicant fully construct a pathway between SW 115th Avenue and SW Carmen Street. 4. An explanation has been provided for all common improvements; The applicant has provided an explanation for all .common improvements including the provision for public services such as sewer, water, drainage and street improvements. Storm water run-off will be collected in a public storm drainage system and directed to on -site storm water quality and detention ponds shown within a portion of the Open Space Tract and within a Tract adjoining SW Walnut Street. Because this Open Space Area is not a part of a planned larger area open space system, such as those areas within the adopted City Greenways maintenance of the open space area'shall be provided through the formation of a Homeowners Association. Access. Egress, Circulation: Section 18.108.070 contains standards for residential vehicular access. A minimum of a 28 foot paved street with 44 feet of total right -of- way width is required for the minimum publicly dedicated local street. A driveway serving two or fewer lots or dwelling units is required to have a minimum of 10 feet of paved width with 15 feet of overall width. The subdivision proposes public streets with a continuous width to join existing street improvements within SW 114th Terrace and SW Carmen Street. The streets as proposed comply with the required width standards. Section 18.108 and Section 18.164.060(B) (Lot Frontage) All lots are provided with at least 25 feet of public street frontage as required by Section 18.164. Sensitive Lands: Section 18.84.040(B) requires review of development within steep slope areas in excess of 25 percent. Development of property within these areas must comply with the following criteria: 1. The extent and nature of the proposed land form alteration or development will not create site disturbances to an extent greater than that required for the use; The applicant has not proposed to develop within the steep slope FINAL ORDER - SUB 95- 0006 /PDR 95- 0007 /SLR 95 -0012 - HUNTERS GLEN PAGE 5 • • areas of the site. Because the applicant has not created potential building sites within the steep slope areas the need for grading and disruption of hillsides has been minimized. 2. The proposed development will not result in erosion, stream sedimentation, ground instability, or other adverse site on -site or off -site effects or hazards to life or property; Based on the location of the proposed development sites and the design of public facilities, the subdivision is not expected to create adverse on site or off-site impacts because the applicant is required to use approved erosion control measures where appropriate. 3. The structures are appropriately sited and designed to ensure structural stability and proper drainage of the foundation and crawl space areas for development with any of the following soil conditions: wet/high water table; high shrink well capability; compressible /organic; and shallow depth to bedrock; The subdivision plan avoids the creation of building sites with excessively steep slopes. A soils compaction test will be required prior to issuance of Building Permits. 4. Where natural vegetation has been removed due to land form alteration or development, the areas not covered by structures or impervious surfaces will be replanted to prevent erosion in accordance with Chapter 18.100, Landscaping and Screening; Because the subdivision plan avoids the creation of building sites within excessively steep slope areas, extensive erosion control measures are not expected to be necessary. The conditions of approval require that the applicant provide plans which plan for and provide all required erosion control measures. Section 18.84.040(C) states that the Director shall approve or approve with conditions an application request for sensitive lands permit within drainageways based upon findings that all of the following criteria have been satisfied: 1. The extent and nature of the proposed land form alteration or development will not create site disturbances to the extent greater than that required for the use; The proposed development leaves the existing man made pond in place and generally avoids development of areas with steeper topography. 2. The proposed land form alteration or development will not result in erosion, stream sedimentation, ground instability, or other adverse on -site and off -site effects or hazards to life or property; The applicant will obtain any necessary erosion control permits to construct the necessary street and utility improvements. The applicant has not indicated a need to do any landform alterations within areas designated as drainageways. Policy 3.5 of the Comprehensive Plan states that small open space areas such as this should be preserved for their open space and aesthetic values. The applicant has FINAL ORDER - SUB 95- 0006 /PDR 95- 0007 /SLR 95 -0012 - HUNTERS GLEN PAGE 6 • • proposed to preserve the man made pond and steep slope areas around the pond as an open space tract. 3. The water flow capacity of the drainageway is not decreased; The applicant has proposed to minimize grading within the steep slope areas. Because land form alterations are not proposed within areas adjoining the pond it is not expected the capacity of the drainageway will be decreased. Through the final plat map review process the applicant will be required to demonstrate that this development will have no adverse impacts on properties upstream and downstream of the property. 4. Where natural vegetation has been removed due to Iandform alteration or development, the areas not covered by structures or impervious surfaces will be replanted to prevent erosion in accordance with Chapter 18.100, Landscaping and .Screening; The applicant is required to obtain all necessary erosion control permits and utilize the required erosion control measures. Planned Development: Section 18.80 allows the option for an applicant to create a more efficient, economically viable development which preserves natural land features while implementing the density range provided through the Comprehensive Plan. This type of subdivision normally permits higher density than would be possible given the minimum lot size requirement for the zoning district. Due to the topographic features of this site the applicant has proposed to concentrate the residential development density within the flatter areas of the site to minimize the amount of tree removal, hillside grading and erosion control measures necessary to develop the property. Section 18.80.130(A)(1) (Planned Development Review - Approval Standards) requires that a development proposal be found to be consistent with the various standards of other Community Development Code Sections. The applicable criteria in this case are Chapters 18.50, 18.80, 18.84, 18.88, 18.90, 18.92, 18.100, 18.102, 18.108, 18.150, 18.160, 18.164. The proposal's consistency with these sections has been reviewed within this report. The Planned Development Code Section 18.80 lists Section 18.160 (Subdivisions) as an applicable review criteria for Planned Developments which has been reviewed elsewhere within this report. Section 18.80.120(A)(3) provides further review standards for Planned Development which have been addressed below as follows: Relationship to the natural and physical environment: FINAL ORDER - SUB 95- 0006 /PDR 95- 0007 /SLR 95 -0012 - HUNTERS GLEN PAGE 7 • • , (i) The streets, buildings, and other site elements shall be designed and located to preserve the existing trees, topography, and natural drainage to the greatest degree possible; (ii) Structures located on the site shall not be in areas subject to ground slumping and sliding; (iii) There shall be adequate distance between on -site buildings and other on -site and off -site buildings on adjoining properties to provide for adequate light and air circulation and for fire protection; (iv) The structures shall be oriented with consideration for the sun and wind directions, where possible; and (v) Trees with a six inch caliper measured at four feet in height from ground level, shall be saved where possible; The standards related to provision of adequate Tight and air are addressed elsewhere within this report under the minimum setback requirements. The Fire District has been provided with a copy of this plan and will conduct a Fire and Life Safety Review prior to the issuance of Building Permits for the site. Solar accessibility and tree removal issues are addressed elsewhere within this report. Buffering, screening, and compatibility between adjoining uses: (1) Buffering shall be provided between different types of land uses (for example, between single - family and multiple - family residential, and residential, and commercial); (ii) In addition to the requirements of the buffer matrix, the following factors shall be considered in determining the adequacy and extent of the buffer required under Chapter 18.100: (a) The purpose of the buffer, for example to decrease noise levels, absorb air pollution, filter dust, or to provide a visual barrier; (b) The size of the buffer needs in terms of width and height to achieve the purpose; (c) The direction(s) from which buffering is needed; (d) The required density of the buffering; and (e) Whether the viewer is stationary or mobile; FINAL ORDER - SUB 95- 0006 /PDR 95- 0007 /SLR 95 -0012 - HUNTERS GLEN PAGE 8 • • (iii) On -site screening from view from adjoining properties of such things as service areas, storage areas, parking . lots, and mechanical devices on roof tops shall be provided and the following factors shall be considered in determining the adequacy of the type and extent of the screening: (a) What needs to be screened; (b) The direction from which it is needed; and (c) Whether the screening needs to be year- round; Screening and buffering are not required where single family residential uses adjoin other single family residential uses. Privacy and noise: (i) Non - residential structures which abut existing residential dwellings shall be located on the site or be designed in a manner, to the maximum degree possible, to protect the private areas on the adjoining properties from view and noise; This criteria is not applicable because the applicant has proposed to create future residential building sites. Private outdoor area: residential use: (i) In addition to the requirements of subparagraph (iii), each ground level residential dwelling unit shall have an outdoor private area (patio, terrace, porch) of not less than 48 square feet; (ii) Wherever possible, private outdoor open spaces should be oriented toward the sun; and (iii) Private outdoor spaces shall be screened or designed to provide privacy for the use of the space; Provision of common outdoor open space areas is not required because the applicant has proposed to create building sites for single family residences. Shared outdoor recreation areas: residential use: (i) In addition to subparagraphs (ii) and (iii) of this section each multiple - dwelling development shall incorporate shared usable outdoor recreation areas within the development plan as follows: FINAL ORDER - SUB 95- 0006 /PDR 95- 0007 /SLR 95 -0012 - HUNTERS GLEN PAGE 9 • • 1 (a) Studio units up to and including two bedroom uni per unit; and ts, 200 square feet (b) Three or more bedroom units, 300 square feet er (ii) Shared outdoor recreation space shall p unit; units for reasons of crime prevention and safety ;fly observable from adjacent (iii) The required recreation space may be provided as follows: (a) It may be all outdoor space; or (b) It may be part outdoor space and outdoor tennis court and indoor recreation e tion room space; for example, an (c) It may be all public or common space; or (d) It may be part common space and part be an outdoor tennis court, indoor ecreationtroom for and balconies it could each unit; or and balconies s n oon ( e) Where balconies are added to units, the balconies than 48 square feet; s shall not be less The provision of common outdoor open space areas is not applicant has proposed to create building sites for single family required because the Access and circulation: Y esi residen dences. (i) The number of allowed access points for a develo Chapter 18.108; pment shall be provided in (ii) All circulation patterns within a accommodate emergency vehicles; and development must be designed to (iii) Provisions shall be made for pedestrian and bicycle shown on an adopted plan; ways if such facilities are The design of the streets has been reviewed by the Engineering Police Department and the Fire District. The Engineering Department P roposed street design in detail elsewhere within Department, the this report. The streets as prod oths comply with the standards of the Community reviewed elsewhere within this report. h' Development Code as has been Landscaping and open space: FINAL ORDER - SUB 95. 0006 /PDR 95- 0007 /SLR 95 -0012 - HUNTERS GLEN PAGE 10 • • (i) Residential Development: In addition to the requirements of subparagraphs (iv) and (v) of section A of this subsection, a minimum of 20 percent of the site shall be landscaped; (ii) Commercial Development: A minimum of 15 percent of the site shall be landscaped; and (iii) Industrial Development: A minimum of 15 percent of the site shall be landscaped Section 0) is applicable and will be addressed prior to the issuance of buildin g permits for development of the homes on each new lot. Section (ii) and (iii) are n applicable because no commercial or industrial development is proposed. of Public transit: (i) Provisions for public transit may be required where the site abuts a ubli transit route. The required facilities shall be based on: p c (a) The location of other transit facilities in the area; and (b) The size and type of the proposed development; SW Walnut Street is a transit served facility but due to the size of the ro osed subdivision the applicant cannot be required to construct a bus turn-out, waiting shelter or hard surface paths to the shelter. The applicant will be required to provide street improvements such as curb, gutter, sidewalk within the proposed internal streets and along the SW Walnut Street frontage which provides direct access to transit facilities. (ii) The required facilities shall be limited to such facilities as: (a) A waiting shelter; (b) A turn -out area for loading and unloading; and (c) Hard surface paths connecting the development to the waiting area; SW Walnut Street is transit served. The applicant has not been required to construct bus turn -out, waiting shelter or hard surface paths to the shelter due to the numb a r potential dwelling units which may be developed at this site. The applicant will be FINAL ORDER - SUB 95- 0006 /PDR 95- 0007 /SLR 95 -0012 - HUNTERS GLEN PAGE 11 • • required to provide street improvements such as curb, gutter, sidewalk alon g this frontage which provides direct access to transit served SW Walnut Street. s Signs: (i) In addition to the provisions of Chapter 18.114, Signs: (a) Location of all signs proposed for the development site; and (b) The signs shall not obscure vehicle driver's sight distance; All future signage at the site will be reviewed through the sign permit process for conformance with the provisions of Chapter 18.114. Parking: (i) All parking and loading areas shall be generally laid out in accordance with the requirements set forth in Chapter 18.106; Each of the residences to be developed on these parcels will be reviewed durin the Building Permit Plan Check process to verify g parking spaces. fi' the provision of required off - street Drainage: (i) All drainage provisions shall be generally laid out in accordance with the requirements set forth in Chapter 18.84 and the criteria in the adopted 1981 master drainage plan; A hydrology investigation will be required which demonstrates that sufficient capacity exists within storm drainage facilities upstream and downstream of the development to handle the increase in runoff caused by additional impervious surfaces to be developed on this site. Floodplain dedication: (i) Where landfill and /or development is allowed within or adjacent to the year floodplain, the City shall require the dedication of sufficient open land area for a greenway adjoining and within the floodplain. This area shall include portions of a suitable elevation for the construction of a pedestrian /bicycle pathway with the floodplain in accordance with the adopted pedestrian bicycle pathway plan. This requirement is not applicable because the site does not contain or adjoin areas within a portion of the 100 -year flood plain. FINAL ORDER - SUB 95 - 0006 /PDR 95- 0007 /SLR 95 -0012 - HUNTERS GLEN PAGE 12 • Tree Removal: Section 18.150.020(E) requires a permit for removal of trees having a trunk six inches or more in diameter measured four feet above the ground level. A permit for tree removal must comply with the following criteria as specified in Section 18.150.030(A): 1. The trees are diseased, present a danger to property, or interfere with utility service or traffic safety; 2. The trees have to be removed to construct proposed improvements or to otherwise utilize the applicant's property in a reasonable manner; 3. The trees are not needed to prevent erosion, instability, or drainage problems; 4. The trees are not needed to protect nearby trees as windbreaks or as a desirable balance between shade and open space; 5. The aesthetic character in the area will not be visually adversely affected by the tree removal; and 6. New vegetation planted by the applicant, if any, will replace the aesthetic value of trees to be cut. Section 18.150 requires that the number of trees over six inches in diameter that will be removed during construction be minimized. The proposed construction of streets, utilities, and residences as well as related grading will require the removal of trees. A detailed tree survey plan was submitted as part of this application. Based on a reconnaissance of the site the probable building pad locations will require additional tree removal to develop the site given the current alignment of streets which have been stubbed out to the site and the need to construct public utilities. The applicant has proposed to preserve significant numbers of trees within an open space tract areas through the use of a Planned Development in which the lot sizes have been reduced . Criteria 1 and 2 are addressed because requiring trees to be left in place would mean that limited street connectivity would be possible to existing adjoining stubbed out streets to the east and west of this development. The applicant is required to obtain all necessary erosion control permits from Washington County where necessary for all site construction related activities. Because the applicant has proposed to preserve steep slope areas and a man made pond in place the tree to be removed are not expected to be necessary to prevent slope instability, uncontrollable erosion or for site drainage reasons. The conditions of approval require that the consulting arborrist review these issues as they relate to trees to be removed within fringe areas adjoining the open space tract. FINAL ORDER - SUB 95- 0006 /PDR 95- 0007 /SLR 95 -0012 - HUNTERS GLEN PAGE 13 Criteria 4 has been addressed because the applicant has proposed to maintain a significant portion of the trees within an Open Space tract. The conditions of approval require that the applicant provide an arborist report to determine if the removal of trees creates a hazard to life or property. Criteria 5 has been addressed because the aesthetic character of the larger area is not visually impacted because the site is not visually prominent because of the topography of the area. The applicant has addressed Criteria 6 the applicant will be required to plant street trees throughout the development to replace the aesthetic value of the trees to be cut. It is recommended that tree removal permits be issued for areas within the proposed street right -of -way and within development sites where necessary. It is recommended that these permits be issued in phases. The applicant shall specify the trees to be removed in each phase. The first phase would include all of those trees needed to be removed for public improvements. The developer of each lot will then be required to apply for tree removal permits based on the design of the proposed homes to be developed on each site. Street and Utility Improvements: The design of this subdivision is consistent with these requirements due to the following: Section 18.164 contains standards for streets and utilities serving a subdivision: 1. Section 18.164.030(A) requires streets within and adjoining a development to be dedicated and improved based on the classification of the street. The applicant will has offered to dedicate additional right -of -way to the public along the SW Walnut Street as well as provide an internal system of streets designed to serve the subdivision as well as expected development on adjoining properties, as stated within the Engineering Department findings on streets. 2. Section 18.164.030(E) requires a local street to have a minimum 50 -36 feet of right -of -way and 32 to 24 feet of paved right -of -way between the curbs and sidewalks. The applicant has proposed local streets in conformance with the design requirements of the Development Code. The street cross section which has been proposed provides 44 feet of right -of -way with a 28 foot paved cross section. 3. Section 18.164.060 prohibits lot depth from being more than 2.5 times the lot width and requires that lots have at least 25 feet of frontage on public or private streets, other than an alley. The proposed lots are each less than the 2.5 to 1 maximum lot depth -to -width ratio. Each lot to be developed at this time will abut upon a street for at least 50 feet. 4. Section 18.164.070 requires sidewalks adjoining all residential streets. The applicant has agreed to bond for and construct all necessary sidewalks serving this subdivision. FINAL ORDER - SUB 95- 0006 /PDR 95- 0007 /SLR 95 -0012 - HUNTERS GLEN PAGE 14 • • 5. Section 18.164.090 requires sanitary sewer service. The applicant has agreed to provide sanitary sewer to this development by constructing a new main that will connect to the existing public sanitary sewer line located in SW 114th Terrace and SW Walnut Street. 6. Section 18.164.100 requires adequate provisions for storm water runoff and dedication of easements for storm drainage facilities. The applicant has proposed to collect the storm water in a new underground system and connect to the existing storm sewer system located in SW Walnut Street. Solar Access: Section 18.88.040(C)(1) contains solar access standards for new residential development. A lot meets the basic solar access lot standard if it has a north -south dimension of 90 feet or more and has a front lot line that is oriented within 30 degrees of a true east -west axis. A subdivision complies with the basic requirement if 80% or more of the newly created parcels meet this standard. Alternatively, an applicant can meet the City's Solar Access Standards by complying with the protected Solar Building Line Option or the Performance Option. Energy efficiency is ensured through the location of the residence with sufficient solar access or through the design of the homes which incorporates window glazing with solar orientation. An applicant can request an exception to the solar access standards based on the following development constraints: Site topography in excess of a 10 percent slope, shade from existing on -site or off-site vegetation or structures, significant natural features, existing street public easement patterns, impacts to density, cost or amenities of the project which adds five percent or more to the cost of each lot. The basic solar access requirements as specified in Code Section 18.88.040(C)(1) requires that 80% of the Tots created through the partition provide a minimum north - south dimension of at least 90 feet. A total of 15 of the 42 Tots comply with the Basic Solar Accessibility Standards by providing a 90 foot north -south dimension. A minimum of 33 Tots are required to either meet the minimum standard or provide an explanation concerning the increased costs associated with meeting the Basic Standard. The applicant states that the property is constrained from meeting this standard given the lot dimensions and the existing street alignments on adjoining properties. It is recommended that a reduction be permitted for the remaining 18 Tots which would normally be required to comply with the Basic Standard. Development on these Tots will be required to comply with other solar access standards through the use of building techniques which optimize the position of the residence on any given building site and an orientation of widow glazing towards the southern facing elevation. FINAL ORDER - SUB 95- 0006 /PDR 95- 0007 /SLR 95 -0012 - HUNTERS GLEN PAGE 15 • • Landscaping: Section 18.100 contains landscaping standards for new development. All new development must also comply with the standards set forth in Section 18.100.035 which requires that all development projects fronting on a public or private street, or a private driveway more than 100 feet in length plant street trees. The applicant is required to plant street trees in accordance with the standards set forth in Section 18.100.035. The Code requires that street trees be spaced between 20 to 40 feet .apart depending on the size classification of the tree at maturity. Each parcel will have direct frontage on a local street, therefore, street trees are required. A street tree plan was not submitted by the applicant for review. It is recommended that a street tree plan be provided for the subdivision and that street trees be planted prior to the issuance of occupancy permits. Visual Clearance Areas: Section 18.102 requires that a clear vision area be maintained on the corners of all property adjacent to intersecting right -of -ways or the intersection of a public street and a private driveway. A visual clearance area is the triangular area formed by measuring a 30 foot distance along the street right -of -way and the driveway and then connecting these two 30 foot distance points with a straight line. A clear vision area shall contain no vehicle, hedge, planting, fence, wall structure, signs, or temporary or permanent obstruction exceeding three feet in height. The height is measured from the top of the curb, or where no curb exists, from the street center line grade, except that trees exceeding this height may be located in this area, provided all branches below eight feet are removed. The Building Division will review each building permit for compliance with setback standards set forth for structures within the clear vision area. A visual clearance area for all street intersections shall be that triangular area 30 feet from the intersection of the right -of -way. Placement of any future possible obstructions including street trees and subdivision identification signs shall comply with this standard. Proposed placement of street trees shall be reviewed by the Planning Division for compliance with the requirements of Sections 18.102 (Vision Clearance). IV. OTHER STAFF COMMENTS The City of Tigard Engineering Department has reviewed the proposal and offers the following comments: Findings: 1. Streets: Access to the site is proposed from SW Walnut Street, a Major Collector street as shown on the City Comprehensive Plan, and from the westerly end of SW 114th Terrace, an existing local street. The proposed street design provides two primary streets for access to the lots: SW 115th Avenue, connecting to the existing westerly FINAL ORDER - SUB 95- 0006 /PDR 95- 0007 /SLR 95 -0012 - HUNTERS GLEN PAGE 16 • • end of SW 114th Terrace, and SW 116th Avenue, which will extend to the southerly boundary line of the site. With regards to the requirements of Section 18.164.040 of the CDC relating to block length, the preliminary plat street design includes two connections to the west from SW 116th Avenue: SW Carmen Street to the westerly site boundary line and the City Boundary line, and a westerly street stub shown as Street "B ", from SW 116th Avenue, halfway between SW Walnut Street and SW Carmen Street. Without a road connection at the southerly end of SW 115th Avenue over to SW 116th Avenue, the final plat shall provide for a public pedestrian/bikeway easement across the proposed open space lot as required by Section 18.164.040 B.2. SW Walnut Street is also a Washington County road and the applicant should obtain a Facilities Permit for all construction within the SW Walnut Street right -of -way. The existing street right -of -way is inconsistent with collector street standards and the applicant should dedicate additional width to provide a 33 foot half street. The applicant should also be required to complete the half - street improvements along the SW Walnut Street frontage and construct the street to Major Collector street standards. In regards to the proposed street grading design, the sump condition at the knuckle intersection of SW 115th Avenue and Street "A" should be re- designed to provide a continuous grade to the intersection of SW 116th Avenue and SW Walnut Street. In addition, the sump condition at the intersection of SW 116th Avenue and SW Carmen Street should also be re- designed to drain to SW Walnut Street. 2. Sanitary Sewer: The preliminary plat utility plan provides for connection of the proposed sewer main to the existing system in SW Walnut Street at the easterly boundary of the site. The existing main has sufficient capacity for the proposed development. The proposed sewer construction should also provide for an extension of the public system within SW Walnut Street to the westerly boundary of the plat. In addition, the sewer design should be modified to minimize public mains within easements on private property by deleting the main shown along the common lot line between Lots 39/40. An alternative plan would be to provide a main along the common lot line of Lots 40/41, parallel with the proposed storm drain line, with sewer manholes located in the streets on each side of these lots. 3. Storm Drainage: The applicant proposes to collect the storm water in a new underground system and connect to two proposed on -site water quality facilities: 1), a dry pond adjacent to SW FINAL ORDER - SUB 95- 0006 /PDR 95- 0007 /SLR 95 -0012 - HUNTERS GLEN PAGE 17 • Walnut Street in open space Lot "A ", and 2), a water quality swale connecting to the existing "man- made" pond within open space Lot "B ". Each storm drain design should provide for low -flow storms with a bypass system for the 25 yr and 100 yr storm events. The final storm drain plan shall provide an underground pipe for the entire length of SW 116th Avenue, Street "A ", Street "B ", SW Carmen Street and SW Walnut Street. In addition, the applicant shall provide a hydrology and hydraulic study to verify the proposed storm drain system and the size of the stubs shown in SW 116th Avenue, stub Street "B" and SW Carmen Street. The study shall be prepared by a professional Civil Engineer for approval by the City. The Unified Sewerage Agency has established and the City has agreed to enforce (Resolution and Order No. 91-47) Surface Water Management Regulations requiring the construction of on -site water quality facilities or fees in -lieu of their construction. The proposed water quality facilities shall be designed to comply with the minimum USA Standards. In addition, the facility will be maintained by the applicant for a period of three years prior to acceptance by the City. The subdivision construction plans shall include a landscape plan to be approved by the City prior to installation, and an operations and maintenance manual to be approved by the City Maintenance Services Director prior to acceptance by the City. V. CIT & AGENCY COMMENTS 1. The facilitator for the Central Citizen Involvement Team was notified of the proposed subdivision. The Citizen Involvement Team members have not provided any comments or objections to this development. In addition, the applicant conducted a Neighborhood Meeting. 2. The Water Department has reviewed this application and provided the following comments: The standard location for water mains is the south and east side of streets with a typical location 7 feet from face of curb. Existing Fire Hydrant on SW Walnut Street near the western property line to be relocated to the intersection of SW Walnut and SW 116th Avenue. The Fire Hydrant provided near Lot 26 shall be relocated to the Lot Line of Lots 36 and 37. 3. The Building Department reviewed this application and provided the following comments: A demolition permit shall be obtained for the existing structures. The sewer to the existing home is to be capped if connected. If not the existing septic system is to be pumped and filled. Lots 20 -24 and 32 -39 will need private storm at rear of public storm laterals deep enough in the street to service these lots. FINAL ORDER - SUB 95- 0006 /PDR 95- 0007 /SLR 95 -0012 - HUNTERS GLEN PAGE 18 • • • 4. The Unified Sewerage Agency, the Tualatin Valley Fire District, the Police Department, the U.S. Postal Service Washington County and Portland Gener Electric reviewed this application and had no comments or concerns. al 5. No other comments were received by the Planning Division. VII. CONCLUSION AND RECOMMENDATION . Staff recommends that the Planning Commission approve Subdivision 95-0006/Planne Development Review 95 -0007 and Sensitive Lands Review 95 -0012 for Hunters Glen subject to the following conditions: n Recammendations• ••• •• ■: : A D •' •��\ •A A A ■ 1: ■• •• • •I• Rerommendptichm • ID •• ■l : i IP •. A A ■ 1. Half -width street improvements, including traffic control devices, mailbox clusters, concrete sidewalks, curbs, asphaltic concrete pavement, sanitary sewers, storm drainage, streetlights, and underground utilities shall be installed along the SW Walnut Street frontage. Improvements shall provide for a 25 foot pavement, as measured from centerline, within a 33 foot half - street right -of -way, and shall be constructed to Major Collector street standards. STAFF CONTACT: John Hagman, Engineering Department. 2. The applicant shall obtain a facility permit from the Department of Land Use and Transportation of Washington County, to perform work within the right -of -way of SW Walnut Street. A copy shall be provided to the City Engineering Department prior to issuance of a Public Improvement Permit. STAFF CONTACT: John Hagman, Department. g , 3. Full width street improvements, including traffic control devices, mailbox cluster concrete sidewalks, driveway aprons, curbs, asphaltic concrete , sewers, storm drainage, streetlights, and underground utilities shall be pavement, stalled within the subdivision. Improvements shall be designed and constructed to local street standards. STAFF CONTACT: Michael Anderson, Engineering Department. 4. Three (3) sets of detailed public improvement plans and profile construction drawings shall be submitted for preliminary review to the Engineering Department. Seven (7) sets of approved drawings and one (1) itemized construction cost estimate, all FINAL ORDER - SUB 95- 0006 /PDR 95- 0007 /SLR 95 -0012 - HUNTERS GLEN PAGE 19 • • prepared by a Professional Engineer, shall be submitted for final review and approval (NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. STAFF CONTACT: John Hagman, Engineering Department. 5. The applicant shall provide an on -site water quality facility as established under the guidelines of Unified Sewerage Agency Resolution and Order No. 91-47. The proposed facilities shall be dedicated to the City of Tigard. The facilities shall be maintained by the developer for a three year period from the conditional acceptance of the public improvements. As a part of the improvement plans submittal, the applicant shall submit an Operations and Maintenance Manual for the proposed facility for approval by the Maintenance Services Director. A written evaluation of the operation and maintenance shall be submitted and approved prior to acceptance for maintenance by the City. The subdivision construction plans shall include a landscape plan to be approved by the City prior to installation, and an operations and maintenance manual to be approved by the City Maintenance Services Director prior to acceptance by the City. STAFF CONTACT: Greg Berry, Engineering Department. 6. The applicant shall demonstrate that the adequacy of drainage facilities downstream of the proposed development is sufficient to insure compliance with USA R & 0 91- 47, Section 6.02. The drainage report shall include an examination of the effects of a 100 yr storm overflow from the open space lot to SW 114th Terrace. STAFF CONTACT: Greg Berry, Engineering Department. 7. The applicant shall provide a hydrology and hydraulic study to describe the adequacy of the proposed system relating to the requirements for both water quality and quantity. The storm drainage system shall provide for both summer and winter storm conditions, and include provisions for the 25 yr and 100 yr storm events as approved by the Engineering Department. The final storm drain plan shall provide for an underground system within SW 116th Avenue, Streets "A" & "B ", SW Carmen Street and SW Walnut Avenue. STAFF CONTACT: Greg Berry, Engineering Department. 8. A final grading plan shall be submitted showing the existing and proposed contours for any proposed pad or lot grading. A soils report shall be provided detailing the soil compaction requirements consistent with the requirements of Chapter 70 of the Uniform Building Code. The street grading design for Street "A" shall be revised to provide a continuous grade on SW 115th Avenue through Street "A" to SW 116th Avenue, and the design for SW 116th Avenue shall be revised to provide a continuous grade to SW Walnut Street. STAFF CONTACT: Michael Anderson, Engineering Department. 9. An erosion control plan shall be provided as part of the public improvement drawings. The plan shall conform to "Erosion Control Plans - Technical Guidance Handbook, November 1989. FINAL ORDER - SUB 95- 0006 /PDR 95- 0007 /SLR 95 -0012 - HUNTERS GLEN PAGE 20 • • • 10. The applicant shall provide sanitary sewer and storm drain stubs to the adjacent properties for future connection including a sewer main in SW Walnut Street. All public sewer and storm drain construction not located in a public street, which includes manholes on private property, shall provide a 15 foot wide easement, within one lot, and a 10 feet wide paved access road centered within the 15 feet, as approved by the Maintenance Services Department. STAFF CONTACT: Greg Berry, Engineering Department. 11. The applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. All construction vehicle parking shall be provided on- site. No construction vehicles or equipment will be permitted to park on the adjoining residential public streets. Construction vehicles include the vehicles of any contractor or subcontractor involved in the construction of the site improvements or buildings proposed by this application, and shall include the vehicles of all suppliers and employees associated with the project. 12. The applicant shall make an appointment for a pre - construction meeting with the City of Tigard Engineering Department after approval of the public improvement plans but before starting work on the site. The applicant, the applicant's engineer, and contractor shall be required to attend this meeting prior to receiving the approved plans and permits. STAFF CONTACT: Michael Anderson, Engineering Department. 13. Construction of the proposed public improvements and issuance of Building Permits shall not commence until after the Engineering Department has reviewed and approved the public improvements plans, a street opening permit or construction compliance agreements has been executed, execution of a developer- engineer agreement and payment of all permit fees. STAFF CONTACT: John Hagman, Engineering Department. 14. The applicant shall be required to pay the fees as established under the guidelines of Unified Sewerage Agency Resolution and Order No. 91-47. NOTE: This is a two part fee which may be paid at different times. The first portion is paid with the public improvements which is for that portion of the development which increase the impervious area within the public right -of -way. The second portion is paid at Building Permit issuance and is for that portion of the development which increase the impervious area on -site. 15. Prior to the plat being recorded with Washington County the applicant shall provide a 100 percent performance bond. As an alternative the applicant may have the plat recorded after the public improvements have been accepted by the City of Tigard and has posted the appropriate Maintenance Bond. 16. Prior to recordation of the final plat the applicant shall comply with the following recommendations: STAFF CONTACT: Mark Roberts, Planning Division. FINAL ORDER - SUB 95- 0006 /PDR 95- 0007 /SLR 95 -0012 - HUNTERS GLEN PAGE 21 • • . a. A tree removal permit shall be submitted which specifies those trees which are to be removed in connection with the construction of public improvements. Tree removal permits shall be applied for and approved by the Planning Division prior to removal of such trees on -site. b. A street tree plan shall be submitted for review and approval which indicates the size, species and location of the required street trees. c. The applicant shall revise the subdivision plat to either delete one of the 15 Tots along the westerly property line (Lots 1 - 15) or relocate one of these lots elsewhere on -site. d. Applicant shall fully construct the pedestrian pathway which crosses the Open Space area from SW 115th Avenue to 116th Avenue between Lots 19 and 20. e. The applicant is required to obtain all necessary erosion control permits from the Unified Sewerage Agency related to street, utility and site improvement work. f. An arborist report shall be prepared to address drainage, erosion and property safety issues related to removal of the trees as shown within the preliminary subdivision plans. g. Maintenance of the open space area shall be provided through the formation of a Homeowners Association. THE APPLICANT IS REQUIRED TO COMPLY WITH THE FOLLOWING CONDITION PRIOR TO THE ISSUANCE OF BUILDING PERMITS: 17. A tree removal permit shall be submitted which specifies those trees which are to be removed in connection with the preparation of individual Tots. This tree removal shall be applied for and approved by the Planning Division prior to removal of such trees on - site. STAFF CONTACT: Mark Roberts, Planning Division. THE APPLICANT IS REQUIRED TO COMPLY WITH THE FOLLOWING CONDITION PRIOR TO THE ISSUANCE OF OCCUPANCY PERMITS: 18. Street trees shall be planted pursuant to the approved street tree plan. STAFF CONTACT: Mark Roberts, Planning Division. IN ADDITION THE APPLICANT SHOULD BE AWARE OF THE FOLLOWING SECTIONS OF THE COMMUNITY DEVELOPMENT CODE: THIS IS NOT AN EXCLUSIVE LIST. 1. SECTION 18.160.170 Improvement Agreement FINAL ORDER - SUB 95- 0006 /PDR 95- 0007 /SLR 95 -0012 - HUNTERS GLEN PAGE 22 . • • A. Before City approval is certified on the final plat, and before approved construction plans are issued by the City, the Subdivider shall: 1. Execute and file an agreement with the City Engineer specifying the period within which all required improvements and repairs shall be completed; and 2. Include in the agreement provisions that if such work is not completed within the period specified, the City may complete the work and recover the full cost and expenses from the subdivider. B. The agreement shall stipulate improvement fees and deposits as may be required to be paid and may also provide for the construction of the improvements in stages and for the extension of time under specific conditions therein stated in the contract. 2. SECTION 18.160.180 Bond A. As required by Section 18.160.170, the subdivider shall file with the agreement an assurance of performance supported by one of the following: 1. An irrevocable letter of credit executed by a financial institution authorized to transact business in the State of Oregon; 2. A surety bond executed by a surety company authorized to transact business in the State of Oregon which remains in force until the surety company is notified by the City in writing that it may be terminated; or 3. Cash. B. The subdivider shall furnish to the City Engineer an itemized improvement estimate, certified by a registered civil engineer, to assist the City Engineer in calculating the amount of the performance assurance. C. The subdivider shall not cause termination of nor allow expiration of said guarantee without having first secured written authorization from the City. 3. SECTION 18.160.190 Filing and Recording A Within 60 days of the City review and approval, the applicant shall submit the final plat to the County for signatures of County officials as required by ORS Chapter 92. B. Upon final recording with the County, the applicant shall submit to the City a mylar copy of the recorded final plat. FINAL ORDER - SUB 95- 0006 /PDR 95- 0007 /SLR 95 -0012 - HUNTERS GLEN PAGE 23 • • ,. 4. SECTION 18.162.080 Final Plat Application Submission Requirements A. Three copies of the partition plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. B. The partition plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05), Washington County, and by the City of Tigard. C. Street centerline monumentation shall be provided as follows: a) Centerline Monumentation 1) In accordance with Oregon Revised Statutes 92.060, subsection (2), the centerline of all street and roadway rights -of -way shall be monumented before the City accepts a street improvement. 2) The following centerline monuments shall be set: A) All centerline - centerline intersection points. B) All cul-de -sac center points. C) Curve points, beginning and ending points (PC's and PT's). b) Monument Boxes Required 1) Monument boxes conforming to City standards will be required around all centerline intersection points, cul-de -sac center points, and curve points. 2) The tops of all monument boxes shall be set to finished pavement grade. STAFF CONTACT: John Hagman, Engineering Department. 5. SECTION 18.164 A. 18.164.120 Utilities 1. All utility lines including, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted FINAL ORDER - SUB 95- 0006 /PDR 95- 0007 /SLR 95 -0012 - HUNTERS GLEN PAGE 24 • • 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. B. 18.164.130 Cash or Bond Required 1. All improvements installed by the subdivider shall be guaranteed as to workmanship and material for a period of one year following acceptance by the City. 2. Such guarantee shall be secured by cash deposit or bond in the amount of the value of the improvements as set by the City Engineer. 3. The Cash or bond shall comply with the terms and conditions of Section 18.160.180. C. 18.164.150 Installation: Prerequisite/Permit Fee 1. No land division improvements, including sanitary sewers, storm sewers, streets, sidewalks, curbs, lighting or other requirements shall be undertaken except after the plans therefor have been approved by the City, permit fee paid and permit issued. D. 18.164.180 Notice to City Required 1. Work shall not begin until the City has been notified in advance. 2. If work is discontinued for any reason, it shall not be resumed until the City is notified. G. 18.164.200 Engineer's Certification Required 1. The land divider's engineer shall provide written certification of a form provided by the City that all improvements, workmanship and materials are in accord with current and standard engineering and construction practices, and are of high grade, prior the City acceptance of the subdivision's improvements or any portion thereof for operation and maintenance. SUBDIVISION APPROVAL SHALL BE VALID ONLY IF THE FINAL PLAT IS RECORDED WITHIN EIGHTEEN MONTHS OF THE EFFECTIVE DATE OF THIS DECISION FINAL ORDER - SUB 95- 0006 /PDR 95- 0007 /SLR 95 -0012 - HUNTERS GLEN PAGE 25 • • The Planning Commission concludes that the conditions of approval of within the Staff Report shall be revised as provided within the Final Order. It is further ordered that the applicant and the parties to these proceedings be notified of the entry of this order. PASSED: This ./d day of October, 1995 by the Planning Commission of the City of Tigard. ick Wilson Planning Commission President FINAL ORDER - SUB 95- 0006 /PDR 95- 0007 /SLR 95 -0012 - HUNTERS GLEN PAGE 26 lir 'ldJa DNINNvld auvoI1 JO A11 1 2 1 1 1 A L U 7 ILO • .. IL ae. I I ri Lae I I 4 1 4 w ul w u a e1 1 4 l A1 u � u 1 , 1 1 1 _ i 1 \ \_ __._..._..... ._.„_... _ -� - -_ rl .MO / � IS reams ACOR y S.M. 144111 ft11646 —� �'' - - - _ I I 1 N CD 1 • P r51 O \ �T -_ i s GROVE '' fl. � ri VW El O O O 1 1 15 14 1 • Id 17 \ , , � - \ , I,1 I 1 N 1 W In '' \ 1 1 100 p IL e , � IL •ea• 4 woo n . W . 12 .. MO IL OW U. WWI ,^ 0 t'ILIM ' I .- - 1 0.... �. I 71. ... _it IL al / `. " " I as I awe or as / am a awe I ta» rf 0 � \ \ i .. . I , 0 ,b � 1 011119 Mt w r aeel. ,1 1 I flat. F:i. I- -- 7 -- - '7 -- - 1ST - -- �_ t`1 1` 1 ■ p a. a i } I .% k1 l am k1 l as 1 } `„ �o> .Re f 1 1 b 1 e •wm « 1T T T I � a k k, a } am }, au, •} 1 wa+�'„ ! as . r.+ w a a.,n s 1 - 1 II 1 f 1 .. • 1 — 51►. Iisn/ AK. 1 1 - =L w _ J _ A 11 _ r _ _J_ r 1 ° __ J-_9 IP ° 0 I --� - • 1 A____[__0 I - -- - - - -- I� -- WOW save ■ vs 1 _ — —® j 1 .o. ro a ns 0. W. AN xr r r u 1 w �- w w w w (n►_ 1 n 1 1 1 arw - � �� le ��- a I w � - _ w 1 ( ISM 1 Q t 1 I �aA, vi t .'''. ." tit." kaen t als►�1 aw,rk' a4w aw•. t: alas. k 4Aa.t` rrnw ' , I c «,V ti C .a 1 I I ' I I 1 ,, , 2 1�1 1 •..J_J__r1.itl_s_LI _ 1 __Ir_L_ - 01 _Q !L--I— _4 - - -'a— l--A � - - ---- ammal -- rL IL S _ - IL eta TL !S e,r ew w, QII 1 to rotaiir.ar I� 1 Y , , 1 .1 � eer "41' I ; n- seer a \ iii _ _ _ _ _ i r----- - - ---- • • ar.r.v Al •,eula. l0 1 a ' i tn is { a. eat 1 aaaaa. 1 1 1 ILf _— __— __— __— __— __�.'1 r1 ,` ss Iv I d IL 1:11 MINA al 1 W 1 Z WO®96 HIS 1 LOOO-96 ZJC]d ~ 9dVA 000--96 X ns c Ott 36VO I N 10 IA VII IraSry ~ ~ aa~ ~ ' I 71 t i ~r`1 Cam,'' F f f 13 3 aotl~✓ /i+ y r 1~ Jj ME, L d HDI a 3 ''rte wzr g a • • CITY OF TIGARD Washington County, Oregon NOTICE OF FINAL ORDER NO. 95 -11 PC a BY THE PLANNING COMMISSION CITY OF TIGARD OREGON Concerning Case Number(s): SUB 95-0006IPDR 95- 0007ISLR 95-0012 Name of Owner: Troy Hunt AND Judith Martin Name of Applicant: Matrix Development Corporation Address of Applicant: 7160 SW Hazelfern Road, Suite #100 City: Tigard State: Oregon Zip: 97224-7771 Address of Property: 11570 SW Walnut Street. The site would extend SW 116th Avenue to the south of SW Walnut St. City: Tigard State: Oregon Zip: 97223 Tax Map and Lot No(s).: WCTM 2S1 03BD, tax lot 100 Request: The applicant requests to subdivide 42 Tots which range in size between 4,750 and 7,574 square feet in size. The applicant has proposed to create an open space area through the use of a Planned Development. A Sensitive Lands Review has been applied to incorporate steep slope areas into the site. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.50, 18.80, 18.84, 18.88, 18.92, 18.96, 18.100, 18.102, 18.106, 18.108, 18.150, 18.160 and 18.164. Zone: R -4.5 (Residential, 4.5 units per acre). The R -4.5 zone allows single - family residential units, public support facilities, residential treatment homes, farming, manufactured homes, family day care, home occupations, temporary uses, and accessory structures among other uses. Action: ❑ Approval as requested ® Approval with conditions ❑ 'Denial Notice: Notice was published in the newspaper, posted at City Hall and mailed to: ® Owners of record within the required distance ® Affected governmental agencies ® The affected Citizen Involvement Team Facilitator 0 The applicant and owner(s) Decision: The adopted findings of fact, decision and statement of conditions can be obtained from the City of Tigard Planning Department, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Appeal: Any party to the decision may appeal this decision in accordance with 18.32.290 (B) and Section 18.32.370, which provides that a written appeal may be filed within ten (10) days after notice is given and sent. The appeal may be submitted on City forms and must be accompanied by the appeal fee(s) of $315.00 plus transcript costs, not in excess of $500.00. I ::FOR :FIL ..:...: .:.:................. ............................... THE: >OEADL Questions: If you have any questions, please call the City of Tigard Planning Department at (503) 639-4171. SUB 95 -0006 /PDR 95 -0007/SLR 95 -0012 NOTICE OF FINAL ORDER BY THE PLANNING COMMISSION HUNTER'S GLEN ► COVER SHEET 1 • • 4' CITY OF' TIGARD OREGON AFFIDAVIT OF MAILING STATE OF OREGON County of Washington ) ss. City of Tigard I, Patricia L. Lunsford, being first duly sworn/affirm, on oath depose and say: That I am a Senior Office Assistant for The City of Tigard, Oregon. That I served NOTICE OF PUBLIC HEARING FOR: X That I served NOTICE OF DECISION FOR: _ City of Tigard Planning Director Tigard Planning Commission Tigard Hearings Officer Tigard City Council A copy of the PUBLIC HEARING NOTICE/NOTICE OF DECISION/NOTICE OF FINAL ORDER of which is attached, marked Exhibit "A ", was mailed to each named person(s) at the addr s6 ) shown on the attached list(s), marked Exhibit "B ", on the __ day n o ; 1SLr r 1995, and deposited in the United States Mail on the /`� day of (,)e.,- -k)b/. f 1 995, postage prepaid. 'repared Notice Subscribed and sworn/affirmed before me on the 1 stay of J v • , 19, GaAte 1 , OFFICIAL SEAL DIANE M JELDERKS NOTARY PUBL ) ' / ' 7 O ' O.' EGON `0 r NOTARY PUBLIC•OREGON My Commission Expi ' S: `� COMMISSION NO, 046142 MY COMMISSION EXPIRES SEPTEMBER 07, tggg FILE INFO.: /�' �I,� / ,, NAME(S): eri © q S � ` kf I vii ] /i a'ki$ . epirp CASE NO.(S): Sag 0 � gs �/�4 «S t � 7 ' / ) q� (/V /c� TYPE OF NOTICE & DATE: f1Q,I 4 5 11 K. • PROPOSAL DESCRIPTION ~' CITY OF TIGARD OREGON FILE NO: SUBDIVISION (SUB) 95- 0006 /PLANNED DEVELOPMENT REVIEW (PDR) 95- 0007 /SENSITIVE LANDS REVIEW (SLR) 95 -0012 FILE TITLE: HUNTERS GLEN SUBDIVISION APPLICANT: Matrix Development Corporation OWNER: Troy Hunt 7160 SW Hazelfern Road, Suite #100 8170 SW 87th Avenue Tigard, OR 97224 -7771 Portland, OR 97223 (503) 620 -8080 (503) 692 -3271 OWNER: Judith Martin 10275 SW Hazelbrook Tualatin, OR 97062 (503) 692 -3271 REQUEST: The applicant requests to subdivide 42 lots which range in size between 4,750 and 7,574 square feet in size. The applicant has proposed to create an open space area through the use of a Planned Development. LOCATION: 11570 SW Walnut Street (WCTM 2S1 03BD, tax lot 100). The site would continue to SW 116th Avenue to the south of SW Walnut Street. ZONE: R -4.5 (Residential, 4.5 units per acre). The R -4.5 zone allows single - family residential units, public support facilities, residential treatment homes, farming, manufactured homes, family day care, home occupations, temporary uses, and accessory structures among other uses. APPLICABLE REVIEW Community Development Code Chapters 18.50, 18.80, 18.84, 18.88, 18.92, CRITERIA: 18.96, 18.100, 18.102, 18.106, 18.108, 18.160 and 18.164. CIT: Central CIT FACILITATOR: N/A PHONE NUMBER: (503) DECISION MAKING BODY STAFF DECISION X PLANNING COMMISSION DATE OF HEARING: T.B.A. TIME: 7:30 HEARINGS OFFICER DATE OF HEARING: TIME: 7:00 CITY COUNCIL DATE OF HEARING: TIME: 7:30 RELATIVE COMPONENTS AVAILABLE FOR VIEWING IN THE PLANNING DIVISION X VICINITY MAP LANDSCAPING PLAN NARRATIVE X _ ARCHITECTURAL PLAN SITE PLAN X OTHER STAFF CONTACT: Mark Roberts (503) 639 -4171 x317 SUB 95 -0006 /PDR 95 -0007 /SLR 95 -0012 September 8, 1995 HUNTER'S GLEN PROPOSAL/REOUEST FOR COMMENTS 1111 Ptro u i X ) CITY OF TIGARD, OREGON ) SUBDIVISION APPLICATION CITY OF TIGARD, 13125 SW Hall, PO Box 23397 Tigard, Oregon 97223 - (503) 639 -4171 FOR STAFF USE ONLY CASE NO. S Gt BPS - 600 OTHER CASE NO' s : t _ coo 14 RECEIPT NO. 96 7 Q' APPLICATION A CEPTT BY: //J/1 /�0 7 DATE: 1 S 1. GENERAL INFORMATION Applicatio elements submitted: Located south of S.W. Walnut PROPERTY ADDRESS /LOCATION ) Application form (1) St. at the intersection of S.W. Walnut and S.W. 116th Ave. Owner's signature /written TAX MAP AND TAX LOT NO. 251 3DD & 100 2S1 3BD 100 authorization �tle transfer instrument (1) 10.061 acres SITE SIZE (D) Assessor's map (1) PROPERTY OWNER /DEED HOLDER* Troy E. Hunt, Judith (E) Preliminary Plat (pre -app 111 Martin (individually) and Judith Martin, checklist) (Trustee) ADDRESS 10275 —C.W. ll erbr ooPHONE see reverse l ) Applicant's statement CITY aat�in, Oregon ZIP 97062 l (pre -app checklist) APPLICANT* Matrix Development Corp. moist of property owners and ADDRESS 7160 S.W. Hazelfern Rd. PHONE (503) 620- 8080 " � addresses within 250 feet (1) 6 CITY Tigard, Oregon ZIP 97224 -7771 Filing fee ($415 plus $5 *When the owner and the applicant are different per lot) people, the applicant must be the purchaser of record or a leasee in possession with written authorization DATE DET4: INED TO BE COMPLETE: from the owner or an agent of the owner with written authorization. The owner(s) must sign this application in the space provided on page two or FINAL DECIS ON DEADLINE: / 2./ q5 submit a written authorization with this application. COMP. PLAN /ZONE DESIGNATION: 2. PROPOSAL SUMMARY (,41.0 j L / ( tPo j The owners of record of the subject property . ��! request permission to divide a 10.061 acres 0. Number: Z ct// (Total Area) parcel into 42 lots between Preliminary Plat Approval Date: (number of lots) 4,750 s f and 7,574 s.f. square feet in size. Final Approval Date: Planning 0520P/13P Engineering Rev'd: 3/88 Recording Date and Number: • s 3. List any variance, Planned Development, Sensitive Lands, or other land use actions to be considered as part of this application: Planned development, sensitive lands (see text attachment) 4. Applicants: To have a complete application you will need to submit attachments described in the attached information sheet at the time you submit this application. 5. THE APPLICANT(S) SHALL CERTIFY THAT: A. The above request does not violate any deed restrictions that may be attached to or imposed upon the subject property. B. If the application is granted, the applicant will exercise the rights granted in accordance with the terms and subject to all the conditions and limitations of the approval. C. All of the above statements and the statements in the plot plan, attachments, and exhibits transmitted herewith, are true; and the applicants so acknowledge that any permit issued, based on this application, may be revoked if it is found that any such statements are false. D. The applicant has read the entire contents of the application, including the policies and criteria, and understands the requirements for approving or denying the applicati / DATED this 1 'Z" 1. < 5 day of 19 SIGNATURES of each owner (eg. husband and wife) of the subject property. MATR ti / ��. LOPMENT CORP. (Appl i ca t- OWNERS: � � . �' Troy E. Hunt b �� •� date 12f. J 8170 S.W. 87th Portland, OR 97223 tifiC1e roy 'un •a e Judith Martin(Individually) 692 -3271 10275 S.W. Hazelbrook Judith Martin(Individually) date. Tualatin, OR 97062 Judith Martin(Trustee of the Emmet and Judith Martin (Trustee) 692 -3271 Louise Hunt Trust) date 10275 S.W. Hazelbrook Tualatin, OR 97062 1 t e_ 4L /icy 4J( /eA 44 qu6( (KSL:pm /0520P) dde-Tc- (Ale_ e-- s2- g 10+5 a l®" ` Q_ 'w 4 ' / Lis1lS p vopet opts I •.et UU 1'C P,� 0 u -� �'� Gu vi/t . 410 CITY OF TIGARD, OREGON SUBDIVISION APPLICATION CITY OF TIGARD, 13125 SW Hall, PO Box 23397 Tigard, Oregon 97223 - (503) 639 -4171 FOR STAFF USE ONLY CASE NO. OTHER CASE NO's: RECEIPT NO. APPLICATION ACCEPTED BY: DATE: 1. GENERAL INFORMATION Application elements submitted: Located south of S.W. Walnut PROPERTY ADDRESS /LOCATION (A) Application form (1) St. at the intersection of S.W. Walnut and S.W. 116th Ave. (B) Owner's signature /written TAX MAP AND TAX LOT NO. 251 3DD & 100 2 S1 3BD 100 authorization (C) Title transfer instrument (1) SITE SIZE 10.061 acres (D) Assessor's map (1) PROPERTY OWNER /DEED HOLDER* Troy E. Hunt, Judith (E) Preliminary Plat (pre -app Martin (individually) and Judith Martin, checklist) (Trustee) ADDRESS 10275 —C .U. lla c rook Roa HONE see reverse (F) Applicant's statement CITY ZIP 97062 (pre -app checklist) APPLICANT* Matrix Development Corp. (G) List of property owners and ADDRESS 7160 S.W. Hazelfern Rd. PHONE (503) 620 -8080 addresses within 250 feet (1) CITY Tigard, Oregon ZIP 97224 -7771 (H) Filing fee ($415 plus $5 *When the owner and the applicant are different per lot) people, the applicant must be the purchaser of record or a leasee in possession with written authorization DATE DETERMINED TO BE COMPLETE: from the owner or an agent of the owner with written authorization. The owner(s) must sign this application in the space provided on page two or FINAL DECISION DEADLINE: submit a written authorization with this application. COMP. PLAN /ZONE DESIGNATION: 2. PROPOSAL SUMMARY The owners of record of the subject property request permission to divide a 10.061 acres N.P.O. Number: (Total Area) parcel into 42 lots between Preliminary Plat Approval Date: (number of lots) �. s.fand 7,574 s.f. square feet in size. Final Approval Date: Planning 0520P/13P Engineering Rev'd: 3/88 Recording Date and Number: -• /411 3. List any variance, Planned Development, Sensitive Lands, or other land use actions to be considered as part of this application: Planned development, sensitive lands (see text attachment) 4. Applicants: To have a complete application you will need to submit attachments described in the attached information sheet at the time you submit this application. 5. THE APPLICANT(S) SHALL CERTIFY THAT: A. The above request does not violate any deed restrictions that may be attached to or imposed upon the subject property. B. If the application is granted, the applicant will exercise the rights granted in accordance with the terms and subject to all the conditions and limitations of the approval. C. All of the above statements and the statements in the plot plan, attachments, and exhibits transmitted herewith, are true; and the - applicants so acknowledge that any permit issued, based on this application, may be revoked if it is found that any such statements are false. D. The applicant has read the entire contents of the application, including the policies and criteria, and understands the requirements for approving or denying the application. DATED this day of 19 SIGNATURES of each owner (eg. husband and wife) of the subject property. OWNERS: MATRIX DEVELOPMENT CORP. (Applicant) Troy E. Hunt by date 8170 S.W. 87th Portland, OR 97223 Tro E. Hun ate Judith Martin(Individually) 692 -3271 A, Aro Al L_ /, ! ' 1 r 10275 S.W. Hazelbrook J''!'' t. n u-ai �,te. Tualatin, OR 97062 • i �(/ 1 ;7 '( j L-.M as s'__. '/ / t Jul' 'M artin (Trustee of the Emmet and Judith Martin (Trustee) 692 -3271 Louise Hunt Trust) date 10275 S.W. Hazelbrook Tualatin, OR 97062 (KSL:pm /0520P) ie-1 i 1 CITY OF TIGARD, OREGON SUBDIVISION APPLICATION CITY OF TIGARD, 13125 SW Hall, PO Box 23397 Tigard, Oregon 97223 - (503) 639 -4171 FOR STAFF USE ONLY CASE NO. OTHER CASE NO's: RECEIPT NO. APPLICATION ACCEPTED BY: DATE: 1. GENERAL INFORMATION Application elements submitted: Located south of S.W. Walnut PROPERTY ADDRESS /LOCATION (A) Application form (1) St. at the intersection of S.W. Walnut and S.W. 116th Ave. (B) Owner's signature /written TAX MAP AND TAX LOT NO. 251 3BD & 100 2 S1 3BD 100 authorization (C) Title transfer instrument (1) SITE SIZE 10.061 acres (D) Assessor's map (1) PROPERTY OWNER /DEED HOLDER* Troy E. Hunt, Judith (E) Preliminary Plat (pre -app Martin (individually) and Judith Martin, (Trustee) checklist) ADDRESS 1925 .HIe1bre see reverse (F) Applicant's statement Tun l ati n , Orcg n 97062 CITY ZIP (pre -app checklist) APPLICANT* Matrix Development Corp. (G) List of property owners and ADDRESS 7160 S.W. Hazelfern Rd. PHONE (503) 620 -8080 addresses within 250 feet (1) CITY Tigard, Oregon ZIP 97224 -7771 (H) Filing fee ($415 plus $5 *When the owner and the applicant are different per lot) people, the applicant must be the purchaser of record or a leasee in possession with written authorization DATE DETERMINED TO BE COMPLETE: from the owner or an agent of the owner with written authorization. The owner(s) must sign this application in the space provided on page two or FINAL DECISION DEADLINE: submit a written authorization with this application. COMP. PLAN /ZONE DESIGNATION: 2. PROPOSAL SUMMARY The owners of record of the subject property request permission to divide a 10.061 acres N.P.O. Number: (Total Area) parcel into 42 lots between Preliminary Plat Approval Date: (number of lots) Li, s fand 7,574 s.f. square feet in size. Final Approval Date: Planning 0520P/13P Engineering Rev'd: 3/88 Recording Date and Number: • , - 3. List any variance, Planned Development, Sensitive Lands, or other land use actions to be considered as part of this application: Planned development, sensitive lands (see text attachment) C 4. Applicants: To have a complete application you will need to submit attachments described in the attached information sheet at the time you submit this application. 5. THE APPLICANT(S) SHALL CERTIFY THAT: A. The above request does not violate any deed restrictions that may be attached to or imposed upon the subject property. B. If the application is granted, the applicant will exercise the rights granted in accordance with the terms and subject to all the conditions and limitations of the approval. C. All of the above statements and the statements in the plot plan, attachments, and exhibits transmitted herewith, are true; and the applicants so acknowledge that any permit issued, based on this application, may be revoked if it is found that any such statements are false. -- D. The applicant has read the entire contents of the application, including the policies and criteria, and understands the requirements for approving or denying the application. 11N DATED this a 'S day of �U� 19 Q 5 SIGNATURES of each owner (eg. husband and wife) of the subject property. OWNERS: MATRIX DEVELOPMENT CORP. (Applicant) Troy E. Hunt by date 8170 S.W. 87th Portland, OR 97223 7/e Tro E. Hunt Judith Martin( Individually) 692 -3271 10275 S.W. Hazelbrook Judith Martin(Individual ly) date. Tualatin, OR 97062"" Judith Martin(Trustee of the Emmet and Judith Martin (Trustee) 692 -3271 Louise Hunt Trust) date 10275 S.W. Hazelbrook Tualatin, OR 97062 (KSL:pm /0520P) 7 • • July 11, 1995 A zah Doug Lusk CITY OF TIGARD 12567 SW 114th Terrace OREGON Tigard, OR 97223 Re: The Matrix Subdivision Development Dear Mr. Lusk; This letter is in response to questions you have concerning the proposed subdivision for the property to the west of SW 114th Terrace and the City's review process for subdivisions. The City's review process for this property involves several steps some of which have been completed. The first step for development of this property was annexation to the City. The property was previously under the jurisdiction of Washington County. This has been completed. During this process the City's R -4.5 Zoning District designation was applied to the property which is the same designation as 114th Terrace and is the closest City zoning to the site's former Washington County designation. The applicant is then required to meet with the City at a Preapplication Conference. At this meeting City Planning and Engineering staff reviewed the proposed development, the development issues and permitting requirements. The applicant then conducted an informational Neighborhood Meeting. The informational meeting is for residents to express concerns with the development and ask for follow up to issues if precise details or plans are not immediately available. Please feel free to send a copy of any written concerns to the developer and to the Planning Division so that these issues can be addressed. The next step is for the developer to prepare and file a development application for review. Should the developer make such a filing the Planning Division will consider the application complete or incomplete within 30 days based on the information which is provided. A subdivision which is filed as a Planned Development is reviewed at a Public Hearing by the Planning Commission. The Planning Commission is an appointed body of citizens who review land use applications. A notice of the hearing will be sent to property owners within 250 feet and will be published in the Tigard Times. The Planning Commission will review the staff report, take public testimony, deliberate on the application and make a recommendation. During the Preapplication Meeting the applicant indicated that they were proposing the use of a Planned Development for this site. A O 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639 -4171 TDD (503) 684 -2772 Planned Development allows a developer of a property to minimize the impact to natural features and concentrate development to areas which are more suitable. The applicant has stated that the site contains wetlands and other areas which are to be preserved and incorporated into the subdivision as open space. To preserve these natural features, the applicant has proposed to reduce lot sizes. While individual lot sizes may be reduced through a Planned Development, the total number of lots cannot exceed that allowed by the zoning of the property. The City does not conduct a design review for the homes which are to be developed on the subdivision. In terms of the zoning review the future development of homes on the site is reviewed through the Building Permit Plan Check process for compliance with the zoning district setbacks, provision of required off - street parking, building height limits and solar accessibility requirements. The applicant indicated that they plan to subdivide and build each of the homes within the subdivision with a specific lot size and home design. Please contact the developers representative Mr. Hal Keever with W & H Pacific concerning other specific existing examples of the type of development which is proposed. He can be reached at 626 - 0455. You may also contact wish to contact Liz Newton, the City's Assistant City Administrator, concerning scheduling an informal review of this application at an upcoming "Central Citizen Involvement Team Meeting ". Concerned residents from the central portion of Tigard attend these meetings in part to address development issues. Please feel free to contact me concerning this information Sincerely, 7 Mark Roberts Associate P lanner, AICP C: Liz Newton Dick Bewersdorff Will D'Andrea Hal Keever lo P,rera pp V e5 I e_ r' - • • CITY OF TIGARD PRE - APPLICATION CONFERENCE NOTES 4.'1l RESIDENTIAL CITY OF TIGARD OREGON DATE: / 15 STAFF: kw.a istt. Pu.,t APPLICANT: I/Victfiriv C-evelo G44441 Hd �V�� t Lerr l-a Phone: g � - G Phone: ( K, 2114 - O i SS PROPERTY LOCATION ADDRESS: • ! 2sacy Su) i v TAX MAPITAX LOT: 2 S( 3 13P 1 /4"1 / NECESSARY APPLICATION(S): C1t a.K9e— % K442.x ` o e l 5 44.6 di vi S to 1 PROPOSAL DESCRIPTION: j `t i C. c a ad, e/ v `"/".e' l c/ • . . .. -./ COMPREHENSIVE PLAN DESIGNATION: O u) ZONING DESIGNATION: R-- �0 4 K ) 74 c . ^` Y.501 l _ CITIZEN INVOLVEMENT // F CILITATOR: J -€vv SW� TEAM AREA: C_'e w2 I PHONE: 503 — i ZONING DISTRICT DIMENSIONAL REQUIREMENTS % 2t kukt. c(� Minimum lot size: X sq. ft. Average lot width: _ca ft. Maximum building height: 3 oft. Setbacks: front '2 ft. side S ft. rear /5 ft. garage s g g 2.Cj ft. corn r � 5 ft. from street. Maximum site coverage: 9 % Minimum landscaped or natural vegetation area: ie % DITIONAL LOT DIMENSIONAL REQUIREMENTS Minimum lot frontage: 25 feet unless lot is created through the minor land partition process. Lots created as part of a partitio ust 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 2'/2 times the average width, unless the parcel is less than 1 '/2 times the minimum lot size o the applicable zoning district. (Refer to Code Section 18.164.060 Lots) CITY OF TIGARD Pre - Application Conference Notes Page 1 of 7 Residential ApplicationiPlanning Department Section - 'SPECIAL SETBACKS • Streets: - 30 it from the centerline of S Aria [ / u w7 • .1 1 eet r■ 5724E.. ° • Lower intensity ones: Fit feet, along the site's boundary. G�! Flag lot: 10 foot side Yard setback) o�lot line lots: minimum 10 foot separation between buildings. • It' • a • • ' • : • • r se s .. ion: (Refer to Code Section 18.96.030) Accessory structures up to 528 square feet in size may be permitted on lots less than 2.5 acres in size - 5 foot minimum setbac from side and rear lot lines. Accessory's cture up to 1000 square eet on parcels at least 2.5 acres in size (See applicable oning district setback or primary str res.) BUILDING HEIGHT PROVISIONS • Maximum height of 30 feet in R -1, R -2, R -3.5 and R•4.5 zones. • Maximum hei r ht of 35 feet in R -7 and R•12 zones. • Maxir,1' h••'ht e•t r ;1:I'i ,• one. a • um ' • igh if 61 eet the R -40 zone: - FLAG LOT BUILDIN HEIGHT PROVISIO Maximum heig • of 11/2 stories or 25 t, whichever is less in ost zones; 21/2 stories, or feet in R -7, R•12, •25 or R -40 zones provided that the dards of Code Sect' .98.030(B) are 'E IDENTIAL DENSITY CALCULATION 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 areals) from the gross site area: 1. All sensitive lands areas including: a. Land within the 100 year floodplain. b. Slopes exceeding 25 %. c. Drainageways. 2. Land dedicated for park purposes. 3. Public right-of-way dedication. 4. All land to be provided for private streets (includes accessways through parking areas). (Refer to Code Section 18.92) BLOCKS When block lengths greater than 600 feet are permitted, pedestri nlbikeways shall be provided through the block. (Refer to Code Section 18.164.040) (3 /oak / ett. - J h RESIDENTIAL DENSITY TRANSFER The City of Tigard allows a Residential Density Transfer of up to 25% of the units that could otherwise have been developed on sensitive lands areas listed in (1.) above which may be applied to the developable portion of the site. (Refer to Code Section 18.92.030). It is the responsibility of the applicant for a residential development application to provide a detailed calculation for both the permitter residential density and the requested density transfer. CITY OF TIGARD Pre - Application Conference Notes Page 2 of 7 Residential ApplicationjPlanning Department Section - 'RESIDENTIAL DENSITY TRANSITION • Regardless of the allowed housin density in a zoning district, any property withi 100 feet of a designated established area shall not be developed at a density greater than 125 percent of the maximum Comprehensive Plan designation (not zoning) of the adjacent parcel. Transition area applies to any property which is a designated established area. The subject property is designated as an area. The subject property is adjoined by establishedldevelopinglareas to the north, south, east and west. FUTURE S • ET PLAN AND EXTENSION OF STREETS -- m 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 boundaries of the proposed land division and shall include other parcels within 200 feet surrounding and adjacent to the proposed land division. b. Identify existing or proposed bus routes, pullouts or other transit facilities, bicycle routes and pedestrian facilities on or within 500 feet of the site. 2. Where necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed. (Refer to Code Section 18.164.030) ' ESIDENTIAL DEVELOPMENT SOLAR ACCESS REQUIREMENTS All subdivisions and minor partitions are subject to solar access requirements. These requirements state that a minimum of 80% if all lots created must be oriented for solar accessibility. The basic standard, which determines solar accessibility, requires that 80% of total number of proposed lots: 1. Demonstrate a north -south dimension of at least 90 feet. 2. Demonstrate a front lot line orientation within 30 degrees of a true east -west axis. The total or partial exemption of a site from the solar access requirement may be approved for the following reasons: 1. East, west or north slopes steeper than 20 %. 2. Off -site shade sources (structures, vegetation, topography). 3. On -site shade sources (vegetation). Adjustments allowing a reduction of the 80% solar lot design requirement may be made for the following reasons: 1. Reduced density or an increased cost of at least five percent due to either: a. East, west or north slope greater than 10 %. b. Significant natural feature. c. Existing road or lotting pattern. d. Public easement or right -of -way. 2. Reduction in important development amenities. 3. Pre-existing shade (vegetation). PLEASE` NOTE Ma's and text are rewired which are sufficient to show that the development com.lies with the solar design sta dards, or that specific Tots should be exempted or adjusted out. The following items shall be included in the analysis: ............... CITY OF TIGARD Pre - Application Conference Notes Page 3 of 7 Residential Application /Planning Department Section • - • • 1. The north -south lot dioon and front lot line orientation of each prod lot. 2. Protected solar building es and relevant building site restrictions, if ap cable. 3. For the purpose of identifying trees related to exemption requests, a map showing existing trees which are at least 30 feet tall and over 6 inches diameter at a point 4 feet above grade shall be submitted. This map shall include the following: a. Height. b. Diameter. c. Species. d. A statement declaring that they are to be retained. 4. Copies of all private restrictions relating to solar access. The design characteristics of a developed solar - oriented lot are high levels of wintertime sun striking the south walls and roofs o the house, house orientation maximizing south window area, and a south - sloping roof area. To achieve this, one may utilize th following: 1. Protected Solar Building Line - The solar building line must: a. Be oriented to within 30 degrees of a true east -west axis. b. Provide a minimum distance of 70 feet from the middle of the lot to the south property line. c. Provide a minimum distance of 45 feet from the northernmost buildable boundary of the subject lot to the north property line. 2. Performance Options . There are two performance options which may be utilized as follows: a. The house to be oriented within 30 degrees of an east -west axis and have at least 80% of the ground floor's south wall protected from shade. b. At least 32% of the glass and 500 square feet of the roof area face south and be protected from shade. Please contact the Building Division for further information regarding the Protected Solar Building Line and Performance Options relating to building height and construction. PARKING AND ACCESS All parking areas and driveways must be paved. • Single family: Requires 2 off - street parking spaces per dwelling unit. • • t u ip a arm y: • ..• - . 1 . ' 1 N . - ' . - � 1 t - t 1 l l Requires 2 parking spaces per unit for 1+ bedrooms. Multi - family dwelling units with more than 10 required spaces shall provide parking for the use of guests and shall consist of 15% of the total required parking. (Refer to Code Section 18.106.030) No more than 40% of required spaces ma a designated andlor dimensioned as compact spaces. Parking stalls shall be dimensioned as follows: • Standard parking space di nsions: 8 ft. 8 inches X 18 ft. • Compact parking space dime ions: 8 ft. X 15 ft. • Handicapped parking: All parkin areas shall provide appropriately located and dimensioned disabled person parking spaces. The minimum number of disabled perso arking spaces to be provided, as well as the parking stall dimensions, are mandated by the Americans with Disabilities Act (ADA). andout is available upon request. A handicapped parking space symbol shall be painted on the parking space surface and an approp 'ate sign shall be posted. CITY OF TIGARD Pre - Application Conference Notes Page 4 of 7 Residential Application /Planning Department Section - • Bicycle racks are required for family, commercial and n stria) developmenaB' le racks shall b ocated in areas protected from automobile traffic and in venient locations. Bicycle p ing spaces sha rre pro ' d on the basis one space for every 15 required vehicular parking spac s. d es Vela k Minimum access Width: 4 0 ' yb Minimum number of accesses: c M x�num 40 Minimum pavement width: 2L1 3 - REQUIRED WALKWAY LOC ION Within all attached house (except two-family ellings) and multi - family develop . its, each residential dwelling sh. be connected by walkway to the vehicu arking area, commo en space and recreation faciliti. . ' EAR VISION AREA The City requires that clear vision areas be maintained between three and eight feet in height at roadldriveway, roadlrailroad, an' roadlroad intersections. The size of the required clear vision area depends upon the abutting street's functional classification. (Refer to Code Section 18.102) BUFFERING AND SCREENING In order to increase privacy and to either reduce or eliminate adverse noise or visual impacts between adjacent developments, especially between different land uses, the City requires landscaped buffer areas along certain site perimeters. Required buffer areas are described by the Code in terms of width. Buffer areas must be occupied by a mixture of deciduous and evergreen trees and shrubs and must also achieve a balance between vertical and horizontal plantings. Site obscuring screens or fences may also be required; these are often advisable even if not required by the Code. The required buffer areas may o� be occupied by vegetation, fences, utilities, and walkways. Additional information on required buffer area materials and sizes may be found in the Community Development Code. (Refer to Code Chapter 18.100) The required buffer widths which are applicable to your proposal area are as follows: kJ 04 ft. along north boundary. !il A ft. along east boundary. ft. along south boundary. 0. ft. along west boundary. In addition, sight obscuring screening is required along b' st i i 1 G - , l e w - K - it ! r el' / STREET TREES ` `mo � . : — •' Street trees are required for all developments fronting on a pub is o pRiva stre ` a a • .ways which a ore than 101 feet in length. Street trees must be placed either within the public right f -way or on private property within six feet of the right -of -way boundary. Street trees must have a minimum caliper of at least two inches when measured four feet above grade. Street trees should be spaced 20 to 40 feet apart depending on the branching width of the proposed tree species at maturity. Further information on regulations affecting street trees may be obtained from the Planning Division. A minimum of one tree for every seven parking spaces must be planted in and around all parking areas in order to provide a vegetative canopy effect. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. These design features may include the use of landscaped berms, decorative walls, and raised planters. For detailed information on design requirements for parking areas and accesses. (Refer to Code Chapters 18.100, 18.106 and 18.108) SIGNS Sign permits must be obtained prior to installatio any sign in the City of Tigard. A "Guidelines for Sign Permits" handout is available upon request. Additional sign area or height be d Code standards may be permitted if the sign proposal is reviewed as part of a development review application. Alternatively, a Sig Code Exception application may be filed for review before the Hearings Officer. CITY OF TIGARD Pre - Application Conference Notes Page 5 of 7 Residential ApplicationfPlanning Department Section -- / � • SENSITIVE LANDS C ,�, �� , -o d b � The Code provides ions for lEnds which are potentially unsuitable for develo ent due to areas within the 100 -year oo ' , natural drainageways, wetland areas, on slopes in excess of 25 percent, or on unstable ground. Staff will attempt to preliminarily identify sensitive lands areas at the pre - application conference based on available information. HOWEVER, the responsibility to precisely identify sensitive lands areas, and their boundaries, is the responsibility of the applicant. Areas meeting the definitions of sensitive lands must be clearly indicated on plans submitted with the development application. (Refer to Code Chapter 18.84) Chapter 18.84 also provides regulations for the use, protection, or modification of sensitive lands areas. Residential development is prohibited within floodolains. In most cases, dedication of 100-year floodplain areas to the City for park and open space areas i required as a condition of the approval of a dP*meflt aeatien,— NARRATIVE - J ' The applicant shall submit a narrative which provides findings for all applicable approval standards. Failure to provide a narrative or adequately address criteria would be reason to consider an application incomplete and delay review of the proposal. Applicant should review code for applicable criteria. NEIGHBORHOOD MEETING The applicant shall notify all property owners within 250 feet and the appropriate CIT Facilitator of their proposal. A minimum of 2 weeks between the mailing date and the meeting date is required. Please review the Land Use Notification handout concerning site posting and the meeting notice. RECYCLING 116 ADDITIONAL CONCERNS OR COMMENTS: a A LAK.024c4,4 4\ 11 1 4 ► 5 S w..2-42- at f s Gk. ss f A - 1 a, 4 or tel kr - s • ci4 0 4 ■ ". ' Ocie' el k .1 .1 , , , , S _A ' Mr - . . -... 1101. ' ...' : I 4 g 1 / / - d i � " y four : rl. `Q p, kb 1 I I 10 e, li'e u p ...... ...., vrA - L-e..62.5 tA- )- Id ■ 2....mga o , ... 4) Pc,- wip. 0 d.01,,,- _ 4.-vQ14s Pei'''. 6 T 11 e d t.v - Y•zeer de 2 � , 1 O F- d z L r� p ,,„„,..-1-- a`r " k Zi u �' � e.vcy� -- t�G 4 �' S Q s w PROCEDURE 1 d'�t`¢- °i''z�w Q t�aLw K-C� Administrative staff review. (t.� / p(, I) v L K t . �blic hearing before the Land Use Hearings Officer. Iic hearing before the Planning Commission. V 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. 4/4, 2p 1 u2, G� CITY OF TIGARD Pre•Application Conference Notes Page 6 of 7 Residential Application!Planning Department Section APPLICATION SUBMITTAL PROCESS • All applications must be accepted by a Planning Division staff member of the Comm i city Development Department at Tigard City Hall offices. PLEASE NOTE: Applications submitted by mail or dropped off at the counter without Planning Division acceptance may be returned. Applications submitted after 4:30 P.M. on Thursday will be batched for processing with the following week's applications. Applications will NOT be accepted after 3:00 P.M. on Fridays or 4:30 on other days. Maps submitted with an application shall be folded IN ADVANCE to 8.5 by 11 inches. One 8.5 inch by 11 inch map of a proposed project should be submitted for attachment to the staff report or administrative decision. Application with unfolded maps shall not be accepted. The Planning Division and Engineering Division will perform a preliminary review of the application and will determine whether an application is complete within 30 days of the counter submittal. Staff will notify the applicant if additional information or additional copies of the submitted materials are required. The administrative decision or public hearing will typically occur approximately 45 to 60 days after an application is accepted as being complete by the Planning Division. Applications involving difficult or protracted issues or requiring review by other jurisdictions may take additional time to review. Written recommendations from the Planning staff are issued seven (7) days prior to the public hearing. A 10, to 20 day public appeal period follows all land use decisions. An appeal on this matter would be heard by the Tigard . 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. PL EASE NOM The conference and notes cannot cover all Code requirements and aspects of good site planning .:.::.:..:.........:.::::::..: that should apply to the development of your site plan. Failure of the staff to provide information required by the Code shall not constitute a waiver of the applicable standards or requirements. It is recommended that a prospective applicant either obtain and read the Community Development Code or ask any questions of City staff relative to Code requirements prior to submitting an application. Additional pre - application conference(s) islare required if an application(s) islare to be submitted more than six months following this pre - application conference, unless the additional conference(s) is deemed as unnecessary by the Planning Division. PREPARED BY: 7/i / 67 / e a --- CITY OF TIGARD PLANNING DIVISION PHONE: (503) 639-4171 CITY OF TIGARD Pre - Application Conference Notes Page 7 of 7 Residential Application/Planning Department Section • • PUBLIC FACILITIES CITY OF TIGARD The purpose of the pre-application conference is to: OREGON (1.) Identify applicable Comprehensive Plan policies and ordinance provisions. (2.) To provide City staff an opportunity to comment on specific concerns. (3.) To review the Land Use Application review process with the applicant and to identify who the final decision making authority shall be for the application. The extent of necessary public improvements and dedications which shall be required of the applicant will be recommended by City staff and subject to approval by the appropriate authority. There will be no final recommendation to the decision making authority on behalf of the City staff until all concerned commenting agencies, City staff and the public have had an opportunity to review and comment on the application. The following comments are a projection of public improvement related requirements that may be required as a condition of development approval for your proposed project. Rioht•of•wav dedication: The City of Tigard requires that land area be dedicated to the public: (1.) To increase abutting public rights-of-way to the ultimate functional street classification right-of-way width as specified by the Community Development Code; or (2.) For the creation of new streets. Approval of a development application for this site will require right -of -way dedication for: 44 / P-/u) / v (1.) to feet from centerline. (2.) fo e�1�erefrom center�Gne. (3.) Oal wVAMer feet from centerline. Street improvements: (1.) Z/ street improvements will be necessary along lN7 1"Z, / (2.) � street improvements will be necessary along 640014EiQ a,- 1/41 164 (3.) Street improvements shall include feet of pavement from centerline, plus the installation of curb and gutters, storm sewers, underground placement of utility wires (a fee may be collected if determined appropriate by the Engineering Department), a five-foot wide sidewalk (sidewalks may be required to be wider on arterials or major collector streets, or in the Central Business District), necessary street signs, streetlights, and a two year streetlighting fee. C 9) 64900 // 51) OA/ 22 / MOM Gbh air/43 • CITY OF TIGARD Pre-Application Conference Notes Page 1 of 3 Residential ApplicationlEngineering Department Section • • In some cases, where street ivements or other necessary public impronts are not currently practical, the street improvements may be deferred. In such cases, a condition of development approlirmay be specified which requires the property owner(s) to execute a non - remonstrance agreement which waives the property owner's right to remonstrate against the formation of a local improvement district formed to improve: 11.1 (2.) Pedestrianwayslbikeways: Sanitary Sewers: The nearest sanitary sewer line to this property is a(n) 8 inch line which is located in 4(44 / . The proposed development must be connected to a sanitary sewer. It is the developer's responsibility to extend the sewer along the proposed development site's eX7 7D zt1EST 2 1 spun/6024,, 9O(4 4 y L l ,I)9 /tom /'Y11GG62 Water Supply: The G/Y Water District - Phone:1503) 4431 ¢/7/ provides public water service in the area of this site. The District should be contacted for information regarding water supply for your proposed development. Fire Protection: Tualatin Valley Fire and Rescue District (Contact: Gene Birchill, (503) 526 -2502) provides fire protection services within the City of Tigard. The District should be contacted for information regarding the adequacy of circulation systems, the need for fire hydrants, or other questions related to fire protection. Other Agency Permits: Storm sewer improvements: �)�� ViMe/ dde-41 " Q 00-0 Lt iW ags4- de i -moos STORMWATER QUALITY FEES The Unified Sewerage Agency has established, and the City has agreed to enforce, Resolution No. 90-43 Surface Water Management Regulations which requires the construction of on -site water quality facilities. At the discretion of the City, the applicant may be offered an opportunity to pay a fee in lieu of the construction of such a facility. The resolution requires the construction of a water quality facility andlor the payment of a fee. The fee shall be based upon the amount of impervious surface; for every 2,640 square feet, or portion thereof, the fee shall be $285.00. The City of Tigard shall determine if a fee may be paid or a facility shall be constructed. J PtD4 W*fere.. eftintiry CITY OF TIGARD Pre - Application Conference Notes Page 2 of 3 Residential ApplicationlEngineering Department Section • • • • TRAFFIC IMPACT FEES In 1990, Washington County adopted a countywide Traffic Impact Fee (TIF) ordinance. The Traffic Impact Fee program collects fees from new development based on the development's projected impact upon the City's transportation system. The applicant shall be required to pay a fee based upon the number of trips which are projected to result from the proposed development. The calculation of the TIF is based on the proposed use of the land, the size of the project, and a general use based fee category. The TIF shall be calculated at the time of building permit issuance. In limited circumstances, payment of the TIF may be allowed to be deferred until the issuance of an occupancy permit. Deferral of the payment until occupancy is permissible only when the TIF is greater than $5,000.00. PA y t3V fen STREET OPENING PERMIT No work shall be preformed within a public right -of -way, or shall commence, until the applicant has obtained a street opening permit from the Engineering Department. FINISHED FLOOR ELEVATIONS All projects that require a grading plan also require that the applicant shall submit a typical floor plan for each lot. This floor plan shall indicate the elevations of the four corners of that plan along with elevations at the corner of each lot. PREPARED ?le-4Z ' 2414 . 4441 '" -- ENGINEERING DIVISION PHONE: (503) 639.4171 h:ll oginlpat tylpre epp.mst (eng.section preapp.eng) January 11, 1995 CITY OF TIGARD Pre - Application Conference Notes Page 3 of 3 Residential ApplicationJEngineering Department Section • Staff Date '� / 9 CITY OF TIGARD COMMUNITY DEVELOPMENT DEPARTMENT APPLICATION CHECKLIST The items on the checklist below are required for the successful completion of your application submission requirements. This checklist identifies what is required to be submitted with your application. This sheet MUST be brought and submitted with all other materials at the time you submit your ' application. See your application for further explanation of these items or call Planning at 639 -4171. ITEMS TO BE BASIC MATERIALS INCLUDED: A) Application form (1 copy) [_ 8) Owner's signature/written authorization [t� C) Title transfer instrument E 0) Assessor's map [ 3 E) Appt cplica it plan statement F) A O � /a t � ' �� [� pa's �-•- 1 �/ (H) Filing fee ($ ) 2z _„/ „ 1/ [‘1------ SPECIFIC MATERIALS m p ,•e- s5 (.4. A 2 6 1 A) - Site Information showing s) (No. of copie ): [ ` �)� }� 1) Vicinity Map _ C 4/10 1 iCciiiiGh 2) S ite size & dimensions `} �,/ 3) Contour lines (2 ft at O-10% or 5 ft for grades > 10%) ( � 4) Drainage patterns, courses, and ponds [1.3- 5) Locations of natural hazard areas including: a) Floodplain areas b) Slopes in excess of 25% [ c) Unstable ground C� d) Areas with high seasonal water table Cl.----._ e) Areas with severe scil erosion potential [Ld f) Areas having severely weak foundation soils [t-] 6) Location of resource areas as shown on the Comprehensive Map inventory including: a) Wildlife habitats • [ �] b) Wetlands G 7) Other site features: a) Rock outcroppin • . b) Trees with 6` + caliper measured 4 feet from ground level . - :_ - - 8) Location of existing'structures and their uses •• .. tl.J' 9) Location and type .of cn and off -site noise sources [`]---- • 1O) Location of existing;utilities and easements, . . [(4‹....:. • =' 11) Location of existing:: dedicated right -of- says 8). Site Devel nt P sho (No:� of copies -= ): - - - [ ] ' - 1) The proposed: si and: surrounding properties:., . _ [ ] • 2) Contour line inte ls- =• . -. - ` • • [ 3 • 3) The location; dimetis ons . and names of all: .. . a) Existing.& plat streets & other public ways . and easements on site and on adjoining • [ ] properties - - -. APPLICATION CHECKLIST — Page 1 . b. Pro. sed streets or other publ ways 6 easements on • e site. - [ ] c) Alte -tive routes of dead end or proposed stree s that require future extension C ] 4) The locatio and dimension of: a) Entranc— and exits on the site C 3 b) Parking circulation areas [ 3 c) Loading a • services areas [ 3 d) Pedestrian .nd bicycle circulation ( ] e) Outdoor c• •• •n areas, [ 3 f) Above ground utilities ( ] 5) The location, dime•sions & setback distances of all: a) Existing pe •• ent structures, improvements, utilities and easements which are located on the site and o adjacent property within 25 feet of the sit- ( 3 b) Proposed structu -s, improvements, utilities and ea -ments on the site [ 3 6) Storm drainage faciliti- and analysis of downstream conditions [ 3 7) Sanitary sewer facilities C 3 8) The location of areas to landscaped [ 3 9) The location and type of ou •oor lighting considering crime preventio techniques [ 3 10) The location of mailboxes C 3 11) The location of all structures and their orientation [ ] 12) Existing or proposed sewer reimbursement agreements [ 3 C) Grading Plan (No. of copies ) C 3 The site developme t plan shall include a grading plan at the same scale as '- site analysis drawings and shall contain the followi - information: 1) The location and •xtent to which grading will take place indicating ••eneral contour lines, slope ratios and soil stabiliza ion proposals, and time of year it is proposed to •- done. C 3 2) A statement from a - 'stered engineer supported by data factual substanti -ting: a) Subsurface explorati•n and geotechnical engineering report C 3 ''b) The validity of•sani — sewer and storm drainage service propo = s . • C 3 c) That all problems will be "tigated and how they will be mitigat -• • i C ] D) Architecture ra4 s (No. ;of copies • - ):•• -. -: C ] The site devciio ent plan proposal shall include: - . . • 1) . Floor plans icating the square footage-of all structures • ed for use. on -site; and .0 ] 2) • :Typical elevati ravings .of ••each • structu _ . -- •:[ 3„.. . - • - . E) Landscape Plan (No. of copies.. '.'):: .: C ] ' The landscape plan:shall be. drawn at the:same•scale of the _ site analysis plan or a larger scale if necessary and . shall-... • • indicate: .• 1) Description of the irrigation system where applicable [ ] 2) Location and height of fences, buffers and screenings [ ]. APPLICATION CHECKLIST — Page 2 . 3) LoZration of terraces, decks, shelt areas P Y and common open spaces C ] 4) Location, type, size and species of existing and proposed plant materials. [ 3 The landscape plan shall include a narrative which addresses: 1) Soil conditions. [ 3 2) Erosion control measures that will be used. [ 3 F). Sign Drawings Sign drawings shall submitted in accordance with Chapter 18.114 of the Code as of Site Development Review or prior to obtaining a Buil ' Permit to construct the sign. [ ] G) Traffic generation estimate C4.1 H) Prelimi -4, •- ition or lot line ad'ustment ma• showi - (No. of Co•i- ): 1) The • •er of the subject parcel [ 3 2) The own 's authorized agent [ 3 3) The map s• -le, (20,50,100 or 200 feet =1), inch north arrow and •ate C 3 4) Description •f parcel location and boundaries [ 3 5) Location, wid- and names of streets,. easements and other public , ys within and adjacent to the parcel [ ] 6) Location of all -- rmanent buildings on and within 25 feet of all • •perty lines [ ] 7) Location and wid of all water courses C 3 8) Location of any t --s with or greater caliper at • 4 feet above grou • level [ 3 9) All slopes greater 25% [ 3 10) Location of existing u ilities and utility easements [ ] 11) For major land partiti• which creates a public street: a) The proposed right • -way location and width [ 3 • b) A scaled cross - sectio of the proposed street plus any reserve strip [ 3 12) Any applicable deed restricti ., [ 3 . 13) Evidence that land partition wil not preclude efficient future land division -re applicable [ ] /-` I) Subdivision Preliminary.Plat Kan and data showinq(No. of n Copies '2L) ) : � d')v)5 f 0'1 1) Scale equaling 30,50,100 or 200 feet to the inch ' and limited to one phase per sheet va---' p 2) The proposed name .of the subdivision [ �7 ...:, . 3) Vicinity map showing property's relationship to arterial and collector streets C 1 4) Names,' addresses arid telephone . numbers of the owner developer, engineer, surveyer, designer, as applicable[ a._, 5) Date of application : . =,; .'.;., :. . . [ � • 6) Boundary lines of-tract to be'- subdivided •.; - -. t . 7) Names of adjacent;.subdivision.or.names of recorded . • . owners of adjoining parcels' of. unsubdivided land � - 8) Contour lines related . to.a City established bench .. : - mark at 2 -foot, intervals for. 0-10Z grades greater than 10% - • APPLICATION CHECKLIST - Page 3 ..• 9) Th1rpose, location, type and siz• all of the following (within and adjacent to tha proposed subdivision): [ 13� a) Public and private right -of -gays and easements [ b) Public and private sanitary and storm sewer lines ( - c) Domestic water mains including fire hydrants f 4-r d) Major power telephone transmission lines (50,000 volts or greater) e) Watercourses f) Deed reservations for parks, open space, pathways • and other land encumbrances ((,ate 10) Approximate plan and profiles of proposed sanitary and [ • storm sewers with grades and pipe sizes indicated 11) Plan of the proposed water distribution system, showing pipe sizes and the location of valves and fire hydrants. [fri-' 12) Approximate centerline profiles showing the finished grade of all streets including street extensions for a reasonable distance beyond the limits of the proposed subdivision. [ 13) Scaled cross sections of proposed street right-of-way; [,[,]/ 14) The location of all areas subject to inundation or storm water overflow EAT--"-- 15) Location, width and direction of flow of all water- courses and drainage ways [tr"-- 16) The proposed lot configurations, approx mate lot dimensions and lot numbers. Where lots are to be used for purposes other than residential, it shall be [� indicated upon such lots 17) The location of all trees with a diameter 6 inches or greater measured at 4 feet above ground level, and the location of proposed tree plantings, if any [ 18) The existing uses' of the property, including the location of all structures and the present uses of the structures, and a statement of which structures l�'1 are to remain after platting 19) Supplemental information including: a) Proposed deed restrictions (if any) [ b) Proof of property ownership [G]----- c) A proposed plan for provision of subdivision improvements • [C]-_ 20) Existing natural features including rock out croppings, wetlands and marsh areas.• • [_ 21) IF any of the foregoing information cannot practicably be shown on the preliminary plat, it shall be • incorporated into a narrative and submitted with the 1 • .3) Other Information ` • Solar PttucSS Ca cq4.# Ct .• - _ [ (236213/0029• APPLICATION CHECKLIST — Page 4 • • NOTIFICATION LISP FOR ALL APPLICATIC4110 1. CIT (2) copies CPO NO. - 2. CITY DEPARTMENTS ' ildinq Official /Dave S. ks & Recreation Board lice C .corder Fie d Operations sneering /Michael A. Permits Facilitator /Jerre* G. nq Range Planning /Carol 3. SPECIAL DISTRI ire District (pick -up box) Tigard Water Department 8777 SW Burnham St. Tigard. OR 97223 Tualatin Valley Water District - Unified Sewerage Agency /SWM Program - PO Box 745 155 N. First St. Beaverton. OR 97075 Hillsboro. OR 97124 4. AFFECTED JURISDICTIONS . Wash. Co. Land Use & Transp. Boundary Commission 150 N. First Ave. 800 NE Oregon St. 016 Suite 540 Hillsboro. OR 97124 Portland. OR 97232 -2109 Brent Curtis (CPA's) - Jim Tice (IGA'S) METRO - GREENSPACES PROGRAM - Hike Borreson (Engineer) Mel Huie (CPA's /ZOA's) act King (CPA's) 600 NE Grand Tom Harry (Current Planning App's) Portland. OR 97232 -2736 Lynn Bailey (Current Planning App's) DLCD (CPA's /ZOA's) City of Beaverton 1175 Court St. NE Jim Hendryx - Principal Planner Salem. OR 97310 -0590 PO Box 4755 Beaverton. OR 97076 Other City of King City City of Durham - City Manager City Manager 15300 SW 116th PO Box 23483 -3483 King City, OR 97224 Tigard. OR 97224 City of Lake Oswego City of Portland - City Manager Planning Director 380 SW A 1120 SW 5ch Lake Oswego. OR 97034 Portland. OR 97204 State Highway Division ODOT Sam Hunaidi Laurie Nicholson PO Box 25412 9002 SE McLoughlin Blvd. Portland. OR 97225 -0412 Milwaukie, OR 97222 City of Tualatin PO Box 369 / Tualatin. OR 97062 5. SPECIAL ENCIES / General Telephone - Portland General Elec. Engineering Office Brian Moore V PO 8 23416 14655 SW Old Scholls Fry. ard. OR 97281 -3416 Beaverton. OR 97007 NW Natural Gas Metro Area Communications - Scott Palmer Jason Hewitt 220 NW Second Ave. Twin Oaks Technology Cencer Portland. OR 97209 1815 NW 169th ?lace S -6020 Beaverton. OR 97006 -4886 TCI Cablevision of Oregon Linda Peterson US West 3500 SW Bond St. Pete Nelson Portland. CR 97201 421 SW Oak St. Po land. OR 97204 Columbia Cable (Frank Stone) - 14200 SW Brigadoon C:. ':ri -Met Transit Dev. Beaverton. OR 97005 Kim Knox • 710 NE Holladay St. 6. STATE AGENCIES Portland, OR 97232 Aeronautics Div. ((MOT) DOGANI - Division of State Lands Commerce Dept. - M.H. Park OTHER Fish & Wildlife - PUC Dept. of Environ. Quality 7. FEDERAL AGENCIES Corps. of Engineers Post Office 9. OTHER _ Southern Pacific Transportation Company Duane M. Forney, PLS - Project Engineer 800 NW 6th Avenue. R. 324. Union Station Portland, CR 97209 LOD USE APPLICATION FEE SCI-+ DULE APPEALS Director's Derision to Planning Commission 235.00 costs Planning Commission/Hearings Off. to Council 315.00 + transcript BLASTING PERMITS 125.00 COMPREHENSIVE PLAN PROCESSING Text only, Map only, or both 675.00 CONDITIONAL USE PROCESSING Conditional Use Review 365.00 FLEXIBLE SETBACK STANDARDS 80.00 HISTORIC OVERLAY DISTRICT 80,00 HOME OCCUPATION TYPE 1 10.00 TYPE 11 50,00 INTERPRETATION OF COMMUNITY DEVELOPMENT CODE 55.00 by Community Development Department LAND PARTITION Residential and Non - residential 235.00 LOT LINE ADJUSTMENT - ` ' D • ' • PMENT PROCE nce • tual _ id detailed • Ian review 500.00 Flood plain 520.00 Wetlands/Steep siopes/Drainageway 235.00 SIGN CODE EXC • ' 30.0• SIGN PERMIT • 0-24 sq. ft. 10.00 24-100 sq. ft. 25.00 100 + sq. ft. 35,00 Temporary signs 10.00 each sign SITE DEVELOPMENT REVIEW Under $10,000 80.00 $10,000 - $99,999 155.00 $100,000 - $499,999 315.00 • 00,000 - $999,999 415.00 $1 ,00 s , r 11 • - 520.00 • - $10,000 SUBDIVISION PRELIMINARY PLAT 415.00 + $5/L• Subdivision Variance, it needed 105.00 TE' Director's Decision 50.00 Special exemption/Non -Profit -0- TREE REMOVAL PERMIT -0- VACATIONS Streets and public access 300.00 deposit - actual costs charged RIANCE •19 •. :i _ - -• • • Sign Code 230.00 ZONE CHANGE ANNEXATIONS Less than 10 acres 520.00 10 acres or more 625.00 ZONE CHANGE PROCESSING Less than 10 acres 520.00 10 acres or more 625.00 - . • _ u ENDMENT 310.00 JOINT APPLICATION PLAN ` • • G o i • - • - • . - - 10% of all additional plannin• fe- - - - • o the proposal. Approved by City Council Effective 2/1/91 fondled i pt L1 -5 } �t 5 i o t4.44 2c 3 l to c 'lcf ✓'oe� -Q� ai Meeting Cellular One is proposing a conditional use and site development review for a 100 foot wood pole tower, antenna and equipment shelter at this location. Prior to applying to the City of Tigard for the necessary, permits, the applicants would like to discuss the proposal in more detail with the surrounding property owners and residents. You are invited to attend a meeting on: Tuesday, February 1 1994 Tigard City Hall 13125 SW Hall Boulevard Tigard, OR 97223 7:00 PM Please note this will be an informational meeting on preliminary plans. These plans may be altered prior to the submittal of the application to the City. .. .. .. : . • • . .. . . , '`„ ... . r ... ... .¢ . . . . • • ' • • '. • •• • :'. •..... •• .•' ''• • ' • • • ......"•••• • .•••• ...' ' • . • — '''' '•••• ••• •• . ' • ' •;•' • ''•1 • • !..'•••••••••••••••••••'.11'44.'s'i.:. l'••••••• +I..... • ••• 1..' .1...•'.....•' •••''..' •• ..r..'...'..-..''..: ..1'..-:::.'""'"''....*(•"• . .. ../ • . • • gg •• gg...— 1 .. Ils....„ .. . . „..g r • • • • • • • • • • • ‘,.. • • • • • • 1 I. • • x • • i i 0 •••••'' t ` . ' . [ '..:4te4::. , .. ‘ • • • • • • • '::: . • ti : i. .... ............ • • • • ii • • • • • • • • • • • • • • • • • • • • • • i. i. • • a. .. . • .. .• .. •••••............... .•••••••• :: ..• ... ..:. .• „,,,, ••. • •: , .... : .:.: ...:: .. •••••••• .......: , , ,, ••.• ••. .. . :4: 4 ' . ‘• • :: •. •••••••• ••• ••••• ••• • •: ....:: :...tti it 0 , . . • • • .. 0 • • • • • • • • • 5035260775 so PACIFIC INC. F -153 T P-001 FEB 24 '95 15 :21 W *I PACIFIC 8405 S.W. Nimbus Avenue Beaverton, OR 97008-7120 ME1VIORANDUM TO: Dick Brewersdorf Larry York FROM: Hal Keever • DATE: February 24,1995 RE: Density Calculations Buret Property - Matrix Development , lob No. 4- 1097-0701 In preparation of ourPLYSubdivision submittal to the City, I have prepared the following density calculations. I have reviewed Code Section 18.92 carefully, Specifically Section 18.92.030(B) and have determined the _ following calculation methods. I would appreciate your persona( naievarndsomment, so we can proceed with confidence. Base . Zone R-4.5 Proposed Overlay PD Total Site Size 10.061 acres Public Facility Rights -of -Way 2.01 acres Sensitive Lands Siam= Net Developable Area 7.10 acres A.4.1.5&120 00 309,31956 - Isinems.f. (Base zone standard) • 4124 units 2 3 Density transferal sensitive lands 7 Code Section 18.92.030(B) Sensitive Land Area .95 acres r 2 b X41S6Q00 _. 41,382.00 4.750.00 (minimum lot size to proposed PD) 8.70 units TOTAL UNITS ALLOWED 49.94 TOTAL UNITS PROPOSED 47.00 • (503) 626 -0455 Fax (503) 526-0775 Planning • Engineering • Surveying • Landscape Architecture • Environmental Services ' SUB 95-0006/PDR 95 -0007 /Sri 95 -0012 HUNTER'S GLEN S[JDIVISICN/MATRIX (Pg. 1/3) 2S103BA- 00106 2S1U3BA -00107 PARSONS, JOE P MARLYNN DINDIA, STEVEN J AND DIANIA E 11770 SW ANN ST 11710 SW ANN ST TIGARD OR 97223 TIGARD OR 97224 2S103BA -00108 2S103BA -00109 SPRAGUE, MICHAEL M LEE, GREGORY ALLAN AND DOLLIE P RENEE LEYNETTE 11650 SW ANN ST 11590 SW ANN TIGARD OR 97223 TIGARD OR 97223 2S103BA -00200 2S103BA -00201 JENOVICH, M GLYNN MAXINE SCROGGIN, MARY LYNN 11525 SW WALNUT AVENUE 11545 SW WALNUT TIGARD OR 97223 TIGARD OR 97223 2S103BA -00300 2S103BA -00401 LINDQUIST, MARVIN T & JACKI S BANK OF CALIFORNIA, THE TR 11565 SW WALNUT ST 11625 SW WALNUT ST TIGARD OR 97223 TIGARD OR 97223 2S103BA -00500 2S103BA -00600 ROGERS, EUGENE P GAARDE, RICHARD J KATHERN J DOROTHY A 11695 SW WALNUT ST 11765 SW WALNUT TIGARD OR 97223 TIGARD OR 97223 2S103AB -00600 2S103AB -00700 SWEENEY, WALLACE G & EVA L THOMPSON, WAYNE E 11455 SW WALNUT 12480 SW 112TH TIGARD OR 97223 TIGARD OR 97223 2S103AB -02000 2S103AB -02600 WISER, KENT C AND BRENDA D VOLK, KENT J & KIMBERLY A 11405 SW WALNUT ST 11400 SW WALNUT ST TIGARD OR 97223 TIGARD OR 97223 2S103AB -02800 2S103AB -02900 STROUD, TIMOTHY DEAN KIEF, RONALD L & PATRICIA E 12432 SW 114TH TERR 12454 SW 114TH TERR TIGARD OR 97223 TIGARD OR 97223 2S103AB -03000 2S103AB -03100 DISTANT, DOUGLAS & DEBRA V REEVES, ROY D /MARY I 12465 SW 114TH TERRACE 2008 PALISADES TERRACE TIGARD OR 97223 LAKE OSWEGO OR 9703 2S103AC -03400 2S103AC -03500 SHRUM, JULIE M WAXMAN, GARY M & KATHERINE M 12476 SW 114TH TERR 12498 SW 114TH TERR TIGARD OR 97223 TIGARD OR 97223 SUB 95-0006 /PDR 95-7 /SLR 95 -0012 HUNTER'S GEJ4 S IYISION/MATRIX DEN. (Pg. 2/3) 2S103AC -03600 2S103AC -03700 FERBER, KURT A /AMY M BOROK, DAVID AND JULIE JANET SULLIVAN, ROGER J 12532 SW 114TH TERRACE 12512 SW 114TH TERRACE TIGARD OR 97223 TIGARD OR 97224 2S103AC -03800 2S103AC -03900 SPRUNK, ERIC D & B KIMBERLY STEPHENS, GAIL 0 & JAMES F 12556 SW 114TH TERR 12578 SW 114TH TERR TIGARD OR 97223 TIGARD OR 97223 2S103AC -04000 2S103AC -04100 BOSTOCK, DAVID E & ANGELA K DURFEE, MICHAEL D AND 12590 SW 114TH TERR BUTTERFIELD, MELISSA TIGARD OR 97223 12612 SW 114TH TERR TIGARD OR 97223 2S103AC -04200 2S103AC -04300 LIBERT, SCOTT A AND CYNTHIA M GOETZ, JEANNE 12636 SW 114TH TERRACE 12758 SW 114TH TERRACE TIGARD OR 97223 TIGARD OR 97223 2S103AC -04400 2S103AC -04500 LUSK, DOUGLAS E /JANICE L SKIDMORE, DAVID A /JODI K 12567 SW 114TH TERR 12545 SW 114TH TERRACE TIGARD OR 97224 TIGARD OR 97223 2S103AC -04600 2S103AC -04700 MOHR, JAMES B SR & CAROL J ABEYTA, JAMES A & IRENE I 14407 SW TEAL BLVD #E 12501 SW 114TH TER BEAVERTON OR 97005 TIGARD OR 97223 2S103AC -04800 2S103BD -00100 NAJDEK, FRANK & KATHLEEN N HUNT, TROY 12487 SW 114TH TERR MARTIN, JUDITH M TRUSTEE TIGARD OR 97223 10275 SW HAZELBROOK TUALATIN OR 97062 2S103BD -00200 2S10313D -00300 CAPPOEN, RAYMOND J BLEDSOE, ROBERT C SUZANNE CAROLYN S 11710 SW WALNUT ST 11800 SW WALNUT ST TIGARD OR 97223 TIGARD OR 97223 2S103BD -00301 2S103BD -01900 WILLIAMS, LENA MARIE IADANZA, NICHOLAS E AND 11770 SW WALNUT ST MARGRET A TIGARD OR 97223 11865 SW CARMEN ST TIGARD OR 97223 2S103BD -02000 2S103BD -02100 PATTERSON, JOHN K & VIRGINIA H COPELAND, MAUREEN T (TERRI) 15 WESTWOOD RD 11805 SW CARMEN SOMERVILLE MA 02145 TIGARD OR 97223 SUB 95- 0006 /PDR 95-0007 /SLR 95-0012 HUNTER'S GLEN SUBD]CVISIQ VMAZRIX DEV. (Pg. 3/3) • 2S103BD -02200 2S103BD -02300 KARLSON, E J V I CAMPBELL, DONALD 11765 SW CARMEN ST ALMA W TIGARD OR 97223 11760 SW CARMEN ST TIGARD OR 97223 2S103BD -02400 2S103BD -02500 CLARK, OSCAR H AND DELORIS RHONE, HENRY JR 11800 SW CARMEN ST WAYNE, ROSALIE E TIGARD OR 97223 11860 SW CARMEN TIGARD OR 97223 2S103BD -04000 2S103BD -04400 KAWASAKI, NOBUO SHARON LE HORDICHOK, WALTER R TRUSTEE 5750 E HILLCREST DR HORDICHOK, YVONNE E TRUSTEE PORT ORCHARD WA 98366 5420 NW SEWELL RD HILLSBORO OR 97124 2S103BD -04401 SMITH, WILLIAM L MATRIX DEVELOPMENT CORPORATION MARGARET 0 7160 SW HAZELFERN SET, SUITE 100 11565 SW FONNER TIGARD OR 97223 TIGARD OR 97223 TROY HUNT JUDITH MARTIN 8170'SW'87TH AVENUE 10275 SW HAZELBROOK PORTLAND OR 97223 TUALATIN OR 97062 f' 0 T �j % 'ld3a ONINNV1d advDIl JO AlIO • • \ 1 ! 1 , 1 ' 2 L...1104- LNU B „I ueam 9 , u m • I . I r.. _0 • 1 u1m 1 u>! uam ii Jm EL .000 j u �oI `) I 1 1 10 ) _ u aao m.n.T m mso mm 1 S. W. 144TH TERRACE / as Ic •u•a •. cac - - — yl • F - — -- � ' 0 0 '%- N 1 -- -- - - - - -- tt \. I n nos ❑I Z O Co 0 O p ' (T_ tT u® - i� 1 GROVE �� - \ � 1 1 u amo 17 16 15 74 13 .f .\ 1 I I O 0 � i 1 1 �1't�,, a� u m j1\ 1 • u I 1 II7 4 r: ; i T T j: ; r T; r : ; T. _ I a �1 J s ` %� Q a L e _ 4 \ : J 1 T: •41F4Nst \ 1 u 44m lao ' 1 1 - 5. W. 115174 A i EL X0 ; \ ago! I I//�sn �-- s s a� c„ . :. _I •r I asp ! 4au V' m lP cl IA s zl OM Sr ' i ..1 1 `�� \t, « 1 1 1 I I 4 ! .. 1 I ' T: 1 . 19 - 4a o - a zz � 1 )�! wines 4O i1 442sr C: laa k: 442 :k ag ; $ — *k" ; 4 O Y "4W 073Sr 4 1 -- 1— () C Q S.W. 116TH AVE. I 1 1 sw. 116TH AVE OM U. 401 f �° v r a e, Q klii\:\ Z 1 aun! yam 11 ^ 4ao! I a•n! _ I. I S�! I SI•I! .� 41m! Sam4F ).a>.9 I V ". ! „ tau! ' • 1,. \ ..- i .A J' J'L _Lt_Lr _ 1_ _ _ . N TL >!a � Ti am NI ROW Se•ii 1 u. arao L. tA• ' I I 711:11754.1—.. 1 u°•° •,� f0 10 I C I l i a i l" __ j_ QA \ _J SOW SAO MOMS I F-2( P r C4L ■ • I V 1 1 1 1 ' EL m ' utaro u 1 � I y u r W 1 1 1 11 _ . • 0 • &.%,. 'xi' .■ , .., .:_,,,... 1 1 1 1 1.__LJ 1-.3-"e", V AI I TIG4) I L1111541 in il . :, ,• -Argiv-,_ . 4-40.- ... • -..gjammu s BO% *-4.-- • • 4 Iff a il r4:%41. ----.....::.'--':. , ' ---- me...2,:a1E,11 31P Al IL I 111--rm .. ..',: All " p wa 11.1113 .... " mi. ;-' ' 4 '. ': w All - IriAinni Noi Mi fiValLi';:?';:;',37.....•:.,, ,101, .. . „. 1 3§2tilitnti m .-. .,T.,.g*:*;;;:.r40111. E. A. MARY '',':,:,'.=.'`:::.---. ihiiiiihiin ` - II' ' ' ' ` ... " 1 "; VI, • • - '. -, 7..'. • I L'.! = mr. - i - , - 11BeeillIga INA ,... i .., ,,... w 0 oo .: ),• !•,•• • : Er. ....r.:: .: . :: t !0...;a4, Am .; .:. AIME '•JE Vila um ' , ' ,..7, ,' .. i TIT MI ; L i ELEMEIV•</erA ow gal -:- 1.4...541,, ,.. - ,. ,l. ., ow 40i3uka . l iatAirribl 4 scH10 Pi 5 Igo - 0 1 01 ? - AL. AI IWO El 101■ 1141=',..:."sqi:', . • .,,..:.,..,,,, ,.‘:,.. .L.. .,,, •:! ,., ER/t•4 ■ 1•1111111 MIMI WV •IMI I !. 311 W A g o mei ; mi ' olkii ■ so IR im .1915 :ki - NM 11 1;4.- :NW. 111 • i i II l.::: .':-,I _±; '..-- % '' vat S Ina NV .,, me elkin ay 11; cz Ella 1b4 174 r liglitipAlis siammual OWLER i Imor .. op IT :V ' ei : • 1 es 41 116 Nell L4 Er Clegg NMI / IIII■ w z fa! Boers -----',■1..."111.- •Immy--,------6«---7-0-1.11111b0 1GH _. IPA , Pie ihu•OL 0.• Ile 111C 111.201111 .. All :_m ir..... EMI Kfo.wAr.m el . • 4 ••„ 10 ri i i, i IN , . al mu % %/A .......‘ V /' • 7/ • • • e ' 7 /c, '„--/17 S ', 1, , 1 ' : ' '''. i'::4 ... 1 111W' . el INA .4 .., • • ,,,,e4;• 40 24A4 AA i„„/.4., „Alf . ' , , i te i ."' Oki, ....=.' .' i ft-si p d e■ - .., ,z,.„1;0 - ' re , , Ill ei l• - C 2p..• ., 9 • •• , / Ad/ ." ,' r r ,,,,'" i';',..'7... ' I NIA 4 hi, AO SITE _ S »» NI oi As j ■,,, r , „e III la Kf' v vV,Vh5..v , v Vfr.e . " °. 4 F.....,-' -A& 'A • • A v.:z•vo,r1.-.,-, a r r l AN, i , ,...-*■• 4 ■7' (5 ili .,/,' l'A''=- .,,,,4 .0 ' f . ?.. ) 4 . o . • r.." AVo. -AO V r V - - - V A."? Se r ' .4.4, j Illmi ,,,,,,,,,,, INEIMIll 7 , .'% •!' v4 ,ro* • # ,., / Z 4.1/0A 7 A 4 Mix 4,; i gp ,, am= III 00 % / .■% im ag •LIg;;ti 111. , 0, ' • zz 44 A 4 •-.---1;--1--;-. ,, si l'' imiliti '% 1 ,, 1 i I 7 ""1 1' %V %'' r/ /' f A OV 0 Al mn, NV 0 A0, 0 0 , A . ., • ,:e' ,1 ' , irlA 4 d ' Y ' 1 -474 / A ,' • , V / A mmon & • ' WIlr\ , 114151 - Ih IA qrs..) • F2l. ' . 4 r 7 4V/ # 4 rr . ' 141. A, z Av , • , f 7 W 7 OV r , ; f ., ' ,f , ..4- AMI. /A/ / ..../.. A, 150 7.77 71 .A . : 1 1 •". •• 1111 ' ,,,..411011.1111■1•••■ u . r V VV.VAr A" 7 P'," J.' 1v4' r A. 1 < .... :. A , , f. V ,r Iv - I A 07 4. px-i .'• c • itall '', •III al A -# v Av/,,:. -,.P AAA Iv Ae ' / lir , 41., I t.'0 '• 4 IC 111 111111111111. E in Ark 1 .9. .1111111Lik ' N ., Ap.,,,.v4A4,' , Af ,, ,44 ,0.= ire ,„- V.. loll IIIII1116 dna ' --: r. r, # ', • is .:4 9L mr .......... i IM I 1/1111=1/4, , idiAr vz• :Amy v i e . • 41, f-.". • v is' ... ill remise momon go aw 4 :; ,m wa. A A 7 , e■ 4 al k1;'••• di • 4 6 t1.1 'Ohm fRIIII NI , a gi _ mow CI , fr ii. . A , f$11 Tap 1 E. I LI 4 11111=0EIN 0 4 A / ,i, pl At ..tivii 6.2.0.47. i. ratiam__...... g 1 cc i - ,.._ ..._ mliffr..- Pit_ muimmur...i• Emma 11111111 Br • .:,..._-„t■ Aer „u .mm .m...■■Igp■g_ A i k i■■ zu- on. MI inVoforaisi _ Mir 0 a ''''''," imb lmill i ll . II * w :7 1:3 a lrAhlE Elpl Illingiii. ma 121, • < r• A fr , 'Arig 0 aga ..21 a ul; aus.....ymr. . CI /z,Aff 0 ENO •AtaZi.Fig i az ...Ai- .,,m,"- 111,111111111 - A MI ' .#41: ail 4 EE Ego Fairwp-imilil IN . , - „, 3 ...... #,.• A.1 • ' ./." ' el. - molol■ v. A - aisail I Isliliror - a dm - 1:11 LL. 111-1 MMen'AV V ' n 4 ,0 1 7Mesil R- W21 Mil_ • DRIFT NINIP•illii4liamew 45 ; v, ir,.. PD 1/, i ril 1111 e ' 0 spk ,Irf; A' nr. , trir .°' NE • I. MAN Ap.i...., d .../4. liAl .0 VA-4 A.irAglIN ,..........___- , _ _ maimi ..... ____ .,,... ImitsammIrmlomP4.. gm' , 4 „ PIM. rpsz' N >• V / A rlig il MI jaanri. 4 sr Il= livaw AilpiAgFer-ie :Nom [1 i i .msgssi. • . ■ N - - " . LE 1" ME IOW - _ , •■III • . • • VICINITY II CASE NO. SUB 95-0006 EXHIBIT MAP PDR 95-0007 . SLR 95-0012 . . • • A,. CITY OF TIQARD Q F. g J► z /*. � w 2 III, :I/ , = H ct will,„ • SO 0. lid' III w II 0 .t1 ma • # j z z 11,41 lain gi • z ST 11 1111 CARMEN a 0. w 0 Ce 0 - — 0 \ / 17 U CASE: SUB95- 0006 /PDR95 -0007 VICINITY MAP A SLR95 -0012 NOTE: MAP IS NOT TO SCALE N 2S103BD -00100 cv.mpw D l2 b - • • - FAX TRANSMITTAL - PLACE UNDER CITY OF TIGARD LOGO DATE: September 22, 1995 TO: Sue Curran, Legals (fax) 620 -3433 FROM: Patricia Lunsford, City of Tigard (Ph.) 639 -4171 The following will be considered by the Tigard Hearing's Officer on Monday September 25, 1995 at 7:00 P.M. at the Tigard Civic Center - Town Hall, 13125 SW Hall Blvd., Tigard, Oregon. Both public oral and written testimony is invited. The public hearing on this matter will be conducted in accordance with the rules of Chapter 18.32 of the Tigard Municipal Code, and rules and procedures of the Planning Commission. Failure to raise an issue in person or by letter accompanied by statements or evidence sufficient to allow the hearing's authority and all parties to respond, precludes an appeal, and failure to specify the criterion from the Community Development Code or Comprehensive Plan at which a comment is directed precludes an appeal based on that criterion. Further information may be obtained from the Planning Division at 13125 SW Hall Blvd., Tigard, Oregon 97223, or by calling (503) 639 -4171. PUBLIC HEARINGS SUBDIVISION (SUB) 95- 0006 /PLANNED DEVELOPMENT REVIEW (PDR) 95- 0007 /SENSITIVE LANDS REVIEW (SLR) 95 -0012 ■ HUNTERS GLEN SUBDIVISION • The applicant requests to subdivide 42 lots which range in size between 4,750 and 7,574 square feet in size. The applicant has proposed to create an open space area through the use of a Planned Development. LOCATION: 11570 SW Walnut Street (WCTM 2S1 03BD, tax lot 100). The site would continue to SW 116th Avenue to the south of SW Walnut Street. ZONE: R -4.5 (Residential, 4.5 units per acre). The R -4.5 zone allows single - family residential units, public support facilities, residential treatment homes, farming, manufactured homes, family day care, home occupations, temporary uses, and accessory structures among other uses. The purpose of the R -4.5 zoning district is to establish urban low density residential, single - family home sites. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.50, 18.80, 18.84, 18.88, 18.92, 18.96, 18.100, 18.102, 18.106, 18.108, 18.160 and 18.164. (PLACE VICINITY MAP HERE) TT PUBLISH DATE: September 28, 1995 SUB 95 -0006 /PDR 95 -0007/SLR 95 -0012 September 8, 1995 HUNTER'S GLEN PROPOSAL/REOUEST FOR COMMENTS ° PUBLIC HEARI3 NOTICE NOTICE IS HEREBY GIVEN THAT THE TIGARD PLANNING COMMISSION, A MEETING ON MONDAY, OCTOBER 9. 1995 AT 7:30 P.M., IN THE TOWN HALL OF THE TIGARD CIVIC CENTER, CITY OF TIGARD 13125 SW HALL BOULEVARD, TIGARD, OREGON 97223 WILL CONSIDER THE FOLLOWING APPLICATION: FILE NO: SUBDIVISION (SUB) 95- 0006 /PLANNED DEVELOPMENT REVIEW (PDR) 95- 0007 /SENSITIVE LANDS REVIEW (SLR) 95 -0012 FILE TITLE: HUNTERS GLEN SUBDIVISION /MATRIX DEVELOPMENT CORPORATION APPLICANT: Matrix Development Corporation OWNER: Troy Hunt 7160 SW Hazelfern Road, Suite #100 8170 SW 87th Avenue Tigard, OR 97224 -7771 Portland, OR 97223 (503) 620 -8080 (503) 692 -3271 OWNER: Judith Martin 10275 SW Hazelbrook Tualatin, OR 97062 (503) 692 -3271 REQUEST ► The applicant requests to subdivide 42 lots which range in size between 4,750 and 7,574 square feet in size. The applicant has proposed to create an open space area through the use of a Planned Development. A Sensitive Lands Review has been applied to incorporate steep slope areas into the site. LOCATION: 11570 SW Walnut Street (WCTM 2S1 03BD, tax lot 100). The site would extend SW 116th Avenue to the south of SW Walnut Street. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.50, 18.80, 18.84, 18.88, 18.92, 18.96, 18.100, 18.102, 18.106, 18.108, 18.150, 18.160 and 18.164. ZONE: R -4.5 (Residential, 4.5 units per acre). The R -4.5 zone allows single - family residential units, public support facilities, residential treatment homes, farming, manufactured homes, family day care, home occupations, temporary uses, and accessory structures among other uses. THE PUBLIC HEARING ON THIS MATTER WILL BE CONDUCTED IN ACCORDANCE WITH THE RULES OF CHAPTER 18.32 OF THE COMMUNITY DEVELOPMENT CODE AND RULES OF PROCEDURE ADOPTED BY THE TIGARD CITY COUNCIL AND AVAILABLE AT CITY HALL, OR RULES OF PROCEDURE SET FORTH IN CHAPTER 18.30. SUB 95 -0006 /PDR 95 -0007 /SLR 95 -0012 September 8, 1995 HUNTER'S GLEN PROPOSAL/REQUEST FOR COMMENTS • • ASSISTIVE LISTENING DEVICES ARE AVAILABLE FOR PERSONS WITH IMPAIRED HEARING. THE CITY WILL ALSO ENDEAVOR TO ARRANGE FOR QUALIFIED SIGN LANGUAGE INTERPRETERS AND QUALIFIED BILINGUAL INTERPRETERS UPON REQUEST. PLEASE CALL (503) 639 -4171, EXT. 320 (VOICE) OR (503) 684- 2772 (TDD - TELECOMMUNICATIONS DEVICES FOR THE DEAF) NO LESS THAN ONE WEEK PRIOR TO THE HEARING TO MAKE ARRANGEMENTS. ANYONE WISHING TO PRESENT WRITTEN TESTIMONY ON THIS PROPOSED ACTION MAY DO SO IN WRITING PRIOR TO OR AT THE PUBLIC HEARING. ORAL TESTIMONY MAY BE PRESENTED AT THE PUBLIC HEARING. AT THE PUBLIC HEARING, THE HEARINGS OFFICER WILL RECEIVE A STAFF REPORT PRESENTATION FROM THE CITY PLANNER; OPEN THE PUBLIC HEARING; AND INVITE BOTH ORAL AND WRITTEN TESTIMONY. THE HEARINGS OFFICER MAY CONTINUE THE PUBLIC HEARING TO ANOTHER MEETING TO OBTAIN ADDITIONAL INFORMATION, OR CLOSE THE PUBLIC HEARING AND TAKE ACTION ON THE APPLICATION. IF A PERSON SUBMITS EVIDENCE IN SUPPORT TO THE APPLICATION AFTER SEPTEMBER 19. 1995, ANY PARTY IS ENTITLED TO REQUEST A CONTINUANCE OF THE HEARING. IF THERE IS NO CONTINUANCE GRANTED AT THE HEARING, ANY PARTICIPANT IN THE HEARING MAY REQUEST THAT THE RECORD REMAIN OPEN FOR AT LEAST SEVEN (7) DAYS AFTER THE HEARING. INCLUDED IN THIS NOTICE IS A LIST OF APPROVAL CRITERIA APPLICABLE TO THE REQUEST FROM THE TIGARD COMMUNITY DEVELOPMENT CODE AND THE TIGARD COMPREHENSIVE PLAN. APPROVAL OR DISAPPROVAL OF THE REQUEST BY THE HEARINGS OFFICER WILL BE BASED UPON THESE CRITERIA AND THESE CRITERIA ONLY. AT THE HEARING IT IS IMPORTANT THAT COMMENTS RELATING TO THE REQUEST PERTAIN SPECIFICALLY TO THE APPLICABLE CRITERIA LISTED. FAILURE TO RAISE AN ISSUE IN PERSON OR BY LETTER ACCOMPANIED BY STATEMENTS OR EVIDENCE SUFFICIENT TO ALLOW THE HEARING'S AUTHORITY AND ALL PARTIES TO RESPOND, PRECLUDES AN APPEAL, AND FAILURE TO SPECIFY THE CRITERION FORM THE COMMUNITY DEVELOPMENT CODE OR COMPREHENSIVE PLAN AT WHICH A COMMENT IS DIRECTED PRECLUDES AN APPEAL BASED ON THAT CRITERION. ALL DOCUMENTS AND APPLICABLE CRITERIA IN THE ABOVE -NOTED FILE ARE AVAILABLE FOR INSPECTION AT NO COST OR COPIES CAN BE OBTAINED FOR TWENTY -FIVE (25) CENTS PER PAGE. AT LEAST SEVEN DAYS PRIOR TO THE HEARING, A COPY OF THE STAFF REPORT WILL BE AVAILABLE FOR INSPECTION AT NO COST, OR A COPY CAN BE OBTAINED FOR TWENTY -FIVE (25) CENTS PER PAGE. FOR FURTHER INFORMATION PLEASE CONTACT THE STAFF PLANNER MARK ROBERTS AT (503) 639 -4171, TIGARD CITY HALL, 13125 SW HALL BOULEVARD, TIGARD, OREGON. SUB 95 -0006 /PDR 95 -0007/SLR 950012 September 8, 1995 HUNTER'S GLEN PROPOSAL/REQUEST FOR COMMENTS • • CITY OF TIGARD Washington County, Oregon NOTICE OF FINAL ORDER NO. 95 -0 PC a BY THE PLANNING COMMISSION CITY OF TIGARD OREGON Concerning Case Number(s): SUB 95- 0006IPDR 95- 0007ISLR 95-0012 Name of Owner Troy Hunt AND Judith Martin Name of Applicant Matrix Development Corporation Address of Applicant 7160 SW Hazelfern Road, Suite #100 City: Tigard State: Oregon Zip: 97224-7771 Address of Property: 11570 SW Walnut Street. The site would extend SW 116th Avenue to the south of SW Walnut St. City: Tigard State: Oregon Zip: 97223 Tax Map and Lot No(sl.: WCTM 2S1 03BD, tax lot 100 Request: The applicant requests to subdivide 42 Tots which range in size between 4,750 and 7,574 square feet in size. The applicant has proposed to create an open space area through the use of a Planned Development. A Sensitive Lands Review has been applied to incorporate steep slope areas into the site. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.50, 18.80, 18.84, 18.88, 18.92, 18.96, 18.100, 18.102, 18.106, 18.108, 18.150, 18.160 and 18.164. Zone: R -4.5 (Residential, 4.5 units per acre). The R -4.5 zone allows single - family residential units, public support facilities, residential treatment homes, farming, manufactured homes, family day care, home occupations, temporary uses, and accessory structures among other uses. Action: ❑ Approval as requested ® Approval with conditions ❑ Denial Notice: Notice was published in the newspaper, posted at City Hall and mailed to: ® Owners of record within the required distance ® Affected governmental agencies ® The affected Citizen Involvement Team Facilitator ® The applicant and owner(s) Decision: The adopted findings of fact, decision and statement of conditions can be obtained from the City of Tigard Planning Department, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Appeal: Any party to the decision may appeal this decision in accordance with 18.32.290 (B) and Section 18.32.370, which provides that a written appeal may be filed within ten (10) days after notice is given and sent. The appeal may be submitted on City forms and must be accompanied by the appeal fee(s) of $315.00 plus transcript costs, not in excess of $500.00. Questions: If you have any questions, please call the City of Tigard Planning Department at (503) 639 -4171. SUB 95 -0006 /PDR 95 -0007 /SLR 95 -0012 NOTICE OF FINAL ORDER BY THE PLANNING COMMISSION HUNTER'S GLEN • COVER SHEET . ■ • REQUEST FOR COMMENTS • CITY OF TIGARD DATE: September 8, 1995 OREGON TO: Per Attached FROM: Tigard Planning Department STAFF CONTACT: Mark Roberts (x317) Phone: (503) 639 -4171 Fax: (503) 684 -7297 RE: SUBDIVISION (SUB) 95- 0006 /PLANNED DEVELOPMENT REVIEW (PDR) 95- 0007 /SENSITIVE LANDS REVIEW (SLR) 95 -0012 ► HUNTERS GLEN SUBDIVISION . The applicant requests to subdivide 42 Tots which range in size between 4,750 and 7,574 square feet in size. The applicant has proposed to create an open space area through the use of a Planned Development. LOCATION: 11570 SW Walnut Street (WCTM 2S1 03BD, tax lot 100). The site would continue to SW 116th Avenue to the south of SW Walnut Street. ZONE: R -4.5 (Residential, 4.5 units per acre). The R -4.5 zone allows single - family residential units, public support facilities, residential treatment homes, farming, manufactured homes, family day care, home occupations, temporary uses, and accessory structures among other uses. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.50, 18.80, 18.84, 18.88, 18.92, 18.96, 18.100, 18.102, 18.106, 18.108, 18.160 and 18.164. Attached is the Site Plan, Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: Monday - September 18. 1995. You may use the space provided below or attach a separate letter to return your comments. If You are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Department, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. _ Please contact of our office. _ Please refer to the enclosed letter. Written comments provided below: — (Please provide the following information) Name of Person Commenting: Phone Number: SUB 95 -0006 /PDR 95-0007/SLR 95 -0012 September 8, 1995 HUNTER'S GLEN PROPOSAL/REQUEST FOR COMMENTS •cci/E c1S-0006 . i Die c066'7 0 REQUEST FOR COMMEN P c-C- ›..Lie NOTIFICATION UST FOR LAND USE & DEVELOPMENT 675 sul APPLICATIONS ... 1 .: 1 ,. ......, (IT 17-°iI • 1(1. ..:,.... ,.. >....,.:.:::...- r • — . .. . ... .. . .... .. . . :::::!..• • , • .. CITIZEN:: INVOLVEMENT TEAMS:a :' ; ' ...:-.. . . (circle CPO NO. one} /4 041 : Area: (N) (S) ( (0 ** Placed for review in Library CIT Book *• ...... — Cit0:!#E#ARTMES#111::::::::::. 1/Ei DEPTJDave Scott, woo official t.<li:120 1GJCE DEPTJKeIIy Jennings t4)( Acker, maim. sow. • _ CITY ADMINJCathy Wheatley, atv Raw. i . DEPTJMichael Anderson, oev. Review Eno. .fet)M.DEV. DEPTJD.S.T.'S ADV. PLNGJCarol Landsman, senior Planner 4...-- DEPTJMIchael Miller, operations mar. : :;:::::;:; . :1::::iii:Iii,:::,;:::;;:;:::::::i::; : ; : ',:: : ::::::: .: ::,:::::•::.::::•.; 13 EcIALPIISTRICTS.:•;::::::::: : ::::::::.•:$;:ii:il:':::::.: • :::: : :::::: • :..:::::i - :::::::::•:.: :: ::::::::::::;::::::::::::::::::::::;::::::::ini:::: : ii::::::::::::::::::::::::::::::::::::::::M::::::1 :::.; ..:.:: • y: ' :•::. ' ..:,•:.:•:::::::::::, ..,.. ,•;::....:.:-..-:::•,::::: -:::-:.::::::;:::::::::::::. ....,..:::::::::::::::, ....,...: . . .:, . . . • . ...:::.:::.:::::: .. i. . :::...:.:::::::::: . • .. :-.:.: .. . . :, . :.....:.:,....:.:. : :.:: • ...:::,::::.....:. ... . . . . ..:. : • :.:...::..:.-:::::•:.::.:..:. :•., • ::,:::::.:, , . : . ..:. • ... ::: ... i ..:.:::::::::::::::::::::::::::::::;:.:*,;:::: FIRE MARSHALL (-4 SEWERAGE AGENCY TUALATIN VALLEY WATER DIST. _ Gene Birchell SWM Program/Lee Walker PO Box 745 Wa. County Fire District 155 N. First Street Beaverton, OR 97075 (pick-up box) Hillsboro, OR 97124 1 ::::::::.::: : ; : ::::::.:::;: : : . ..: , .:$:::::::::i : :::::4:::.::: - .. , :::::::::::::;:::.::.::::: : :::::::::::::::::;:ii:::::::i:::::•::::::::::.:..:.....; , : . ::..:: . ... , ;.::::::: . i :: . . AFOkTED:-Ayitistiler.ipkt..,::i::::::::::::::::::: ,... • - . . . .: . '::::4:: ':.1 ::::::::::::::::::::.:. ......: • ...:::...:: WA. CO. DEPT. OF LAND USE & TRANSP. METRO AREA BOUNDARY COMMISSION METRO-GREENSPACES 150 N. First Avenue 800 NE Oregon St. /16, Suite 540 Mel Huie (CPA's/ZOA's) Hillsboro, OR 97124 Portland, OR 97232-2109 600 NE Grand Avenue Portland, OR 97232-2736 _ Brent Curtis (CPA's _ 's) STATE HIGHWAY DIVISION Jim Tice (IGA'S) Sam Hunaidi _ _ ODOT/REGION 1 _ Mike Borreson (Engineer) PO Box 25412 Laurie Nicholson/Trans. Planning Se: tt King (CPA's) Portland, OR 97225-0412 123 N.W. Flanders 12 'rm Harry (Current Planning Apps) Portland, OR 97209-4037 Bailey (Current Planning App's) OREGON DLCD (CPA's/ZOA's) 1175 Court Street, N.E. OTHER _ CITY OF BEAVERTON Salem, OR 97310-0590 Larry Conrad, Senior Planner _ CITY OF PORTLAND PO Box 4755 CITY OF DURHAM Planning Director _ Beaverton, OR 97076 City Manager 1120 SW 5th PO Box 23483 Portland, OR 97204 _ CITY OF KING CITY Tigard, OR 97281-3483 City Manager CITY OF LAKE OSWEGO 15300 SW 116th — CITY OF TUALATIN City Manager King City, OR 97224 PO Box 369 PO Box 369 Tualatin, OR 97062 Lake Oswego, OR 97034 ::•:::.::..:'.. . •:.::::::: . ::::::: . : . : i:j::::::::::;:::i::::::•:::::: _ _ GENERAL TELEPHONE ELECTRIC ORTLAND GENERAL ELECTRIC COLUMBIA CABLE CO. Jim Wieskamp, Engineering Brian Moore Craig Eyestone PO Box 23416 14655 SW Old Scholls Ferry Rd. 14200 SW Brigadoon Court Tigard, OR 97281-3416 Beaverton, OR 97007 Beaverton, OR 97005 _ NW NATURAL CAS CO. pnone:(503) 721.2440 METRO AREA COMMUNICATIONS _ TRI-MET TRANSIT DEVELOPMENT _ Scott Palmer Fax MOM 721.2502 Jason Hewitt Kim Knox, Project Planner 220 NW Second Avenue Twin Oaks Technology Center 710 NE Holladay Street Portland, OR 97209-3991 1815 NW 169th Place S-6020 Portland, OR 97232 Beaverton, OR 97006-4886 — TCI CABLEVISION OF OREGON US WEST COMMUNICATIONS — SOUTHERN PACIFIC TRANS. CO. Linda Peterson Pete Nelson Duane M. Forney, PLS-Project Eng. 3500 SW Bond Street 421 SW Oak Street 800 NW 6th Ave., Room 324 Portland,.OR 97201 Portland, OR 97204 Union Station Portland, OR 97209 S TATE AGENtlEt::::•:: i..l • ..... • • ••:i•-• •••: ':.•:•:.•.•:•••:. :::' . •i• . • ':••:::: :• i:•' :•;:•: .•:•• ••• ::. i':i..:: • -.• ' .• FEDERAL AGENdlit$": :•••::::::.',.•::. :;.. .:•:••••:..i. ', • :.:.:.• .:.:-. .. • ....:'• :.:::::.'.:::.::::•••::::.:::. .: •,:•••': - • • :•••:.:•::••...••::...:.:•....:-....•:••• ••••• • • ::::•::.,:::::::• :: . •::::. . • ::::-::':•:.:•• .'•:.:. • :.<•:•, •.: :.: :::.:::. • •::.::::::i:::.:: ::: •:••••::......•:,:•.:::-:.:::.:•.: i • :: • :. .,....::, :..: ..:::•:: , .:: : ..: .-::,,.....::::::.::::.,,,,*:.:::::::::•:*::::::::.::::::.::::::::::::::: _ _ AERONAUTICS DIVISION (ODOT) DIVISION OF STATE LANDS US POSTAL SERVICE _ _ COMMERCE DEPT.-M.H. PARK FISH & WILDLIFE Randy Hammock, Growth Cord. _ PUC _ DOGAMI Cedar Mill Station DEPT. OF ENVIRONMENTAL QUALITY Portland, OR 97229-9998 U.S. ARMY CORPS. OF ENGINEERS _ OTHER Nvoginkoattyvfaloticnnt • Sent By: MATRIX DEVEL & LEGEND HOMES; 5035988900; Apr -28 -99 7:38AM; Page 1 • • sub g5 -- oo DATE: 4/28/99 FROM: Larry York TIME: 7.35 A.1 �� 1 _ 11130 SW BARBUR BLVD. TO: N.J. - Planning Dept PORTLAND, OR 97219 r i r y nf T i v rA MATRIX FAX# 684 -7297 DEVELOPMENT FAX 503.244.8261 PAGES FOLLOWING COVER: 2 CORPORATION PHONE 503.244.8159 Ext. 208 Please call me regarding the letter and arborist report re the dead tree in Hunters Glen. Thanks! i).ako1/40\ Sent By: MATRIX DEVEL & LEGEND HOMES; 5035988900; Apr -28 -99 7:38AM; Page 2/3 Sent By: ; • 503 579 3099; Apr•25- 9:17; Page 1/2 To: Legend Homes front : Ron & Edie Geniuch Subject: Removal of Dead Cedar Tree in Common Area Reference: Common Area in Hunter's Glen between lots 18 and lot 19. 1...ot 1 K 1:3 12664 SW 116 Ave Tigard, lot 19 is 12648 SW 116 Ave Tigard David & Rhonda Box (lot 19) and Ron & Edie Geniuch (lot 18) arc still waiting for you w arrange the removal of the dead cedar tree in the common area. 1 am attaching a bid from All Season Services for removal and stump grinding. This is the lowest bid 1 have been able to find. Please call them soon and arrange for the removal of this tree. We have had our gutters cleaned three times to remove the debris from this dead tree. The branches are dead and wind is bringing some of them down. This dead tee is a dangerous liability. Please remove it soon. Thank you for your prompt attention to this matter. Ron & Edie Geniuch Sent By: MATRIX DEVEL & LEGEND HOMES; 5035988900; Apr -28 -99 7:38AM; Page 3/3 lent By: ; • 503 579 3099; • Apr-25-94111:18; Page 2/2 L 03 0 Y L° VECT84 CCD 1 16451, BONDED, INS. (1 million) (503) 968 -TREE (8733) YOUR LOCAL ARBOR CARE PROFESSIONAL * CERTIFIED ARBORIST ON STAFF * EXPERJENCED REMOVAL TEAM ' EXCELLENT REFERENCES ESTIMATE Ron Geniuch 12664 sw 116tb Tigard, Or 519-4633 * *The tree in question, adjacent to 12664 sw 116th, is dead, and poses a very scr liability / hazrard; both to nearby hosing and pedestrian traffic on path under tree. ** * *Immediste.removai is bighturecommpided. Note: the tree died as a result of construction trauma, and sever root & soil compaction. • - REMOVE CEDAR T. - Safely lower all branches and trunkwood - Chip and haul all branches & debris -Haul all trunkwood TOTAL s600'00 -REMOVE STUMP 1 Mi , r st roa 18 inches beow ground -Grind stump p l d Si2S TOTA ;'WITH STUMP 5725.00 "'Recommend replanting wl h a w-Orvg0.Naative evergreen tree- Douglas Fir, Western Red Cedar, HeeilUalc, or line. • Ptili for replanting varies wit** stte'aud type of tree selected. • • • Sae 7 % O3 (:„,_44 1 June 7, 1996 CITY OF TIGARD v OREGON Bonnie Venezio 12020 SW Walnut Street • Tigard, OR 97223 Re: Traffic on SW Walnut Street • • Dear Ms. Venezio: This letter is in response to your letter dated June 2 to the Planning Commission. First of all we would like to thank you for your interest in providing input t� the City concerning project development requirements that should be considered. You requested that the developing Hunter's Glen Subdivision provide connectivity to other streets in order to alleviate traffic problems on SW Walnut Street. Prior to approving new subdivision proposals, considerations such as the topography of the area, the existing development constraints and the standards of the adopted Community Development Code are analyzed. Through the Public Hearing process this is again reviewed and deliberated with the input of the Public. All feasible street connections are then, normally made requirements of the development. The Hunter's Glen Subdivision was required to provide street connectivity by aligning their project entrance from SW Walnut to SW 116th Avenue to the north. Street connections were also required to be made to existing subdivisions on SW Carmen Street and SW 114th Terrace. Future street connections were also provided to the south and to the west to serve potential future development (see enclosed plat map, "Exhibit B "). In terms of the planned improvements of SW Walnut Street, much of this street is still under the jurisdiction of Washington County. For this reason this facility is not presently a high priority for City Capital Improvements. However, the section of SW Walnut Street from SW 121st to SW 135th is a funded street improvement project approved by the voters through MSTIP 3 (see enclosed MSTIP 3 map "Exhibit C "). This project includes the addition of a lane, curb, gutter, sidewalks and bike lanes. Please contact Greg Miller with Washington County at 693 -4725 concerning these improvements. PAGE 1 OF 2 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639 -4171 TDD (503) 684 -2772 • • Please feel free to contact me concerning this information, or if you should have any other questions. Sincerely, d q4//4114/4_ idei14/L . Mark Roberts, AICP Associate Planner is /curpin/mark_r/venezio.doc • Enclosures (3) c: Planning Commission SUB 95 -0006 land use file Correspondence file PAGE 2 OF 2 EXHIBIT A • e • _, ,....., 1 ILL:L.1,, N'y's 1 nr 1 LA 15111E4E1U . . 7 •• 1 )// e4 - • *1+ •- - tIONWIIII inal1 1 1 :1 11 .111 1 9 IN WI mil • elf 1 It* WAIL ob • t. •:Iirr rar 0 47 ■4k AC .12 2.— .. : ..•,•a, A C. :awmPli ■ .. i .."■-• ma 10 • v. - _ MOM 641. r 002"..., vadiria 5 —,,,. ,,„,,,„ ....., ..„,, -• :!: .• 4,Wan 3 wflivithn s•gadainsaabi:-. ... -'• .a.., ........-- ,-, • • 7 '.....:.:: 111 140 ' -I." . . '': :-• ' - ' ' , • . *, Alla 1 !MMUS, IF: IIII - . MARY • .- . : : '... l : ill .ii• INS := ::: Fe: P. ..... • ., Aligg , W ilm.. ', ...• ..., ,.. 11111 . W000 !' • .• , - • ty. - - 4 -; ' - n u Miliin a I% r t re , = r„, ELEM WE aim mill - . • ... - . • .. • • - 'sr damns • - ilii •••• RP' 1 4 0 .. s o d --- ail.• 4310 -VA ..z. ..• - vlyan0P.• -- :: ".' ' - • •,- ., : • a En.• -D•e• -. . tuaLdAn SCH .6 ....4, a ,, 3 la A mg mi lk: . ..; : ....;„ : ,. : 1....r e . . :'..,•... ,. ..•:..:;.::::,. .,..... . • mi .-.' • ... . ..- , .• I ianamrsimans • Thais ., SIMI mum . .• • ... ... • • I MN - 01 I N MVO a El i..... :..:.. • ..7 • l'''''' .: ,I m ialiP ma 1 Mk 1 IMMI 111 ‘'......-. ... ..." ' .., . . P'• an i ii•Wik•I''' 410/1. IM• at .•''. 101 mmilli mr.., • OWLER / as cm AN g z i % r . - - -, 4 1-, 4 1, p wirn111111111111131 mi UNIOR 1111 11" 01 W PAP■ .4 " li I--- ...... ...■••• • • . . . III al IGH ., 'la IN it PA CL : _ m ...1 1 6 4 0 , CIL, _ia . ilygoOL r . 47 ar tirVg unra .... 1111, aztrzarr a „, ____IrAVrk. 21." VA IMI 1,, or le -Al III • . alasii sams7u7 . ,_... . . am r.... vina a— e .;• ' is* 7- ,.. . 4.,•■•• 00..• ./ r• -K/,//' '//"P-../7F'./..A5'34%/ IPA UJ • VI 1. '• - - .Oa Inv mail '.. : 4 / o ,o,Ao, ,,,“ ......" • • o ,-, .ev //. -.-,..,.. ... • 0 „ 4 ... - • , „;:: .4 4 ,4 f,..• .".• v;' 4111 el. 0 MO AR 1 40 OA / SETE —>>» 011 2r 1 r. IN ovg- ,4 j/,''' 1 - ft' '' .;.:4•W '-'> 1("q , / ?"7- P s ' 4 %. .--; 4 4 A Mt 4 A:./ ;?•i1V e/' ' AmItTlfa% 4% ?at I • / b v 7 A / A A 1 C A All v • . ■•/. Z 1111M.____.,„,/1 , 1 CV /?' • / V /) 4 " VIZ I • .., f Nou , , ...I ..i ,x,...:4 , z._ .....01' / A-774414 '''''''''''' "Il a % ',=. 0 ,44TA al i 14 4 4 NI A A 4 z• / 4 ,at V/V / : ,,, y ',,,,, ..;; .p IIF FZI" ./r" wiwnelli— le .A - ..413 41:::( /-. z / 4 . 4 4 / /./ zz„; ...4.4)V /A e uti- "Aii• , r W. 4 ,. .; 17 .4 4 , A i 7 /%/4+.ia- Illi '' A•••• 1.:-; 11111 1111111:11 1 1Fairt1V • Elm .. E mma ir \ g "* la 111HIO• INI0111 . - '‘ AVols ra mg Elm ming m a 4i, 4 -,41N 04 am' • a 4.....iir Emmal ;0 11111111111 7 1 , / . ,-,- , • • • • 4 14„el 4•E•z, * al L 04 .... ti • al. . rrns NO / • ., 4 ,- - .7 _ ..- . ..c. mr Ls al /'' ; ■11 6 I .4f Alai ' grg° la :AMR 1 cc . , /S(' • vsle mum. /fi IIV allo AO v 1 r41.1 Y'. is < . evz/v.. I, Ati NIFAMI Ru ....,..,=111/44, (tip D _ .it Duat1111.1621111, (5 . I .//Atbi -*, L. '''"' = 1 5 inrt^znanr"liw 1 /-e-fTef.W b •6)• ... 1.5 -:■,.: -- .... ----imp, t • Llt vt.ti —.• ifk , \ . , ,,.wcy. Minim Itull AFIff -.11%0 gq _,_. . --!.... :._. i . -- lir ija- 3 Ilary., I 1 ZNMi H I LL . a a __Ir • -; EF ,.,,;:. . .. ..... , R-45_ .0=meallh. 1/:-. - ,,,,,, '. .,• I ! /W - z? g..-2, 74_ ----• Am . ■ ! , .ii.; . 2 - :, .4-.4 ( .v, I/ i' pm WIC 1 1 • _, 3 1`,;r 1 I - , •-.E.. TIVIRIM 11 I *7 ! ,.,,;, • , ". / . 1,-,-_-- ,,,--- , ", Iper sat mu. . .„,. \fR 1 12 1 1--- --. ,. ...5, 1- fau 1 / „., I Li ..., ..zrzi • iv' t MIL . / . 1 ,-, / rri , r 0 • . .• VICINITY 1 CASE NO. SUB 95-0006 , EXHIBIT MAP ! si 1 PDR 95-0007 . .• 1 st R QA-11(119 v Id 'u JNINNV1d CIUVDII .d0 A110 1 1 . \ \ 1 1 1 2 ' iIA L Iv lJ '// 1 11 ' • ).....-_ L � � u, ,,..--A\., u .� I rL Us 1 u0 - � 1 J � — = i 41. 1 1 rail . 1 1 1 1 a � u i.w u aw a i. 1 ` as�w / 1 I _ _ _ ■ __ u.w aeanwa.s.r.er _ Ywslo .r L.L 1 — - _ S M 1 1 � tN TERRA Q � � — - - — - - ---_ — 1 0 (° (4 te 1 ` CR EV E ' - \ w __ F u. 0 I z o 0 0 1 1 1 -�-- u .a u /f 1! 11 1! L a 1 +� - \+ 1 " to 1() n 1 1 a s IL NM u ur.. L u \+ I I L nw U) Q) • r m kTb: _ _ —v-i-Tr-i -r-ir-r-w-i---\\,. ..... so , , . Wel IMF I \ • , ` L L` ILI. �L i _ � ' ' � :. r •\ I O O ', � r� `\ �\ i u«. • / ! • \\t _� Fra:11&.- / 4 44 r r• . • :1 1 II I __ ' 1 - / ' aW/ .k a.,,/ k: 4S/ t 4S/ 1 a.'.S/ 1 """— z as/ U/ era. .y;. , _ �__± _� r r _ w ' w 'k ' _ s1► 111MAK + ' z _ -- �_•___i9 A - o ® tlr...m AL.L 1 ' F i 77 ra - -G, . 1 a...� lw. /1 aM /1l ll a O / aw./ 1 awr/ 1 LM. 1 arm/ 1 O i ,t IY A 4 b ►+ !, t a w.. ti �r.r / �` r�r / I , ` ..w . is a.... e , 03 - J_,�_.p._l-.p Lt_L�_l __J_r�_c _a,�_. _.��_,E _ _I__ r. 1 - - - - - -- ._.I IL w uaA - -- IL M, u w I1°• • at girl!' •� + 1 1 1 .r c. r. ; u. r 1 u w.us p 10 ' ,� I l l s 1 ____Ii \ Si I, 4.1:2(,- ,r_______, I E Ca I 1 1 11 - n.-..- , IL (,� r a IL MO i Mali k QX • W • • L ____ , SH1NGTON ° o N . 4:13 UNION S. .. _. C OUNTY OK[ 1 a A° , v M R • PH I l , S RD R.1 I wit 4br Tiiiiii.:1,..r• aa wM r, n STII . _ ,• . .,.• t r . R'r 'f� L Ilk • : 4 ql la .• anv.R :... .al u:a. :. sral 1 t; ;1 —. - 1 •• ; ` -s• :'• � irvilOv P�OG�AY t. 2 a 1 • r w _ I w • 4 • : •• p Ya 0•wt I ••. • •• V • .:' ° - . • • • • ; • The Major Streets Transportation • 1 • Improvement Program 3 continues an 4 «• t •• • , • ••. " Hillsboro 1 ,ii • <<< I =• •• initiative Washington County voters • • .: / • mil. "° - -- --1 • Ro • approved twice before: MSTIP 1 (1986) �.� .: •�.. ,�...•.,•• 5 J 6 Z I •i[A„ '• . and MSTIP 2 (1989). i. .. . fo.' AV( , IIA IN 5r ! rq .. . l, :... I■ ®tam _ ,« r a • • �tl• r 1 _ _ • AM .a • • • s i ur � D .. • • • • `" Sr ,, • - l� $ I • The MSTIP 2 levy expires in 1995. Po' Is Zoo • 'Ili " AOt . • • • • • • • ,",l 8 . Kim least , If approved by County voters in May � I ` RA • 1995, MSTIP 3 would replace MSTIP 2 4 :41 I Cr • . . - s � • • • `�'° s ,• •. V V and fund $130.2 million of additional m, WIN NIL ao �, Y •• • ..I ` P AVM, / Hid transportation improvements. ,„ Mir gl 'OM i N , .• t '�� 14 • The six -year MSTIP 3 levy would pay ate[ °.l[ � for construction of 27 specific projects .3. w s P t l (see map), as well as special funds for s R 15 w , 2 6 1 bridge repair, small cities projects, traffic a Omits ROBINSON ,te 1 `� ` " � °" "� "' signal interties and additional bike and 4 • Y lrr . 1 r " a ,,, e • NE R 1 • , pedestrian improvements. 4 b I • _ • sr / , Doom • Gaston I I pS • 17 = ®` � MSTIP 3 is 92 cents per $1,000 ,..- niter niter m- valuation. The first year rate for • " T i ; • , MSTIP 1 was 93 cents per $1,000 r ' Los Owed au ° 'CAS SCAM I s .. l a . • ° s r GRl l' r ,a - > : a eR,r• r and MSTIP 2 was 83 cents per $1,000. • •, . i 1 7- �� r `nice ...,... 2 ip9r1� • i nf ormat ion contact Gre i d [r . a • , ! For further g • • • 4 1 ;� . . 22 Du �j / A a • � Miller at 693 -4725. 2 SNER•000 ND 201111 Z ¢i Scab: I' • 10000' I I 1 - o Tualat �4 : I — . 5000' 10000' 16000' : .MSTIP is a cooperative program of Washington County • �,� , , ,� � and the cities of Banks, Beaverton, Cornelius, Durham, •• r R° ■ •• ► • • �i ` ' Forest Grove, Gaston, Hillsboro, King City, North Plains, 1 , 1 I 24 Sherwood, Tigard, Tualatin and wlsonville. Airi 1__ " ,s a s od zr . .. . . .. information provided and pad for by: ' RINSE r i n �� Washington Com ty, 155 Nora, Firs Avenue, t4 regon boro O 97124 -- - - - - -- -- •• .. .. ... -•_. _ -- el. i • I - o MSTIP -3 PROJECT LIST PROJECT NOMINATING MSTIP -3 PROJECT �I T • • SCOPE OF WORK JURISDICTIONS 1 Sunsef/Unh►er PROJECT sity to Beal Forest Grove lI�ATING SCOPE CF WORK Widen to three lanes, including bikeway, • JURISDICTI N S • sidewalks and a traffic signal at Willamina. 18 HalU99W Intersection Add tune by 2 Martin-Cornelius Seheiflin Corridor Tigard lanes, modify traffic sigoi Forest Grove Two lane road with wide paved shoulders from Northern 19 Beef Bend and Elsner Roads County Arterial (to be constructed 19989) to existing Tigard, King City Two lanes with paved s at Zion Ch�re constructed Rd intersection, Includes rovemeni.s from 99W to Scholls Ferry Road Beaverton, P e prob1 s.�■iioates safety hazards • intersections in between, and realigning Martin Road improving Sherwood, Durham horizontal sigh alignment tance proWen� vertical 3 Four intersection improvements, 20 Beef Bend/King Arthur to 131st • �y Highway Cornelius Improve safety at intersections of Baseline and Adair with 4th, King City Three lanes, sidewalk c 10th, 14th and 26th, including signal modifications and and County MSTIP 2 orr�letes� with h interconnections. t. , ; , . ; . 21 Fischer Rd an 131d Ave Sidewalk 4 Evergreen/25th-Glencoe Hillsboro City Sidewalk from Beef Bend Rd akanstltlht and Fischer Hillsboro Three lanes with sidewalks, bikeway. • 22 Tualatin Rd/115th to Boones to 99W. a, 5 �ookwoodlBaseline to Airport Rd Hillsboro I _.-• Three lanes with sidewalks and bikeway Baseline to Tualatin Three lanes with sidewalks and Noway RR Crossing. Cornell, five lane half street Cornell to Airport Road, ssing. ; 23 Lower Boones/Boones to Bridgeport ..„.,.. 1 add traffic signal. Durham Sidewalks, bikeway, interconnect 8 216thlBaseline to Cornell . Tualatin and overlays. mss `: Hillsboro Straighten road at two existing Railroad crossings I County 24 Oregon StfrualatinSherwood Road Y that are being removed. to Murdock St Sherwood ' • W iden to three lanes, traffic sigrWiatTualatinSherwood 7 Baseline/177th to 2314 Road, sidewalks and bikeway. County Five lanes from end of Tr! -Met work at 177th to 185th, three lanes from 185th to 231st, replace three bridges, 25 Oleson Rd/Fanno Creek- Garden Home County 2 lanes, bike lanes and sidewalks f cost. existing signal syste add and modify traffic signals; interconnect signals. 26 Oleson Rd/Garden Home -Hall sidewalk sidewalk and bikeway. County 2 lanes, bike lanes and 8 218th/11/ Hwy to Baseline 27 Oak/Hall -80th County Sidewalks, bikeway, s.sigw! at 80th' Hillsboro Widen to three lanes, add traffic signals at Francis and interconnect I • County Johnson; interconnect signals, includes sidewalks and bikeway. Y� �� 9 !i 170th and 173d/Baseline to Walker Bridge Program all • . • Beaverton Three lanes with sidewalks and bikeway 34 million for replacing substand�txidges, Including local match for federal funding. i 10 Cornell/Murray to Saltzman Bike/Pedestrian Facility Program ' } County Widen to three lanes, completes project started with MSTIP 2, all 52 million for constructing new bikeways and completing includes sidewalk and bikeway, links in the sidewalk system. 11 to 119th i t County Widen to five lanes to link work now under construction Small Cities Program Banks $600,000 for street improvements b Banks, Gaston, to Cornell and Saltzman, includes sidewalks and bikeway. Gaston and North Plains. 12 Milliken ExtensioNHocken to North Plains I • Cedar Hills Beaverton Three lanes with sidewalks and bikeway, extends Milliken t to Cedar Hills Blvd. Safely Program all I $500,000 local matchin g fords X1 ` 000 f 0 %) for federal 13 170thlRigert to-Alexander County Three lanes with sidewalks and bikeway from Rigert to Blanton, enhancing tra ffic Hazard Elimination System (HES) pro five lanes Blanton to Alexander. Add and modify traffic signals. Traffic Flow Enhancement program all $500,000 for projects to lntercorw�ect ms, 14 Davis/Murray to 170th flow at minminimum Beaverton Three lanes with sidewalks and bikeway. 15 Hart/Murray to 165th • Beaverton Three lanes with sidewalks and bikeway, ' traffic signal at 155th. 18 Lombard/Broadway to Farmington Beaverton Three lanes with sidewalks and bikeway. 17 Wa1ntN121st to 135th Tigard Three lanes with sidewalks and bikeway. - . • . 4 t?• r • RECE PLANNING JUN 06199$ 12020 SW Walnut June 2, 1996 Tigard, OR 97223 (503) 590 -2726 City of Tigard Planning Division 13125 SW Hall Blvd. Tigard, Oregon 97223 Planning Commission: You, no doubt, are aware of how much traffic there is on Walnut Street from Fowler Middle School to 122nd.Street. Since construction on the Hunter's Glen subdivision has begun, it is almost impossible to get to work and back home in the evening. However, your major concern should be the traffic increase on Walnut Street upon completion of the subdivision. You need to have either the contractor or the City, build an alternate street in the back of the subdivision. This would accommodate the increase in traffic from the new residences. Walnut Street will have to endure more traffic and more noise, if you don't. Our property values will definitely decrease. Please try to understand our plight. You could hold a neighborhood meeting to discuss the best way to solve this traffic problem. I have been talking to some of the neighbors. They are very concerned and willing to attend a forum to give constructive opinions and solutions to this dilemma. Thank you. Sincerely, , • (44e2-;.4c, Bonnie Venezio • r •• C 0 V E R ' FAX S H E E T To: Larry York Matrix Development 598 -8900 Randy Wubven Allwood Industries 360 -260 -7200 Mark Roberts City of Tigard 684.7297 Subject: ; Hunters Glen Timber Harvest W&HP Job No. 4- 10- 97-0702 Date: January 25, 1996 Pages: 2, including this cover sheet. From the dean of... Blake linitrro+Iij{er, P.B. Project {Manager W8w Pnaric 8408 S.W lknbui Avenue t9eavertdn, Oregon 87008 (5 Falr« (503) 326 4775 17S :0T 96, SE N11r Z00/T00 —d 580 -1 816 —d '9NI 9Idl31:1d H'811 S2.,2,09ZS20S PACIFIC 8405 $.W Nimbus Avenue Beaverton, OR 97008 -7120 SITE VISIT REPORT DATE: January 23, 1996 PROJECT: Hunters Glen Timber Harvest Job No. 4- 1097 -0702 NOTES BY: Blake Lettenmaier, P.E. DISTRIBUTION: Larry York, Matrix Development Corporation Randy Wubven, Allwood Industries Mark Roberts, City of Tigard I arrived at the site at approximately 12:00 p.m. Weather included cloudy skies with temperatures in the lower 40's. Ground conditions are wet. Harvest activity since Monday, January 22, 1996, has resulted in approximately one -third of the trees being felled. Workers on -site indicated the remaining trees should be felled by the end. of the week. Following the falling of trees, limbs and scrap timber will begin to be ground with a. tub - grinder scheduled to be brought in later this week. I spoke with the workers on - site and gave them my name and phone numbers which I could be contacted at. I emphasized strongly that should there be any doubt on whether a tree should or should not be removed near or on the southern property line, that they contact me prior to cutting so I could assist in making a decision. The surrounding streets are clean and free of debris. The orange construction fencing is in place marking the boundary between trees to be saved and trees to be removed. Silt fencing for erosion control is also in place. • BLB /srb • Id,..U4-1097- 07021...10I24S VRREP (503) 626 - 0455 Fax (503) 526 - 0775 planning • Engineering • Surveying • Landscape Architecture • Environmental Services bS OT 96 , Si? WI' E00/E00 —d S80 -1 86—d 9N I 9 I d I Ddd H'811 S22.09ESZOS r 4 ' PACIFIC • 8405 S.W. Nimbus Avenue • Beaverton, OR 97008 -7120 SITE VISIT REPORT DATE: January 26, 1996 PROJECT: Hunters Glen Timber Harvest Job No. 4- 1097-0702 NOTES BY: Blake Lettenmaier, P.E. DISTRIBUTION: Larry York, Matrix Development Corporation Randy Wubven, Allwood Industries Mark Roberts, City of Tigard arrived at the site at approximately 11:45 a.m. Weather included cloudy skies with temperatures in the upper 30's. Ground conditions are moist. I was called to the site by Tom Welch of Allwood Industries. He had questions regarding certain trees marked to be saved on the plans, whether we really wanted to save them or not and questions regarding certain trees to be removed that we may want to save. Tom and I went over :the plans and Identified each of the subject trees and marked up the plans for presentation to Mark Roberts with the City of Tigard Planning Department and Larry York, Vice President of Matrix Development. Tom needs a decision prior to Monday at noon and will be finished with the far and cedar harvesting today. Another issue concerned the saving of omamental bushes around the existing home's perimeter. There are a lot of nice rhododendrons, azaleas, vine maples and alike, that could be easily transplanted. I told Tom that 1 would get back to him before Monday at noon on all issues. BLB/srb 1 :1..'# 10y7.dM1 \..101263 VSjEP (503) 626 - 0455 Fax (503) 526 - 0775 Planning • Engineering • Surveying • Landscape Architecture • Environmental Services pp: 60 96, 02 NI f E00/Z00 —d t t' —1 0 T tr —d ' 9N 19 I d I 9tid H'8F1 S22,09ES2 , ...K -..,,, , 1 ...,•`, 4 t - :?ff. , Zf;,,V•0 .,.. - . . • • ••• ..," • . +1/4 ..;* ' ••• N", ,‘',;;j ,i.N...7,. ..Ac..„xi,Ae. • 71•:•A • , 2 i' . 1A/ fr. 1, - v • ....N .):''• .'. ••• ' • /. ' • ' .. !..." A.'. ;i: •‘,.,':`•\ . ''' N-E' \•,; . .. Nk , r'; 'V . * ", ..• .....)‘ ''. .4 ' ‘ ' ' • ... •-: • .,' feat • 01151 410-_, • '..;•• '4.'zp ',,, w ,,..e '', , ...i, l 'os.•, -- ; , ''' : • .' 'Si, • • , .• '• . '4 Ar -• •',) -.• . , • , . d> .;,0 a 0 .;, t. . 5 , , , , 9 , , . :: '.." , .....e :10 ., 1 .1 . ..%' : . ,...." ' 1 .. . *ft' Z 1:.: . ; • •••• ' • •• t •• 1 • t..' . s .. 4.".1,. , ...c: ..x..,....,•,„t •,4'0''••• • . ' • • <lit : ':'‘. :: :I 'i ; ; ;. : :::•,.. • • /,)', • • \A ..k '1 '..‘c . . '' Ak 'I, * . l'• . • ; ,X '. ?(.. ' ''• , .• '' 7*. '• • • • .,. , :.'• • ..... . ■., 7"" -:-, ....:•±::.-. •:•:-.••• -...• •.• -. • . • .• • i.... i . -,,_ ., .. ' 't ...• . 4, zi.&,. .;'-' :• , ..1.47. . ' r'5 .. • i • , ' , ' S. ...• ." . ,c;\ ,-. " 4. - • N - • . f .• . X + ',...(.. Ast t • .• ' 0 '4.3..:',.!. . • ..• • . •••• I •. .4. •••• NS, ,,, . x fo fi • . • ..," , . . ., •*• .. . i ,rX.' \ • .,' • 1"... :.):•••• A' k‘ ; . ' ... • . -1 . ' . • .. ..' tv l '''' 4 ' .4'i ••:•., • ifr • . •• , N'",. ,' .•• ...:' • ‘ "Si %. .:. • .!*.t 7 ,: Apv , •. ,' .47 ... ,, • '1 4. ... .. . • ar .. t - - • ;*:- .":, ... '' $ -,',. 4,,., • `:. .' . ';. •• '' ;' ',..,% .**. ' i'''... .: ' ,.. , .!, .;,....a • ••••• • • 4 . 0• .. ' /MAU:. • . . • .4su , , • ‘. • • ' , ":t.4 . . - •••Yi :'''' :••• • • • • • 1,?.. •,,,, — , . - • • ,,!..... . ....., • ... . . -• -; ' • ' ••••• , • • 1 • .3.: . •••''' .....‘ .......• . 4 .. •••• !• ,..• fr. • , :•,. . :7•.A. A le; .. ••• "4,4. 4 '. -",>.,.. ,.• ” •:. . • • • 4 , . 7- "' ; ' : " . - • • , •• ,.; , X •-r4 4 , '. •-•'-'-' ''L " •;.: • . • .;7121116, . .,4, . -..,:, ..,,.. ..,...,," .•.-ai-dros.• • . . .. ..,•• .4; ,•,,. , • .,...s.,..N.;.', • ,e.,K..., .,. , • .. - .; ,': ., • " '''. Nu$ • .......- . , . o• ..,;• ..• s v 7 • • • .... .., • ' 1 ;.......v. K .'v '•"„(.,,, ... v'...lic-.• . •-.k7::' ); ••''. 1 1 ,:: - ......'..^,i1P'...; :. . • . ,.• • . ••• • '• "" '. ",, 44 X.,, .!• ,S,' 0... • •• X' '.e* " ',., • .," , •*. • • ."• '?t, ,. ,, '.... '$'....,••!',...: f :l... .. . ' . . . .ii" e' , •.' • , .. • . • :,....' ' • 1 . ' .... ', ‘ i , •,'..,'..• ...• ,• x •••• .e • • % .. ... e ' it . N ., • , , ' \X >.•''• •••,...: •,/.\.,% • \,1% • • ., :: ..,r,, ..< ...,•: ..4. ..< ' • '`g';'. ' .-. ...."' ' '''' '• ' .'''• ' • • • '),' •■•, V ''...(:\ '''.: ' ''': ' ...4.■.% -..?, :. A. . :. .7: • f / • • 4 1 -,- • `• • - • ' '-:• •'-; '..' • • • • ., ', , <''.,,'S. •' .„* • .". •:•'.' .A . ' ".• , .,.+' . 1 4 . 0.,`,7 • .. • .. i • " A 1 \ • ..," I , X. • -..4 . i . ':•1.. / • ..••••• N I) , ' ,';'. ' • ' • ' ''' ' • . :" ' • . '‘‘....'''..... ?-.:-'-',;...":' ;..,:: • ',I:4. '‘.• '-' 4 .. \ K V . .3' ' '' • • ' •• " ; • . > ;',■ k". '4' • • -• / .• • • \ . . ...::..:'.. „: ;;;; • ' 1 1 ,",...: • • --.. ft, -.• ,.......• r 7 '•-• .. ''... .:, ,.:•:■ 'k .: .• *4 • • * ' ,/ .4 ... • :. .• ... '''.■ >, 1. ..':, .... ) ";' . ;A . ...e1.4, 1 ,. • •4 ..'. .;■.; ' , N ... • , , ‘k•', s ••• . • , •, • ' k 1" .), , , i . , .e. , - ..., • .,,,, ti :.: Ar . : ' -..... '<, • ,' 'A . ''''• \* ‘• ' ' W. .."‘ ' • '''' •' '''' 4 0 •‘ • '• '' A e \ • 2 A : 5. , . -• 4, . ,' • x .,>( .‘- • si .!v• >,. ., .. . ?, ....„ . .,,K x. :‘,-.'•'. `.. * v • 3 • -, 4. Nr ' •. , ...,". •:',..' ..;,:, .-„,; '>'.... • • .4 1< : V •,' \.•••• . 'f' s''%' : • !7\!\ t', >.N.;;,:‘, •.),..:7.',;5-. , ' • ; : • ,` ..)‹. > v t' . t e Z >f \ - • - ' '4 ,.. . ,..... '4". '4 .. •. • - 1.. ,..,e,' ,'7 . - • ' :: ••.. - 'N,, • te. . ... .„ ...• . ••: ' . ,n; -- 2; - ',. , ' • ' • . • ., 11 . • ts • ... ... 4. .: , .-..:,.• ..... > . , ,.!,. •-• 0 . ,,..-,. !.•.., :::,, ‘.4,...t''. •,,e, •,/ L ...• ___,,,„ . ' `. . ;(* ' ., .4., - ,•;.,• .,, . ,,, )• ... • ), .„, , „.., „ c -,-, — >. :, • „ .,. .••-• ,y,., • -;,-,,. • , :, .... ;,• .,_„ • ': . . ' X..- ie J': . ' `,. • ">" \ J . •),' '-•.• '•,› ...). ' •,* •• ••• ' .- • ' `- ... `• 1". • .. -.. * . .,. v4 ‘ • v \ .. s,, •,.,.' ,, • '......' , ,•,..- 4 '.. • ...., iv,',X, )'‘., „ • . , ./:• .'.< .. )........ .;\ ' . % .r, ,. • --...1. - A' • .-', • ...I :.. '' , .." , • - .". ,.. ,, ..% . ..r. . .„. ...,,, , x ,.:<, ... . , . /.., /•,. ,, \:, ,..• , ..,. ..e ,. • ,.....,./\ . k;>;,.I / .e. X...\ .s .*;''.■ !:c -,..., i ' ) 4: *: - , .. ••• '',' 4-' • .:'• . . . ›.... e• . • - •,• ,,- )t, , .;\ , . A • s ,,v, ...v. . X '„ • i; x , ,„.. „ , , , , ; ,-; .<\ • ;Aw. • .1 > . , .41*, ,.'%; .', . . > , ' ,,t. .:: ?‘• ...N < - ,,. '4' :1'. • ' ' ' ''.-"' i'' '''< - • - . ." " • ' A ., ..‹. ,.,•,,-,..- 0, • .• ,-, • .r., > ;i •• •,,.0. ,,•(• . ••, .. ' `,, • • ..,..:.• ...,.,.., ,.,;. ,>t ... , .. \ , , t .•,; , , . / ,, ,^ .' ' '., • • • ./.., )t,• ■ . ' ., . . ,,. :; 4 : s "(:: .. :;".'.>": ' M •X: X i 3 : ... 4. • • •• ..'• V X -,. - - . : c' x• y • \ • • ' ;..,Y, ,k ,>•• ' l, F...., ‹ >.,-. <>-.:: :, ni:067r...' ' ,..' ..:-., ,-,,•• • ,' v . ''..‹,... v -.,:c.'.,;e .... •A'..,sc .„'.e. *.‘4 ‘.4 ,,;' N ' ;••••••.. \ e'N.,). • ' • .., ;V • 6 c `,' i ' X. \„‹,fr'''• .v.,,..."'•;.-N.,,,,,,i;:,)C,I'''<..Y. ' ../., /<,' ;'•' .. :!. • ,A. '' • ''.4,‘, ..?•■, , ...:: • 4:' ..4" >... p;, , `.....,,' '';.•i'''-,„; ...., / - ie \ ... ‘ ,, ..^ • ,.,•;'::/...• ' •,./.,....,--.,;:-..;\ . ',... N • > ...s ,? c . ., . .. ' ., ., \ t : f . • .(. )( .)t ,;..... K• >: '. 4 + . ... s >,' • ;‘,,,. - .`k f .''>;• 1{ ; .. \(• A •' . • .. ...., \ ,.., ..... "Nvo X, . : .,je :F. o' '`,. s': \ ■, ‘..o \1/4/ 'C V A N,i K y' ... , j \L • 4 .. IN • . . .1 ;' • A X 'Ne • ".• `."';': . ' \ 5e. ';4: 2(N)"' ‘ `''' . ‘ " • ,.. . • si„:: ,4 . „,,,./ r.■;,4,'',\.„:7\,.' ..,,r r, ,--..• >5: , ,x, .>,•;,..< x : x . ' . ,■.;, :.;;;. x ...,,,, ... .,......" ..:. .*r ')e, '.:::•■:"•:./ ''N • c x -, ?:`,4 - • I•kf....''''. l' . „<•• '.•,. \:/'• • , . :. ?C,•)5,/::',,K :S...1.::,,,,,X .., t,', ''.. ,, -<,/ •',.,..?, s.: ..,;( '.5(,,•.,.. • .' 'N • • : ' V 44 , I., r ' '' ' ' . . . • f-,..l • ' ' , .,' ....T ` ' ..... : ..: i' s ,:` ..A •''‘..,. .. , i$. ', ' . „ K.'' ,. , ;r, 24'-? . 1 4.". -... ..,,' .e '•' 4 ; f tittE ...1‘ • • ' • - ,........K...1=. t A X, • .'e •:/,' 'c :N: 4 :: . ' t'• )•oJ v 'y ' '...- •■ ' ', • s .. 's .'"'-,. • ' .,. ' ' NI, •'‘ s /•\ .. ,:,.. \ ,-, •,•C: .,: 1,....,.■'•,f,.......,. . . . . • . • K . .14:, it, t: : - , ' ' ' ' ' . '• • . ' \ ,'' . ` 4 '''N.I ■ ' . ' 's )'' ' , •'.3 \../. oto..4( 4 . ,.._ ,...,. •, ..,.-., - .,.. ..:, -..,..... .,•••••:•,......\./. ,,..,... /. • 4 1 ... . .." N ,-\ „. .. < • ; ,c ,>. • ,,7 ,‘• :.!,)/.. , , „: y 4i 0i ' • ., , r. :.‹.‘. ..-7,.,.-,-4,-;,....„,,,,,,,\(..... ....%. A" s 't . •4'.. ' •;., , ,..,; • •• • IN:f „yr V ..., '•,,:, xe ••:,/ vv'' . 7 /Y' ,...," .•,..,, , ' . / 1 •.. .. ,. "•„.: •,, •• .•l -' . , •,.' • ' ..'. : • -- ' . . -',.' . ' ' ' . N " • ." '" I i .. • ., • ••?: • •• - • •••...% '• r N • • • ■„+" s , • ,•‘• "*„.. ‘Ne ,40 • .„.• , .,.. '.. , !,..;',. z' • ' . '. : \ •,,,," V • '',. .1 ... • . i '. •.„ •„,. 9 ..: ' N'il. '...,, „,.. ' .N 4._,..: '. N )t ,.•... l ....', :1 .„,. : • ,'.'t • ' ,,, . : • . , , .. , . . .:..! • " . . ' .` ' * ' 'i'''. • 0' .. lot • V \ 1%, 1 3 ,_,.;,• • fs• ,P' • ?\ ,* r . •.' ' •-* ....,.., • • , ''. Y ‘.' : ' , .L . X 1 .:,,,; .■'• ......./' •` \ 1‹ ••••%; >1 - ; , ,,, ,j • ' , > .:. 1 ;4. ; • . .< • Vns' ..(' k .' —.'. - v!. o ci,.;• • • , 00 \ -..:; ..,4 Jt‘ ''4. /..7. .<% - . 77 :,( z „•,,,' ;,.• . 1. • V ' . 4 : • C ■fir • > •-.., : :••'•*,' 6, -:•... :Ac..7.1111b17,5116■, ) < .. , ,A r ;;■‘;, , c . , s . /.. ,<.'•,<.*•:., • , ?-,I'.,? .i.% , ;' Aw ',-':,<, ,,.• • . • dt104„ * W,A,,Er.a1 ..40',/,,,r?"10"/Ft4 .• NI'V" -i 4r• fi- 4 ' '' i 5 <,. 7 ,..: ,?k.. ,•'';. ,3s- 7-, '• , .. -•<. .A.... ,<Y....jr,.. 'sc.)..., . 4 ,XX....,'''. .),o. ' . iti 46 . , A ..± * ii k.„;•,..., .A... ) 1 ( v.l . '". , S,',./ v, ..', 01 .,, / X ..:•■ ' 1 ' '1,.;c). X .-; • '•• • .41 7. 4 4 ArgieAti.„`0, k74 .. ,A .,,.., ,,/,,,,,-,,. ils,..i. .,,,,, .A. ....!:. A • . '' . e . A.. s ' , : ''. ... 'sr ''t. .•,• d6., ft ' .6 i tk, 41 4, • . . ' ''''''' ' '' '''' . , ,;2,. ., ,, . .:, .:,,... ,. ,Y' x. .5(k." !-,,,,, • ...; ••• , • • • .. .,.. . . 4:-4.....' . -4 ..- • N.,.....N,. , ', V .. tt„,(, '■.•X 'X' ) t ' '' ' ',4, .4 1 .• ; X •.•‘?':' , ' ‘1. .. ' . i '• . I,.. di'.§. .L. , c, 4 t 6 ; ti k ' 0 c - -' i i 4 " : 1. ,*•. 'No .i.c. ,ar..,40,...44...• :Itt,t . y :. -•. • ..•.,;( • e ,.,•. ....• ,. \,,,- : .,, .,,,,, , 7,4,17 . ,. ,.\< .''' . ‘r! .".`; '." ' .'s '...4 ' ' ' ' -: ' '-' -" '''' :" B. .,n or 4y._ - ...,...x.....x. :;,‘..‹. • , • :<, > • ,4..,.... ..,... .t.... .‘...., ... :.. . , • ...• •,.... ..,.,. .., ,,ri,..,......,t.,..1„,..t.i_. ; ,..pe., • .... ,,.„ x. 4 •,;,1 i X.I . -., ,.. 1 . .! ,.i'. ••• ' :,1 43, Ato 460,6 .-. artf4;'#;v:ows4; • . '› <,<,. ,e ,P c : j ).`. .1- „1 , S . .. •.; , ,$) 1./..:s.;.;. .. x .:. . ;',' N ....■ . , ,:;. •:, I. '41 .. . ' ' , ';,(''' ,t, .. ' ' - c ..... ":." ; 0 Fr.lr • . .14 i ir .4 7 r.'• .>(...,x(4,,:- >• \< <Z ?... , ?.. ,c , .; .c ,,,..<...;,,,,' 2,..: ><,>/ ..2 .-, ......., • ,. ' s'w x .'. ., 7 •• . .,,,.)..( • .. , 4 ,..... • 410;frilip, ' • . . ..,'' . ••.' , X. )•!'■ ',%. ; \ / .'$(... , ( ' • .';'(•...' ' ' .. ,... 4. • • • 'S,• • • ■ • • . ; • " ' ,4 ■'. S„ N • .% \',1• )■• :. \ ‘) C • • . .. X • 'e''''''(*.1<e.. X›<;,■; . . ' X ' X,. x .' ...%' •;‹ . - :( % .A' . • . ' • .' ....A ''. . . '''''. • 'Irtlt. 4 14>' ; '• fi e • ; ,-7 .. - •"., •,,\, '< ‹. • X' . - K-. X . :i. • ' ''c .. ' . • ' ... \j5 i ,1t; ;14,;. ., • , ,-, ,. .." .,' .), ,c A ,‹.. ,.. '' 1 ' .,)!../..',. ' ',V. . 4 . , ...... i . ,, VS: l• Y,,..„ y• •K )... - N... . !N> se ). .,. 4 ' - '' • . ': " VI • . . x ..,, .,-...,),. • : ,,.. ,c„ ,,,, : \-,.•,.< :„,..-. -,.: s• ,,i. , •••$. x ,x...), ,s ...,.\>/ • . , c,',/ V .., : .,..,, . . , . • ,.>•( s s i. • I :,, ; , 1 1 •,, X: ,'W„ , ..e .....v ,..i.." ;4' , ',.. • ', .,', N,'• ,,,,:" ',,, ' .•,,,: ■,),,, ' . ;ye ■ . s s V .›...,:.< •", ,, , ,s ,,, ,, .. ..k. ,, , ,t .,‘: ., *: . ,i, . L. 1 . ... , ' A 41: . .. +. ..Y . ;^. ). •• ' Y.' X i „V A . S 1 . e -' ;7 ,..:';... ' 4. . ' •• ' ••• )t. .A,, t. :' . • • '.. '.", * >:. '•••• ‘X -,)r. . ...■•• v r: < ) '. ‘< ' ` - '...1 ' •• ' 'WA dm .111;.'‘ •': ' . isir.., -; / . . . . • , . • ...' '' , '..'• • ' ' • . ' ' • .....i'..!...'''•:%'....:! ? .....i .. 1 . - , v . : . ' . 4 . ' ' ' *" ' -.• '''.. ' • • • • ''....;', ...:•••• ,.'':•iy. 1. .......1••-• -,) ..-rTz•-. ..••:. • t• , k... • . . ', ?,•• ,...„,,,,, ..,,,•.-:,■•';:: ...,it' ., ' 4 , L . ,• , ... -- ...,, • ,1.: i '‘,1.,,".. .,;“... .7' • ., ''.. ':•": !; ' : .'. : - . •'• ,.',•:,,••••• .,• '..."...,! ...;7' -':;' ' .•...1:d.::: ..,,,,L .,,,,,„,..,..,:,....,-, ...,...„,.,.., "....•,•• • . ...7.e.: <•* . 7:n' ...• 1 - . :: .., .■ '...•••• .'w:,, • , • : • ....::' .. • ' • ••• ;:l.,e • • '..,‘ ...i "•;,...•', . " , ..r,,i „ „ '. i'...Z „f ' •!..,,,,, ' , .7 ••`.....1":•,•2 .• .111;* ,, n,o ..., .';‘ `.. ` ••••, .g•ti • . :,...• ...',. ■.; • „,, .., • '. . . : . : • •,•, . • , ■.• :%.; • •••'. ,, .,' ,e . ••:. •• • • Z... ...:•.' ‘, ••• 4:0 14 . 4 • .41 : ' i • 0. A, 4 ' 4 ' rc • ' ...', 4 71 , .'"2,:,i..1. - . , 10i . . .Y61: :7. .... ..%'4 . ,>'" . , ,::^ 1 . ' ' : s •:'. . • ' ' . • : '• `...: • ' ''' • • '7.•.•'. • „. -' • • . ',' :::' ..... ••• „: ''i4 i•. ''' ••,... ',..,, .6 ,- Vit'' ; ,;;' ( .1 1 ,';•., I „'"),.;' . , . ,,..4.,,,.,,,.: _ '..r4; ' . .. :•. 7 :-.:-"`;_% .• t:. *:;,:. ' 4 ' :: ',..." :. •.'''' • ...i .• . . • .. .%.,., ,'-••:.{ .v: ;:,';',.,-. ..,.;',., ' • "zi a ..1, ‘-‘:,;,,,,:',.:.,,,:. ' ...... ••••f• 1; ......1,.,.;...... k..... • ....:.....••::::, -:, ,••. r;' ,(. --. .: ;;; ....:::::',.....-7...: .. ' • • .. • •:::•• : •''''• .. '....-':: : • ; r. • 9 : • •?:::•• ''•:. , 1: 1 ;•f•'' ,. .sii•f',-; - •.kir , ;; - :;.:"■t . . . '•'. - .t ,. `'-''':' . .i.'•:.:'‘':' ,. .';4' . 1" , .... , :', 'i • :,.. -..s •,.. , : • •-• . • ..... . :••• • :. • . fi•:,...: .;.•••. :.*•:•-t !., ..; ‘ • ... ...'........-;::•:. ;.... -•-.: ..... ••••• ,.•,....% 1 f. , at . .; . ..:S:::•ki..' , ..3*. ; 1 •I=t; ts • ' ''' ' 4. : it'l'ittio:t7*.'-';•',.,','.•17.1•„?'.1.4T7-. 6 . vffr- "*., ' - :17! •',, /..._ . .,,i . :,: : ,, i', 0.: , ....;•: • ., :',..".... .. :. •,, ..,_ '..... t ......." . ... .,....: , :„, :-...;.,!,. ...., ,:,. :,:. ,, ': 1 ,•• ;": i: •-.;',•!:;•,,;';; ',,,:;",.',,....',,',74.:4„,•:,,.•::•=;,., 1,:aZA.VF, ,;:i.'..cill'i":,:,._:',.1..:1:y,•::;'.tr .. • ....."•••••:. ''.' ' - , ', ..• • 1. ; 4 +- .... .:'',..i.e,:;71:" ,.; ,::".), ; ;.;,,,, • , • ; . ..,,......- .:: l• : , . ..(,; :7...e. • ..:-,0;.: • ; :7,:- r: : iii:3 1 6'.,",kk: Z s - ..." • :.•■.: svit\I.M.*:0,e'el,..;;:,41::::;Z:si• • . • . , ••• .. - ..f 4).-1 : •;....,...er...• ... : 2- : •'. , :., ... .. ,t• • . . ,' ..."•• .‘. '' '''. • 67 „ ■,!....• .4 ■ ••• t • ..%,‘‘' .i: i;,.i .4 ,• ..„,......., ?,.. .4,4:le!' „ t1.1‘, . .... : 4P;-;:‘,': : ,..^..:,....; '.* ..*: .. .. ': - 1 .4,?..i: : ' , 4.,.. .; '7 '. •„: , ..: • ' dd.,' .. • ',:::: 4 ,..',. ', . : '. , 1 .. • ''. ' . , ,,, .j:4;.fyi, %.!:-.''';.14r it', j'a N,.- • ' : . 1 , -e: .- ..!Y '' •,:r.:4,1f R',,1..ZP'..:,',!.;;,•:.•.'k,....: . ,.:..f.: ■•I'''.::: :•., . • ....: ' . • : :. '.. - '.:" ..' , '‘Ii ...A1 . .4' ",' ,,, ; :'"? . '/... :,..' •,'.., .. 'f' . •'. , .•.•;i.:••:V.,,,,,r+4i.tF;;Yji,V .f..1 "•'" ; M . 4 '•‘: • ).; ) ' . ",; ' • • ,.;' ',6$,• ", t .. ,,,,..,,,,....„,:,..., „ ..., . . . . ... . , .,,,,.... ,,,,.,...,,,:. ...,,, .. . ,„:,.. .....,,, ,,, , ,. , .„ ., ,, .••, ., ....1' ..,,..., : ..f • g kip;,.ogi. ,N140)..'t e. .-^ - : 2,2 ei " 9 . z !:.: 0 , , t , .. . : ... , ,•; lc.. :.14 '.'•''N',: ',': L' ' .... • .; : - . • : • • • .: : . • • • ,-,:•'•••• ....•,..- 4 :' r • • '• • ■• . • . i.::.: ,., . - .. • . ,... , ,.. .• ., .... •.., 5••,.. -,,,* , !:. ;),.;;,:..... .. ,.. , ...,,,,1 . . ,..-, .,....9 . , - ..,.,, . • .. .. . ... . •' . - ... .• .• .•: • • - .:...-: : • A•i! . :,•:•-• : ' . '" ' .. - .- -.-.. - • • • • • . 'ONI 3 I I3t1c1 1-1'811 617 :17T 96 , 9E Ntif SOO/E00-cl 8S1-1 S2T -d . . • .....• 4, • , ••■ ,., • • h ,4 i 0 ........ .,.,., , ..., .-- • . . _ .: .. . - - • . • 1..., d oi, • a - • ,, ... ip, . A • ftk., ' - ' - v :, 'r . . ,• , • l'.. 4 .4 1 0.0.44...t..0...w i ‘AI I .,..: .. ... t ,.,.. ,,,,, 1....4:44 ..*. 4 ,, - ..t . • -_, .'' .t• 4. 4,.,. ',A. 4 • .•.; -.W'..6*.s•''V';-••4 , t 1 -'lk ki;•••••IS 44 &IP' tr- AD- ... N • , f ' , A ..*, 4. : 104 t * 4. '0. . • - 9' . . N , „..1.„ ,, ti A.v......--i.#,* .q '‘.Cr,..f.' r.....S-,?:‘',.-?,-04,4,-" ... " 1. . ...'' • 't".. q;.. '''' i ek." tie; 'N 21 . '.', -, f* .`,7 • ,, .g.: ii.;.44.1etip-'4, t, A4' .4.:i . , - ,, .r, . .1 ee, 0* Vilk• A. ," - .4,,, tz;r1 Irxik .. '..,&... .1.46. . - .- - A _ .; • ' • •:I dr , Cit. - ...S. e...3.51:•:' .1 .11‘ . . * *1•• .X 4 < • , Iggi 40"..epp ++. : - '"I' 3 si'Aiak ' ■ A . • dik ilibl .lip .:,„.• • 1•07„ • -• -rizrote• 'viol, ,.ylp lip. •""' Jt• '.• 4 .t-ie? e; it . - - : . .• . •,,. - ..1. ., 4: 'di . • .i., ;,i . et , .4 . , ,. ■ ..., . .1 ..q, . -.. ..... ,,, ..15F;xt...• v „ .G .. • • *mak' • . . ....,".....,... •••,, • • '...,: • Ci it',7 -14.. ..‘ .0 v. -,1* i '0. ;of, 4 4 . , •-, ,. :',.,, te• t , -.. 4.. ,,..... t., !, ,. ,. ,, ,1 " 44 3 4. 'iri ' lip ',..1".11_ ..714DP•i•Sitaarita-C4tAittIbtal,ZIM ‘i•,:t.W i'i N 'X rin n rn.. 6 ,_'9".fi.' '.'N•'.. ' j -t . '''' , A *, •,' it... . i' tiL : 1 ? .. '"..t15 4- iP ' 41 4 4' '' 40 1 / % 4 * 4) ,,,Ifly 7T,iiCr411C;6,'Tt•Nr Nr.,gfriootrilt ir t ' '..U. , "%16. 6 '..A. 1 .4pQ , 4i.l.%11:47*.": 11■11;SCZ0140. '"( .- )U , • r- • -:. i'.,-,--.A.i.74 ..r:• 4,4,,,.. *, .s.,....,.....",,,, ..„.:.....__„ .....,_.,., ....-4 4u,t,w - it Y, -: . -: , m: - .-* r. ::i • .... Niik...4.. vip"' ., , ,.,4t- G 11,10,,.+1 . , „ 4 .....7ff41 1 r".1/41"-gr . „,„ i .v.).•: p ,I.T.• q.'; -., , _.- '4.- t•...4):.. ..%:.*:.:...' • .4,171' 4 • It • d a . t 4 44iiirMikiri&s.... AgEtti , 7041PlisT&I.,4116,14,444140.4404644L.4*-*.1).;.V.4!?«%Tv-,,,_ti,,--,-,m' ; „ ker,TVit, 't,• l '• ' . ' 1.0 I it:- -41;44. 4 4,46,, . 4 43 ty,A , ,,A,,,,._•,,e-1..dzi .... . • . ,„,,_ : I h.‘ 4 4 41%- . 4 IS 1 0„; 0 :dieari f *,46, Nr liltil‘PAL‘vi 4 etaly.&..irr.:- 4.. i K.; ; ..4': ' ;■ .' -. ‘Q . ,, :k .! :' 40 : 4 1 ,4 *, .• 4 tql , n0.••••••••' , .. , . , :,-• ' . i . 410" 'Org.,' :roc • 47 • -ar ...eritrAlx - , .4. .it. • Ah. V • .N.' - it= .4' .4 ! irlir'A/1".4.-#4.7% ..-1110:4454.4-AlitA. .6. -- ‘.. .....1" L41. 4.4. 4. • . it • ..fr.....silsttbItivih 1. %Nrit t mokr .wili; ' ,:, vc, , E kt. .latt4-44f s %'' • 1%1 - 4e. ' ri- 411 - '''' ' ' . ... " " . . . .. -- 3- -$Pin';''- .:- • ;.' 4. . .c. •••!. • .. lia,--pr .0 .,. 4,c; 41 " , ....6?-'41".. --2.44, . A t 44.' • .... ,, . -.. itA ., -7.-.- - .,, ...... .. _ • . ,- • •... 0 . - Pli : 1 '.'" 4.7 ' '... •;:', 71 V A - 6 , - ''.: : . '.''' i . . ' '1 %, - I rdb7...41. VI - • 0 i'.... • 4F n :r. 't ''' ,, uvr•17 • .• .: ". -- 4 7 .: , t 7 J:.t.A• 41 t i t . 4i1, a: • ..,..'. ...'s • .> Ir . .......:<-:: . .4 - .. - ,;.. s iSitikAP '' A, ..4. .., •••• • ... .... 4 , iliz. ult., 4 . • A ., .• ti> 1) i: '... •. *.. ...x ,, ,IFV --i gli:..■ 1^ mr. , 0 .i y, , ., . . .46.7;k7 .. .. , . .A. -4,1,,, .1 .,••■ . ..- ..40.. ...t!„.> •-., . k ..r.,,,,,,,,, .,, ... siir 1 . ‘1...,:i iVy5. - , .• X•x: ' . .- '; -. v . •,,v,,,,• 4as Ir00•'-'.." 4. , .-.,:6,- 1...:,, -*z?epd,... . '. • li• • j • '' .... i, „,., ....,...,..,;..,.‘,:.....:,.\.,., .i .... A • ...i ..-it,,' .';,. • • • '..-.. kk „Al*: • - ,# ' :N ,•.`"'.., • it• • 4 ? l NIP .1- , ic.:xe , .. .., -k ;,,fr ..' a • • • . . .•' '.' ./,6' , ..(y. 5< .•.... ', ' :le . -1 4 F*7.4 .- " ('": •1 * 4 4 ;It; r j ik .,0_,A _)liga .. : '),,, •.... ....,.... , ,... .,.. ,' • ; ,, •.•, , .., ...r... . ;,..., ., ...,, 1 c,.. : . •,./ ...mr,,,,,w- ,,p..;,. 4 , , ji , .,," • .. ••,.,.-N*,..7,114 4 . : •.„‹... ••',..... .. ' XoeNi • ' ' Ne> • '. • ; ' W ` ,. • I ..‘. .• 't, guts,144610 ; .• r.-? . ... ... : .. ...''; ''' 5 'C ', . ' •X'X . ' • ) r• Sk-. .. . ' ' • . •• ..e\)(' I, • .-. ` • ‘ . -.‘ >,. Zr- .. ,r .- 4 -6'''V. ....,.., v..,:- . • - : .• - ,,, • \... , ,...,: , • • : f . .",\- x• .'. .. . ;, ' i,:y ••••• .. . • • .. ' - f• • '''.• 0 . i7 • .Ngtg.' ..., • 2•‘" " .....'?\ ..c • • ...' 7. ), \.. : >.• - • 44 .: • %. AL: ' "'; Vi ' 711 ' -. ; l ',:44 .t.;‘4: • 1 - 4 tP . , I. . Th• . ,. 4 k . ,•..- -., ...1'N'" '''& • ' .: • ",.‘. 4 ;N,'; 4,' • .•-•y' i.- -. ? ivdr$A2s;. , ... .. 0 .4 , 40: •:•• v •- • ‘ •• . . • , c , „,„. .,,,,•_„....) ,10..' 2... '' • ., : •,•• ,...• • 4 4.' •• .:.''.. ' ,g - 41 -. . 7r . . * ' 4 6 • ) '40 -.`"" ..' ' - 74 ' r 4" 6 's ... '' •• A • . ' - . . .: .1. . c . A, ‘, - ■.&. • ..r. '' - ''.. ''''''' '''.'• 4 - 4 - . # . . ..4 . • ..0 . . ./ . . !•: ‘.. !.. 'AU . ' • • • - ..„''' t . • . ' • . • .. ■ • • . Yet4Nk' • . • ' • • \ . . . i; . . : • ' ‘ . ! . ' ;d4L • . iTA i■, ;: 4 i . . S.,, c 4, 0 'C''. .." ' ^,,, • Va• . , . • .. Nr , .. , 4•,.. :: W - ... v . 9 . • ' ... '... - I ••• ' " ;.‘st," ‘ . ' - . • - :•• - 4,t, ... '' .1\ ,... ': .;;or , i,... 6 ' 1%, :1' . 16‘ :;_ . "•• ... • . • • -- .-• ---... . .,.,; .\,- ., ../ 11 , x,.., , • P". ,... : k • '• ,t.,; p !. I ) 1,44 :,-........, •, • . ...; . `.‹ ,... • • - • .. , N 1/4 " . t. • ' ' • ' - - ,""t. - ,..s, . . . • ? .. - „.. d .i , ...,..,,,. , .. . . , f p . . . ..• .. , • -itk•.,• :.■ . •?.. •- :, .... r p A • .:, ' . .',. - '. 1 • ,-: . ' :X, ,xilps, , •, ,.,( . , • • ..' ;.; .d,' .,,, •,' ' 'e, ■pre• '. • . ,;- , • ,.; -„,-... -• ,,, t ••: :t.'-. '4'. s : - . 4* ., ' p‘'.. :' .i. ''.4- ..- - ..- . •• ... -,-' .._ il t, j, . -. .),-. A..,v,....x,..„4. :v... ,: ,.. ,' . 7 • '. . tP'.›, ,„, . ' • V '''0.. 1. I S/ ./..4 . ,.,1,vu . N , . • •,.,. " . 4- ,-6-.• ••,,, ... ...:.. , c ,:....: ,:.'-' ...N ' : .A . ,.'('),.`,. , Jel •••••'. , • . ' - A . • :1/4 • ■ S ' '' acr , .,... . . .... • ,. it .. .:-.i .:4 .-... :,. , .,,',■/. ,fi. ! ..! ,....N4 ' .x . • !i .2,,, - . .. .7,1: - -.i.b - , i.`,, 4 :.: . , i...%,• „-• .,>, X , • , J ( .. ..e• .1... • '. .. . .• s _. , N P • . VA.-N, '. 'al - 4 '. • •-g '4.• '..:'..i. :,•;'• , ik'N;, •_,,,- - ' • - . • : . - - ' - ".",•- - ' • '••420ceytr : , • ili ,*.,..c....• ‹ ... 2 .,t....,..,...,1. 4 .z...,c.. ,..0_, •-,... w.d.:;,0-...-,..-.1„..:-.1.-..,4;..4,44•Nomur. --__ ___ ........ ........._.. . •.,-, ..; , ••.,.•.. . 0,, „* 0 0 I ,,,, , ' • .r.......1 •;,,te . •,•: .. • , ' ' • at :4, e ; , 4,? - . .,x . . .. ::i... ',.. ' ' "' " 1 '.'' . . . .,, . ---, .. • • - .., • , .s • • ..•...,. . . • ..,....,,,.•- : .. -:: . • • . ,. ,...,.......,...- . ..... .•-•:.,...::,., .......;:,....:'. .. ..-'..71.,:,..' ;... ••• . :41,-. ... , ,..• ,..,I ...,.,-. ...' : - • .- .. • • ..' -, . •• • , • .:,...,•• •.....,....., .. , :- .,.... • . . . ... . .- . 1.-....; . . , . . . t)LIN .... . ...: ,.. ... , • . i'l e 1 n- i 3 • ' ' ' ,• 1 ..,,• LiJ i , ' L ... ' • • • .. 17 '• • O ' . • ' '. ,' .. •• • .1 ' *-44 ' .,. ,, . ' . Vi' ' . . i.. . • . . . • . . • .*.• • .` . ; ....1 ' g <' ;(" •; tz, ' I ..'f., •• : •• • r`P':1 • ..c ‘, 4" .. . .' • -.: :7 'a H.) • , • . . • • ' A V , , >. .. ....• • . .. , •.• •• • , . • • • 0; ...•;`• • -:'' '2 •::' • ---. • ••••• . - • , •,. •• :.) !..'.. • ,- ..• .. .: .. • • v ,,,,i: Z•';'•• • ••, ,. •• .: '''-■..,..,1e.; ..:• . ' r.- ' • ........ • . • • ' . • • • ; . • • - • : . • •• . - .. ,, •■• ...... •• • . • • , )';',•1:....:•Ar" ': ::" :"'••• ••• • • • • • '.' •• - • '' • ■ • • . ,. • ': •• • ••'•••• .'•'. n' -, '..: • 1 . , . •• ' . ' ' / •• ' • ' • '..; • • ti ) • • • " ; ' .. . ,. ,. • .., 4-. + . . • • • : . • • • - • • • ; • - . . , , ,. . • . , . • • • • • " •• ••• .. • . • . . • ..• . • . . „ .... . , • • ' • - ‘ • • • ': - - '• : • • . , , . • ••••• , , • •• . • . • . .• . ..... . • . • .• • " .. •• . - • . .. . . . , , . . - . • . . ... • . ...., .• , . • • . • . • • • . . • . . • • •• . ... • . ,• - , . :. . .... . • . .. • .. • , • • .. . . . . .....• • s• • • ' . . ...-. • • .. • • • •• . • • . . • .: , • • • . • .• : . .. • • : •,.. • . ... •. . . . .* • . • • •' ••• • • " . ..'• , • . ,. . • • . . • • •• • • , . • . . . . . . . , , • • •.• • • • • • . ., • . a . . . • . . . • • , . • " o . . . • • • , 1 • . . . , • . „ . . • . . ' .• • . • . . . • N . ••• • N I . , • • . . . • . • • •• • N • • . • . . . ,. . • • • , ... . . • • • • • • . ' • .... • • • '' . LEGEND. ..... •••• • ••• - . • . . .. .4. . . . . . • • • • • - . .. .• ... . - ._ . . .. . • • . . . . . • . . • . .„ .. .. . .• .• • • . . ... • ... • • • . . ., . - . . ..•.• . , . ... • .. . . .• f ... . . . . „ .. , . . . . ... . . • . •• • • .. . ... ,.. . ,......,. ..... • .• .,.......,. . .. ., . .... ..i., ,i -.•••.:..•,,,.,.- ....,,,...•.,...,,..,„<„,..,....... ...:. .,.......„•,..• .....,.... ... 7 1., .:-:....... ,' : '‘,„.•;..,;-.....!... •; c;...t.:1 • .. !..','.., ':•,.. . '", ''',;,' ,•.....:,..... ''', ''; 1' ' ;..,': ., :! ••!....., ,•,.. ' : 1 ; 4 ,.....:;,....'..:...; . i , .,..: .;.‘ .. ... -, • ..'.! .,. :,..!; i....... ''''.: ...,:: • , % ......'....„ s‘ '7i1 . ;',..4.:: •t',''.4;".•:.• ,• • •,-,•;' '4;. ‘7i .,....,‘. ..'-'.' '...,, s W. •I' ' :•' ■•• ....,,;•%.: . ....,.' '44:40,i•;:st•4:;• / •,;.'••••••;';,'.;• - :*:' ' :' •••••:. • ..., •;''`,.••••-••.."■•:.,...;.. '1 ,:;';,. ‘.''' •., ' •./.'!!!',?';•:."•.' • ',.'‘..',..:..'.. ,...:: -4 ...;. • • " :, 4 • i• . .:171 • ''. • • •'-t•• ..•')A•f•V‘ ''..:••••,.. :*.•,- '. '. '; :. • ", • • •?. •': ,.. '' '... V.. :' :• ,, •-. ."'• Z • • .." • ... • • • • -. • Y . • ei !..", _ : ' '. '''•'•• o: ''' '-t. -ii 4 ... •. 1 .;: •,. • ••••., i'• ..,",r , ...,- • • ',••;,:-..",..!„.„,'' '.'"'---,,,-..-. '•,?.',' '... .:::- :::•::.:.*:.,:"..',,,,.-:,....',.....".• '•' p.' • • .4' :,•:::... 4. ..•-.;1'.;••- • . K.- -..-. ',:-.` , ,. • ?:,.. • !;., 'a 4.■:7:.;.' ": , .•,....,mvr: ::::•!::-• , S 4'. ,..,' ,:•.: - +. 1. P . ;•• 4 ;".•''..'," ..u , • : F. :," ty... : ' 4i . . ' E'; '. : ''' : .'• '''' ';''■:•.....‘; ''. WIN a W. Ill 1.1.4 et (14r it• ., " • ' • 7". ' : ''':•::....' i '.....<■•• '1*.....$• • ' • „. s ., .. S .4 . r.,:. : ' .' .. • ..• .r4;; • . ::. j .... ‘" .; ";:.: -. ....'•••'......:" : .4..'. 7 ••••;,.. , L.' :' .., ..; ,,,,' e . : ,•;, ...,1 .'. • R? MICE) s FENC I NOS / .' ' ' ' •: Se "*.•: •••:1';! ,...., "'••1 ... .,..y;;Ii....,,,... .... :,,,•,:, • ....2,, 1 '...•,• -'; ' .. • ot •:,...':,.. ,„r's• ..:';: • : 'S ) .' .....):‘ ;.;TrY••• : :,..:. ' '".• '....... •-;,...‘" • ,.' ' .:.' ^ , ....' ... ,.^. • ..: t _t.:' isg'y . ;'• 7 ... .....,,,.• • 1 ;‘,,;•:` 'k; '• ". A. ''' •p; .• • .." c:,c..-' •-.1',, 1, ••.1k.. ', . 4,...,•:; - • ' ';';' ' .4.-Pot::•?•• • •'‘ ' . .'‘, "1 .. - .:.: ' ^ •;..:; • • , •1 4` . ‘'''''gri'.i . ....r*P . W" ' ' 1 '7.' 7 . 7 ' i',7.- •■••'• *.- ".`k, t•••1:. .• . .•••': '., . . 4:*?? A , it.i.....,:fk • . .. i.,, ,...4,; ....t.110 ... • .%,t :.. • ., :.........1.. : „.....',..1 , : t . .5 .. -., : • ...• 3 , .... t.:• -.k-,. z.i ,. r .., ...- ,,,,,.. .■ ...4w , kt,i. i : ,,.., ,,,,,.. , . .. . , . , Au., ,- i, ,. , .1.„ „. 7 . • _ y„, _ 17 .....R•11 I, .e,9 ,...e1}4y,,k.. :,•,.... 7 iy•t.:7.1it;ritjfi.ie. ;044, ' : . ..,•\e ..., -4 ,..i.7:4..;m4 , ,,,..;fs,;10,.,. e ..-,..I.....„- , . , .y. ‘. , , • .•-•,...,,,,•,,,,t.4. ,,,, ,,, „,,,,,,, ,, • . It cep.,, • •„, 1.7 l e fl# Tir 0 so f 4 ,,,.,F4,....if.:,...........$;.:::,...i..,,„..,.....,.....,...,.:/i.:A(Iviu.?: ',..0,•;,;0...',k ;•; •., ',T;sir,t' y '.. 1 :3,‘;•• ,•,••.., i . , .. • • .' , ', ..: •1 •• e .' ■••• & .' '... . "'... ''• $ •,': ••• . ';'• • ••' ' '': ' ''..*." 1•: •"q •••• • .1,•.‘ ,....: . ., ,,, . ....J , j. 71 . * ! ,.( % %■4; ... °4 ,11 41 . : 11...'' , ; ?!. ,,:. - t A " f ”..,, 4 0 0 0 . te . vit .... of va. .cchysTRuc tz •.,.,,, : , • ,....,..,),.. ,,,- ,..,..,...., AgY . : , • - k....‘te ,,, : , " !........ -.. ".•-.•. -,:••••:, . ASSING G Ikl■ e Al . • .•.''‘'•• . '.... . ''. .", 'Ci , • • .... ' ••.`.., f . . . ''. ,::, 1.. V,Z:',.,77: ; , ,','' ' A.. V.Ii!." ',,':1,' ..,."‘'.. X"'...: .'......:°: , ,, ' , , , , • II . . .:-.' .',..,: ''.; : :::: • ',.'.*:1: "..^ ..;•.' ..• .•,... .. • •::' • • • - s.13. % ••••••••■•• % • t. ..:. 41 • ••••• • ,. ' • 'ON1 DIJI3dd 148M SLLO9ZSEOS ES:PT 96, 9Z Nbf O/5�� -d 6ST -I SET-A • . •2' ' — - ..., ,,, ,..••••• •.• • -.• • k''... ,-.-*"••••,. •:•.i • ,'': . .i'',.'•f47- " • ' '' "; r; •..7i ,;',", '. . • . • .•,: • ' ••',' , ?... '!' 1 ,,, •• • 1. .' ...;'.1,..ti - .• .' :•;;.- - ''•• -• '4,...t.r 1 i).!...'' ...:':•...*:!k. .: - .-,:...; - . •: S,:„,• , ,. ' .• .. , :,••• • • •`• ' --; .) ' ■ t ' :. -1 - — -.•::. ; - •• . • '''.... • ' • '. ' , ' ' . •-• . "...* • '.. • r •'' '..•••• '•'• •• .. 5,1 .‘, • ' , -1 '•! . * 'es. :,,,,,,,,;r1:" ;•5 •' '•%. '■' .' ""••••, V . •• • r ‘• • -(. 4 .. All: .. • J ■:.. ...i :'-....''• :Cs ..' ,j 1:44, , ,f •• 5 , • ' •.L.;. • 4‘ , 4•, ': - .3. , i ■ v f 4 4 s ...i -0; ' •:. • ';* : ' ' _ • 1 . , • ' • t " N ' r •‘•• . :C .. i .. '' ..• : :• ' •7: t:•, , , • . .; ' .q4;..' " • 4' . ,Y • e.. •'.: :' ' . 4' .'. Yr: r ' ' :2 et .. , t iii . ,..:ikr ‘ •: \ f '•,.... 4 Z; k ; • ' . .4';.:•...,...c•ii4,1,..7' itr•:! , ••• ' z ...,...,',,: .. .... ,,,.:......, ,.. ,, ''..,.,,: . .i r ..,...., 6 . 7 i.", .. 1.. 1, t1 1 .. ' : .i.. '. .;:' '.0" •••:?.. 4 • ? ..:t• k...- '.- ' • ' '''. t;- g , .ii,•1",.. I. . ••!:•At- . 1 ' . i: '•;''• ;;;•':•:2.1: Vt; l '.:7, '',...,••'-: *%:- ,i •• ,, 17k: '. ••• :; • ,„;f•fk,W: '•• ••.`4 • ' 7K- •1* '-- - • :..•,.. - - ■ 6,. .''..f, .i-..: I. .. : - -, . ?.• , ... ...e ;:....:. Iv ...•:. • .....k ;"v''''•4 •,‘ :‘,..:!:•:: .. A--... ■ ;:!; ,••• , •.17,•%•b...•., .••••):., • .. .? : ty •.,. .„.:, . . .,,- . :', . c • 0 ..._• ...t.., :J , p.....:,..- 4 - . ..... •,.,j • ...- ,. - .,... r • . i! :4 ••••• • c•,, , , ,.,,,...? ..,*.z.,..',1.4kl • • :. •:■ 1 ,,,,l.7.•, • , ., 'I.. ...;• • .•.7.,:.: ! ;::, ,. ,...; : .:,, -, . ,.., ...,!. .:.,, •,...J..;;. . ,I :; ,,,..".,..,.....,.., 10.''' . . 1 ,..,-. -. ' •,..,:. . ,s.. , : .. 4„.•/, .,,V'''L...„ ,' ..;,). t 4, . 2 ...,..:,::.,,,., .". ... V. .. 4 •■',; , .. .::: . ' 7, ...•.;,,, ,, ..: ,'.....,•:... ...........,, :` r .1'.':...,‘;'•:.' • ,r. ',.•,..' . %.i., I .. ; ''...... ... ' . 4‘.•• •' .. „ ',.....,' , ..,.‘.' . • •••••• ••••*., ...“•,••••• .,;, s ,...1 . 7. : :4 ' %: • :• • •.:.4 1' 4. ; r' !'' . • • • • • ••••■:.: '-i:•!...-v---f.n-....... :•• s ' •••• 1 ; ::• t• .• :..;: ••,•:••••• i • • .. • ... ;,..:..... .. • • ,' V " - • . • • • “ v ...., i7 T : 7 • c ., 7 ". ••• :. '',... ' • . :. • ••... ''' ' ';'‘, ••• '•• 1 ' ... • C'... .; '••• ••• ' • : i i • 41.•.. ,..... • • 1 '' ., 2 '. : t '', t ‘ ''' ' .• • .. • —,...' ..V • t :••4".4.•".•• "•!...--:- .. . . ' :. • . • '. • ; "' ' ''• • ' . '''''' • .. •• '''‘ ....:' - '. ' t .' .,..... ''... • '''' . '.•!':','''''' . ,.. • ''. i '. '• ' • .. : ' '''''T 1 ''''''• 1 :. .'. ' .,. .' • '.. '.'' .. -. • '! -... .,..« • .L.,:• t '. '.'.. t ' ...,';".-- .- '•!•"''' • ' . . ' , • • • .• ".!'.',`,' !,!..: ' ......‘......,... % i. ', ' • ' '-.• ''. .,, , . .. . . .. . ..,''',!.;:.“.. l' '''...,::: . ' ',' k, ..i '.. ' • . ' k .• ,, .. . ..... • ..,.,: • .. .. • : • • ' .. . - .. -.. • ••••• • .:. : . , • . ._ • . .... •.r. • ?.. -... •••• -. .. k,.... .. .. .;',..._ :: _ ...:•;...... '... 7: F '•I•VA: : • .,* .. '..• . . , ••• ... . 2 • j • • ' • .. . . ' 4 ' ..1 ‘‘ , ' .... j.. ' • ' j .• '. . l . , • .. ' . 7' ' ,. 7 .••• • . , ..., ••• ‘.1' • ...: .. , • • ' •'' - ' • • • • . • ;: . • .. . • ... . .• 1 , • . , ' • . • .. • . . .. ... ' — ' . * ' . ' . . 1 • • ' . 1 V •• 0 A \ . - . . . . . ; • . .. -., .... 0 . - . . • . ,. . . . . . . . , • e t , • ., • , . • . . . .. . . • ‘,., 3 ‘..._,.. • . ... .... • . ......, . •• ' ;-- - 7 -7--- - . • , • • .. • • • • . . • • • . . \ EC 12 , , • . . • . .. . . . , ........ . .. • , . .. . . . .. . .. • ' : ., , :' .,... : .,,. .'.,'.,...t..,..i,,.rii'tt..1,.,,. 1 .1. .,14.,...'..L. . ..,:...,...4[..„.".!, a x47.viv.,,:.„,..., , „.)s-t'),..1...i..,to .... 1m., : .„: " ..,...,,._. . ,- e , .. \ :';:' ,. /.. .. ) : .,. . xl ) ,... ,. 1 . ,: , .... : , , v,,,, ,,.:. . , :,..;;, '..11. ... X. . : 1 ,.. . s .. s.x.., 'Irbl > ': . .... i...... ; , ', . ;,(.. .:: .1 ,. . \:. ". .. x ,. .... -;:: :,,,4 :< :,,... . , . :,, ..... ,.. . , . ;. .... e : . :e x. . , , ... , ... , . ,.. .:". ,,s,...),. . 1‘ ,,.. : ,,,....). ..: , . 4 .- ...,:.. :\' ,, .... ,,,x ..::. .. ‘. . , ' x . .... ; : .‘ f. . 4. .. , ‘ . .... < 9< , . , . :..... . x . , ,i ...,., ) ,.,. .. :: : ..c,,.,:(.1„, . , . "41 ... .. ,. 1/4.,.. .. , ....... ' .„., . ,? . . , ...... ,,,.. ... :./ " . . < : ......,, . , . :),,,?. • >' , .(1 .' .,..,\ '' , -1. ,;(,4;„ ... , .. : .. .. ?,,... ....: :,:. ' : :' ,., . ''. ... :.: ,:. .. ,• . . ‘':1. ... :' . . , ‘ ., ... 1.“' s .. . '". ...... 1'e..‘' , ''' , ... '. . '. ilth' DEC 12” ' . • • • , v • .' - . \ Wt. • . • . ity,..,,,,...,., . . • • . - - • , . . . ... , . , ') COAR 24" . • . . . . . .. , • • • , ,., • . . • . . • . • •., ... ;. . . .' !4 V .4?4i s " • • • DE ; • ' • s • • '-' •• • —." ' • ' • ' • . . ,.,.....,....,,,„...:,, . .. , z '. •11"Co, x - . . . . . - 4 , . f . :>: . >;:, >1 • >, CZ.. . . ' ' .• • t . C) ....- I t 1 • j* 4. '',. . I.V0 • t./%0,14% ‘ A "... . '' ,F/c' s . ' Nj "‘ 11 .• '.. *. ' ...‘ . levS'''. ." '`. - , . ' • • . „ • . . ',?, •:•'; • X. ,., . ;N: ,, e ‘ • : ■• • `;')N, ,. A : . '. : .4P . . . . ,... . ' ." . ■•• \ . ' .. . • , 4 •:. ;,i •••• 1 1 . a • .... . -. ..' • . . . • • - . . - , „. • • ,-. , ,,,„ ,,,,• .. .-..,... •• • .., • : • •,. , ‘.. : • • ... - . / ...,;,4 . ‘ t ., ..:`.,,../.y 2 ' . x • s., ',...,..• - .../..c... . x' ,' • ,,' •,x• ' :•.' ...,• . . ... • E k -i, ,... .,:;. • ' • .•-•,:. x ; . :- ..,.. . , . 4 ' • v. ''‘' ... ..fi .:,,, •,; . • • . • - • . . i 1 ,.. , ..:. ..,, ,, ,,,,,, .. a , ..% X . v X v •,,..\...... • .1. . ... , ., -J.!' . 3 x , ,- . • . .. ..".. .....‘ .... • , ). , . ,....' Z '.. ,?( .k i 7 . ; ..• • . . 1 -4- .. 2, .... : • ‹..,. ..--, ,x, '.>< ,.."•,,. ,, `'' s', •.-,•-• 5tr',•- '>t", .4, ,• ?■,./ X ;'i,..;' >'`',.., .>' lkc •'''. , A./ . . . -. \ \ '. .. • ••• ,.. %. ... •\ .,' , i ), c' • X 'e\ * /rs )c,'i? .: 'S•;,:N - • ',... , ;7(, t... ;I: .. ,.).‘ , X „ • , 1 •'■ s . .. • . • . , '.' :)( • , • . . • • .. • , 1 :• ' 9i A 1 . ...i, .:...„ ,•:: ••• • • „,./ \ ::,,, t. / . :::< ,.. . \./.,. \‘‘ .. , '....:::1,,/ . \ ,,,..;/,.:1,./.,:sel.;)7/ ... , A„,,..**. ::........./.•:"•/:„....;<(::.‹,\,:, .' ...,,S. z lik . ..; ... • v . . , . .....• . As. A • . • • .: \ 1 • • . :..t: „I, ..t., . „,./.. / .., • • A i 4.. ', , • ■ "•\,._ ••••‘• . A ',,-- .• , ' d' • • ..' ,,,,.• :,..,. ,... x ••'s .,,•`•.2,•• ,'K' ,'') •,./ \,., .' ,./ . x •• . • ••'', \ V. . . ., .. •. • , , ; 0 ,,,, 2 ,N A 414■ . ;:>, -,..-.. . <,,,,,; ',X .. A ,X N •:(% A • ...7 ,x, ..,.( ,.. C', .., . '.. • . . ".... r; t 1 4 ---..' ' t '' ., K ' ',', ,/, ./<.,,..''. , )(,. ,, X Xe,' '' ....'; .7 \_, .,,,./,' ‘ ,,X, „ .,'\,,,' , . .,:\ :' , n : '...,... X., ., .. .. ',. .. , . '' .: "•) <'.,'Pe l‘ V ,,,,',',.„ •. •,.., c' .......•;::,:•, ." . , .. '... . ., , . .. . a , / ),. .1> , k .... •,,, ' I.' t • , 1 . • \ • ' , X ' ,K ,Y. / 'lle ..r A. „ov, . .••• • :' .• , / . , • , 4C. .,. „. . . ,■ ,.... c'., • - • . . • . • • -- \ . . 1 1 -7 -- ./ ‘./' . '. ',>. % /\, 4 K •`re ..Y ‘`,/- '' /".. ' ' . 4 .•'' \,, . ‘.: •'N A 1 / • '' \\/ • • • • : ; ; . , k .'; • • ',:',.; ',', , . ...'‘ , 2k. , ,,%. .1/4.. .-% K - • s• / • x ' 44‘.. / .. • X .. ' • . • ' '''• ■ A or X / s " '14, ‘ l< ••›- ;( . " 1.• ' • . . • X,. fk• ,•• / , 1 V m% \' • • /',/ )‹ •• 0 ,.• ''' ',<, > '''',<.• ...■ )' . '' ;„ " •• 7` - '' ' ••• I 1 k, •• , - .,\ ;Y.. Y. :./.' . , X >N ;.%' \ .X >4 ,.% ...; ;• / „ • :;:...., ..X ..?, : t \ ..:••• • . .. . C • ' . 1 ' • , ,....› \ 4 ,'. ':,,,' c >e,.. •'' :e, ;......‘ ‘':'' ,Se .,. . ae:;., > 3 r , .,` V :*....; < • ''. . . e • ' • ' N os,X. , 1 '' . • ,x ,, , . ...A s x i . . : ' ,.(' )„( .‘,..r • ' \ . y - . 11. , .... ..•)„,"•• 1 7 • • ,-. x.. x ../ . '..:;■,(../Th • „ .. . . ... • ., - • ,:,- .• 4 : , .4 • . • ) 0 • -" • • , • • . . '.- - ......:... ••• • "... s. . ; : ,1 ,•.. . , . ... 7.,;<, ■ .: •••• i 4 , '..: C ... .. - vs . . .. , s. .. . , v ... ‘.1 . , .. . ... • .. .. . • . ., ; • . N'' qt . . • . •,..: • •'. • ...-,. ''.;.,, i ... .', •••(!) , . •• . V' • . ' ..% ,-.) t& '',/, • 49 • • •• r ' t',. lk, 4 : , , , .,;(... , .. . .,, • ' •• 44 .... -, • .‘, , . . . \ . : • • ... , • . .- . : , i . 01110 , . il .21) 01,-.4".4 eatie.,..0.,.. 1 • _.,. • .... . ....,.,•,...,..,,,...,, .0i.,:..,,,y,_....,.,: 0 0.. - r 77' ,'";- . 3r' 1 , ' ';',,: ...,.. ... • .0 - k .:."'"1 ''. , .. .......'''... . ... . ' ... ; • . , • ....a 46,. „ .;•.. •:. , • i . -,v4 c. ,.. • , •• • • • • • — :\-.'-- :.`..). ... ... 1 .. r t - • ' ' . . - ' 7 7 9 4 b, .4 4 • ' )5, ,e • ,:„...., ... . - . . • .:: : „..,, • . : . , . , ,..,:,.„:,. ... 4 .. . 1 . . .. .,., .. "I ' "1 10,6, ›...', . ,i • . ,,, , : ,i.. ,f. 411, j..i' ' . kii ).... ",;., : • t. .. .. i' . ..... - ; . -.., .- ....:;,-..,...... - • . -• is. • , ■•.' ; t-,. 14 , , . .. :,;,, 0 .i. ,:i` ,:, 4, . •:::-, : . • ' ..,"',', .. ..... ' ..''.'''...... ! ,, ., :'....' ',.....'..... i: 4 ... . ' 1 1 "... ti ' .?: ..)4: • • ‘• ......, . ... . ' .. '. • - . . , . k /..1 : ...;....' 4 ... . i". , • ., sv... s. ,,,,. • • -. • , ,.. • • - , . . N. , 3. ' . ' i Ill" ' ` , • , .,...10./Ito. • ... ,.. , • . • . • . 'ON1 OIJI3Ud H2M S22,09ES2OG :17I 96, 9E NUf S00/200-d 8ST-1 5I-.d . . :. .. , jr■r . ,,,V : :.„,,-:14.tat.....gtiagey.. :. ,.• ::•., • .. • .4 ii::`,:... •f ',"...!-.:•••:., . 7 .' • ‘..:J • ...:: ':'..7...:.„ . ....... t 44 •40- 4,.. .,, r ,...i., , $ - -4 , 4 4 , a-i - g An ..,140. 44,40 ....'r,:....: • ..:...:. ,, ......" •,. • • • ' . ....: .., ... -r. • . • NPA. ..110. '''' ....; "1. • ./..... ' . 1 :;.-:':':'''''.:. . .. . .."' "...........' 1.... ' . ' '"H . ' V: . : ;2 ,,......:: , s ' Iti• E &, i tei i gj,f l. ' 1" n.- '''';- Ak il. °IX 4 .:4 ...• • • ' • • . '''' • ' 6f.I. 'W ' 4 4111;i : ' ., ;•• 4. . • • • .t '''.% '' ' • t V • 1,.. V A.,.14 . ..... !' .2 1:4 4 - 14.7' •• '4 ::' . ''.‘ .: .,:. :. ... 1 - , .,:,: g ?,'!''.4 se '''7' 1 .1f0f•,t4 4 41,441 1 ; 4 : . N.1,:'•,t1 ., -. ; i•• ilt+A;Nt,...ii' . - .4% '. ' ,4 k i!'it.s.. 4r O c 'r! .. ° t Wt. ''':seg. -.'.."''.'''''''''''''' -..c '''''' .fi . Rol l i.:,.:.._ . .. .:;.:. 04:::-,; • •.: '. . '..11;:e.,,„ . ;:i..11x, ;'..." 4 '.;.......i.; • * t .;. r ri .c.c.,c.v;.....-J.:,::-: , ...-;. , Ati.., 4: - 1 . 2. .: 4.';'?4 0:/4.Wi r.tit4'.i.''':',04 • • June 7, 1996 CITY OF TIGARD OREGON Bonnie Venezio 12020 SW Walnut Street Tigard, OR 97223 Re: Traffic on SW Walnut Street Dear Ms. Venezio: This letter is in response to your letter dated June 2 to the Planning Commission. First of all we would like to thank you for your .interest in providing input to the City concerning project development requirements that should be considered. You requested that the developing Hunter's Glen Subdivision provide connectivity to other streets in order to alleviate traffic problems on SW Walnut Street. Prior to approving new subdivision proposals, considerations such as the topography of the area, the existing development constraints and the standards of the adopted Community Development Code are analyzed. Through the Public Hearing process this is again reviewed and deliberated with the input of the Public. All feasible street connections are then, normally made requirements of the development. The Hunter's Glen Subdivision was required to provide street connectivity by aligning their project entrance from SW Walnut to SW 116th Avenue to the north. Street connections were also required to be made to existing subdivisions on SW Carmen Street and SW 114th Terrace. Future street connections were also provided to the south and to the west to serve potential future development (see enclosed plat map, "Exhibit B "). In terms of the planned improvements of SW Walnut Street, much of this street is still under the jurisdiction of Washington County. For this reason this facility is not presently a high priority for City Capital Improvements. However, the section of SW Walnut Street from SW 121st to SW 135th is a funded street improvement project approved by the voters through MSTIP 3 (see enclosed MSTIP 3 map "Exhibit C "). This project includes the addition of a lane, curb, gutter, sidewalks and bike lanes. • • Please contact Greg Miller with Washington County at 693 -4725 concerning these improvements. PAGE 1 OF 2 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639 -4171 TDD (503) 684 -2772 • • Please feel free to contact me concerning this information, or if you should have any other questions. Sincerely, 'q/PLYA/4_ Mark Roberts, AICP Associate Planner is /curpin/mark_r/venezio.doc Enclosures (3) c: Planning Commission _ SUB 95 -0006 land use file Correspondence file PAGE 2 OF 2 • • 411, EXHIBIT A • _____,... • . ....., ,....... , mm 1u..11.....1.-- -,y,... 1 „mi. 1 LE:I 1M:113E11111 • • 7 ... 1 > 4;.1.;,■.,, . 0 . 47 ,... • *,„ t111111101 os . N M • i ■ .. 4 Ann I K r . . •-.1 !gV Pria . '4 4 4h - — rgli 1 : (I: IN vair li• illi we. = 4 1 I Ol . - • •: • 4. .0., %, 0-•......-_i itsfin t a moo mi. • __ 'Z' . i • i rtrallICI, 2, a, . ...:i•••• -7. : :-:-..- . .::. Nap •IIN I n = rl, P• MARY - ... - 2 riLVIUMIIIN 41 is IN • - ,_. ..., ,., 111 W000 ii iCit. • • s' • rnraiii low-. cm • . . • - • - ,:,. .. , • ' • p wr i emel if. if r, ELE gm an t31111 annike ,ar, _ • ,.... . . , •,...., • • INV Agiaini i lltv no I SCHO ') -,4' 0 0'1 row lip& 1111 MC . .1 - 1. 7 or j . , . .. .. ••-• • . .. a.R 1 ...sa - moot m a .„.. --..;•: -", • • ... • .. •••` ''..- • 1 :•••••:.. .....,•..: - .:. •- J •Bon 9641Z, N. saw. air, i ll la I% 117 - , _ 1 ,„ 1 „,,,, . in am .1 No vb.._ OM . w•■ ,..■ arnafi isit-.... .....,_._!, 1 ig mum, NI OWLER E ff 4,-- ,,,,,, vi• ra lip :: r - elms:I / Agin UNIOR L "••• ITAltra al :' 1" 4 14. 41 67 Non "t MEM . ...N . Ajzselall IPAINIMINI :1111 / IGH att Sigm IKI ---.... 11=11111116. was a . : - • O CL . sr 41itt 1112711 111000P-ar Ai : • At am A .a .4,501 11 ... -- '''1 A ; 7W 4 ' ....- r-•>.,, , v. , hid. lem 1111 ..:. ash....• LLJ : •,,. .....pi • at= ma r7' MEN4 ...••••^, / / V%x 7 7R 7 /7.1,n, v s/ l a•"'" , • : 0.•Ae-: !:%..'04, ,,• P"; "ge c '''' - ic i l 0 , 1 Iti Or 01°" "t: M . - alrly s• -," ,.: / • '/ r v, '' i 7 ' • ,., 0 _ A: ■ ' OA ,, SITE .-...-.>>>> m M PI rne. II •,/ / 4' % //•••/31 4 ,.% • - .4 44( p%'1_, % ■ r 7 •-•gitirm7 4%, ,d,,v ,e "i .14( : • ga y litz." 1/ ." 4. ;44 " ; */ 'n - Ztlfr< . . 1! Atiploy' v'7, ■*, - - ///h. A I 1 11 M. . ,....... •• .. • ; 44 *7 4 . -, : ..- / ' 4 1111110, .• ; o w C1Wf"r// • z • / X diV , 4 / 7. / AAall NI 4 ...lc?. m o . elm. le nr 31 ... .4/.' 1 -. 1P AZ - ki 11 - ' 4 :7 - „:,.., ..." 4 ....-"" ''''''''' .c......" ••• ' %Wen ' ip"Ir" / 4 awammullaaal i • ,, ,,,. , -/A 7 7 7 V 7 / A *0 Aes' W 4 4" 1 Z MI /1 / / X 4 .0 i • / p 1mi Aky Zli 1 44 4 IN , ;:.- , , „...„...,..„4.,...4...„ ,,. .;,,,,,,. 7 ,-..„ ;;; ,. , 4 , ,,,,, , yr • A ' Astra sob - ,■14.. RLI Z I /A / 7- pv/ 77 P' : ,, ,r0 •:/ / "!W/ Illa .V. Aylialar Nfr.i.' A , .........:4.1.....e.„44 "- A •... • 7 / V ,g7FN • •,-.0..mr.: maws e ,.-A vAr "/ ,."Z Z Pr' IP 5, , 9 ;;./)..-, vl v -L , , v 2 " , •M A ' Afr/4.1 ei IIIP AZ. • an. ;:$P li< % // ,,isw..,,, A 5,',,,, 777;e ,5' . 4'4;,'• 4 ..111011 .. f . •Ist., MI 7 7v, III III mo m. Emma • \ ...s •- 7R1 4 A 44 .4 4 4. 4 24 45' z''' ",-•,, . . - 411) IBM nigium. m em , "...0,,, AW. ic in . Nvc.,,,IA lit a . ___,,,, .",,,,.....,,,,,,..“ / 4 4.. 1- „,,„ . 11111.1111 11 ,....., A f(tozzas ii,i, , .4 Ik % 0 '• "In rilli II / .., ,, ; 14 .) ,,_ ,....4,,p .4 No # ..c A LI : 51. az...,•,,,• „ gi * Cn 4 ,4 441 ,4 4 t 1. Am at lal , r v ILI 11111111111111/10. lill•Illa NM !Sr CC Illr a * * ___■ITI -7-- a hl= 4 - 1 ..r.gaiiil as -, < - 0 -jUill D 7ffiz./71 v rip * Er L A - ig l a I 1 5 I antm. mini-• - 1 7 /•: :: :; 1 2 ..2 „:„.. .. jek. \ a ntili la uun 1 - ENISrl . in 1 fj I 7 :01"0,;;;I. • k----1 : tz 1 1 u .7.. 1 _ ......„ ll 1 1 = 1.1..-11. r i la it z a d = , __. .. =•.• I_ ila ,. 1 ,, LL. -11 4 101r L -OREFTNIOCO•H IG ; 1E 11111 Mlbr —T i -1 .n . ''11. 11.F r 'n : /// P"-.'. . A -• i FO ,(00 . • A • • , /// /./•:',:% 0 " , . ; - " ' . • 1 , z _i_. .... 4'• , -%‘-• • • • 7 / ill ••-' le4 • 1 r•' 1 r `.., . 1 Nu 1 1 .E W / Zilimp ' . - • / \ iR '12 Nigi ' t" , El 7: i _ 'Li — molefflei • ■ - lk__;,—. 11,--- • 1 . Am ,„„....• ,...„...„ / ,-, / I4 Di • • • . VICINITY 1 CASE NO. . EXHIBIT MAP 1 SUB 95-0006 PDR 95-0007 . ct 0 og_rtnil I idAU UNINNV1d advo11 JO A113 XI Oa P e_.., 1 1 1 ' 1 2 ' A V • I -a s , u NM ..• / ' a u . S I r1 19 ...._....._. 01 I I 1 1 uul. 1 na.M 4M M U. am uw , ' 1 I I 4 . e. .a F .l.. 17 � I _ U .t.I.)FC .[ • T r R--.10— Ti -T o o is \\ --- C ---- 1 r V /Z � V G `, 4r � -_ � u1... O Z O O p ' ; u,.. �! 1 e a r� a \ v- - r t \� ' 1� (( t; 1i' . u� na a. u.. a «w raas �` unM Q) Q) r� t 1 _ - K /r 1 1i • 1 , — I am' am r a1: r tow r t/ M I um r \. 1 IL MM • : 41 - 1.--- �- I 1 1\ Y - - � 1 — \ ' • , 1 1 St a asr a4r t Sr to iSr !1 " ii s lk• I I 1 , r {�� wIf r l�i r � k a•1w ► ' 1 ,`" , ) IC 7f T - _ I 1 , r f _ a I 1 1 / — r aalr r k , ll a. > c , a W r t al� r f � a. r � n �`� , as r o rJ., a. a rq r 1 lln r � - ---1 - -- - .� - 1 . 0 _ _ i ; _ AIL "L = _1_!�__ J_. _ _ t! I -� cal 'Ll — _— _�- -- -- - --=-� W u e• !� 1 �.r � � 1 it 1 .r r _ 7T H ( - — - - � - _� _ ; • _ — t U -. — 747 �1 �` , ' , 1 , 1 ' 1 1 I � • I, I :1 7c ° p F O O 44.1 � .>r 1•1 N. r lM r' , I a r 1•l -.I LMr l./ ' 1 t 1 II y b 1 a1 aw. wi a lM r b : a r ti 8k r,.. a I ;y o'p • � t a w r [I I 1\1 w uct 4 r -_ - -- IL— � 11 + I - �..1I11 1 ra PSI 1 4 d. 1 1. o+sr ..i{r 111511 11A. f.Qt I 1 1 , I F CO r. 1 .1 .1•e. all • {A \ SI 1 _ J! IL 1 --- I t t rl w 1 Fml Ca 1 , ------------------ - - - - -- I 1 -- 1 1 IL I. r' �'? ( -- 1 _ 1 1 1 .1 ,.M ' — ILA I N e rl WV VIVA w an 111 1 1 Q1 1 U 1. . . v i ■ .. . MVP' 6 '• • IL ,(,.. w • 1 ' •• • • \ • V ASH1NGTON o . : II 1 C ' �� 1 . � ,0.4 C OUNTY / GMT r(1 ,,rr ILO • t • PHIL( IIS RI - K ,, ( q 4' i 8 • • ... 3c066*ill g • S e t ,t0 wIL • I. • 4 ►r a i1 . k S •• • �i , ernrP.a .. 1 `. 11011 ETS TRANSPORTATION • ,. , , _ • SPRI • tr _ �......, •• •'r: •: ,� C PROVE06fT PROOMY ' f 12 1 . s . . • pi.....A - .w.. • P (... • • „,..• �. f • The Major Streets Transportation r • • , • • . Improvement Program 3 continues an - ' • ' Hillsboro ' • .. • • • 1 ' • •• • f initiative Washington County voters • • ,•► • • • •• i (( - R• : approved twice before: MSTIP 1 (1986) 6 `, : �. • •.. ' 1. I :: 1 5 •' and MSTIP 2 (1989). . ■� /� -_ 1111.111.1.. * F ° ' - t =mss • . •• 7 l $ I • The MSTIP 2 levy expires in 1995. ...„ . •. l• , N. "-.1,,,,Apir I N If approved by County voters in May ' 8 JOHNSON SI ' R • faqir,. v , ((tr ,hr 44 • • • • • WM I a , P" 1995, MSTIP 3 would replace MSTIP 2 and fund $130.2 million of additional =ill 1004 Mr( NO 1 R • • • .. ttRYC r' `17 N, transportation improvements. ,. . • 14 S' 11 / The six -year MSTIP 3 levy would pay �� ,,� i ROSFO.LL C for construction of 27 specific projects �� , 1 e for r (see map), as well as special funds for • 15 . - t ` " 26 : bridge repair, small cities projects, traffic • e ROBINSON Rn 10,,,„ri � °� """ "° signal interties and additional bike and • tY .( ro g • REIN NO Sr C ( pedestrian improvements. • • • • .: er �� r ` irttil O "0e" SI °A tr • The estimated first year tax rate for • Y " — '—" ""' • I SO" y $ /ef ` 17 ��` � '` -' MSTIP 3 is 92 cents per $1,000 Aggi • I ,"(„ " rya?. , ° � , valuation. The first year rate for li w,, ,,,, .0 ,�, Pt„( saa(s : " " • ,;�r,o s ; MSTIP 1 was 93 cents per $1,000 . • . , O t I 'M • € 19, a �� • �� r" and MSTIP 2 was_83 cents per $1,000. 7 r M1 4 Is �•! `�� • r information contact Greg -� \ �Er • e , s ,�, ! a For further g • sm, g • . ,�' M i l ler at 693 -4725, _ L _ - _, N. F 1 10000' 1 % • . . SOME I Tualatin �� :. , 4 . - .- . •• - • • 0' 5000' 10000' 15000' i '' _ •D .. . •- - — - — gs :. f MSTIP is a cooperative program o Washi ngton County . � . and the cities of Banks, Beaverton, Cornelius, Durham, :� l RD . ■ 1 •; . ; . • • Forest Grove, Gaston, Hillsboro, King City, North Plains, • Y Sherwood, Tigard, Tualatin and Wilsonville. I ,� ,,, , , c 4° SI 24 . 1 • • • • • • • information p ove:toe text for now e( ve • 1- v 1 ,� washngton Cou ty. 155 North First Avenue. Hester% Oregon 97124 d -- - - o 1 • MSTIP -3 PROJECT LIST _ PROJECT NOMINATING MSTIP -3 PROJECT LIST � • JURISDICTIONS SCOPE OF WO RK to PROJECT �� 1 SwiseWniversity to Beal � INATING SCOPE OF Wpm Forest Grove Widen t three lanes, Including bikeway, JURiSDICTroNS sidewalks and a traffic signal at Willamtna: 18 Ha1V99W Intersection 2 Martin-Cornelius Scheltlin Corridor Tigard Add tuns limes. modify traffic siyis► Forest Grove Two lane road with wide paved shoulders from Northern 19 Beef Bend and Elsner Roads County Arterial (to be constructed 19989) to existing Tigard, King City Two lanes with paved s at Zion Church/Kerkman Rd intersection. Includes Sherwood, Durham horizontal sight distance problem& Shehorn 99W to Scholls Ferry Road Beaverton. P houlders.etl■roates safety hazards by improving improving alignment at corners mullsm rein vertical and intersections In between. and realigning Marlin Road rw 3 Four intersection improvements, Cornelius 20 Beef Bend/King Arthur to 131st 11/ Highway safety at intersections of Baseline and Adair with 4th, King City Three lanes, sidewalk cake s� with 4 Evergreen/25th-Glencoe Hillsboro Three lanes with sidewalks, bikeway. interconnections. 21 Fischer Rd and 1314 Ave Sidewalk g y Sidewalk from Beef Bend Rd Kin City to 99W �� and Fischer 5 Brookwood/Baseline to Airport Rd Hillsboro 22 Tualatin Rd/115th to Boones RR i Three lanes with sidewalks and bikeway Baseline to Tualatin Three lanes with sidewalks and Moray. • Cornell, five lane half street Cornell to Airport Road, 23 Cower Boones/Boones to Bride crossing. ! incidental i add traffic signal. g port Durham Sidewalks, bikeway, interconnect signals. 6 2 1 6 th/Baseline to Cornell Hillsboro and overlays. incidental widtnitg Hillsboro Straighten road at two existing Railroad crossings County 24 Oregon Murdock aUnSherwood Road Sherwood Y that are being removed. to Murdock St widen to three lanes, traffic sigrn/atTualatinsfie�y� 7 Baseline/177th to 231st . Road, sidewalks and bikeway, County Five lanes from end of Tri -Met work at 177th to 185th, 25 Oleson Rd/Fanno Creek- Garden Home County 2 lanes, bike lanes and sidewalks three lanes from 185th to 231st, replace three bridges, i add and modify traffic signals; interconnect signals, 26 Oleson Rd/Garden Home-Hall sidewalk and bikeway. County 2 lanes, bike lanes and sidewalk 8 218th /i{/ Hwy to Baseline 27 Oak/Hall-80th at 80th' Hillsboro Widen to three lanes, add traffic signals at Francis and County Sidewalks, bikeway, interconnect � Incidental i ng • 9 y Bridge Program all $4 million for replacing substandnid bridges, includ 8 170th and 173d/t3asellne to Walker i Beaverton Three lanes with sidewalks and bikeway raunding, , i i 10 Comea/Murrsy to Saltzman County Widen to three lanes, completes project started with MSTIP 2, Bike/Pedestrian Facility Program all ' , i i2 million for constructing new Midways and completing p includes sidewalk and bikeway. links in the sidewalk system 11 Barnes/Saltzman to 119th County Small Cities Program Banks 3600,000 for street improvements Y Widen to five lanes to link work now under construction Gat rients b Banks, Gaston, Gaston and North Plains. • to Cornell and Saltzman, includes sidewalks and bikeway. Safety Pro 12 . MiUikan ExtensiwiMocketi to North Plains i Beaverton i Cedar Hills Three lanes with sidewalks and bikeway, extends Milliken Program aU $500,000 for local matching to Cedar Hills Blvd. Hazard Elimination System (HES) (10%) for federal 13 170WRigert to Alexander County Three lanes with sidewalks and bikeway from Rigert to Blanton S) Program funds. five lanes Blanton to Alexander. Add and modify traffic signals. Traffic Flow Enhancement Program all 5500,000 for projects to interconnect existing • 14 DavislMurray to 170th enhancing traffic flow at min �� systems' Beaverton Three lanes with sidewalks and bikeway, ium cost- " ' , ; • r _ • 15 HarUMurray to 165th • Beaverton Three lanes with sidewalks and bikeway, traffic signal at 155th. 0 16 Lombard/ Broadway to Farmington Beaverton . , • Three lanes with sidewalks and bikeway. 17 Wa1nuU121d to 135th Tigard Three lanes with sidewalks and bikeway. ! 1 • • • 0 I.., e • 4110 • • • 0 •CEIVED PLANNING JUN O 6 199 12020 SW Walnut June 2, 1996 • Tigard, OR 97223 (503) 590 -2726 City of Tigard Planning Division 13125 SW Hall Blvd. Tigard, Oregon 97223 Planning Commission: You, no doubt, are aware of how much traffic there is on Walnut Street from Fowler Middle School to 122nd.Street. Since construction on the Hunter's Glen subdivision has begun, it is almost impossible to get to work and back home in the evening. However, your major concern should be the traffic increase on Walnut Street upon completion of the subdivision. You need to have either the contractor or the City, build an alternate street in the back of the subdivision. This would accommodate the increase in traffic from the new residences. Walnut Street will have to endure more traffic and more noise, if you don't. Our property values will definitely decrease. Please try to understand our plight. You could hold a neighborhood meeting to discuss the best way to solve this traffic problem. I have been talking to some of the neighbors. They are very concerned and willing to attend a forum to give constructive opinions and solutions to this dilemma. Thank you. Sincerely, , ,O>td-eze. afr, ,, , e. - 0 Bonnie Venezio • 0 AGENDA TIGARD PLANNING COMMISSION OCTOBER 9, 1995 - 7:30 P.M. / / �ir,�� /.r//lj� ,' {\ TIGARD CIVIC CENTER - TOWN HALL 4; ! p P+il�;; '!J 13125 SW HALL BOULEVARD -^ TIGARD, OREGON 97223 City of Tigard 1. CALL TO ORDER 2. ROLL CALL 3. APPROVE MINUTES 4. PLANNING COMMISSION COMMUNICATIONS . PUBLIC HEARING 5.1 UBDIVISION (SUB) 95- 0006/PLANNED DEVELOPMENT REVIEW (PDR) 95- 0007 /SENSITIVE LANDS REVIEW (SLR) 95 -0012 HUNTERS GLEN SUBDIVISION REQUEST: To subdivide 42 lots which range in size between 4,750 and 7,574 square feet in size. The applicant has proposed to create an open space area through the use of a Planned Development. LOCATION: 11570 SW Walnut Street (WCTM 2S1 03BD, tax lot 100). The site would continue to SW 116th Avenue to the south of SW Walnut Street. ZONE: R -4.5 (Residential, 4.5 units per acre). The R -4.5 zone allows single - family residential units, public support facilities, residential treatment homes, farming, manufactured homes, family day care, home occupations, temporary uses, and accessory structures among other uses. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.50, 18.80, 18.84, 18.88, 18.92, 18.96, 18.100, 18.102, 18.106, 18.108, 18.160 and 18.164. 5 METRO GREENSPACES LOCAL SHARE PROJECT Tigard is entitled to receive a portion of the regional greenspaces bond measure funds. These may be spent only on natural area and trails related acquisitions and/or capital improvements. The commission will consider a draft of potential projects prepared by staff and conduct a public hearing to receive testimony on greenspace projects. At the conclusion of the hearing, the commission will identify project priorities and send a recommendation to the City Council for review. 5.3 COMPREHENSIVE PLAN AMENDMENT (CPA) 95 -0004 REVISIONS TO PARK CLASSIFICATION SYSTEMS AND SERVICE STANDARDS A proposal to change the park system service standard from 10.00 acres per thousand population to 7.56 acres per thousand population and to change the park classification system from 11 to 5 categories. APPLICABLE REVIEW CRITERIA: Statewide Planning Goals 1, 8 and 12, and Tigard Comprehensive Plan Policies 2.1.1 and 3.6.1. (Adopted Nov. 9, 1983; Ordinance No. 83 -52) 6. OTHER BUSINESS 7. ADJOURNMENT Y I PACIFff• • 8405 S.W. Nimbus Avenue Beaverton. OR 97008 -7120 SITE VISIT REPORT DATE: February 6, 1996 PROJECT: Hunters Glen Timber Harvesting Job No. 4 -1097 -0702 NOTES BY: Blake Lettenmaier, P.E. DISTRIBUTION: Larry York, Matrix Development Corporation Randy Wubven, AIlwood Industries Mark Roberts, City of Tigard • f I arrived at the site at approximately 11:00 a.m. Weather included heavy rain with temperatures in the upper 40's. Ground conditions are saturated. Allwood industries is onsite clearing some remaining perimeter trees in the northern portion of the project. The southern portion of the project cleared previously has been cleaned up with limbs and branches stockpiled and trees in a neatly stacked deck at the end of Carman Street. The tub grinder is scheduled to be delivered to the site today and the gravel construction entrance has been installed at the end of Carman Street. BLB /srb 1;1..1461097 -07021..\021)7SVItREP OP :ST 96, LT Had ZOO /Z00 —d 8V8 -1 0LT —d '9NI 9IdI9dd H'8P1 S22,09ZSE0S -_ 0 • f i llft WASHINGTON COUNTY, OREGON RECEIVED PLANNING Department of Land Use and Transportation, Land Development Services 155 North First Avenue, Suite 350, Hillsboro, Oregon 97124 OCT 1 199 (503) 648 -8761 • FAX: (503) 693 -4412 September 25, 1995 Tigard Planning Department 13125 SW Hall Tigard, OR 97223 RE: HUNTERS GLEN SUBDIVISION - (SUB)95 -0006, (PDR) 95 -0007 Washington County has reviewed this development application and submits the following comments and required conditions for access to SW Walnut Street, a County Major Collector: COMMENTS 1. Resolution and Order 86 -95 contains minimum sight distance requirements for access to County roads. County Staff was unable to perform a preliminary sight distance review for this project because of the current work load. Therefore, the applicant will be required to provide certification from a registered professional engineer that adequate sight distance exists or can be obtained pursuant to specific improvements, in both directions, prior to the County permitting access to the County Road. 2. A traffic analysis for this development proposal is being performed by the County Traffic Analyst, whose findings and recommendations will be forwarded to the City at the time of completion of the review. This review and the recommended conditions of approval which will be developed as a part of that review are required by Resolution and Order 86 -95 and Section 501- 8.2.B. of the Community Development Code. REQUIRED CONDITIONS OF APPROVAL I. PRIOR TO FINAL APPROVAL AND ISSUANCE OF A BUILDING PERMIT BY THE CITY OF TIGARD : A. Submit to Land Development Services (Public Assurance Staff, Tracy Stone/ Carolyn Cook, 681 - 3843): 1. Completed "Design Option" form. 2. $750.00 Administration Deposit. 3. Provide preliminary certification of adequate sight distance in accordance with County Code, prepared and stamped by a registered professional engineer at the access point to SW Walnut Street. Provide • • County Transportation Review September 25, 1995 Page 2 a detailed list of what improvements are necessary to provide adequate intersection sight distance. NOTE: Any portion of the Administration Deposit not used by Washington County for plan approval, field inspections, and contract administration will be returned to the applicant. If at any time during the project, the County's costs are higher than the amount deposited, Washington County will bill the applicant the amount needed to cover its costs. 4. Two (2) sets of complete engineering plans for the construction of the following public improvements: a. Concrete sidewalk to County standard along SW Walnut Street frontage. b. Intersection improvements for the SW Walnut Street/SW 116th Avenue intersection. c. Improvements within the right -of -way as necessary to provide adequate intersection sight distance at SW Walnut Street access point. d. Close all existing driveways to SW Walnut Street. e. Any additional off -site safety improvements found to be required for compliance with R &O 86 -95 upon completion of the County Traffic Analyst's review. f. Provide adequate roadway drainage along SW Walnut Street frontage. B. Obtain a Washington County Facility Permit upon completion of the following: 1. Obtain Engineering Division approval and provide a financial assurance for the construction of the public improvements listed in conditions I.A.4 NOTE: The Public Assurance staff (Tracy Stone /Carolyn Cook 681- 3843) of Land Development Services will send the required. forms to the applicant's representative after submittal and approval of the public improvement engineering plans. • • County Transportation Review September 25, 1995 Page 3 2. Provide evidence that the documents required by condition I.0 have been recorded. C. The following documents shall be executed and recorded with Washington County: 1. Dedicate additional right -of -way to provide 33 feet from centerline of SW Walnut Street frontage. 2. Dedicate additional right -of -way to provide adequate corner radius at the intersection of SW Walnut Street and SW 116th Ave. 3. Provide a one -foot non - access reserve strip along SW Walnut Street frontage, except at the approved access point. NOTE: Washington County Survey Division (Jamil Kamawal, 693 -4543) will send the required forms to the applicant's representative. II. PRIOR TO OCCUPANCY A. The road improvements required in condition I.A.4 . above shall be completed and accepted by Washington County. B. Provide certification of adequate sight distance in accordance with County Code, prepared and stamped by a registered professional engineer, upon completion of necessary improvements. Thank you for the opportunity to comment. Please send a notice of decision and appeal information to the County upon completion of your review. We would also appreciate the opportunity to review a draft of the City's conditions pertaining to access to SW Walnut Street. If you have any questions, please contact_me -at 648: 8761. ja Tom Ha .r_y.,_ Associate Planner c: Phil Healy, Transportation Planner Doug Norval, Traffic Analyst Carolyn Cook, Associate Planner, Assurances Paul Ward, Engineering Associate Matrix Develpment thfj:transpnig/huntrgln.doc • • Matrix Development Corp. 7160 SW Hazelfern Road, Suite 100 Tigard OR 97224 -7771 Troy Hunt 8170 SW 87th Avenue Portland OR 97223 Judith Martin 10275 SW Hazelbrook Tualatin OR 97062 Hal Keever 8405 SW Nimbus Avenue Beaverton OR 97008 Doug Lusk 12567 SW 114th Terrace Tigard OR 97223 Nick ladanza 11865 SW Carmen Street Tigard OR 97223 Scott Libert 12636 SW 114th Terrace Tigard OR 97223 Doug Skidmore 12545 SW 114th Terrace Tigard OR 97223 Michael Durfee 12612 SW 114th Terrace Tigard OR 97223 Bob Bledsoe 11800 SW Walnut Street Tigard OR 97223 MATRIX DEV. /HUNTER'S GLEN PAGE 1/1 SUB 95- 0006 /PDR 95- 0007 /SLR 95 -0012 NOTICE OF FINAL ORDER NO. 95 -11 PC BY THE P.C. • • • TIGARD . PLANNING COMMISSION CITY OF TIGARD OREGON NOTICE: ALL PERSONS DESIRING TO SPEAK ON ANY ITEM MUST SIGN THEIR NAME AND NOTE THEIR ADDRESS ON THIS SHEET...(Please PRINT) AGENDA ITEM #: 5.1 I Page 1 of 11 DATE OF HEARING: 10 / 09 / 95 CASE NUMBER(S): SUBDIVISION (SUB) 95 -0006 /PLANNED DEVELOPMENT REVIEW (PDR) 95- 0007 /SENSITIVE LANDS REVIEW (SLR) 95 -0012 HUNTERS GLEN SUBDIVISION 1 OWNER/APPLICANT: I MATRIX DEVELOPMENT CORPORATION LOCATION: 11570 SW WALNUT STREET, SOUTH OF THE EXTENSION OF SW 116TH AVENUE & WEST OF SW 114TH TERRACE PLEASE PRINT YOUR NAME, ADDRESS, AND INCLUDE YOUR ZIP CODE PROPONENT (For the proposal) OPPONENT (Against the proposal) (Print Name /Address/Zip & Affiliation) (Print Name/Address/Zip & Affiliation) y .' f� - �c LUS 1' Name: Name: G Address: Address: /Z 7 S W r 14 4-1 V w City: State: Zip: City: /56, I,� State: ( 7 T Zip: '11 d Name: Name: . \■) C Address: Address: \'V City: State: Zip: City: \.1.,ZN� State: CA._ Zip: s k • zZ3 V t Name: (d�✓ Name: r- ` • Address: TV StA N 1 14 40g A Address: 11.6349 s J b a City: dine NV � State: Dr' Zip: w City: ' <<� State() 2 — Zip: 1 • Name: Name:‘. }ah �r�.`� "^"� 6`r\IA Address: Address: ■.`-- T ` 4^4 kAd0An City: State: Zip: City: VV- State: Cam-. Zip: " 1. 1 .1 : 1 - 3 Name: Name: ��-� .6tM4« Address: Address: b t ' S•GV . 1 (''ft_ v- City: State: Zip: City . State: (9 Zip: q 7Z ?3 • TIGARD . PLANNING COMMISSION ; A CITY OF TIGARD OREGON NOTICE: ALL PERSONS DESIRING TO SPEAK ON ANY ITEM MUST SIGN THEIR NAME AND NOTE THEIR ADDRESS ON THIS SHEET...(Please PRINT) AGENDA ITEM #: 5.1 I Page 2 of 1 DATE OF HEARING: 10 / 09 / 95 CASE NUMBER(S): SUBDIVISION (SUB) 95 -0006 /PLANNED DEVELOPMENT REVIEW (PDR) 95- 0007 /SENSITIVE LANDS REVIEW (SLR) 95 -0012 HUNTERS GLEN SUBDIVISION 1 OWNER/APPLICANT: l MATRIX DEVELOPMENT CORPORATION LOCATION: 11570 SW WALNUT STREET, SOUTH OF THE EXTENSION OF SW 116TH AVENUE & WEST OF SW 114TH TERRACE PLEASE PRINT YOUR NAME, ADDRESS, AND INCLUDE YOUR ZIP CODE PROPONENT (For the proposal) OPPONENT (Against the proposal) (Print Name /Address/Zip & Affiliation) (Print Name /Address /Zip & Affiliation) Name: Name: 1 3 c k (eels c / Address: Address: / / U 0C � 9 t''`` ( 14 6 `�Y\ Zi City: State: Zip: City: / '"tate: p: �7 Name: Name: Address: Address: City: State: Zip: City: State: Zip: Name: Name: Address: Address: City: State: Zip: City: State: Zip: Name: Name: Address: Address: City: State: Zip: City: State: Zip: Name: Name: Address: Address: City: State: Zip: City: State: Zip: • OCTOBER 04, 1995 Plat4n.Lci 61 --TI 13125 S.W. HALL BLVD. TIGARD, OREGON 97223 DEAR CITY : P► gl-4t ` i n 6o w4 1.,4 s s6 1 WE, HERE ON CARMEN ST., HAVE A VERY UNIQUE AND DESIROUS NEIGHBORHOOD WITH MANY QUALITIES NOT FOUND IN MANY OTHER NEIGHBORHOODS. WE DON'T BELIEVE CARMEN ST. NEEDS TO BE EXTENDED TO THE EAST TO SERVE THE PROPOSED HUNTER GLEN SUBDIVISION/METRIX DEVELOPMENT CORPORATION DEVELOPMENT. OPENING CARMEN ST. WOULD TAKE MANY OF THE QUALITIES AWAY THAT WE NOW ENJOY. IT WOULD BE A SHORT CUT FOR MANY TRYING TO AVOID THE RUSH TRAFFIC ON 121ST AND WALNUT. SPEED BUMPS WOULD NOT BE AN EQUITABLE SOLUTION EITHER ONCE THE STREET IS OPEN. THE DEVELOPERS COULD HAVE A BETTER SUBDIVISION ALSO - BY NOT EXTENDING CARMEN ST. THEY WOULD HAVE ONE OR TWO MORE LOTS FOR BUILDING. WE APPEAL TO YOU: DON'T OPEN OR EXTEND CARMEN ST. THERE ARE OTHER EXITS AND ENTRANCES NOW AVAILABLE TO SAID PROPERTY KNOWN TO YOU AS : I REVIEW (SLR) 95- SUBDIVISION (SUB) 95- 0006/PLANNED DEVELOPMENT REVIEW (PDR) 95- 0007 /SENSITIVE LANDS 0012. SINCERELY, OSCAR H. LARK farm rn, COPCLiwo IISfOS S.W. CAt vhd.N s t. flAv£ * Su►,c s4_,.taso.a u 5) ( ,ig.Ma:,v sr. c;...,� t f 4 4 ti ll (N(.vl(IA �Pc j; till i 113 a Stn/ I al of � " ?IG.4J,d4 ,"-(_, tV / ✓1AC4 L . (,v 'iiis`.J. o�. , � e:4 ofv o1� goo ,& CoMtla usr w 1 " , ,. 4 ,..)(4.4.t...rt /. (• S • - ("( i / g ) * , .., ', i, 01 a iot “ru) . i , St 1 - 7a: ie. _ / 2 c2 C 5 Sc./ C4 ,..- ,rr,., 56 1/4-11 - i •%-ems.. ^ 'x- �' '.,�'!� t,�9. C ° a �'� , ' ��6 c i /gac s� / /yro d6� �.�� i i fro o S.W. � �''"``'" „Le I YAI l ietj j 71Ztel Gt 1 ( e Pi 61 twir l /do&S St&.! A10. , 7f4?ae lea&/ . ,_ ev1" Lei 1 r stadi I 141.1aiiiti • • AGENDA TIGARD PLANNING COMMISSION OCTOBER 9, 1995 - 7:30 P.M. / / /a011 /j1 l„ ;; TIGARD CIVIC CENTER - TOWN HALL —41.111"-i III�j 13125 SW HALL BOULEVARD TIGARD, OREGON 97223 City of Tigard 1. CALL TO ORDER 2. ROLL CALL 3. APPROVE MINUTES 4. PLANNING COMMISSION COMMUNICATIONS 5. PUBLIC HEARING 5.1 SUBDIVISION (SUB) 95- 0006/PLANNED DEVELOPMENT REVIEW (PDR) 95- 0007 /SENSITIVE LANDS REVIEW (SLR) 95 -0012 HUNTERS GLEN SUBDIVISION REQUEST: To subdivide 42 lots which range in size between 4,750 and 7,574 square feet in size. The applicant has proposed to create an open space area through the use of a Planned Development. LOCATION: 11570 SW Walnut Street (WCTM 2S1 03BD, tax lot 100). The site would continue to SW 116th Avenue to the south of SW Walnut Street. ZONE: R -4.5 (Residential, 4.5 units per acre). The R -4.5 zone allows single - family residential units, public support facilities, residential treatment homes, farming, manufactured homes, family day care, home occupations, temporary uses, and accessory structures among other uses. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.50, 18.80, 18.84, 18.88, 18.92, 18.96, 18.100, 18.102, 18.106, 18.108, 18.160 and 18.164. 5.2 METRO GREENSPACES LOCAL SHARE PROJECT Tigard is entitled to receive a portion of the regional greenspaces bond measure funds. These may be spent only on natural area and trails related acquisitions and/or capital improvements. The commission will consider a draft of potential projects prepared by staff and conduct a public hearing to receive testimony on greenspace projects. At the conclusion of the hearing, the commission will identify project priorities and send a recommendation to the City Council for review. 5.3 COMPREHENSIVE PLAN AMENDMENT (CPA) 95 -0004 REVISIONS TO PARK CLASSIFICATION SYSTEMS AND SERVICE STANDARDS A proposal to change the park system service standard from 10.00 acres per thousand population to 7.56 acres per thousand population and to change the park classification system from 11 to 5 categories. APPLICABLE REVIEW CRITERIA: Statewide Planning Goals 1, 8 and 12, and Tigard Comprehensive Plan Policies 2.1.1 and 3.6.1. (Adopted Nov. 9, 1983; Ordinance No. 83 -52) 6. OTHER BUSINESS 7. ADJOURNMENT 4 • • • A , j CITY OF TIGARD AFFIDAVIT OF MAILING OREGON STATE OF OREGON ) County of Washington ) ss. City of Tigard ) I, Patricia L. Lunsford, being first duly sworn/affirm, on oath depose and say: That I am a Senior Office Assistant for The City of Tigard, Oregon. That I served NOTICE OF PUBLIC HEARING FOR That I served NOTICE OF DECISION FOR City of Tigard Planning Director X- Tigard Planning Commission Tigard Hearings Officer Tigard City Council A copy of the PUBLIC HEARING NOTICE/NOTICE OF DECISION/NOTICE OF FINAL ORDER of which is attached, marked Exhibit "A ", was mailed to each named personcslAt the address,. ) sho • on the attached list(s), marked Exhibit "B ", on the J day of .4_f. i . aL ' 995, and deposited in the United States Mail on the N' day of , 4 d 1995, postage prepaid. / ' l°'( /". - - /WI dr "y'rared Notice Subscribed and sworn/affirmed before me on the /,4 day of `7L0 ti. is /fjJ OFFICIAL SEAL 1 CrJ/ji/ Q ` DIANE M JELDERKS v `��' ��r// f � /14 / �� NOTARY PUBLIC-OREGON NOTARY PUBLIC 0 ' i REGON COMMISSION NO.046142 My Commission Expires: MY COMMISSION EXPIRES SEPTEMBER 07, 1999 y FILE INFO.: n / �,, �p� NAME(S): T i��'r v'vr ' cam 6jL , t S / ��t / Zt i CASE NO.(S): 5 116 g5 1000l0%e-9 / P '7/ —%7 !va- TYPE OF NOTICE & DATE: / U / / `Z L q� P /j • PUBLIC HEARIIPG NOTICE NOTICE IS HEREBY GIVEN THAT THE TIGARD PLANNING COMMISSION, �,� " 'ir'��' "u'�� AT A MEETING ON MONDAY, OCTOBER 9, 1995 AT 7:30 P.M., 22L C ' IN THE TOWN HALL OF THE TIGARD CIVIC CENTER, CITY OF TIGARD 13125 SW HALL BOULEVARD, TIGARD, OREGON 97223 WILL CONSIDER THE FOLLOWING APPLICATION: FILE NO: SUBDIVISION (SUB) 95- 0006 /PLANNED DEVELOPMENT REVIEW (PDR) 95- 0007 /SENSITIVE LANDS REVIEW (SLR) 95 -0012 FILE TITLE: HUNTERS GLEN SUBDIVISION /MATRIX DEVELOPMENT CORPORATION APPLICANT: Matrix Development Corporation OWNER: Troy Hunt 7160 SW Hazelfern Road, Suite #100 8170 SW 87th Avenue Tigard, OR 97224 -7771 Portland, OR 97223 (503) 620 -8080 (503) 692 -3271 OWNER: Judith Martin 10275 SW Hazelbrook Tualatin, OR 97062 (503) 692 -3271 REQUEST ► The applicant requests to subdivide 42 lots which range in size between 4,750 and 7,574 square feet in size. The applicant has proposed to create an open space area through the use of a Planned Development. A Sensitive Lands Review has been applied to incorporate steep slope areas into the site. LOCATION: 11570 SW Walnut Street (WCTM 2S1 03BD, tax lot 100). The site would extend SW 116th Avenue to the south of SW Walnut Street. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.50, 18.80, 18.84, 18.88, 18.92, 18.96, 18.100, 18.102, 18.106, 18.108, 18.150, 18.160 and 18.164. ZONE: R -4.5 (Residential, 4.5 units per acre). The R -4.5 zone allows single - family residential units, public support facilities, residential treatment homes, farming, manufactured homes, family day care, home occupations, temporary uses, and accessory structures among other uses. THE PUBLIC HEARING ON THIS MATTER WILL BE CONDUCTED IN ACCORDANCE WITH THE RULES Or CHAPTER 18.32 OF THE COMMUNITY DEVELOPMENT CODE AND RULES OF PROCEDURE ADOPTED BY THE TIGARD CITY COUNCIL AND AVAILABLE AT CITY HALL, OR RULES OF PROCEDURE SET FORTH IN CHAPTER 18.30. SUB 95 -0006 /PDR 95 -0007 /SLR 95 -0012 September 8, 1995 HUNTER'S GLEN PROPOSAUREOUEST FOR COMMENTS ' • • ASSISTIVE LISTENING DEVICES ARE AVAILABLE FOR PERSONS WITH IMPAIRED HEARING. THE CITY WILL ALSO ENDEAVOR TO ARRANGE FOR QUALIFIED SIGN LANGUAGE INTERPRETERS AND QUALIFIED BILINGUAL INTERPRETERS UPON REQUEST. PLEASE CALL (503) 639 -4171, EXT. 320 (VOICE) OR (503) 684- 2772 (TDD - TELECOMMUNICATIONS DEVICES FOR THE DEAF) NO LESS THAN ONE WEEK PRIOR TO THE HEARING TO MAKE ARRANGEMENTS. ANYONE WISHING TO PRESENT WRITTEN TESTIMONY ON THIS PROPOSED ACTION MAY DO SO IN WRITING PRIOR TO OR AT THE PUBLIC HEARING. ORAL TESTIMONY MAY BE PRESENTED AT THE PUBLIC HEARING. AT THE PUBLIC HEARING, THE HEARINGS OFFICER WILL RECEIVE A STAFF REPORT PRESENTATION FROM THE CITY PLANNER; OPEN THE PUBLIC HEARING; AND INVITE BOTH ORAL AND WRITTEN TESTIMONY. THE HEARINGS OFFICER MAY CONTINUE THE PUBLIC HEARING TO ANOTHER MEETING TO OBTAIN ADDITIONAL INFORMATION, OR CLOSE THE PUBLIC HEARING AND TAKE ACTION ON THE APPLICATION. IF A PERSON SUBMITS EVIDENCE IN SUPPORT TO THE APPLICATION AFTER SEPTEMBER 19, 1995, ANY PARTY IS ENTITLED TO REQUEST A CONTINUANCE OF THE HEARING. IF THERE IS NO CONTINUANCE GRANTED AT THE HEARING, ANY PARTICIPANT IN THE HEARING MAY REQUEST THAT THE RECORD REMAIN OPEN FOR AT LEAST SEVEN (7) DAYS AFTER THE HEARING. INCLUDED IN THIS NOTICE IS A LIST OF APPROVAL CRITERIA APPLICABLE TO THE REQUEST FROM THE TIGARD COMMUNITY DEVELOPMENT CODE AND THE TIGARD COMPREHENSIVE PLAN. APPROVAL OR DISAPPROVAL OF THE REQUEST BY THE HEARINGS OFFICER WILL BE BASED UPON THESE CRITERIA AND THESE CRITERIA ONLY. AT THE HEARING IT IS IMPORTANT THAT COMMENTS RELATING TO THE REQUEST PERTAIN SPECIFICALLY TO THE APPLICABLE CRITERIA LISTED. FAILURE TO RAISE AN ISSUE IN PERSON OR BY LETTER ACCOMPANIED BY STATEMENTS OR EVIDENCE SUFFICIENT TO ALLOW THE HEARING'S AUTHORITY AND ALL PARTIES TO RESPOND, PRECLUDES AN APPEAL, AND FAILURE TO SPECIFY THE CRITERION FORM THE COMMUNITY DEVELOPMENT CODE OR COMPREHENSIVE PLAN AT WHICH A COMMENT IS DIRECTED PRECLUDES AN APPEAL BASED ON THAT CRITERION. ALL DOCUMENTS AND APPLICABLE CRITERIA IN THE ABOVE -NOTED FILE ARE AVAILABLE FOR INSPECTION AT NO COST OR COPIES CAN BE OBTAINED FOR TWENTY -FIVE (25) CENTS PER PAGE. AT LEAST SEVEN DAYS PRIOR TO THE HEARING, A COPY OF THE STAFF REPORT WILL BE AVAILABLE FOR INSPECTION AT NO COST, OR A COPY CAN BE OBTAINED FOR TWENTY -FIVE (25) CENTS PER PAGE. FOR FURTHER INFORMATION PLEASE CONTACT THE STAFF PLANNER MARK ROBERTS AT (503) 639 -4171, TIGARD CITY HALL, 13125 SW HALL BOULEVARD, TIGARD, OREGON. SUB 95 -0006 /PDR 95 -0007 /SLR 95 -0012 September 8, 1995 HUNTER'S GLEN PROPOSAL/REOUEST FOR COMMENTS Jut) 7:7 wok rlitc nUNTLR ' 6 (iLU4 SUBD1 Y IS1 / ( lag . 1/3) • 2S103BA -00106 • 2S1 BA -00107 PARSONS, JOE P MARLYNN DINDIA, STEVEN J AND DIANIA E ▪ 11770 SW ANN ST 11710 SW ANN ST TIGARD OR 97223 TIGARD OR 97224 2S103BA -00108 2S103BA -00109 SPRAGUE, MICHAEL M LEE, GREGORY ALLAN AND DOLLIE P RENEE LEYNETTE 11650 SW ANN ST 11590 SW ANN TIGARD OR 97223 TIGARD OR 97223 2S103BA -00200 2S103BA -00201 JENOVICH, M GLYNN MAXINE SCROGGIN, MARY LYNN 11525 SW WALNUT AVENUE 11545 SW WALNUT TIGARD OR 97223 TIGARD OR 97223 2S103BA -00300 2S103BA -00401 LINDQUIST, MARVIN T & JACKI S BANK OF CALIFORNIA, THE TR 11565 SW WALNUT ST 11625 SW WALNUT ST TIGARD OR 97223 TIGARD OR 97223 2S103BA -00500 2S103BA -00600 ROGERS, EUGENE P GAARDE, RICHARD J KATHERN J DOROTHY A 11695 SW WALNUT ST 11765 SW WALNUT TIGARD OR 97223 TIGARD OR 97223 2S103AB -00600 2S103AB -00700 SWEENEY, WALLACE G & EVA L THOMPSON, WAYNE E 11455 SW WALNUT 12480 SW 112TH TIGARD OR 97223 TIGARD OR 97223 2S103AB -02000 2S103AB -02600 WISER, KENT C AND BRENDA D VOLK, KENT J & KIMBERLY A 11405 SW WALNUT ST 11400 SW WALNUT ST TIGARD OR 97223 TIGARD OR 97223 2S103AB -02800 2S103AB -02900 STROUD, TIMOTHY DEAN KIEF, RONALD L & PATRICIA E 12432 SW 114TH TERR 12454 SW 114TH TERR TIGARD OR 97223 TIGARD OR 97223 2S103AB -03000 2S103AB -03100 DISTANT, DOUGLAS & DEBRA V REEVES, ROY D /MARY I 12465 SW 114TH TERRACE 2008 PALISADES TERRACE TIGARD OR 97223 LAKE OSWEGO OR 9703 2S103AC -03400 2S103AC -03500 SHRUM, JULIE M WAXMAN, GARY M & KATHERINE M 12476 SW 114TH TERR 12498 SW 114TH TERR TIGARD OR 97223 TIGARD OR 97223 .SUB 95- 0006 /PDR 95 -0007 /SLR 95-0012 HUNTER'S GLEN SUBDIVISION /MAZRIX DEV. (P 2/3) • 2S103AC -03600 411 2S1•AC -03700 • FERBER, KURT A /AMY M BOROK, DAVID AND JULIE JANET SULLIVAN, ROGER J 12532 SW 114TH TERRACE 12512 SW 114TH TERRACE TIGARD OR 97223 TIGARD OR 97224 2S103AC -03800 2S103AC -03900 SPRUNK, ERIC D & B KIMBERLY STEPHENS, GAIL 0 & JAMES F 12556 SW 114TH TERR 12578 SW 114TH TERR TIGARD OR 97223 TIGARD OR 97223 2S103AC -04000 2S103AC -04100 BOSTOCK, DAVID E & ANGELA K DURFEE, MICHAEL D AND 12590 SW 114TH TERR BUTTERFIELD, MELISSA TIGARD OR 97223 12612 SW 114TH TERR TIGARD OR 97223 2S103AC -04200 2S103AC -04300 LIBERT, SCOTT A AND CYNTHIA M GOETZ, JEANNE 12636 SW 114TH TERRACE 12758 SW 114TH TERRACE TIGARD OR 97223 TIGARD OR 97223 2S103AC -04400 2S103AC -04500 LUSK, DOUGLAS E /JANICE L SKIDMORE, DAVID A /JODI K 12567 SW 114TH TERR 12545 SW 114TH TERRACE TIGARD OR 97224 TIGARD OR 97223 2S103AC -04600 2S103AC -04700 MOHR, JAMES B SR & CAROL J ABEYTA, JAMES A & IRENE I 14407 SW TEAL BLVD #E 12501 SW 114TH TER BEAVERTON OR 97005 TIGARD OR 97223 2S103AC -04800 2S103BD -00100 NAJDEK, FRANK & KATHLEEN N HUNT, TROY 12487 SW 114TH TERR MARTIN, JUDITH M TRUSTEE TIGARD OR 97223 10275 SW HAZELBROOK TUALATIN OR 97062 2S103BD -00200 2S103BD -00300 CAPPOEN, RAYMOND J BLEDSOE, ROBERT C SUZANNE CAROLYN S 11710 SW WALNUT ST 11800 SW WALNUT ST TIGARD OR 97223 TIGARD OR 97223 2S103BD -00301 2S103BD -01900 WILLIAMS, LENA MARIE IADANZA, NICHOLAS E AND 11770 SW WALNUT ST MARGRET A TIGARD OR 97223 11865 SW CARMEN ST TIGARD OR 97223 2S103BD -02000 2S103BD -02100 PATTERSON, JOHN K & VIRGINIA H COPELAND, MAUREEN T (TERRI) 15 WESTWOOD RD 11805 SW CARMEN SOMERVILLE MA 02145 TIGARD OR 97223 Jilts y Z-ut io/ YL)K y7 -uliU I / JL R 9 -tiU.L MUNlhR' S GLai JUbD1 V I.SION/ MA 11 LX 1)EV . (P g. 3/3) 2S103BD -02200 • 2S1•D -02300 . KARLSON, E J V I CAMPBELL, DONALD 11765 SW CARMEN ST ALMA W TIGARD OR 97223 11760 SW CARMEN ST TIGARD OR 97223 2S1038D -02400 2S103BD -02500 CLARK, OSCAR H AND DELORIS RHONE, HENRY JR 11800 SW CARMEN ST WAYNE, ROSALIE E TIGARD OR 97223 11860 SW CARMEN TIGARD OR 97223 2S103BD -04000 2S103BD -04400 KAWASAKI, NOBUO SHARON LE HORDICHOK, WALTER R TRUSTEE 5750 E HILLCREST DR HORDICHOK, YVONNE E TRUSTEE PORT ORCHARD WA 98366 5420 NW SEWELL RD HILLSBORO OR 97124 2S103BD -04401 SMITH, WILLIAM L MAZRIX DEVELAPMFNP CORPORATION MARGARET 0 7160 SW HAZEGFERN STRIKE", SUITE 100 11565 SW FONNER TIGARD OR 97223 TIGARD OR 97223 TROY HUNT JUDITH MARTIN 8170 SW 87TH AVENUE 10275 SW HAZELBROOK PORTLAND OR 97223 TUALATIN OR 97062 TROY HUNT c/o RANDY LIVINGSroN 621 SW MoRRI90N, SUITE 800 PORTLAND OR 97205 -3811 C • • AGENDA ITEM 5.1 BEFORE THE PLANNING COMMISSION FOR THE CITY OF TIGARD, OREGON Regarding an application by Matrix Development STAFF REPORT to subdivide an existing 10.06 acre site into 42 lots SUB 95 -0006 acres. The site is located at 11570 SW Walnut Street. PDR 95 -0007 SLR 95 -0012 I. SUMMARY OF THE REQUEST CASE: Subdivision 95- 0006 /Planned Development Review 95- 0007 /Sensitive Lands Review 95 -0012 SUMMARY: The applicant requests Subdivision approval to divide one parcel developed with an existing home into 42 parcels ranging in size from 4,750 square feet to 7,574 square feet. APPLICANT /OWNER: Matrix Development Corporation 7160 SW Hazelfern Road, Suite 100 Tigard, OR 97224 -7771 OWNER same COMPREHENSIVE PLAN DESIGNATION: Low Density Residential (1 -5 units per acre) ZONING DESIGNATION: The site is zoned R-4.5 single family residential. This zone permits up to 4.5 dwelling units per acre. A Planned Development Overlay has also been proposed for this site in order to incorporate an open space tract and reduce lot sizes below the 7,500 square foot minimum lot size. LOCATION: 11570 SW Walnut Street, south of the extension of SW 116th Avenue and west of SW 114th Terrace (WCTM 2S1 3BD, tax lot 100). APPLICABLE LAW: Community Development Code Chapters 18.50, 18.80, 18.84, 18.88, 18.90, 18.92, 18.100, 18.102, 18.108, 18.150, 18.160, 18.164. STAFF RECOMMENDATION: Approval subject to conditions. II. FINDINGS ABOUT SITE AND SURROUNDINGS STAFF REPORT - SUB 95- 0006 /PDR 95- 0007 /SLR 95 -0012 - HUNTERS GLEN PAGE 1 • • A. Site size and shape: The subject parcel is roughly a rectangular parcel of approximately 10.07 acres with dimensions of 420 feet of width and 998 feet of depth. The site slopes generally towards SW Walnut Street from an elevation of approximately 236 feet to an elevation of 206 feet along SW Walnut Street. The southeastern corner of the site is treed and slopes towards a man made pond. B. Site location: The site is located at 11750 SW Walnut Street and comprises areas south of SW 116th Street and to the west of SW 114th Terrace and east of SW Carmen Street. C. Existing uses and structures: The subject parcel is vacant with the exception of one single family home and a detached garage which are proposed to be removed. Much of the site towards SW Walnut Street is covered with grasses. Portions of the southerly one third of the site have existing trees and a man made pond. A portion of this area steeply slopes to a man made pond. D. Surrounding zoning and land uses: The subject properties were recently annexed to the City through Boundary Commission Action 3459. The annexation became final on May 27, 1995. The City Council approved a redesignation of the property zoning from Washington County R- 6 to City of Tigard R The City's existing Comprehensive Plan Designation for the property is Low Density Residential which allows from 1 -5 dwelling units per acre. The surrounding properties to the east within the City of Tigard are designated with the same R-4.5 zoning. Adjoining properties to the north, south and west are still unincorporated and within Washington County and presently zoned R -6. III. APPLICABLE APPROVAL STANDARDS A. Community Development Code: Development Standards: Section 18.50.050 contains standards for the R-4.5 zone. Single- family detached residential units are a permitted use in the zone, and must comply with the following dimensional requirements: Minimum lot size 7,500 square feet/unit Average lot width 50 feet Front setback 20 feet Garage setback 20 feet STAFF REPORT - SUB 95- 0006 /PDR 95- 0007 /SLR 95 -0012 - HUNTERS GLEN PAGE 2 • • Interior sideyard setback 5 feet Corner sideyard setback 15 feet Rear setback 15 feet Maximum building height 35 feet The proposed subdivision will comply with the development standards of a Planned Development within the R-4.5 Zoning District through the City's Building Permit Plan Check review process. The proposed lots range in size between 4,750 to 7,574 square feet which is less than the minimum allowed under the R-4.5 zone. This is allowable under the Planned Development (PD) Overlay. The overall density of a site within the Planned Development Overlay cannot exceed the maximum density allowed within the R Zoning District. The proposed density of this development is reviewed elsewhere within this report. Within the narrative the applicant has agreed to abide by the minimum setback requirement for all garages of 20 feet. The applicant also proposes to provide a 15 foot rear yard setback. The applicant has also requested to vary the internal front and sideyard setbacks of the living areas of homes to accommodate innovative sitting and design techniques. To clarify the range of setback alternatives possible it is recommended that the applicant show the buildable area for each lot on the final recorded plat map. The applicant shall also comply with the standard listed setbacks for each setback which adjoins the perimeter of the property such as SW Walnut Street. Density: Section 18.92.020 contains standards for density. The number of dwelling units permitted is based on the net development area, sensitive land areas and land dedicated for public roads or parks, or for private roadways. This land area is then divided by the minimum parcel size permitted by the zoning district to determine the number of Tots which may be created on a site. Up to 25% of certain types of Sensitive Lands Areas can be added back into the net buildable area to determine the total possible density. The gross site acreage is 10.061 acres. After deduction of 20% of the gross site area for public right -of -way 8.04 acres remain. The site contains an area of approximately .95 acres with drainage areas and with slopes in excess of the 25 %. A total of 25% of the .95 acre sensitive lands areas or .23 acres can then be added back to the net area. The net area then equals 7.33 acres or 319,295 square feet. By dividing this net area by the 7,500 square foot minimum lot size of the R-4.5 Zoning District yields an opportunity for up to 42 net dwelling units. The applicant has proposed 42 Tots. This area is designated as an Established Area on the City's Developing and Established Area Map. Section 18.40 of the Community Development Code states that regardless of the density permitted by the property zoning no development within 100 feet of a designated Established Area shall exceed 125% of the Comprehensive Plan Designation of the property. The Comprehensive Plan for this Area is for Low STAFF REPORT - SUB 95- 0006 /PDR 95- 0007 /SLR 95 -0012 - HUNTERS GLEN PAGE 3 • • Density Residential with a density range of 1 -5 dwelling units per acre. The 15 lots proposed along the westerly property line exceed this standard by one lot. The applicant shall revise the subdivision plat to either delete one of the 15 lots along the westerly property line (Lots 1 -15) or relocate one of these lots elsewhere on -site. Subdivision Design: Section 18.160.060(A) contains standards for subdivision of parcels into four or more lots. To be approved, a preliminary plat must comply with the following criteria: 1. The proposal must comply with the City's Comprehensive Plan, the applicable zoning ordinance and other applicable ordinances and regulations; The proposed subdivision complies with the Comprehensive Plan Map's Low Density Residential opportunity for the site and the regulations of the R-4.5 zone, and other applicable development standards as reviewed elsewhere within this report. 2. The proposed plat name must not be duplicative and must otherwise satisfy the provisions of ORS Chapter 92; The proposed name of the subdivision, "Hunters Glen ", is not duplicative of any other plat recorded in Washington County. 3. Streets and roads must be laid out so as to conform to the plats of subdivisions and maps of partitions or subdivisions already approved for adjoining property as to width, general direction and in all other respects unless the City determines it is in the public interest to modify the street or road pattern; The streets appear to be aligned so as to conform with the plats of adjoining areas. Given the topography of the area and other development constraints of adjoining properties the subdivision as proposed provides sufficient future Local Street connections to existing or potential future streets in the area. Section 18.164.040 addresses block design and discourages block lengths in excess of 1,800 feet. This development will facilitate future connectivity of streets in area due to the provision of a logical connection to existing adjoining subdivisions to the east and west. A connection has been proposed to SW Walnut Street. Street stub outs have also been provided to the south and to the west. The connection of the proposed SW 115th Street with the extension of SW Carmen Street will impact the proposed open space area and will further encroach into steep slope and areas with trees areas. Such an encroachment would also reduce the size of the proposed open space tract and possibly require the elimination of two lots. Section 18.164.040 also requires that where block lengths are in excess of 600 feet that pedestrian paths and or bikeways be provided where steep site topography limits street connections in the area. The applicant has provided STAFF REPORT - SUB 95- 0006 /PDR 95- 0007 /SLR 95 -0012 - HUNTERS GLEN PAGE 4 • • an open space area around the existing man made pond and water quality swale.. Because the block of streets made up of SW Walnut Street, SW 114th Terrace and SW 115th Avenue the proposed block exceeds 600 feet in length and a pedestrian connection is warranted. Because of the sloping topography of this area a street connection between SW 115th Avenue and SW Carmen Street does not appear feasible. It is recommended that the applicant fully construct a pathway between SW 115th Avenue and SW Carmen Street. 4. An explanation has been provided for all common improvements; The applicant has provided an explanation for all common improvements including the provision for public services such as sewer, water, drainage and street improvements. Storm water run -off will be collected in a public storm drainage system and directed to on -site storm water quality and detention ponds shown within a portion of the Open Space Tract and within a Tract adjoining SW Walnut Street. Because this Open Space Area is not a part of a planned larger area open space system, such as those areas within the adopted City Greenways maintenance of the open space area shall be provided through the formation of a Homeowners Association. Access. Egress. Circulation: Section 18.108.070 contains standards for residential vehicular access. A minimum of a 28 foot paved street with 44 feet of total right -of- way width is required for the minimum publicly dedicated local street. A driveway serving two or fewer Tots or dwelling units is required to have a minimum of 10 feet of paved width with 15 feet of overall width. The subdivision proposes public streets with a continuous width to join existing street improvements within SW 114th Terrace and SW Carmen Street. The streets as proposed comply with the required width standards. Section 18.108 and Section 18.164.060(B) (Lot Frontage) All lots are provided with at least 25 feet of public street frontage as required by Section 18.164. Sensitive Lands: Section 18.84.040(B) requires review of development within steep slope areas in excess of 25 percent. Development of property within these areas must comply with the following criteria: 1. The extent and nature of the proposed land form alteration or development will not create site disturbances to an extent greater than that required for the use; The applicant has not proposed to develop within the steep slope areas of the site. Because the applicant has not created potential building sites within the steep slope areas the need for grading and disruption of hillsides has been minimized. 2. The proposed development will not result in erosion, stream sedimentation, ground instability, or other adverse site on -site or off -site effects or hazards to life or property; Based on the location of the proposed development sites and the design of public facilities, the subdivision is not expected to create STAFF REPORT - SUB 95- 0006 /PDR 95- 0007 /SLR 95 -0012 - HUNTERS GLEN PAGE 5 • • adverse on site or off -site impacts because the applicant is required to use approved erosion control measures where appropriate. 3. The structures are appropriately sited and designed to ensure structural stability and proper drainage of the foundation and crawl space areas for development with any of the following soil conditions: wet/high water table; high shrink well capability; compressible /organic; and shallow depth to bedrock; The subdivision plan avoids the creation of building sites with excessively steep slopes. A soils compaction test will be required prior to issuance of Building Permits. 4. Where natural vegetation has been removed due to land form alteration or development, the areas not covered by structures or impervious surfaces will be replanted to prevent erosion in accordance with Chapter 18.100, Landscaping and Screening; Because the subdivision plan avoids the creation of building sites within excessively steep slope areas, extensive erosion control measures are not expected to be necessary. The conditions of approval require that the applicant provide plans which plan for and provide all required erosion control measures. Section 18.84.040(C) states that the Director shall approve or approve with conditions an application request for sensitive lands permit within drainageways based upon findings that all of the following criteria have been satisfied: 1. The extent and nature of the proposed land form alteration or development will not create site disturbances to the extent greater than that required for the use; The proposed development leaves the existing man made pond in place and generally avoids development of areas with steeper topography. 2. The proposed land form alteration or development will not result in erosion, stream sedimentation, ground instability, or other adverse on -site and off -site effects or hazards to life or property; The applicant will obtain any necessary erosion control permits to construct the necessary street and utility improvements. The applicant has not indicated a need to do any landform alterations within areas designated as drainageways. Policy 3.5 of the Comprehensive Plan states that small open space areas such as this should be preserved for their open space and aesthetic values. The applicant has proposed to preserve the man made pond and steep slope areas around the pond as an open space tract. 3. The water flow capacity of the drainageway is not decreased; The applicant has proposed to minimize grading within the steep slope areas. Because land form alterations are not proposed within areas adjoining the pond it is not expected the capacity of the drainageway will be decreased. Through the final plat map review process the applicant will be required to demonstrate that this STAFF REPORT - SUB 95- 0006 /PDR 95- 0007 /SLR 95 -0012 - HUNTERS GLEN PAGE 6 • . development will have no adverse impacts on properties upstream and downstream of the property. 4. Where natural vegetation has been removed due to landform alteration or development, the areas not covered by structures or impervious surfaces will be replanted to prevent erosion in accordance with Chapter 18.100, Landscaping and Screening; The applicant is required to obtain all necessary erosion control permits and utilize the required erosion control measures. Planned Development: Section 18.80 allows the option for an applicant to create a more efficient, economically viable development which preserves natural land features while implementing the density range provided through the Comprehensive Plan. This type of subdivision normally permits higher density than would be possible given the minimum lot size requirement for the zoning district. Due to the topographic features of this site the applicant has proposed to concentrate the residential development density within the flatter areas of the site to minimize the amount of tree removal, hillside grading and erosion control measures necessary to develop the property. Section 18.80.130(A)(1) (Planned Development Review - Approval Standards) requires that a development proposal be found to be consistent with the various standards of other Community Development Code Sections. The applicable criteria in this case are Chapters 18.50, 18.80, 18.84, 18.88, 18.90, 18.92, 18.100, 18.102, 18.108, 18.150, 18.160, 18.164. The proposal's consistency with these sections has been reviewed within this report. The Planned Development Code Section 18.80 lists Section 18.160 (Subdivisions) as an applicable review criteria for Planned Developments which has been reviewed elsewhere within this report. Section 18.80.120(A)(3) provides further review standards for Planned Development which have been addressed below as follows: Relationship to the natural and physical environment: (i) The streets, buildings, and other site elements shall be designed and located to preserve the existing trees, topography, and natural drainage to the greatest degree possible; (ii) Structures located on the site shall not be in areas subject to ground slumping and sliding; (iii) There shall be adequate distance between on -site buildings and other on -site and off -site buildings on adjoining properties to provide for adequate light and air circulation and for fire protection; STAFF REPORT - SUB 95- 0006 /PDR 95- 0007 /SLR 95 -0012 - HUNTERS GLEN PAGE 7 • • , (iv) The structures shall be oriented with consideration for the sun and wind directions, where possible; and (v) Trees with a six inch caliper measured at four feet in height from ground level, shall be saved where possible; The standards related to provision of adequate Tight and air are addressed elsewhere within this report under the minimum setback requirements. The Fire District has been provided with a copy of this plan and will conduct a Fire and Life Safety Review prior to the issuance of Building Permits for the site. Solar accessibility and tree removal issues are addressed elsewhere within this report. Buffering, screening, and compatibility between adjoining uses: (i) Buffering shall be provided between different types of land uses (for example, between single - family and multiple - family residential, and residential, and commercial); (ii) In addition to the requirements of the buffer matrix, the following factors shall be considered in determining the adequacy and extent of the buffer required under Chapter 18.100: (a) The purpose of the buffer, for example to decrease noise levels, absorb air pollution, filter dust, or to provide a visual barrier; (b) The size of the buffer needs in terms of width and height to achieve the purpose; (c) The direction(s) from which buffering is needed; (d) The required density of the buffering; and (e) Whether the viewer is stationary or mobile; (iii) On -site screening from view from adjoining properties of such things as service areas, storage areas, parking lots, and mechanical devices on roof tops shall be provided and the following factors shall be considered in determining the adequacy of the type and extent of the screening: (a) What needs to be screened; (b) The direction from which it is needed; and (c) Whether the screening needs to be year- round; STAFF REPORT - SUB 95- 0006 /PDR 95- 0007 /SLR 95 -0012 - HUNTERS GLEN PAGE 8 • • Screening and buffering are not required where single family residential uses adjoin other single family residential uses. Privacy and noise: (1) Non- residential structures which abut existing residential dwellings shall be located on the site or be designed in a manner, to the maximum degree possible, to protect the private areas on the adjoining properties from view and noise; This criteria is not applicable because the applicant has proposed to create future residential building sites. Private outdoor area: residential use: (i) In addition to the requirements of subparagraph (iii), each ground level residential dwelling unit shall have an outdoor private area (patio, terrace, porch) of not Tess than 48 square feet; (ii) Wherever possible, private outdoor open spaces should be oriented toward the sun; and (iii) Private outdoor spaces shall be screened or designed to provide privacy for the use of the space; Provision of common outdoor open space areas is not required because the applicant has proposed to create building sites for single family residences. Shared outdoor recreation areas: residential use: (i) In addition to subparagraphs (ii) and (iii) of this section each multiple - dwelling development shall incorporate shared usable outdoor recreation areas within the development plan as follows: (a) Studio units up to and including two bedroom units, 200 square feet per unit; and (b) Three or more bedroom units, 300 square feet per unit; (ii) Shared outdoor recreation space shall be readily observable from adjacent units for reasons of crime prevention and safety; (iii) The required recreation space may be provided as follows: STAFF REPORT - SUB 95- 0006 /PDR 95- 0007 /SLR 95 -0012 - HUNTERS GLEN PAGE 9 • • . (a) It may be all outdoor space; or (b) It may be part outdoor space and part indoor space; for example, an outdoor tennis court and indoor recreation room; or (c) It may be all public or common space; or (d) It may be part common space and part private; for example, it could be an outdoor tennis court, indoor recreation room, and balconies on each unit; or (e) Where balconies are added to units, the balconies shall not be less than 48 square feet; The provision of common outdoor open space areas is not required because the applicant has proposed to create building sites for single family residences. Access and circulation: (i) The number of allowed access points for a development shall be provided in Chapter 18.108; (ii) All circulation patterns within a development must be designed to accommodate emergency vehicles; and (iii) Provisions shall be made for pedestrian and bicycle ways if such facilities are shown on an adopted plan; The design of the streets has been reviewed by the Engineering Department, the Police Department and the Fire District. The Engineering Department reviewed these proposed street design in detail elsewhere within this report. The streets as proposed comply with the standards of the Community Development Code as has been reviewed elsewhere within this report. Landscaping and open space: (i) Residential Development: In addition to the requirements of subparagraphs (iv) and (v) of section A of this subsection, a minimum of 20 percent of the site shall be landscaped; (ii) Commercial Development: A minimum of 15 percent of the site shall be landscaped; and STAFF REPORT - SUB 95- 0006 /PDR 95- 0007 /SLR 95 -0012 - HUNTERS GLEN PAGE 10 • • (iii) Industrial Development: A minimum of 15 percent of the site shall be landscaped; Section (i) is applicable and will be addressed prior to the issuance of building permits for development of the homes on each new lot. Section (ii) and (iii) are not applicable because no commercial or industrial development is proposed. Public transit: (i) Provisions for public transit may be required where the site abuts a public transit route. The required facilities shall be based on: (a) The location of other transit facilities in the area; and (b) The size and type of the proposed development; SW Walnut Street is a transit served facility but due to the size of the proposed subdivision the applicant cannot be required to construct a bus turn -out, waiting shelter or hard surface paths to the shelter. The applicant will be required to provide street improvements such as curb, gutter, sidewalk within the proposed internal streets and along the SW Walnut Street frontage which provides direct access to transit facilities. (ii) The required facilities shall be limited to such facilities as: (a) A waiting shelter; (b) A turn -out area for loading and unloading; and (c) Hard surface paths connecting the development to the waiting area; SW Walnut Street is transit served. The applicant has not been required to construct a bus turn -out, waiting shelter or hard surface paths to the shelter due to the number of potential dwelling units which may be developed at this site. The applicant will be required to provide street improvements such as curb, gutter, sidewalk along this street frontage which provides direct access to transit served SW Walnut Street. Signs: (i) In addition to the provisions of Chapter 18.114, Signs: (a) Location of all signs proposed for the development site; and (b) The signs shall not obscure vehicle driver's sight distance; STAFF REPORT - SUB 95- 0006 /PDR 95- 0007 /SLR 95 -0012 - HUNTERS GLEN PAGE 11 • • All future signage at the site will be reviewed through the sign permit process for conformance with the provisions of Chapter 18.114. Parking: (i) All parking and loading areas shall be generally laid out in accordance with the requirements set forth in Chapter 18.106; Each of the residences to be developed on these parcels will be reviewed during the Building Permit Plan Check process to verify the provision of required off - street parking spaces. Drainage: (i) All drainage provisions shall be generally laid out in accordance with the requirements set forth in Chapter 18.84 and the criteria in the adopted 1981 master drainage plan; A hydrology investigation will be required which demonstrates that sufficient capacity exists within storm drainage facilities upstream and downstream of the development to handle the increase in runoff caused by additional impervious surfaces to be developed on this site. Floodplain dedication: (i) Where landfill and /or development is allowed within or adjacent to the 100 - year floodplain, the City shall require the dedication of sufficient open land area for a greenway adjoining and within the floodplain. This area shall include portions of a suitable elevation for the construction of a pedestrian /bicycle pathway with the floodplain in accordance with the adopted pedestrian bicycle pathway plan. This requirement is not applicable because the site does not contain or adjoin areas within a portion of the 100 -year flood plain. Tree Removal: Section 18.150.020(E) requires a permit for removal of trees having a trunk six inches or more in diameter measured four feet above the ground level. A permit for tree removal must comply with the following criteria as specified in Section 18.150.030(A): 1. The trees are diseased, present a danger to property, or interfere with utility service or traffic safety; STAFF REPORT - SUB 95- 0006 /PDR 95- 0007 /SLR 95 -0012 - HUNTERS GLEN PAGE 12 • • 2. The trees have to be removed to construct proposed improvements or to otherwise utilize the applicant's property in a reasonable manner; 3. The trees are not needed to prevent erosion, instability, or drainage problems; 4. The trees are not needed to protect nearby trees as windbreaks or as a desirable balance between shade and open space; 5. The aesthetic character in the area will not be visually adversely affected by the tree removal; and 6. New vegetation planted by the applicant, if any, will replace the aesthetic value of trees to be cut. Section 18.150 requires that the number of trees over six inches in diameter that will be removed during construction be minimized. The proposed construction of streets, utilities, and residences as well as related grading will require the removal of trees. A detailed tree survey plan was submitted as part of this application. Based on a reconnaissance of the site the probable building pad locations will require additional tree removal to develop the site given the current alignment of streets which have been stubbed out to the site and the need to construct public utilities. The applicant has proposed to preserve significant numbers of trees within an open space tract areas through the use of a Planned Development in which the lot sizes have been reduced . Criteria 1 and 2 are addressed because requiring trees to be left in place would mean that limited street connectivity would be possible to existing adjoining stubbed out streets to the east and west of this development. The applicant is required to obtain all necessary erosion control permits from Washington County where necessary for all site construction related activities. Because the applicant has proposed to preserve steep slope areas and a man made pond in place the tree to be removed are not expected to be necessary to prevent slope instability, uncontrollable erosion or for site drainage reasons. The conditions of approval require that the consulting arborrist review these issues as they relate to trees to be removed within fringe areas adjoining the open space tract. Criteria 4 has been addressed because the applicant has proposed to maintain a significant portion of the trees within an Open Space tract. The conditions of approval require that the applicant provide an arborist report to determine if the removal of trees creates a hazard to life or property. Criteria 5 has been addressed because the aesthetic character of the larger area is not visually impacted because the site is not visually prominent because of the topography of the area. The applicant has addressed Criteria 6 the applicant will be required to plant street trees throughout the development to replace the aesthetic value of the trees to be cut. STAFF REPORT - SUB 95- 0006 /PDR 95- 0007 /SLR 95 -0012 - HUNTERS GLEN PAGE 13 • • It is recommended that tree removal permits be issued for areas within the proposed street right -of -way and within development sites where necessary. It is recommended that these permits be issued in phases. The applicant shall specify the trees to be removed in each phase. The first phase would include all of those trees needed to be removed for public improvements. The developer of each lot will then be required to apply for tree removal permits based on the design of the proposed homes to be developed on each site. Street and Utility Improvements: The design of this subdivision is consistent with these requirements due to the following: Section 18.164 contains standards for streets and utilities serving a subdivision: 1. Section 18.164.030(A) requires streets within and adjoining a development to be dedicated and improved based on the classification of the street. The applicant will has offered to dedicate additional right -of -way to the public along the SW Walnut Street as well as provide an internal system of streets designed to serve the subdivision as well as expected development on adjoining properties, as stated within the Engineering Department findings on streets. 2. Section 18.164.030(E) requires a local street to have a minimum 50 -36 feet of right -of -way and 32 to 24 feet of paved right -of -way between the curbs and sidewalks. The applicant has proposed local streets in conformance with the design requirements of the Development Code. The street cross section which has been proposed provides 44 feet of right -of -way with a 28 foot paved cross section. 3. Section 18.164.060 prohibits lot depth from being more than 2.5 times the lot width and requires that lots have at least 25 feet of frontage on public or private streets, other than an alley. The proposed lots are each less than the 2.5 to 1 maximum lot depth -to -width ratio. Each lot to be developed at this time will abut upon a street for at least 50 feet. 4. Section 18.164.070 requires sidewalks adjoining all residential streets. The applicant has agreed to bond for and construct all necessary sidewalks serving this subdivision. 5. Section 18.164.090 requires sanitary sewer service. The applicant has agreed to provide sanitary sewer to this development by constructing a new main that will connect to the existing public sanitary sewer line located in SW 114th Terrace and SW Walnut Street. 6. Section 18.164.100 requires adequate provisions for storm water runoff and dedication of easements for storm drainage facilities. The applicant has STAFF REPORT - SUB 95- 0006 /PDR 95- 0007 /SLR 95 -0012 - HUNTERS GLEN PAGE 14 • • proposed to collect the storm water in a new underground system and connect to the existing storm sewer system located in SW Walnut Street. Solar Access: Section 18.88.040(C)(1) contains solar access standards for new residential development. A lot meets the basic solar access lot standard if it has a north -south dimension of 90 feet or more and has a front lot line that is oriented within 30 degrees of a true east -west axis. A subdivision complies with the basic requirement if 80% or more of the newly created parcels meet this standard. Alternatively, an applicant can meet the City's Solar Access Standards by complying with the protected Solar Building Line Option or the Performance Option. Energy efficiency is ensured through the location of the residence with sufficient solar access or through the design of the homes which incorporates window glazing with solar orientation. An applicant can request an exception to the solar access standards based on the following development constraints: Site topography in excess of a 10 percent slope, shade from existing on -site or off -site vegetation or structures, significant natural features, existing street public easement patterns, impacts to density, cost or amenities of the project which adds five percent or more to the cost of each lot. The basic solar access requirements as specified in Code Section 18.88.040(C)(1) requires that 80% of the lots created through the partition provide a minimum north - south dimension of at least 90 feet. A total of 15 of the 42 lots comply with the Basic Solar Accessibility Standards by providing a 90 foot north -south dimension. A minimum of 33 Tots are required to either meet the minimum standard or provide an explanation concerning the increased costs associated with meeting the Basic Standard. The applicant states that the property is constrained from meeting this standard given the lot dimensions and the existing street alignments on adjoining properties. It is recommended that a reduction be permitted for the remaining 18 lots which would normally be required to comply with the Basic Standard. Development on these lots will be required to comply with other solar access standards through the use of building techniques which optimize the position of the residence on any given building site and an orientation of widow glazing towards the southern facing elevation. Landscaping: Section 18.100 contains landscaping standards for new development. All new development must also comply with the standards set forth in Section 18.100.035 which requires that all development projects fronting on a public or private street, or a private driveway more than 100 feet in length plant street trees. The applicant is required to plant street trees in accordance with the standards set forth in Section 18.100.035. The Code requires that street trees be spaced between 20 to 40 feet apart depending on the size classification of the tree at maturity. Each STAFF REPORT - SUB 95- 0006 /PDR 95- 0007 /SLR 95 -0012 - HUNTERS GLEN PAGE 15 • • parcel will have direct frontage on a local street, therefore, street trees are required. A street tree plan was not submitted by the applicant for review. It is recommended that a street tree plan be provided for the subdivision and that street trees be planted prior to the issuance of occupancy permits. Visual Clearance Areas: Section 18.102 requires that a clear vision area be maintained on the corners of all property adjacent to intersecting right -of -ways or the intersection of a public street and a private driveway. A visual clearance area is the triangular area formed by measuring a 30 foot distance along the street right -of -way and the driveway and then connecting these two 30 foot distance points with a straight line. A clear vision area shall contain no vehicle, hedge, planting, fence, wall structure, signs, or temporary or permanent obstruction exceeding three feet in height. The height is measured from the top of the curb, or where no curb exists, from the street center line grade, except that trees exceeding this height may be located in this area, provided all branches below eight feet are removed. The Building Division will review each building permit for compliance with setback standards set forth for structures within the clear vision area. A visual clearance area for all street intersections shall be that triangular area 30 feet from the intersection of the right -of -way. Placement of any future possible obstructions including street trees and subdivision identification signs shall comply with this standard. Proposed placement of street trees shall be reviewed by the Planning Division for compliance with the requirements of Sections 18.102 (Vision Clearance). IV. OTHER STAFF COMMENTS The City of Tigard Engineering Department has reviewed the proposal and offers the following comments: Findings: 1. Streets: Access to the site is proposed from SW Walnut Street, a Major Collector street as shown on the City Comprehensive Plan, and from the westerly end of SW 114th Terrace, an existing local street. The proposed street design provides two primary streets for access to the lots: SW 115th Avenue, connecting to the existing westerly end of SW 114th Terrace, and SW 116th Avenue, which will extend to the southerly boundary line of the site. With regards to the requirements of Section 18.164.040 of the CDC relating to block length, the preliminary plat street design includes two connections to the west from SW 116th Avenue: SW Carmen Street to the westerly site boundary line and the City Boundary line, and a westerly street stub shown as Street "B ", from SW 116th Avenue, halfway between SW Walnut Street and SW Carmen Street. Without a road STAFF REPORT - SUB 95- 0006 /PDR 95- 0007 /SLR 95 -0012 - HUNTERS GLEN PAGE 16 • • connection at the southerly end of SW 115th Avenue over to SW 116th Avenue, the final plat shall provide for a public pedestrian /bikeway easement across the proposed open space lot as required by Section 18.164.040 B.2. SW Walnut Street is also a Washington County road and the applicant should obtain a Facilities Permit for all construction within the SW Walnut Street right -of -way. The existing street right -of -way is inconsistent with collector street standards and the applicant should dedicate additional width to provide a 33 foot half street. The applicant should also be required to complete the half- street improvements along the SW Walnut Street frontage and construct the street to Major Collector street standards. In regards to the proposed street grading design, the sump condition at the knuckle intersection of SW 115th Avenue and Street "A" should be re- designed to provide a continuous grade to the intersection of SW 116th Avenue and SW Walnut Street. In addition, the sump condition at the intersection of SW 116th Avenue and SW Carmen Street should also be re- designed to drain to SW Walnut Street. 2. Sanitary Sewer: The preliminary plat utility plan provides for connection of the proposed sewer main to the existing system in SW Walnut Street at the easterly boundary of the site. The existing main has sufficient capacity for the proposed development. The proposed sewer construction should also provide for an extension of the public system within SW Walnut Street to the westerly boundary of the plat. In addition, the sewer design should be modified to minimize public mains within easements on private property by deleting the main shown along the common lot line between Lots 39/40. An alternative plan would be to provide a main along the common lot line of Lots 40/41, parallel with the proposed storm drain line, with sewer manholes located in the streets on each side of these lots. 3. Storm Drainage: The applicant proposes to collect the storm water in a new underground system and connect to two proposed on -site water quality facilities: 1), a dry pond adjacent to SW Walnut Street in open space Lot "A ", and 2), a water quality swale connecting to the existing "man- made" pond within open space Lot "B ". Each storm drain design should provide for low -flow storms with a bypass system for the 25 yr and 100 yr storm events. The final storm drain plan shall provide an underground pipe for the entire length of SW 116th Avenue, Street "A ", Street "B ", SW Carmen Street and SW Walnut Street. STAFF REPORT - SUB 95- 0006 /PDR 95- 0007 /SLR 95 -0012 - HUNTERS GLEN PAGE 17 • • In addition, the applicant shall provide a hydrology and hydraulic study to verify the proposed storm drain system and the size of the stubs shown in SW 116th Avenue, stub Street "B" and SW Carmen Street. The study shall be prepared by a professional Civil Engineer for approval by the City. The Unified Sewerage Agency has established and the City has agreed to enforce (Resolution and Order No. 91-47) Surface Water Management Regulations requiring the construction of on -site water quality facilities or fees in -lieu of their construction. The proposed water quality facilities shall be designed to comply with the minimum USA Standards. In addition, the facility will be maintained by the applicant for a period of three years prior to acceptance by the City. The subdivision construction plans shall include a landscape plan to be approved by the City prior to installation, and an operations and maintenance manual to be approved by the City Maintenance Services Director prior to acceptance by the City. V. CIT & AGENCY COMMENTS 1. The facilitator for the Central Citizen Involvement Team was notified of the proposed subdivision. The Citizen Involvement Team members have not provided any comments or objections to this development. In addition, the applicant conducted a Neighborhood Meeting. 2. The Water Department has reviewed this application and provided the following comments: The standard location for water mains is the south and east side of streets with a typical location 7 feet from face of curb. Existing Fire Hydrant on SW Walnut Street near the western property line to be relocated to the intersection of SW Walnut and SW 116th Avenue. The Fire Hydrant provided near Lot 26 shall be relocated to the Lot Line of Lots 36 and 37. 3. The Building Department reviewed this application and provided the following comments: A demolition permit shall be obtained for the existing structures. The sewer to the existing home is to be capped if connected. If not the existing septic system is to be pumped and filled. Lots 20 -24 and 32 -39 will need private storm at rear of public storm laterals deep enough in the street to service these lots. 4. The Unified Sewerage Agency, the Tualatin Valley Fire District, the Police Department, the U.S. Postal Service Washington County and Portland General Electric reviewed this application and had no comments or concerns. 5. No other comments were received by the Planning Division. VII. CONCLUSION AND RECOMMENDATION STAFF REPORT - SUB 95- 0006IPDR 95- 0007 /SLR 95 -0012 - HUNTERS GLEN PAGE 18 • • Staff recommends that the Planning Commission approve Subdivision 95- 0006 /Planned Development Review 95 -0007 and Sensitive Lands Review 95 -0012 for Hunters Glen subject to the following conditions: Recommendations: ALL CONDITIONS SHALL BE SATISFIED OR FINANCIALLY ASSURED PRIOR TO RECORDING THE FINAL PLAT WITH WASHINGTON COUNTY: Recommendations: ALL CONDITIONS SHALL BE SATISFIED OR FINANCIALLY ASSURED PRIOR TO RECORDING THE FINAL PLAT WITH WASHINGTON COUNTY: 1. Half -width street improvements, including traffic control devices, mailbox clusters, concrete sidewalks, curbs, asphaltic concrete pavement, sanitary sewers, storm drainage, streetlights, and underground utilities shall be installed along the SW Walnut Street frontage. Improvements shall provide for a 25 foot pavement, as measured from centerline, within a 33 foot half - street right -of -way, and shall be constructed to Major Collector street standards. STAFF CONTACT: John Hagman, Engineering Department. 2. The applicant shall obtain a facility permit from the Department of Land Use and Transportation of Washington County, to perform work within the right -of -way of SW Walnut Street. A copy shall be provided to the City Engineering Department prior to issuance of a Public Improvement Permit. STAFF CONTACT: John Hagman, Engineering Department. 3. Full width street improvements, including traffic control devices, mailbox clusters, concrete sidewalks, driveway aprons, curbs, asphaltic concrete pavement, sanitary sewers, storm drainage, streetlights, and underground utilities shall be installed within the subdivision. Improvements shall be designed and constructed to local street standards. STAFF CONTACT: Michael Anderson, Engineering Department. 4. Three (3) sets of detailed public improvement plans and profile construction drawings shall be submitted for preliminary review to the Engineering Department. Seven (7) sets of approved drawings and one (1) itemized construction cost estimate, all prepared by a Professional Engineer, shall be submitted for final review and approval (NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. STAFF CONTACT: John Hagman, Engineering Department. 5. The applicant shall provide an on -site water quality facility as established under the guidelines of Unified Sewerage Agency Resolution and Order No. 91-47. The proposed facilities shall be dedicated to the City of Tigard. The facilities shall be STAFF REPORT - SUB 95- 0006 /PDR 95- 0007 /SLR 95 -0012 - HUNTERS GLEN PAGE 19 • • maintained by the developer for a three year period from the conditional acceptance of the public improvements. As a part of the improvement plans submittal, the applicant shall submit an Operations and Maintenance Manual for the proposed facility for approval by the Maintenance Services Director. A written evaluation of the operation and maintenance shall be submitted and approved prior to acceptance for maintenance by the City. STAFF CONTACT: Greg Berry, Engineering Department. 6. The applicant shall demonstrate that the adequacy of drainage facilities downstream of the proposed development is sufficient to insure compliance with USA R & 0 91- 47, Section 6.02. The drainage report shall include an examination of the effects of a 100 yr storm overflow from the open space lot to SW 114th Terrace. STAFF CONTACT: Greg Berry, Engineering Department. 7. The applicant shall provide a hydrology and hydraulic study to describe the adequacy of the proposed system relating to the requirements for both water quality and quantity. The storm drainage system shall provide for both summer and winter storm conditions, and include provisions for the 25 yr and 100 yr storm events as approved by the Engineering Department. The final storm drain plan shall provide for an underground system within SW 116th Avenue, Streets "A" & "B ", SW Carmen Street and SW Walnut Avenue. STAFF CONTACT: Greg Berry, Engineering Department. 8. A final grading plan shall be submitted showing the existing and proposed contours for any proposed pad or lot grading. A soils report shall be provided detailing the soil compaction requirements consistent with the requirements of Chapter 70 of the Uniform Building Code. The street grading design for Street "A" shall be revised to provide a continuous grade on SW 115th Avenue through Street "A" to SW 116th Avenue, and the design for SW 116th Avenue shall be revised to provide a continuous grade to SW Walnut Street. STAFF CONTACT: Michael Anderson, Engineering Department. 9. An erosion control plan shall be provided as part of the public improvement drawings. The plan shall conform to "Erosion Control Plans - Technical Guidance Handbook, November 1989. 10. The applicant shall provide sanitary sewer and storm drain stubs to the adjacent properties for future connection including a sewer main in SW Walnut Street. All public sewer and storm drain construction not located in a public street, which includes manholes on private property, shall provide a 15 foot wide easement, within one lot, and a 10 feet wide paved access road centered within the 15 feet, as approved by the Maintenance Services Department. STAFF CONTACT: Greg Berry, Engineering Department. 11. The applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. All construction vehicle parking shall be provided on- site. No construction vehicles or equipment will be permitted to park on the STAFF REPORT - SUB 95- 0006 /PDR 95- 0007 /SLR 95 -0012 - HUNTERS GLEN PAGE 20 • • adjoining residential public streets. Construction vehicles include the vehicles of any contractor or subcontractor involved in the construction of the site improvements or buildings proposed by this application, and shall include the vehicles of all suppliers and employees associated with the project. 12. The applicant shall make an appointment for a pre - construction meeting with the City of Tigard Engineering Department after approval of the public improvement plans but before starting work on the site. The applicant, the applicant's engineer, and contractor shall be required to attend this meeting prior to receiving the approved plans and permits. STAFF CONTACT: Michael Anderson, Engineering Department. 13. Construction of the proposed public improvements and issuance of Building Permits shall not commence until after the Engineering Department has reviewed and approved the public improvements plans, a street opening permit or construction compliance agreements has been executed, execution of a developer- engineer agreement and payment of all permit fees. STAFF CONTACT: John Hagman, Engineering Department. 14. The applicant shall be required to pay the fees as established under the guidelines of Unified Sewerage Agency Resolution and Order No. 91 NOTE: This is a two part fee which may be paid at different times. The first portion is paid with the public improvements which is for that portion of the development which increase the impervious area within the public right -of -way. The second portion is paid at Building Permit issuance and is for that portion of the development which increase the impervious area on -site. 15. Prior to the plat being recorded with Washington County the applicant shall provide a 100 percent performance bond. As an alternative the applicant may have the plat recorded after the public improvements have been accepted by the City of Tigard and has posted the appropriate Maintenance Bond. 16. Prior to recordation of the final plat the applicant shall comply with the following recommendations: STAFF CONTACT: Mark Roberts, Planning Division. a. A tree removal permit shall be submitted which specifies those trees which are to be removed in connection with the construction of public improvements. Tree removal permits shall be applied for and approved by the Planning Division prior to removal of such trees on -site. b. A street tree plan shall be submitted for review and approval which indicates the size, species and location of the required street trees. c. The applicant shall revise the subdivision plat to either delete one of the 15 lots along the westerly property line (Lots 1 -15) or relocate one of these lots elsewhere on -site. STAFF REPORT - SUB 95- 0006 /PDR 95- 0007 /SLR 95 -0012 - HUNTERS GLEN PAGE 21 • • d. Applicant shall fully construct the pedestrian pathway which . crosses the Open Space area from SW 115th Avenue to 116th Avenue between Lots 19 and 20. e. The applicant is required to obtain all necessary erosion control permits from the Unified Sewerage Agency related to street, utility and site improvement work. f. An arborist report shall be prepared to address drainage, erosion and property safety issues related to removal of the trees as shown within the preliminary subdivision plans. g. Maintenance of the open space area shall be provided through the formation of a Homeowners Association. THE APPLICANT IS REQUIRED TO COMPLY WITH THE FOLLOWING CONDITION PRIOR TO THE ISSUANCE OF BUILDING PERMITS: 17. A tree removal permit shall be submitted which specifies those trees which are to be removed in connection with the preparation of individual lots. This tree removal shall be applied for and approved by the Planning Division prior to removal of such trees on -site. STAFF CONTACT: Mark Roberts, Planning Division. THE APPLICANT IS REQUIRED TO COMPLY WITH THE FOLLOWING CONDITION PRIOR TO THE ISSUANCE OF OCCUPANCY PERMITS: 18. Street trees shall be planted pursuant to the approved street tree plan. STAFF CONTACT: Mark Roberts, Planning Division. IN ADDITION THE APPLICANT SHOULD BE AWARE OF THE FOLLOWING SECTIONS OF THE COMMUNITY DEVELOPMENT CODE: THIS IS NOT AN EXCLUSIVE LIST. 1. SECTION 18.160.170 Improvement Agreement A. Before City approval is certified on the final plat, and before approved construction plans are issued by the City, the Subdivider shall: 1. Execute and file an agreement with the City Engineer specifying the period within which all required improvements and repairs shall be completed; and 2. Include in the agreement provisions that if such work is not completed within the period specified, the City may complete the work and recover the full cost and expenses from the subdivider. STAFF REPORT - SUB 95- 0006 /PDR 95- 0007 /SLR 95 -0012 - HUNTERS GLEN PAGE 22 • • B. The agreement shall stipulate improvement fees and deposits as may be required to be paid and may also provide for the construction of the improvements in stages and for the extension of time under specific conditions therein stated in the contract. 2. SECTION 18.160.180 Bond A. As required by Section 18.160.170, the subdivider shall file with the agreement an assurance of performance supported by one of the following: 1. An irrevocable letter of credit executed by a financial institution authorized to transact business in the State of Oregon; 2. A surety bond executed by a surety company authorized to transact business in the State of Oregon which remains in force until the surety company is notified by the City in writing that it may be terminated; or 3. Cash. B. The subdivider shall furnish to the City Engineer an itemized improvement estimate, certified by a registered civil engineer, to assist the City Engineer in calculating the amount of the performance assurance. C. The subdivider shall not cause termination of nor allow expiration of said guarantee without having first secured written authorization from the City. 3. SECTION 18.160.190 Filing and Recording A Within 60 days of the City review and approval, the applicant shall submit the final plat to the County for signatures of County officials as required by ORS Chapter 92. B. Upon final recording with the County, the applicant shall submit to the City a mylar copy of the recorded final plat. 4. SECTION 18.162.080 Final Plat Application Submission Requirements A. Three copies of the partition plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. B. The partition plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05), Washington County, and by the City of Tigard. C. Street centerline monumentation shall be provided as follows: STAFF REPORT - SUB 95- 0006 /PDR 95- 0007 /SLR 95 -0012 - HUNTERS GLEN PAGE 23 • • a) Centerline Monumentation 1) In accordance with Oregon Revised Statutes 92.060, subsection (2), the centerline of all street and roadway rights -of -way shall be monumented before the City accepts a street improvement. 2) The following centerline monuments shall be set: A) All centerline - centerline intersection points. B) All cul-de -sac center points. C) Curve points, beginning and ending points (PC's and PT's). b) Monument Boxes Required 1) Monument boxes conforming to City standards will be required around all centerline intersection points, cul-de -sac center points, and curve points. 2) The tops of all monument boxes shall be set to finished pavement grade. STAFF CONTACT: John Hagman, Engineering Department. 5. SECTION 18.164 A. 18.164.120 Utilities 1. AM utility lines including, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above. B. 18.164.130 Cash or Bond Required 1. All improvements installed by the subdivider shall be guaranteed as to workmanship and material for a period of one year following acceptance by the City. STAFF REPORT - SUB 95- 0006 /PDR 95- 0007 /SLR 95 -0012 - HUNTERS GLEN PAGE 24 • • 2. Such guarantee shall be secured by cash deposit or bond in the amount of the value of the improvements as set by the City Engineer. 3. The Cash or bond shall comply with the terms and conditions of Section 18.160.180. C. 18.164.150 Installation: Prerequisite/Permit Fee 1. No land division improvements, including sanitary sewers, storm sewers, streets, sidewalks, curbs, lighting or other requirements shall be undertaken except after the plans therefor have been approved by the City, permit fee paid and permit issued. D. 18.164.180 Notice to City Required 1. Work shall not begin until the City has been notified in advance. 2. If work is discontinued for any reason, it shall not be resumed until the City is notified. G. 18.164.200 Engineer's Certification Required 1. The land divider's engineer shall provide written certification of a form provided by the City that all improvements, workmanship and materials are in accord with current and standard engineering and construction practices, and are of high grade, prior the City acceptance of the subdivision's improvements or any portion thereof for operation and maintenance. SUBDIVISION APPROVAL SHALL BE VALID ONLY IF THE FINAL PLAT IS RECORDED WITHIN EIGHTEEN MONTHS OF THE EFFECTIVE DATE OF THIS DECISION Wz<X4 PREPARED BY: Mark Roberts, DATE Associate Planner APPROVED BY: Richard Bewersdorff, DATE Senior Planner STAFF REPORT - SUB 95- 0006 /PDR 95- 0007 /SLR 95 -0012 - HUNTERS GLEN PAGE 25 • • AGENDA ITEM 5.1 BEFORE THE PLANNING COMMISSION FOR THE CITY OF TIGARD, OREGON I � 01 Regarding an application by M� to rix Development STAFF REPORT to subdivide an existing h10.0 site into 42 Tots SUB 95 -0006 acres. The site is located at 11570 SW Walnut Street. PDR 95 -0007 SLR 95 -0012 I. SUMMARY OF THE REQUEST CASE: Subdivision 95- 0006 /Planned Development Review 95- 0007 /Sensitive Lands Review 95 -0012 SUMMARY: The applicant requests Subdivision approval to divide one parcel developed with an existing home into 42 parcels ranging in size from 4,750 square feet to 7,574 square feet. APPLICANT /OWNER: Matrix Development Corporation 7160 SW Hazelfern Road, Suite 100 s � Tigard, OR 97224 -7771 titer S ,s•r)* OWNER same 1N ,3 COMPREHENSIVE PLAN DESIGNATION: Low Density Residential (1 -5 units per acre) `�_•�`- ZONING DESIGNATION: The site is zoned R-4.5 single family residential. This zone m . jl�� permits up to 4.5 dwelling units per acre. A Planned Development Overlay has also been j , proposed for this site in order to incorporate an open space tract and reduce lot sizes below the 7,500 square foot minimum lot size. LOCATION: 11570 SW Walnut Street, south of the extension of SW 116th Avenue and west of SW 114th Terrace (WCTMv1 251 3BD, tax lot 100). APPLICABLE LAW: Community Development Code Chapters 18.50, 18.80, 18.84, 18.88, 18.90, 18.92, 18.100, 18.102, 18.108, 18.150, 18.160, 18.164. STAFF RECOMMENDATION: Approval subject to conditions. II. FINDINGS ABOUT SITE AND SURROUNDINGS STAFF REPORT - SUB 95- 0006 /PDR 95- 0007 /SLR 95 -0012 - HUNTERS GLEN PAGE 1 • • A. Site size and shape: The subject parcel is roughly a rectangular parcel of approximately i :07 Gres with dimensions of 420 feet of width and 998 feet of depth. The site slopes generally towards SW Walnut Street from an elevation of approximately 236 feet to an elevation of 206 feet along SW Walnut Street. The southeastern corner of the site is treed and slopes towards a man made pond. B. Site location: The site is located at 11750 SW Walnut Street and comprises areas south of SW 116th Street and to the west of SW 114th Terrace and east of SW Carmen Street. C. Existing uses and structures: The subject parcel is vacant with the exception of one single family home and a detached garage which are proposed to be removed. Much of the site towards SW Walnut Street is covered with grasses. Portions of the southerly one third of the site have existing trees and a man made pond. A portion of this area steeply slopes to a man made pond. D. Surrounding zoning and and uses: The subject properties were recently annexed to the City through Boundary Commission Action 3459. The annexation became final on May 27, 1995. The City Council approved a redesignation of the property zoning from Washington County R- 6 to City of Tigard R-4.5. The City's existing Comprehensive Plan Designation for the property is Low Density Residential which allows from 1 -5 dwelling units per acre. The surrounding properties to the east within the City of Tigard are designated with the same R-4.5 zoning. Adjoining properties to the north, south and west are still unincorporated and within Washington County and presently zoned R -6. III. APPLICABLE APPROVAL STANDARDS A. Community Development Code: Development Standards: Section 18.50.050 contains standards for the R-4.5 zone. Single- family detached residential units are a permitted use in the zone, and must comply with the following dimensional requirements: Minimum lot size 7,500 square feet/unit Average lot width 50 feet Front setback 20 feet Garage setback 20 feet STAFF REPORT - SUB 95- 0006 /PDR 95- 0007 /SLR 95 -0012 - HUNTERS GLEN PAGE 2 • . Interior sideyard setback 5 feet Corner sideyard setback 15 feet Rear setback 15 feet Maximum building height 35 feet The proposed subdivision will comply with the development standards of a Planned Development within the R-4.5 Zoning District through the City's Building Permit Plan Check review process. The proposed lots range in size between 4,750 to 7,574 square feet which is less than the minimum allowed under the R-4.5 zone. This is allowable under the Planned Development (PD) Overlay. The overall density of a site within the Planned Development Overlay cannot exceed the maximum density allowed within the R-4.5 Zoning District. The proposed density of this development is reviewed elsewhere within this report. Within the narrative the applicant has agreed to abide by the minimum setback requirement for all garages of 20 feet. The applicant also proposes to provide a 15 foot rear yard setback. The applicant has also requested to vary the internal front and sideyard setbacks of the living areas of homes to accommodate innovative sitting and design techniques. To clarify the range of setback alternatives possible it is recommended that the applicant show the buildable area for each lot on the final recorded plat map. The applicant shall also comply with the standard listed setbacks for each setback which adjoins the perimeter of the property such as SW Walnut Street. Density: Section 18.92.020 contains standards for density. The number of dwelling units permitted is based on the net development area, sensitive land areas and land dedicated for public roads or parks, or for private roadways. This land area is then divided by the minimum parcel size permitted by the zoning district to determine the number of lots which may be created on a site. Up to 25% of certain types of Sensitive Lands Areas can be added back into the net buildable area to determine the total possible density. The gross site acreage is 10.061 acres. After deduction of 20% of the gross site area for public right -of -way 8.04 acres remain. The site contains an area of approximately .95 acres with drainage areas and with slopes in excess of the 25 %. A total of 25% of the .95 acre sensitive lands areas or .23 acres can then be.added back to the net area. The net area then equals 7.33 acres or 319,295 square feet. By dividing this net area by the 7,500 square foot minimum lot size of the R-4.5 Zoning District yields an opportunity for up to 42 net dwelling units. The applicant has proposed 42 lots. This area is designated as an Established Area on the City's Developing and Established Area Map. Section 18.40 of the Community Development Code states that regardless of the density permitted by the property zoning no development within 100 feet of a designated Established Area shall exceed 125% of the Comprehensive Plan Designation of the property. The Comprehensive Plan for this Area is for Low STAFF REPORT - SUB 95- 0006 /PDR 95- 0007 /SLR 95 -0012 - HUNTERS GLEN PAGE 3 • • Density Residential with a density range of 1 -5 dwelling units per acre. The 15 lots proposed along the westerly property line exceed this standard by one lot. The applicant shall revise the subdivision plat to either delete one of the 15 Tots along the westerly property line (Lots 1 -15) or relocate one of these lots elsewhere on -site. Subdivision Design: Section 18.160.060(A) contains standards for subdivision of parcels into four or more Tots. To be approved, a preliminary plat must comply with the following criteria: 1. The proposal must comply with the City's Comprehensive Plan, the applicable zoning ordinance and other applicable ordinances and regulations; The proposed subdivision complies with the Comprehensive Plan Map's Low Density Residential opportunity for the site and the regulations of the R-4.5 zone, and other applicable development standards as reviewed elsewhere within this report. 2. The proposed plat name must not be duplicative and must otherwise satisfy the provisions of ORS Chapter 92; The proposed name of the subdivision, "Hunters Glen ", is not duplicative of any other plat recorded in Washington County. 3. Streets and roads must be laid out so as to conform to the plats of subdivisions and maps of partitions or subdivisions already approved for adjoining property as to width, general direction and in all other respects unless the City determines it is in the public interest to modify the street or road pattern; The streets appear to be aligned so as to conform with the plats of adjoining areas. Given the topography of the area and other development constraints of adjoining properties the subdivision as proposed provides sufficient future Local Street connections to existing or potential future streets in the area. Section 18.164.040 addresses block design and discourages block lengths in excess of 1,800 feet. This development will facilitate future connectivity of streets in area due to the provision of a logical connection to existing adjoining subdivisions to the east and west. A connection has been proposed to SW Walnut Street Str et outs have also been provided to the south and to the west. The/connection of the proposed SW 115th Street with the extension of SW Carmen Street will impact the proposed open space area and will further encroach into steep slope and areas with trees areas. Such an encroachment would also reduce the size of the proposed open space tract and possibly require the elimination of two lots. Section 18.164.040 also requires that where block lengths are in excess of 600 feet that pedestrian paths and or bikeways be provided where steep site topography limits street connections in the area. The applicant has provided STAFF REPORT - SUB 95- 0006 /PDR 95- 0007 /SLR 95 -0012 - HUNTERS GLEN PAGE 4 • • an open space area around the existing man made pond and water quality swale. Because the block of streets made up of SW Walnut Street, SW 114th Terrace and SW 115th Avenue the proposed block exceeds 600 feet in length and a pedestrian connection is warranted. Because of the sloping topography of this area a street connection between SW 115th Avenue and SW Carmen Street does not appear feasible. It is recommended that the applicant fully construct a pathway between SW 115th Avenue and SW Carmen Street. 4. An explanation has been provided for all common improvements; The applicant has provided an explanation for all common improvements including the provision for public services such as sewer, water, drainage and street improvements. Storm water run -off will be collected in a public storm drainage system and directed to on -site storm water quality and detention ponds shown within a portion of the Open Space Tract and within a Tract adjoining SW Walnut Street. Because this Open Space Area is not a part of a planned larger area open space system, such as those areas within the adopted City Greenways maintenance of the open space area shall be provided through the formation of a Homeowners Association. Access. Egress. Circulation: Section 18.108.070 contains standards for residential vehicular access. A minimum of a 28 foot paved street with 44 feet of total right -of- way width is required for the minimum publicly dedicated local street. A driveway serving two or fewer lots or dwelling units is required to have a minimum of 10 feet of paved width with 15 feet of overall width. The subdivision proposes public streets with a continuous width to join existing street improvements within SW 114th Terrace and SW Carmen Street. The streets as proposed comply with the required width standards. Section 18.108 and Section 18.164.060(B) (Lot Frontage) All lots are provided with at least 25 feet of public street frontage as required by Section 18.164. Sensitive Lands: Section 18.84.040(B) requires review of development within steep slope areas in excess of 25 percent. Development of property within these areas must comply with the following criteria: 1. The extent and nature of the proposed land form alteration or development will not create site disturbances to an extent greater than that required for the use; The applicant has not proposed to develop within the steep slope areas of the site. Because the applicant has not created potential building sites within the steep slope areas the need for grading and disruption of hillsides has been minimized. 2. The proposed development will not result in erosion, stream sedimentation, ground instability, or other adverse site on -site or off -site effects or hazards to life or property; Based on the location of the proposed development sites and the design of public facilities, the subdivision is not expected to create STAFF REPORT - SUB 95- 0006 /PDR 95- 0007 /SLR 95 -0012 - HUNTERS GLEN PAGE 5 • • adverse on site or off -site impacts because the applicant is required to use approved erosion control measures where appropriate. 3. The structures are appropriately sited and designed to ensure structural stability and proper drainage of the foundation and crawl space areas for development with any of the following soil conditions: wet/high water table; high shrink well capability; compressible /organic; and shallow depth to bedrock; The subdivision plan avoids the creation of building sites with excessively steep slopes. A soils compaction test will be required prior to issuance of Building Permits. 4. Where natural vegetation has been removed due to land form alteration or development, the areas not covered by structures or impervious surfaces will be replanted to prevent erosion in accordance with Chapter 18.100, Landscaping and Screening; Because the subdivision plan avoids the creation of building sites within excessively steep slope areas, extensive erosion control measures are not expected to be necessary. The conditions of approval require that the applicant provide plans which plan for and provide all required erosion control measures. Section 18.84.040(C) states that the Director shall approve or approve with conditions an application request for sensitive lands permit within drainageways based upon findings that all of the following criteria have been satisfied: 1. The extent and nature of the proposed land form alteration or development will not create site disturbances to the extent greater than that required for the use; The proposed development leaves the existing man made pond in place and generally avoids development of areas with steeper topography. 2. The proposed land form alteration or development will not result in erosion, stream sedimentation, ground instability, or other adverse on -site and off -site effects or hazards to life or property; The applicant will obtain any necessary erosion control permits to construct the necessary street and utility improvements. The applicant has not indicated a need to do any landform alterations within areas designated as drainageways. Policy 3.5 of the Comprehensive Plan states that small open space areas such as this should be preserved for their open space and aesthetic values. The applicant has proposed to preserve the man made pond and steep slope areas around the pond as an open space tract. 3. The water flow capacity of the drainageway is not decreased; The applicant has proposed to minimize grading within the steep slope areas. Because land form alterations are not proposed within areas adjoining the pond it is not expected the capacity of the drainageway will be decreased. Through the final plat map review process the applicant will be required to demonstrate that this STAFF REPORT - SUB 95- 0006 /PDR 95- 0007 /SLR 95 -0012 - HUNTERS GLEN PAGE 6 • • development will have no adverse impacts on properties upstream and downstream of the property. 4. Where natural vegetation has been removed due to landform alteration or development, the areas not covered by structures or impervious surfaces will be replanted to prevent erosion in accordance with Chapter 18.100, Landscaping and Screening; The applicant is required to obtain all necessary erosion control permits and utilize the required erosion control measures. Planned Development: Section 18.80 allows the option for an applicant to create a more efficient, economically viable development which preserves natural land features while implementing the density range provided through the Comprehensive Plan. This type of subdivision normally permits higher density than would be possible given the minimum lot size requirement for the zoning district. Due to the topographic features of this site the applicant has proposed to concentrate the residential development density within the flatter areas of the site to minimize the amount of tree removal, hillside grading and erosion control measures necessary to develop the property. Section 18.80.130(A)(1) (Planned Development Review - Approval Standards) requires that a development proposal be found to be consistent with the various standards of other Community Development Code Sections. The applicable criteria in this case are Chapters 18.50, 18.80, 18.84, 18.88, 18.90, 18.92, 18.100, 18.102, 18.108, 18.150, 18.160, 18.164. The proposal's consistency with these sections has been reviewed within this report. The Planned Development Code Section 18.80 lists Section 18.160 (Subdivisions) as an applicable review criteria for Planned Developments which has been reviewed elsewhere within this report. Section 18.80.120(A)(3) provides further review standards for Planned Development which have been addressed below as follows: Relationship to the natural and physical environment: (i) The streets, buildings, and other site elements shall be designed and located to preserve the existing trees, topography, and natural drainage to the greatest degree possible; (ii) Structures located on the site shall not be in areas subject to ground slumping and sliding; (iii) There shall be adequate distance between on -site buildings and other on -site and off -site buildings on adjoining properties to provide for adequate Tight and air circulation and for fire protection; STAFF REPORT - SUB 95- 0006 /PDR 95- 0007 /SLR 95 -0012 - HUNTERS GLEN PAGE 7 • • (iv) The structures shall be oriented with consideration for the sun and wind directions, where possible; and (v) Trees with a six inch caliper measured at four feet in height from ground level, shall be saved where possible; The standards related to provision of adequate light and air are addressed elsewhere within this report under the minimum setback requirements. The Fire District has been provided with a copy of this plan and will conduct a Fire and Life Safety Review prior to the issuance of Building Permits for the site. Solar accessibility and tree removal issues are addressed elsewhere within this report. Buffering, screening, and compatibility between adjoining uses: (i) Buffering shall be provided between different types of land uses (for example, between single - family and multiple - family residential, and residential, and commercial); (ii) In addition to the requirements of the buffer matrix, the following factors shall be considered in determining the adequacy and extent of the buffer required under Chapter 18.100: (a) The purpose of the buffer, for example to decrease noise levels, absorb air pollution, filter dust, or to provide a visual barrier; (b) The size of the buffer needs in terms of width and height to achieve the purpose; (c) The direction(s) from which buffering is needed; (d) The required density of the buffering; and (e) Whether the viewer is stationary or mobile; (iii) On -site screening from view from adjoining properties of such things as service areas, storage areas, parking lots, and mechanical devices on roof tops shall be provided and the following factors shall be considered in determining the adequacy of the type and extent of the screening: (a) What needs to be screened; (b) The direction from which it is needed; and (c) Whether the screening needs to be year- round; STAFF REPORT - SUB 95- 0006 /PDR 95- 0007 /SLR 95 -0012 - HUNTERS GLEN PAGE 8 • • Screening and buffering are not required where single family residential uses adjoin other single family residential uses. Privacy and noise: (i) Non - residential structures which abut existing residential dwellings shall be located on the site or be designed in a manner, to the maximum degree possible, to protect the private areas on the adjoining properties from view and noise; This criteria is not applicable because the applicant has proposed to create future residential building sites. Private outdoor area: residential use: (i) In addition to the requirements of subparagraph (iii), each ground level residential dwelling unit shall have an outdoor private area (patio, terrace, porch) of not less than 48 square feet; (ii) Wherever possible, private outdoor open spaces should be oriented toward the sun; and (iii) Private outdoor spaces shall be screened or designed to provide privacy for the use of the space; Provision of common outdoor open space areas is not required because the applicant has proposed to create building sites for single family residences. Shared outdoor recreation areas: residential use: (i) In addition to subparagraphs (ii) and (iii) of this section each multiple - dwelling development shall incorporate shared usable outdoor recreation areas within the development plan as follows: (a) Studio units up to and including two bedroom units, 200 square feet per unit; and (b) Three or more bedroom units, 300 square feet per unit; (ii) Shared outdoor recreation space shall be readily observable from adjacent units for reasons of crime prevention and safety; (iii) The required recreation space may be provided as follows: STAFF REPORT - SUB 95- 0006 /PDR 95- 0007 /SLR 95 -0012 - HUNTERS GLEN PAGE 9 • • (a) It may be all outdoor space; or (b) It may be part outdoor space and part indoor space; for example, an outdoor tennis court and indoor recreation room; or (c) It may be all public or common space; or (d) It may be part common space and part private; for example, it could be an outdoor tennis court, indoor recreation room, and balconies on each unit; or • (e) Where balconies are added to units, the balconies shall not be Tess than 48 square feet; The provision of common outdoor open space areas is not required because the applicant has proposed to create building sites for single family residences. Access and circulation: (i) The number of allowed access points for a development shall be provided in Chapter 18.108; (ii) All circulation patterns within a development must be designed to accommodate emergency vehicles; and (iii) Provisions shall be made for pedestrian and bicycle ways if such facilities are shown on an adopted plan; The design of the streets has been reviewed by the Engineering Department, the Police Department and the Fire District. The Engineering Department reviewed these proposed street design in detail elsewhere within this report. The streets as proposed comply with the standards of the Community Development Code as has been reviewed elsewhere within this report. Landscaping and open space: (i) Residential Development: In addition to the requirements of subparagraphs (iv) and (v) of section A of this subsection, a minimum of 20 percent of the site shall be landscaped; (ii) Commercial Development: A minimum of 15 percent of the site shall be landscaped; and STAFF REPORT - SUB 95- 0006 /PDR 95- 0007 /SLR 95 -0012 - HUNTERS GLEN PAGE 10 • • (iii) Industrial Development: A minimum of 15 percent of the site shall be landscaped; Section (i) is applicable and will be addressed prior to the issuance of building permits for development of the homes on each new lot. Section (ii) and (iii) are not applicable because no commercial or industrial development is proposed. Public transit: (i) Provisions for public transit may be required where the site abuts a public transit route. The required facilities shall be based on: (a) The location of other transit facilities in the area; and (b) The size and type of the proposed development; SW Walnut Street is a transit served facility but due to the size of the proposed subdivision the applicant cannot be required to construct a bus turn -out, waiting shelter or hard surface paths to the shelter. The applicant will be required to provide street improvements such as curb, gutter, sidewalk within the proposed internal streets and along the SW Walnut Street frontage which provides direct access to transit facilities. (ii) The required facilities shall be limited to such facilities as: (a) A waiting shelter; (b) A turn -out area for loading and unloading; and (c) Hard surface paths connecting the development to the waiting area; SW Walnut Street is transit served. The applicant has not been required to construct a bus turn -out, waiting shelter or hard surface paths to the shelter due to the number of potential dwelling units which may be developed at this site. The applicant will be required to provide street improvements such as curb, gutter, sidewalk along this street frontage which provides direct access to transit served SW Walnut Street. Signs: (i) In addition to the provisions of Chapter 18.114, Signs: (a) Location of all signs proposed for the development site; and (b) The signs shall not obscure vehicle driver's sight distance; STAFF REPORT - SUB 95- 0006 /PDR 95- 0007 /SLR 95 -0012 - HUNTERS GLEN PAGE 11 • • All future signage at the site will be reviewed through the sign permit process for conformance with the provisions of Chapter 18.114. Parking: (i) All parking and loading areas shall be generally laid out in accordance with the requirements set forth in Chapter 18.106; Each of the residences to be developed on these parcels will be reviewed during the Building Permit Plan Check process to verify the provision of required off - street parking spaces. Drainage: (i) All drainage provisions shall be generally laid out in accordance with the requirements set forth in Chapter 18.84 and the criteria in the adopted 1981 master drainage plan; A hydrology investigation will be required which demonstrates that sufficient capacity exists within storm drainage facilities upstream and downstream of the development to handle the increase in runoff caused by additional impervious surfaces to be developed on this site. Floodplain dedication: (i) Where landfill and /or development is allowed within or adjacent to the 100 - year floodplain, the City shall require the dedication of sufficient open land area for a greenway adjoining and within the floodplain. This area shall include portions of a suitable elevation for the construction of a pedestrian /bicycle pathway with the floodplain in accordance with the adopted pedestrian bicycle pathway plan. This requirement is not applicable because the site does not contain or adjoin areas within a portion of the 100 -year flood plain. • Tree Removal: Section 18.150.020(E) requires a permit for removal of trees having a trunk six inches or more in diameter measured four feet above the ground level. A permit for tree removal must comply with the following criteria as specified in Section 18.150.030(A): 1. The trees are diseased, present a danger to property, or interfere with utility service or traffic safety; STAFF REPORT - SUB 95- 0006 /PDR 95- 0007 /SLR 95 -0012 - HUNTERS GLEN PAGE 12 • • 2. The trees have to be removed to construct proposed improvements or to otherwise utilize the applicant's property in a reasonable manner; 3. The trees are not needed to prevent erosion, instability, or drainage problems; 4. The trees are not needed to protect nearby trees as windbreaks or as a desirable balance between shade and open space; 5. The aesthetic character in the area will not be visually adversely affected by the tree removal; and 6. New vegetation planted by the applicant, if any, will replace the aesthetic value of trees to be cut. Section 18.150 requires that the number of trees over six inches in diameter that will be removed during construction be minimized. The proposed construction of streets, utilities, and residences as well as related grading will require the removal of trees. A detailed tree survey plan was submitted as part of this application. Based on a reconnaissance of the site the probable building pad locations will require additional tree removal to develop the site given the current alignment of streets which have been stubbed out to the site and the need to construct public utilities. The applicant has proposed to preserve significant numbers of trees within an open space tract areas through the use of a Planned Development in which the lot sizes have been reduced . Criteria 1 and 2 are addressed because requiring trees to be left in place would mean that limited street connectivity would be possible to existing adjoining stubbed out streets to the east and west of this development. The applicant is required to obtain all necessary erosion control permits from Washington County where necessary for all site construction related activities. Because the applicant has proposed to preserve steep slope areas and a man made pond in place the tree to be removed are not expected to be necessary to prevent slope instability, uncontrollable erosion or for site drainage reasons. The conditions of approval require that the consulting arborrist review these issues as they relate to trees to be removed within fringe areas adjoining the open space tract. Criteria 4 has been addressed because the applicant has proposed to maintain a significant portion of the trees within an Open Space tract. The conditions of approval require that the applicant provide an arborist report to determine if the removal of trees creates a hazard to life or property. Criteria 5 has been addressed because the aesthetic character of the larger area is not visually impacted because the site is not visually prominent because of the topography of the area. The applicant has addressed Criteria 6 the applicant will be required to plant street trees throughout the development to replace the aesthetic value of the trees to be cut. STAFF REPORT - SUB 95- 0006 /PDR 95- 0007 /SLR 95 -0012 - HUNTERS GLEN PAGE 13 • • It is recommended that tree removal permits be issued for areas within the proposed street right -of -way and within development sites where necessary. It is recommended that these permits be issued in phases. The applicant shall specify the trees to be removed in each phase. The first phase would include all of those trees needed to be removed for public improvements. The developer of each lot will then be required to apply for tree removal permits based on the design of the proposed homes to be developed on each site. Street and Utility Improvements: The design of this subdivision is consistent with these requirements due to the following: Section 18.164 contains standards for streets and utilities serving a subdivision: 1. Section 18.164.030(A) requires streets within and adjoining a development to be dedicated and improved based on the classification of the street. The applicant will has offered to dedicate additional right -of -way to the public along the SW Walnut Street as well as provide an internal system of streets designed to serve the subdivision as well as expected development on adjoining properties, as stated within the Engineering Department findings on streets. 2. Section 18.164.030(E) requires a local street to have a minimum 50 -36 feet of right -of -way and 32 to 24 feet of paved right -of -way between the curbs and sidewalks. The applicant has proposed local streets in conformance with the design requirements of the Development Code. The street cross section which has been proposed provides 44 feet of right -of -way with a 28 foot paved cross section. 3. Section 18.164.060 prohibits lot depth from being more than 2.5 times the lot width and requires that lots have at least 25 feet of frontage on public or private streets, other than an alley. The proposed lots are each less than the 2.5 to 1 maximum lot depth -to -width ratio. Each lot to be developed at this time will abut upon a street for at least 50 feet. 4. Section 18.164.070 requires sidewalks adjoining all residential streets. The applicant has agreed to bond for and construct all necessary sidewalks serving this subdivision. 5. Section 18.164.090 requires sanitary sewer service. The applicant has agreed to provide sanitary sewer to this development by constructing a new main that will connect to the existing public sanitary sewer line located in SW 114th Terrace and SW Walnut Street. 6. Section 18.164.100 requires adequate provisions for storm water runoff and dedication of easements for storm drainage facilities. The applicant has STAFF REPORT - SUB 95- 0006 /PDR 95- 0007 /SLR 95 -0012 - HUNTERS GLEN PAGE 14 • • proposed to collect the storm water in a new underground system and connect to the existing storm sewer system located in SW Walnut Street. Solar Access: Section 18.88.040(C)(1) contains solar access standards for new residential development. A lot meets the basic solar access lot standard if it has a north -south dimension of 90 feet or more and has a front lot line that is oriented within 30 degrees of a true east -west axis. A subdivision complies with the basic requirement if 80% or more of the newly created parcels meet this standard. Alternatively, an applicant can meet the City's Solar Access Standards by complying with the protected Solar Building Line Option or the Performance Option. Energy efficiency is ensured through the location of the residence with sufficient solar access or through the design of the homes which incorporates window glazing with solar orientation. An applicant can request an exception to the solar access standards based on the following development constraints: Site topography in excess of a 10 percent slope, shade from existing on -site or off -site vegetation or structures, significant natural features, existing street public easement patterns, impacts to density, cost or amenities of the project which adds five percent or more to the cost of each lot. The basic solar access requirements as specified in Code Section 18.88.040(C)(1) requires that 80% of the Tots created through the partition provide a minimum north - south dimension of at least 90 feet. A total of 15 of the 42 lots comply with the Basic Solar Accessibility Standards by providing a 90 foot north -south dimension. A minimum of 33 lots are required to either meet the minimum standard or provide an explanation concerning the increased costs associated with meeting the Basic Standard. The applicant states that the property is constrained from meeting this standard given the lot dimensions and the existing street alignments on adjoining properties. It is recommended that a reduction be permitted for the remaining 18 lots which would normally be required to comply with the Basic Standard. Development on these lots will be required to comply with other solar access standards through the use of building techniques which optimize the position of the residence on any given building site and an orientation of widow glazing towards the southern facing elevation. Landscaping: Section 18.100 contains landscaping standards for new development. All new development must also comply with the standards set forth in Section 18.100.035 which requires that all development projects fronting on a public or private street, or a private driveway more than 100 feet in length plant street trees. The applicant is required to plant street trees in accordance with the standards set forth in Section 18.100.035. The Code requires that street trees be spaced between 20 to 40 feet apart depending on the size classification of the tree at maturity. Each STAFF REPORT - SUB 95- 0006 /PDR 95- 0007 /SLR 95 -0012 - HUNTERS GLEN PAGE 15 • • parcel will have direct frontage on a local street, therefore, street trees are required. A street tree plan was not submitted by the applicant for review. It is recommended that a street tree plan be provided for the subdivision and that street trees be planted prior to the issuance of occupancy permits. Visual Clearance Areas: Section 18.102 requires that a clear vision area be maintained on the corners of all property adjacent to intersecting right -of -ways or the intersection of a public street and a private driveway. A visual clearance area is the triangular area formed by measuring a 30 foot distance along the street right -of -way and the driveway and then connecting these two 30 foot distance points with a straight line. A clear vision area shall contain no vehicle, hedge, planting, fence, wall structure, signs, or temporary or permanent obstruction exceeding three feet in height. The height is measured from the top of the curb, or where no curb exists, from the street center line grade, except that trees exceeding this height may be located in this area, provided all branches below eight feet are removed. The Building Division will review each building permit for compliance with setback standards set forth for structures within the clear vision area. A visual clearance area for all street intersections shall be that triangular area 30 feet from the intersection of the right -of -way. Placement of any future possible obstructions including street trees and subdivision identification signs shall comply with this standard. Proposed placement of street trees shall be reviewed by the Planning Division for compliance with the requirements of Sections 18.102 (Vision Clearance). IV. OTHER STAFF COMMENTS The City of Tigard Engineering Department has reviewed the proposal and offers the following comments: Findings: 1. Streets: Access to the site is proposed from SW Walnut Street, a Major Collector street as shown on the City Comprehensive Plan, and from the westerly end of SW 114th Terrace, an existing local street. The proposed street design provides two primary streets for access to the lots: SW 115th Avenue, connecting to the existing westerly end of SW 114th Terrace, and SW 116th Avenue, which will extend to the southerly boundary line of the site. With regards to the requirements of Section 18.164.040 of the CDC relating to block length, the preliminary plat street design includes two connections to the west from SW 116th Avenue: SW Carmen Street to the westerly site boundary line and the City Boundary line, and a westerly street stub shown as Street "B ", from SW 116th Avenue, halfway between SW Walnut Street and SW Carmen Street. Without a road STAFF REPORT - SUB 95- 0006 /PDR 95- 0007 /SLR 95 -0012 - HUNTERS GLEN PAGE 16 • • connection at the southerly end of SW 115th Avenue over to SW 116th Avenue, the final plat shall provide for a public pedestrian /bikeway easement across the proposed open space lot as required by Section 18.164.040 B.2. SW Walnut Street is also a Washington County road and the applicant should obtain a Facilities Permit for all construction within the SW Walnut Street right -of -way. The existing street right -of -way is inconsistent with collector street standards and the applicant should dedicate additional width to provide a 33 foot half street. The applicant should also be required to complete the half - street improvements along the SW Walnut Street frontage and construct the street to Major Collector street standards. In regards to the proposed street grading design, the sump condition at the knuckle intersection of SW 115th Avenue and Street "A" should be re- designed to provide a continuous grade to the intersection of SW 116th Avenue and SW Walnut Street. In addition, the sump condition at the intersection of SW 116th Avenue and SW Carmen Street should also be re- designed to drain to SW Walnut Street. 2. Sanitary Sewer: The preliminary plat utility plan provides for connection of the proposed sewer main to the existing system in SW Walnut Street at the easterly boundary of the site. The existing main has sufficient capacity for the proposed development. The proposed sewer construction should also provide for an extension of the public system within SW Walnut Street to the westerly boundary of the plat. In addition, the sewer design should be modified to minimize public mains within easements on private property by deleting the main shown along the common lot line between Lots 39/40. An alternative plan would be to provide a main along the common lot line of Lots 40/41, parallel with the proposed storm drain line, with sewer manholes located in the streets on each side of these lots. 3. Storm Drainage: The applicant proposes to collect the storm water in a new underground system and connect to two proposed on -site water quality facilities: 1), a dry pond adjacent to SW Walnut Street in open space Lot "A ", and 2), a water quality Swale connecting to the existing "man- made" pond within open space Lot "B ". Each storm drain design should provide for low -flow storms with a bypass system for the 25 yr and 100 yr storm events. The final storm drain plan shall provide an underground pipe for the entire length of SW 116th Avenue, Street "A ", Street "B ", SW Carmen Street and SW Walnut Street. STAFF REPORT - SUB 95- 0006 /PDR 95- 0007 /SLR 95 -0012 - HUNTERS GLEN PAGE 17 • • In addition, the applicant shall provide a hydrology and hydraulic study to verify the proposed storm drain system and the size of the stubs shown in SW 116th Avenue, stub Street "B" and SW Carmen Street. The study shall be prepared by a professional Civil Engineer for approval by the City. The Unified Sewerage Agency has established and the City has agreed to enforce (Resolution and Order No. 91-47) Surface Water Management Regulations requiring the construction of on -site water quality facilities or fees in -lieu of their construction. The proposed water quality facilities shall be designed to comply with the minimum USA Standards. In addition, the facility will be maintained by the applicant for a period of three years prior to acceptance by the City. Lhe subdivision construction plans shall include a landscape plan to be approved by the City prior to installation, and an operations and maintenance manual to be approved by the .City Maintenance Services Director prior to acceptance by the City. V. CIT & AGENCY COMMENTS 1. The facilitator for the Central Citizen Involvement Team was notified of the proposed subdivision. The Citizen Involvement Team members have not 3 provided any comments or objections to this development. In addition, the applicant conducted a Neighborhood Meeting. 2. The Water Department has reviewed this application and provided the following comments: The standard location for water mains is the south and east side of streets with a typical location 7 feet from face of curb. Existing Fire Hydrant on SW Walnut Street near the western property line to be relocated to the intersection of SW Walnut and SW 116th Avenue. The Fire Hydrant provided near Lot 26 shall be relocated to the Lot Line of Lots 36 and 37. 3. The Building Department reviewed this application and provided the following comments: A demolition permit shall be obtained for the existing structures. The sewer to the existing home is to be capped if connected. If not the existing septic system is to be pumped and filled. Lots 20 -24 and 32 -39 will need private storm at rear of public storm laterals deep enough in the street to service these lots. 4. The Unified Sewerage Agency, the Tualatin Valley Fire District, the Police Department, the U.S. Postal Service Washington County and Portland General Electric reviewed this application and had no comments or concerns. 5. No other comments were received by the Planning Division. VII. CONCLUSION AND RECOMMENDATION STAFF REPORT - SUB 95- 0006 /PDR 95- 0007 /SLR 95 -0012 - HUNTERS GLEN PAGE 18 • • Staff recommends that the Planning Commission approve Subdivision 95- 0006 /Planned Development Review 95 -0007 and Sensitive Lands Review 95 -0012 for Hunters Glen subject to the following conditions: Recommendations: ALL CONDITIONS SHALL BE SATISFIED OR FINANCIALLY ASSURED PRIOR TO RECORDING THE FINAL PLAT WITH WASHINGTON COUNTY: Recommendations: ALL CONDITIONS SHALL BE SATISFIED OR FINANCIALLY ASSURED PRIOR TO RECORDING THE FINAL PLAT WITH WASHINGTON COUNTY: 1. Half -width street improvements, including traffic control devices, mailbox clusters, concrete sidewalks, curbs, asphaltic concrete pavement, sanitary sewers, storm drainage, streetlights, and underground utilities shall be installed along the SW Walnut Street frontage. Improvements shall provide for a 25 foot pavement, as measured from centerline, within a 33 foot half - street right -of -way, and shall be constructed to Major Collector street standards. STAFF CONTACT: John Hagman, Engineering Department. 2. The applicant shall obtain a facility permit from the Department of Land Use and Transportation of Washington County, to perform work within the right -of -way of SW Walnut Street. A copy shall be provided to the City Engineering Department prior to issuance of a Public Improvement Permit. STAFF CONTACT: John Hagman, Engineering Department. 3. Full width street improvements, including traffic control devices, mailbox clusters, concrete sidewalks, driveway aprons, curbs, asphaltic concrete pavement, sanitary sewers, storm drainage, streetlights, and underground utilities shall be installed within the subdivision. Improvements shall be designed and constructed to local street standards. STAFF CONTACT: Michael Anderson, Engineering Department. 4. Three (3) sets of detailed public improvement plans and profile construction drawings shall be submitted for preliminary review to the Engineering Department. Seven (7) sets of approved drawings and one (1) itemized construction cost estimate, all prepared by a Professional Engineer, shall be submitted for final review and approval (NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. STAFF CONTACT: John Hagman, Engineering Department. 5. The applicant shall provide an on -site water quality facility as established under the guidelines of Unified Sewerage Agency Resolution and Order No. 91-47. The proposed facilities shall be dedicated to the City of Tigard. The facilities shall be STAFF REPORT - SUB 95- 0006 /PDR 95- 0007 /SLR 95 -0012 - HUNTERS GLEN PAGE 19 • • - maintained by the developer for a three year period from the conditional acceptance of the public improvements. As a part of the improvement plans submittal, the applicant shall submit an Operations and Maintenance Manual for the proposed facility for approval by the Maintenance Services Directa written evaluation of the operation and maintenance shall be- a an approved prior to acceptance for maintenance by the City STAFF NTA T: Greg Berry, Engineering Department. �9m991 � 4:�3p�,, Sib � :.,.�r\s� ` sir P 6. The applicant shall demonstrate that the adequacy of drainage facilities downstream of the proposed development is sufficient to insure compliance with USA R & 0 91- 47, Section 6.02. The drainage report shall include an examination of the effects of a 100 yr storm overflow from the open space lot to SW 114th Terrace. STAFF CONTACT: Greg Berry, Engineering Department. 7. The applicant shall provide a hydrology and hydraulic study to describe the adequacy of the proposed system relating to the requirements for both water quality and quantity. The storm drainage system shall provide for both summer and winter storm conditions, and include provisions for the 25 yr and 100 yr storm events as approved by the Engineering Department. The final storm drain plan shall provide for an underground system within SW 116th Avenue, Streets "A" & "B ", SW Carmen Street and SW Walnut Avenue. STAFF CONTACT: Greg Berry, Engineering Department. 8. A final grading plan shall be submitted showing the existing and proposed contours for any proposed pad or lot grading. A soils report shall be provided detailing the soil compaction requirements consistent with the requirements of Chapter 70 of the Uniform Building Code. The street grading design for Street "A" shall be revised to provide a continuous grade on SW 115th Avenue through Street "A" to SW 116th Avenue, and the design for SW 116th Avenue shall be revised to provide a continuous grade to SW Walnut Street. STAFF CONTACT: Michael Anderson, Engineering Department. 9. An erosion control plan shall be provided as part of the public improvement drawings. The plan shall conform to "Erosion Control Plans - Technical Guidance Handbook, November 1989. 10. The applicant shall provide sanitary sewer and storm drain stubs to the adjacent properties for future connection including a sewer main in SW Walnut Street. All public sewer and storm drain construction not located in a public street, which includes manholes on private property, shall provide a 15 foot wide easement, within one lot, and a 10 feet wide paved access road centered within the 15 feet, as approved by the Maintenance Services Department. STAFF CONTACT: Greg Berry, Engineering Department. 11. The applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. All construction vehicle parking shall be provided. on- site. No construction vehicles or equipment will be permitted to park on the STAFF REPORT - SUB 95- 0006 /PDR 95- 0007 /SLR 95 -0012 - HUNTERS GLEN PAGE 20 • • adjoining residential public streets. Construction vehicles include the vehicles of any contractor or subcontractor involved in the construction of the site improvements or buildings proposed by this application, and shall include the vehicles of all suppliers and employees associated with the project. 12. The applicant shall make an appointment for a pre - construction meeting with the City of Tigard Engineering Department after approval of the public improvement plans but before starting work on the site. The applicant, the applicant's engineer, and contractor shall be required to attend this meeting prior to receiving the approved plans and permits. STAFF CONTACT: Michael Anderson, Engineering Department. 13. Construction of the proposed public improvements and issuance of Building Permits shall not commence until after the Engineering Department has reviewed and approved the public improvements plans, a street opening permit or construction compliance agreements has been executed, execution of a developer- engineer agreement and payment of all permit fees. STAFF CONTACT: John Hagman, Engineering Department. 14. The applicant shall be required to pay the fees as established under the guidelines of Unified Sewerage Agency Resolution and Order No. 91-47. NOTE: This is a two part fee which may be paid at different times. The first portion is paid with the public improvements which is for that portion of the development which increase the impervious area within the public right -of -way. The second portion is paid at Building Permit issuance and is for that portion of the development which increase the impervious area on -site. 15. Prior to the plat being recorded with Washington County the applicant shall provide a 100 percent performance bond. As an alternative the applicant may have the plat recorded after the public improvements have been accepted by the City of Tigard and has posted the appropriate Maintenance Bond. 16. Prior to recordation of the final plat the applicant shall comply with the following recommendations: STAFF CONTACT: Mark Roberts, Planning Division. a. A tree removal permit shall be submitted which specifies those trees which are to be removed in connection with the construction of public improvements. Tree removal permits shall be applied for and approved by the Planning Division prior to removal of such trees on -site. b. A street tree plan shall be submitted for review and approval which indicates the size, species and location of the required street trees. c. The applicant shall revise the subdivision plat to either delete one of the 15 Tots along the westerly property line (Lots 1 - 15) or relocate one of these lots elsewhere on -site. STAFF REPORT - SUB 95- 0006 /PDR 95- 0007 /SLR 95 -0012 - HUNTERS GLEN PAGE 21 d. Applicant shall fully construct the pedestrian pathway which crosses the Open Space area from SW 115th Avenue to 116th Avenue between Lots 19 and 20. e. The applicant is required to obtain all necessary erosion control permits from the Unified Sewerage Agency related to street, utility and site improvement work. f. An arborist report shall be prepared to address drainage, erosion and property safety issues related to removal of the trees as shown within the preliminary subdivision plans. g. Maintenance of the open space area shall be provided through the formation of a Homeowners Association. THE APPLICANT IS REQUIRED TO COMPLY WITH THE FOLLOWING CONDITION PRIOR TO THE ISSUANCE OF BUILDING PERMITS: 17. A tree removal permit shall be submitted which specifies those trees which are to be removed in connection with the preparation of individual Tots. This tree removal shall be applied for and approved by the Planning Division prior to removal of such trees on -site. STAFF CONTACT: Mark Roberts, Planning Division. THE APPLICANT IS REQUIRED TO COMPLY WITH THE FOLLOWING CONDITION PRIOR TO THE ISSUANCE OF OCCUPANCY PERMITS: 18. Street trees shall be planted pursuant to the approved street tree plan. STAFF CONTACT: Mark Roberts, Planning Division. IN ADDITION THE APPLICANT SHOULD BE AWARE OF THE FOLLOWING SECTIONS OF THE COMMUNITY DEVELOPMENT CODE: THIS IS NOT AN EXCLUSIVE LIST. 1. SECTION 18.160.170 Improvement Agreement A. Before City approval is certified on the final plat, and before approved construction plans are issued by the City, the Subdivider shall: 1. Execute and file an agreement with the City Engineer specifying the period within which all required improvements and repairs shall be completed; and 2. Include in the agreement provisions that if such work is not completed within the period specified, the City may complete the work and recover the full cost and expenses from the subdivider. STAFF REPORT - SUB 95- 0006 /PDR 95- 0007 /SLR 95 -0012 - HUNTERS GLEN PAGE 22 • • B. The agreement shall stipulate improvement fees and deposits as may be required to be paid and may also provide for the construction of the improvements in stages and for the extension of time under specific conditions therein stated in the contract. 2. SECTION 18.160.180 Bond A. As required by Section 18.160.170, the subdivider shall file with the agreement an assurance of performance supported by one of the following: 1. An irrevocable letter of credit executed by a financial institution authorized to transact business in the State of Oregon; 2. A surety bond executed by a surety company authorized to transact business in the State of Oregon which remains in force until the surety company is notified by the City in writing that it may be terminated; or 3. Cash. B. The subdivider shall furnish to the City Engineer an itemized improvement estimate, certified by a registered civil engineer, to assist the City Engineer in calculating the amount of the performance assurance. C. The subdivider shall not cause termination of nor allow expiration of said guarantee without having first secured written authorization from the City. 3. SECTION 18.160.190 Filing and Recording A Within 60 days of the City review and approval, the applicant shall submit the final plat to the County for signatures of County officials as required by ORS Chapter 92. B. Upon final recording with the County, the applicant shall submit to the City a mylar copy of the recorded final plat. 4. SECTION 18.162.080 Final Plat Application Submission Requirements A. Three copies of the partition plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. B. The partition plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05), Washington County, and by the City of Tigard. C. Street centerline monumentation shall be provided as follows: STAFF REPORT - SUB 95- 0006 /PDR 95 -0007 /SLR 95 -0012 - HUNTERS GLEN PAGE 23 • • . a) Centerline Monumentation 1) In accordance with Oregon Revised Statutes 92.060, subsection (2), the centerline of all street and roadway rights -of -way shall be monumented before the City accepts a street improvement. 2) The following centerline monuments shall be set: A) All centerline - centerline intersection points. B) All cul-de -sac center points. C) Curve points, beginning and ending points (PC's and PT's). b) Monument Boxes Required 1) Monument boxes conforming to City standards will be required around all centerline intersection points, cul-de -sac center points, and curve points. 2) The tops of all monument boxes shall be set to finished pavement grade. STAFF CONTACT: John Hagman, Engineering Department. 5. SECTION 18.164 A. 18.164.120 Utilities 1. All utility lines including, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above. B. 18.164.130 Cash or Bond Required 1. All improvements installed by the subdivider shall be guaranteed as to workmanship and material for a period of one year following acceptance by the City. STAFF REPORT - SUB 95- 0006 /PDR 95- 0007 /SLR 95 -0012 - HUNTERS GLEN PAGE 24 • • 2. Such guarantee shall be secured by cash deposit or bond in the amount of the value of the improvements as set by the City Engineer. 3. The Cash or bond shall comply with the terms and conditions of Section 18.160.180. C. 18.164.150 Installation: Prerequisite/Permit Fee 1. No land division improvements, including sanitary sewers, storm sewers, streets, sidewalks, curbs, lighting or other requirements shall be undertaken except after the plans therefor have been approved by the City, permit fee paid and permit issued. D. 18.164.180 Notice to City Required 1. Work shall not begin until the City has been notified in advance. 2. If work is discontinued for any reason, it shall not be resumed until the City is notified. G. 18.164.200 Engineer's Certification Required 1. The land divider's engineer shall provide written certification of a form provided by the City that all improvements, workmanship and materials are in accord with current and standard engineering and construction practices, and are of high grade, prior the City acceptance of the subdivision's improvements or any portion thereof for operation and maintenance. SUBDIVISION APPROVAL SHALL BE VALID ONLY IF THE FINAL PLAT IS RECORDED WITHIN EIGHTEEN MONTHS OF THE EFFECTIVE DATE OF THIS DECISION - 74L PREPARED BY: Mark Roberts, DATE Associate Planner C CL G- ' 4c 7Y�t ,� P APPROVED BY: Richard Bewersdorff, DATE Senior Planner STAFF REPORT - SUB 95- 0006 /PDR 95- 0007 /SLR 95 -0012 - HUNTERS GLEN PAGE 25 • • • • OCTOBER 04, 1995 akK;,ti Cou.tM iss -TI • 13125 S.W. HALL BLVD. - TIGARD, OREGON 97223 DEAR CITY : Pi tut tj , �a 14A I.44 L5-5 • WE, HERE ON CARMEN ST., HAVE A VERY UNIQUE AND DESIROUS NEIGHBORHOOD WITH MANY QUALITIES NOT FOUND IN MANY OTHER NEIGHBORHOODS. WE DON'T BELIEVE CARMEN ST. NEEDS TO BE EXTENDED TO THE EAST TO SERVE THE PROPOSED HUNTER GLEN SUBDIVISION/METRIX DEVELOPMENT CORPORATION DEVELOPMENT. OPENING CARMEN ST. WOULD TAKE MANY OF THE QUALITIES AWAY THAT WE NOW ENJOY. IT WOULD BE A SHORT CUT FOR MANY TRYING TO AVOID THE RUSH TRAFFIC ON 121ST AND WALNUT. SPEED BUMPS WOULD NOT BE AN EQUITABLE SOLUTION EITHER ONCE THE STREET IS OPEN. THE DEVELOPERS COULD HAVE A BETTER SUBDIVISION ALSO BY NOT EXTENDING CARMEN ST. THEY WOULD HAVE ONE OR TWO MORE LOTS FOR BUILDING. WE APPEAL TO YOU: DON'T OPEN OR EXTEND CARMEN ST. THERE ARE OTHER EXITS AND ENTRANCES NOW AVAILABLE TO SAID PROPERTY KNOWN TO YOU AS : REVIEW (SLR) 95- SUBDIVISION (SUB) 95- 0006/PLANNED DEVELOPMENT REVIEW (PDR) 95- 0007 /SENSITIVE LANDS 0012. i1 SINCERELY, OSCAR H. CLAR 1144.0. ft*PA rA. COPCI.A►JO i% so5 S W. CAl2.0A J. �. ( U�� •i T.Ac�ta ce 2� MODS' St.) cmao.v,,, WtAtiA J (�1 v/6� �l�G �:�u1Sl�n 12 80 Sbt/ i ut L VA. ( ,11G4 l . �N Vl�fi►:� J/ .4 6 (-1- SfUZP:9) or ; 0 . y old Ivo '") aetA•t....--741;CA. 1/.9-015g-u) • ! to . Co. r . � -�-� `1• - � �6 scd C a - /gam Sc../ �" , � Ea� . — • . t . 67)/,�,,� y � �'- pij &Jib' - 7 - f. - ZteY fitS7le /Meld PJ 6i t ,c-/1 /do6PS Aift/V f /Aqz, cps' 770 i .s s r i 'Si i I 5 / , n r+ ,t C. i.) 1 ....A 9i9A it • • COMMUNITY NEWSPAPERS INC. Legal P.O. BOX 370 PHONE (503) 684 -0360 Notice TT 8 315 BEAVERTON, OREGON 97075 Legal Notice Advertising RECEIVED • City of Tigard • ❑ Tearsheet Notice OCT 0 2 1995 13125 SW Hall Blvd. • Tigard,Oregon 97223 -8199 • ❑ Duplicate Affidavit CITY OF TIGARD •Accounts Payable -Terry • y AFFIDAVIT OF PUBLICATION �'° \,...,.0/ ' STATE OF OREGON, COUNTY OF WASHINGTON, ) ss' .. ti °' I, Kathy Snyder being first duly sworn, depose and say that I am the Advertising Director, or his principal clerk, of the Tigard —Tua 1 at i n a newspaper of general circulation as defined in ORS 193.010 and 193.020; published at Tigard aforesaid county and state; that the in the � Hearings /SUB95 0006 Hunterrs Glen/CPA r a printed copy of which is hereto a w as p ubli s he d 9 i n entire issue of said newspaper for ONE successive and consecutive in the following issues: September 28,1995 Kc„....1 _iy.,,„ Subscribed and sworn'efore me this day of September,1995 4 4., i. :"!+, OFFICIAL SEAL ' i • = ROBIN A. BURGESS k Nota 4r ublic for Oregon .`„t ":7 NOTARY PUBLIC - OREGON My Commission Expires: - sli f.f COMMISSION NO. 024552 AFFIDAVIT MY COMMISSION EXPIRES MAY 18, 1997 • • The following will be considered by the Tigard Planning Commission on Monday, October 9. 1995, at 7:30 P.M. at the Tigard Civic Center — Town Hall, 13125 S.W. Hall Blvd., Tigard, Oregon. Both public oral and written testimony is invited. The public hearing on this matter will be conducted in accordance with the rules of Chapter 18.32 of the Tigard Municipal Code, and rules and procedures of the Planning Commission. Failure to raise an issue in person or by letter accompanied by statements or evidence sufficient to allow the hearing's authority and all parties to respond, precludes an appeal, and failure to specify the criterion from the Community Development Code or Comprehensive Plan at which a com- ment is directed precludes an appeal based on that criterion. Further infor- mation may be obtained from the Planning Division at 13125 S.W. Hall Blvd., Tigard, Oregon 97223, or by calling (503) 639 -4171. PUBLIC HEARINGS: SUBDIVISION (SUB) 95- 0006/PLANNED DEVELOPMENT REVIEW (PDR) 95- 0007 /SENSITIVE LANDS REVIEW (SLR) 95 -0012 MATRIX DEVELOPMENT CORPORATION HUNTERS GLEN SUBDIVISION The applicant requests to subdivide 42 lots which range in size between 4,750 and 7,574 square feet in size. The applicant has proposed to create an open space area through the use of a Planned Development. A Sensi- tive Lands Review has been applied to incorporate steep slope areas into the site. LOCATION: 11570 S.W. Walnut Street (WCTM 2S1 03BD, tax lot 100). The site would extend S.W. 116th Avenue to the south of S.W. Walnut Street. ZONE: R-4.5 (Residential, 4.5 units per acre). The R -4.5 zone allows single - family residential units, public support facilities, residential treatment homes, farming, manufactured homes, family day care, home occupations, temporary uses, and accessory structures among other uses. The purpose of the R -4.5 zoning district is to establish urban low density residential, single - family home sites. APPLICABLE , REVIEW CRITERIA: Community Development Code Chapters 18.50, 18.80, 18.84, 18.88, 18.92, 18.96, 18.100, 18.102, 18.106 18.108, 18.150, 18.160 and 18.164. COMPREHENSIVE PLAN AMENDMENT (CPA) 95 -0004 REVISIONS TO PARK CLASSIFICATION SYSTEMS AND SERVICE STANDARDS A proposal to change the park system service standard from 10.00 acres per thousand population to 7.56 acres per thousand population and to change the park classification system from 11 to 5 categories. AP- PLICABLE REVIEW CRITERIA: Statewide Planning Goals 1, 8 and 12, and Tigard Comprehensive Plan Policies 2.1.1 and 3.6.1. (Adopted Nov. 9, 1983; Ordinance No. 83 -52). METRO GREENSPACES LOCAL SHARE PROJECT Tigard is entitled to receive a portion of the regional greenspaces bond measure funds. These may be spent only on natural area and trails related acquisitions and/or capital improvements. The commission will consider a draft of potential projects prepared by staff and conduct a public hearing to receive testimony on greenspace projects. At the conclusion of the hearing, the commission will identify project priorities and send a recom- mendation to the City Council for review. TT8315 — Publish September 28, 1995. • • • MEMORANDUM CITY OF TIGARD, OREGON TO: Mark Roberts September 27, 1995 FROM: Michael Anderson, Development Review Engineer0A RE: SUB 95 -0006; PDR 95 -0007; SLR 95 -0012 HUNTERS GLEN SUBDIVISION Description: The applicant proposes to subdivide a 10.07 acre site located on the south side of SW Walnut Street, at the proposed southerly extension of SW 116th Avenue. The subdivision would consist of 42 residential lots and two open space lots for storm water quality and open space purposes. The site is also known as Tax Lot 2S1 03BD 100. Findings: 1. Streets: Access to the site is proposed from SW Walnut Street, a Major Collector street as shown on the City Comprehensive Plan, and from the westerly end of SW 114th Terrace, an existing local street. The proposed street design provides two primary streets for access to the lots: SW 115th Avenue, connecting to the existing westerly end of SW 114th Terrace, and SW 116th Avenue, which will extend to the southerly boundary line of the site. With regards to the requirements of Section 18.164.040 of the CDC relating to block length, the preliminary plat street design includes two connections to the west from SW 116th Avenue: SW Carmen Street to the westerly site boundary line and the City Boundary line, and a westerly street stub shown as Street "B", from SW 116th Avenue, halfway between SW Walnut Street and SW Carmen Street. Without a road connection at the southerly end of SW 115th Avenue over to SW 116th Avenue, the final plat shall provide for a public pedestrian /bikeway easement across the proposed open space lot as required by Section 18.164.040 B.2. SW Walnut Street is also a Washington County road and the applicant should obtain a Facilities Permit for all construction within the SW Walnut Street right -of -way. The existing street right -of -way is inconsistent with collector ENGINEERING COMMENTS SUB 95 -0006 HUNTERS GLEN PAGE 1 • • street standards and the applicant should dedicate additional width to provide a 33 foot half street. The applicant should also be required to complete the half - street improvements along the SW Walnut Street frontage and construct the street to Major Collector street standards. In regards to the proposed street grading design, the sump condition at the knuckle intersection of SW 115th Avenue and Street "A" should be re- designed to provide a continuous grade to the intersection of SW 116th Avenue and SW Walnut Street. In addition, the sump condition at the intersection of SW 116th Avenue and SW Carmen Street should also be re- designed to drain to SW Walnut Street. 2. Sanitary Sewer: The preliminary plat utility plan provides for connection of the proposed sewer main to the existing system in SW Walnut Street at the easterly boundary of the site. The existing main has sufficient capacity for the proposed development. The proposed sewer construction should also provide for an extension of the public system within SW Walnut Street to the westerly boundary of the plat. In addition, the sewer design should be modified to minimize public mains within easements on private property by deleting the main shown along the common lot line between Lots 39/40. An alternative plan would be to provide a main along the common lot line of Lots 40/41, parallel with the proposed storm drain line, with sewer manholes located in the streets on each side of these lots. 3. Storm Drainage: The applicant proposes to collect the storm water in a new underground system and connect to two proposed on -site water quality facilities: 1), a dry pond adjacent to SW Walnut Street in open space Lot "A ", and 2), a water quality swale connecting to the existing "man- made" pond within open space Lot "B ". Each storm drain design should provide for low -flow storms with a bypass system for the 25 yr and 100 yr storm events. The final storm drain plan shall provide an underground pipe for the entire length of SW 116th Avenue, Street "A ", Street "B ", SW Carmen Street and SW Walnut Street. In addition, the applicant shall provide a hydrology and hydraulic study to verify the proposed storm drain system and the size of the stubs shown in SW 116th Avenue, stub Street "B" and SW Carmen Street. The study shall be prepared by a professional Civil Engineer for approval by the City. The Unified Sewerage Agency has established and the City has agreed to enforce (Resolution and Order No. 91 -47) Surface ENGINEERING COMMENTS SUB 95 -0006 HUNTERS GLEN PAGE 2 111 111 • Water Management Regulations requiring the construction of on- site water quality facilities or fees in -lieu of their construction. The proposed water quality facilities shall be designed to comply with the minimum USA Standards. In addition, the facility will be maintained by the applicant for a period of three years prior to acceptance by the City. The subdivision construction plans shall include a landscape plan to be approved by the City prior to installation, and an operations and maintenance manual to be approved by the City Maintenance Services Director prior to acceptance by the City. Recommendations: ALL CONDITIONS SHALL BE SATISFIED OR FINANCIALLY ASSURED PRIOR TO RECORDING THE FINAL PLAT WITH WASHINGTON COUNTY; 1. Half -width street improvements, including traffic control devices, mailbox clusters, concrete sidewalks, curbs, asphaltic concrete pavement, sanitary sewers, storm drainage, streetlights, and underground utilities shall be installed along the SW Walnut Street frontage. Improvements shall provide for a 25 foot pavement, as measured from centerline, within a 33 foot half - street right -of -way, and shall be constructed to Major Collector street standards. STAFF CONTACT: John Hagman, Engineering Department (639 -4171) 2. The applicant shall obtain a facility permit from the Department of Land Use and Transportation of Washington County, to perform work within the right -of -way of SW Walnut Street. A copy shall be provided to the City Engineering Department prior to issuance of a Public Improvement Permit. STAFF CONTACT: John Hagman, Engineering Department (639- 4171) . 3. Full width street improvements, including traffic control devices, mailbox clusters, concrete sidewalks, driveway aprons, curbs, asphaltic concrete pavement, sanitary sewers, storm drainage, streetlights, and underground utilities shall be installed within the subdivision. Improvements shall be designed and constructed to local street standards. STAFF CONTACT: Michael Anderson, Engineering Department (639- 4171) . 4. Three (3) sets of detailed public improvement plans and profile construction drawings shall be submitted for preliminary review to the Engineering Department. Seven (7) sets of approved drawings and one (1) itemized construction cost estimate, all prepared by a Professional Engineer, shall be submitted for final review and approval (NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. STAFF CONTACT: John Hagman, Engineering Department (639 -4171) ENGINEERING COMMENTS SUB 95 -0006 HUNTERS GLEN PAGE 3 • • • • 5. The applicant shall provide an on -site water quality facility as established under the guidelines of Unified Sewerage Agency Resolution and Order No. 91 -47. The proposed facilities shall be dedicated to the City of Tigard. The facilities shall be maintained by the developer for a three year period from the conditional acceptance of the public improvements. As a part of the improvement plans submittal, the applicant shall submit an Operations and Maintenance Manual for the proposed facility for approval by the Maintenance Services Director. A written evaluation of the operation and maintenance shall be submitted and approved prior to acceptance for maintenance by the City. STAFF CONTACT: Greg Berry, Engineering Department (639- 4171). 6. The applicant shall demonstrate that the adequacy of drainage facilities downstream of the proposed development is sufficient to insure compliance with USA R & 0 91 -47, Section 6.02. The drainage report shall include an examination of the effects of a 100 yr storm overflow from the open space lot to SW 114th Terrace. STAFF CONTACT: Greg Berry, Engineering Department (639 -4171) 7. The applicant shall provide a hydrology and hydraulic study to describe the adequacy of the proposed system relating to the requirements for both water quality and quantity. The storm drainage system shall provide for both summer and winter storm conditions, and include provisions for the 25 yr and 100 yr storm events as approved by the Engineering Department. The final storm drain plan shall provide for an underground system within SW 116th Avenue, Streets "A" & "B ", SW Carmen Street and SW Walnut Avenue. STAFF CONTACT: Greg Berry, Engineering Department (639 -4171) 8. A final grading plan shall be submitted showing the existing and proposed contours for any proposed pad or lot grading. A soils report shall be provided detailing the soil compaction requirements consistent with the requirements of Chapter 70 of the Uniform Building Code. The street grading design for Street "A" shall be revised to provide a continuous grade on SW 115th Avenue through Street "A" to SW 116th Avenue, and the design for SW 116th Avenue shall be revised to provide a continuous grade to SW Walnut Street. STAFF CONTACT: Michael Anderson, Engineering Dept(639- 4171). 9. An erosion control plan shall be provided as part of the public improvement drawings. The plan shall conform to "Erosion Control Plans - Technical Guidance Handbook, November 1989. 10. The applicant shall provide sanitary sewer and storm drain stubs to the adjacent properties for future connection including a sewer main in SW Walnut Street. All public sewer and storm drain construction not located in a public street, which includes manholes on private property, shall provide a 15 foot wide easement, within one lot, and a 10 feet wide paved access road centered within the 15 feet, as approved by ENGINEERING COMMENTS SUB 95 -0006 HUNTERS GLEN PAGE 4 III • III the Maintenance Services Department. STAFF CONTACT: Greg Berry, Engineering Department (639- 4171). 11. The applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. All construction vehicle parking shall be provided on -site. No construction vehicles or equipment will be permitted to park on the adjoining residential public streets. Construction vehicles include the vehicles of any contractor or subcontractor involved in the construction of the site improvements or buildings proposed by this application, and shall include the vehicles of all suppliers and employees associated with the project. 12. The applicant shall make an appointment for a pre- construction meeting with the City of Tigard Engineering Department after approval of the public improvement plans but before starting work on the site. The applicant, the applicant's engineer, and contractor shall be required to attend this meeting prior to receiving the approved plans and permits. STAFF CONTACT: Michael Anderson, Engineering Department (639- 4171) 13. Construction of the proposed public improvements and issuance of Building Permits shall not commence until after the Engineering Department has reviewed and approved the public improvements plans, a street opening permit or construction compliance agreements has been executed, execution of a developer- engineer agreement and payment of all permit fees. STAFF CONTACT: John Hagman, Engineering Department (639 -4171) 14. The applicant shall be required to pay the fees as established under the guidelines of Unified Sewerage Agency Resolution and Order No. 91 -47. NOTE: This is a two part fee which may be paid at different times. The first portion is paid with the public improvements which is for that portion of the development which increase the impervious area within the public right -of -way. The second portion is paid at Building Permit issuance and is for that portion of the development which increase the impervious area on -site. 15. Prior to the plat being recorded with Washington County the applicant shall provide a 100 percent performance bond. As an alternative the applicant may have the plat recorded after the public improvements have been accepted by the City of Tigard and has posted the appropriate Maintenance Bond. IN ADDITION THE APPLICANT SHOULD BE AWARE OF THE FOLLOWING SECTIONS OF THE COMMUNITY DEVELOPMENT CODE; THIS IS NOT AN EXCLUSIVE LIST. 1. SECTION 18.160.170 Improvement Agreement A. Before City approval is certified on the final plat, and ENGINEERING COMMENTS SUB 95 -0006 HUNTERS GLEN PAGE 5 1, • • • • before approved construction plans are issued by the City, the Subdivider shall: 1. Execute and file an agreement with the City Engineer specifying the period within which all required improvements and repairs shall be completed; and . 2. Include in the agreement provisions that if such work is not completed within the period specified, the City may complete the work and recover the full cost and expenses from the subdivider. B. The agreement shall stipulate improvement fees and deposits as may be required to be paid and may also provide for the construction of the improvements in stages and for the extension of time under specific conditions therein stated in the contract. 2. SECTION 18.160.180 Bond A. As required by Section 18.160.170, the subdivider shall file with the agreement an assurance of performance supported by one of the following: 1. An irrevocable letter of credit executed by a financial institution authorized to transact business in the State of Oregon; 2. A surety bond executed by a surety company authorized to transact business in the State of Oregon which remains in force until the surety company is notified by the City in writing that it may be terminated; or 3. Cash. B. The subdivider shall furnish to the City Engineer an itemized improvement estimate, certified by a registered civil engineer, to assist the City Engineer in calculating the amount of the performance assurance. C. The subdivider shall not cause termination of nor allow expiration of said guarantee without having first secured written authorization from the City. 3. SECTION 18.160.190 Filing and Recording A Within 60 days of the City review and approval, the applicant shall submit the final plat to the County for signatures of County officials as required by ORS Chapter 92. B. Upon final recording with the County, the applicant shall submit to the City a mylar copy of the recorded final ENGINEERING COMMENTS SUB 95 -0006 HUNTERS GLEN PAGE 6 • 1 plat. 4. SECTION 18.162.080 Final Plat Application Submission Requirements A. Three copies of the partition plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. B. The partition plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05), Washington County, and by the City of Tigard. C. Street centerline monumentation shall be provided as follows: a) Centerline Monumentation 1) In accordance with Oregon Revised Statutes 92.060, subsection (2), the centerline of all street and roadway rights -of -way shall be monumented before the City accepts a street improvement. 2) The following centerline monuments shall be set: A) All centerline - centerline intersection points. B) All cul -de -sac center points. C) Curve points, beginning and ending points (PC's and PT's) . b) Monument Boxes Required 1) Monument boxes conforming to City standards will be required around all centerline intersection points, cul -de -sac center points, and curve points. 2) The tops of all monument boxes shall be set to finished pavement grade. STAFF CONTACT: John Hagman, Engineering Dept(639- 4171). 5. SECTION 18.164 A. 18.164.120 Utilities 1. All utility lines including, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for ENGINEERING COMMENTS SUB 95 -0006 HUNTERS GLEN PAGE 7 • • • • 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. B. 18.164.130 Cash or Bond Required 1. All improvements installed by the subdivider shall be guaranteed as to workmanship and material for a period of one year following acceptance by the City. 2. Such guarantee shall be secured by cash deposit or bond in the amount of the value of the improvements as set by the City Engineer. 3. The Cash or bond shall comply with the terms and conditions of Section 18.160.180. C. 18.164.150 Installation: Prerequisite /Permit Fee 1. No land division improvements, including sanitary sewers, storm sewers, streets, sidewalks, curbs, lighting or other requirements shall be undertaken except after the plans therefor have been approved by the City, permit fee paid and permit issued. D. 18.164.180 Notice to City Required 1. Work shall not begin until the City has been notified in advance. 2. If work is discontinued for any reason, it shall not be resumed until the City is notified. G. 18.164.200 Engineer's Certification Required 1. The land divider's engineer shall provide written certification of a form provided by the City that all improvements, workmanship and materials are in accord with current and standard engineering and construction practices, and are of high grade, prior the City acceptance of the subdivision's improvements or any portion thereof for operation and maintenance. APPROVED: '//le /4".4 Randall R. WooCity Engineer MJA:sub95- 06.mja ENGINEERING COMMENTS SUB 95 -0006 HUNTERS GLEN PAGE 8 • REQUEST FOR COMMENTEEIVED PLANNING 9 � A'' SEP 1 CITY OF TIGARD DATE: September 8, 1995 OREGON TO: Brian Moore, Portland General Electric Company FROM: Tigard Planning Department STAFF CONTACT: Mark Roberts (x317) Phone: (503) 639 -4171 Fax: (503) 684 -7297 RE: SUBDIVISION (SUB) 95- 0006 /PLANNED DEVELOPMENT REVIEW (PDR) 95- 0007 /SENSITIVE LANDS REVIEW (SLR) 95-0012 ► HUNTERS GLEN SUBDIVISION . The applicant requests to subdivide 42 lots which range in size between 4,750 and 7,574 square feet in size. The applicant has proposed to create an open space area through the use of a Planned Development. LOCATION: 11570 SW Walnut Street (WCTM 2S1 03BD, tax lot 100). The site would continue to SW 116th Avenue to the south of SW Walnut Street. ZONE: R -4.5 (Residential, 4.5 units per acre). The R -4.5 zone allows single - family residential units, public support facilities, residential treatment homes, farming, manufactured homes, family day care, home occupations, temporary uses, and accessory structures among other uses. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.50, 18.80, 18.84, 18.88, 18.92, 18.96, 18.100, 18.102, 18.106, 18.108, 18.160 and 18.164. Attached is the Site Plan, Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: Monday - September 18 1995. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Department, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: we have reviewed the proposal and have no objections to it. _ Please contact of our office. — Please refer to the enclosed letter. Written comments provided below: — (Please provide the following information) Name of Person Commenting: lA.._.\ P – IS-AK – Phone Number: c.) - I I SUB 95 -0006 /PDR 95 -0007 /SLR 95 -0012 September 8, 1995 HUNTER'S GLEN PROPOSAL/REOUEST FOR COMMENTS REQUEST FOR COMMENT* RECEIVED PLANNING SEP 21 1995, CITY OF TIGARD DATE: September 8, 1995 OREGON TO: Dave Scott, Building Official . — . FROM: Tigard Planning Department STAFF CONTACT: Mark Roberts (x317) Phone: (503) 639 -4171 Fax: (503) 684 -7297 RE: SUBDIVISION (SUB) 95- 0006 /PLANNED DEVELOPMENT REVIEW (PDR) 95- 0007 /SENSITIVE LANDS REVIEW (SLR) 95 -0012 ► HUNTERS GLEN SUBDIVISION . The applicant requests to subdivide 42 lots which range in size between 4,750 and 7,574 square feet in size. The applicant has proposed to create an open space area through the use of a Planned Development. LOCATION: 11570 SW Walnut Street (WCTM 2S1 03BD, tax lot 100). The site would continue to SW 116th Avenue to the south of SW Walnut Street. ZONE: R -4.5 (Residential, 4.5 units per acre). The R- 4.5zone allows single - family residential units, public support facilities, residential treatment homes, farming, manufactured homes, family day care, home occupations, temporary uses, and accessory structures among other uses. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.50, 18.80, 18.84, 18.88, 18.92, 18.96, 18.100, 18.102, 18.106, 18.108, 18.160 and 18.164. Attached is the Site Plan, Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: Monday - September 18, 1995. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Department, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. _ Please contact of our office. Please refer to the enclosed letter. Written comments provided below: �Go NQ�T1 3 t' ; \N � � iv\\%\ a 7 a' s Co c ey,: (S •AklOV At �x_Nsre.kr 6 fie, C tR c .tee Q� o-c Ses�1c , Cove ) Co L.IS\ o.• ' ��,— � w � .rv�R g�( s;cw. oA X0■ or \mss (Please provide the following information) Name of Person Commenting: Phone Number: 4 ,\\ SUB 95 -0006 /PDR 95 -0007 /SLR 95 -0012 September 8, 1995 HUNTER'S GLEN PROPOSAL/REOUEST FOR COMMENTS • REQUEST FOR COMMENTS• RECEIVED PLANNING CITY OF TIGARD DATE: September 8, 1995 SEP 13 1995 OREGON TO: Michael Miller, Operations Manager FROM: Tigard Planning Department STAFF CONTACT: Mark Roberts (x317) Phone: (503) 639 -4171 Fax: (503) 684 -7297 RE: SUBDIVISION (SUB) 95- 0006 /PLANNED DEVELOPMENT REVIEW (PDR) 95- 0007 /SENSITIVE LANDS REVIEW (SLR) 95 -0012 ► HUNTERS GLEN SUBDIVISION The applicant requests to subdivide 42 lots which range in size between 4,750 and 7,574 square feet in size. The applicant has proposed to create an open space area through the use of a Planned Development. LOCATION: 11570 SW Walnut Street (WCTM 2S1 03BD, tax lot 100). The site would continue to SW 116th Avenue to the south of SW Walnut Street. ZONE: R -4.5 (Residential, 4.5 units per acre). The R -4.5 zone allows single - family residential units, public support facilities, residential treatment homes, farming, manufactured homes, family day care, home occupations, temporary uses, and accessory structures among other uses. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.50, 18.80, 18.84, 18.88, 18.92, 18.96, 18.100, 18.102, 18.106, 18.108, 18.160 and 18.164. Attached is the Site Plan, Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: Monday - September 113. 1995. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Department, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. _ Please contact of our office. _ Please refer to the enclosed letter. Written comments provided below: — '3 - 4i►1DA LD LOCATtowl OF 1J471Eit . /'1.41^!4 /4 jet4Tdilt d,Vn AQ'3T SO4 of 37ZS W t tik Ar ?YPtcA c. t c*-rt o \ OF 7=0" Aum J 3(4 zbc !u8. Ale/sr/Ala, / "h 61.1 1..1h4.4wr C, s-r Pkaiiy irlurt; 1 lie 1lE'Lacr477 ri 2; /A172tristr w J or Liet.Arxr -�- 11(�r / / ,L. /or 24 To BE # n To /err Aiwa of /-a 36 *.37 . (Please provide the following information) Name of Person Commenting: /4i6 t4/6 Phone Number: x 31.5 SUB 950006 /PDR 950007 /SLR 95 -0012 September 8, 1995 HUNTER'S GLEN PROPOSAUREOUEST FOR COMMENTS • REQUEST FOR COMMENTS• CITY OF TIGARD DATE: September 8, 1995 OREGON TO: Kellen Jennings, Tigard Police Department FROM: Tigard Planning Department STAFF CONTACT: Mark Roberts (x317) Phone: (503) 639 -4171 Fax: (503) 684 -7297 RE: SUBDIVISION (SUB) 95- 0006 /PLANNED DEVELOPMENT REVIEW (PDR) 95- 0007 /SENSITIVE LANDS REVIEW (SLR) 95 -0012 ► HUNTERS GLEN SUBDIVISION 4 The applicant requests to subdivide 42 lots which range in size between 4,750 and 7,574 square feet in size. The applicant has proposed to create an open space area through the use of a Planned Development. LOCATION: 11570 SW Walnut Street (WCTM 2S1 03BD, tax lot 100). The site would continue to SW 116th Avenue to the south of SW Walnut Street. ZONE: R -4.5 (Residential, 4.5 units per acre). The R -4.5 zone allows single - family residential units, public support facilities, residential treatment homes, farming, manufactured homes, family day care, home occupations, temporary uses, and accessory structures among other uses. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.50, 18.80, 18.84, 18.88, 18.92, 18.96, 18.100, 18.102, 18.106, 18.108, 18.160 and 18.164. Attached is the Site Plan, Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: Monday - September 18. 1995. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Department, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: X_ We have reviewed the proposal and have no objections to it. _ Please contact of our office. _ Please refer to the enclosed letter. Written comments provided below: — (Please provide the following information) Air Name of Person Commentfaf-- / / ,j 1 y ' = = ®' Phone Number: /// SUB 95 -0006 /PDR 95 -0007 /SLR 95 -0012 September 8, 1995 HUNTER'S GLEN PROPOSAL/REOUEST FOR COMMENTS VOMMOMMMOMMIO IMMIMMIMOMMI MOMMOMMOMMON PACIFIC HUNTER'S GLEN SUBDIVISIO SUB 95- 0006 /PDR 95-0007 /SLR 95-0012 1 1 1 1 Development Application For a 42 Lot Subdivision Hunters Glen 1 August 8, 1995 1 Prepared For: Matrix Development Corporation 7160 SW Hazelfern Road, Suite 100 Tigard, Oregon 97224 -7771 Contact: Larry York (503) 620-8080 1 1 Prepared by: W &H Pacific , Inc. 8405 SW Nimbus Avenue Beaverton, Oregon 97008 Contact: Hal Keever (503) 626 -0455 1. 1 1 TABLE OF CONTENTS 1. Project Data 2. Intent 3. Site 4. Response to City of Tigard Code Provisions Appendix i. Letter from A.G. Crook ii. Pre - Application Notes 1 iii. Neighborhood Meeting Attendance List iv. Preliminary Plans (11 "x17 ") v. Subdivision Application forms (signed) '1 1 1 1 1 1 1 1 PROJECT DATA Project Name: Hunters Glen I Property Owner: Troy Hunt c/o Randy Livingston Allen, Fellows, Livingston, Sheridan, Ryan, Odman & Ford I 621 SW Morrison, Suite 800 Portland, Oregon 97205 -3811 Property Location: Tax Lot 100, Map 2S1 3BD Property Size: 10.061 acres Applicant: Matrix Development 7160 SW Hazelfern, Suite 100 Tigard, Oregon 97223 Engineer: W &H Pacific, Inc. 8405 SW Nimbus Avenue Beaverton, Oregon 97008 Surveyor: W &H Pacific 8405 SW Nimbus Avenue Beaverton, Oregon 97008 1 1 1 1 1 1 2 1 1 ' INTENT The applicant is requesting approval for a preliminary plat and PUD for 42 lots on the approximate 10 acre site. The site has recently been annexed into the City of Tigard and is comprised of 2S1 3BD Tax Lot 100. The project will be developed in one phase depending on market conditions. The ro rt was formally located in Washington County and zoned R -6 was Pe Y Y g Y but as annexed to the City of Tigard along with several other surrounding parcels in February 1995. As a result of the annexation, the site was zoned R4.5 in the City of Tigard. This request is for planned development processing, sensitive lands, and subdivision preliminary plat 1 approval. SITE The 10.061 acre site is located south of S.W. Walnut Street at the intersection of S.W. 116th Avenue in the City of Tigard. The rectangular shaped parcel is 998 feet deep and 421 feet wide at the frontage of S.W. Walnut. There is an existing residence with a detached garage located on the north 1/3 of the parcel which will be removed upon development. The property is characterized by an open field intermixed with clumps of evergreen and deciduous trees. Most of the existing vegetation is located on the southern 1/3 of the site adjacent to an existing man-made pond. A tree survey has been performed and is depicted on the preliminary plat drawings. Property immediately to the south of the site is undeveloped. West of the site there is a large residential lot with older h es combined with part of the Carmen Park subdivision which consists of 12,000 s.f. to 18,000 s.f. platted single family detached lots. S.W. Carmen Street stubs into the southwest corner of the site. On the east side of the property, the Walnut Grove subdivision abuts the property for a distance of approximately 880 feet. South of the Walnut Grove subdivision there is a large single family lot with one residence on it. On the eastern boundary of the property, S.W. 114th stubs to the property line. The site generally slopes towards the northeast. In the immediate vicinity of the man -made pond, the slopes are oriented towards the surface level of the pond. The pond has an approximate water level of 204 feet and surrounding slopes rise to an approximate elevation of 220 feet. Some of the slopes • surrounding the pond exceed 25% grade. 1 1 1 3 1 RESPONSE TO THE CITY OF TIGARD CODE PROVISIONS Chapter 18.50 R -4.5 Single Family Residential 18.50.030 Permitted Uses Response: The proposed project is for 42 single - family detached units, which is a permitted use in the subject zone. The project also proposes .95 acres of open space. 18.50.040 Dimensional Requirements Response: The code states that the minimum lot area in the R -4.5 zone shall be 7,500 s.f. for each detached unit. The average minimum lot width shall be 50 feet for each detached unit. The average lot size in the project is approximately 5,600 s.f. with the largest lot being 7,574 s.f. and the smallest 4,750 s.f. Since the proposed project is a PUD, section 18.80.080 of the code will be utilized. This section states that " The minimum lot size, lot depth and lot width standards shall not apply except as related to the density computation under Chapter 18.92 ". The proposed lots do not exceed the minimum lot width of 50 feet. Chapter 18.80 Planned Development 18.80.010 Purpose Response: The purpose of .e planned development provisions is to essentially encourage creativity and flexible design standards that result in better use of the land, preservation of natural features, and maximizes the opportunities for innovative and diversified living environments. Because of the restrictive shape of the parcel and the desire to maximize living opportunities close to public services, the applicant has chosen to utilize the PUD overlay criteria for development of the parcel. The proposed project meets the purpose criteria of Chapter 18.80 as follows: 1. To provide a means for creating planned environments through the application of flexible standards which allow for the application of new techniques and new technology in community development which will result in a superior living arrangement. Response: The primary purpose of the project is to create small lots for moderate cost housing options. The lots are smaller than that allowed in the underlying zone so to provide affordable housing opportunities in the community and to maximize the development potential of the parcel. The lots have a minimum width of 50 feet and average 5,600 s.f. in size. This enables the maximum use of the land on this infill parcel that is 4 1 111 close to city services and infrastructure. The homes planned for the site will utilize innovative design techniques that will result in a very compact yet livable environment for the future residences. Yard space will be available around the homes. The configuration of the land is such that the most efficient layout results in two north -south parallel streets with double frontage on each street. Because of the smaller lots and relatively compact spaces between the units, a .95 acre open space tract has been created in the southeast corner of the site. This open space will accommodate a very attractive water amenity that consist of an existing pond surround by natural vegetation. This feature will be preserved and maintained for the enjoyment of the project residents. Access to the open space amenity will be from the.internal road and sidewalk system. 2. To facilitate the efficient use of land. Response: The parcel is approximately 420 feet wide and 1000 feet deep. The width of the site is such that two parallel roads can be accommodated with double frontage. The road system connects to existing roads that stub to the property from subdivisions to the north and south of the property. The southern portion of the site is characterized by the existing pond and steep slopes that surround the pond. The desire to achieve design flexibility for lot width, depth and size is a key factor in the decision to implement a Planned Unit Development overlay zone on the property. The width of the 10 acre parcel is such it is just possible to accommodate two double frontage parallel roads on the property. If this were not possible then the yield would be a fraction of what is proposed. Double frontage on the roads is only possible by making the lots sm:" -r than the required 7,500 s.f. as stated in the underlying zone. The most efficient use of this parcel is for moderate income single family housing. 3. To promote an economic arrangement of land use, buildings, circulation systems, open space and utilities. Response: Without the ability to provide smaller lots , the optimum land use for this site could not be achieved due to the configuration and width constraints of the parcel. The implementation of the PUD allows for the necessary flexibility to achieve the number of lots allowed in the underlaying zone and by the residential density calculations. If it was determined that more units were needed using solely the underlying zoning g criteria, then it may be possible to encroach into the steep slope area located in the southeast corner. This would then necessitate the elimination of the proposed open space feature which is provided in the proposed PUD. The PUD allows design flexibility to achieve the desired number of units, and at the same time preserves a valuable open space amenity that the residents can enjoy and which preserves a relatively significant natural feature and habitat area. 1 5 1 i 4. To reserve to the greatest extent possible the existing landscape h features and amenities throw P S P S P f S the use of a planning procedure that can relate the type and design of a development to a particular site. Response: The PUD procedure allows for the achievement of the desired number of units and ' at the same time preserves a relatively valuable open space amenity and natural area on the site. Without the implementation of the PUD then it is likely the open space area as proposed would be encroached on in order to maximize the number of units allowed on the site. S. To encourage development that recognizes the relationship between buildings, their use, open space and accessways and thereby maximize the opportunities for innovative and diversified living environments. Response: The PUD overlay allows for the implementation of small lot moderately priced single family housing for the community. All buildings on the site will be for single family use which is in character with the surrounding neighborhoods. The home sites will have access to an internal sidewalk system and will access the surrounding community and the open space feature on the site. 18.80.070 Applicability and Allowed Uses. PP Y Response: The proposed project only includes these uses that are allowed outright in the underlying zone. Additional uses as allowed in section 18.80.070 is not proposed. 18.80.080 Applicability of the Base Zone Provisions Response: Response to the base zone provisions in this section are as follows: 1. Lot Dimensional Standards: Response: The lot size as defined in the underlying zone is proposed to be reduced to a • minimum of 50 feet in width and 71 feet in length, with a minimum lot size proposed to be approximately 4,750 s.f. The lot width as defined in the underlying zone will be generally complied with. The lot size reduction is proposed to the extent as it is allowed under the density computations under Chapter 18.92. . 2. Site Coverage: Response: The underlying zone does not have site coverage provisions. 1 1 6 1 1 1 3. Building Height: g g 1 Response: The proposed project is expected to be in compliance with the building height requirements of the underlying zone. i 4. Structure setback provisions: 1 Response: The proposed project will comply with the front yard setback of 20 feet where garage structure faces to the street. A 15 foot rear yard setback is proposed around the perimeter lots of the project. All the required setbacks as defined in the I underlying zone may be modified as allowed in the PUD to accommodate innovative building siting and design. 1 18.80.100 Phased Development I Response: The project is expected to be developed in one phase. However, due to unpredictable market conditions, the developer would like to keep the option open to develop the project in two phases of approximately 21 lots in each phase. If the project is phased, all public facilities will be built to city or applicable district standards. i 18.80.110 Application Submission Requirements I Response: The requirements of this section of the code will be complied with. Existing site conditions are depicted on the aerial photograph and on the various plans submitted I as part of the application. The site concept is shown on the rr :ative Plat and grading is shown on the Grading And Drainage Plan. I A landscape concept has also been prepared and is included in the application packet. The following addresses additional information required for the landscape plan and sign concept. I 18.80.170 The Landscape Plan Response: The depicted landscape plan will not require irrigation. Street trees as shown on the I plan will not be irrigated by a mechanized system. Following planting of the trees they will be irrigated by hand for a period of time which will assure their survival and growth. I There will be no perimeter fencing or buffer screening incorporated in the project. The project is located in an area surrounded by like zoning and buffer /screening is not a requirement. 1 1 7 1 1 Existing plant materials consist of a mixture of evergreen and deciduous trees with native understory plants. The majority of the existing vegetation is located in the southern portion of the site near the vicinity of the existing man -made pond. In addition, there are a few domesticated plant species located around the residence that will be removed as a result of development. A significant tree survey has been performed and is presented in the plan set. Significant trees to be removed are shown on the plans. 1 The site will be cleared and grubbed prior to site grading and construction. Since the landscaping for the site will only consist of street trees, it is not necessary to stockpile and treat topsoil for use in landscape areas. 111 18.80.180 i n Drawings S g a gs Response: The project will utilize public street sign standards for road names and speed limits. The project entry may incorporate a small project identification sign located at the intersection of S.W. 116th Ave and S.W. Walnut Street. This sign will have a low vertical profile and constructed of brick, stone or wood. The sign will be constructed to the applicable City sign standards and will be located outside the public right-of- . way. During the project sales period, it is anticipated that real estate sale signs will be located in the vicinity of the entry and on individual lots for sale. These signs will 1 be temporary in nature and removed after the sales efforts are completed. Chapter 18.84 Sensitive Lands Response: The site contains approximately .95 acres of sensitive lands per the definitions of 1 Chapter 18.84 of the City Code. Located in the southeast corner of the site, there is a man -made pond that would be classified as a wetland feature. Surrounding the pond are steep slopes which are as steep as + 25% grade. This entire area and additional area surrounding the steep slopes and the wetland pond, will be retained in a common open space tract. There are no additional sensitive areas elsewhere on the site. 1 The common open space tract will be used for community recreation for use by the development residents and as an environmental preserve. In addition, a water quality swale will be incorporated into the open space tract and discharge into the manmade pond. Drainage from the pond will be directed to the northeast in an existing outlet. 1 1 1 8 1 1 Chapter 18.88 Solar Access Requirements 1 Response: The chapter requires that a minimum of 80% of all lots created must be oriented for solar accessibility. The basic standard, which determines solar accessibility, requires that 80% of total number of proposed lots: 1. Demonstrate a north -south dimension of at least 90 feet and; 2. Demonstrate a front lot line orientation within 30 degrees of a true east -west 1 axis. The proposed project has approximately 5% of the lots that meet the solar criteria. 1 Section 18.88.040 E. 1. of the code allows a reduction of the 80% solar lot design requirement for the following reasons: 1 1. Reduced density or an increased cost of at least five percent due to either: a. East, west or north slope greater than 10 %. b. Significant natural features. c. Existing road or lotting pattern. d. Public easement or right -of -way. Of these criteria, density is reduced and cost per lot is increased by at least 5% due to the existing road or lotting pattern. The site is a rectangular shaped parcel that is oriented directly north and south which has a narrow east -west dimension. In addition, there are two stub roads abutting the site on the east and west property lines. These two factors necessitate that the site be designed with internal roadways that are oriented north and south and parallel to the long axis of the site. This is the only efficient way to design the site to maximize the lot density. Consequently, almost all the lots are oriented directly east and west and perpendicular to the internal roads. To orient the lots north and south, would require that the road system be oriented east and west. This would in effect reduce the density significantly from what is proposed and would exceed the reduced density requirement of 5% which is stated in the Chapter 18.88. Chapter 18.90 Environmental Performance Standards Response: The project will be in compliance with this section of the code. 1 1 r r r 1 Chapter 18.92 Density Computations 1 Response: The purpose of this chapter is to implement the comprehensive plan by establishing the criteria for determining the number of dwelling units permitted. The following density calculations were established per the provisions of this chapter. Base Zone R-4.5 Proposed Overlay PD Total Site Size 10.061 acres Public Facility Rights -of -Way 2.01 acres Sensitive Lands .95 acres Net Developable Area (total site area) 1 1 acres ( e ea) 0.06 ac es (Rights -of -way) - 2.01 acres (75% of sensitive area) - .71 acres Developable Area 7.341 acres Total Unit Calculations Developable Area (319,773.96 s.f.) 7.341 acres Zoning District Designation _ 7,500 Total Number of Units Allowed 42.63 The area calculated in the sensitive areas includes the pond area, drainageways, steep slopes and open space area dedicated to the homeowners association. Chapter 18.96 Additional Yard Setback Requirements And Exceptions Response: The project is located on Walnut Street which is listed under 18.96.020 as an identified collector that requires additional setback as measured from centerline. The base zone requires a 15 foot rear yard setback along lots. Chapter 18.96 requires a 30 foot setback plus the required 15 foot for a total of 45 feet setback as measured from the centerline. Lot 1, which is a corner lot, does not have a sideyard setback requirement per the provisions of the PUD code. Consequently, there is only a 30 foot setback required from the centerline applicable to lot 1. The northern boundary of Lot 1 which faces the street is setback 30 feet from the centerline and thus meets the code requirements of Chapter 18.96. The project will comply with 18.96.040 which require buildings to be spaced in accordance with the uniform building code where there are no sideyard requirements. 1 1 10 1 1 Chapter 18.98 Building Height Limitation P g 1 Response: The project will comply with this section of the code. Chapter 18.100 Landscaping And Screening Response: The project will be developed as a PUD and will include street trees along the sides of the interior roads. All proposed landscaping will be reviewed per the procedures of Chapter 18.80. Consequently, the requirements of 18.100.015 do not apply to this project. Requirements for perimeter buffers and screening are not applicable to this project. In addition sight obscuring buffer requirements are not required since the project is a single family detached development that abuts other detached single family development. All other requirements of Chapter 18.100 will be complied with. Chapter 18.102 Visual Clearance Areas Response: The project will comply with requirements of this chapter. Chapter 18.106 Off - Street Parking And Loading Requirements Response: The project will comply with this chapter of the code. Each lot will contain four off - street parking places; two in the garage and two in the garage driveway. Chapter 18.108 Access, Egress And Circulation Response: The project will comply with this chapter of the code. Chapter 18.164 Street And Utility Standards Response: The proposed project will include an internal public street system. The classification of the street is a Residential Access Street. This through street will have less than 500 ADT and will consist of a 44 foot wide right -of -way with a pavement width of 28 feet wide. More specifically, the project will generate 401 trips per day with 8 trips in and 26 trips out in the AM peak and 26 trips in and 15 trips out in the PM peak. The street system will not exceed 10% in grade and will stub to S.W. Carmen Street on the west and S.W. 114th Terrace on the east. In addition, there will be a stub on the west to an undeveloped tax parcel and another stub to the undeveloped parcel to the south. The plan acknowledges and conforms to the existing street system in the area. 1 11 1 1 • 1 The street system will be designed in such a way as to conform to the required geometry, pavement, sidewalk, lighting and curb standards as identified in Chapter 1 18.164. According to 18.164.040, the perimeter of blocks formed by streets shall not exceed 1,800 feet measured along the right of way line. The maximum block length in the project is approximately 500 feet. 1 1 1 1 1 1 1 1 1 1 1 12 1 A. G. CROOK • 1 C O M P A N Y Hydrology • Natural Resources t. 1 . .. 1 " January 23, 1995 ' Mr. Larry York Matrix Development/Legend Homes 7160 SW Hazelfern Road, Suite 100 1 Tigard, OR 97224 -7771 • r ' 1 Dear Mr. York: At your request, I examined the Hunt property on Walnut Road west of 114th Avenue in Tigard, Oregon in order to assess the area for the presence of wetlands adjacent to the pond in the southeast corner of the lot. 1 The pond has steep banks on all sides, slopes of over 10% in most areas. I found no evidence of wetland vegetation. After thorough examination of the entire site, I have come to the conclusion • that there are no wetlands on this i • perry Thank you for the opportunity to be of service. If you have any further questions, please call me. 1 1 Sincerely, Rita Mroczek . Wetlands Program Manager 1 cc: Mr:: Hal Keever; .W & H Pacific • 1 1 • • 1 . t CITY OF TIGARD 1 A li PRE - APPLICATION CONFERENCE NOTES - �:��,�� RESIDENTIAL _ CITY OF TIGARD 1 1 OREGON DATE: //..-/ 9' 5 STAFF: i ? 44401 buitf-. 1 APPLICANT: f/ 4a,� #11c (awe_I?Ate AGENT: H e...e' to i - L-m i y Y' -K le Phone: LV31 4"20— S 0 .6.6/ Phone: ( g 26 — 0 Y Ss . II PROPERTY LOCATION ADDRESS: 1 2- 5 ao 5 (2) 17.4 - TAX MAPITAX LOT: 'L S / 3 13 p 'i--4Qk la¢— / O(J' • NECESSARY APPLICATION(S): Z- a' CLI.A.ieue, ecdV OG! scc4.11jv `s ha ti k' I PROPOSAL DESCRIPTION: /4f k h -ex a // a./ 42/ °Ii e / c / .. .0 .. V. ', • . - • .. .. /' .t -. 1 'PREHENSIVE PLAN DESIGNATION: D I ZONING DESIGNATION: . o • 6. �- Y % e CITIZEN INVOLVEMENT F CILITATOR: ��v'vf �1.QG TEAM AREA: C" " -Q [ PHONE: ( 503) K — L l} 1 9 6 ZONING DISTRICT DIMENSIONAL REQUIREMENTS 114 oftimAted Minimum lot size: 760 sq. ft. Average lot width: 60 ft. Maximum building height: Eft. Setbacks: front 20 ft. side ft. rear /5 ft. garage 20 it corn r / 5 ft. from street. 1 Maximum site coverage: % Minimum landscaped or natural vegetation area: it0 % DITIONAL LOT DIMENSIONAL REQUIREMENTS Minimum lot frontage: 25 feet unless lot is created through the minor land partition process. Lots created as part of a partitio . ust have a minimum of 15 feet of frontage or have a minimum 15 foot wide access easement. The depth of all Tots shall not exceed 2Y2 times the average width, unless the parcel is Tess than 1Y2 times the minimum lot size o the applicable zoning district. (Refer to Code Section 18.164.060 Lots) 1 CITY OF TIGARD Pre-Application Conference Notes Page 1 of 7 Residential ApplicationlPlaming Department Section I SPECIAL SETBACKS • Streets: — 30 fey... rrom the centerline of 5 - . 1 4w1" --- • i eet r S� c. k 04 • Lower intensit zones: dt feet, along the site's >1 T boundary. G � • Flag lot: 10 foot side and setba i — Zero lot line Tots: minimum 10 foot separation between buildings. • MeaRilflasidentisLbitildiRefer to Code Section 18.96.030) - Accessory structures up to 528 square feet in size may be permitted on lots less than 2.5 acres in size - 5 foot minimum setback II from side and rear lot lines. Accessory s cture up to 1000 square eet on parcels at (east 2.5 acres in size 1 (See applicable ning district setback or primary stn res.) BUILDING HEIGHT PROVISIONS • Maximum height of 30 feet in 11 R -2, R -3.5 and R4.5 zones. • Maximum hei ' ht of 35 feet in R -7 and R -12 zones. • Maxi., i • It- • ht i • et i 7741. one. 1 a ' um • • igh • f 61 eet the R -40 zone.-- . in FLAG LOT BUILDIN . PROVISI Maximum he of 1% stories or 25 t, whichever is less in ost zones; 2Y2 stories, or feet in R -7, R -12, -25 or R-40 zones provided that the dards of Code Sect .98.030(B) are E IDENTIAL DENSITY CALCULATION The Net Residential Units allowed on a particular site may be calculated by dividing the net area of the developable land by — minimum number of square feet required per dwelling unit as specified by the applicable zoning designation. Net development area is calculated by subtracting the following, land area(s) from the gross site area: 1. All sensitive lands areas including: a. Land within the 100 year floodplain. b. Slopes exceeding 25%. c. Drainageways. ,` 2. Land dedicated for park purposes. 3. Public right -of -way dedication. I 4. All land to be provided for private streets (includes accessways through parking areas). (Refer to Code Section 18.92) r BLOCKS When block lengths greater than 600 feet are permitted, edestn nlbikeways shall be provided through the block. 1 (Refer to Code Section 18.164.040) ( IO I Qk, RE IDENTIAL DENSITY TRANSFER The City of Tigard allows a Residential Density Transfer of up to 25% of the units that could otherwise have been developed on sensitive lands areas listed in (1.) above which may be applied to the developable portion of the site. (Refer to Code Section 18.92.030). I It is the responsibility of the applicant for a residential development application to provide a detailed calculation for both the permitted residential density and the requested density transfer. 1 . 1 CITY OF TIGARD Pre - Application Conference Notes Page 2 of 7 Residential ApplicationlPlanning Department Section I RESIDENTIAL DENSITY TRANSITION Regardless of the allowed housing 'u,:nsity in a zoning district, any property within ',,; feet of a designated established area shal not be developed at a density greater than 125 percent of the maximum Comprehensive Plan designation (not zoning) of the adjacent I parcel. Transition area applies to any property which is a designated established area. The subject property is designated as an area. The subject property is adjoined by establishedldeveloainglareas to the north, south, east and west I I URE S • ET 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 I 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. I b. Identify existing or proposed bus routes, pullouts or other transit facilities, bicycle routes and pedestrian facilities on or within 500 feet of the site. I 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. (Refer to Code Section 18.164.030) I J DEVELOPMENT SOLAR ACCESS REQUIREMENTS All subdivisions and minor partitions are subject to solar access requirements. These requirements state that a minimum of 80% , f all lots created must be oriented for solar accessibility. The basic standard, which determines solar accessibility, requires that 80% of total number of proposed Tots: 1. Demonstrate a north -south dimension of at least 90 feet. 2. Demonstrate a front lot line orientation within 30 degrees of a true east-west axis. The total or partial exemption of a site from the solar access requirement may be approved for the following reasons: ' 1. East, west or north slopes steeper than 20 %. • 2. Off-site shade sources (structures, vegetation, topography). 3. On -site shade sources (vegetation). Adjustments allowing a reduction of the 80% solar lot design requirement may be made for the following reasons: 1. Reduced density or an increased cost of at least five percent due to either: a. East, west or north slope greater than 10 %. b. Significant natural feature. c. Existing road or lotting pattern. d. Public easement or right-of-way. 2. Reduction in important development amenities. 3. Pre - existing shade (vegetation). PLEASE NOTE: Mass and text are re' wired which are sufficient to show that the develo' ment com' lies with the solar desi s n sta dards .:::.........::.:.:.:::... or that specific lots should be exempted or adjusted out. The following items shall be included in the analysis: 1 1 I CITY OF TIGARD Pre - Application Conference Notes Page 3 of 7 Residential AppticationIPlanning Depannent Section 1 1. The north -south lot dimer • and front lot line orientation of each propor •got. 2. Protected solar building Iii.,.., and relevant building site restrictions, if apple,. Ie. • . 3. For the purpose of identifying trees related to exemption requests, a map showing existing trees which are at least 30 fee tall and over 6 inches diameter at a point 4 feet above grade shall be submitted. This map shall include the following: a. Height. - 1 k. b. Diameter. - c. Species. A statement declaring that they are to be retained. I d. 4. Copies of all private restrictions relating to solar access. The design characteristics of a developed solar-oriented lot are high levels of wintertime sun striking the south walls and roofs 01 the house, house orientation maximizing south window area, and a south-sloping roof area. To achieve this, one may utilize the following: I • 1. Protected Solar Building Line - The solar building line must: a. Be oriented to within 30 degrees of a true east -west axis. 1 g b. Provide a minimum distance of 70 feet from the middle of the lot to the south property line. c. Provide a minimum distance of 45 feet from the northernmost buildable boundary of the subject lot to the north • property line. 2. Performance Options - There are two performance options which may be utilized as follows: . a. The house to be oriented within 30 degrees of an east-west axis and have at least 80% of the ground floor's south wall protected from shade. b. At least 32% of the glass and 500 square feet of the roof area face south and be protected from shade. 1: . Please contact the Building Division for further information regarding the Protected Solar Building Line and Performance Options relating to building height and construction. 1 ' PARKING AND ACCESS All parking areas and driveways must be paved. • Single family: Requires 2 off-street parking spaces per dwelling unit. I • ' u ip e am y: edroom. Requires 2 parking spaces per unit for 1+ bedrooms. 1 Multifamily dwelling units with more than 10 required spaces shall provide parking for the use of guests and shall consist of 159E of the total required parking. (Refer to Code Section 18.106.030) I No more than 40% of required spaces ma a designated andlor dimensioned as compact spaces. Parking stalls shall be dimensioned as follows: 1 • . Standard parking space di nsions: 8 ft. 8 inches X 18 ft. • Compact parking space dime ions: 8 ft. X 15 ft. 1 • Handicapped parking: All parkin areas shall provide appropriately located and dimensioned disabled person parking spaces. The minimum number of disabled perso arking spaces to be provided, as well as the parking stall dimensions, ari mandated by the Americans with Disabilities Act (ADA). andout is available upon request. A handicapped parking space symbo shall be painted on the parking space surface and an approp • to sign shall be posted. 1 CITY OF TIGARD Pre - Application Conference Notes Page 4 of 7 Residential Application/Planning Department Section I Bicycle racks are required for I'' - "lily, commercial and n strial developments. le racks shall ocated in areas protectel from automobile traffic and in c L....iient locations. Bicycle p ing spaces shall $iro d on the basis one space for ever 15 required vehicular parking spat s. � � � �� /Q� - , 1 /�� O � / Minimum number of accessdss: hC —r Minimum access idth: L e ' Yg . id Minimum pavement width: --- 2. 4 1'— 3 - 2 ' . ' REQUIRED WALKWAY LOC ION Within all attached house (except two - family . • flings) and multi - family develop - . ts, each residential dwelling sh. . e connecter I by walkway to the vehicu arking area, commo ..en space and recreation facilit . . EAR VISION AREA The City requires that clear vision areas be maintained between three and eight feet in height at roadldriveway, roadlrailroad, ant . roadlroad intersections. The size of the required clear vision area depends upon the abutting street's functional classification. • (Refer to Code Section 18.102) —___--- BUFFERING AND SCREENING in order to increase privacy and to either reduce or eliminate adverse noise or visual impacts between adjacent developments 1 especially between different land uses, the City requires landscaped buffer areas along certain site perimeters. Required buffer area: are described by the Code in terms of width. Buffer areas must be occupied by a mixture of deciduous and evergreen trees an shrubs and must also achieve a balance between vertical and horizontal plantings. Site obscuring screens or fences may also bt 1 required; these are often advisable even if not required by the Code. The required buffer areas may gill be occupied by vegetation fences, utilities, and walkways. Additional information on required buffer area materials and - sizes may be found in the Community Development Code. (Refer to Code Chapter 18.100) I The required buffer widths which are applicable to your proposal area are as follows: • 1 h 4 ft. along north boundary. ft. along east boundary. 4 ft. along south boundary. 4 ft. along west boundary. I In addition, sight obscuring screening is required along / - • st i , / G • . k_ w 4'ere__, 4 K , i t .�. /, STREET TREES ` Ac' = o , = 1'A . Street trees are required for all developments fronting on a pub is o pliva stre ' a " • a . • ways which a ore than 11 feet in length. Street trees must be placed either within the public right f -way or on private property within six feet of the right -of -way boundary. Street trees must have a minimum caliper of at least two inches when measured four feet above grade Street trees should be spaced 20 to 40 feet apart depending on the branching width of the proposed tree species at maturity Further information on regulations affecting street trees may be obtained from the Planning Division. A minimum of one tree for every seven parking spaces must be planted in and around all parking areas in order to provide a vegetativt canopy effect. Landscaped parking areas shall include special design features which effectively screen the parking lot areas fron view. These design features may include the use of landscaped berms, decorative walls, and raised planters. For detailed informatior 1 on design requirements for parking areas and accesses. (Refer to Code Chapters 18.100, 18.106 and 18.108) SIGNS ' Sign permits must be obtained prior to installatio any sign in the City of Tigard. A "Guidelines for Sign Permits" handout is available upon request. Additional sign area or height be d Code standards may be permitted if the sign proposal is reviewed a: part of a development review application. Alternatively, a Sig Code Exception application may be filed for review before the Hearing:. 1 Officer. I CITY OF TIGARD Pre - Application Conference Notes Page 5 of 7 Residential ApplicationlPlaminp Department sectim a- 1.:4. — .7 SENSITIVE LANDS (41.e.'E u, q4/ em,.5. PM. P' Gee' it l The Code provides r • ' .. tions for lairds which are potentially unsuitable for devehiptii ait due to areas within the 100-year oo' ' • • 1 natural drainageways, wetland areas, on slopes in excess of 25 percent, or on unstable ground. Staff will attempt to preliminarilti identify sensitive lands areas at the pre-application conference based on available information. HOWEVER, the responsibility tc precisely identify sensitive lands areas, and their boundaries, is the responsibility of the applicant. Areas meeting the definitions a sensitive lands must be clearly indicated on plans submitted with the development application. (Refer to Code Chapter 18.84) Chapter 18.84 also provides regulations for the use, protection, or modification of sensitive lands areas. Residential development is prohibited within floodplains. In most cases, dedication of 100-year floodpiain areas to the City for park and open space areas i‘ required as a condition of the ap'royal . • . • • .. - • • • • NARRATIVE - 1 The applicant shall submit a narrative which provides findings for all applicable approval standards. Failure to provide a narrative or adequately address criteria would be reason to consider an application incomplete and delay review of the proposal. Applicant should review code for applicable criteria. . NEIGHBORHOOD MEETING The applicant shall notify all property owners within 250 feet and the appropriate CIT Facilitator of their proposal. A minimum of 2 weeks between the mailing date and the meeting date is required. Please review the Land Use Notification handout conceming site posting and the meeting notice. 1 RECYCLING 116 1 1 "''IITIONAL CONCERNS OR COMMENTS: 1 40.44.4sz_rAAL4 i55"..$ t.v.a.e.e. 41 -_,, . 1 _ i/() .¢ ?et ! S de lr1 &9 '//Ch awl P c (� 1 . v.. - —kw -_ ' is 4 ti L.J C! bel Lt Cr 4 leP / el 1 kt. 1 tit e 42._ vserd e 1 ,A A li.. FA - , ie . f e 1• 1 2-�% 6101.1 s - - 4-tr a 64 s 4 e✓` . 0 Mh e_ C 1 LAI - 4 -441 p eePer- de 0 P Nfrise._ 1 r� Q� s a s w tp-e___N-7 ' PROCEDURE f � ` � - ft, "n kc w � �S f a K J - Administrative staff review. i iP - blic hearing before the Land Use Hearings Officer. J � f s f G I Y bIic hearing before the Planning Commission. I. 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. , ti,,,, ed-} -z 1 i G , 2 1 CITY OF TIGARD Pre-Application Conference Notes Page 6 of 7 Residential ApplicationIPtaming Department Section I APPLICATION SUBMITTAL PROCESS All applications must be accepted by' a Planning Division staff member of the Community Development Department at Tigard City Hall ' offices. PLEASE NOTE: Applications submitted by mail or dropped off at the counter without Planning Division acceptance may be returned. Applications submitted after 4:30 P.M. on Thursday will be batched for processing with the following week's applications. Applications will NOT be accepted after 3:00 P.M. on Fridays or 4:30 on other days. � Maps submitted with an application shall be folded IN ADVANCE to 8.5 by 11 inches. One 8.5 inch by 11 inch map of a proposed project should be submitted for attachment to the staff report or administrative decision. Application with unfolded maps shall not be accepted. ' ri Division will perform a preliminary review of the application and will determine The Planning Division and Engineering p p ry pp a whether an application is complete within 30 days of the counter submittal. Staff will notify the applicant if additional information or additional copies of the submitted materials are required. ' The administrative decision or public hearing will typically occur approximately 45 to 60 days after an application is accepted as being complete by the Planning Division. Applications involving difficult or protracted issues or requiring review by other jurisdictions may take additional time to review. Written recommendations from the Planning staff are issued seven (7) days prior to the public hearing. ' A 10, to 20 day public appeal period follows all land use decisions. An appeal on this matter would be heard by the Tigard . 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. PLEAStlif E The conference and notes cannot cover all Code requirements and aspects of good site planning ' that should apply to the development of your site plan. Failure of the staff to provide information required by the Code shall not constitute a waiver of the applicable standards or requirements. • It is recommended that a prospective applicant either obtain and read the Community Development Code or ask ail questions of City staff relative to Code requirements prior to submitting an application. Additional pre - application conference(s) islare required if an application(s) islare to be submitted more than six months following this pre - application conference, unless the additional conference(s) is deemed as unnecessary by the Planning Division. 1 PREPARED BY: CITY OF TIGARD PLANNING DIVISION PHONE: (503) 639 -4171 1 1 1 1 CITY OF TIGARD Pre-Application Conference Notes Page 7 of 7 Residential ApplicstionIPlaming Dependent Section 1 .i / _ _ _ - 441, 1 PUBLIC FACILITIES '�'�� The purpose of the pre - application conference is to: CITY OF TIGARD I - OREGON (1.) Identify applicable Comprehensive Plan policies and ordinance provisions. I (2.) To provide City staff an opportunity to comment on specific concerns. (3.) To review the Land Use Application review process with the applicant and to identify who the final decision making authority shall be for the application. 1 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 I 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. I Right•of•wav dedication: The City of Tigard requires that land area be dedicated to the public: I (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. I Approval of a development application for this site will require right -of -way dedication for: • I (1.) to feet from centerline. go (2.) 7P to j a rom cen . k // V- I G0/4 �` ( �o ! '�' feet from centerline. 1 Street improvements: 1 1 (1.) GC/ street improvements will be necessary along 1 A 1 7 ' 1 2 / y7' (2.) street improvements will be necessary along 6~160 // I .:7 (3.) Street improvements shall include feet of pavement from centerline, plus the installation of curb I and gutters, storm sewers, underground placement of utility wires (a fee may be collected if determined appropriate by the Engineering Department), a five -foot wide sidewalk (sidewalks may be required to be wider on arterials or major collector streets, or in the Central Business District), necessary street signs, streetlights, I and a two year streetlighting fee. M 6 V - I WA rk r - // 1 ) f • eer 0 / i I 1 (14 2 4 4 / . *: 1 2 2 / 4/4v aim • • 1 I CITY OF TIGARD Pre - Application Conference Notes Page 1 of 3 Residential dipicatio iEngineenng Department Section J t In some cases, where street irr .ements or other necessary public improvr . Its are not currently practical, the stree improvements may be deferred. In such cases, a condition of development approval may be specified which requires the property owner(s) to execute a non - remonstrance agreement which waives the property owner's right to remonstrate against the formation of a local improvement district formed to improve: 11.1 ' (2.) Pedestrianwayslbikeways: 1 Sanitary Sewers•. The nearest sanitary sewer line to this property is a(n) 8 inch line which is located in aZ . The proposed development must be connected to a sanitary sewer. It is ' the developer's responsibility to extend the sewer along the propo�elopm site's nky1c),' i9c(4 Q0-Y Aire Water SuDDIv: The e-/7Y Wa ter District - Phone:(503) ¢/7/ : provides public water service in the area of this site. The District should be contacted for information regarding water supply for your proposed 1 development. Fire Protection: Tualatin Valley Fire and Rescue District (Contact: Gene Birchill, (503) 526 -2502) provides fire protection services within the City of Tigard. The District should be contacted for information regarding the adequacy of circulation systems, the need for fire hydrants, or other questions related to fire protection. 1 • Other Avencv Permits: Storm sewer improvements: Ok7e ia7Z»f. 4 49/1-41-• Ai /! �`� 1 lit ra,. 004- /de iG/t AdnotJs' • I STORMWATER QUALITY FEES The Unified Sewerage Agency has established, and the City has agreed to enforce, Resolution No. 90 -43 Surface Water Management Regulations which requires the construction of on -site water quality facilities. At the discretion of the City, the ' applicant may be offered an opportunity to pay a fee in lieu of the construction of such a facility. The resolution requires the construction of a water quality facility andlor the payment of a fee. The fee shall be based upon the amount of impervious surface; for every 2,640 square feet, or portion thereof, the fee shall be $285.00. The City of Tigard shall determine if ' a fee may be paid or a facility shall be - constructed. P7.a► 06" Gt/ /f'f�a CF-40-4 rr jt{- C.11�l Tr 1 1 CITY OF TIGARD Pre - Application Conference Notes Page 2 of 3 Residential AppliationlEngineering Department Section • .. P • 1 TRAFFIC IMPACT FEES In 1990, Washington County adopted a county -wide Traffic Impact Fee (TIF) ordinance. The Traffic Impact Fee program collects ,'1 fees from new development based on the development's projected impact upon the City's transportation system. The applicant shall be required to pay a fee based upon the number of trips which are projected to result from the proposed development. ' The calculation of the TIF is based on the proposed use of the land, the size of the project, and a general use based fee category. The TIF shall be calculated at the time of building permit issuance. .In limited circumstances, payment of the TIF may be allowed to be deferred until the issuance of an occupancy permit. Deferral of the payment until occupancy is permissible only when the TIF is greater than $5,000.00. ply , - 130 • /2"2" j I STREET OPENING PERMIT • No work shall be preformed within a public right -of -way, or shall commence, until the applicant has obtained a street opening permit from the Engineering Department. ' FINISHED FLOOR ELEVATIONS ' All projects that require a grading plan also require that the applicant shall submit a typical floor plan for each lot. This floor plan shall indicate the elevations of the four corners of that plan along with elevations at the corner of each lot. 1 , PREPARED BY /2411(A ENGINEERING DIVISION Pl._‘' (503) 6394171 I • 1 ' hUopmpmylpmpp,m 1 (eng.section PAMPA* Jaawy 11. 1995 1 ' CITY OF TIGARD Pro - Application Conference Notes Page 3 of 3 Residential Application/Engineering Department Section • t Staff P Date ,/ II 9s CITY OF TIGARO I OOrnuNITY DEVELOPMENT DEPARTMENT APPLICATION CHECKLIST I i . The items on the checklist below are required for the successful completion of your application submission requirements. This checklist identifies what is required to be submitted with your application. This sheet MUST be brought II and submitted with all other materials at the time you submit your • application. See your application for further explanation of these items or call Planning at 639 -4171. ITEMS TO BE II BASIC MATERIALS INCLUDED: A) Application form (1 copy) [^ 8) Owner's signature/written authorization 1/ C) Title transfer instrument 0) Assessor's map - [ ] - II E) Applicant's ca site plan Q -QiY L l /� n� r� Q [ • • F) Applicant's statement f`�/ (H) Filing fee (S ) e ari SPECIFIC MATERIALS a lalLg � sj,g. �' Fer2 S Q • - Site Information showing (No. of copies �, ): [ 2 1) Vicinity Map _ [,,, / �Ge�as1 2) . Site size & dimensions Ct� 3) Contour lines (2 ft at 0-10% or 5 ft for grades ) 10%) [� 11 4) ; Drainage patterns, courses, and ponds [L] 5) Locations of natural hazard areas including: a) Floodplain areas [6.3/ I . b) Slopes in excess of 25% c) Unstable ground [A,] d) Areas with high seasonal water table b!' II e) Areas with severe scil erosion potential f) Areas having severely weak foundation soils Cyr • 6) Location of resource areas as shown on the Comprehensive II • inventory including: • - C a) Wildlife habitats � _b) Wetlands [i 7) Other site features: II a) Rock outcroppings f b) Trees with 6' + caliper measured 4 feet II from ground level - :. - - - c '8) Location of existing . s res and their uses •- - - Up.. ' 9) Location and type of on and off -site noise sources (4.-- 10) Location of existiig;utilities and easements, gi— - • 11) Location of existing dedicated right oRwars _ - T . [ - .7' 8).. Site Development P . t =.(No.'. of copies :. ): - - [ 3 r • 1) The proposed: si and surrounding propertiest.. •,. -•--> - (] c 2) Contour 'line in eris ls- . . . 'r . •- 3) The location, dim ons • and names of ll:'. a. .. a) Existing.0 pla streets t other public ways . • II and easements on site and on adjoining [ ] - properties APPLICATION CHECKLIST - Page 1 1 - b) Oro- sed streets or other publi.. 6 easements on • e site. ( ] c) Alte tive routes of dead end or proposed stree s that require future extension C ] 4) The locatio and dimension of: a) Entranc•- and exits on the site ( 1 b) Parking • circulation areas - ( ] c) Loading a • services areas ( ] d) Pedestrian • bicycle circulation ( ] e) Outdoor c• • areas, C ] f) Above ground utilities ( 3 5) The location, dime•sions 6 setback distances of all: a) Existing pe •nt structures, improvements, II utilities and = sements which are located on the site and o adjacent property within 25 feet of the si . ( ] II b) Proposed structu -s, improvements, utilities and ea -meats on the site ( 3 6) Storm drainage faciliti -- and analysis of downstream conditions ( ] II 7) Sanitary sewer facilities ( ] 8) The location of areas to landscaped [ 3 9) The location and type of • •oor lighting considering crime preventio. techniques 10) The (] he location of mailboxes C ] 11) The location of all structures and their orientation [ ] 12) Existing or proposed sewer reimbursement agreements [ ] C) Grading Plan (No. of copies ) ( 3 11 The site developme t plan shall include a grading plan at the same scale as - site analysis drawings and shall • contain the followi - information: 1) The location and xtent to which grading will take place indicating eneral contour lines, slope ratios ' and soil stabiliza•on proposals, and time of year it is proposed to -, done. [ 3 + ' 2) A statement from a - engineer supported by data factual subs - . ' ting: a) Subsurface explorat • and geotechnical il engineering report C ] b) The validity of•sari - sewer and storm drainage service - ••• s - C ] c) That all problems will be 'tigated and how they will be mitiga -• . C 3 0) Architectures ravings (No.:of copies • ' ): C 3 I The site devdi plan proposal shall:include: . 1) . Floor plans icating the square footage -of all structures • ed for use. on -site; and:: • C 3 li 2) Typical elevai .of- each :(] . -• - II _ _ - j a y -: ' . E) Landscape Plari (No. of copiei - _ -- • ): ' • :` . .. C 3 • The landscape plan:shall be•drawn at th .same•scale of the'w:. • II site analysis plan or a larger scale if necessary and •shall - • .ii- ~ indicate: II 1) Description of the irrigation system where applicable C 3 2) Location and height of fences, buffers and screenings t ] APPLICATION CLIECKL IST - Page 2 . 11 - II . . • 3) Loc..cion of terraces, decks, shelters, play areas and common open spaces ( ] II 4) Location, type, size and species of existing and proposed plant materials. C ] The landscape plan shall include a narrative which addresses: 1 1) Soil conditions. [ ] 2) Erosion control measures that will be used. ( 3 F). Sign Drawings II Sign drawings shall submitted in accordance with Chapter 18.114 of the Code as of Site Development Review or prior to obtaining a Buil ' Permit to construct the sign. [ ] 11 G) Traffic generation estimate \ -- - -___[L] I K) Prelimi `s ition or lot line adustment showi (No. of . -i - ): 1) The • -r of the subject parcel C 3 2) The • - 's authorized agent [ 3 II 3) The map s - -le, (20,50,100 or 200 feet =1), inch north arrow and .ate [ ] 4) Description .f parcel location and boundaries [ ] 11 5) Location, wid• and names of streets,. easements and other public -ys within and adjacent to the parcel [ ] ; 6) Location of all -- rmanent buildings on and within 11 25 feet of all - • - -rty lines [ ] 7) Location and wid of all water courses [ 3 8) Location of any - -s with or greater caliper at • 4 feet above grow • level [ ] • 19) All slopes greater 25% C ] 10) Location of existing u ilities and utility easements [ ] 11) For major land partiti• which creates a public street: a) The proposed nigh • -way location and width [ 3 - b) A scaled cross- secti• of the proposed street plus any reserve strip [ ] II 12) Any applicable deed restricti.- C ] . 13) Evidence that land partition wi not preclude efficient future land division - applicable [ ] ics A I) Subdivision Preliminary. Plat Man and data showinq(No. of Copies 4- 2i ) : 7 u j)vi s1� 1) Scale equaling 30,50,100 or 200 feet to the inch ' and limited to one phase per sheet [G]- lik 1t 2) The proposed name of the subdivision .. •[ d � r 3) Vicinity map showing property's relationship to II arterial and _ collectoi streets .. ? C - 4) Names,' addresses arid. telephone. numbers of iie owner developer, engineer,- surveyer,•designer, as applicable( a/ .__ 5) Date of application : =- .. •-: -.. • • • f ate' • 6 ) Boundary lines of trac be = subdivided. i - - -. • - r :" . 7) Names of adjacent:subdivision.or.naaes of recorded _ • - owners of adjoining parcels • ' of - unsubdivided land ' • •• • I . 8) Contour lines related- to:-a City- established bench -. . . .. :4,_.:- . ?-.- -- mark at 2 -foot intervals for.0 -10Z grades greater than 10% - . I . • APPLICATION CHECKLIST - Page 3 II 9) The -pose, location, type and size all of the following (within and adjacent to the proposed subdivision): [(j II a) Public and private right -of -ways and easements [�L}� b) Public and private sanitary and storm sewer lines ( L - c ) Domestic water mains - including fire hydrants II d) Major power telephone transmission lines (50,000 volts or greater) e) Watercourses f) Deed reservations for parks, open space, pathways - II and other land encumbrances [L]"---- 10) Approximate plan and profiles of proposed sanitary and [ storm sewers with grades and pipe sizes indicated II 11) Plan of the proposed water distribution system, showing pipe sizes and the location of valves and fire hydrants. [/‘l— 12) Approximate centerline profiles showing the finished grade of all streets including street extensions for a reasonable distance beyond the limits of the proposed • subdivision. - 13) Scaled cross sections of proposed street right -of -way; [�[j/ 14) The location of all areas subject to inundation or storm water overflow _ Or"-- I 15) Location, width and direction of flow of all water- courses and drainage ways C 16) The proposed lot configurations, approximate lot II dimensions and lot numbers. Where lojtts are to be used for purposes other than residential, it shall be indicated upon such lots (1_r ill 17) The location of all trees with a diameter 6 inches or greater measured at 4 feet above ground level, and the location of proposed tree plantings, if any [I-j -- 18) The existing uses the property, including the • II location of all structures and the present uses of the structures, and a statement of which structures are to remain after platting 19) Supplemental information including: a) Proposed deed restrictions (if any) [i.]-. b) Proof of property ownership [1:--- li c) A proposed plan for provision of subdivision improvements • [t.1- 20) Existing natural features including rock out_ croppings, wetlands and marsh areas.. ( II . 21) If any of the foregoing information cannot practicably - be shown on the preliminary plat, it shall be _ incorporated into a narrative and submitted with the 3) Other Information - Soi.v aCuc16 C4 culdi iChs .. - _ • [ _ • .(2362P/002:• APPLICATION CHECKLIST - Page 4 ii 1 HOTIFICATICN LIST FOR aLL APPLICATICMB, I. . 1. CIT (2) copies CFO NO. II 2. CITY DEPARTMENTS ildinq Official /Dave S. i Recreation Board lice C rd.r Fie d Operations sneering /Michael A. rsita Facilitator /Jarreo G. Range Planning /Carol 3. SPECIAL DISTR ire District 11 (pick -up box) Tigard Water Department $777 SW Burnham St. Tigard. OR 97223 I Tualatin Valley Water District - Unified Sewerage Agency /SMM Program ▪ PO Box 745 155 M. First St. Beaverton. OR 97075 Hillsboro. OR 97124 4. AFFECTED JURISDICTIONS . I Wash. Co. Laid Use A Transp. Boundary Commission 1S0 N. First Ave. 800 NE Oregon St. 916 Smite 540 Millsboro. OR 97124 Portland. OR 97232 -2109 Brent Curtis (CPA's) Jim Tice (IGA•S) METRO - GREEMSPACES PROGRAM i —..,, Mike Borreson (Engineer) M.1 Muie (QA's /LOA's) ::r2: 11:: ct King (CPA's) 600 MH Crand Harry ( Current Planning App's) Portland. OR 97232 -2736 • Lynn Bailey (Current Planning App's) DI.CD (CPA's /ZOA's) City of Beaverton 1175 Court St. MR ▪ Jia Hendryx - Principal Planner Sales. OR 97310 -0590 PO Box 47SS Beaverton. OR 97076 Other City of King City City of Durban II City Manager City Manager 15300 SW 116th PO Box 23463 -3483 King City, OR 97224 Tigard. OR 97224 City of .Lake Oswego City of Portland City Manager Planning Director 380 SW A 1120 SW Sch Lake Oswego. OR 97034 Portland, OR 97204 State Highway Division ODOT ▪ Sam Hunaidi Laurie Nicholson PO Box 25412 9002 S3 McLaughlin Blvd. Portland. OR 9722S -0412 Milvtamkie, OR 97222 City of Tualatin PO Box 369 / Tualatin. OR 97062 I S. SPECIAL CIES / General Telephone (V/ Portland General Elec. Engineering Office Brian Moore ii PO ird OR 23416 14655 SW Old Scholl Fry. /11 ard. OR 97281 -3416 Seawrton. OR 97007 w Natural Gas Hecro Area Comunications - Scott Palmer Jason Hewitt 220 w Second Ave. Twin Oaks Technology Cancer Portland. OR 97209 1815 NW 169th Place 5 -6020 Beaverton. OR 97006 -4886 TCI Cablevision of Oregon - Linda Peterson US West 3500 SW Bond St: Pete Nelson II Portland. OR 9701 421 SW Oak St. P land. OR 97204 Columbia Cable (Frank Stone) / 13200 SW Srigadoon C:. P" Ti -Mec Transit Dev. Beaverton. OR 97005 Rim K • 710 NE Holladay St. I 6. STATE AGENCIES Portland. OR 97232 Aeronautics Div. (ODOT) COGAMI Division of State Lands Commerce Dept. - N.H. Park OTHER Fish & Wildlife PUC - Dept. of Environ. Quality 7. FERAL dGENC S Corps. of Engineers III - Post Office 8. OTHER Southern Pacific Transportation Company Duane M. Forney. PLS - Project Engineer .. 800 NW 5th Avenue. R. 324. Union Station Portland. CR 97209 I _ LAND USE APPLICATION FEE SCHEDULE APPEALS i Director's Decision to Planning Commission 235.00 II costs Planning Commission/Hearings Off. to Council 315.00 + transcript BLASTING PERMITS 125.00 COMPREHENSIVE PLAN PROCESSING - ' ' Text only, Map only, or both 675.00 CONDITIONAL USE PROCESSING Conditional Use Review 365.00 I FLEXIBLE SETBACK STANDARDS 80.00 HISTORIC OVERLAY DISTRICT 80.00 HOME OCCUPATION TYPE I 10.00 TYPE II I NTER 50.00 INTERPRETATION OF COMMUNITY DEVELOPMENT CODE 55.00 by Community Development Department I LAND PARTITION Residential and Non - residential 235.00 LOT LINE ADJUSTMENT -. = • I . - w 1' ' = • - • • ' • - MENT PROCE ' I • detailed • Ian review 500.00 - - - LAN • Flood plain 520.00 I Wetlands/Steep slopes/Dratnageway 235.00 SIGN CODE EX •I • .. SIGN PERMIT 0.24 sq. ft. 10.00 24100 sq. ft. 25.00 100 + sq. ft. 35.00 I Temporary signs 10.00 each sign SITE DEVELOPMENT REVIEW Under $10,000 80.00 $10,000 - $99,999 155.00 I 00,000 - $499,999 315.00 9,000 - $999,999 415.00 0 , -,-,,• • • . . 520.00 • _ $10,000 I SUBDIVISIOt PRELIMINARY PLAT 415.00 + $5/L • Subdivision n Variance, needed 105.00 w I-.-.. I Director's Decision 50.00 Special exemption/Non -Profit -0- TREE REMOVAL PERMIT -0- VACATIONS I Streets and public access 300.00 deposit - actual costs charged • 1 is .,•.--i _ . • Sign Code �� 230.00 ZONE CHANGE ANNEXATIONS I Less than 10 acres _ 520.00 10 acres or more 625.00 ZONE CHANGE PROCESSING Less than 10 acres 520.00 10 acres or more 625.00 NDMENT 310.00 JOINT APPLICATION PLAN • o 1 10% of all additional plannin • r - ..• • the proposaL Approved by City Council Effective 2/1/91 r �° - 3'a444. e._ S )' vc , L1�j f sic �. 2� 3 1 c.v IA) ail id 5 *, gt I Meeting N Cellular One is proposing a conditional use and site development review for a 100 foot wood pole tower, antenna and equipment shelter at this location. Prior to applying to the City of Tigard for the necessary , permits, the applicants would like to discuss the proposal in more detail with the surrounding property owners and residents. You are invited to attend a meeting on: Tuesday February 1 1994 � Tigard City Hall 13125 SW Hall Boulevard Tigard 97223 1 7:00 PM Please note this will be an informational meeting on preliminary plans. These plans may be altered prior to the submittal of the application to the City. 1 . I I Two separate neighborhood meetings were held at W &H Pacific. One on May 23, 1995 and the other on June 13, 1995. The attendance lists are attached. • • 1 I 1 I M 1 I r I 111 I M I PACIFIC I 8405 S.W. Nimbus Avenue Beaverton, OR 97008 -7120 I HUNTERS GLEN I NEIGHBORHOOD MEETING MAY 23, 1995 I SIGN -IN SHEET I � / ?, / NAME ADDRESS Cf.) /� ? t f'tf , 4 //9 �c cJ at,me' i r�r/ ,,,, r //9cd'S SW CA/Vrean r ° T5 --- 4 , /sd --7,/3„, Ai,- I W I V V S 464,ylks,pt fl l ��1�fV / a O .7 S Slc) CeLf -+ -i`7 I /&i- I ac1 1 r' I / EM4r I ?o 7.5 SO `.v.✓1., /! 70r9 g e 4 4 4 4 D , ra /i Ga a rd e // 7 s a) . e�ee.zal 5 7 -`j \ \C c�a t�S �A 17 2.) W 5^ S C.t4b.Lw ) --- t', cal.v-� j o . - c , \1 To rY\ -4- ,- t L-4 c`3�- I la 0 5 S� G4'Rr�� Si - 'n 6.rD lW' -( 1-1 LXI , 4C 10 0. i r iA-2, r _b-i-,---„_E-sl-N-k\-- k 'ZL s U r, _1n L; s Q �4`� - ��E 1J 'S . (? SL l C� -De LA N 0 l C wv 7c -\,( I I 1 1`k■T irc - �E--1-- Sri -ricE . I' • (503) 626 - 0455 Fax 5 26 -0775 Planning • Engineering • Surveying • Landscape Architecture • Environmental Services ( ) g g � Y g P I : I PACIFIC 8405 S.W. Ninibus Avenue OR 97008 -7120 I Beaverton, ' HUNTERS GLEN I NEIGHBORHOOD MEETING JUNE 13, 1995 I SIGN -IN SHEET I NAME ADDRESS I , A ( ) /lb Q1,' 5 i ' t ' - 144 t/h u '7 .1.2 3 cEKikk Col Ata f(gos S,L). C ikfm ; Si. I ,,- er //_7/o' �� 77 .2 a? - ( 1 _4_ 0 . 0.1 (:) ,....._ ,a ( A__ / i l emu) l ci , c v�. J � I l i CI I e - e tteld ft y-- I I q_c S LV au.-men Si. cl - 7 2 Z3 Ka_ I L. ,. A f 1...-K trit 7 12u, ?).( S .k) \ t "^ - 1:4_0 , „ _. I ,P4/ /, ‘/ 2, k_ _ .7;47 S / /1Q0 74JC crZ, P ,,. 1. AS W Alive__ * 14 ep4,27 ,2ho n e, a //& S. l,) . Car w, e h. r' _ 174 r` Z /1f'•= �, (jam 15 % l s f �-1 �� la . . I I I I I 1 (503) 626 -0455 Fax (503) 526 -0775 Planning • Engineering • Surveying • Landscape Architecture • Environmental Services I i I MATRIX DEVELOPMENT 1 GLEN HUNTERS TIGA OREGON 1 JULY 1995 /. _d " LEGEND I ' re;.: k ' . ?�? n��° J� SIGNIFICANT TREES TO REMAIN jg 1 _� r 1 +t I ' . 1 1 C% SIGNIFICANT TREES TO BE REMOVED -- — — — PROPERTY BOUNDARY I _ I ✓ ( ^` 3 r P.u.E I I P.U.E • r �P' --` '�' -1) SITE ' ;, . -^ =E I — — — — LOT LINES , 444x t. 2S UM. 2T WM r W M� i ce, _ ) MA%. °.w 43' ;r+ - 4151 <v: nm c .a;� -... ,,, _ :.r. r,, , ,.., , -.. 4, 7 y,� glirociV _ �/� •_ 1 , v � - I .e? . 4 :' ' / EXISTING STRUCTURES iz A r 0.- I'm ,- , - W.: . -\: , P", '). -'' CITY OF TIGARD - • 4 I TYPICAL ROAD PAVEMENT SECTION Y � • N. T.S. : I VICINITY MAP N.T.S. I DEVELOPER /APPLICANT LEGAL. DESCRIPTION SHEET INDEX in MATRIX DEVELOPMENT CORP. S.E. 1/4 N.W. 1/4 SECTION 3, TOWNSHIP 2 SOUTH, SHEET I OF 5 COVER SHEET 7160 S. W. HAZELFERN RD. RANGE 1 WEST, WILLAMETTE MERIDIAN. N I — TIGARD, OREGON 97224 -7771 (503) 620 -8080 SHEET 2 OF 5 517E AERIAL PHOTO /SITE ANALYSIS 0 CONTACT: LARRY YORK SHEET 3 OF 5 TENTATIVE PLAT 3 I ENGINEERS /SURVEYORS /WETLANDS / SHEET 4 OF 5 GRADING & DRAINAGE PLAN s 3 3 LANDSCAPE ARCHITECTS SHEET 5 OF 5 UTILITY PLAN u s Wddi PACIFIC I y 8405 S.W. NIMBUS AVENUE BEAVERTON, OR 97008 m 1 1 Al" (503) 626 -0455 °R""" B!: CONTACT: HAL KEEVER °tom �` c III o N WA-1 APPROVE ° i NAME: 3 6405 SX. Nimbus beaus I PHNT SOLDWG BEAVERTON. OR 97006• -7120 i Phone: (509) 626 -0435 Fs>: (503) 526 -0775 SHEET 1/5 E W ]p.,.>.., �.b.e° ..,_ 1 W N N 111111 MI O 111111 UN MI MD UN NM MI 11111 en 1 15111 1111, SD 1 MI SECTION, TOWNSHIP, RANGE: 1 > I m I I O I I p I m I/) r r 1 - rli- X I • § I § 1 I of \,_: -31 r f , L 1 – ......._ _,– – _ ______ _ _. ..--c 13 3 815 _� — – – I • _____– ,.....— �—� — — to I A' 's 8 --- ei' N � � I ri I ) R \' H 1 f r , / I I 1 Iv _ _ Po' i I I 99' 1 a I "' 1 r 3 N I S. W . "A" STS \ _ -- I _ 1- g l,,,. .y>. -- c ix 1 // 1 89' m I I I 9 I A q °' F- V I I I ~ 1 I { X 1 t r yy {{ A �� m O `.1Q 7'./ 2S I _ O 0 �G I'Ob U I I - � I I I I I 9$_ I 95' I I S. N 1 q t o ' I I I I 1,11 I " 01 I �. I 114 P I g �� I p �V I � 1 u, N u ti I �{ ' I o 8 8 0 y I ES I I _ - - I I I I I )R i' , J I 95' 1 I I 71' I 71' I 9s I cn I n 1 -! r - - q • ' � - - -i " I m u 4 8 a U 1 0 1 ( F rn Sn I 4 J I I � f ' 1= 0 84 0 1 I I I— – – 8 • 43 G4 I I• I _ _ I ' A Ic q 8 � 95' I _ 47I' cn - -� I F m -,b 9$ I 71 ' I I q N q I V I I P n l 1 I I t R 1 mQ IC Ur o 8 � o I 9' I P I 83_ � ' m 85 tR I� � � I go � I I y / ) , I ow I N I N ' I Q �� OI w / / OD (5' I I I 9s' q / r 1 . — — —� r a i I I s • v� / \ � io 1 �o iS° c 1 I g o I on / iS 1 ,I V 0..... I ` q ` % I / I p OI �71 ' I 66 � 14 3 � g y 1 \ # V 10 25 I r I BS I I 1\7...-7‘ f• ° N / 1 V g = L _ —� mti IN \ 8 l0 0 1 I JI_ ' °• �s� 0 yp /i ce/ / /// // a ,/ / -1 ti I 10 ( 9 5 _ I /i \r r dx I ' n N V 7P N � � � - 85, ` 1----: – – �1 P 0 2S 1 I to a V4 A , CARMEN) L - _ I i 8 _ _ —1i7:' 0 _ 44 I '4 S. W. CARMEN ST. , "' I Zio 4� � PARK I – apps„$_ A al � �I 4J A I s xi 1 � -I I / I q v I 9 5 • ---(75-1 . – --I L1 I Q y p. I 1 y 1 �' P. I y I : Ea QI ` 14th 0 §0 41 I I- 1 r k1 X' I . 9S' I ___ g Ai I - n ^ c � S. W. FONNER ST. – – ' m f �5 I r 1 R 8 I n � I I pg I I i I I I I II I I DESIGNED BY: HGK CHECKED BY: DRAWN BY: KDB,MCL APPROVED BY: MATRIX DEVELOPMENT DATE BY REVISION CK'D APPR. HUNTERS GLEN MA PACIFIC w 9 TENTATIVE PLAT 8405 B.W. G BEAVERTONN OR 97008- -7180 N T1CAR0 OREGEON Phone: (609) 886- rte: (aoa) aea -ona SCALE: I PROJECT NO. DRAWING FILE NAME: ■ Mo .. rfw 1 %.50' 4- 1097 -0701 PHNIPS01.DWG 4' � ' � � � �� LAST EDIT: ML,h 08/08/95 PLOT DATE: 08/08/95 ' MN OM = l alli I NW NM ON • I e r • OM • MI IIIIII OM SECTION TOWNSHIP RANGE: > co o c I I m P . ti ti Y .. -_• 1 8 I I „ Oi s , I IN .1 _i _ ____\__--- _______F- I s \\II \ __ --..... \�\ i lnN � �. _ - "jai �i � r / ' .,, = S ,. — I \ r \ I i I \ t I 1 tV 1 4:54 \ \ ti '" '�\^ r \ rte 8 _' -1 I ' § Imo_ - ii, 17 1 "a I 1 /I L r: 1 i , , ” / i i / I 1 11 I / ! 1 ,: _ _ 4. 1 1, __ I - .�. -- I — ( \ I 1 I 1 1/ 1 i F - 1 -- . 1. `q I j \ I I .t _ �.1 N I I I N\ ,\L I i ( I i I \ `` I 1 i 1 Q 1 ' 4_ 1 _ .4 . . ....„ 1.1 ) \ ' L q •t I idIA: 1)z-4 , ,/ 1 - 4 I \ F— -c1 - / ` \.. I � �I \ /V // 4. 1 '..._ ,,, , o I \ t I l tom' \ _._i.. _ _ , - - - 1' :� �}�� X 8 ,. ____ – – ----- 1.... , \...\ r \ \ , / , ■ \ i ' V 1 /,,, „..., ,„/ , . " � -r / � /./ to ! " / / § .*: le 'y am // / /'n�� '_ // / ' // / I c i ', ' ' / 4 V ' t , , ; / /" �� of / �' F.' ) 1 - ./ -. / ------ o ,,- ,, . 1 I ! / / i r / Iv �' 6 \. \.\ \ I i \ 1 / / //'' , ./ CARMEN I 1 ,%/ ( \, \\ t ; y ,- 1 � I I ". 9 i '• i �' � , i,/ j / /r ��. s. W. CARME ST. / j / � / i/ 7,:///y ,- /1 PARK I // t l I �\ //, /. 1 i / / /7.---1. ,1 i\i i \— : ! ; I \'1\ ,// ,/, / / / ell 1 i ig 1, _ I ti I1 �` 1 . 1 1 \ t1 I' I I \� ` '- / i i i i I / % i o r I N , ' � G _ � _ :.1I ' 1 ! ' - ` — ' / 4 / / 1 -- - - - - /!' / I ' � \ \ ,,..._..,„---;11.--7 � / /! / / – – - — i —' — o ti j r I r ; . ''/ f \ ,/� ;< '': . / / S. W. FONNER ST. _ – _pi ri,,, / ,,.: ,,,/ ./.. ( ., / / ' //� �/ / I / r J I 41 / I 1 J ,J / r I DESIGNED BY: HGK CHECKED BY: MATRIX DEVELOPMENT DRAWN BY KDB.MCL APPROVED BY: DATE BY REVISION CK'D APPR. HUNTERS GLEN PACIFIC 4, 9 G RADING & DRAINAGE PLAN 8408 B.R. Nimbus Avenue 4 IIGARD OREGEON BEAVERTON, OR 07008 -7120 P SCALE: I PROJECT NO. I DRAWING FILE NAME: hone, eos e2e - 04ee rut (LT) 828 - 077e 1' -50' l 4- 1097 -0701 PHNTPGOI.DWG Lnd... ' : N e .. LAST EDIT: MCL• 07/18/95 PLOT DATE: 07/25/95 • Al r — — MI • MB r • r Mr — • OM — all — — SECTION, TOWNSHIP, RANGE: 1 > I w I 1 I I a , I m r r I 1 r ... " r $; r '. 1 I I - I - - wy4i to" STORM -- - - CE>351184')--- ..- -- S -6 CSI Iwo Yi \ - 1332 ,t , -'- – -- J /1/..... t y / Iiv I c 1 11 110 y "' / �i P II I -+ 11 1 111'; I 1. ' tv I � �� 1 1 - - r r I I 11 N I •— —• —•— f � f G , X • if -,, ) ,:-, - - 1 t -- , , , , , ,, {� 1 ( , 1 • : I r 1 1 1 1 _ _ I wt j -- - -�— ti 1 5 I•r 1 I N I -- I • 1 I I I I g �{ 1 ' P. I � I I I -- -- r V I I r � cm w 1 __ H I I I, I bi 1 h ; 1.-- • » 1 ■® I 1 ! < 1 ' .: 1 -- 1 I iI - - --1 : 1 I h III I 1 i I-- -- 1 t I 1 11 I , 0., • I _ _.:� I I 1 -- I I �p I - it z I 1 I I 1 I , -- r Id 1 tit R I I 1 aa y —i j 1 1 I 1 I O ,/ / �• I I I I I I � j r � I I o I I I I 1 1 , / '' . ig I ' • -I - I I \\�� \ w o k ❑ 8 I 1 1 1 t �.:t . ,-- 1 c I ` • � . 1 i- 1 ' \ �/ - , 1 \ \ I O '3 HI r V g 1 L_L» I N \ / �� . 1 I 0 I \ /- ,.., )1 ---- \ to i I__ _ ' 0 ' �� „- , %;;' > i I / I I �. �vi� /L -_-. I IV I {� I I I • / - - § 1 1 I 1 —� I I I � \ I y I I „� \ 1 r 1 CARMEN) I ° , 1 8 -- -- i (Exs r .: "`rrARIGfEN'...ST —a — • — . _i,1 o I 1 PARKS I I- -- I I I I I / I i I I i I I I j I , _ Fi O) V CO I lJ 1 8 I I u{ I I I 0 1 v 1 !J__. g _ � l_ I __ J_ r F i _ 1 1 8 S. W. FONNER ST. - - _ u I I I Sr y P 1 I P4 8 8 1 I � I I • 1 1 1 I 1 I 1 ' 1 I DESIGNED CHECKED BY: MATRIX DEVELOPMENT DRAWN BY: : KDB KDB,MCL APPROVED BY: DATE BY REVISION CK'D APPR. HUNTERS GLEN PACIFIC c„ UTI LITY PLAN 6406 BM. //imbue Avenue U BEAVERTON. OR 07006 -7120 N TIGARD OREGEON 04 - 66 ►en C609) 626 - 0776 SCALE: I PROJECT NO. I DRAWING FILE NAME: phone: 609 625 55 • IX1 (1 215 1' - 50 . 4- 1097 -0701 PHNTPUOI.DWG ��eP• e.ee • ee.trem•etel LAST EDIT: MCL: 07/18/95 PLOT DATE: 07/25/95 II p wtiiie 11.44 G II CITY OF TIGARD, OREGON I SUBDIVISION APPLICATION • CITY OF TIGARD, 13125 SW Hall, PO Box 23397 Tigard, Oregon 97223 - (503) 639 -4171 FOR STAFF USE ONLY I CASE NO. OTHER CASE NO's: II RECEIPT NO. APPLICATION ACCEPTED BY: DATE: 11 1. GENERAL INFORMATION Application elements submitted: • Located south of S.W. Walnut PROPERTY ADDRESS /LOCATION (A) Application form (1) II St. at the intersection of S.W. Walnut and S.W. 116th Ave. (B) Owner's signature /wri TAX MAP AND TAX LOT NO. 251 3DD & 100 2S1 3BD 100 authorization (C) Title transfer instrument (1) 1/10.061 SITE SIZE acres (D) Assessor's map (1) PROPERTY OWNER /DEED HOLDER* Troy E. Hunt, Judith (E) Preliminary Plat (pre -app I Martin (individually) and Judith Martin, checklist) (Trustee) ADDRESS 10275 " T '. ,,..__ib roo RoaPHONE see reverse (F) Applicant's statement __s - �70G2 CITY m unl _ at - -- °- i ZIP (pre -app checklist) APPLICANT* Matrix Development Corp. (G) List of property owners and "ADDRESS 7160 S.W. Hazelfern Rd. PHONE (503) 620 -8080 addresses within 250 feet (1) CITY Tigard, Oregon ZIP 97224 -7771 (H) Filing fee ($415 plus $5 II*When the owner and the applicant are different per lot) people, the applicant must be the purchaser of record or a leasee in possession with written authorization DATE DETERMINED TO BE COMPLETE: ` , from the owner or an agent of the owner with written authorization. The owner(s) must sign this application in the space provided on page two or FINAL DECISION DEADLINE: submit a written authorization with this application. COMP. PLAN /ZONE DESIGNATION: 11 2. PROPOSAL SUMMARY The owners of record of the subject property I request permission to divide a 10.061 acres N.P.O. Number: (Total Area) parcel into 42 lots between Preliminary Plat Approval Date: II (number of lots) L,7.50 G f and 7,574 s.f. square feet in size. Final Approval Date: 1 Planning 0520P/13P Engineering I Rev'd: 3/88 Recording Date and Number: II 3. List any variance, Planned Development, Sensitive Lands, or other land use actions to be considered as part of this application: Planned development, sensitive lands (see text attachment) . II 4. Applicants: To have a complete application you will need to submit attachments described in the attached information sheet at the time you submit this I application. . THE APPLICANT(S) SHALL CERTIFY THAT: . IA. The above request does not violate any deed restrictions that may be attached to or imposed upon the subject property. II B. If the application is granted, the applicant will exercise the rights granted in accordance with the terms and subject to all the conditions and limitations of the approval. l _ C. -A11 of the above statements and the statements in the plot plan, . attachments, and exhibits "transmitted herewith, are true; and the . applicants so acknowledge that any permit issued, based on this I application, may be revoked if it is found that any such statements are false. ID. 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. / - I DATED this '7 / �� l ( 5 day of 19 qtr • L_ I SIGNATURES of each owner (eg. husband and wife) of the subject property. . MATR / s I� rLOPMENT CORP. (Appl i ca II OWNERS: /PP; ' Troy E. Hunt b - � date I J 8170 S.W. 87th Portland, OR 97223 * t(►iL,y II roy 'un .a e Judith Martin(Individually) 692 -3271 10275 S.W. Hazelbrook Judith. Martin(In.dividual ly) date. I Tualatin, OR 97062 - . Judith Martin(Trustee of the Emmet and Judith Martin (Trustee) 692 -3271 Louise Hunt Trust) date 10275 S.W. Hazelbrook II Tualatin, OR 97062 II II (KSL:pm /0520P) II „, 4 9 1,4,6, II • ... . , (,t,7 meek' li CITY OF TIGARD, OREGON . SUBDIVISION APPLICATION ,CITY OF TIGARD, 13125 SW Hall, PO Box 23397 Tigard, Oregon 97223 - (503) 639 -4171 FOR STAFF USE ONLY I CASE NO. OTHER CASE NO's: RECEIPT NO. . I APPLICATION ACCEPTED BY: DATE: I. GENERAL INFORMATION • Application elements submitted: Located south of S.W. Walnut PROPERTY ADDRESS /LOCATION (A) Application form (1) � St. at the intersection of S.W. Walnut and S.W. 116th Ave. (B ) AR MAP AND TAX LOT NO. 251 3BD & 100 2S1 3BD 100 Owner's signature/written (C) Title transfer instrument (1) ILITE SIZE 10.061 acres (D) Assessor's map (1) ROPERTY OWNER /DEED HOLDER* Troy E. Hunt, Judith (E) Preliminary Plat (pre -app li Martin (individually) and Judith Martin, checklist) (Trustee) ADDRESS 10275 C.0 -- Hemm1bre : HONE see reverse (F) Applicant's statement ICITY ZIP 97062 (pre -app checklist) • APPLICANT* Matrix Development Corp. (G) List of property owners and Il kDDRESS 7160 S.W. Hazelfern Rd. PHONE (503) 620 -8080 addresses within 250 feet (1) CITY Tigard, Oregon ZIP 97224 -7771 (H) Filing fee ($415 plus $5 When the owner and the applicant are different per lot) "people, the applicant must be the purchaser of record or a leasee in possession with written authorization DATE DETERMINED TO BE COMPLETE: from the owner or an agent of the owner with written I authorization. The owner(s) must sign this application in the space provided on page two or FINAL DECISION DEADLINE: submit a written authorization with this application. COMP. PLAN /ZONE DESIGNATION: 112. PROPOSAL SUMMARY The owners of record of the subject property I request permission to divide a 10.061 acres N.P.O. Number: (Total Area) parcel into 42 lots between Preliminary Plat Approval Date: (number of lots) II x,750 s fand 7,574 s.f. square feet in size. Final Approval Date: • II Planning 0520P/13P Engineering IRev'd: 3/88 Recording Date and Number: II 3. List any variance, Planned Development, Sensitive Lands, or other land use actions to be considered as part of this application: Planned development, sensitive lands (see text attachment) C\ 4. Applicants: To have a complete application you will need to submit attachments described in the attached information sheet at the time you submit this I application. 5. THE APPLICANT(S) SHALL CERTIFY THAT: II A. The above request does not violate any deed restrictions that may be attached to or imposed upon the subject property. I B. If the application is granted, the applicant will exercise the rights granted in accordance with the terms and subject to all the conditions and limitations of the approval. II • C. All of the above statements and the statements in the plot plan, attachments, and exhibits transmitted herewith, are true; and the • applicants so acknowledge that any permit issued, based on this • I application, may be revoked if it is found that any such statements are false. ID. 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. I DATED this day of 19 • I SIGNATURES of each owner (eg. husband and wife) of the subject property. I OWNERS: MATRIX DEVELOPMENT CORP. (Applicant) Troy E. Hunt by date 8170 S.W. 87th - I Portland, OR 97223 'fro E. Hun date Judith Martin(Individually) 692 -3271 4 1 j i._ /7" i /C 10275 S.W. Hazel brook J .�`�i�i ndiyi - •a , te. I Tualati n, OR 97062 * ' 4 �� " �7 # Ju. artin(Trustee of the Emmettand Judith Martin (Trustee) 692 -3271 Louise Hunt Trust) date I 10275 S.W. Hazel brook Tualatin, OR 97062 1 • I (KSL:pm /0520P) - i IP , Itie le/ ,7 vi-t&Q 1 CITY OF TIGARD, OREGON SUBDIVISION APPLICATION I CITY OF TIGARD, 13125 SW Hall, PO Box 23397 Tigard, Oregon 97223 - (503) 639 -4171 FOR STAFF USE ONLY I CASE NO. OTHER CASE NO's: RECEIPT NO. I APPLICATION ACCEPTED BY: DATE: I 1. GENERAL INFORMATION Application elements submitted: Located south of S.W. Walnut PROPERTY ADDRESS /LOCATION (A) Application form (1) ' St. at the intersection of S.W. Walnut and S.W. 116th Ave. (B) Owner's signature /written TAR MAP AND TAX LOT NO. 251 ADD & 100 2S1 3 B D 100 authorization (C) Title transfer instrument (1) 'SITE SIZE 10.061 acres (D) Assessor's map (1) PROPERTY OWNER /DEED HOLDER* Troy E. Hunt, Judith (E) Preliminary Plat (pre -app ' Martin (individually) and Judith Martin, (Trustee) checklist) . ADDRESS 102 ".T'. .,__ _,L___,_ ° _ - "HONE see reverse (F) Applicant's statement "CITY ZIP 97002 (pre -app checklist) APPLICANT* Matrix Development Corp. (G) List of property owners and ADDRESS 7160 S.W. Hazelfern Rd. PHONE (503) 620 -8080 addresses within 250 feet (1) CITY Tigard, Oregon ZIP 97224 -7771 (H) Filing fee ($415 plus $5 I *When the owner and the applicant are different per lot) people, the applicant must be the purchaser of record or a leasee in possession with written authorization DATE DETERMINED TO BE COMPLETE: from the owner or an agent of the owner with written I authorization. The owner(s) must sign this application in the space provide& on page two or FINAL DECISION DEADLINE: submit a written authorization with this application. COMP. PLAN /ZONE DESIGNATION: I 2. PROPOSAL SUMMARY • The owners of record of the subject property I request permission to divide a 10.061 acres N.P.O. Number: (Total Area) parcel into 42 lots between Preliminary Plat Approval Date: • (number of lots) • I 6 s f and 7,574 s.f. square feet in size. Final Approval Date: I Planning 0520P/13P Engineering IIRevid: 3/88 Recording Date and Number: i r 1 3. List any variance, Planned Development, Sensitive Lands, or other land use actions to be considered as part of this application: Planned development, sensitive lands (see text attachment) n 4 1 . Applicants: To have a complete application you will need to submit attachments described in the attached information sheet at the time you submit this application. 1 5. THE APPLICANT(S) SHALL CERTIFY THAT: IA. The above request does not violate any deed restrictions that may be attached to or imposed upon the subject property. 1 B. If the application is granted, the applicant will exercise the rights granted in accordance with the terms and subject to all the conditions and limitations of the approval. IC. All of the above statements and the statements in the plot plan, attachments, and exhibits transmitted herewith, are true; and the • applicants so acknowledge that any permit issued, based on this 1 application, may be revoked if it is found that any such statements are false. I D. The applicant has read the entire contents of the application, including the policies and criteria, and understands the requirements for approving or denying the application. II DATED this 101.') da of ':Iik 19 a 5 . 1 SIGNATURES of each owner (eg. husband and wife) of the subject property. OWNERS: MATRIX DEVELOPMENT CORP. (Applicant) I Troy E. Hunt by date 8170 S.W. 87th 1 � � . Portland, OR 97223 E il;1014Q 7 /A.s ,j 1 71. Hunt date / II Judith Martin(Individually) 692 -3271 10275 S.W. Hazelbrook Judith. Mart ly) date 1 Tualatin, OR 97062 Judith Martin(Trustee of the Emmet and Judith Martin (Trustee) 692 -3271 Louise Hunt Trust) date 10275 S.W. Hazelbrook II Tualatin, OR 97062 1 II (KSL:pm /0520P) 1 . 1 '-'-,-- -,..-. — ' ' ''''''-' '-' ' ---'-'-'' --;' '-'----' '-'-' . r '-' -'''' --6' 7- 7T --'6---''- 1- r'' 1? , ,••N`:. ' - ; :1-'W. - ''',---', ■- ' ,4 * -7ti l , : t e fif -7, - . , - ,, '., - ' ;''''''' '''' '.";":':.''''' . 1-- '7,-,..7-. l'.:- i "-' '''-- . - - ' ''''' ' -",' ',-.. F. ' !-,,h, - - - .„ , . , . , . ' - ,- . , , . '---... - -- - " '' ' ''''. --' , '''- '' ' '14' =','. t-'' , ;--- ?. „„ ` - ..." --'., -,--; „,- • ,tl• '-:. --,,-, ,0 is IN , ,a , , --,,,,,,, iy -,„ •.:,,,.... _ 1.,, , ; ,.. -,,,,, , 1 .. .., .,,.. ...;, 4 ,,,,, , ,,, _ .,.., . . , .,.. „ - .-. .., 11_ i'' j 7 - , - '• '.• " '' ' '''' .-- '''-' ' -' ''''' ''' ' , ' ' - ' , ,- ,- ''" -- • '' • °:,-•:, •,, ' ' , 'Z'' t - I '''', 0•:',• ' - , :`,- -- .,-.:A.J.-44'... - "J-" b I ' L- ;• - .1 ' " - , ' ';',;. 1 . 2 .<= A": ' ';', '-' ' l'' 1 '-',, 01 IT - t ' - 4-r. I 4 - - ' ' -- ''' - ''''-*"... - ''^- ''' , '1 ..,' '. : k --- '' : . - , „ ,-.- . , --_, „ . - ' - - ' , .-0 --- ., ' --- -,-.t, ,' 7 -,- , - ,. 4 , „." •-,.- - .--,,...--.--, , - L, - .,,-. .. - _ . •_'' - -- ; _ , , . . . , - - , - - , -.. - " - ' ---- •-- - - a - 1- '; ' - ' -:- -'- -:' -01 - i -a ', t t a '..-, ---, ,V, sz'"4 --'' '-o- '"z ',- ''-:•-•'' •-• . .. -- r., -- ...., -, ' - '.- --. f• - t-s- .. r1,=... -,,,,- . -...- _ „ :,..- .,..-, , .. , .. .0 - .• . 1 : 1 l ...': ' '''' ' ' ' : : ''' :: .. 1-i. ...-.... ' .. ' - ,...',,. „.., 1 , ::,: ..,'..., '-'''.4.:i-,', , ' _ .: 411.11M. ' '' ,.,_' ' ' ' = , ' ,..■ ''. . , -• ` :- ,,, '. ', '_:: ” - ?--;..-,, ,`' '‘''. ' - I '* .%• . „7; - -,: - ., , i r l.X, t' ; , ,,. i T. k,. • V 1 _, .,.. Ai: ,,,,, „ • . ,, • _ ..-„„: ...,......,...... , • - - , , • -. ,.. - ., . ,- , — ..,,''', - -7,- •',- , •-;:--•!--,', -,,- 4 • 4 .,_o_i 4 '„.,- i- t so• ' -• -!' - - - - . , . . . . , .. , `‘",' 4 " --C, ' .". ;" ' ' '''';- .' 4 , • . . , , . . .., •---•-• s 4, .:"--7 -4 - -',:, ;•.-.,'," 1 " h ' f. ''-. 'ir 1 : ---","'.." ' ' - _ , .. . . „ . .. , ,„, 1 .. , •A, , . . . ' l' '' ' , ' :',, .74 'v 't. , ' ''. '' '-': ' '' '. ; ''''.. j -, ` , ,:r . ': l's" 4:::- - , -''-',-' - ': '-- . - . , . . • -, , - •- , a -,••• - .,- - .,-;,,, :. '7. .:1:' ' . . _,, . . . , -,... "- , _,. ,. - .-c 1. ... . -",•, . -, -,-; .. , ii:A . „,, -- - - "- - ,• - ::;t• ....:„., .. ‘ 1: , .... - . - -, ".- 7 „ .., .,.-„, ..; '4 . . , , . ' . . , . 4 . . 1r .. . v r , :' • ' a , , , e., ' - -,., ' ° ' -,...* ' z- ' ,.,.-- " ''' -- ri , . 1 - .7 . 1 - 0 a - - --- s aa '-`" • - - , • -,, - . - , - , s .,...r . - - ., ,,.• .- ‘-- .." --.: .., '. ,.., ,_. -. i .,..-.:' -...,,,,,, : ' _, ,, .....x ,,,,.•-• .,,,,_ -.-;,- ,..,..-.' . -, - ..- - „.„, . . t",:t ,e . • 4 ‘ ' ,- - ' .. „ ' . ^ — -,..., --;:. - , '....- ,., ,$).1.-- ": -,:-..,-- „..,-.. ..: - '-'• il--. - , ' -- s ."' ._ , - - ,- , . . , • _ ..- -.-'-<,..., , _ , , . . - t.,•' --` ":„ 4 '- 7 - --''''"" --- '- '''' --. ''"- ' 4 ` -- s. . '. - -r ' - ' 1 - , . i --"'"' - - ...` C!'" , ,:, • . k . . _. ftr- .. . , . s , , ' - vz-i - • .... - , . , , , • ,, - — ...-.,-., , -,, :,,,, '• ' ' -'„ ' " '' = ' g .,, - ',. , ' _ -• 1 ,- ,. .'. , .,. , " , • --: ' - ' - 1- . ; . . ' ' '' ' : , ', . -.." t -1! , - ' '',„ - < -= ' ,_- '' ' ;#3, ,.- . - = ',,,‘" =-I''', ., ' x ' ' '., „s- -",• n • ''''" --' . "'- ==., = ,,,- '- -:- ' - . ' '`' , " ' - # * . • ' - , ''• ' ' = • .• ' "I, -. ..4. - T ..# = - - ;:k. . g ._ ' 1- . . = ...; : " ;,...; , ,"`: 1 _•• .. ,.... ,: „ . "-.. -"<- ' • :-: ' - -: ' ' ' '- ''''` ' " A= ' ': -,-: '' ' • ' - -'` g.. i• -- - . - - ..• - '': ---• . - , - .. - - . , ---- : . . , ' - - .<- , . ;j - • sf --, i. ..;.• 't - ,i t ' ' i; '' 4 ., ' - ''' • - . , 1 - , , - ' ' lc . - , • - , .r • . ' - ' Z , . .. . . . . . . . . , . . . . . . . . r v . • - . ' . . . -. " . ' . , ,,, ..,,, , ,., .....,.. _ . ... ` . . .. , .• • . ,.:. . :. .. .,.. - , . _ ... -, .„. ., ..„.„, ...,... , , . .„ .. • , , 7.- , ' , r - , _ , - - , , • . ' - .. ., .- - . - . . • =. ,' - , . . , ... ., - . • ' ' ' . c .., ' ' ''. - - ' .... .... - . . .. • - . . - ... .... . , ... ,. ... • . - . . : ...: "" ' ' • . . . - - , . . . - , . • _, •-, . _ . . ( A. 1 =9• - ' • - . -•..: t ' I LK . f q, CM • 9P ST. FERRT ' I- Nt' 4 I- 40 ' - • ,..,, , r 4 ' ; ...." i # ' --- . , .. ', all, ,,, , . 0 ' •,' .:d . - _ , • , . '.-.. ..-,1- - ' , . - - 1 . 1 • ' - - TiTADY C14. 'Z' .• . .:,.. 0; ,... :.,.... ,,j , , 6 .. , ' ' SPRoi . -- - -aC4c . . 4 ‘,.. ;,P .:. , , < .. L ',/t‘4,171N;t11 ... p ot . 0. corroNWooti; C ' '. , _ ._< 111116 b.', , - - 4 • 1 ,..;`,-- q - -., . . • . i ,. s. 1.01Nss-r . , , . ,- - ' i• , - ,,, - , t ' " 1 ....--. ticIp n.f 4 IAN DAK0 ' 4 t : 1 :AK :A ...-. 4411 • : - : - • 't - I ' ' - - NORTH' ' DAXOT A 1 ST 0 SIGNIFICANT TREES TO REMAIN ' CT : . ,,.. I TS i;*. ,, '..: - l', " -"„. ' V . ' r5 4i-- , . , R I l : SU . 1 41 . . 3..: 7' = _,,' t : • , „ - , . , . P • . • • ' . • 4.7111111IIIMMUNIMP 4.112,1102MOMINMAIM PROPERTY BOUNDARY -: !.. In) • g SIGNIFICANT TREES TO BE REMOVED 44' Cs( 7 ., ;5 . ,. ,, ,....„ .. 711 ....... - st , el , SL 4_ .''' . 0- 49. 41 44 ' - ... 28' ----1- .,, .r .-- • Y f- ... • EX I r"-.-----"------ . " g - 4 . ' 4. - ;,,. .... .: . ,, .. ... -E. RA , , s;. - t ,,,:- \ , - s 1 Tr ., - %,EA6,5 '-. = • -,,-°--i -4 /1. - ' rm - ct t,. , . , .. , ' , , DIERNEst s , ‘• i... .., . , .,,?- it 0 Pi" fik 1 ra oft, „ c e,_....„..... a 1 , m - 4 1 . , % AiNER „, . „ . ... . . , iii,..4., — H,Pchtr-Ima . ,,,, . , . „ . . , k -”" 3: i - "_. ..: • ., -,. -' . `•••••••.;'1' •'• ' t sr , e LOT LINES ' 5:7 44,4)( 2% MIN. 2% M IN. ..... ,,,, .. .H........--- MA • ,• ' - ' ... 1 : : : f: A : L " - si V"` - ' , A .. ; , - - , . ---,- • ..... a- • --ti 2% . .. . Dn. , I 6- . i kJ .6. Aim r % MIMI . Irmo is - e .., , • • . ....,..„....... ,•„. ... - P 1 C •" • • • C 1. ' . . • , • ,,,,,, IP AY" . /4.4,/, 17 AMA .. -.. r 5: 1 ititAx '4 .:?;' ' P > .,- • - P • :•:;•• Le% /.." .. e. ", "rieclilsiliteagga.,. , . ,,,/, \ „ , ,,,,,, , . '-% I 2 . 4 : - 4 ' ' t . e ' - . 1.D " • • 1 MAX' '' /4> 'P ;•:' rA,Vitimiolog I 1 V . t- .weraVv* ' esiva -, .--,>,,,,, -. /- . . . k A ,,,,. K x s . - v - .r.,,,,,,, AP - ' '. '; i ST, - - " .c '''' Valli • ,, , - *110 '..".41 $,,i\•", <41,01,. < . . - ISTING STRUC TURES , •,-,-..t ,.. ,•,. qp.*. •-- ,:<- 4,..1: 0 , ....., t 1 f .. ,,-- J AC . timm Jr, t'S • Ifil y ,/„.. , ...-- - - ■,-, ,4%, , , ,- • . , . , , - - ' ' ,• ',. '""'," -`"., - ,,, - - • T. - t• ' ..1 ,`` •. ''''' 1, , . -1[1:114.4 - ' . • i ' - * / / '“, - . '-- ,-.• . X (•■ .C • II a .,-... )4 Z a 4. ,. . b rk, '. - - am .. . DP- rr - - ' ' ,, f / :•-c,„: 1— ,,, 'VT , 2- .„: '',':, . c -. l 444 ...' . . ' l A -- 1 '' ' . ' ... 1 . 1 . - ' :: / A' ''''' ' 4' 1 4. ''.. ' . ' " ' *,,..' ' `v l ' „ '... '' .. .r . .1 , AV, 1 ca ''' ' l'' - ,1// ' ' . ... ' L. ': , '„ '''' ? . _„, ..... • . \ k , ' . . ., ' jr'r'rr "12;""°14431 . . v ''. ^ 4, > ..! . ''' `. ' ' "" ` ''. -... .. / ', '''.--. ::' .., `. . . A., . . . , ..., • 11 I I ' , • • f v , ry - )44 St ' `- k - - ' :"- -,'"." . ''' -','• t'. ..- ‘-. .. ',' .^.. " ' 14,8,- _ , 14 ' , • „<=- CITY OF TIGARD . . J L .,.., ...„.„ FOTITIEN St - ,- ' . . • • -. Of' - - - " i'Cli 'I " ‘-'" ' ' - 'A ‘ , . . • , . . . . . . t TWO ,• .. , - ' i 0 ,,,:. 41170;f , t 0 . •-. t re.t. CC' _ i , : C - io ,..- TYPICAL ROAD PAVEMENT SECTION .- . . . . , . .... . . . . :;:,..-, \ st. . - .. PARN. "St .. , 41 , ,4 49ie'r.. ' :: x i.p. - ---- - , , . < L. . . . . ,. .... - 1 IM"' N. T. S. 0 o- T ,,, lk .0.01 emu pals woo owe TTITT 11 . Ili% 3111 Ar 4'1 , , , , • I , . . ,,,,, . , , .., V . ,... : -. 1 :'......,... _ f „Alia .. • , A .... ,. ,....• . •., .... 4 2 s . , . . , , „ . - _ . , ... . . . , . , . . . , , . . . . . . , . , „ ... —, ....... . , ,, . . .. N. ES.' -*., ' . . .. . • . • _ . . /..,:- --• - ,' __ ... . • . .... , • , _ ., . , , . , ., . , , .,. • .. - • . - . _ . 1 NDEx . . . . ., _ , , D EVELOPER/APPLICANT SHEET . _ _. . _ ,. • .. . . .... . . ______. tr, , .. , . . . . ... . , . . HEET 1 OF 5 COVER SHEET "---, co - , MATRIX DEVELOPMENT CORP. S . E . 1/4 N.W. N 1/4 SECTION 4, --TOWNSHIP 2 SOUTH RANGE '1 WEST WILLAMETTE sM131DIAN. • , .. - . 7160 S.W. HAZELFERN RD . , . . .. it - . , - ,-• , , • " . . I - . ', '''' • SHEET 2 OF 5 • TIGARD OREGON 97224-7771 SITE AERIAL PHOTO/SITE ANALYSIS , • . . ... • . . . . . ,.. „ . (50,3) 620-8080 , •-;.-.,,-•••--... , .. - 1 . . _ ... • SHEET 3 OF - 5 . TENTATIVE PLAT . ., - „ • • - CONTACT LARRY YORK • , , .. . ., . . • , ..... . ..... . . . ..., . . 0 . . . . ..... „. . • . • „ . , —I - ' ' SI-fEET 4 OF -5 GRADING & DRAINAGE PLAN , ...- , - • - • . ... , ,,,,, . . . , , . .. , .... , .. _ , . • , ,..... . _ ,_ . _ ,..„. •••a - _ . . _ . . . . ••,, . . , ,-,.. . , , ' . ' , .- _ HUNTER'S GLEN SUBDIVISION ., ' ' ' , ' 5. .. , - , ,A. , , o' SUB 95-0006/PDR 95-0007/SLR 95-0012 . ., LANDSCAPE ARCHITECTS • ; . . . . ..... _ . , .. _ .. . . . , , .. • SHEET 5 OF 5 ', :UTILITY PLAN , , . . . , , „ , - . . . „.... ..........._ _ . ,,, . , _ • 4 . ,. . - . . ' . ' ' . ' SUBDIVISION ;- - , , , - - , , , . .._ .. - . W&H PACIFIC ..„. _ • . _ •_,- • , . . . . . .. . 0.4 • . .,, . . - - . , 8405 S. NIMBUS AVENUE BEAVERTON, OR 97008 . . . , . , . . _ . . . . . , , - , . . . _ . , . • . • . „ . --s ... • ---, • . _ , • .. . , . ,..., - _,. , . , - , . _. . , , : -••,„.- . . . . . •,.. - ••• .„, , ,-, .. , . --1._-- ...,,'. , - .. .., .., - _ ;., . .- ..,,,,,, . _ .. • - . i...i- (503) 626-0455 . • . . , , , _ ... . ,.. , • ,.. Z .. , . , , . . I -7 ---, 4 • ' APPROVED BY: ,,„, N - , , - - . < CONTACT HAL KEEVER . . , . .• . . c.t .t. .•.:•-, ,•---.. •-: . ., .• x . „ • . . . • , . „ , , , . • , . .„ . , :: y: Mci . .._ . , , ,, •.. _ ..• . ... , . . . A ,,, c p , cill , ,.., .. .. ..., ,_... DRAWING FILE NAME: -....J PHNTCSO1.DWG ' -• '7,' .- .,. _ 2 , „ . .1 - , ' . : • , -, ,.,.., , r ,_•,. -, •-; :[1 -' s'•• - , _,. --. , . . • , ‘• u-) . .-- , - , - , • • - . , • . ' ' ' ; -- : 8405 S.W. Nimbus Aveilue - . -- - , - z . , „ , , -,-• . , . , ' " - ' BEAVERTON, OR 97008-7120 - ,-- ,., . - , . „ . , -. . . - - , , , -,, . , - a .. ' S H E ET 1/5 „ . . - ,.. , . . . , , -- • , _ , .. , ...-. - . -.,_, -.., , — — v. ... '',..,—,,. ... . . ---. , . . - - . , _ , Phi:die:- (503 828-0455 ' Fax: (503) 528-0775 r . , , • . , , . , „ ,t` ,' - ' 1, - - ' ' • - ' ,:- • ” - ;e ,..., i „; - . : .., ' _ ., . • ,, . • ' ' Planning * Engineering • Surveying , , \ ... I Z —.. 1- --. , . '• , - ' ., • . - , • ^- . ,e.. .1 1. ••• - ' S ., ,, ' ,4 ''''''' '--• '''''' -,' ,.,; 1 , '''.; f - ' ', ? 4. ' : • , •• ' f .• v - , ■ ?: - LandScape Architecture * ,Erivironnaeltal Services .. . 1: \\ 0 . . , . . ''.,;. '. . , , . --____-, _ ,. :,:;- "',-... - `` -`/' ,:. •, - fl' - . -- ,.. '''° - , .. u ...1 , ...- . V) - . _ - -,- c , . - - . . , . , , -, . - . , ' . , . - . . , , - . .._ ' „ , ', , -..,.. ., . y ::-.,,-" ',p 1,, '),' ',.,... -,,, : ,.. ' . . %- - i'. „ . - , : ., . = , 4 ' ''' ' . ' . -. •- ', ' " ' . • ' ''' : '`, ,,_ simpareigooligiffs s, , . . * _ .: ,;„ ,_ „:. , .. 1.. .• , - ,, _ , - ..,, . • , . ., .. ” ■ " • , , "_. • _ .- - , , _ . . ... . . - ' • . .. - ' * ' '- - ' ' 4: -- t:, • ! '''' ;". - , + •-. • 1 ' • 5 '" . ._ ' S ' --",:'.-:_ ;',, .*, ... '• _ , _ - ' - - _• + _ ,„, , ' . , .. . . , . - \- , . • . • , - . - ' . • . - ••• . •• . . .. . - ` . - .'' , • .• ' " 4 ''...' .".• ** ' - -":" 1- ".".•c• - ''' -- .+.-.., -..4 •," - - 't.. '"'''• 7 . , -: -.--,---•;.-• 4 „ .,,,,...-..- „ - • .-- . - -; ,, . _ 't • - - - . . , . - :"-• , , , • * A - -- -. 7 ', '.•".• .",. ••• • 7•• ..7 •••••• ; 7• Ac....' -r *.X.V,A,, , * •:". ' - - ' 4:77 - , I I• 41A7 I - ' - .,,';" ;AA; r o. - Z .• • ••• "74, -- $ • - • 85. -- ;"" • , --• ".'"F •, , A , :,- 5 ' 7 " . A' ', A**, " , ..., " ; ..." - , - .- ' , A" .."..N., " "... N * A.- . 4 - ..• _.- " . ".• ,. ,,A • " ;--, , . ,...;' -- --• . • - •••. IVA'S,' .,eS * 7 ,•:'7 ' - , - , - 77 • - ' r ' .--- 77' • ** . 7 77 ‘ 7 , .. , - ' 7 ' Tr- 7 , 1 • , ''' *''' ?• 4 ' ', ' A ", 1 7 " , •, * ? • • IV' .*•*.'". * - ***. '''"''' . •.'• • A •" ‘ '.'" g' ' . ..,.. ' :• '''' .• " ..".• ..„: „ st 7' ... 7 „,, :•.,,, „ ' A ., -", 4 ANA , ,-, ', , - ,4*,,iki 'TAW. . 7' - • '. ' - 7 ...,...e 7 ', 7 ' `A , .... ' ' .`"..,,.." **, • • ,' ' A •^ - ' ,,.. '' • ti ' - ` v: • 7 • .l.,.°V; „ AA.* - ,. 24A, *'• • - ,:;* ' , . , .. , ,,„:, '•-• ..N" '.,A, ,r, N• .. -,,, ...e.' .." VI...., • ;•4-- A * - , Ar ,, , • '." - I . , •4 , . ,,.• ., ., ,,,,-,"- ' - • , , . _,,,,,N 4....tf.,. ' *,,,,, e , ," ‘-•,"-,, . IA . •-•.' I I, ..& " 1%I ' . , . • . , , • `•• "..".. * :Y" • • A A ,,, . , ' 'C. ' -"" t. A t. I ' .*-. •" ‘` •"*';;'";- ., '... L v".„. X 7 ' * ' ' -.'• „ A ., • ' .. 7 .." ••• 7 . 7*.• ,,,,.. eN A, z1 ,z .-., • ,,,,,.. - , . . ,-;,. ., -" -,,, , .,','.` .;`• ' I- . , s •• ''. , - _ , - ' ' 1 •.:,"'''' - .°,,,°. ° ° 'a • •'` ' '•, . ' " '-' '..• •.' • . :',, :••••±:: ',*, , , ..• '' r 7 A • ' 7, * ' .. .3 7 . 71.• ; ' 'V...: 7 '*7 ' AO . „ , i': . .„ ."' ' ' , . , . v , , I • r I , , , • • - 'h .1••• ..' ", *- '• "."' "•** ..".• •. ' • .• I •.*",.., 1 ""'e* . q"•": '.."" „ , ,. . 4 '"i , .. ; ' A N ,' 'I, 4:,, .. ,,, ' ,, ., , , ;W .„•/. , ..." , NA r 4 s,•?, ?....,• , • , . , . . • A V, . •• k ' • • ) , ° • 7 . - . • . ' . , . - e • . , '• s • ' 2 „ •• •• - , • ' '''.• 14- i" i . . ,.... . ' , ' . . •**•' . . . . . V• • , , • ",„ „ „ . , I . ` ' . r *'• „ " •' • g• . „, . - .• , 1' . , , • . , . . . , , ,,, •*.: '.. tr . • . g ,. * • s • . . . ' • i .; 1 SECTION, TOWNSHIP, RANGE: . I , . ,... .,, ; P 4 - , . , • , ■ rn > ' CO • ' 1 ' , 7-1 . „ * , . , . i L. ,-.' . s ' , , .4 • :74 .. •.- 4 7-4 ra „.. r ; :-.4 .. . . , I - •r • • .. v . ; . • ,.- . - • (./) 1 , CA -A "wNI 01 • , , . L- ' _ , 0 0 Ai '."*.,,,,„,,.. •• N • II • \IN 1 ,.....:L • .......... . ...., , . • , i . • , . , --...1 4IJ' • ...............„„.„-- • . , , , - • L , 0) .„ ......... • 4 ......-----"' 1 , . 1 . ....i • • I --, -,. • ...- , ; „. ......- , _ . .% -• ...------ % , , • , . •' , „.., ....- .....- ' .: . , . •• , . ..-- % 2, . \ : ,, , • • . ; • - , . ••\ ,, % ..,,,,.... ...- _. • 1,. • , ..„,_ . 1 ..........-- -.---. „,,,__,...„.., _- ....v.. „., . 1 ...... on...77. • . . ; • a ., . , . , .1---------- -- . • - . ...-- \ -, i, \ i It ...„ , * \ \ .------------- -....._ ------- '. ...-------- - .‘ __ '\ -____-- , .....- 4- ..„. .....-- '-• , ...-- ,, .----4"--- ...--- ..,-....,„ i zi ......4 V ......-, . ---- fl \ \ \ l . •-, I . ......."...... 2 ...... ' ' . 1■3 k , \ ‘, , 1 , .........; ....• ... -,..-..** ' . CO • • I \ \ C1 " : • \ ,".' , • A A • „...... ...... ....• ...-- I \ \ 1 0 ' .0.0.';'"."°°.u. ...... ki i nN VM ' Pt \ • ....1, . .. .4,-- -.... _.....------- . . .. , , S 1,, 1 • _l__________. - 14 ' IN. CA& \ -...., '' _ ......./. r .. -■-....,_ ,,,......_ , \ ......• , , ., "*--. 1 .... tit 'R-' \ ' II ,... 0 ....... \ 6 ' ' . , . "'•-.- , i l ....■" ' \ •••* , ...... ..----.......,,, - --......„,.....L ------ . 1 ..... ..., .... ..„._ ..-- ' \------- ..... \ .... i..;/- ;• ", - . -.------ .,-- N., 1 1 r•-• , ;;; ;;,,,..7,„, ., ,.....----------"77,--- ., 1 ■ ' 1 $ . -.... \ ' . .,,,,,,;,, . ..., f 1 , N.) ,....' i ir -„ I X 'N 1 1 1 NI - ,. , 1 ', , . ' , 1 1 - ...__-_ ,,--'-----'-------.-. . ? ■ s' ...-- I 1 40 ; ...• .1 \ I 1 h .44 _., ' .0 1/ ; . A 1 r ' ,.. , ,, .... ic& - . -4\ • .-------' .--------- • ... \.....„...------ OC/se f k , ...4- . \ \--. , t‘.) • I .. - - -J. ...-' ; - „ _ _.------------- " j ..-- - .---- - - • '' -,,.., ':. ____.- - :-1 i i IL ..... ..._.- - t 0 i ..... - 4‘.... .._ .,,, 1 10 1 A 7 , .c., 1 17 ,, ,i, . ..... ) , , co:. , §, I . , ‘ . , • _ _ ...., \ I 4 .. I i , • . ,, -r : . .. _,. . -v-3.-----..,,,, ,. ; ; . • C.4 0 IN \ 1 h h ''''• • ' -A. romemerempromaywormagemit, r i . 1■) ..,,,-----..\\ I --•._,, .„ -.,..,_,...._ . t 1 1 . (.04 • ' 1 .,..-''''' •••• , , . -- -... , ` '. 7 - . --' -'''' --- . i ,...„ r .., ,. .., . ..„ T.., , . t....7.-.77 , i , , „ , , . , , . 1 , I r ' I:" ‘ ‘f• , ,,,, f 1 i 1 ..„..... f • Ca ,f' f■ fr., 1 li 1 .\ 1 \ II\ 'II ; . '' •"': ',„, ' -: :1 '';'''' I I X , . , , . . .%*.**"'7.7 1 • '44 ' ' ', , ., i P a, ■ r 1 i / (04 . , . . I \ '1, \ \ \ , 1 1 f 11 1 0. CA 1...%%,,,, 1'■) 1 , • 1 / l I I I / I . ,.... cr) • 1 1 , \ \ • '' .. . - ,; • , / , , •• 1 1 ; • -:-L•...., . , • , . 1 . , , ....----- ,...- 1 ....... ..... ..____..,_ 444 / / • J • ' \ 1 _ • (-11. i ,, \ _ • 1 ..-' - k i i . • ; i 1 . : \ 1 \ I c . ' \ ' . ' ' \ \ ' ' (:>7° , ' ''.... , • . r / ; 1 .../ 1 ', . (A ,-.-- 1 . 1 1 - ... ' . i ; N ■ , 1 • \ ..,. ,...- .-,---- -.."411,---*,,,. ' 1 . ' I f .,. , II ..i. „......,.......----' ......""' 1 1 i ......1. r-- / t„--- ,..,., --4 rn 1 • • 1 • ! 1 v ,.. , • , , 0>< , .. .., , 414. 0. \ 1 rri i , ,- ‘ 1 , \ . ... . , ,, \ , . ,. . ,., , , .....-- cl: ' 1 L I . „. \ CO (i) i \ i , --I ' \ t :--i „ . .1. I - i-- . . ...- ------.-.6-1' - ,e, 7 1 e - . \,,,,,, . , . ----- f \ , 1 ....'"'-'-' \ ' 4 \ I ' NI s• i r•I 1 \ • . ,. •• ..., ,, ti f • 4. (.4 \ ' , '■ MI\ \ Z i t . I • l' , • ,_•,, \ . ,.„..-.................„ V, 1.1 1 t., • . . . .. ....., - „ : 11 111 I \\'' ' ' \\ 1 ' i \,,. \ .. „ .' , _ ' : ' '..,, , 4••''''. 1 cp •••..1 ::'"'t''' : : ,' 1:':lr. ,; :''''';''' . :Ir''41'''r.''jr'1::11:-''' ---... 3: 01 X , , , , : Vi "4' ''''-- '' . " • . a ; I ; ....-- • - \ 0 c - • \ , \ rn . \ r ' • ., ?) --- I , ' . , ;, . . , • 1 , „L. , r I , ...---` •■■■•.••••■•••,■ aims= ...Ea t \ 21........e.kr. 1 , . Oi , -r-• V, • „ •.;•• , . .3.- \ ..n.; .3,-•••••• . S;VVVT I .3 v '• ..3... . 7 " " • , \ ' ‘.0$ :,, .,.. . ...• . V '•*- ''.** : 1 I oft.... ft... t ■=7•0•..........1 1 i ',4 3AN '.. .AA"'**'''''''-"'''' , V \ .....4.rri , I .... •, ).,.5. wi, \ ..N.,. ,,. 4,... ,...., . . , 1 / ....... ......,-. 0) 1 \\ \'...-, • ..... .... fC,..t - ',,,- .: • , . ' .,, . CO ‘ .,,, ' "*. CO ....4 *. . .."".." . , • , ,, , 1 I ./ . , ." I \ Z . , ; ----,---- ••"" A"., : • , , , ./. -- , • \ ' • I : IN) t• C _ ^ K.) •-..„,„.s., '' : - '„ '*,,,,, " . , •; 4 ' .,7 „ 3 , IL . • S , . , . •" . 7 7 , .. ' \ ,,,,,''. • ., 7''''' v . ' , (04 *'. \ ....". ... ":\T'''''''' -'''• :'....J ' ' 1.7. . '..."4-..'''''.2.'....:' , 71' <....• ' ‘•\,,, ,,,,..._...‘,..;„ l''' , .,,t, ,,, ... i ''' ,r., ' ..., ''; ,, ' „ 1 ,.. ,,, , , , ' ,: :' . 1' t"") „ re" -.° '1) " Z • ' 1* ; , ,. . '11. L X 1 ' , ' ..• ,DA i ' i Jr' I \ IN. -- - • , ' -. . ■ ■.' ',. , 1 - ... • tf, ...".. • ().42 -4 " 14 „.?"--- , * \ ' ..., , - . . , ' , ,, ; , V .,--2--- , I 1 0 ' . - ' N - ',- ' - •c ,,, -'•- & , - 1 4 - , r 0 , ' ' , ' CO \--,..„....._ --- ' :,." •,' 1 . ‘ • '. 1 \'. ; , ..N. '-,.:',- :" .' ,, ,'-, • - - - r -'* . . ' ' 1). ' • '' " . . • - ' 1111111W • .., wan. 011,410 • , ,' ., I 4 ' . • 1 , . . • v , . 1 . . . , : F A, 0 0 . 7 • ' .....*. .0.4 ....... .1.1... • ' III( ."'. "......,,,I.:11 * . ■ ......'.. n ,,....., - . . , ,,, 1 . , ■ . ' , .. . ■ ■ ' '. ' . 1 \ •2'' •• 1,:: I , \ ',,-..-4 Z"• ... ...„,„„„„ , --4, - • \- • • - .. \ . , . , •... , -,•• '', -,•-• '',.., • .• •--- 4 . . I 'N.° ....1 , '4.4 \ „. . ' XI ' 1, - . . . •,. , , , • -, , ■ , . . . , ,_ , ‘ \ :, -,, ' I \ • . A.) s•7 . ,-. I . , • , ..) ' -1-,------.•---- , . ; ../.... --'. .' ' ' - I I \ ' rt - •---.. • . , .5.0 , , , --.....„.., , , , 2 „•... . " . . , • -. ;. . „. . , . ' . , ___,...., . • _, . , . NI* '•;'*ft,e) , .4 ......4 . d, . . -; L , .,, 1 ' ...... ...... _.................... „,4 , ...- I . N , . • • . . ; -.• . 1 . • • I. !,. -..•• '' - , - ' , • . -- 17 ,... -' , .-,....; „ , ,, _ „, ••• , _ . • . - kott -0. \ • ' ' - 1 '-• 1 • • ? !- f,' ,, ;,.', , i ' , ‘.' \ N ,, 1 ' , . , ,1 • . . -....„, , (5 ,,, • k .1 • ,• , , • .1 .; . '' ' • * --......,, • ' >I ' • ' - --1----- , . . . __...............,, . ... , 1 . .............„ ... ,....,. • i.• r 1! '"••••• _.,.., • , -,, ` ‘ I . '`,..,,,...si -,...,,,,,,. , I r ' • - .", .\ V ' , ' '' II , -' • , ',.. --,. r , 4-.. 0 " ' , • : . " .,:' . , • l' •'•'''' """"' •••••• '-. ',.. ' ' . “•••• .-.»., .11* ,. , N.............,,,,, . „ ._ . N , \ . . • i ' t .., ;, , . .,,,,,c,, _ • , ., •,• ,, ...;,...N1 "Ng , , ; ...,, •:',,, , .A' i . ''''''''.* • '• • ; • A, . ' I : ... . ,....,....., . ,,, „•,:.•,,„,....„ ,,,,......,,, ,,,,.....f.;.,, ..,...„...,.....L L ,,..,,,.........,..•••,. ,., . • , . .." /: • ' r ,,„.!'" * • ; ,,',„, _,''':r , , .„ ;; . ; ; :,,, ' .:,.., '-'4 '••,: ; • .••• ' 4 , . , ' --..,.. • ,..- ,„ . '' • , . • . ,„,... r.s.........i -' ' , \ . - \-'\.' \ •,. '- .4 ,• ' '.. ,;,•, - , ,, t,,, . ,,,,, „.14, '4 ,,,,,. lii„ ,,,, „/.., , '4 ,4- :,-.. ; •,.;',.., , ,,,t .9,. . l -, , , c0,. ;4-T•," . , .. . . ,.-.--,,,4.,-, , - !,..- • „ , . ....A. , --• . . . ..., t' '''' - ' , , . , • ' ,\ . , . *., ' •••**., . T • ' '1' ‘ • ' 1 , rr ...... `....„;„ t--„,.„.„ ,, , 1 -......,, - . 'r 7 ' ' _ - • ' ' ' , t . , - ' ''' : '',. , '" ' --,‘,--,•,.■ „;; '..',2;;;; - ''''''-' ' ' '' ' '' . ' ' ,‘• _ ..-- ... 4. • -,...,„, • , I ....„, ' •• • ,,•.,..)."'„,'. '''...,, . . . • „. . ., 1 -.'• ,, , ,, 2 .-- f,,,:,,, - ,.,„ - : - - - ;%,',„• - ' --,,, , ,•,-;',.,,,,,--,„.„-,,-*•„;.,' ''',.- ' , ,, ',,, . ;, •- '•-,•,.,;•. •,' ., ' ,-', ' ''.1 ' , . ., . . -- ,, . ,, . .., , , • I- , .. , v,. .--• „Ay, •,..„, i . -,- • .-,., ' ' r'' '' •-, - ' 4.- . - - -r,•- •.• , '',„,,. .".., ...-,.; -.;--4,„•i " ci••• • 4:„•,;;.,,,,,',..",•.;-e • -'• - , • , . 1"\ • " • e. .4- • ` • ; ...,e -/ 1,5t - / , 4, • ,44'44,/,,r • , •44- - ,..e!".. , ,, „ ...,,,--, ,,.... „. : :,•- - „., ,,' ,-. , --,.."--- . • , 4, :, i .--, . .1- , , ...4 , ",:4•-: , --, ;4,', '',..,'4,‘ ..'`','-:.`;'-,-•-•.''' '' '.., ."' •-•'''' '•'4 1 '"' ' ' •• ; _ 1 ; ' ,: ' 1 , • • :.'. , ,,, • • , r f : '" ., - ....o.«.....*M. , ,,,,,.,' ' L T .- '......::': - '' ' • r , ,' ; . , , ,' ' : ,,;, r r :" , 1„, '-'? 1 ' 1; ,., , ''' ••.- , '••'•,•, I , - • 1 ,/, \, E ,,, . , , „,- ,- ) - , : . -- - - 4 , - r , • „ , , ....? , • , , .-.\.„ . . ' , - , 1 . ' .. . • ' .•' , or :0. " r • /.. r' -, , "-, . .., - ,, „../- ..;. . I . , ,/ / -• . .X _,, , , , • , • . , '' ' ‘ : ,. , '' . 4 ..'. 4,01' 4. ' ". -.,,,■ „., _ ,..e.,*J. ''' ;•,' :',, , ,;',,''''', ' ' , : : ,.' .k ,,,, ' - ,' ' ..• ,• .• .' ....' „' , ' • ''" . ., r....." • ' . , , . ''''',' ' '''''' e '',, Y.; l'''' ' .- ' :. , -- „VW., • N, ' .....o ,, ■ , . „.., . . .3 • . . ' ...7.• ''.. ' ' ' , ' • '''• , • , , :......-,- ,....... „...„.„„,,. .1- :,, 1 , ., , ., ...,... /,,,,,..-- , r .. . \ r ,..,./ ',.., . ;' .„,‘ • ' ' ' ,e.". ''' "..: r'' :,, '' ." "":?" ...:::' .,..- .': ■ '-' ' L ,'.4 '' . A ,:., ., • .• ;, • - , - - , ,, „, ,. -,-------- 4,- . , *N, • N " i ' • • "A' , • N ' 41; . ' :A. 1 ' ' „AAIN, ' * , - " A t• • ,....,, ';••••': ' """ '...,* 4. X . ' - • I ". * *" , .. „ i., • - ' , ,.$ +2-, ..""N" , - „ , •': " A. . . N ' • \ , . 2 • / ' _ ." . "...AA 1 1 '4 r L ." • - ' • ' 41,• , - • , - : ' .,_ ,.../: ,/ ,,, . ..„ 'N - *. • '. • " • ' " . • • 'rk • I'0:' , V,r'` , 0* - rP ., ';., 0 -.1 41 A ' / 1.. / • ' A ' / ' ot V, .;• ,,,'". ,,, ', ',. 6 • , , r •4; e, * t ' ' -' ' • " • " '-.. • • *I. - •-• ' . ' ; , , , „ , . . N • '• y NN •,..' ,, k .., * " •'". tA" ,, ,•;„ ' •• - . AA" , " ' A • '•.... ' ', I' .`''' * ": l'• ..•", A* . .•.: . . • ' e - ':',.."':,.. , •'• ' " ; ' • - ..-.,*".- „ .., ;,,,„ -.• J,0. , "t•$., :.'''''-' .o.S. "),', 4 0 ' . . , , ' ''''J • ' • . . ..\.,..,,., -..„- '....or • , ,.,;., ' '''', : . „ ., ' - ''.,,:',.. '•' - .1'Q'''.:'' ' - '', L ' '''' ''' - / ' /' ' • Vk . ..... s4/ ‘ ;..o. •,' . , loc , ,, ..!' ' ' , . ' ,,, ,„..,, , ,, / ,„..,, , , , „ .,,,,, J .,, ,, „,-. ',:, , :, ,„. _.,,...! . - ',,,,,p 4 ' ,,, , ..,.: ' (,,,,. , % . ..,...?„. ,,,' 7 .. , :- • . , ' '' 1./ " ...I., ' . /7 - , , / - ', .,„,_ ; "" ''', 4 -; ,,,, ,. ,, ,,, , :".7.5,'t'.. - It., •,,,,- '"" i , . ' , •••;.;„"•" r," ...,'"1. '' ,, • ,,,, ' °'•• • ;,,, , :.',.,,,,,. „••.--,,,,,._, , , ' r- . ., . ' ' • r (7:„.,`t.l, ,,. . • , ...„-; , ..,-, . , .,,,,., ,,,,,,,, ,.• -, V , - , , ' , ' A • ,.... y '• Z3 " 3 , , Ar , ' A , / , .. . , : 3 , • ' I A " ' '"4 -,' 7 -,,,,'' ' ' '' .•*: v ■ .: ' '`'''' 1: ':- - ' -' ' • - 'C ' ''' ,. 1 '' • ! 1 ••••,',. ... ''" *.• e 1 ,;,,, '' -'". 1 1 / ' '. Vii •*•''.„. ''. '1 ,.' V `,3„ s .• 14",, •„'". ' ' ..: , . : 'A' , ', , ' •." . . • , ' A V ,* A , ' . .' ". "',t ' g '''''''; • '',` A: 3,. 7 ' st ' • 'g r 3/': ' / / , . ktV 'F.7 "e" . .„, „ ...,..N , ,..., „ .- •: , , , A • A " A ,. • *A..'i , " IA - ..... 'A . Nt - ","" - " .1,',... •••.• 1 ,•',. • 2 ' "••• ,•.: • 'Itst I • ' 4 ' I II , ,,,Ak. "' ■-,. .. '.*44'' : II' 4. •• : I\.)H4 .t ' „ • ,.. 0 .„,.... ....*. ' , 4 / 7" / ,..„'" • / / • / .i., ' :"... ... .. * I*, 7 .• 1 :?•I A . u • • . . - . , , .'•`• .4 A • ' "1, '..',.: •,..:. '•....• '''''',' .•. " • .; , ' ,,. • -;,'", ,, L r r, , /., ;,, , „ „ :,' ; 4 - - , . ,`, , ; ./ - ,, -,-,-„. -, . , ' ., _ - - , ". _ ,.t:,' ,, ' ' .i. , ' . . ' '' ' - ',' ' ' / ':' / '..,- ,- .,„/ , ' *" N" *".„ •N.,: • ' *.‘;•":" ' .." ' "A' '. '''' t'A';,44,..,. , • • ' 4'' ',. ' - ' 4.,..;.... ..'e ••'" ' r 1 • • i , •*1 ' , , .. - .: ."', .., t .''' - ' .. ,' ••• ..• . A A . A .• ., • - , " ' - , t, '..• .;..,* ' ,., . • ' '' ' / , -' " ' "'''• ' i ' ''' ' • ' ! ",, '- .k,, 7.. . .,-,''' ` /.,, /f.e..'`A, ',,/ • / ' ''''''" I i."": " """" ti,:' ..;,,T, ''',h• - I ' -",7`, • , k., 4`7,'• 4 '..-",- .-',• .. -, • '.4 ic ' ..,',0 ..,. '',.' ' , „ ., , ,,, . , '' ' ' ,/ 1 / 14„ , ,,r .. - , . - ,,,, ,.. - . ' ,,.. ,-, ,,,. 24,• kl .. .„ • , , , p ,,, „ ,.. , .... ....41•;.,,...........,..,17,,...1 , A . •.* ' ." • .. / . , : %.% , I „,,,, / .„,.. ,../.• / 4. ' , -N ' , . I . , ,./ / . , - .. , ''' r .. • • • / '' :' ' \ - i-f • . .1 , , ', ,. z. . , , , . • • .: ' y • , . . . , . - --' r itif . :, ..."' • . „.„,. , t. / • , ' "" ,, „, . • -,`" ,C - *. , • -A • • ° A - , 7 -", Ii.";, 4• ! 1. ... , '..-...'" " " •'I "'" ••, :' * •••• '. ." . ' •,,,,,", • . ••" ' ,, "..- . • , ,',',,, , .; ; „ , ,. .. ,,„, ,,,,,,,,„/"' ' ,,,,,/ ,.. / ; :.";,, ,,; ., , , : : i r ;,,, • -..„.„ ; , r r :::.„,,,.' ' •V's ' ' '- ,AA, ;,,,, ';:',I I '' -."44f••2, • 1, : 4,. 4 '3• •'-,, -,...- • •• .. .., . , .. . , .,4 ,, ,,,, , , .," , , . , •, . , . ' • /.- ,',, 1 ': ',..OZ n " - 'z ././ ef ,,,, , ,,/, „..„--, t. ,/ ,./.. , . „,...- /, „„,.; .., ....• . , . .# . . , ,...,.•,,,,,„ „ ,,,,...v. ,- ,..• „••••,., •„••• , r •,' "V`" e . A . : A • ',. ', y , •" .. • , ' „ , , ' • , . * • " ' / • , , ., ,,,,,, , , • r , • ' : / A - ''. * .. : A . ,., "."..."„.e., 7 , ' ..,/ / " >/.; . • . .../ ' • A7... 7 A k 3 7 •••••• ' e' el r 7 *4'7 . " ,. ..S A 4 , ,.*"• .,-*,,. • ..: ' ^- , '.., . i ,,,, . t . • , • . , ■ , ' . ,' ' ' ' e,■ f , ; , .. ' '','": • T : ' ' ' ';',"' I ' ''''','' O 4' 5 • 1 r i ' •,!' 4 ' ' V r ,'' , ' r ' 1 /7*V, '"' '..'''' . ' * P • .‘ ' ,..e „,..' / 4 2 ,- __ _ , - ,.."- . ' ' '''' 'r:dill " . : • ° 0 .. ,-, , ., \/„." ," 4: -__ _____ , , ' ,. .. , --- . r ,,,• . . ...... N -: . --,......... . 1 .,, ... .....":"...„,.../...„..., ,/,.... . / .„..- , ,.... " . .,* ..---5.‘" \ , ,, Tvi , ' „--• „-- , . , , . cc> ts.), /. N ".• • \ . „ - .. • . " .. ' I‘ ' 1 )7 •. , I , , '''. .1 , '. 1. " • ''" ' . N. - * • , . ,..• . • • , , ' 7.1 • ., ' ' I ,,, ./*" ,-" 1 *, ,•:,. ' ' A , ,... , ""••-- ." .A , • ' " ..,, 4- • - . 4 / .,,, / • ..., ..,-, ......1„ . ,, . • r • / .., / , , - ' „ . ' ,V / , / / ,,•-•," ,. `` ' ' •, • `-• , / i / t / / ' . • . \ , • / ' ....1, , • • * , . CO r 1 \3 It „ • .7 //. i 1 , ' $ 't ' : / . '''. - _ . 1 / /r• ," - 11 , .„,.," , , , , ,,-. . , , • 1 , 1 N " . I • I , , .: ;, i ; , . • ' , ;„.. 4 , , ,,. - , , " ' • , , • ; ;; ; i I „.• , , / . I •• ,,, .---, ' - : ' : ,,./. -, , . . ,-;,.,,,." , • • „. , „ , . ...•.• , , - . '..; , „ 4$6ft'• ;• - ,, \ •,'••• i • ...4 f • ' n ; 2,, ,. ,, ._ • .. •......,..... „.., . . ., /. I . . .. . . .. . ... . / , , .. .. , r • ,, „ ( ' ..„-, / ., i , „ya -----' / . , .-- .,/ / i • , \ \ \ ‘ A i . i ' rh. , , , f , ,... , r g.. , \ ' „ '' ' ii• ' J " ' 1 1 1 40H,, , ' ,.' (47 ' - \ .\,) ‘, r / i $ , • ''-'' ' ' , ' . , t . ' . ' / : ' ''''''' - ' .,W/ " t:• ' ,7.- - 4 (1) ,/,, „//,/ / ,.//".": ''' V :"'' ' - ' *e.' -'. - ''. ' "1 1 . ' : -,-; ;;.,- : ',„'„,: '_ \ \tin A n 1 '' Z ....),.. ..-- ' s i \ i 1, I I, ci) . .L. ._ L. ,- , tr .e '.. ''-'` .. ,," "•..,''', -, 1 . . . , • , / .- • :- i , .7 / , PI ' ,. . - 1 I f., ,, ', - , _ , . „ , ,......- . ' - f 1 ' , It '.',, .•'''' 'At, , : A '• '' ' •• • .'.A . , , . . . , *, * . '... i ' ' '• '''' T .' .• - 1 I i 1 i■ 1 ' • - 4,, . / . ' I l' i 4,: /,,,/ ,4..: „/,/ , 1 ---, , - /. • ,, • , ,.- „, , .4. ., 4; .: ,..4.,, , ,,,, / 1 / • :, / ,/ ,--- . •-•,` S W MEa, ST. „' . . , . ..... ..1 . , . ...„ ' , , X / I I . H ,r ; „ ,^ \ / l ill , i i . MI \.- . „,-- .,, , . . 1, .... ,_..... .....- Li , 4! // / - r ,..4, ,_ 7 7 .......---- --- 1 i 7 .., 41.1.01. / I 'r /1 1 1 ' . 4 , , ' ,... / / / // / ' / / / / .. / ' ./ , „ . ,,,,‘,, , ....:.; ,„ , . . ' ' I \ , . , .. ,..\ ' / ' i / / II e 1 ' . ,. \ • \ . ,., . \ . . , , _ - ...... , , , / i ,.. ,,' ,..• ,/ ‘. , ,, . ' , ' ' .' ' '*• . ' ', ., ' . . „ / / h.' ,/ / ....,-. ,' " ,„., .' ' i. ' f. ''', ', • R • . . • . ,,, ,/, 7 ,,, . • / ,.., f '" • ' / • • . I; • / / / , . I, ; / / / r / . •. ,,.... . .„ - 4.4.4.--•..• it \ , ' \ ' t ' . . . ... / . , I ' . / s . 00 ' `": ..,,.,,, *''' '.. ' r'''' ' ,. t / .„ i / ' . - - \ • 11 ' ' , • 't V f‘' r a / 1 j eil 1,(, ,„/ / r ".• "•/.. I, ,, , "'-'" :- ' , ' -, , ' . . .. . „ , , n .4.:,,,,,,,..nytolarr..:1 , • ‘ * 4..6,.... ).6 ' \ a , . ,• ., , n \ 1 1 1 ..,..,••• n.t ,•• . • - ,," .1 ,• 1 ,;,...., .,,,!..; ,••• ;" .,,,. ,' ,,.. '' . s " ' • . ' a • ,,,,,.••; • , • '', , , • -• . ,` s ' ,,, , , , % '' . . ., .,/ //' •'•/ l• I / ' ••■‘: ",' : , " : i, , • '-'• • ' , ‘ .5;' ''. • ''',. - lat'''' ". - ,-TC: . ‘' 4 r. • ••• . • • •' a' • . •' , , a , \ ' • , , , •• 1 4, ' '" \ I ; / / • I , a • . . / / 1 I ,t , 4/ / i / , . „. . . .2.1,•,..'. :,..-• 4 4:4 2., ...4-, ' • , ! :, - ' . .... - . ,., 1 ' t,..x.- \ 1 ,, I. . . ' 1 y y /•• / / • / •• / ./ • ' , , • , , . t . %, i 1 / ii „ r• ' • `.,,. • -: -' :•:•"., ', ' • / • ' • "•• • / / / / t tr'S,If" ,,. -, , °,,•-•„„. = , 4,., •,. , , . , ' I. • A \ . \ i ,./ i l' 1 '' 1 , .,/ / ' / , romitym .. ' ■ . , / . „ . ..., , 1 I e ' , . t. • ',:,•,.' ';i07KI: ',.:'' '';'.' ••;''''• -.1'.; ''.* N ' ..„ ' \ f I 1 I / / , / / ../ • / - \ . \ . ,„ \ , , ,, ' / 1 - , r, . , ....J , i - \ . f i t ,., ")' CO \l'', .- .7 - 1 - - 1 ' ,/, / / . ,, ,. i t i , ` , - , .,•':,',•".-:,-- ''''', ..'-'-':: '• 4 '' ' "' • -" - , rr ' , . . ' '' ' ,._ ' .'' . .• - `,.. I r v , „,/ , ../ / , • /- ...s. . i 1 . . ‘ . . , . , 1 \,.„ ',.. ; „ - • / . . , ' ,,...„.. ...,.. ••, -,..- •, ' • . - '-* , \ ' i i ' \ 1 • 1 , - , , * I ' , ..." rr ,.■ //,... / / 11 . 1 ' , , _ • ,. I . ■ , ' , . , . t / / j - . t, ' • • ,3.3 -*• '' •• A * 111 '' S ': ' •,' ' S • A • A ,. , e „ „ , ■ F.......17......„..: A I , • I \ i si " "--......,..---1 • .,,,,,../// n.,// / i ,...„.. ,/ 'I - '‘`.•...,„ (‘:,,,,, I . , . , • i ' ' •.`••,.,'• A g ...,'.; '. :•,, S ' ' ' ". g 111 .• ' • ' . I A .3 I , :•. , • • I \ 77 ...„ , _ , ILA * V , , 7 / 7 g 1 / / / / / , , , # , , I ; • i-, 'i . , „, .....-, ,. ,- .7 / / / , - . , , : -.. 1 I \ \'''' ---- / . , :•-4 7-1 $ 1-. •1 ) '''' . \ 17 \ --- -- / ,.. .., , 1 . / •• ; 1 I 1 • 1 , . , . , ./ / ' , ._ , . .' .," - - ' „..„ , • . . , • ,, ,„„,.. 1 , . . .. , ; / / / . 0 -, N.) .4 - . tv na. 1 I 1 i i \I '-**---- ---'''' r - . , - ' ' •1 , c..4 1 / / • • . , / / 1,... ..,,,,. 4 / • * , , / 4.1010 UMW i / / 1 / r ... .' ■• . 0 \ 0 , IIMINO 7 , \ „ „ „ / , , • • . ,„-- ,.„-- ,..., .. , , 1 i „ ..., ... ' . • / 0 0 , r I , r z 1 ', , . _ • ,i , / • / 1 • I i ,. r• .. : 7 „ , ■ 'f (1 ! 1 , I , ,.' ■ ......, . i I ..."*.,„....,, .„.....„...„.„,,....."'"-•••••"-' „,,,,../../ / ,./ /,'"' / / ...............-...... '..‘.? 1 •••••-• --- --AA ... •*-- •••••-- / 1 ' ' ./ oVraors................m.......... 1"" "" ' , , , • . t ' „„t„ . , / i ■ / , - , -.---•---- i Ot .-./ //' -`" .,. „ .... ,„,"' WO ••■■••••.../........ C ' ..,..'"' r--. . , , - 4 .,. -------- , ST. ....--;---- ,.,- s W ., . , ci) .4„----- • ..„- ,•-• ...--/ / . . -"rl , . .„ -- I ....-- ,..... § . / / : -' „. - .... ..--' ,..„- ..' : -.-.---,.......-......... ...... ...... C) ...---- - - - - „ / .... „",„-. ' 1 •• " 74 .......'r4 .•••••••■••••••7.7.7.77". '••■••••.• : -'' I ' ./'• 377 / / ,........ „...7", ..,,.7'. . ,.. .. 7 ' "•:. ' " ' ,i ,, A*1 ,' ' • r .... , . ..., ...,- --- , . r- --"- --- ; ...," to rrl , 1 '... ,.. , ----- ,..------ . / .,'. ,.,- ' . , , . ; ...".7 ..., , , , ../. .• i i , ' f - , ,'"/ '' „/„..- 8 ,/ . ' , r-i „,.-• .- --"--- ,,,../- .4 , „,,,, • / 1 , • r r- FONNE in R ,---- „---- - h.1 ,.- "" . : , ,.; / , ...- \ . . .. ...„ / ......---- r..) . ./.- /-- , / ,.....__........----- ,___.„.„-- _,..„--- ..,.... ,_. ..1 , , „... . .../ .,,, : , , ..... 8: . ' .• : - . , .„- , , . „„ , , .., ,- , . .„- , , ,,. ...„-- ,, ,.... . . , .„- ' . ,, _ „- , , „, „,- .....-----"----' „...-- , . . 1-/ . / / /' ...„.--- . ,„-- ..,-- , ...,- -- .--- ,. _ ..- ..._ - , - , ( ' . „ , L , .... , . „/„. ,..„ , .,.„.. , . ........-- , i 4-4 • ' . ...-- //..., , ,,,,,,,, ,,..0 / ' ' • , _ ,,..,/ ' ' , . ..-, " ' / 1 . ---- ...-'-- --' / / --- - . / . . , / ., _.-- .---- ---' . • ,.• , / / • , . ., , „.- --• ..--' ; . „ . • , . • .' C.) • . / .--- •••- . ' --"""".."' .'''' • . I .••••• ..' * . , * it r -- ...- ,••• ' . / . , . , ' , . . . . • . , .. „,. .., , , ,•... , „ „ ' .„ ',• „.•.".:'.; ; ' • .=„:' ' " , • .. = ..= . z ., -, ..-= • ., - . , . • . „ , . , ,. • 1 . - , - . , . • - '''' ' '' ''' ' ' ''' • ; ' '•• ' ' DESIGNEC) BY: rliCK I ' CHECKED BY , . , _ . • . . , ... .,., ., . _,, i , . Adi4 TRIX DEVELOPivIENT . .,... , .... , „ . , DRAWN BY .:- Kba.MCL :APPROVED BY: . • ,-. , , • ., fl ' i .T.' _ . ' , . . ' f - , I i ' , • . • HUNTERS GLEN 1 ,11 ,,,,.. \'‘ ..., DATE , BY - ,, REVISION , CK'D APPR. , A C . i , . . , . . ... , . . , 1 A. . • • • ' . ,, GRADING.' 28c, DRAINAGE .. ...., . PLAN . .. . , . . , r r r , . . . , , , , . .,,,, ,, , ..... .; •-. , , . . I••.,,." "A " •. 1.40.WO Z.. III; Nitlab13.S. 'AveipLue> . . , . -.. -•-,:-•:.,. • -Oh.- ,,-• . , " • . • , , . . , 4. ■ a r , , C `1, g, , v . , , . , . , . ' BEAVERTON, Oft $.7006-7120.-",;;;' - .. 1 ..', . . 4 AI OREGEON - '- N*7 4.,. , : . A 7 3.3, . , , . 7 ..A1 ' TIGARf›- ' 4, , ,, .. ' Phone: '1503) .T626-0455 i 'Fax: 4503) 426-0775" . ',. L ' T'Or L : .f,.. ., - , . ., ... ,- . ----...., - ' „ .. ,.. . . '.'-- .Paaaiag ".. 4 1 - • Surveying-„ _ '''• ` .., •-•,1, - .,,,.. - . . .„, , . - • ' , , . . SCALE: • _ 1 _ • PROJECT NO. DRAWING FILE NAME: . . , • „. , . • ' , ,84.42.see.por Arphitecture * Environment4 Service LAST EDIT MCL PLOT DATE , . , . ., , ' . .. ' 1"- = - 50' . . . ' ,, , , . 4-1097-0701 PHNTPGOLDWG _ , 4 ' 4 ' ''` • . - „_, _ , __ _ , , , . , • : : 07/18/95 ' * - , : 07/18/95 . , , • . ' -,, ° „ - , ' . r - ,-..•-,. ,. ..- . , , , • .,. -,„ , .. , • ..,••,,,, e , • . ' , „. . . . .. , ._ ,, Ie. , L .....-........-_ -A-..-...... . ■'. - .. .._ .- .. __,_ ______ .. -!...A' ' A - ....Lt.' ....!..,...- . -*:-_ ... ....-..- ■ . „ ., , .. .. . n . --'-- '--.*-..-- .' - A , N , , 4 y , . r f,_-•-• ''�« fib. _. v� - - - , � - ,t _ . _ ' ^ ;' t ,. I ,. • , . '4 5 � , ,; n fir 3 L. 39QD g ' „ D j r . 2200 �`s,Y" '� ': � y 6 i , . ., ;r 't I. 4VW -alert Y t `�- - , _ .. - - - I _ _ y m • \ /� i , L. �, - C�2 Ci ° ? , r = . r 1 T.L. 2900 T: L 370 T. L. 3 80 0 V l i Q "`> ' E C41115 ' 1 T.L. L.. 2800 T.L. 34 T .L. 3 500 T.L. 3600 f� /� • : ' a. t � 1-' 4 ., , ,I.. - 1 F n - - 7 , ,, - �'._I9 /-(� -IJ , ° , i . '- s y - t ` z • ' v , • i l� 4✓ _ • ''s� a s . ' r gip- � _ ; 7 _ w , 49 elei P r L j fl�� - - "`" - , - ` , - tt • 49 LE A "fx.'3' _- �;- Y L , ,� '� / a i"'— d Q , - t , • ' f ' ' =`'' �:I. 4100 .�., CC Calmoi) - I ta_I I gl a a ?a ..„,. ,_. , . . • ,¢. \ , -•; -- - -A. - _. — — — — — -- •-- , ` • _ Z ✓ ' z iig z jaw G 0 _ _____ \ T. �. 1100 Z \ 4,. , .. 2 g . r, T.L. 4200 ••-�'� , .. . , , . . . , 1 a ., _ ;;0 , -_ T L 4800 3100 T.L00 T• L 4500 T.4400 ��- - - T.L4700 t 7.L4300 _,. _ _ -- __ — • T.L600 • -L_s c POND ` �=> ' • - _ y.. ® s r ® . , .r eauswirLr•• sil ® w .. ® 01r pi s ∎ o .w . V 4 ,. ... ® .. ♦Tr f4 �scs w.�. .r a� ® or s . � axe ® - _ r fl, • -' = :F0 ' 4: d, -, ,, �; 10' U T /L. r x , EASEMENT \ �' OPEN SPACE -- -.__.- - " ,.\, : \ I I 37 I ( I I I 32 ` t T.L. 4400 qC / \ \ 38 34 33 � --\ _ _ \ i ` 36 35 \ 0 �� ` 40 \ EXISTING O .. ti ; `} T.L. 201 \` \ MAN -MADE ' \ ,. POND Q 4 • 4000 i , • 1 - 8"�AtvITARY • u .... 1 / ...... fi . . . ,.. ' 10' UTII. •-•••• ••••,..-,----- . �......... . ,�..,, . •..�.. ........ ��,.I WATER ; ,..,.:,' ..,.::..�.../ ' i L , -__ _ 7---. I x - . ... [ _ .. _ . EASEMENT I ,. J { I _ ___-:\ I _ - - - -- 41 /!\\ \ \ cc • , . . . ''''''3 I ,, T .L. 3 00 1 1 1 4� ' F.H. �\ t � 0°- 1 1 26 ;� 27 28 ! 29 I .0 h I (J a ( � \ �� , ...... ,,,,„ _. . •,',1;:?'' • _ ,....c1 1 I - I -71 1 WATE I , . , -.0 ., _ \\ ___.: ......._ _._ _._ , ,:,..‘,. :, ,,, :' 1 42 0-_, QUALi,T \\ !9 I t$ I T i6 1 25 0 I 24 I 2 3 2 I , ( 2D SINAL ' I • . , ... _ " • . . ,... , ,, _.... • . . . . I ( ( S. W. 116TH A VE. - -- - __ _ .. _- _ __ _ • - _ — — - -- - -- --- . . ...._ 1 i' • . • . - �...I. ( ,'-':,-.'4.7,- c t �I41GR- I ..ter. • �� , �'I, .... —r -...�. �.�.. T.. r..:�+' ,—..�- .........• w .+-.. ��., .. - ....+ ,,. - I -- _ - ` - -ter -. PROPOSED eme _ .....-.•••;• . -.....-.•••;• _ -r . ° - -- 1 ' , '' . _ " - _ - 4►• -Ar► LIMP ..... _.••, .. - a ••.• , + :. E J NEM _ • 1 • l a+•• • % - • ® • 4M1111•11:301 - • COMM* • ••••••••11 • •w■w+ ' • ' ®s rte s r •••••••••• s • •o••. • • a •�i ". ,mss • a�.�.� r ® • .fie • .a . ar.., ..., ...„: . , • .44 ' i 4 444 } ♦, a.wca.......• • - i i - • iii • • 44..4 i, arrow -D®,� • • .,s.iv • 4.en� ♦ a� . _ - • _ � ` _ _ . • :; ?, ,: ~ I s it ---.S• . + - .-. .. .�... + _ .�.- •.-+�� _ , •-+-^ �v.., .'.,�. - -,+ a` - - T , _ • ". _ - _ _ .. ^ ° ¢ . T.L. 40 , _ ^ , 4 , . x • • • q • 1 3 4' 5 13 15 2 8 7 ( I ,9 - _ j - t 1 �� Z ,r I I I I I' I ( i :1 :: : C 3 1 I I I I ( I M I ! I 1 I 1 oo (% I - _ —� �v- I I L o p 70 • E . .. - • : - - . ..:...._ :. CTl . - - s �.. o o .moo o ■ .r �• .�. +fo a•. w.• ._ o s ...• �.N, _ ,w. ` •.! w� w•r „ - a s , - o ._ s _ 1 { , / - / - 1 z 4 0 /../ , , F - ... - - , rT1 , , - - - r - " -- j A . - T. L 2300 �-- to ' -- - - T. L. 200 : 5 T.L. 500 , T.L 2 100 T.L. 2200 =' ( T.L. 1 ( i I 4 1 10° 8 • z.. , , : r a ,' B 1 .. _ 1 . --. . • .. . . „' Y ” =' - . ._. } = { I TL 24 I .,,_....„.i.„.;,... V. . ' • zry .,r., ` I T L. 301 1 - 1 : ,. -- o - • w' 4 — LEGEND; . 7L 2500 o K , • 4 , 4 - S� h/ SE 1N _ T,Ly . "22Q T L. 1900 6 m r = -4.-r , ' ' O R SEWER L E ....1 ri,:. f S V.,:-: STORM S EWER MANHOLE , w F _ -_ t , 1 • _... • �..•:• • ....•. • .._ WA LINE ," • a 4 \ ,-,-.1: c[ ' 5, ` M:Y f = • A Fx FIR HYDRANT ' ' : • SANITAR S E INER LINE _ r 01 • • Z A ® SANITARY LINE a .. °° m . � \ '\ . . . , ... • e - . 1\ ` ,- z rij { . , ,� . ' ' "{; $ � � f 0 2 50 I O{) 200. tTn ¢ < r • _ t ,r III 11111 „- 111151= ..* _ 111111.11111111.1111 ;T{ Q Q `J ... '.,:',..';r, . r „ , }-- a - -mow . _ Ks ,:°` FEE SHEET 5 / / . � -". . • F ` • - "'w , J - ' .F • =r " ,- r. z - = 1' ylnch 50 f . ` w I • . t } : 5 _ e - v5' - ;"-- - Y "" > _ 6_ - - " x " ' ,at^' = si-'h - ` a, v 3.` - `x - a _ - y^ , , . _ - s . - r _ T ., f - . 4' yl r• ♦ V, ,4 T. •. 1�a , 1 . - 3 _ 2 _ ,S s , X 4 . ry r 5 .p^ ..te�rr 1 • f - ! 2 t "+ b X• -" +��`_ • - _ - ° § _ _ - - , -< K' " . � �� - M ac • , ilia - W � f * ik E , 1 •a - , +� - i lk , - 4 NE I /4 NWI /4 SECTION 3 T2S RIW W.M. 23 I 3BA WASHINGTON COUNTY ORI_GON SCALE I IOO Ss,° SEE MAP 0- Its 6 6 ./ INITIAL POINT F ° 589 15'E k., LERON HEIGHTS NO 2 l4i53 IS I 34CD = "" "� 50 / 0 127 50 126 a co m _ ' e N89 ° 59'W * o � LLB I /4COR. ~ 1209.0 41 D 40- . N89° 15'W N69 °15W ° { SW COR JOHN L. HICKLIN 0 LC 54 ■ 130 W 145 53 14 . )` N W " " " " 37 128 1 , _ N O D N ; : 1 d to 0 39 " Otat X n Ali u-) 42 N N89°154 63 57 N N89 0) 145 53 � det \ N8Bo27E 20161 -t014' U 124 129 k 17637 ° n f" Sp o o O ' � 140 73 / p 9 f Z O 1^ CA NC 0 sr) O_ 141 ( +- 38 loo,l3 E I,Laoo E TAX It £o w 5045 ;,� ",� 1 • 587 °24E 52006 43 C NB9 °154 m P_ 4,.. f4 a;U.,.,. /. - EO 140 NB7 °24 W' .� 145.53 2 n !43 -�- 131 'ao 123 ` 30 w o 85 08 L a W ° — ( � n CO 130 p c r� f�fl 48 I 7j 50 1 - ,f - O v � o o w o • 1 0 8=7451298 / 31 z z 50 ° - n -i n 7s 50 CO 32 Z = W 37: 755 . v , \ S 82 ° 25'E 68 I I S 8e4 03 4> lap 33 �/� 34 5 N89 °15�V m / 56 95 ` 695 '2 • - - - - -- — I40 V / 140 35 Z 145 53 139 i s507 L �/� lao 122 ppeCigtriO7 � / 35;i:4534 7 S R E E 1" G. -.� % 2-- I 56 7p n o 8I W m! 144 59 45 Ic 116 NB7° 24'N R. __ CR 1955 a ° n1 •P CS "10652 I5/ 13 6 116 11 E o n 135 134 113 7° 36 f�) z (CS NO �1 w I ft p 31) �N 133 132 N89 ° I5'N / o rr-11 c n o �, w 14s53 r ^ J ° _ c 0 121 i � N . I o0 ° 29 2� � 28 �� r 0 4 \, N `i i n Q 2� "' !1 NB7 °24 W O 27 26 v ~ _ \ J� J. O 0 0 n Is 110 12 b IfSb; 116 16 1 25 24 23 0 0 22 III 1 1 2 1 10° 113 10s , loob ego 1- 98 O . 116 980 11l N87 °24'W 21k\ S E E MAP 4. I 114 I I55 1 16 95 90 S obs' N 3 a SEE MAP 2S I �t� Iv 9 , 10 2 } 11 7 las 81 118 2S 1 3AB N N N O) - O m I ' N „) 3 50 119 ' 1 1 1 .'1 ) M O CD N O t D In 3 0 m (r �� .- O - N O I'' N N QI f, 3 3 n w �U I N Q ' OI O C O 17 ,° N I O •-.. 7 1 r O n ,rte f ._ n M , '�4`'� _ 1 � 1 '� v� i- 1-1----1J)--I-% 1 \1 CI -In ° .. i o I o G �J � z v, Q • W -L- - j I 0 0 - ' � = !' " 4 I I I N` , 807 _ I � t N Q 5 ° G0 3 8 ( � 5 I I �= 30 - r _j_ � 115 0 / ' 1 :k &�� - - -,_ 4 8G_ ,, g 8 o 12 n CI1 I01 102 115 0 2 I10 0 _ " F. 0 I ( 6 558' Iti Z oo n I i lli co 0 3 103 3 I l0 0 4 0 _ C 1955 ,�, = 0 LERON HEIGHTS v)0 04 to M o v co -.1. 3 A I O 5 I Og 0 6 1 07 10 0 0 7 I O8 8 4 o �� ~ O'W 1 9 L 0"- � 3 s 6 N8:. °M °' I f p° R °30 9 J 1� 9 e9e : .. OL 1b' /� • Yn �� r' ° m � / _J N I _ 3 O 8 = 3 0 7-7 i� r- /20.65 °) v > b ` v o M �� CV 1n •rte. > .o v ; o m 55 !]c 30 115 n n o e O r r t 5 0 in 90 1 10.0 y p 0 m Q R. zm (C SNc I;J2) N - M o a 800 II > 36 E 865 15 105.0 _ +flop 3 25 =9° 19 E ro _ I w B c • n 9463 113 55 100 300 c 2�i 0 0 1 ti 37Ac n v • • 684 If445 a) n ° F5 7 6QQ 4 J04,g7 ° 5 5 00 121 - O "I N N z 23 1 200 305. 0 •52 Ac ' , TOA 401 'S1 or k 1002 N B2 °3p • I O1 31 130 r0 CM [ Q I--- Q m 3.q4 1 001 3 7 5 7 ---- 1 I A In n PO -Y/ (y N O ( z � , � 0 1 N w M ...wt. Z g 824c o 'O I w n rn o a° Z 200 N. I w ^ W n F 0 a 10 ") ro ti n z z N1 O O N 50 N� f Ir.! z i ,51 12 ‘4873 N CD "' oo f IAg73 - - TR E �- (0 1 t N In A O N 0 N 76 38 E G I 15o n to t r �l 20 ° `'�� to ^t �V to i I 0 a / _ 203 83 ^ 0 42 2T - yN 0,5 z ✓d 1 003 n 60 i + � , c R NO rs. r ch N. u 5 ° 3574 c, y N vL H 78 °38' m 2 11 36 3q 8 7 , 0 .4,- r SEE MAP 2S 1 3BD TIGARD 2S I 3B4 r NW I!4 NE1 /14 SECTION 3 - T - 2S R I W W.M. 2S I 3AB WASHINGTON COUNTY OREGON SCALE I 100' SEE MAP IS I 34D0 O 4100 „ p• 1 ei. TRACT A N w cpi 11ss d 'L .,, l .: s e 9• a 2 NICKLIN DlC 481.81 _ , E 244 8 89.63 E t45 V at rallsrr i 'V ROADWAY 0 s s9.6T'4e "E r N 3200 151 o in _ I a - 4200 ✓✓ .. I 450F_ 100 o 4. OT AC. a 6 $ A' 3300 1/.38 AC. _ � , N 6 CANCELLED TAX LOTS 454djuisiA14 \ � 6 • ..e �, Zt 2 N SCHOOL DISTRICT 23 IMF SEC LINE. /4 COR y e 40000 y `ra+ a (PT) FOWLER ✓R H /6H I 405, 200,402,400,500, 1�k INITIAL PT ✓ •,V`O 9 110 35 1101, 1 200,1500,1600,1700, N , " 1.98 �0 1800,1900, 300, S W COR JOHN L HICKL.N / 1 6 A U 34i NG 54 b 6 1B R, W f� 671en) U B Z S o v � � 3 r��'1 J�- S hW COR '� " NO 37 N. t o i X 3 3 : 5 3 `3`` 900e, / I� Z v / ` u` 8 8 86 c a c ✓ s� p 0� 3' 2 2 • • ,y6 6''93 / � s� TRACT ' g' `� , 6, 9 800 37 7 3600 ' 5u6 qJ `� .C�t • 63 57 Z (GREENWAY) k., : „ ..„ M I. D ° / ..93, 6' N ° 4 0 / 65 52 '0 ..0 . 6 9 0 • O 6 m 5 NN (N.J14 0494 r' 6 ' d N OI / N89 °2 • W �, 4. • \^ 99 60 26 / 2205 ,<:\. \ 60 �' / - - -:.__ 124 65 / 10.4r \ + m I CC (D r c N 89 ° 51'41 ° V, a ' a W 553 82 c. ,,• / .-. • r, ....”,-.a -S 6'.&t h..r: .:t - r•Cf- K.e`t? ... . 4 A.'wrl+z ".A.a4•VW'ars• .hvC;.. 445 14 ... y , L4 .5�:...:,,' l 24094 o 3 403 \ \ \ \ 2 4/ Ac \ 1 \ 406 a' 1 \ ` 3. OTAc p FP U I PI j c; \ \ `z I \ I SEE MAP *° 218 50 L 7 \ w c ` W 3 W O r e c I N - \ i 1., I 0 0 0 O \o\ O N I Z N a 210 0 ® t� m 2 2 , 4 I f y G \ f \ O /. /OAc 6 N r \ 3 ` I • \ \ a I N 2 /C• , \ \ ■ O . . 0 .c.. 23, • IIZ . . Cr. CC I � �_(� C \ \ / S EE MAP 3 I / i 2S I 3B • , V, .-- \ ' o , I N7B 4o " E o y \ \ \ ^I c, ' • g::;: \ `' \ �I * • t- 2000 0 4 r \ ` .\ I i • W I / 25 Ac • 63 c 167 q \ p W 1 N 7 � ° 5 6 E 96 g2 ./ c' \ VO ` 6 I -. I 16$•. ...:..:. W _ 0 6 4 07 a9 ; le °' FOR ASSESSMENT PURPOSES ONLY _ 111 4 6 09 AC 404 I I DO NOT RELY ON FOR ANY OTHER USE ..AT I_ 40 E 2 c 0 0 - 4' v 284c �6° a2 3OAc U k I 11‘ '$ I a i o • $76 °25 x - r o \ N O' N i °ai . .. o/ o W 401 N t + I 01 0 I i - 5 76 s o w 24Ac ' \ I itZ Z I ° 600 � , N \ W( I I �m 92 Ac N M U \ o r I IN r ° m \ I m Z '° \ O 1 m ` \ N I S B9 14' W 244 4 I S 89° 14 W 245 ' y w ® 9 1 ` 9463 / UBLIC 1022/401 4 ..... S 7B °3 BEGIN (CR 4 ) 2 N a (240 .(�1 TO P in N N N ° �. ■ ? ll ` -O - ) (82 5 ) (6 2 5') n ` ' / o ., ° /, '0867 I 220 >, O BO r b 2 3000 900 2325 S B 9 13 W R= 20 50' A..:20 1 100 1201 N 78 32 .E 55 ' _ BO 2400 AC t/ 46Ac. 46 I. .I U) - I000 Ac. ' _ ni�i AI. I + +• "1" s 7 6o Bo 2500 .34AC l }^ 9 + > a I % t / � Ab: 1. : i; L 2600 34AC AL PT' T 1 N d ill I : < a / I 1 - f 1:►- I e) ? 9 0 /y rY 4' 800 80 0 co. # ► O I \ \ I C •� \ ..1":" ---� NOV r 3 00L—� tL�� ro L 1 �1 O + J �.1 /J v I 1 / ) I —I-, 1V 0 Y V 1. �:. -+ I r . O I O �� ,+ N T 1400 235 I N 89° 01 W • 1300 N 9P01' W n (1, 1 '(!. .=� : `„ a 41'83 a; oI I - / u -- t i --, C.': ' - r 9z 55 I•- 29000 o° B2- / 1 8 I"' �I - 2 A. 0 2 ,-� r ) r � l r °� 1_1_1 � 00 —' W °: L ,, Bo 2700 _- 2255 `,) w 0 18 _ a eo 160, d6' ". —1-+ - _ 97 S e 12 7 ,r (1) HTB ° 32 E LL W 97.35 r 1 6/ Z - U SEE MAP T I G A R D 2S 1 3AC 2S I 3AB 1 SW 1/4 NE 1/4 SECTION 3 T2S RI W W.N. 2S I 3AC 1hASHINGTON 1 C�UNTY OREGON SCALE I ' 100 Ill CANCELLED TAX LOTS 2500, 2501, 700, 1500, - L 1001,100,200,201, 1 23 MO 74 b 1 I\ / I r .i\ I I C H / r I 300, 400, 500, 1 601, ___ __3z ___ tr 1 0 J E 4SEM" 9 4 -56 1 50' h 50' t6 - 225.58 W� r W 975' N 78° 32 E 2900 10, 400 > I ] a ° 128 (82 50) (82.50) • 97.35 V . ( 501 `� °c 3000 2700 2800 7 t 800 U N < 3 f 202 2 r .42 AC. 210 05 Q Ct J- .46AC .46AC. ui 17 m u loa.3o 1 .55 Ac d j 3200 J J (` m - I I 3 � (/) 8- 5 e ' I "3500 Jr a J 1-� J 99.89 6 30-•- m 6 01700 F"' r 4 Lo �t m 0"_ —I-, N 128' 1' n 0 p rO — — -- — — — _ _ 171.41 ° /t ( ...D. 1142 _ _ in 16 __. Q (46.19 3300 ...... 3100 LLI iey-f5 Ze / 100' ` 600 / a r J 5 2 0 4 W p ° O to C °-116 " i 4600 / ' 77Ac o - N 5 -° 4 L) —L, n 15 12419 y t- o, "a (I CO Lt 700 0 °, _ A. 50' I O �� ,( `C 1 °m o w /),,0 `C. / e 100' —1 w 6 L ' m m 98 43 �Q` 99.34 � n L, mp w m / W ' u, �0 °ps (82.50) l82 50) 4500 �� _ "co 134.35 r � V • gi4) N.,r. ■ �� ` L ��" STREET m l � / I A 7112 d^ a R.22.04 7 . � PART OF LOT 10 (# 100' .11••••• `, - d3 1 502 ECHO HEIGHTS 400 — o e , ` 106 85 160 06 37Ac I0 _ >, g�3900 m 203 I 2 iu • ' u 13 n` 7 N U -+ 27A c w I + m ° — O i " • 160 06 N86°-6-47' ' 52E 295 M/L _ I _ 2 2 0 1 2 \ ,6T $ <I � 5 6 ° 5 W (60.1' �. — — S 86 A 4. �' A 4000 3 / I o� NE COR 83/179 S i B s •li �, D 23� ' V.M. FONNER S 89 ° 14'W 791 5 �� n 9 oA S89�07 E 184 7' 110 fl '3 •.; 4900 60 °0 00 600 " / • 4200 10 X 0 5 ,, r ` 2.32AC 2. / /AC bb V 4300 w I I 4 2 � r 900 a. a gg5 6h .: 67A N 87 18E 1 rn ... 12 • N 1 SEE MAP SEE MAP - in / M M b 2S I 3AD CC�� / •: of I 8S' 07 1326' i . GJ I Jl'i ham_ IODO / !" 1` O \ / 274 c o W o o 0 ° I i ■ ' .. � � 0 b" N 1 . A 115 1 ° �^ p c*:, n I s 23 n m O ;Y ON v y b '° i e7 °4 6E I, � I S89 ° 58 E 18001 y FOR ASSESSMENT PURPOSES ONLY ° 1501 C DO NOT RELY ON FOR ANY OTHER USE ° 11 SC l 80' y 34Ac s 83Ac • N 87 100 S 87 °e 6'W ■195 100' 80' 1 D �� 1 3 00 140 r 83 45 ° 8'E 21 I . Z 1200 OSIAc. 22 Ac 'lie' Bs 05 a7 o1 0 / o.asAc. �' N Co 1503 I I504 1 y LO P tl N N N N O 34Ac 3 4Ac ° m N Q :1 M1 1f? In 0 N 34Ac 1 502 W co M N M .9 N N N Z N .� \) 0 M i u1 1 O, o h ,(j n n N M °' � ° ° 1400 0 - 0 o N z n o n tl O 2 D 8 co o o o ° "' /8 o ■ W En z y i O O W y O N 1 ^ O 46 W 195' I 00 80 ` 2d I 83 56 I 85 - I 13 5.8 7 S 87 °46'W 115' I S87°464 100' S 87 ° I 1 1 P S.W. T -L O N , 174 1 N E R _ - ST. -� -T T C R 495 336.3' - ti 627 v. - - S 87 °46 W • S COLLINS Na,T °• S E 1 *9 S' 94 NE COR 85/627 S3 980' I N ^ 46'E 999 N87 °46'r 115' N COR 85/ - ,,,,S 87°46'W 191 2' 587 °40'W 4 N 2300 2200 2101 2 100 2000 1900 1800 1701 1600 S. COLLINS 64AC, ; 0 64Ac. 0 42 Ac 0 50 Ac s.133Ac 046Ac .50 Ac. I / OOAc 189Ac• rig awry - s, - I " in JJ r- r- I 0 N N N in IS I _ _ sB9°53_E _ 191 _ — — _, r N d LO , r W ; n 10 ' N in M A N A In _O ° t tl h ° lo o i.- M r4 10 to M M O O u1 Mf 1 i y M 3 1 - O r- a! 1 S89 ° 53'E 191' o � 2 O el o 4+a{ i1l ..1 2400 ° 2 R. W I• M m ,45Ac ; o o N °_ 8' . 1° m 9 4 o N 98 r m t^ 10 , -S87 °46'W 1741 01 y I • 't U N89 °554 191 m I m .,� 3 I $89 53E 191 I " 1 73 18 5 7° 46' W 2600 o ee J , I35Ac = 1 ri I , r- n �I 23.74 1700 :I l 46 Ac , ...., . in ° 23 .74 a I ° y i I c. x TIGARD I. CEN. SE' —., I 1 w •, _ , SE COR 2S I 34C N "9°d3W 369 8 89 °53'W 1B' 85 1 SEE MAP 2S I 3DB ` I 1 . , .. 1 ::. ) i n, , , 1 I I . , , : : , i ) , SE I/4 NWI /4 SECTION 3 T2S R I W W.M. 2S I 3BD WASHINGTON COUNTY OREGON SCALE 111 = 100 SEE MAP 2S 13BA T E •1 4 ,3 5 874 5 �� 577oy°w 4 C R NO A' 5� ,322 r ` 1 � CANCELLED TAX LOTS 0. 83 g 1100, 4100, 601, 500,1000, T r! O `�! g to J / N 77° 5• E 6646 � 1 00 YViii'r) x ,, „ ' _ _ 2 1 49 , /T B B 9bs % 300 2OOAc. w .„ 7 7 6g a 9 40 0 4 3 Ac e , ,, 3 o Bo of � 5 56 602 .60Ac 4) I m 2 z 60 .73 Ac o ls2 0 ' 57 Ac I ,n Z 700 1 I 5 , v)5)4041 _ _ _____ I i 600 0 29Ac 29Ac - � �. < I CO m p 0 N :7° 6'E g 40 n e l SE e ''' - 2 5 N r m o 118 _ a 0) N O 0 N a M r r n m 2 1312 < 1 0 " i te i 01 I r ' o / 2Ac QQ 4z :ikt!5 v/ 901 N76 a 0 , 43Ac 1 B 0 1 1 0 U� w r O o N N Z ° 3 < -' �� • I n° oleo n1 n a O ��// // g00 Z I" g z o I o p5Ac 107 9 0 2° g 13l 20 44 /4) o I �I a 100 I al — � N it - 10 � M N ° 54Ac l a I 1 1 ° / I 76 B9 -,00 `Il ,n 0 ° / -- 260 70 I I `� - 60 • X100 I - 1 $ , 0 13 20 48 ° I I r�i I o I 0 J — 1 N N - - _� �_ _ 1 2 00 I 63B ,,.. 11 1 00 Ac. I w • Ui I 0 g3 B g 77 50 I _ e i .i. 0 I % „/ i G. 35 � � � 41 I 4 � 4 100 W � 3 _ w 0 1° / ,o 0 8 Z Z LA a 1300 11 e3 eo If S' � i 8 0 ° 8 / I7Ac aB20 u . ,,, / 20 00 10 �. Q ,� y ups , //' X 600 I I z � S W. T I PF`ITT 398 2 y 4" 3 ° m ,‘ ,e, „ • 4 8 0 i s PLACE 1 7 ° 5 0' W el tv //'''” ' 60° 1700 p N t' S 4 ' p 2C,6 s7 ' / • / / '/ , ° NB 1o3 4 6z oo v • R=ao �4 SEE M AP S EE MAP "$'w 3 0 13 o N� 2S I 3AC H, , 0 2 200 i , 3 1 9W • , .., 16 . 0 ° 0 �. 2 S 13 B C \ `�l0 5 °, - o o � . ' . ' ,.. o „, tn N 17 -n N O 4 - 0 r a N N N C w -" 0 a 0 m M fJ o r`.. \ Z q( � $ O N ( = j\ r M 1- NI e- r D r p S J I J 9=15 SO U R -IS N 880 87.0 88 0 103 34 4, 95 34 101 6 7 • • • . ,�,O M 1 16 92 r R o 1487 30 C R NO 2255 N a9 5d 00 "E � p p • k 1 , 0 N CARMEN STREET Z • t `l , ° Yr a U n R= 143730 • N es //] \i 1 \� ' • 9 1 14 • 90 O 90.0 0 90 0 90 `t / ° 9 0 0 0 91 00 . yy • 1692 7 11 1 2900 2800 2700 2600 2500 2400 2300 -r 3000 0 11 w _ 0 3°, P 3 m A f� 1 m 3m 8 oo # o 2 8� 3 33 0, 4 $ 5 6 7 8� 8 M ,. ° n 1 $ ° ,o - W ° 0 O - - ° 0 0 0 o o - $ ° LA T3 ° z z \. N89 ° 67'E 4 21 0 \ z N89 °50'E N89 °50'E 2 / /' % % % %i %%/ % % / /'/s %% // ''' //i iia3;7�� / / / / / / i/ s�/ / / %r�// / / % / /jt4l// r / /ry/ //iii,'," ' "% � %iii i r, 138 95 • 129 0 • • 202 N 89 °51'E o- 89°51t 298 if N N 87°4fiE 40 3200 3100 INITIAL POINT 4 40 0 0 w w 3OAc 3900 A-- N "o c5 Ac 0 m 3 69Ac 000 0 M 0 . 70 Ac / 1 o e • - p 240 AC 0 = N IA FOR ASSESSMENT s 89 °51'W 259 56 . ONLY " 125 3300 0 0 ,n DO NOT RELY ON �► --u° 54Ac o 4001 c FOR ANY OTHER USE ° 0 - m 64Ac , N V J m n 225 1 251 17 77 M a S 89.5i W M n 3400 0 N 4401 a n w 52AC C N N _ , m D 9 /Ac o 09 _ L, °° - - O 0 Nt.' � 3 p m u a6 1 p n N Q Z S 7 " N 89° 51'E 242 78 ` B6 a ° I4W'78 30 _ 0 S B9 S W 30 0 0 a 1- 14278 1000 1 1 I r 85 11 5 100 N SW ALBERTA 3500 3600 3700 3800 I 4101 ��200 4300 4 7Ac 4/ Ac 354c 35.4c o 48Ac. STREET 0 N 0 32Ac 4/ Ac, 0 0 0 _ \ N 1 --- n 8 N 12 0 0 225 -I Q I 8 0 r O a 3 ° I 1'-' w w N. M n m 1 ° O N. N C./ M M ° h N m I I ° O M p Z ° N I N t 0 O M ° W Z O Z I ao m Z I fo 116 IGO 86 gA 26 S i9 ° 28'E N 89 °51'W 40 -i .11 �� 114 71 H5 Ioo N 89 57'E 42100 1 CENTER OF SECTION N 89 ° 27'W -�'' _ u !E S W I F ONN�. R STREET 227 - O _ 200 ° �_ ,�� ° -- 1 2 S I 3BD 1 \ I SEE MAP 2 S I 3C I