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SUB1996-00001 • CITY OF TIGARD . PLANNING COMMISSION FINAL ORDER NO:: 96-04 PC A FINAL ORDER INCLUDING FINDINGS AND CONCLUSIONS APPROVING AN APPLICATION FOR A SUBDIVISION, ZONE CHANGE, AND PLANNED DEVELOPMENT. SECTION I. APPLICATION SUMMARY CASES: FILE NAME: LEHMANN SQUARE SUBDIVISION Subdivision SUB 96 -0001 Planned Development Review PDR 96 -0003 Zone Change ZON 96 -0004 PROPOSAL: The applicant requests the following development applications: 1.) Subdivision preliminary plat approval to divide an approximately .58 acre parcel into 7 lots ranging between 1,673 square feet to 5,143 square feet. 2.) Zone Change approval to apply the Planned Development designation to the property in addition to the current Residential R -12 zoning designation of the subject property. 3.) Planned Development Review to allow construction of a private street and . to allow attached single - family residential dwellings adjacent to single - family detached residential dwellings APPLICANT: Alpha Engineering 9600 SW Oak Street, Suite 230 Portland, OR 97223 OWNER: Hans Hendgen 15243 NE Countryside Dr. Aurora, OR 97007 COMPREHENSIVE • PLAN DESIGNATION: Medium Density. ZONING DESIGNATION: R -12 (Residential, 12 Units per acre). LOCATION: 9475 SW Lehmann Street (WCTM 1S1 26DC, Tax Lot 1000). APPLICABLE REVIEW CRITERIA: Comprehensive Plan Policies 2.1.1, 4.2.1, 7.1.2, 7.3.1, 7.4.4, 7.6.1, 8.1.1, 8.1.3. Community Development Code Sections 18.54, 18.80, 18.92, 18.100, 18.102, 18.106, 18.108, 18.150, and 18.164. PLANNING COMMISSION FINAL ORDER NO 96 -04PC SUB 96 -0001 /PDR 96- 0003/ZON 96 -0004 - LEHMANN SQUARE SUB. PAGE 1 S. • ECTION II. DECISN H • Notice is hereby given that the Planning Commission has APPROVED the proposal subject to certain conditions. The findings, and conclusions on which the decision is based are noted in Section IV CONDITIONS OF APPROVAL ALL CONDITIONS SHALL BE SATISFIED PRIOR TO RECORDING THE FINAL PLAT WITH WASHINGTON COUNTY.: UNLESS OTHERWISE SPECIFIED, THE. STAFF CONTACT FOR ALL CONDITIONS IS BRIAN RAGER WITH THE ENGINEERING DEPARTMENT, (503) 639 -4171. 1. Prior to approval of the final plat, a public improvement permit and compliance agreement is required for this project. Five (5) sets of detailed public improvement plans and profile construction drawings shall be submitted for preliminary review to the Engineering Department. Once redline comments are addressed and the plans are revised, the design engineer shall then submit nine (9) sets of revised drawings and one (1) itemized construction cost estimate 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. Public improvement plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall. 2. The public improvement plans shall indicate that the applicant will construct standard half- street improvements along the frontage of SW Lehmann Street. The improvements adjacent to this site shall include: A. City standard pavement section from curb to centerline equal to 16 feet (NOTE: the applicant may be able to utilize the existing pavement section if he can demonstrate that it meets current City standards). B. Pavement tapers needed to tie the new improvement back into existing edge of pavement shall be built beyond the site frontage. C. Curb and gutter. D. Storm drainage, including any off -site storm drainage necessary to convey subsurface runoff. E. Five -foot concrete sidewalk. F. Street striping. G. Streetlights as determined by the City Engineer. H. Underground utilities (NOTE: the applicant may be eligible to pay a fee in -lieu of undergrounding existing overhead utilities). I. Street signs. J. Driveway apron. K. Adjustments in vertical and /or horizontal alignment to construct SW Lehmann Street in a safe manner, as approved by the Engineering Department. 3. The public improvement plans shall include the private street and shall indicate that the structural section will meet City public street standards. PLANNING COMMISSION FINAL ORDER NO 96 -04PC SUB 96- 0001 /PDR 96- 000320N 96-0004 - LEHMANN SQUARE SUB. PAGE 2 • 4. Prior to approval of tifinal plat, the applicant shall submit copy of the proposed CC &R's to the City Engineer for review and approval. The CC &R's shall provide a maintenance program for the private street. 5. The public improvement plans shall include details for upsizing the existing 8 -inch culvert on Coral Street in front of Tax Lots 3800 and 3900 (Map 1S1 26DC) to a 15 -inch culvert as specified by the applicant's storm calculations. 6. Final design plans and calculations for the proposed public water quality facility shall be submitted to the Engineering Department (Brian Rager) as a part of the public improvement plans. Included with the plans shall be a proposed landscape plan to be approved by the City Engineer. The proposed facility shall be dedicated in a tract to the City of Tigard on the final plat. 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. The facilities shall be maintained by the developer for a three -year period from the conditional acceptance of the public improvements. A written evaluation of the operation and maintenance shall be submitted and approved prior to acceptance for maintenance by the City. 7. The final plat shall indicate the water quality /detention pond will be placed in a tract to be conveyed to the City on the final plat. 8. The applicant shall provide a City- approved access to the water quality /detention pond for maintenance vehicles. 9. Prior to approval of the final plat, the applicant shall complete, or have financially secured, the • required public street and utility improvements and have said improvements accepted by the City. 10. An erosion control plan shall be provided as part of the public improvement drawings. The plan shall conform to "Erosion Prevention and Sediment Control Plans - Technical Guidance Handbook, February 1994. 11. A final grading plan shall be submitted showing the existing and proposed contours. The plan shall detail the provisions for surface drainage of the lots that are to be "pad" graded to insure that the drainage is directed to the street or a public facility approved by the Engineering Department. A soils report shall be provided detailing the soil compaction requirements consistent with the requirements of Appendix Chapter 33 of the Uniform Building Code. 12. The final plat shall provide parking easements on lots 1, 4 and 5 for the benefit of all the lots. Lot 4 shall provide an access easement for the benefit of lot 5, to access the private street. A joint use and maintenance agreement shall be provided for the maintenance of the shared parking areas. 13. All grading shall comply with Appendix Chapter 33 of the Uniform Building Code. 14. The private street shall provide public utility easements. 15. A demolition permit will be required for all existing structures and all utilities shall be removed. Staff Contact: Development Services Technician. PLANNING COMMISSION FINAL ORDER NO 96 -04PC SUB 96- 0001 /PDR 96- 0003/ZON 96-0004 - LEHMANN SQUARE SUB. PAGE 3 • ' 16. Plans approved by Ratin Valley Fire and Rescue. 17. Revised site and landscaping plans shall be submitted for review by the Planning Division, Staff Contact: Wil( D'Andrea. The revised plans shall include the following: A. Impervious surface /landscaping calculations. The minimum landscaping required is 20 percent. B. 10 -foot buffer along the west property line, exclusive of parking areas. • C. Buffering and screening in accordance with Sections 18.100.080(D) and 18.100.080(E). D. Provision of "No parking" signs on the private street: E. Minimum 48 square feet of outdoor private area for each dwelling unit. PRIOR TO:: THE :.ISSUANCE .OFA. BUILDING PERMIT, THE. FOLLOWING.:. CONDITION :SHALL. BE SATISFIED: (Unless otherwise noted, the staff contact shall be Brian Rager, Engineering Department (503) 639- 4171.) 18. Prior to issuance of building permits, the applicant shall complete the required public improvements and have said improvements accepted by the City. 19. Prior to issuance of building permits, the applicant shall provide the City with as -built drawings of the public improvements as follows: 1) mylars, and 2) a diskette of the as- builts in "DWG" format, if available; otherwise "DXF" will be acceptable. Note: if the public improvement drawings were hand - drawn, then a diskette is not required. • IN ADDITION, THE APPLICANT SHOULD BE AWARE OF THE FOLLOWING SECTIONS OF THE COMMUNITY DEVELOPMENT <. CODE; . THIS IS NOT AN. EXCLUSIVE LIST: 18.160.170 Improvement Agreement: 1. Before City approval is certified on the final plat, and before approved construction plans are issued by the City, the Subdivider shall: A. Execute and file an agreement with the City Engineer specifying the period within which all required improvements and repairs shall be completed; and B. 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. 2. 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. PLANNING COMMISSION FINAL ORDER NO 96 -04PC SUB 96 -0001 /PDR 96-0003/ZON 96 -0004 - LEHMANN SQUARE SUB. PAGE 4 • 18.160,180 Bond: • • . ' 1. As required by Section 18.160.170, the subdivider shall file with the agreement an assurance of performance supported by one of the following: A. An irrevocable letter of credit executed by a financial institution authorized to transact business in the State of Oregon; B. 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 C. Cash. 2. 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. 3. The subdivider shall not cause termination of nor allow expiration of said guarantee without having first secured written authorization from the City. 18.160.190 Filing and Recording: 1. 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. 2. Upon final recording with the County, the applicant shall submit to the City a mylar copy of the • recorded final plat. 18.162.080 Final Plat Application Submission Requirements: 1. Three copies of the subdivision plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. 2. The subdivision plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05), Washington County, and by the City of Tigard. 3. 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). 3. All centerline monuments shall be set during the first lift of pavement. PLANNING COMMISSION FINAL ORDER NO 96 -04PC SUB 96- 0001 /PDR 96 -0003/ZON 96-0004 - LEHMANN SQUARE SUB. PAGE 5 • B. Monument Bee 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. 18.164 Street & Utility Improvement Standards: 1. 18.164.120 Utilities A. 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. 2. 18.164.130 Cash or Bond Required A. 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. B. 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. C. The cash or bond shall comply with the terms and conditions of Section 18.160.180. 3. 18.164.150 Installation: Prerequisite /Permit Fee A. 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. 4. 18.164.180 Notice to City Required A. Work shall not begin until the City has been notified in advance. B. If work is discontinued for any reason, it shall not be resumed until the City is notified. 5. 18.164.200 Engineer's Certification Required A. The land divider's engineer shall provide written certification of a form provided by the City that all improvements, workmanship and materials are in accord with current and standard engineering and construction practices, and are of high grade, prior to the City acceptance of the subdivision's improvements or any portion thereof for operation and maintenance. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. PLANNING COMMISSION FINAL ORDER NO 96 -04PC SUB 96- 0001 /PDR 96 -0003/ZON 96-0004 - LEHMANN SQUARE SUB. PAGE 6 SECTION III. BACK9ROUND INFORMATION Site History: The subject site was platted on April 18, 1908 as part of the Lehmann Acres Tract. This parcel was annexed into the City on April 16, 1987 (BC 2344). The property received Site Development Review (SDR 91 -0010) approval to allow the construction of a seven unit apartment complex in 1991. No other development applications were found to have been filed with the City. Vicinity Information: Adjoining property to the west and north is zoned R -12 (Residential, 12 units per acre) and are developed with a single - family residence and a church. Properties to the east are zoned R-4.5 (Residential, 4.5 units per acre) and are developed with single - family residences. Property to the south is zoned C -P (Professional Commercial) and is developed with an office building. Site Information and Proposal Description: The .58 acre site is currently developed with a single - family residence, garage and outbuilding. The property has access onto SW Lehmann Street. The property slopes in an easterly direction from an elevation of approximately 252 feet on the west, to an elevation of approximately 246 feet on the east. There are a variety of deciduous trees and shrubs on the site. Of particular notice are two large Monkey Puzzle trees. which are located near SW Lehmann . Street. SECTION IV: APPLICABLE REVIEW CRITERIA AND FINDINGS COMPLIANCE WITH COMMUNITY DEVELOPMENT CODE SECTIONS: Use Classification: The applicant is proposing to build attached single - family residential units. This use is classified in Code Section 18.42 (Use Classifications) as single - family attached residential units. Code Section 18.54.030 lists single - family attached residential units, as a permitted use in the R -12 zone. Dimensional Requirements: Section 18.54.050 states that the minimum lot area for each lot in the R -12 zoning district is 3,050 square feet. There is no minimum lot width requirement in the R -12 zone. Developments within the R -12 zone are required to provide a minimum of 20% landscaping. The applicant is proposing to create lots under the planned development regulations. The Planned Development section allows the creation of lots less than the minimum lot size of the zone, provided that the density standards are not exceeded. The applicant's proposed lots ranging from 1,673 to 5,143 are therefore acceptable, since the overall density allowable is . not exceeded. The applicant has not provided calculations regarding the amount of impervious surface /landscaping that is provided. Impervious surface /landscaping calculations shall be submitted that demonstrates compliance with this section. PLANNING COMMISSION FINAL ORDER NO 96 -04PC SUB 96 -0001 /PDR 96- 0003/ZON 96 -0004 - LEHMANN SQUARE SUB. PAGE 7 Develo ment Standards: ction 18.54.050 contains standar for the R -12 zone. Single-family D 9 Y detached residential units are a permitted use in the zone, and must comply with the following . • dimensional requirements: Minimum lot size 3,050 Square Feet* Average lot width No Minimum Front setback 15 Feet Garage setback 20 Feet* Interior sideyard setback 5 Feet Corner sideyard setback 10 Feet Rear setback 15 Feet Maximum building height 35 Feet * See Planned Development for exceptions. As indicated on the site plan, setbacks will be satisfied in accordance with this section. Solar Access: Section 18.88.040(B) states that the solar access design standard shall apply to applications for a development to create lots in R -1, R -2, R-3.5, R-4.5, and R -7 zones and to create lots for single family detached and duplex dwellings in all other residential zones. The applicant's proposal will create lots for attached single - family residential structures, therefore, this section is not applicable. Density: Section 18.92.020 contains standards for determining the permitted project density. The number of allowable dwelling units is based on the net development area. The net area is the remaining area, excluding sensitive lands, land dedicated for public roads or parks, or for private roadways. The net 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. The gross area of the site is approximately .58 acres or approximately 25,265 square feet. The only deduction applicable to this parcel is the area required for private streets, which is approximately 3,850 square feet. The net area used for density calculation is, therefore, 21,415 square feet. Dividing the net area by the 3,050 square foot minimum lot size yields an opportunity for 7 units. The applicant has proposed 7 units, thereby, satisfying this requirement. Planned Development: Section 18.80 encourages development that recognizes the relationship between buildings, their use, open space, and accessways and thereby maximizes the opportunities for innovative and diversified living environments, while implementing the density range provided through the Comprehensive Plan. Section 18.80.080 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. Section 18.80.080 also states that front and rear yard setback requirements in the base zone shall not apply to structures on the interior of the project except that a minimum front yard setback of 8 feet is required for any garage opening for an attached single - family dwelling facing a private street. Section 18.80.060 states that a planned development shall not be allowed in residential areas located in areas designated as "Established Areas" on the Comprehensive Plan map except, the Commission may approve a planned development within an "Established Area" where the Commission finds: PLANNING COMMISSION FINAL ORDER NO 96 -04PC SUB 96- 0001 /PDR 96 -000320N 96 -0004 - LEHMANN SQUARE SUB. PAGE 8 - 1. a Development of thnd in accordance with the pro ions of the "Established Area" P P would: • a. Result in an inefficient use of land; b. Result in removing significant natural features; or c. result in a change of the character of the area surrounding a significant historic feature of building; 2. The planned development approach is the most feasible method of developing the area; and 3. The site is of a size and shape that the compatibility provisions of Chapter 18.92 (Density Computations) can be met. The subject property is designated as an. Eatablished Area. Development under the Planned Development regulations would result in a more efficient use of the land as the site would be allowed to be developed at the maximum allowable density of the zone. If the applicant were to develop without the Planned Development regulations, the site's size and shape would only allow for the creation of 6 lots. Allowing lots less than the minimum 3,050 square feet, while meeting the allowable density, permits the applicant to maximize the site's development potential. The Planned Development allows opportunity for greater homeownership in the City by creating diversified living environments. The applicant could have provided the seven units as a multi - family development, but would not have afforded the opportunity for home ownership. The property does not contain significant natural features (ie. sensitive lands) which would have been impacted by the development. There are two, unique, Monkey Puzzle trees on the property that may have been removed if the applicant were to not develop under the Planned Development. There are no historic buildings in the area that would be effected by this proposal. Section 18.80.120(A) (Planned Development Review - Approval Standards) requires that a development proposal be found to be consistent with the various standards of other Community Development Code Chapters. The applicable criteria in this case are Chapters 18.92, 18.100, 18.102, 18.106, 18.108, 18.114, 18.160, 18.150, and 18.164. The proposal's consistency with these Code Chapters is reviewed in the following sections. The proposal contains no elements related to the provisions of Code Chapters 18.96 (Additional Yard Setback Requirements), 18.98 (Building Height Limitations: Exceptions), or 18.144 (Accessory Use and Structures) which are also listed under Section 18.80.120.A.2. These Chapters are therefore found to be inapplicable as approval standards. Code section 18.80.120.A.3 provides other Planned Development Review approval standards not necessarily covered by the provisions of the previously listed sections. These other standards are addressed immediately below. The proposal contains no elements related to the provisions of 18.80.120.A.3.e (Shared Outdoor Recreation Areas: Residential Use) or 18.80.120.A.3.c (Privacy and noise) and are, therefore, found to be inapplicable as approval standards as these criteria have been applied only to multi - family development. Relationship to the natural and physical environment: Section 18.80.120.A.3.(a) states that 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 and that trees with a six inch caliper measured at four feet in height from ground level shall be saved where PLANNING COMMISSION FINAL ORDER NO 96 -04PC SUB 96-0001 /PDR 96-000320N 96-0004 - LEHMANN SQUARE SUB. PAGE 9 Possible. The site has bedesi ned to preserve the two treedeservin of • P 9 P 9 preservation and the P applicant has designed the utilities to best use the existing natural drainage on the property. Buffering. screening. and compatibility between adjoining uses: Section 18.80.120.A.3.b states that buffering shall be provided between different types of land uses. It also states that 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. This section shall be satisfied as addressed in the Buffer Matrix section. Private outdoor area: residential use: 18.80.120.A.3.(d) states that each ground level residential dwelling unit shall have an outdoor private area (patio, terrace, porch) of not less than 48 square feet and shall be screened or designed to provide privacy for the use of the space. The applicant shall submit revised plans that provide outdoor private area in accordance with this section. Landscaping and open space: 18.80.120.A.3.g states that within Residential Development a minimum of 20 percent of the site shall be landscaped. The applicant has not provided calculations regarding the amount of impervious surface and landscaping provided on the site. The applicant shall provide impervious surface /landcaping calculations that demonstrate that a minimum of 20 percent of the site is landscaped. Landscaping: Section 18.100 contains landscaping standards for new development. The • applicant 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. Street Trees: Section 18.100.035(B) states the specific spacing of street trees by size of tree shall be as follows: 1. Small or narrow stature trees (under 25 feet tall and less than 16 feet wide branching) shall be spaced no greater than 20 feet apart; 2. Medium sized trees (25 feet to 40 feet tall, 16 feet to 35 feet wide branching) shall be spaced no greater than 30 feet apart; 3. Large trees (over 40 feet tall and more than 35 feet wide branching) shall be spaced no greater than 40 feet apart; As indicated on the site plan, street trees have been provided in accordance with this section. Buffer Matrix: Section 18.100.130 contains the buffer matrix to be used in calculating widths of buffering and screening to be installed between proposed uses. The Matrix indicates that where attached single - family abuts detached single - family structures, the required buffer and screening width shall be 10 feet. In addition, parking lots containing 4 -50 parking spaces shall provide a 10 foot buffer and screening. Section 18.100.080.D contains the minimum improvement standards for the buffering area. PLANNING COMMISSION FINAL ORDER NO 96-04PC SUB 96- 0001 /PDR 96- 000320N 96 -0004 - LEHMANN SQUARE SUB. PAGE 10 • The minimum improvemer within a buffer area shall consiof the following: 1) At least one row of trees shall be planted. They shall be not less than 10 feet high for deciduous trees and 5 feet high for evergreen trees at the time of planting. Spacing of the trees depends on the size of the tree at maturity; 2) In addition, at least 10 five gallon shrubs or 20 one gallon shrubs shall be planted for each 1000 square feet of required buffer area; 3) The remaining area shall be planted in lawn, groundcover or spread with bark mulch. The site plan shows the provision of a 30 -foot building setback on the east property line and a 10 -foot building setback on the west property line, thereby, satisfying this requirement. Section 18.100.080.B states that a buffer may only be occupied by utilities, screening, sidewalks and bikeways, and landscaping. No buildings, accessways, or parking areas shall be allowed in a buffer area except where an accessway has been approved by the City. The plan shows that the parking area on the west property line encroaches within the required 10 -foot buffer. A revised plan shall be submitted that provides for a 10 -foot buffer in accordance with this section. Given the width of the subject site and design of the project, the applicant is limited in the location of the private street. The street will encroach approximately five -feet into the required buffer. This location is approved provided adequate screening is provided along the property line. A revised landscape plan shall be submitted that provides for the miminim screening improvements within a buffer area. Section 18.100.080.E states that where screening is required the following standards shall apply in addition to those required for buffering; 1) a hedge of narrow or broadleaf evergreen shrubs which will form a 4 foot continuous screen within 2 years of planting, or; 2) an earthen berm planted with evergreen plant materials which will form a continuous screen 6 feet in height within 2 years. The unplanted portion of the berm shall be planted in lawn, ground cover or bark mulch, or; 3) a 5 foot or taller fence or wall shall be constructed to provide a continuous sight obscuring screen. A revised plan shall be submitted that provides screening in accordance with this • section. Visual Clearance Areas: Section 18.102 requires that a clear vision area shall 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 landscape plan shows that approximately 6, one - gallon shrubs are planted within the vision clearance area. The applicant shall provide that this area be maintained to comply with the three -foot height clearance provision. Parking: Section 18.106.030.(A ) states that each unit is required to provide 2 off -street parking spaces. Section 18.80.120.A.3.j (Planned Development:Parking) allows up to 50% of the required attached single - family parking to be accommodated in common parking areas as long as each single - family lot contains at least one off - street parking space. The plan shows that each lot will provide a garage and that there are seven additional parking spaces provided within the development, thereby, satisfying this criteria. The common parking areas are contained within lots 1, 4, and 5 and will require parking easements. The final plat shall provide parking easements for each of these lots. In addition, a joint use and maintenance agreement must be provided for these spaces as well as the private access drive. PLANNING COMMISSION FINAL ORDER NO 96 -04PC SUB 96 -0001 /PDR 96 -00032ON 96 -0004 - LEHMANN SQUARE SUB. PAGE 11 Access. Egress. Circulation: Section 18.108.070 contains stan dards for the width of access driveways to single family residences. In order to comply with the standard each lot must be • provided with a ten foot wide, paved residential driveway within a 15 foot wide access width. Each lot has provided a 10 -foot wide paved driveway, in accordance with this section. Tree Removal: Section 18.150.025 requires that a tree plan for the planting, removal and protection of trees prepared by a certified arborist shall be provided with a subdivision application. The tree plan shall include identification of all existing trees, identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper, which trees are to be removed, protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. The applicant has provided a plan which identifies two trees greater than 12- inches in caliper, that total approximately 28 caliper inches. The proposed site plan shows that both trees will be saved. Since the applicant is retaining both of the existing trees, Section 18.150.025.(B)(2) does not require a mitigation program. This criteria is, therefore, satisfied. 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 Medium Density Residential opportunity for the site, as well as with the applicable policies, regulations of the R -12 zone and other applicable ordinances and regulations. 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, Lehmann Square, 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 site does not abut properties with approved plats that would require conformity or connectivity with the plats of adjoining areas. The design and width recommended by the City Engineer would provide for both adequate and safe access to the lots in this subdivision. 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. Street and Utility Improvements Standards: Section 18.164 contains standards for streets and utilities serving a subdivision. Improvements: 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 approved private street connects with a dedicated local public street. The applicant shall be constructing a half - street improvement on SW Lehmann Street. • PLANNING COMMISSION FINAL ORDER NO 96 -04PC SUB 96- 0001 /PDR 96-0003/ZON 96-0004 - LEHMANN SQUARE SUB. PAGE 12 • • Future Street Plan and Extension of Streets: Section 18.164.030(F) states that a future street plan shall be filed which shows the pattern of existing and proposed future streets from the • boundaries of the proposed land division. This section also states that where it is necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed and a barricade shall be constructed at the end of the street. These street stubs to adjoining properties are not considered to be cul-de -sac since they are intended to continue as through streets at such time as the adjoining property is developed. The surrounding properties are currently developed in such a way that requiring the provision and extension of a public street for future divisions is not necessary. Street Alignment and Connections: Section 18.164.030(G) requires all local streets which abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code. A street connection or extension is precluded when it is not possible to redesign, or reconfigure the street pattern to provide required extensions. In the case of environmental or topographical constraints, the mere presence of a constraint is not sufficient to show that a street connection is not possible. The applicant must show why the constraint precludes some reasonable street connection. The surrounding properties are currently developed in such a way that requiring the provision and extension of a public street for future divisions is not necessary. Cul-de -sacs: Section 18.164.030(K) requires that a cul-de -sac shall be no more than 400 feet long nor provide access to greater than 20 dwelling units. The private street is less than 400 feet long and serves less than 20 dwelling units. Private Street: Section 18.164.030(S) states that design standards for private streets shall be established by the City Engineer and that private streets serving more than 6 dwelling units are permitted within planned developments. This section also requires a bonded maintenance agreement or the creation of a homeowners association to provide for the continued maintenance of the street in perpetuity. Section 18.108.070(A) allows a private drive with a 25 -foot width and 20 feet of pavement to serve up to 6 lots. The applicant has proposed a private street with a 25 foot right -of -way width with 20 feet of pavement. The applicant needs planned development approval of the private street because it serves more than 6 lots. The applicant could have redesigned the project such that lots 5 -7 fronted on SW Lehmann Street, but that would not have allowed the character of the type of design being proposed. The provision of a 20- foot -wide driveway is adequate to accomodate one additional lot above and beyond the 6 lots allowed without the planned development requirement. The applicant has also been conditioned to provide for a bonded maintenance agreement or provide a homeowners association for street maintenance. Block Sizes: Section 18.164.040(B)(1) states that the perimeter of blocks formed by streets shall not exceed 1,800 feet measured along the right -of -way line except: 1. Where street location is precluded by natural topography, wetlands or other bodies of water or, pre - existing development or; 2. For blocks adjacent to arterial streets, limited access highways, major collectors or railroads. 3. For non - residential blocks in which internal public circulation provides equivalent access. PLANNING COMMISSION FINAL ORDER NO 96-04PC SUB 96- 0001 /PDR 96 -000320N 96-0004 - LEHMANN SQUARE SUB. PAGE 13 • • • This proposal is exempted from meeting this standard as existing development precludes the • opportunity for public street connectivity in accordance with this standard. Block Lengths: Section 18.164.040(B)(2) states that when block lengths greater than 600 feet are permitted, . pedestrian /bikeways shall be provided through the block. This proposal is exempted from meeting this standard as existing development precludes the opportunity for public, pedestrian connectivity in accordance with this standard. Lots - Size and Shape: Section 18.164.060(A) prohibits lot depth from being more than 2.5 times the average lot width, unless the parcel is less than 1.5 times the minimum lot size of the applicable zoning district Lots 2, 3, 4, 6, and 7 have lot depths that are greater than 2.5 times the average lot width, but are also less than 1.5 times the 3,050 square foot minimum lot size of the R -12 zone. Therefore, the proposed plan is in compliance with this section. Furthermore, Section 18.80.080 states that the lot depth standards shall not apply to planned developments. Lot Frontage: Section 18.164.060(B) requires that lots have at least 25 feet of frontage on public or private streets, other than an alley, unless the lot is for an attached single - family dwelling unit, in which case the lot frontage shall be at least 15 feet Lots 1 through 4 provide a minimum of 15 feet of frontage on the private street. Lots 6 and 7 provide more than the minimum frontage requirement as they have frontage on both the private street and SW Lehmann Street. Lot 5 provides approximately 74 feet of frontage on SW Lehmann Street. The proposed plan, therefore, satisfies this minimum frontage requirement. Sidewalks: Section 18.164.070 requires sidewalks adjoining all residential streets. The proposed plan indicates the provision of a five -foot sidewalk on SW Lehmann Street, thereby, satisfying this standard. Sanitary Sewers: Section 18.164.090 requires sanitary sewer service. The proposed plan indicates the provision of sanitary sewer service, thereby, satisfying this standard. Storm Drainage: Section 18.164.100 requires adequate provisions for storm water runoff and dedication of easements for storm drainage facilities. The applicant has provided storm drainage and water quality measures, thereby, satisfying this standard. Streets 18.164.030(E)(1)(a), 18.164.090 (Sanitary Sewer), and 18.164.100 (Storm Drains) shall be satisfied as specified below: STREETS: This site lies adjacent to SW Lehmann Street, which is classified as a local residential street to be built with two, 16 -foot travel lanes and two, five -foot sidewalks. Currently, the roadway has an 18- foot -wide paved section with minimal roadside ditches on each side. The applicant will be required to improve the site frontage of Lehmann in order to mitigate the impact from this development. This will require a half- street improvement, where the applicant will provide enough widening to yield 16 feet of City standard pavement section from curb to centerline /crown. The plans show that the applicant proposes to just add on to the pavement that exists. The City does not know if the existing pavement section meets current City standards (3 1/2 inches of asphalt over 9 inches of base rock). If the applicant wishes to use the existing pavement section, he shall demonstrate that it meets current City standards. If the section does not meet City standards, then the applicant shall build the half - street PLANNING COMMISSION FINAL ORDER NO 96 -04PC SUB 96- 0001 /PDR 96-000320N 96-0004 - LEHMANN SQUARE SUB. PAGE 14 • from curb to centerline /crown. In addition, all pavement tapering needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage. There is currently 60 feet of total right -of -way (ROW) on Lehmann Street, which is adequate for a local residential street. No additional ROW dedications will be required. The applicant also proposes to serve the seven lots from a private street (shown as Tract A on the subdivision plan). Section 18.164.030(S)(3) states that a private street serving more than six lots is permitted within a planned development. Therefore, this project is eligible to be served from a private street. City design standards require that a private street be constructed to the same structural section standards as a public street. The applicant has indicated that the private street section will meet public standards. With regard to maintenance, the applicant will be required to establish, through the CC &R's, a maintenance program for the private street. A copy of the CC &R's shall be submitted to the City Engineer prior to approval of the final plat. SANITARY SEWER: There is an existing eight -inch public sanitary sewer line in SW Lehmann Street available to serve this site. The applicant will need to extend a new eight -inch public line into the development to serve the new lots. STORM DRAINAGE: This site is located near the top of a local drainage basin and currently slopes to the east. There is no defined public storm drainage system in this area and most street drainage is accomplished by minimal roadside ditches. The applicant has provided the City a downstream analysis of the local drainage basin to determine if this project will have a significant impact on the downstream system. The analysis, which was prepared by Alpha Engineering, determined that the system, under current development conditions, has deficiencies. Specifically, there were three areas of concern: 1) Lehmann from Greenburg to 92nd Avenue, 2) Coral Street from Greenburg to 92nd Avenue, and 3) Coral Street from 92nd to 90th Avenue. The upper section of Lehmann near Greenburg does not have a well - defined storm system because it is near the top of the drainage basin. The runoff that does collect on the roadway sheets off to the sides and finally makes its way to minimal roadside ditches further east on Lehmann. The one existing catch basin near the top of Lehmann ties to a storm line that flows south to Coral Street. The section on Coral Street from Greenburg to 92nd Avenue has a well - defined system consisting of a roadside ditch on the north side. The storm line that carries water from Lehmann Street discharges into this ditch. There is a constriction along the frontages of Tax Lots 3800 and 3900 where the flow is forced through an existing 8 -inch culvert. The property owners of those lots have complained in the past during heavy winter flows that this culvert does not handle the volume of storm water that develops. Alpha calculates that this culvert should be a 15 -inch, rather than an 8 -inch. The section on Coral Street from 92nd to 90th Avenue does not have a well - defined system. The land is fairly flat at the intersection of Coral and 92nd, and has a gradual slope to the east. As stated above, the storm drainage from this site now flows to the east. This local basin presently drains eastward along Lehmann Street, then south along 92nd Avenue to Coral Street, then east along Coral to 90th Avenue. The development plan submitted for review indicates a proposal for an PLANNING COMMISSION FINAL ORDER NO 96 -04PC SUB 96-0001 /PDR 96-0003/ZON 96 -0004 - LEHMANN SQUARE SUB. PAGE 15 T on-site d ell to contain a runoff from the project. However, between the time of application � P J PP submittal and the writing of this decision, the applicant discovered that a drywell is not feasible because of the soil type in that area. Staff then met with the applicant to discuss drainage alternatives. Since there is no defined system in Lehmann, the applicant requests approval to tie the project drainage into the catch basin on Lehmann that flows south to Coral Street. From the above analysis summary, the section along Coral has an existing restriction at an existing 8 -inch culvert. In order to mitigate the impact from the additional storm water runoff on this project, the applicant has proposed to install an on -site water quality /detention pond that will restrict the runoff from this site to predeveloped flows. In addition, since the storm water will be directed south to Coral, instead of east where it has naturally sheet -flowed in the past, the applicant proposes to upsize the existing 8 -inch culvert fronting Tax Lots 3800 and 3900 to a 15 -inch culvert. This action will not only help an existing situation, which was not caused by this development, but will also help mitigate the incremental addition of flow that will be directed to this portion of the system. As far as the other deficiency in the existing storm system east of 92nd Avenue, the applicant's project will not be increasing the runoff in that section of the system, since storm water from this site and the basin has historically made its way to that area and the applicant will be restricting runoff to predeveloped flows. We recommend that the applicant's proposal for mitigation be approved, as it will address the impacts directly related to the project. In addition, the small amount of runoff that will enter the existing system on Coral Street, after being detained on the project site, will not have a significant impact on that portion of the system once the 8 -inch culvert is replaced. STORM WATER QUALITY: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) (Resolution and Order No. 91-47, as amended by R &O 91 -75) which require the construction of on -site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan is required to be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. Prior to issuance of a building permit, the applicant shall submit plans and calculations for a water quality facility that will meet the intent of R &O 91-47. In addition, the applicant shall submit a maintenance plan for the facility that must be reviewed and approved by the City prior to issuance of the building permit. As stated previously, the applicant proposes to construct an on -site pond to treat and detain storm water. Preliminary calculations indicate that this pond will be large enough to serve this site. Since the pond will be maintained by the City, the pond shall be placed inside a tract to be dedicated to the City on the final plat. In addition, the applicant shall provide access for City maintenance vehicles. GRADING AND EROSION CONTROL: USA R &O 91 -47 also regulates erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per R &O 91-47, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. PLANNING COMMISSION FINAL ORDER NO 96 -04PC SUB 96 -0001 /PDR 96 -0003/ZON 96 -0004 - LEHMANN SQUARE SUB. PAGE 16 • • • • • ' APPLICABLE COMPREHENSIVE PLAN POLICIES Citizen Input: Policy 2.1.1 provides the City will assure that citizens will be provided an opportunity to participate in all phases of the planning and development review process. The subdivision is consistent with Policy 2.1.1 because a neighborhood meeting was held by the applicant, notice of the public hearing was provided to owners of property within 250 feet, and was published in a newspaper of general circulation. Water Quality: Policy 4.2.1 provides that all development within the Tigard urban planning area shall comply with applicable federal, state and regional water quality standards. Policy 4.2.1 is satisfied as the applicant shall provide for on -site water quality treatment as required by Unified Sewerage Agency Resolution and Order No. 91-47. Public Utilities: Policies 7.1.2, 7.3.1 and 7.4.4 provides that the City will require as a condition of development approval that public water, sewer, and storm drainage will be provided and designed to City standards and that utilities shall be placed underground. Policies 7.1.2, 7.3.1 and 7.4.4 are satisfied because the developer is required to extend public sewer and water systems to this site prior to development. In addition, the developer is required to provide for underground installation of utility lines. Fire Protection: Policy 7.6.1 states that Fire District shall review all new development applications to ensure adequate fire protection is available to serve each new development. Tualatin Valley Fire and Rescue was provided with a copy of the development plan in compliance with Policy 7.6.1. Street Improvements: Policy 8.1.1 provides that the City will plan for a safe and efficient street and roadway system that meets current needs and anticipated future growth and development. The subdivision proposal complies with Policies 8.1.1 and 8.1.3 because the proposed extension of improvements to and within the development should contribute to a safe and efficient street system in this area. The proposed SW Lehmann Street improvements are consistent with City of Tigard standards for local streets. The internal street serving the subdivision shall also meet City standards in terms of design requirements for private streets. Street Improvements. Policy 8.1.3 states that the City will require the following as a precondition of approval: 1. Development abut a dedicated street or have other adequate access; 2. Street right -of -way shall be dedicated where the street is substandard in width; 3. The developer shall commit to construction of the streets, curbs, and sidewalks to City standards within the development; 4. The developer shall participate in the improvement of existing streets, curbs, and sidewalks to the extent of the development's impacts; and 5. Street improvements shall be made and street signs or signals shall be provided when the development is found to create or intensify a traffic hazard. (See response above) PLANNING COMMISSION FINAL ORDER NO 96 -04PC SUB 96-0001 /PDR 96- 000320N 96-0004 - LEHMANN SQUARE SUB. PAGE 17 • • SECTION V. OTHER STAFF COMMENTS The City of Tigard Police Department has reviewed this proposal and has offered the following comments: What is the proposed street lighting? Private street width is of concern unless a covenant with property owner or occupants prohibits parking on the "street ". Emergency vehicle access must not be limited. The City of Tigard Building Division has reviewed this proposal and has offered the following comments: 1. The applicant is proposing a drywell for storm water disposal. The Building Division will not approve. A condition is needed as follows: All impervious surface drainage shall be directed to the public storm sewer system. (Note: they will have to do some more grading to make this happen.) 2. Condition: All grading shall comply with Appendix Chapter 33 of the 1994 Uniform Building Code, as adopted by the City. Staff Contact: Brian Rager. 3. Tract "A" should be a public easement for sanitary, storm, water, etc. all utilities. A condition to this effect is needed. The plans show water stopping at Tract "A" for lots 1-4, the public easement would get water to the lots. 4. Condition: A demolition permit will be required for all existing structures and all utilities shall be removed. SECTION VI. AGENCY COMMENTS The Tualatin Valley Water District has reviewed this proposal and has offered the following comments: Show existing water meter location on utilities drawing, if any, for existing house. Potential to use existing service for lot 5. The applicant will likely need to move water meter location (to behind the sidewalk since additional R -O -W dedication is shown). Submit 3 sets of plans for review. The Unified Sewerage Agency has reviewed this proposal and has offered the following comments: Extend public storm and sanitary sewer to each proposed lot. Water quality has not been addressed. "Dry wells " ?, public storm is necessary. Tualatin Valley Fire and Rescue has reviewed this proposal and has offered the following comments: No parking signs on access road. Hydrants are required within 500 feet of all portions of the structures measured around the outside and along approved fire department access roads. Plans showing hydrant locations shall be approved by the fire department. PGE has reviewed this application and has offered no comments or objections. • PLANNING COMMISSION FINAL ORDER NO 96 -04PC SUB 96 -0001 /PDR 96-0003/ZON 96 -0004 - LEHMANN SQUARE SUB. PAGE 18 SECTION VI. C. NCCSION AND RECOMMENDATIOt ' It is further ordered that the applicant and the parties to these proceedings be notified of the entry of this order. DI PASSED: This n day of June, 1996 by the Planning Commission of the City of Tigard. (Signature • •x below) Ron Holland, Planning mission Acting Chair • PLANNING COMMISSION FINAL ORDER NO 96-04PC SUB 96 -0001 /PDR 96 -0003/ZON 96-0004 - LEHMANN SQUARE SUB. PAGE 19 • . .. 29.3' 28.3' 23.3' 80 -7 II 1Q' wog 1 • • . 1. . r - !' ( LO T O •+ 8C. 2m sc. FT is 24 sa 2 FT 44 25 so. 1 ! it wi , it L N c oi . . ..J LLI I ` II + SCIAR .` \' IDING LINE Tw. PARKING \ v • , ; I 1 33 r2 \ , ' v `,: ' . STALL DIM • ;\ , i �\ , . x/57 I I ' . \ s • . • . E ,,,,,,. \4 :„ L....„... ..„.„....„ ! . , "t" 0 4 5 i , + 1 I '/ i LOT � i� I 5143 sa t / , 0 ■ CC / i • /� .1 ,•; 1,/ V --,...--4 / " . t \ I / `° / /•i �� . L N: � � \ �\ j -'-' , • - "i Vii / •, / 1 I O ; v/ rte I i _I '--3' A GTIG`IAL A.C. PAVE-Yea 1.1 . -_ _-_!`_ -. S.W. L : MAN STREET — 1 U PL PLAN ) CASE NO. EXHIBIT MAP n i LEHMAN SQUARE SUBDIVISION SUB 96 01 /PDR 96- 03 /ZON 96 -04 • • --- - - -.7— ---, ------- - - ---- - - -- -----. ---- - -- -- - --- • - - - , . _ - - - - .-. - - - - - • - - - - - - - lb q/ \ii:# orto 111 ) • .. . % IR -1-1 1 S !. I co 1 11 lir a 11....■ I mg c ...... 1 i L a • !it, 0 . L._ S pa u r b ce ject i_>> i famml g LE—MANN • ■me :____ F % •1•° CORAL > AM I I ' 1 H 0 -- LOCUST -----. Vicinity Map Lehman Square Subdivision SUB 96-1/PDR 96-3/ZON 96-4 N SUB96- 0001 /PDR 96- 0003 /ZON 96 -0004 LEHMANN SQUARE SUBDIVISION P.C. FINAL ORDER NO. 96 -04PC EXrnE 3 HANS HENDGEN 15243 NE COUNTRYSIDE DRIVE AURORA OR 97007 MIKE MILLER ALPHA ENGINEERING 9600 SW OAK STREET, SUITE 230 PORTLAND OR 97223 EVIIBIT A CITY OF TIGARD CITY OF TIGARD Washington County, Oregon NOTICE OF FINAL ORDER NO. 96 -04 PC q BY THE PLANNING COMMISSION Case Number(s): SUBDIVISION (SUB) 96- 0001 /PLANNED DEVELOPMENT REVIEW (PDR) 96- 0003 /ZONE CHANGE (ZON) 96 -0004 Case Name(s): LEHMANN SQUARE SUBDIVISION Name of Owner: Hans Hendgen Name of Applicant: Alpha Engineering Address of Applicant: 9600 SW Oak Street. Suite 230 City: Portland State: Oregon .Zip: 97223 Address of Property: 9475 SW Lehmann Street City: Tigard State: Oregon Zip: 97223 Tax Map & Lot No(s).: WCTM 1S1 26DC, Tax Lot 1000 Request: ➢ A request for the following development applications: 1.) Subdivision preliminary plat approval to divide an approximately .58 acre parcel into 7 lots ranging between 1,928 square feet to 5,670 square feet; 2.) Zone Change approval to apply the Planned Development designation to the property in addition to the current Residential R -12 zoning designation of the subject property; and 3.) Planned Development Review to allow construction of a private street and to allow attached single - family residential dwellings adjacent to single - family detached residential dwellings. Zone: R -12 (Residential, 12 Units per acre). The R -12 zone allows single - family attached /detached residential units, multiple - family residential units, residential care facilities, mobile home parks and subdivision, public support services, family day care, home occupation, temporary use, residential fuel tank, and accessory structures. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.54, 18.80, 18.92, 18.100, 18.102, 18.106, 18.108, 18.150, and 18.164. Comprehensive Plan Policies 2.1.1, 4.2.1, 7.1.2, 7.3.1, 7.4.4, 7.6.1, 8.1.1, and 8.1.3. 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) Final Decision:9 ... ...... 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. THE:D EADLINEFOR ' FILIN..G: >. AN AP IS 3 :30 > >PM::ON::J.UNE 20;: :::1996: _. Questions: If you have any questions, please call the City of Tigard Planning Dept. at (503) 639 -4171. SUB 96-0001/PDR 96-0003/ZON 96 -0004 LEHMAN SQUARE SUBDIVISION NOTICE OF PLANNING COMMISSION FINAL ORDER NO. 96-04PC • • A. 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 an Administrative Specialist II for The City of Tigard, Oregon. ❑ That I served NOTICE OF (AMENDED ❑) PUBLIC HEARING FOR: (cheek box above, N applicable} (check appropriate box below) (Enter Public Hearing Date above) ❑ City of Tigard Planning Director ❑ Tigard Planning Commission ❑ Tigard Hearings Officer ❑ Tigard City Council ❑ That I served NOTICE OF (AMENDED ❑) DECISION FOR: (Check boxabwe,Mapplicable) City of Tigard Planning Director That I served NOTICE OF (AMENDED 0) FINAL ORDER FOR: I (Check box above, H appIIcabk.) (check appropriate box below) ❑ / City of Tigard Planning Director @/ Tigard Planning Commission ❑ Tigard Hearings Officer ❑ Tigard City Council ❑ That I served OTHER NOTICE OF FOR: A copy of the PUBLIC HEARING NOTICE/NOTICE OF DECISION /NOTICE OF FINAL ORDER/OTHER NOTICE(S) of which is attached, marked Exhibit "A ", w Wailed to each n., ed person(s) at the addres(s) shown on the attache 'st(s), marked Exhibit "B" o , he da o 199 , and deposited Ge in th ' nit d States Mail on th 0 11 day f / 199stage prepaid. ,.. , a., (7 7 f ar Prepared Notice ' n Subscribed and sworn /affirmed before me on the _l_i of 06141 / , 1 OFFICIAL SEAL r DIANE M JEDERKS l . .I�I�� . . `�- 7 NOTARY PUBLICOREGON COMMISSION N.046142 NOTARY PUB F OREGON MY COMMISSION EXPIRES SEPEMBER 07, 1999 My Commission xpires: 7FILE INFOO.:& /� SZ ' �', ) NAME(S): `e -A/ ' ' U/ S ia,C ;UGC` " ��-` c'V CASE NO.(S): 54 9Z '_ Opp f7P K -- O 3 v g CP`00b4 TYPE OF NOTICE & DATE: • CITY OF TIOARD PROPOSAL DESCRIPTION FILE NO: SUBDIVISION (SUB) 96 0001 /PLANNED DEVELOPMENT REVIEW (PDR) 96- 0003 /ZONE CHANGE (ZON) 96 -0004 FILE TITLE: LEHMAN SQUARE SUBDIVISION APPLICANT: Alpha Engineering OWNER: Hans Hendgen 9600 SW Oak Street, Suite 230 15243 NE Countryside Drive Portland, OR 97223 Aurora, OR 97002 (503) 452 -8003 (503) 678 -2282 REQUEST: A request for the following development applications: 1.) Subdivision preliminary plat approval to divide an approximately .58 acre parcel into 7 lots ranging between 1,928 square feet to 5,670 square feet; 2.) Zone Change approval to apply the Planned Development designation to the property in addition to the current Residential R -12 zoning designation of the subject property; and 3.) Planned Development Review to allow construction of a private street and to allow attached single - family residential dwellings adjacent to single - family detached residential dwellings. LOCATION: 9475 SW Lehman Street (WCTM 1S1 26DC, Tax Lot 1000). ZONE: R -12 (Residential, 12 Units per acre) The R -12 zone allows single - family attached /detached residential units, multiple - family residential units, residential care facilities, mobile home parks and subdivision, public support services, family day care, home occupation, temporary use, residential fuel tank, and accessory structures. APPLICABLE REVIEW Community Development Code Chapters 18.54, 18.80, 18.100, 18.102, 18.106, CRITERIA: 18.108 and 18.164. CIT: East CIT FACILITATOR: List Available Upon Request PHONE NUMBER: (503) DECISION MAKING BODY STAFF DECISION X PLANNING COMMISSION DATE OF HEARING: 6/3/96 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: Will D'Andrea (503) 639 -4171 x315 SUB 96 -0001 LEHMAN SQUARE SUBDIVISION PROPOSAL/REQUEST FOR COMMENTS 03,27,1996 14:47 5 0329119 00 JOHN L SCOTT PAGE 02 10 ;. yy 1.1 .::5r1 y`/b 1!.: 1 5032V11 VUU ..lul +l I . '�. I I I I .• • i1: i C ITY OF T1aMW, 01E101 UMMULABUGUla CITY OF TIGARD, 13123 OW E 90 go* 23397 Tigard, Oregon 97223 - (S03) e39 -4171 FOR STAMP min ONLY CA" NO . jv q(, !O 1 _ OTHER CASE NO' a: I) (L 9 - 3 Zp)J fr0 'l RECEIPT NO. • APPLICATION ACC TBU H ? ~_ 1. GENERAL 1NF!DA�ON DATE: PAOpEBTY ADD$Z$5 /I+OCATtO LE Application elements submitted: ....,.,,.(A) Ap0linatioa Fora (1) t,% TAX MAP AND TAX LOT R0. .,—(8) Owner'• eignatute /written i/ ,... s-1_...? _(�G_,�„� authoritatlon 927E B128 _ .0 di ��,, (C) Title transfer instrument (1)0' PROPERTY OWNEE/DEED RUDER* -- - --4 essaz`• 1) "^ ----- _".,,( g) Preliminary plat (pre -app ADDRESS checklist) PHONE CITY ZIP ..- ... (r) Applicant's statement A 1PPL /CANT* t - of 1 ,,Iii‘ (pre-app checklist) a • .� ( 0 ) List of property owners and �p DRgS9 cj'L GI" :Iit • ' � addraaaes within 230 Peet (i) IWkea the owner and the applicant ZIP _ " ...... (E) !sling fee (f415 plus 13 r‘ People, the applicant must be p urchaser of t record per lot) it a leases in posseoaton with written authorteastion DATE DETERMINED TO BE COMPtg=g: roe the owner or as agent of the owner with written uthoritation. The owoer(s) must sign this pplieaetoa in the space provided on pa$e two or ubait a written authorisation with this application. FINAL DECISION DBADLiNEe • PROPOSAL S ___ COMP. PLAN /ZONE DESIGNATION, The owners a record of the subject rpp t request permission to divide a • Af N.P.O. Number: parcel into - 7 otal Are* ssy� er o : ocs ) Ices between Preliminary Plat Approval Dates -� mid squats feet in same. Final Approval Dates Planning 20P /13P v'ds 3/88 Engineering Z 0 - d u o s o O M -- • w n r G:9 cram 9 6 -4Z — 21 H w • 03/27/1996 14:47 5032911900 JOHN L SCOTT PAGE 03 ""t„ 51.1"4", uti , Ii . NA� I. . ,lift PAGE 03 3. List any variance, Planned Development, Sensitive Lands, or other land use actions to be con icier d as part of this application : _t> 4. Applicants: To have a complete application you will need to aubmi t attechMonts described is the. attached information sheet at the time you submit this application. 5. TRR APPLICANT(S) BEALL cERTIPT TRATs A. The abov re most does not violate an deed restrictions the ma. be i ttac_e to or mpose upon t e sub eat prapert S. if the application is granted, the applicant will exercise the rights !ranted in aecordbdce with the terms and subject to all the conditions and liaitetiona 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 so. acknowledge revoked if it is any permit that:anw issued, based on this hags. y ueh statements are D. The applicant has read the entire Contents of ths.application, including the policies and criteria, and understands the requirements for approving or denying the application. DATED this day of • SIGNATURES of ash omen (es. husband and wile) of the subject property. • • ixst.epm /os2op) • Z 0 d " c:. Z a pq. • s s w o F S g = 6 a m 9 G- . Z -- """ • _ _ r CITY OF TIGARD April 5, 1996 OREGON Mike Miller Alpha Engineering Plaza West, Suite 230 9600 SW Oak Street Portland, OR 97223 Re: Notice of Application Acceptance Dear Mr. Miller: The Planning Division has conducted a preliminary review of SUB 96- 0001 /PDR 96 -0003, an application for Subdivision /Planned Development Review, and considers the application complete. The Engineering Department states that you will need to pre -treat storm water prior to discharge into a drywell and requests that additional calculations and soil test data support the proposal to use a drywell. If you have any questions concerning this information please feel free to contact me at (503) 639 -4171. Sincerely, Zt4. Will D'Andrea Assistant Planner is curpIn\willtsub96 -01.IU c: _SUB .96- 0001 -Land use file 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639 -4171 TDD (503) 684 -2772 1110 s, 1 i> D D • D. • ALPHA ENGINEERING INC. PLANNING DEVELOPMENT SERVICES A SURVEYING March 28, 1996 Mr. Will D'Andrea City of Tigard Community Development Department 13125 SW Hall, PO Box 23397 Tigard, OR 97223 RE: Lehman Square Job No.500 -245 Dear Will: Attached with this letter is an application for a Preliminary Subdivision Plat and Planned Development for the property located at 9475 Lehman Street ( Tax Map 1S1 26DC Tax Lot 1000) in the City of Tigard. The following documents, maps and applications are included based on the Preapplication Checklist: No. Of Copies Document /Map 1 Application form 1 Check for $950 Subdivision Map: $415 plus $5 per lot = $450 `{ Planned Development Application = $500 TOTAL $950 i 5 1 Application Checklist /Owner's signature 1 Grant Deed 1 Sales Agreement 1 List of property owners within 250 feet of property 24 Applicant's statement (Narrative) 24 Preliminary Subdivision Map (2 sheets) Thank you for your assistance and cooperation on this project. Sincerely, ALPHA ENGINEERING, INC. Mi e filler Project Planner . PLAZA WEST A SUITE 230 G 9600 SW OAK G PORTLAND, OR 97223 A 503- 452 -8003 A FAX 503 - 452 -8043 �\ • w • CITY OF TIGARD • COMMUNITY DEVELOPMENT DEPARTMENT ,. APPLICATION CHECKLIST CRY OF TIGARD The items on the checklist below are required for the succesful completion of your application submission requirements. This checklist identifies what is required to be submitted with your application. This sheet MUST be returned and submitted with all other applicable materials at the time you submit your land use application. See your application for further explanation of these items or call the City of Tigard Planning Division at (503) 639 -4171. Staff: Lt/ /7 /) %1.�, :�/� Date: 1 C (6 APPLICATION & RELATED DOCUMENT(S) SUBMITTAL REQUIREMENTS INCLUDE / MARKED ITEMS A) Application form (1 copy) B) Owner's signature/written authorization C) Title transfer instrument/or grant deed D) Applicant's statement No. of Copies 2 * j E) Filing Fee $ 5EE Se )ie be SITE - SPECIFIC MAP(S) /PLAN(S) SUBMITTAL REQUIREMENTS INCLUDE / MARKED ITEMS A) Site Information showing: No. of Copies I ,? 1. Vicinity map 2. Site size & dimensions 3. Contour lines (2 ft at 0 -10% or 5 ft for grades > 10 %) 4. Drainage patterns, courses, and ponds 0 5. Locations of natural hazard areas including: 0 (a) Floodplain areas 0 (b) Slopes in excess of 25% 0 (c) Unstable ground (d) Areas with high seasonal water table 0 (e) Areas with severe soil erosion potential 0 (f) Areas having severely weak foundation soils 0 6. Location of resource areas as shown on the Comprehensive Map Inventory including: (a) Wildlife habitats (b) Wetlands 7. Other site features: (a) Rock outcroppings 0 (b) Trees with 6" _ caliper measured 4 feet from ground level 8. Location of existing structures and their uses G' 9. Location and type of on and off -site noise sources ° 10. Location of existing utilities and easements 11. Location of existing dedicated right -of -ways LAND USE APPLICATION J LIST PAGE 1 OF 3 I) Subdivision Prelimin. Plat Map and Data Indicating: io. of Copies Qi-t 1. Scale equaling 30,50,100 or 200 feet to the inch and limited to one phase per sheet CK 2. The proposed name of the subdivision V 3. Vicinity map showing property's relationship to arterial and collector streets m' 4. Names, addresses and telephone numbers of the owner, developer, engineer, surveyer and designer (as applicable) re. 5. Date of application ar 6. Boundary lines of tract to be subdivided V 7. Names of adjacent subdivision or names of recorded owners of adjoining parcels of un- subdivided land o 8. Contour lines related to a City - established benchmark at 2 -foot intervals for 0 -10% grades greater than 10% e 9. The purpose, location, type and size of all the following (within and adjacent to the proposed subdivision): (a) Public and private right -of -ways and easements (b) Public and private sanitary and storm sewer lines Ell (c) Domestic water mains including fire hydrants 01 (d) Major power telephone transmission lines (50,000 volts or greater) (e) Watercourses 0 (f) Deed reservations for parks, open spaces, pathways and other land encumbrances 0 10. Approximate plan and profiles of proposed sanitary and storm sewers with grades and pipe sizes indicated on the plans t 11. Plan of the proposed water distribution system, showing pipe sizes and the location of valves and fire hydrants Pr 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 e 13. Scaled cross sections of proposed street right -of- way(s) 14. The location of all areas subject to inundation or storm water overflow tia 15. Location, width & direction of flow of all water courses & drainage -ways p/ 16. The proposed lot configurations, approximate 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 18. The existing uses of the property, including the location of all structures j 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) Cr' (b) Proof of property ownership \: (C) A proposed plan for provision of subdivision improvements Z 1 20. Existing natural features including rock outcroppings, wetlands & marsh areas 0 _1. If any of the foregoing information cannot practicably be shown on the preliminary plat, it shall be incorporated into a narrative and submitted '‘,1\ with the application LANG USE APPLICATION 1 LIST PACE 4 OF 3 • ' /` 7 Q G' .� led L im indi d n t • lr o I` c 1 I IVI T 1 Thi is a led in i g document If not a nd r od eek compete)" vice a rr e s 2 r � tN FINAL, !E C ACI�N L DG T: r and Buyer hereby acknowledged consentlo th owing agency relationships in this transaction: 3 (1) l rf f f l ' (selling REALTOR') of 1 Jv ` e ah I- -t ✓4a, (selling REALTOR firm) Is the 4 • agent of (check one): the Buyer exclusively ( "buyer agency "). ❑ the Seller exclusively ( "subagency "). ❑ both the Seller and the Buyer ( "in- s !-- comp y transaction" (( 6 E a (2) i d'r 70L4 (listing REALTOR') o 70L4 • S,.... �, (listing REALTOR firm) is the 7 L E 2 agent of (che one): the Seller exclusively. ❑ both the Seller and the Buyer ( "in- company transaction "). 8 c c¢ Buyer shall sign this acknowledgment at the time of signing this agreement before submission to Seller. Seller shall sign this acknowledgment at the 9 s i;• time this agreement is first submitted to seller, even if this agreement will be rejected or a counter -offer will be made. Seller's signature to this Final 10 m Q Agency Acknowledgment po n of the agreem n shall of constitute acceptance of the agreement or any terms therein. i i ° Buyer Signature: l Y 9 � u- ' � Date?' � �/ Z? 1P( 5 12 Date: ` , 19 13 Seller Signature: I Date: /2/2/ , 19 T la tt �( Q Date: , 19 15 The undersigned Buy ffers o pu hase the following d s ribed I property situ ed in the Co t% ty of Jet 5 X54 State of Oregon 18 ft (legal description): • O t owing S 34 'OttC I Q W.ta•cti 11 a r e 1 vac �S '! t7 ` and commonly known as (street address): q i f 7 S S: L• Le il f a ►r . • 18 .c for the purchase price of $ ` 19 O 0 on the following terms: Earnest money herein receipted for $ ✓ . • 20 c on as additional earnest money, the sum of $ 21 a at or before closing, the balance of down payment • $ uiv 22 at closing and upon deliv ery of 0 DEED ❑ CONTRACT the sump: (Lines 20, 21, 22 and 23 must equal Line 19) ... $ I • — 23 payable as follows: M/ Q G421 737.04 �<- b.1 24 25 26 27 28 If Buyer assumes indebtedness, then in addition to the purchase price, Buyer is to pay required assumption fee and reimburse Seller for sums held in 29 reserve accounts. 30 BUYER'S REPRESENTATION: Buyer represents that Buyer has sufficient funds available to close this sale in accordance with this agreement and is 31 not relying on any contingent source of funds unless otherwise disclosed in writing in this agreement. 32 o I ' • _ • REQUIRED, TRANSACTION SUBJECT TO BUYER AND PROPERTY QUALIFYING FO: - • • 1. :uyer agrees to make 33 Zs z written loan application not later than : • • ess days from date an agreeme • ' -- - • -, complete necessary papers and exert best efforts to 34 m d procure the loan. If discount points are required for financi • • - • • i • e • .•• : _ • *WS: 35 n d o= Lender required repairs will be • - •, . o ows: 36 37 Unless otherwise provided herein, lender required inspection fees ill be paid by :u . 38 • SPECIAL CONDITIONS: ' • Pc 7 • # ,, A - !, ,. . , , ,C.- My Ian,, 39 • , . • l t t:r/ by 7 L,, G ovt s•74rac-fr `7 C e' /9r1) 40 6 ° oF. 42 nc / r n e &AV L c )a r,r`e /S ..?".e. r r? vl, o Le-re. CJ Q-rw rr9u.4. CI 4 -r�c ( si v a ��p 43 s 45 74;3 c,-If- ` Ge , Y)o e a S50c.,(3 lttel G1: 111 E. lig li6 2.5 25 25 47 For additional provisions, see Addendum - 48 I E. Eamest Money Receipt No. 2 3 0 4 8 9 © 1995 Portland Metropolitan Association of REALTORS (Rev. 6/95) Initia ers -7 Date,(_ REALTOR° No portion may be reproduced without expressed permission of PMAR. Buyers r 1v ' SALE AGREEMENT AND RECEIPT FOR EARNEST MONEY - Page 1 of 5 Sellers Initials: �iJL/ Date: % L 12.1h Seller acKnowleoges mat it property is r construction, aener must comply with FTC insu 'n disclosure requirements. THE PROPERTY 4!) DESCPiIBED IN THIS INSTRUMENT MAY .T BE WITHIN A FIRE PROTECTION DISTRICT P F ECTING STRUCTURES. THE PROPERTY IS so SUBJECT TO LAND USE LAWS AND I LATIONS, WHICH, IN FARM OR FOREST ZON�fvIAY NOT AUTHORIZE CONSTRUCTION OR 51 SITING OF A RESIDENCE AND WHICH LIMIT LAWSUITS AGAINST FARMING OR FOREST PRACTICES AS DEFINED IN ORS 30.930 IN ALL 52 CD ZONES. BEFORE SIGNING OR ACCEPTING THIS INSTRUMENT, THE PERSON ACQUIRING FEE TITLE TO THE PROPERTY SHOULD CHECK s :, WITH THE APPROPRIATE CITY OR COUNTY PLANNING DEPARTMENT TO VERIFY APPROVED USES AND EXISTENCE OF FIRE 54 c PROTECTION FOR STRUCTURES. Unless otherwise herein provided, the property is to be conveyed by statutory warranty deed free and clear of all ss u ' liens and encumbrances of record except taxes which are a lien but not yet payable, zoning ordinances, building and use restrictions, reservations in sr, Federal patents, utility easements of record which benefit the property or area n which the property is located, private covenants, conditions and 57 restrictions of record for the development of which the property is a part, and e 52 .. 59 FIXTURES: All fixtures are to be left upon the premises. Fixtures shall include but not be limited to: built -in appliances; attached floor covering; so v 9 drapery rods and curtain rods; window and door screens; storm doors and windows; irrigation, plumbing, ventilating, cooling and heating fixtures; 61 c -5 water heaters; attached elec is light and bathroom fixtures; light bulbs, fluorescent lamps; window blinds; awnings; fences; all planted shrubs, plants 62 x and trees; EXCEPT: h •e 63 CD 0 I PERSONAL PROPERTY: The following personal property, in 'as -is" condition and at no value is included: /lo K • 64 . 65 E A OWNED ❑ LEASED. If leased : - ! • rieseefrer 67 is SELLER REPRESENTS THE; (1) The above dwelling is connected to In a public sewer system ; ❑ a cesspool or septic tank; ❑ a s6 public water system; a private well; (2) at the earlier of possession or closing date, the dwelling will have an operating smoke detector 69 as required by law; (3) Seller has no knowledge of any hazardous substances on the property other than substances (If any) contained In 70 o appliances and equipment; (4) Seller knows of no material structural defects; (5) all electrical wiring, heating, cooling, plumbing and 71 43 c irrigation equipment and systems will be in good working order and the balance of the property, including the yard, will be In substantially 72 N m its present condition at the time Buyer is entitled to possession; (6) Seller has no notice of any liens to be assessed against the property; 73 g and (7) Seller has no notice from any governmental agency of any violation of law relating to the proprrty. These representations are of cc Seller's actual knowledge. Seller has made no investigation. Exceptions to items (1) through (7) are: / o�.� 75 . Buyer recognizes that asbestos commonly exists in insulation, ceilings, floor coverings and other areas in 76 residential properties. Seller makes no representations regarding the presence or condition of asbestos. 77 AS IS: Except for Seller's express written agreements and written representations contained herein, and Seller's Property Disclosure, if 78 H N any, Buyer is purchasing the property AS IS, In its present condition and with all defects apparent or not apparent. Buyer has not relied on 79 a any additional representations made by Seller, agents of selling REALTOR® firm or listing REALTOR® firm (if any) regarding the size, so condition, utility or any other aspect of the property. 81 PRIVATE WELL: Seller represents that the private water well located on or serving the property has provided an adequate supply of • - ter during the 82 entir- • - or household use, and to the best of Seller's knowledge, the water is fit for human consumption and the co. . • _4 use of the well and 83 water is authoriz1 • • and complies with the laws of the State of Oregon and appropriate govemmental agen ' - :. 'o other representations are made 84 concerning the water sup. . d well except as expressly stated in this agreement. If the well . - •'•es water for domestic purposes, upon Seller's es acceptance of Buyer's offer, Seller, . - - s expense, will have the well tested for •• : es and total coliform bacteria and for such other matters as 86 are required by the Oregon Health Division. Upon - - - •• Seller sha - • ptly submit the test results to the Oregon Health Division and Buyer. e7 4, Buyer, at Buyer's expense, may have the well water tested • • •a • • uality by a qualified tester, and obtain a written report of such test or tests, 88 showing the deficiencies (if any) in the well and • - • ndards required to corre - - deficiencies, all within business days (seven if not filled 89 in) after the date an agreement is m- • -. e written report of the test made by Seller o - ritten report of any such test made by Buyer shows a so substantial deficiency in . or quality of the water, then Buyer may terminate this transaction i • : - 'vering written notice of termination, together 91 with a copy of th- • .ort, to Seller or the listing REALTOR within 24 hours after the receipt by Buyer of the wr - -st report, unless within 24 hours 92 after d- • - of notice of termination Seller agrees in writing to correct the deficiencies shown on the report. Any report o• by Buyer will show 93 what deficiencies, if any, are substantial. 9 INSPECTIONS: Buyer understands that a complete professional inspection of the property is advisable. 95 g _ PROFESSIONAL INSPECTION: At Buyer's expense Buyer may have the property and all elements and systems thereof inspected by one or ss more professionals of Buyer's choice. If an inspection report shows a material defective condition in the property, Buyer may terminate the 97 d transaction by delivery to Seller or listing REALTOR written notice of Buyer's disapproval of the inspection report within business 98 a days (seven if not filled in) after the date this agreement is made. Buyer shall promptly provide a copy of the report to Seller if requested by 99 Seller. Buyer understands that if Buyer does not disapprove of an inspection report in writing within the time provided above, that too constitutes acceptance of the condition of the property. 1o1 ❑ BUYER'S INSPECTION: Buyer has personally inspected the property and all elements and systems thereof. Buyer is fully satisfied and has 102 elected NOT to have an inspection performed by anyone else. •103 L06, frie- NOTE: Fill in preprinted number from Page 1 I - s t . M o n e y Receiy .. 3 0 3 64 ; . 1 , • • © 1995 Portland Metropolitan Association of REALTORS (Rev. 6/95) ell•W ® No portion may be reproduced without expressed permission of PMAR. 01X0 Date: / REALTOR _ SALE AGREEMENT AND RECEIPT FOR EARNEST MONEY - Page 2 of 5 RPAI T(1R'C nnov Sellers Initials: 461 Date: P. THIS SALE WILL BE CLOSED IN ESCRO Costs of escrow shall be shared equally between S• " •r and Buyer, unless Buyer is financing through 104 w Federal VA, in which case Seller shall pay i w costs. I 105 ' CLOSING: TIME IS OF THE ESSENCE.., osing shall occur on or before pia., -�,,)n/ "" ! 3 / • q.J , or as soon thereafter as financing 106 a) documents can be prepared and marketable title delivered, but not to exceed 10 busi/fess days (ten if not filled in). This extension is not available - 107 g if financing documents are prepared and marketable title can be delivered on the specified closing date. The terms "closing," "closed," or "closing toe date," shall mean when the deed or contract is recorded and funds are available to Seller. Seller and Buyer acknowledge that for closing to 109 O • occur by the date specified, it may be necessary to execute documents and deposit funds in escrow prior to that date. 110 N POSSESSION: Seller shall remove all personal property not sold to Buyer and deliver possession to Buyer: (Check one only) (1) on the closing 111 a date; (2) ❑ days after the closing date; (3) ❑ on: ,19 112 o PRORATIONS: Prorates for rents, c rent year's taxes, interest on assumed obligations, and other prepaid expenses attributable to the property shall 113 .� be as of: (Check one only) (1) the closing date; (2) ❑ date Buyer is entitled to possession; or (3) ❑ ,19 G 114 °' SELLER POSSESSION AFTER CLOSING: In c the event that Seller and Buyer have agreed that Seller will deliver possession after the closing date, 116 c Seller shall pay as consideration $ i per per day for each day after closing that seller remains in possession of the property. Such payment 116 shall be made by Seller through escrow at the time of closing. 117 UTILITIES: Seller to pay all utility bills accrued to date Buyer is entitled to possession and Buyer to pay Seller for heating fuel then on premises, at 118 N °' Seller's supplier's rate on the possession date. Payment to be handled between Buyer and Seller outside of escrow. 119 5 INSURANCE: Seller to keep the property insured until closing. 120 ESCROW DEPOSIT: The neutral escrow depository in Oregon is hereby instructed by Seller, Buyer, selling REALTOR ° firm and the listing REALTOR 121 firm (if any) as follows: (1) Upon your receipt of a copy of Buyer's offer marked "rejected" by Seller or of selling REALTOR ° firm's written advice that 122 'o • the offer is "rejected° by Seller you are to refund the eamest money to Buyer. (2) Upon your receipt of a copy of the sale agreement signed by Seller, 123 C1 Buyer, selling REALTOR firm and the listing REALTOR ° firm (if any), set up an escrow account and proceed with closing in accordance with the 124 o terms of this agreement. If you determine that the transaction cannot be closed for any reason (whether or not there is then a dispute between the 125 w parties), hold- the eamest money deposit until you receive mutual written instructions from Seller, Buyer, selling REALTOR firm and the listing 126 REALTOR ° firm (if any) as to disposition of the deposit. 127 TITLE INSURANCE: Prior to closing, Seller will promptly furnish to Buyer a preliminary title report by a title insurance company showing the condition 128 F H of the title to the property. Within 30 days after closing, Seller shall furnish to Buyer an ALTA standard form of title insurance policy insuring Buyer in 129 s the amount of the purchase price and showing good and marketable title. 130 EARNEST MONEY PAYMENT/REFUND: If Seller does not approve this agreement, or cannot furnish marketable title within thirty days after notice 131 containing a written statement of defects is delivered to Seller (but in no event beyond the closing date), or Seller having approved the sale fails to 132 2 consummate it, the earnest money shall be refunded. However acceptance by Buyer of the refund does not constitute a waiver of other remedies 133 g -a available to Buyer. If Seller approves the sale and title is marketable and either: (1) Buyer has misrepresented Buyer's financial status; or (2) Buyer's 134 CD bank does not pay any check given as earnest money, when presented; or (3) Buyer fails to redeem any note given as earnest money, when due; or 135 E � , (4) Buyer fails to complete the purchase or perform any other act as herein provided; then the earnest money herein receipted for and any additional 136 ` a earnest money paid or agreed to be paid shall be paid to Seller as liquidated damages, and this agreement shall be of no further binding effect. It is 137 the intention of the parties that under no circumstances shall Buyer be liable to Seller under this agreement beyond the amount of earnest money 138 provided for herein. 139 y BINDING EFFECT /CONSENT: This agreement is binding upon the heirs, personal representatives, successors and assigns of Buyer and Seller. 14o mwv However, Buyer's rights under this agreement or in the property are not assignable without prior written consent of Seller. 141 FOREIGN INVESTMENT IN REAL PROPERTY TAX ACT: The Foreign Investment in Real Property Tax Act ( "FIRPTA "), requires every person who 142 < purchases real property located within the United States from a "foreign person* to deduct and withhold from the Seller's proceeds ten percent (10 %) 143 • of the gross sale price, with certain exceptions, and to pay the amount withheld to the Internal Revenue Service. A "foreign person" includes a non- 144 ir LI resident alien individual, foreign corporation, foreign partnership, foreign trust and foreign estate. Seller and Buyer agree to execute and deliver, as 145 appropriate, any instrument, affidavit or statement, and to perform any acts reasonable or necessary to carry out the provisions of FIRPTA. 146 LEVY OF ADDITIONAL PROPERTY TAXES: The property (check one) ❑ is ❑ is not specially assessed for property taxes (e.g. farm, forest or 147 other) in a way which may result in levy of additional taxes in the future. If, as a result of Buyer's actions or this sale of the property, the property 148 either is disqualified from special use assessment or loses its deferred property tax status, unless otherwise specifically provided in this agreement, 149 c m <A Buyer shall be responsible for and shall pay when due, any deferred and/or additional taxes and interest which may be levied against the property, 150 o� and shall hold Seller completely harmless therefrom. However, if as a result of the Seller's actions prior to closing, the property either is disqualified 151 a a from its entitlement to special use assessment or loses its deferred property tax status, Seller shall be responsible for and shall pay at or before 152 closing, all deferred and/or additional taxes and interest which may be levied against the property and shall hold Buyer completely harmless 153 therefrom. 154 . NOTE: Fill in preprinted number from Page 1 • ''Earnest Money Etecei , • © 1995 Portland Metropolitan Association of REALTORS (Rev. 6/95) - Buyers Initials: ��` Date ;K No portion may be reproduced without expressed permission of PMAR. �� -.� SALE AGREEMENT AND RECEIPT FOR EARNEST MONEY - Page 3 of 5 Sellers Initials: L Date: /2"0_,/Qsa• • ADDITIONAL LAND SALES CONTRACT 'UST DEED PRUVISIUNS: It this transaction is for F 1 estate contract or trust deed, after closing date iv) Buyer agrees to pay when due all taxes . liens placed on the property and have fire and st rd extended coverage insurance satisfactory to 1sr, H E • Seller, on the property. Buyer's breach ofIrcontract/trust deed term shall entitle Seller to all s available by contract/trust deed, in law or in 157 2 N S•o equity, including the right to call the balance due and payable and to be reimbursed for all costs and reasonable attorney's fees. Unless assumed by Ise Ln- Buyer, Seller to pay all prior indebtedness on the property when due. The Buyer has the option to pay any such prior indebtedness, if Seller fails to do Iso 0 so, and apply the amount paid against the sums due on the contract/trust deed. Ieo MEDIATION /SMALL CLAIMS /ARBITRATION: Seller, Buyer, Listing REALTOR ° firm, Selling REALTOR ° firm and all real estate licensees involved in 161 this transaction each agree that all claims, controversies and disputes, whether they be statutory, contract or in tort (including claims of rescission, 162 misrepresentation, concealment, negligence, fraud and for fees or commissions) between or among any of them which arise out of or are related to 103 . • this agreement, or which relate to the interpretation or breach of this agreement (hereinafter collectively referred to as 'Claims ") shall be resolved in lea y • accordance with the mediation, small claims and arbitration provisions specified herein. The obligation of all parties to comply with these provisions Ies m ix shall survive closing of the sale and purchase•of the property. The following matters are excluded from these provisions and do not constitute Claims: Ias m a (a) judicial or non - judicial foreclosure, forfeiture or any other action or proceeding to collect any amount secured by or to enforce or for breach of a 167 N o trust deed, mortgage or land sale contract; (b) a forcible entry and detainer action; or (c) the filing or enforcement of a construction lien. The filing of a 166 notice of pending action (Hs pendens) or the application to any court having jurisdiction thereof for the issuance of any provisional process or other leg remedy described in Oregon Rules of Civil Procedure or corresponding federal remedies, including a restraining order, attachment or appointment of 170 receiver shall not constitute a waiver of the right to, or waiver of the duty to, utilize the procedures specified herein. 171 8 MEDIATION: All parties and REALTORS acknowledge that the use of mediation is the preferable method of resolving controversies and disputes. 172 0 m Accordingly, all Claims shall first be submitted to mediation in accordance with the rules and procedures of the Home Seller/Home Buyer's Dispute 173 m � Resolution System of the National Association of REALTORS ° . The failure to offer or agree to mediate a Claim may result in the denial of the right to 174 prevailing attorney fees in arbitration. 175 SMALL CLAIMS: All Claims which are within the jurisdiction of the Small Claims Department of the District Court of the State of Oregon ('Small 176 8 E Claims Court") may be brought and determined there, and it shall not be required that such Claims be first submitted to mediation. Provided, however, 177 Em we Seller, Buyer, and all other real estate licensees involved in this transaction understand and agree that they may not bring any Claim against the other 178 in excess of the jurisdictional limit of Small Claims Court, except through the arbitration process described below. 179 ARBITRATION: All Claims that have not been resolved by mediation or which have not otherwise been filed in Small Claims Court, shall be resolved Ieo c by arbitration in accordance with the then effective arbitration rules of the Arbitration Service of Portland or the American Arbitration Association, 191 0 .1.6. whichever organization is selected by the party who first initiates arbitration by filing a Claim in accordance with the filing rules of the organization 182 a ▪ selected, and any judgment upon the award rendered pursuant to such arbitration may be entered in any court having jurisdiction thereof. The 183 prevailing party in any arbitration shall be entitled to apply to the arbitrator for an award of reasonable attorney fees in accordance with ORCP 68. 184 Provided, however, the prevailing party shall not be entitled to any award of attorney fees, unless it is established to the satisfaction of the arbitrator Ias that that party offered or agreed to participate in the above - described mediation process. 186 RECEIPT FOR EARNEST MONEY: The undersigned Selling REALTOR firm ack •wled•es receipt of earnest money (which Selling REALTOR firm 187 agre to handle as provided below) from Buyer in the sum $ ..40,.. El � ^ C ' 1 evidenced by ❑ CASH, CHECK 188 s PROMISSORY NOTE, payable on or before 4. S „ MN • f 189 EARNEST MONEY INSTRUCTIONS: Buyer instructs the undersigned ellinA REA TO ° Firm.: ( heck on) ❑ To deposit the earnest money in 190 Selling REALTOR' Firm's client trust account or ❑ Deposit with l le ( , . 7 D de - Fol negi escrow or ❑ If funds are redeemed 191 under promissory note made payable to Selling REALTOR firm, transfer earnest money from Selling REALTOR' firm to 192 1 O . SELLING REALTOR" FIRM SHALL HAVE NO FURTHER LIABILITY WIT 193 U m RESPECT TO EARNEST M Y WHICH THE PARTIES I E AUTHORIZED TO BE TRANSFERRED TO A THI ARTY. �i 194 w Selling REALTOR' Firm: Y' °eielq T + I j 17// / Selling REALT , 195 � Branch Address: h7� Sc J. p,�eck) 'Y*b►G / I l( // ofi+ �•i� - ✓v n phone: i ' L[P ,5 FAX: G 357 I99 Main Office Address: /.mod 04 0/2 `i ZCb.S Phone: FAX: 197 E PROPERTY DISCLOSURE/DISCLAIMER LAW: Buyer acknowledges that unless otherwise exempted, Buyer has a right to revoke Buyer's offer 199 —° within five (5) business days after delivery of Seller's property disclosure form, or within seven (7) business days after delivery of Seller's written 199 . c y no disclaimer form, or at any time before closing if Buyer does not receive either a disclosure or disclaimer form from Seller. Buyer may waive the right of 200 0. a revocation if done so in writing. If this transaction is exempted from the property disclosure /disclaimer law, Seller and Buyer are encouraged to sign a 201 N written acknowledgment identifying the specific exemption. Seller authorizes the listing REALTOR firm to receive Buyer's notice of revocation, if any, 202 on Seller's behalf. 203 N m 8. o Delivery of photo, telefax, carbon or NCR copies of an original signed document shall be treated the same as delivery of the original. 204 . NOTE: Fill in preprinted number from Page 1 E Money R • t No:. '. _ = Q :. IP -ma ., x © 1995 Portland Metropolitan Association of REALTORS (Rev. 6/95) �� REALTOR® No portion may be reproduced without expressed permission of PMAR. eriffi' Date: � SALE AGREEMENT AND RECEIPT FOR EARNEST MONEY - Page 4 of 5 Sellers Initials: r. .. �,...... -- — _.. 'L i Date: / / _2.o.—" BUYE}t: Print full name(s): 449 r I 4 I IS& k7 ` 205 acknowledges receipt of a completely Win copy which Buyer has fully read and undeW,ds and acknowledges that Buyer has not 2os H received or relied upon any statements made by Seller or any real estate agent which are not herein expressed. Neither Seller nor agent • 207 . 2• warrants the square footage of any structure or the size of any land being purchased. If square footage or land size is a material 200 a consideration, all structures and land should be easured by uyer prior to signing this sale agreement. 209 o E Deed or contract to be prepared in the name of: 4viS c' K Cs re i 210 y expire t 16 , 19 75, A.M. 5 P.M., if not accepted within that time. However, Buyer may 211 m This offer shall automaticall ex ire on Date. a withdraw this offer any time pricy to written acc: stance This offer may only be accepted by Seller in writin 212 I Buyer Signature: (A) _ 1 16. i t y)A ' A Date: D Z ,19 <C,.. A.M. P.M. 213 Buyer Signature: (B) Date: ,19_ ; A.M. P.M. 214 Address: Zip 215 Phone: Home Work(A) Work(B) ' 216 SELLER'S ACCEPTANCE: Seller accepts this offer. Seller agrees to pay to the Selling REALTOR' firm or, if this is a co-op transaction, the listing 217 REALTOR'firm, the sum of $ for professional real estate services rendered in this transaction. Seller authorizes listing 21e REALTOR ® firm to order a preliminary title report and title insurance at Seller's expense and further authorizes escrow to pay out of the cash proceeds of 219 sale the expenses of furnishing title insurance, Seller's recording fees, Seller's closing costs and any encumbrances on the property payable by Seller on 220 or before closing. Seller is a U.S. citizen unless otherwise stated herein (See FIRPTA clause Lines 142 through 146.) Seller acknowledges receipt of a 221 completely filled in copy of this agreement, which Seller has fully read and understands. Seller acknowledges that Seller has not received or relied 222 TS on any statement made by any real estate agent which is not herein expressed. In the event Buyer fails to complete the sale as herein provided, the 223 0 E earnest money shall be distributed as follows after deduction of any title insurance and escrow cancellation charges: (check one) ❑ First to the listing 224 m REALTOR® firm, to the extent of the agreed commission just as if the transaction had been consummated, with residue to Seller; 225 m ❑ or 226 • SELLER: Print full name(s): J L W ov 227 Seller Signature: (A) Date: 12 - t. ,19_ ; A.M. P.M. 228 Seller Signature: (B) / I Date: ,19_ ; A.M. P.M. 229 Address: 12 OIC,t I t.a.�+ 1T r►Jt / kat al Zip 9 230 Phone: Home ave- 24i). - IN 1 +4 - Work(A) ' 0 8 ' — 262-- X764 Work(B) 2 ' 2 4 3 - 0; or 231 E BUYER'S ACKNOWLEDGMENT: Buyer acknowledges Seller's acceptance of this agreement and acknowledges receipt of a copy thereof signed by 232 m � Seller. These documents constitute an agreement to sell and purchase the property. 233 2 Buyer Signature: (A) Date: ,19_ ; A.M. P.M. 234 a Buyer Signature: (B) Date: ,19_ ; A.M. A.M.. P.M. P 235 REJECTION /COUNTER OFFER: 236 SELECT ONE: ❑ Seller does not accept the foregoing offer, but makes the attached counter offer OR ❑ Seller rejects Buyer's offer without a 237 a counter offer. 238 m c o SELLER: Print full name(s): 239 U a Seller Signature: (A) Date: ,19— ; A.M. P.M. 240 a Seller Signature: (B) Date: ,19_ ; A.M. P.M. 241 m 2 Address: . • Zip 242 Phone: Home Work(A) Work(B) 243 `o Co-op transaction between above named Selling REALTOR' firm and (listing REALTOR' firm) and 244 o y (listing REALTOR'). Selling REALTOR' firm to receive • of purchase price. 245 m d F Listing REALTOR' firm phone: FAX: 246 Listing REALTOR'S' Broker's initials Selling REALTOR'S' Broker's initials 247 NOTE: Fill in preprinted number from Page 1 III E tEamest:MoneyReceipt • 3cy ,..^:,.• s �/r.'n�`�p ® 1995 Portland Metropolitan Association of REALTORS ® (Rev. 6/95) REALTOR® No portion may be reproduced without expressed permission of PMAR. SALE AGREEMENT AND RECEIPT FOR EARNEST MONEY - Page 5 of 5 IQ P M TnD'Q nnov P . 0 T • • ADDENDUM "A" TO SALE AGREEMENT AND RECEIPT FOR EARNEST MONEY #230489 by and between JAMES L. WATSON, SELLER and HANS HENDGEN, BUYER for the property located at 9475 SW Lehmann Street Tigard, Oregon 97223 The following Addendum is considered a part of and an attachment to the above referenced Sale Agreement. The Seller hereby accepts Buyer's offer with the following changes: 1. Earnest Money• AI ) Dil a. Buyer shall notify Seller in writing not later than February 29, 1996, as to whether Buyer is willing to waive all contingencies and proceed with the purchase of the Property. In his notice, Buyer must waive all contingencies and affirm Buyer's commitment to proceed with the purchase of the Property. Buyer's $5,000 earnest money deposit then in escrow shall thereupon be deemed nonrefundable and shall be promptly released by escrow to Seller. b. If Buyer has not completed his due diligence by February 29, 1996, then Buyer shall have the right to extend his due diligence period for an additional 30 days, to March 29, 1996, by doing the following: i. Buyer shall give written notice to Seller, on or before 5:00 p.m. P.S.T., February 29, 1996, of Buyer's intention to exercise his right to extend his due diligence period. ii. Buyer shall make an additional $5,000 deposit into escrow on or before 5:00 p.m. P.S.T., February 29, 1996. iii. Buyer shall instruct escrow to release the existing $5,000 deposit to Seller, which shall be earned by Seller immediately in consideration for the extension of Buyer's due diligence period. However, if Buyer subsequently closes the purchase of the Property in accordance with this Agreement, then the $5,000 shall nonetheless be credited toward the purchase price of the Property. c. if Buyer has extended his due diligence period as provided in subparagraph b. above, then Buyer shall notify Seller in writing not later than 5:00 p.m., March 29, 1996, as to whether Buyer is willing to waive all contingencies and proceed with the purchase of the Property. In his notice (the "Notice of Affirmation "), Buyer must waive all contingencies and affirm Buyer's commitment to proceed with the purchase of the Property. Buyer's additional Page 1 of 2 Pages J L 1 $ 5,000 earnest money deposit then in escrow shall thereupon be deemed nonrefundable and shall be promptly released by escrow to Seller. If Buyer does not give Seller the Notice of Affirmation, then this Agreement shall be deemed to be cancelled and of no further effect, Seller shall retain the $5,000 previously released to Seller as consideration for the expired extension of the due diligence period, the additional $5,000 deposit made by Buyer shall be refunded to Buyer, and neither party shall have any further obligation hereunder (except that Buyer shall be responsible for repairing any damage that may have occurred to the Property as a result of any entry onto the Property by Buyer or Buyer's agents in connection with Buyer's due diligence review of the Property, and Buyer shall hold Seller harmless from any loss occasioned thereby). 2. Closing: Closing shall occur no later than May 1, 1996. Buyer's obligation to close, once Buyer has affirmed his intention to purchase the Property, shall be absolute and binding on Buyer, whether or not Buyer is of is not able to obtain final permits from the City of Tigard or Washington County or other governmental agencies for Buyer's project. 3. Tax - Deferred Exchange: Buyer agrees to cooperate with Seller in carrying out the sale of the Property by way of a tax - deferred exchange under Section 1031 of the Internal Revenue Code, provided that (i) Seller shall pay all costs of the exchange so that Buyer's participation in the exchange shall not increase Buyer's cost of purchasing the Property, and (ii) the closing shall not be delayed on account of the exchange. 4. Commission: Seller agrees to pay a commission to listing agent in the amount of $9,600, contingent upon the closing of the sale. The commission will be shared by selling realtor and listing realtor in accordance with a separate agreement. It is understood that no broker has any claim to any portion of any earnest money deposit retained by Seller in the event Buyer forfeits any of the earnest money to Seller, and that 100% of such earnest money shall be retained by Seller. 5. This offer shall remain open until 5:00 p.m. on December 27, 1995. 6. If there is any conflict between the provisions of this Addendum and the provisions of the Sale Agreement, the provisions of this Addendum shall control. AGREED AND ACCEPTED: SELLER: BUYER: rp1/464 LA J S L. WATSON HANS HEN N Date: f Z - 2, ! - 1.r• Date: Page 2 of 2 Pages • 40 FINAL ACKNOWLEDGMENT OF AGENCY RELATIONSHIPS 4 ,F C j LETED AT TIM E OF / CONTRACT T & RECEIPT FOR EARNEST MONEY (subject property address or legal desctiptfon) The following agency relationship(s) in this transaction is (are) hereby consented to and acknowled ed: (a) Ul° _ (selling zeal estate licensee) of (Vvecia (name of ma/ estate agent of (check one), organization) is the l.- the buyer exclusively as an agent of the buyer, the seller exclusively as an agent of the seller. both the seller and the buyer as set out in the in- company agreement. (b) (listing agent if not the same as selling agent) of (name of real estate organization) is the agent of (check one): the seller exclusively as seller's agent. both the seller and the buyer as set out in the in- company agreement. ACKNOWLEDGED Buyer: 4 40 �.�..• -- Dated: / Z Buyer: Dated: Seller: Dated: Seller. Dated: Broker's Initials ` — Date: I ZlZ 6 y S FINAL ACKNOWLEDGMENT OF AGENCY RELATIONSHIPS 15036520071 SUNN" IDE Page 6/7 Job Mar 26 Mon 15:44 20 <6 - .r. ',..is.' 1 !A..L.tSt.' , ti ':•i:. i.w ^ a • ,:: `�q' .<r . • -!Ti.0 - •.. ay�it +.JY . •L : .,..'. ..•' -`O 1 , 1 ' .'- .'i'giitr_'.,'4'.`" 1 7'..; • • ., , :..., j' 1• UU is - 051, -,. • • - .. _ •r' I �. I X11 •.r ' I I TICOR TITLE 1 . '? . � ` INSURANCE Ti ;f ' � f, TICOR TITLE INSURANCE 90 -11833 ;;: Wa Nnetoo Comity r c N, V STATUTORY WARRANTY DEED ' f .V., ':',.•-•,. EXCHANGE SERVICES. INC., a Naweiia corporaclon ^.onveys and w.mntr to JAMES LIEBE WATSON f Onntor, a' ,, 4'-4- Chantey, the following described real property free of encumbrances except as specifically a.•t forth herein situated in •1!"' i=`1 ,,:�;., Washington ~. Count; , Oregon, to wit: r �'' ! See legal deeoription attache _ 7:11:1;.- i . a t.(IS : NSTRUMENT WILL NO ALLI,)W USE Or THE PROPERTY DESCRIRED IN THIS INSTRUMENT IN VIOLATION (?F APPL}. • CABLE LAND USE LAWS AND REGULATIONS, SEfORE SIGNING OR TINCTHE ACCEPTING THIS INSTRUMEN, THE PERSON ACQ UIR- s .. , IN FEE TITLE TO THE PROPEI r SHOULD CHECK WITH WITH THE A. PPROPx IATE Ctr/ OR COUNTY P1,ANN:r( Q'Q2PAR17NENT s `'•c`,• . TO VERIFY Ap ^ROVED U:ES The old • 'fro pit rt y it free from :ncumbrances eserpl Bub jest to t a,ta y ppr►erat S; .: : on Count a of the Unified Sewerage Agency of Waahin t C -,+ R y• e ..-,-.!::_..k •. i... - • r e'1. he :sue ro : • : :: .:: L considerat fur this conveyance is f other ere � ` • `" ° P P y (Here comply with I�tCrt e! havfpg a vnlue of $85,000.00. bls, 01[94.1.030) ? " <x'' Dates this ` 7 day of March 19 90 , : ' _ , , ,, .... • 1' p j I , 1":. _� EXC)LAiVGI: V cS Iii ci 1 r, ;c • . -ws fi, \+:� 1:!D DATE B - ` �. • Stele er Oregon, County of .�y?e rat, - clay of (laspuo. `otlnly of C /4) L. 1 . : + . : 1 : _ ^Ir The foregoing in'trur.: was se.nowledged bclore me this / ✓ It. d foay reg M oing instru 7h wits a.knnwLdged bsfvrc 19 9Q n,e shit -. — .y of 19 by -- 11.x.. ' �y : '... . if b+ . ', E xchafaB��LtriCt:a, ; �• - Wb °O�lsh °f M ,`` an awatij� a or �---• .- f - If ' -- , ' 1 _ porstio r ' . =:'( '• • j Public for Uresem ' My commitrinn expir -s' ,/ •!•'• VI O tl � ;; Notary &Wary PubIi or M Hawaii ,s' ••• •., My commies n expires: , �f13 r 1;'.,`i :\v WA:•,RANT / DEED This Spare Reserved for Recorders r.MA,lna 1•a.nr ...W.': r. i Until a change it requested, a!I tea statements shall be �i sent to the Inllowing a•rdresE Jatnea Liebe Winton -ts,s 30 Aulike Street I305 i:r •.;�:. Ka11uu, H1 96734 ,_•:. Escrow No. 5111b2JV Tine Vo. 34- 1 4 5018 I »� .\tin :;rnreirlg 'Hon In' r : . • Llc!,;C ''Att..c, :1 3z' Kt) Au63 l3QS Kailue, H N 9 I 96734 ` ,,. ricer Font No 137 Statutnry Warranty De.d 8/15 • .. . . Atherton Realty Partnership Jeffrey & Betty Roth 2100 S. Wolf Rd. 9445 S.W. Lehman St. Des Plaines, IL 60018 Tigard, OR 97223 Crescent Grove Cemetery O.K. & Ardis Erickson Grove Cemet Crescent • 6630 Long Prairie Rd. 9925 S.W. Greenburg Rd. Tillamook, OR 97141 Tigard, OR 97223 Douglas Murray & A. Tillie Angeline Anast 9450 S.W. Lehman St. 9355 S.W. Lehman St. Portland, OR 97223 Portland, OR 97223 Mary Swintek 1 -larry Thomas 9915 S.W. Frewing, #23 1783 N.W. 143rd Ave., Pt 17 Tigard, OR 97223 Portland, OR 97229 Craig Hopkins Kenneth Audrey Morrow 7430 S.W. Varns Street 9411 S.W. Coral St. Tigard, OR 97223 Portland, OR 97223 Mark F. Mahon Emily Louise Roe 11310 S.W. 91st Court 9560 S.W. Greenburg Rd. Tigard, OR 97223 Tigard, OR 97223 Joel Stevens Deborah S. Layman 9660 S.W. Ventura Court 3216 S.W. Scholls Ferry Ct. Tigard, OR 97223 Portland, OR 97221 Pat Wyden Don Joyce 8122 S.W. Spruce Street 226 N.W. Hermosa Blvd. Tigard, OR 97223 Portland, OR 97210 Peter Garrison 9420 S.W. Lehman St. Tigard, OR 97223 Melvin June Hansen 9395 S.W. Coral St. Portland, OR 97223 Evangelical Gethsemane Lutheran Church 9640 S.W. Greenburg Rd. Portland, OR 97223 • • RECEIVED PLANNING MAR 0 8 199 Name of Applicant: Hans Hengen Subject Property: Tax Map and Lot # 1S1 26 DC Tax Lot 1000 Address or General Location: Lehman Street AFFIDAVIT OF POSTING NOTICE I, Michael Miller do affirm that I represent the party initiating interest in a proposed 7 -lot subdivision affecting the land located at 9475 Lehman Street and did on the 4th day of March, 1996 personally post notice indicating that the site may be proposed for a site development review and subdivision preliminary plat application, and the time, date and place of a neighborhood meeting to discuss the proposal. The sign was posted at 9475 Lehman Street. This 4th day of March, 1996 i Signature Subscribed and sworn to, affirmed, before me this 4th day March, 1996. i� NOTARY OFFICIAL SEAL D� n , - --K • _, K. DIANE EHLERS "� ""�'� K PUBLIC- OREGON 1: COMMISSION N0.043287 Notary Public for the State of Oregon % , MY COMM. EXPIRES JUNE 4,1999 L •_ My Commission Expires: /D - � g9 Within seven (7) calendar days of the sign posting, return this affidavit to: City of Tigard Planning Division 13125 S.W. Hall Blvd. Tigard, OR 97223 • • Atherton Realty Partnership Jeffrey & Betty Roth 2100 S. Wolf Rd. 9445 S.W. Lehman St. Des Plaines, IL 60018 Tigard, OR 97223 Crescent Grove Cemetery O.K. & Ardis Erickson Grove Cemet Crescent 6630 Long Prairie Rd. 9925 S.W. Greenburg Rd. Tillamook, OR 97141 Tigard, OR 97223 Douglas Murray & A. Tillie Angeline Anast 9450 S.W. Lehman St. 9355 S.W. Lehman St. Portland, OR 97223 Portland, OR 97223 Mary Swintek Harry Thomas 9915 S.W. Frewing, #23 1783 N.W. 143rd Ave., Pt 17 Tigard, OR 97223 Portland, OR 97229 Craig Hopkins Kenneth Audrey Morrow 7430 S.W. Varns Street 9411 S.W. Coral St. Tigard, OR 97223 Portland, OR 97223 Mark F. Mahon Emily Louise Roe 11310 S.W. 91st Court 9560 S.W. Greenburg Rd. Tigard, OR 97223 Tigard, OR 97223 Joel Stevens Deborah S. Layman 9660 S.W. Ventura Court 3216 S.W. Scholls Ferry Ct. Tigard, OR 97223 Portland, OR 97221 Pat Wyden Don Joyce 8122 S.W. Spruce Street 226 N.W. Hermosa Blvd. Tigard, OR 97223 Portland, OR 97210 Peter Garrison 9420 S.W. Lehman St. Tigard, OR 97223 Melvin June Hansen 9395 S.W. Coral St. Portland, OR 97223 Evangelical Gethsemane Lutheran Church 9640 S.W. Greenburg Rd. Portland, OR 97223 • • RECEIVED PLANNING MAR 0 8 1996 AFFIDAVIT OF MAILING State of Oregon ) ) SS City of Tigard ) I, Michael L. Miller, being duly sworn, depose and say that on March 4, 1996, I caused to have mailed to each of the persons on the attached list a notice of a meeting to discuss a proposed development at 9475 Lehman Street, a copy of which notice so mailed is attached hereto and made a part of hereof. I further state that said notices were enclosed in envelopes plainly addressed to said persons and were deposited on the data indicated above in a United States Post Office, with postage prepaid thereon. Signature Subscribed and sworn to before me this 4th day of March, 1996. ---/-/,. ,,,tr,,,K.„ EIA l e " �•, OFFICIAL SEAL Notary Public _ g K. DIANE EHLERS /_ L/_ C� NOTARY PUBLIC- OREGON (f/ I r COMMISSION NO. 043287 My Commission Expires: ", MY COMM. EXPIRES JUNE 4, 1999 + i \fip ..,J.,„,, 411 :i T 1 , IR 1 4 111 M11 ' k E 41 111 1! 1 fl s I _____F --- c ca 26DG.:w� a 1S126C0-01107 1 S126' '0 v � 1S12� � �i� P�� . � r � .,e1c ito ls {' LEHMANN 1 S126C0-01900 1= 6DGpp �7i, 1 S� i6. gnpl . .�• ►00 15126 O :11:11 _ CORAL Z oil ■ .— �— -U i\ — I I I Vicinity Map Notification Map SUB 96 -1/PDR 96-3/ZON ZO 96-4 1 CITY OF TIGARD Ao PRE - APPLICATION CONFERENCE NOTES RESIDENTIAL CITY OF TIGARD OREGON DATE: S - 30 16 /6 STAFF: V// I, 11)RF�Q APPLICANT: AGENT: MI (NA / M1//E2 Phone: ( ) Phone: I ) 4 15'9 — X/ PROPERTY LOCATION ADDRESS: TAX MAPITAX LOT: /5/ c961)( - /ann NECESSARY APPLICATION(S): 'OF n)Vl sick) / /gA,N)En DEVELeem PROPOSAL DESCRIPTION: c i /c r 1 Rnn litSl0& ��N� /� r A�►�t r/ f X97 ;4c) /6 rl COMPREHENSIVE PLAN DESIGNATION: wee/(J Y7,EiUS,I'7'c ZONING DESIGNATION: ' — /2 CITIZEN INVOLVEMENT FACILIT OR: TEAM AREA: EAST PHO : (503) ZONING DISTRICT DIMENSIONAL REQUIREMENTS ,f- 30 r SE c:.) tzE At01 Minimum lot size: '3't' $ sq. ft. Average lot width: r ft. Maximum building height: 36 ft. Setbacks: front /6 ft. - side J ft. rear /5 ft. garage t2 ft.' corner / ft. from street. Maximum site coverage: % Minimum landscaped or natural vegetation area: ° , ' o g p RIO 7E' ST. Off. So, c3 80 ,t.) ADDITIONAL LOT DIMENSIONAL REQUIREMENTS Minimum lot frontage: 25 feet unless lot is created through the minor land partition process. Lots created as part of a partition must have a minimum of 15 feet of frontage or have a minimum 15 foot wide access easement. . 15/ (18 /. 060, B The depth of all lots shall not exceed 21/2 times the average width, unless the parcel is less than 11/2 times the minimum lot size of the applicable zoning district. (Refer to Code Section 18.164.060 Lots) CITY OF TIGARD Pre-Application Conference Notes Page 1 of 7 Residential AppiicationiPlanning Department Section 1 SPECIAL SETBACKS • Streets: *et from the centerline of • Established areas: feet from • Lower intensity zones: feet, along the site's boundary. • Flag lot: 10 foot side yard setback. • Zero lot line lots: minimum 10 foot separation between buildings. • Multi - family residential building separation: (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 structure up to 1000 square feet on parcels of at least 2.5 acres in size (See applicable zoning district setbacks for primary structures.) BUILDING HEIGHT PROVISIONS • Maximum height of 30 feet in R -1, R -2, R -3.5 and R -4.5 zones. Maximum height of 35 feet in R -7 and R -12 zones. • Maximum height of 45 feet in the R -25 zone. • Maximum height of 60 feet in the R -40 zone. FLAG LOT BUILDING HEIGHT PROVISIONS Maximum height of 11/2 stories or 25 feet, whichever is less in most zones; 21/2 stories, or 35 feet in R -7, R -12, R -25 or R -40 zone: provided that the standards of Code Section 18.98.030(B) are met. R . DENTIAL 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 arez 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. 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, pedestrianlbikeways shall be provided through the block. (Refer to Code Section 18.164.040) RESIDENTIAL DENSITY TRANSFER The City of Tigard allows a Residential Densit : sfer of up to 25% of the units that could otherwise have been developed on sensitive lands areas listed in (1.) ahoy• ich may be applied to the developable portion of the site. (Refer to Code Section 18.92 I. 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. CITY OF TIGARD Pre - Application Conference Notes Page 2 of 7 Residential ApplicationjPlanning Department Section RESIDENTIAL DENSITY TRANSITIO1 Regardless of the allowed ho density in a zoning dis ' t, any property 100 feet of a designated established area shai not be developed at a density greater than 125 perce of the maximum Compsive Plan designation (not zoning) of the adjacen parcel. Transition area applies to any property ich is a designated established area. The subject property is designated as an area. The subje roperty is adjoined by established/developing/areas to the north, south, east and west FUTURE STREET PLAN AND EXTENSION OF STREETS 1. A future street plan shall: a. Be filed by the applicant in conjunction with an application for a subdivision or partition. The plan shall show the pattern of existing and proposed future streets from the boundaries of the proposed land division and shall includr boundaries of the proposed land division and shall include other parcels within 200 feet surrounding and adjacem 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) R DEVELOPMENT SOLAR ACCESS REQUIREMENTS .? All subdivisions and minor partitions are subject to solar access requirements. These requirements state 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. 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. NUE Mans and text are required which are sufficient to show that the development complies with the solar design standards, or that specific lots 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 ApplicationPlanning Department Section 1. The north -south lot di nsion and front lot line orientation of each proposed lot. 2. Protected solar build nes and relevant building site restrictions, i icable. 3. For the purpose of identifying trees related to exemption requests, a r 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. 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 the 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. • Multiple family: Requires 1.5 parking spaces per unit for 1 bedroom. Requires 2 parking spaces per unit for 1+ bedrooms. Multi - family dwelling units with more than 10 required aces shall provide parking for the use of guests and shall consist of 15% of the total required parking. (Refer to Code Ion 18.106.030) No more than 40% of required spaces may be designated for dimensioned as compact spaces. Parking stalls shall be dimensioned as follows: • Standard parking space ensions: 8 ft. 8 inches X 18 ft. • Compact parking spa a dimensions: 8 ft. X 15 ft. • Handicapped pat ing: All parking areas shall provide appropriately located and dimensioned disabled person parking spaces. The minimum�rf of disabled person parking spaces to be provided, as well as the parking stall dimensions, are - mandated by the Americans Disabilities Act (ADA). A handout is available upon request. A handicapped parking space symbo' shall be painted on the parking space surface and an appropriate sign shall be posted. CITY OF TIGARD Pre-Application Conference Notes Page 4 of 7 Residential ApplicationiPlanning Department Section Bicycle racks are required for ti- family, commercial and industrial developmen . Bicycle racks shall be located in areas protecte from automobile traffic and irtvenient locations. Bicycle parking spaces be provided on the basis of one space for ever 15 required vehicular parking spaces. Minimum number of accesses: Minimum access width: Maximum access width: Minimum pavement width: REQUIRED WALKWAY LOCH N Within all attar ousing (except two-family dwellings) and multi - family developments, each residential dwelling shall be connecter by walk to the vehicular parking area, common open space and recreation facilities. CLEAR VISION AREA The City requires that clear vision areas be maintained between three and eight feet in height at roadldriveway, road/railroad, and roadlroad intersections. The size of the required clear vision area depends upon the abutting street's functional classification. (Refer to Cade 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 area are described by the Code in terms of width. Buffer areas must be occupied by a mixture of deciduous and evergreen trees anc shrubs and must also achieve a balance between vertical and horizontal plantings. Site obscuring screens or fences may also be required; these are often advisable even if not required by the Code. The required buffer areas may only be occupied by vegetation, fences, utilities, and walkways. Additional information on required buffer area materials and sizes may be found in the Community Development Code. (Refer to Code Chapter 18.100) The required buffer widths which are applicable to your proposal area are as follows: ft. along north boundary. / ft. along east boundary. 4 '5C BEEN Lri�1Cs� ft. along south boundary. ft. along west boundary. � E00 r' t� In addition, sight obscuring screening is required along STREET TREES /' Street trees are required for all developments fronting on a public or private street as well as driveways which are more than 100 feet in length. Street trees must be placed either within the public right -of -way or on private property within six 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 installation of any sign in the City of Tigard. A "Guidelines for Sign Permits" handout is available upon request. Additional sign area or height beyond Code standards may be permitted if the sign proposal is reviewed as part of a development review application. Alternatively, a Sign Code Exception application may be filed for review before the Hearings Officer. CITY OF TIGARD Pre - Application Conference Notes Page 5 of 7 Residential ,7pplication Planning Department Section . SENSITIVE LANDS The Code provides regulationseands which ar otentially unsuitable for dellnent due to areas within the 100 -year floodplain natural drainageways, wetland areas, on slo in excess of 25 percent, or an unstable ground. Staff will attempt to preliminaril identify sensitive lands .areas at the pre- plication conference based on available information. HOWEVER, the responsibility tl precisely identify sensitive lands areas and their boundaries, is the responsibility of the applicant. Areas meetinn the definitions o sensitive lands must be clearly Ind' ted on plans submitted with the development application. (Refer to Code Chapter 18.84) Chapter 18.84 also provides gulations for the use, protection, or modification of sensitive lands areas. Residential development i: prohibited within floodplai . In most cases, dedication of 100 -year floodplain areas to the City for park and open space areas i; required as a condition o the approval of a development application. NARRATIV The applicant shall submit a narrative which provides findings foralamlicable approyal_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. QRHQ11_11t1ELTUG 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 18.116 A U D Z C . � 5 AP172oftf't Folz-eAc0 to 1 ADDITIONAL CONCERNS OR COMMENTS: m �} p � M 01 l Job t r 7 061-u DE UGC. Gor5 !1 DE0c0 l—tt{ � 0014.5 J Nr j ok)ol v - (MOMS 6) CC Es-)wAt' s A-the &9 Wr/ ( //l/ �c)FFE.2 '4 f4 ill /` 6-1 /5 g, 6,ic ve," /c.E ��, ,92/, / /h/ ass , ta»z w .9' / #,zv _ „a- / -BO FFFR (v ESQ c E F' s O/JE /0 eeg S T `C7 `t - f!C/1G�5' iCcl g �1 • E 1. � fret- 755/8/E S 7R E1 0 7 lc v ICED RE r Administrative staff review. Public hearing before the Land Use Hearings Officer. i Public hearing before the Planning Commission. Public hearing before the Planning Commission with the Commission making a recommendation on the proposal to the City Council. An additional public hearing shall be held by the City Council. CITY OF TIGARD Pre- Application Conference Notes Page 6 of 7 Residential ,lppiicatianiPlanning Department Section • APPLICATION SUBMITTAL PROCEM All applications must be acce11111 by a Planning Division staff member of the *unity Development Department at Tigard City Ha offices. PLEASE NOTE: Applications submitted by mail or dropped off at the counter without Planning Division acceptanc: may be returned. Applications submitted after 4:30 P.M. on Thursday will be batched for processing with the following week' 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 o a proposed project should be submitted for attachment to the staff report or administrative decision. Application witl unfolded maps shall not be accepted. The Planning Division and Engineering Division will perform a preliminary review of the application and will determine whether al application is complete within 30 days of the counter submittal. Staff will notify the applicant if additional information or additions 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 beinr complete by the Planning Division. Applications involving difficult or protracted issues or requiring review by other jurisdictions ma 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 63/ &/.✓r, / . 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 primal 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. PLEASE:NOTe 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) is /are 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: %// ,74/1)0 CITY OF TIGARD PLANNING DIVISION PHONE: (503) 639 -4171 CITY OF TIGARD Pre - Application Conference Notes Page 7 of 7 Residential ApplicationiPlanning Department Section PUBLIC FACILITIES ►J The purpose of the pre - application conference is to: CITY OF TIGARD OREGON (1.) Identify applicable Comprehensive Plan policies and ordinance provisions. (2.1 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 decisior 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 b' 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 opportunit' to review and comment on the application. The following comments are a projection of public improvement related requirement: that may be required as a condition of development approval for your proposed project. Right-of-way 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 az specified by the Community Development Code; or (2 ) For the creation of new streets. 4tr Approval of a development applica on for this site will require right-of-way dedication for: (1.) to feet from centerline. (2.) to feet from centerline. (3.) to feet from centerline. Street improvements: (1.) S, street improvements will be necessary along ? „r I , (2.) street improvements will be necessary along (3.) Street improvements shall include / 7 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-f oot 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. CITY OF TIGARD Pre - Application Conference Notes Page 1 of 3 Residential ApplicationIEngineering Department Section In some cases, where stre rovements or other necessary y public inements are not currently practical, the streE improvements may be deferred. In such cases, a condition of development ap oval may be specified which requires the propert owner(s) to execute a non-remonstrance agreement which waives the property owner's right to remonstrate against the formatioi of a local improvement district formed to improve: (1.) (2.) Pedestrianwayslbikeways: Sanitary Sewers: The nearest sanitary sewer line to this property is a(n) ' inch line which is located in 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 Water Supply: The rt V Water District • Phone:(503) 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 o her questions related to fire protection. " •i 7f .yi p r Other Agency Permits: Storm sewer improvements: ,4 4 4.1 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. i' " eA2-. CITY OF TIGARD Pre-Application Conference Notes Page 2 of 3 Residential ApplieationiEngineenng Oepartment Section • • TRAFFIC IMPACT FEES In 1990, Washington County adopted a county -wide Traffic Impact Fee (TIF) ordinance. The Traffic Impact Fee program collect fees from new development based on the development's projected impact upon the City's transportation system. The applican 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 fey category. The TIF shall be calculated at the time of building permit issuance. In limited circumstances, payment of the TIF ma• 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. STREET OPENING PERMIT No work shall be preformed within a public right -of -way, or shall commence, until the applicant has obtained a street openinc 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 floo plan shall indicate the elevations of the four corners of that plan along with elevations at the corner of each lot. PREPARED BY: ' ENGINEERING DIVISION PHONE: (503) 639.4171 • • h :lloginlpattylpreapp.ms (eng.section preapp.enc January 11, 199 CITY OF TIGARD Pre - Application Conference Notes Page 3 of 3 Residential Application1Engineering Oepartment Section Y • • J) Solar Access Calculations: K) Other Information No. of Copies 0 • h:Vogin \patryy\masters \I {kl ist.mst May 23. 1995 LANG USE APPLICATION J LIST PACE 5 OF 5 ' I) Subdivision Pre 'kip Plat Map and Data Indicating: . No. of Copies 04 1. Scale equaling 30,50,100 or 200 feet to the inch and limited to one phase per sheet 2. The proposed name of the subdivision 3. Vicinity map showing property's relationship to arterial and collector streets ra' 4. Names, addresses and telephone numbers of the owner, developer, engineer, surveyer and designer (as applicable) 5. Date of application t3'' 6. Boundary lines of tract to be subdivided tt. 7. Names of adjacent subdivision or names of recorded owners of adjoining parcels of un- subdivided land ❑ 8. Contour lines related to a City - established benchmark at 2 -foot intervals for 0 -10% grades greater than 10% 9. The purpose, location, type and size of all the following (within and adjacent to the proposed subdivision): (a) Public and private right -of -ways and easements fY (b) Public and private sanitary and storm sewer lines (c) Domestic water mains including fire hydrants (d) Major power telephone transmission lines (50,000 volts or greater) 2/ (e) Watercourses ❑ (f) Deed reservations for parks, open spaces, pathways and other land encumbrances ❑ 10. Approximate plan and profiles of proposed sanitary and storm sewers with grades and pipe sizes indicated on the plans m� 11. Plan of the proposed water distribution system, showing pipe sizes and the location of valves and fire hydrants 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(s) 14. The location of all areas subject to inundation or storm water overflow 15. Location, width & direction of flow of all water courses & drainage -ways 16. The proposed lot configurations, approximate 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 11 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 are to remain after platting 19. Supplemental information including: (a) Proposed deed restrictions (if any) (b) Proof of property ownership (c) A proposed plan for provision of subdivision improvements 2/ 20. Existing natural features including rock outcroppings, wetlands & marsh areas 0 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 application LAND USE APPLICATION / LIST PACE 4 OF 3 • CITY OF TIGARD S COMMUNITY DEVELOPMENT DEPARTMENT A., APPLICATION CHECKLIST .44- CITY OF I TIOARD The items on the checklist below are required for the succesful completion of your application submission requirements. This checklist identifies what is required to be submitted with your application. This sheet MUST be returned and submitted with all other applicable materials at the time you submit your land use application. See your application for further explanation of these items or call the City of Tigard Planning Division at (503) 639 -4171. Staff: Lia t r 4A/0/P. d Date: 1 rib I APPLICATION & RELATED DOCUMENT(S) SUBMITTAL REQUIREMENTS INCLUDE / MARKED ITEMS A) Application form (1 copy) B) Owner's signature/written authorization C) Title transfer instrument/or grant deed la' D) Applicant's statement No. of Copies E) Filing Fee $ eke rl I SITE - SPECIFIC MAP(S) /PL-1N(S) SUBMITTAL REQUIREMENTS INCLUDE / MARKED ITEMS A) Site Information showing: No. of Copies 4,N 1. Vicinity map 2. Site size & dimensions 3. Contour lines (2 ft at 0 -10% or 5 ft for grades > 10 %) I- 4. Drainage patterns, courses, and ponds ❑ 5. Locations of natural hazard areas including: ❑ (a) Floodplain areas ❑ (b) Slopes in excess of 25% ❑ (c) Unstable ground ❑ (d) Areas with high seasonal water table ❑ (e) Areas with severe soil erosion potential ❑ (f) Areas having severely weak foundation soils ❑ 6. Location of resource areas as shown on the Comprehensive Map Inventory including: ❑ (a) Wildlife habitats ❑ (b) Wetlands ❑ 7 Other site features: (a) Rock outcroppings ❑ (b) Trees with 6" _ caliper measured 4 feet from ground level 8. Location of existing structures and their uses (a'" 9. Location and type of on and off -site noise sources ❑ 10. Location of existing utilities and easements 11. Location of existing dedicated right -of -ways tam LAND USE APPLICATION / LIST PAGE 1 OF 5 B) Site Development On Indicating: •No. of Copies , 4 1. The proposed site and surrounding properties 0'' 2. Contour line intervals GY 3. The location, dimensions and names of all: (a) Existing & platted streets & other public ways and easements on the site and on adjoining properties (b) Proposed streets or other public ways & easements on the site rte' (c) Alternative routes of dead end or proposed streets that require future extension ❑ 4. The location and dimension of: (a) Entrances and exits on the site tz (b) Parking and circulation areas t� (c) Loading and services area ❑ (d) Pedestrian and bicycle circulation ❑ (e) Outdoor common areas ❑ (f) Above ground utilities 5. The location, dimensions & setback distances of all: (a) Existing permanent structures, improvements, utilities, and easements which are located on the site and on adjacent property within 25 feet of the site (b) Proposed structures, improvements, utilities and easements on the site 6. Storm drainage facilities and analysis of downstream conditions rim 7. Sanitary sewer facilities at 8. The location areas to be landscaped z 9. The location and type of outdoor lighting considering crime prevention techniques v 10. The location of mailboxes ❑ 11. The location of all structures and their orientation 12. Existing or proposed sewer reimbursement agreements ❑ C) Grading Plan Indicating: No. of Copies 0 The site development plan shall include a grading plan at the same scale as the site analysis drawings and shall contain the following information: 1. The location and extent to which grading will take place indicating:' (a) General contour lines rra� (b) Slope ratios ❑ (c) Soil stabilization proposal(s) ❑ (d) Approximate time of year for the proposed site development m� 2. A statement from a registered engineer supported by data factual substantiating: (a) Subsurface exploration and geotechnical engineering report ❑ (b) The validity of sanitary sewer and storm drainage service proposals te (c) That all problems will be mitigated and how they will be mitigated 9" LAND USE APPLICATION / LIST PAGE 2 OF 5 D) Architectural Dr gs Indicating: No. of Copies The site developme t plan proposal shall include: 1. Floor plans indicating the square footage of all structures proposed for use on -site 2. Typical elevation drawings of each structure E) Landscape Plan Indicating: No. of Copies 0 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 EEK 3. Location of terraces, decks, shelters, play areas, and common open spaces ❑ 4. Location, type, size and species of existing and proposed plant materials 5. Landscape narrative which also addresses: (a) Soil conditions ❑ (b) Erosion control measures that will be used ❑ F) Sign Drawings: ❑ Sign drawings I be submitted in accordance with Chapter 18.114 of the Cod s part of the Site Development Review or prior to obtaining a Buildi Permit to construct a sign. G) Traffic Ge ation Estimate: ❑ H) Preliminary Partition /Lot Line Ad'ustm • nt Ma. Indicatin • : No. of Copies 1. The owner of the subject parcel ❑ 2. The owner's authorized ag: t ❑ 3. The map scale (20,50,10. or 200 feet =1) inch north arrow and date ❑ 4. Description of parcel lo ation and boundaries ❑ 5. Location, width and Imes of streets, easements and other public ways within and ad•:cent to the parcel ❑ 6. Location of all per anent buildings on and within 25 feet of all property lines ❑ 7. Location and dth of all water courses ❑ 8. Location of a,y trees within 6" or greater caliper at 4 feet above ground leve ❑ 9. All slopes :reater than 25% ❑ 10. Location •f existing utilities and utility easements ❑ 11. For maj.r land partition which creates a public street: (a) e proposed right -of -way location and width ❑ (b) A scaled cross - section of the proposed street plus any reserve strip ❑ 12. Any applicable deed restrictions ❑ 13. Evi•ence that land partition will not preclude efficient future land di ision where applicable ❑ LANG LSE APPLICATION / LIST PACE 3 OF 3 4 i 1 ! r i • . ■ .. , : ii 1 1 ,Av i i...4L. , 4-.•14- . +we-4 ri jii• $ v . ' ( . 1 ,t 1 ,.2' Ii .. . 0-41:°. i 1. , 5 ` .1 : roe � 4. u �� . ' / I A ' • • i • A414 ■ FE/ 51LrrY 5 H'N€' H NN136N N& f N Otz.l N& p -M ; ! 1 : -- Or A , , i CNJJ 1411.11 1:. -05 �. - L 7,u S - - - ', � 1: ;A y 72 1 1 Zl • mom MI N �S �rt 12M1 2 W &') ?v ie) u� NBC"`` �3 ;,a 050 N fit" - d ye h� uNIt 7. % UM T'' , S'2?E yf 'j v ne--t` V SC r - 4' /5' Kee Att4dE �TT.4G/aE owki 0711Fg 6.)%5,5 D4 zo i 6, = tJN /75 ??Ni. ST, - 7 u/u i5. eaq. phd PrOsIn/ , &/ _ '7 '© 7MAX 1 /...3.112C. - w * ` .405 Ac. I Q 150p / � s � o.�4e. N A ; •• • / gr. -10 Z / '' 4 1300 6 '' d/ 901 5 . . / 2.94Ac. 6' _ .405 Ac. Q 501 . y/ � o ./7A1 / ;' (•S. NO. / a / p i. 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J 86 I o , - 6'7 1183 86 86 190.3 .iTraw. an ft 89 53 E. so i90.3� se 0 • r v CITY OF TIGARD PUBLIC HEARING NOTICE NOTICE IS HEREBY GIVEN THAT THE TIGARD PLANNING COMMISSION, AT A MEETING ON MONDAY MINE 3, 1996 AT 7:30 PM, IN THE TOWN HALL OF THE TIGARD CIVIC CENTER, 13125 SW HALL BOULEVARD, TIGARD, OREGON 97223 WILL CONSIDER THE FOLLOWING APPLICATION: FILE NO: SUBDIVISION (SUB) 96- 0001 /PLANNED DEVELOPMENT REVIEW (PDR) 96 -0003 /ZONE CHANGE (ZON) 96 -0004 FILE TITLE: LEHMAN SQUARE SUBDIVISION APPLICANT: Alpha Engineering OWNER: Hans Hendgen 9600 SW Oak Street, Suite 230 15243 NE Countryside Drive Portland, OR 97223 Aurora, OR 97002 REQUEST ➢ A request for the following development applications: 1.) Subdivision preliminary plat approval to divide an approximately .58 acre parcel into 7 lots ranging between 1,928 square feet to 5,670 square feet; 2.) Zone Change approval to apply the Planned Development designation to the property in addition to the current Residential R -12 zoning designation of the subject property; and 3.) Planned Development Review to allow construction of a private street and to allow attached single - family residential dwellings adjacent to single - family detached residential dwellings. LOCATION: 9475 SW Lehman Street (WCTM 1S1 26DC, Tax Lot 1000). APPLICABLE REVIEW Community Development Code Chapters 18.54, 18.80, 18.100, 18.102, 18.106, CRITERIA: 18.108 and 18.164. ZONE: R -12 (Residential, 12 Units per acre). The R -12 zone allows single - family attached /detached residential units, multiple - family residential units, residential care facilities, mobile home parks and subdivision, public support services, family day care, home occupation, temporary use, residential fuel tank, and accessory structures. "v: - A-1 •• - v A - ry : •Iii i •'DA' VT - • U S 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 96 -0001 LEHMAN SQUARE SUBDIVISION PROPOSAL/REQUEST FOR COMMENTS ASSISTIVE LISTENING DEVICES AS FOR PERSONS WITH ItAIRED 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 FOR SET -UP. 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 PLANNING COMMISSION WILL RECEIVE A STAFF REPORT PRESENTATION FROM THE CITY PLANNER; OPEN THE PUBLIC HEARING; AND INVITE BOTH ORAL AND WRITTEN TESTIMONY. THE PLANNING COMMISSION 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 MAY 13, 1996, 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 COMMISSION 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 HEARINGS 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 TO THE LAND USE BOARD OF APPEALS BASED ON THAT ISSUE. ALL DOCUMENTS AND APPLICABLE CRITERIA IN THE ABOVE -NOTED FILE ARE AVAILABLE FOR INSPECTION AT NO COST OR COPIES CAN BE OBTAINED FOR TWENTY -FIVE CENTS (250 PER. PAGE, OR THE CURRENT RATE CHARGED FOR COPIES AT THE TIME OF THE REQUEST. AT LEAST SEVEN (7) 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 CENTS (25) PER PAGE, OR THE CURRENT RATE CHARGED FOR COPIES AT THE TIME OF THE REQUEST. FOR FURTHER INFORMATION PLEASE CONTACT THE STAFF PLANNER WILLIAM D'ANDREA AT (503) 639 -4171, TIGARD CITY HALL, 13125 SW HALL BOULEVARD, TIGARD, OREGON 97223. (VICINITY MAP HERE!) SUB 96 -0001 LEHMAN SQUARE SUBDIVISION PROPOSAUREQUEST FOR COMMENTS • • A CITY OF TIGARD CITY OF TIGARD Washington County, Oregon NOTICE OF FINAL ORDER NO. 96- PC q BY THE PLANNING COMMISSION Case Number(s): SUBDIVISION (SUB) 96- 0001 /PLANNED DEVELOPMENT REVIEW (PDR) 96- 0003 /ZONE CHANGE (ZON) 96 -0004 Case Name(s): LEHMAN SQUARE SUBDIVISION Name of Owner: Hans Hendgen • Name of Applicant: Alpha Engineering Address of Applicant: 9600 SW Oak Street. Suite 230 City: Portland State: Oregon Zip: 97223 Address of Property: 9475 SW Lehman Street City: Tigard State: Oregon Zip: 97223 Tax Map & Lot No(s).: WCTM 1S1 26DC, Tax Lot 1000 Request: > A request for the following development applications: 1.) Subdivision preliminary plat approval to divide an approximately .58 acre parcel into 7 lots ranging between 1,928 square feet to 5,670 square feet; 2.) Zone Change approval to apply the Planned Development designation to the property in addition to the current Residential R -12 zoning designation of the subject property; and 3.) Planned Development Review to allow construction of a private street and to allow attached single - family residential dwellings adjacent to single - family detached residential dwellings. Zone: R -12 (Residential, 12 Units per acre). The R -12 zone allows single - family attached /detached residential units, multiple - family residential units, residential care facilities, mobile home parks and subdivision, public support services, family day care, home occupation, temporary use, residential fuel tank, and accessory structures. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.54, 18.80, 18.100, 18.102, 18.106, 18.108 and 18.164. 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) Final Decision:9 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 Dept. at (503) 639 -4171. SUB 96 -0001 LEHMAN SQUARE SUBDIVISION PROPOSAUREQUEST FOR COMMENTS • • • CITY OF TIGARD REQUEST FOR COMMENTS DATE: April 19. 1996 • TO: Per Attached FROM: City of Tigard Planning Department STAFF CONTACT: William D'Andrea (x315) Phone: (503) 639 -4171 Fax: (503) 684 -7297 RE: SUBDIVISION (SUB) 96- 0001 /PLANNED DEVELOPMENT REVIEW (PDR) 96 -0003 ZONE CHANGE (ZON) 96 -0004 > LEHMAN SQUARE SUBDIVISION Q A request for the following development applications: 1.) Subdivision preliminary plat approval to divide an approximately .58 acre parcel into 7 lots ranging between 1,928 square feet to 5,670 square feet; 2.) Zone Change approval to apply the Planned Development designation to the property in addition to the current Residential R -12 zoning designation of the subject property; and 3.) Planned Development Review to allow construction of a private street and to allow attached single - family residential dwellings adjacent to single - family detached residential dwellings. LOCATION: 9475 SW Lehman Street. (WCTM 1S1 26DC, tax lot 1000). ZONE: R -12 (Residential, 12 Units per acre) The R -12 zone allows single - family attached /detached residential units, multiple - family residential units, residential care facilities, mobile home parks and subdivision, public support services, family day care, home occupation, temporary use, residential fuel tank, and accessory structures. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.54, 18.80, 18.100, 18.102, 18.106, 18.108 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 - April 29. 1996. 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 foffowing infonnation) Name of Person(s) Commenting: I Phone Number(s): I SUB 96 -0001 LEHMAN SQUARE SUBDIVISION PROPOSAUREQUEST FOR COMMENTS • - QUEST FOR CO 111111EAS NOTIFICATION LIST FOR LAND USE & DEVELOPMENT APPUCATIONS SU B q(e .. ..... .... ,............., • • • • • • ••••• • - • ••:•:,•:•: :•''•;,:i: ........... ... - ... - - - ... ........' ttidttNINVottr.tttrrTA$S:g:::i:::::.'•:i:::i:i:i:i:M::::E;:::;:;:ii.::;::::::j::;:':::::::::a:.:i::::;::.:;: ' ' • ' " '•••••••••••'''''''' ' . :*. • . .......................,..•.•:•:......,,.:.:•::.:,,,% . .: . : ,........... ... ::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::: • • • ''' ' ••''•:'::::::'''::*i*.•:i'i:i*:::*::::iiiii:::::::::.::•:::::•:::::::•:::••:;::::::::::::.::::::::::::::::;*•::::::::::::::::::::::::•:::::::::.:.:.:.:.:.:.... :::::,.. ........ . 1 (circle one) CIT Area: (W) (S) (E) (C) al Placed for review in Library CIT Book ID ,. . . ...: ... .... .... ...:. . , ...... 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First Street Beaverton, OR 97075 (pick-up box) Hillsboro, OR 97124 ":::::':'::::::::•:::::::i: :::.......:,:„..:- ...:,..::.• .: •:• • ••::•':....:•:.•:':' . : •••• i •: :: ..... ;.::: . ::::: ... : . : .. i::: •,.... : ...„ ... ....... i:. ......., :.. ... ; .. : ........ ...: , . . : 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) _ STATE HIGHWAY DIVISION _ Jim Tice (IGA'S) Sam Hunaidi ODOT/REGION 1 _ Mike Borreson (Engineer) PO Box 25412 Laurie Nicholson/Trans. Planning _ Scott K (CPA's) Portland. OR 97225-0412 123 N.W. Flanders _ Tom Harry (Current Planning App's) Portland, OR 97209-4037 _ Lynn Bailey (Current Planning App's) _ OREGON DLCD (CPA's/ZOA's) 1175 Court Street. N.E. _ ODOT/REGION 1, DISTRICT 2-A CITY OF BEAVERTON Salem, OR 97310-0590 Bob Schmidt/Engineering Coord. Larry Conrad, Senior Planner 2131 SW Scholls/PO Box 25412 PO Box 4755 _ CITY OF PORTLAND Portland, OR 97225 Beaverton, OR 97076 Planning Director 1120SW 5th _ CITY OF LAKE OSWEGO _ CITY OF BEAVERTON Portland. OR 97204 City Manager Mike Matteucci, Neighborhood Coordinator PO Box 369 PO Box 4755 _ CITY OF DURHAM Lake Oswego, OR 97034 Beaverton, OR 97076 City Manager PO Box 23483 _ CITY OF KING CITY • _ CITY OF TUALATIN Tigard, OR 97281-3483 City Manager • PO Box 369 15300 SW 116th Tualatin, OR 97062 _ OTHER King City, OR 97224 I • • . . ... • • . . .. . ECIALAGENciEs. . ..,.-.....: ........:,...-.:.; .. --..... • •-..-:•••••..,..• • • - ..... ......... .... ...... .. e4 TELEPHONE ELECTRIC __,TLAND GENERAL ELECTRIC _ COLUMBIA CABLE CO. _ Elaine Self, 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 NATURAL GAS CO. Phone: M3)721-240 _ METRO AREA COMMUNICATIONS _ TRI-MET TRANSIT DEVELOPMENT Scott Palmer rac oconr.2932 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 ..• _TC1 CABLEVISION OF OREGON US WEST COMMUNICATIONS _ SOUTHERN PACIFIC TRANS. CO. _ Linda Peterson Pete Nelson Duane M. Forney, PLS-Project Eng. I 3500 SW Bond Street 421 SW Oak S Portland, OR 97201 Street Portland. OR 97204 800 NW 6th Ave., Room 324 Union Station Portland, OR 97209 StATE AGENCIES • " • • . . . ....... . . .. .. .... :: . :: . : .... :.•• .:., ......:.: : : :::: . : :.:.•:: i — AERONAUTICS DIVISION (ODOT) — COMMERCE DEPT.-M.H. PARK _ FISH 14 WILDUFE _ DIVISION OF STATE LANDS _ US POSTAL SERVICE Randy Hammock. Growth Cord. _ PUC — DOGAMI Cedar Mill Station DEPT. OF ENVIRONMENTAL QUAUTY _ . Portland, OR 97229-9998 __OTHER _ U.S. ARMY CORPS. OF ENGINEERS , . hAlagiApatly■mattenVIcnotie.mil • 2. :,..,,.,,r...;..... ,.. • <:.:.:,;..;t; ,.�VI:.Consu . r n eers4.Inc;.::i�: ��:•�:sff :: <4�:• ,.. ,... >. < „ ............................. 2, .................................... ...,..: > ................ . :....,.....::::::., <:... >, >.52 1st A .e ue... . sboro ............ ,. ..,..:, .... .... ..... . ..:. .. .. s . ,• 1 : \ '53 ? •ui<3.. 03 64 ,:..� ;:.;:..2:2:3 ...:....:..............:..:.....:.>,:. :..:::.....:.:...... :....:..... Ph n .. 503 ��-I : 3.. >,P � . 63 9... , v . , \:` 2` i: `fk ?.� 2. i ::i t2<iii >2, ..... ... , ...:.::..:... ...::w....... :2:22`2' September 26, 1997 Will D "Andrea City of Tigard 13125 S.W. Hall Blvd. Tigard, OR 97223 RE: LEHMAN SQUARE PLAT PROJECT 19901 Dear Will, Per our conversation of September 25th, I forward this letter with attached drawings to certify that the construction and platting of the above referenced project complies with all requirements set forth in the conditions of approval including an approved lanscape plan. If these plans confirm the compliance, please assist in the process of granting plat approval from the City so that we may proceed to submit to Washington County for plat recording. Thank you for your assistance. Very truly yours, V , Vic Accomando, .P.E. RECEIVED SEP 2 6 1997 COMMUNITY DEVELOPMENT • f Windwood Homes 12655 SW North Dakota St. Tigard,Oregon 97223 (503) 590 -4700 FAX (503) 590 -0868 Date: 9 /�6--/ To: J/ From: /t Fax: # of pages (including cover sheet): Comments: 5 le AfttaA 4 v l 'd WOdd Wd9V ° 866 L -9Z -6 • lid 7A,/y6 WifindWO' O Q3 o S Ti .„/ f 44,,N ...- Inc; I . /2` Le knurl J l-S /lA frc, /a hres 4_ 7 /4 so Lt_ , -A sici UI G4 `of Gvin dotle4-, 1 A c's N-r -edS lc, t-e.az -e / 4 / t 0,-/4 /, fT h h << / i k ..&< c l� .4 kJ Is sd; GF n ..- tu I Ps/ 6", '61.e ,.. y tem..he m 4 * e a ' A d re" li t (,... ,PA . L or< ,AC 1. CC.- 42 CZ' AE' & 1 A � . / /4 AG/Sea oe %.. ' • 6;44 ' • Z L 4 (ita? 6— ye ) - W6 • L.- . It's The Quality That Counts! Z -d WOdd WdLV °Z 8661 -9Z -6 October 2, 1997 � CITY OF TIGARD OREGO Vic Accomando V & M Consulting 7000 SW Hampton, Suite 123 Portland, OR 97223 Re: Lehman Square Subdivision Planning Division Outstanding Conditions of Approval Dear Mr. Accomando: This letter is to inform you of the remaining conditions of approval related to Subdivision (SUB) 96 -0001 (Lehman Square) that pertain to the Planning Division. The following condition remains outstanding: Condition #17 C: Submit a revised site and landscaping plan for review and approval by the Planning Division. Staff Contact: Will D'Andrea (503- 639 - 4171). The revised plans shall include the following: Buffering and Screening in accordance with Sections 18.100.080(D) and 18.100.080(E). The City is unable to allow release for recording of the final plat. Please note: these are Planning Division conditions only, other Department conditions may also need to be satisfied. For a complete list of outstanding conditions, please contact a Development Services Technician at the City of Tigard at 503 - 639 -4171, x304. If you have any questions concerning this information, please feel free to contact me at the number indicated above. Sincerely, 1 46-)26- P 5-,0)6, William D'Andrea Associate Planner, AICP i:\curpin\willlsub96- 01.con c. SUB 96 -0001 land use file 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639 -4171 TDD (503) 684 -2772 • ALPHA ENGINEERIN INC. /� M nn Engineering • Development Servicesseying d[44 ()[ 2 R A LN @LMJITTM11, 9600 S.W. OAK SUITE 230 PORTLAND, OREGON 97223 DATE 2/� JOB ISO. (503) 452 -8003 FAX (503) 452 -8043 f / � • 1i �� ATTENTIO RE: TO APR 3 0 pry GA b WE ARE SENDING YOU ❑ Attached ❑ Under separate cover via the following items: ❑ Shop drawings ❑ Prints ❑ Plans ❑ Samples ❑ Specifications ❑ Copy of letter ❑ Change order ❑ COPIES G} DATE NO. DESCRIPTION i WCPQent...CNCr'e �,, $ ■• . THESE ARE TRANSMITTED as checked below: • ❑ For approval ❑ Approved as submitted ❑ Resubmit copies for approval K or your use ❑ Approved as noted ❑ Submit copies for distribution ❑ As requested ❑ Returned for corrections ❑ Return corrected prints ❑ For review and comment ❑ ❑ FOR BIDS DUE 19 ❑ PRINTS RETURNED AFTER LOAN TO US REMARKS W v-r•a "r- \-4444C A . • COPY TO SIGNED: C>� ""' If enclosures are not as noted, kindly notify us at onc C�,� r t • • I 1 LEHMAN SQUARE 1 DETENTION AND HYDROLOGY ANALYSIS JOB # 500 -245 I. i 1 J i 1 Prepared By: Alpha Engineering, Inc. 9600 SW Oak, Suite 230 Portland, Oregon 97223 1 . • i 1 1 TABLE OF CONTENTS I A. Summary B. Vicinity Map ' C. Site Analysis I . D. Hydrographs E. Detention Analysis F. Appendix G. Drainage Shed Map I 1 1 I 1 I • • 1 1 DATE: April 18, 1995 TO: City of Tigard t FROM: Raymond Gundlach RE: Detention and Drainage Analysis. ' PREFACE: This analysis has been prepared in response to a meeting on April 12, with the city engineer, 1 developer, and Alpha Engineering Inc. regarding the release of storm water from the proposed site. In this report we address two issues: Compliance with current regulations, and the existing capacity of the down -stream storm sewer system. LOCATION: OCA ON: The proposed development is located in the city of Tigard, on north side of Lehmann Street just east of Greemburg Road. Tax lot 1000 on Tax Map 1S 1 26DC. See Vicinity Map. SITE CHARACTERISTICS: The site is 0.6 acres, and is currently occupied by a house, garage, and a barn. The back yard is currently high grass. The soils were found to belong to the Hydrolic group C with an existing runoff curve number (CN) of 85. A developed CN value of 86 was used for the 1 landscaped area. See Appendix for curve number chart. It was determined that the developed site will be 60% impervious. The time of concentration (T /C) for the existing condition was determined to be 15.10 minutes. The developed T/C was determined to be 10 min. HYDROLOGIC METHODOLOGY: All hydrographs were determined using the Santa Barbara Urban Hydrograph (SBUH), Type IA Method, as recommended by the Unified Sewer Agency's R &O. The SBUH method is based on the curve number (CN) approach, and also uses SCS equations for computing soil absorption and precipitation excess. The hydrographs were produced using The King County Hydrograph program, version 4.0. The isopluvial maps used to determine precipitation were provided by the Storm Water Management Design Manual for the Portland Metropolitan Area, by Kramer, Chin & Mayo, Inc.,and are attached. I i ll ' , , • • I WATER QUANTITY STANDARDS: I The Unified Sewer Agency's R &O chapter 6 addresses water quantity standards. The standards require each new development to be responsible for mitigating the impacts of the development upon the public storm water quantity system. If deficiency in the existing storm I sewer are found one of the following techniques can be applied: * An on -site detention facility. 1 * Enlargement of the downstream system. /* Payment of a fee. -- As specified - in section 6.02 we reviewed the downstream system. See Off -Site Drainage I Section. We have found the system to have deficiencies, and propose to mitigate the impacts of the development with an onsite detention facility as outlined in section 6.04 of the R &Q. DETENTION ANALYSIS: The detention was sized such that the peak run -off rates will not exceed predevelopment rates for the 2 through 100 year storms. HYDROGRAPHS: I The SBUH method was used with the site characteristics to determine the e and I developed hydrographs for 2,10,25, and 100 year design storm. The following table identifies the design storms, the predeveloped flow, and the post developed flow: STORM PRE.DEV. POST DEV. I 2 YR 0.17 cfs 0.29 cfs 0.26 cfs 10 YR 0.40 cfs 25 YR 0.35 cfs 0.47 cfs 100 YR 0.42 cfs 0.54 cfs DETENTION POND: I The required detention pond was determined to be 250 cu.ft. using the King County Storm Water Retention/Detention Facility program. See attached output. The pond bottom area will need to be 131 sq.ft., top area 780 sq.ft., and the control structure will need a 4" orifice to control the release flows. f I OFFSITE DRAINAGE SYSTEM: 4' t . r T + V I It was identified in the meeting on April 12th that tax lot 3200 on Lehmann and tax lot 3800 on Coral have documented complaints to the City of Tigard on the existing storm sewer system. The existing storm sewer system in the area consists of road side drainage ditches and I driveway culverts. This analysis is concerned with three sections of the storm sewer system. The sections are Lehmann fromm Greenburg to SW 92nd, Coral from Greenburg to SW 92nd, and Coral from SW 92nd to SW 90th. See Drainage Shed Map. • • The upper section of Lehmann does not have a well defined storm sewer system. This is due to the fact that the intersection of Greenburg and Lehmann is at the to of the drainage shed, and in the sheds currently under developed state; i°taoes not have a significant amount of drainage coming down the street. Tax lot 3200 on Lehmann is having problems because it is below the elevation of the road, which appears to cause the storm runoff from Lehmann to travel across the lot towards Coral. The drainage which stays on Lehmann channelizes at the end of Lehmann, as the road side channels begin to become visible. At the intersection of Lehmann and SW 92nd the drainage appears to flow over the pavement and down SW 92nd to Coral. Due to the lack of a storm sewer system at the top of Lehmann, the one existing catch basin on Lehmann, across from our site, heads south to Coral. Coral from Greenburg to SW 92nd has a well defined storm sewer system, and the catch basin across from our site discharges to this system. The system consists of a road side ditch to tax lot 3800, where it enters a 8" culvert. The complaints from the owner of tax lot 3800 come from the fact that the existing 8" is not large enough to convey the existing flows. The flow in this section was determined to be approximately 6 cfs, which would require a 15" culvert. The surcharge which currently exists causes ponding onto the tax lot. The 8" culvert currently runs approximately 200 ft along the frontage of tax lot 3800 and 3900 and outfalls at the intersection of SW 92nd and Coral. ' Th e flows fl w from Lehmann and Coral combine at the intersection of SW 92nd and Coral and head east. The flow in this segment will range from 10 to 12 cfs. The grades are relatively flat at the intersection and have a very gradual slope to the east. The drainage system from the east of the intersection not well defined. This may be due to the fact the improvements can not be done on an individual lot basis. The improvements on the storm sewer system in this area will have to be designed and constructed from the lower end of the shed. Specifically from an area drain at the intersection of Locust and SW 90th. CONCLUSION: We are proposing to mitigate the impacts of our development on the existing public storm water quantity system by providing an on -site detention facility. To mitigate the impacts created by redirecting the flow from Lehmann to Coral, we could up -size the 8" culvert which_ currently exists in front of tax lot 3800 and tax lot 3900. Up- sizing the culvert would improve the existing conditions, but not solve the existing drainage situation. I 0 It would be our recommendation that the City of Tigard consider a water quantity development fee in leu of mitigating down stream impacts. Mitigating impacts just patches the existing 1 system. The system needs to be redesigned and constructed. We do not anticipate any developments in this area large enough in which the scope of services needed would be proportional to development. 1 \ . I \ • : . . . •. • I . \ .. - . - --- ■-_______ L.T1 - 1 I • li) -7)--- - " - - " " - - - - - --: ' - - - - - - - -; • -----__ -______ cn - --- - .-------------..... 2 --- . ..3: - .1 u") W • . . ' cAu, co 0 will • - ------ Ln GRE-c . r 50 ! ,..1 - ---- . t... • cr) • 1. 5 : 947 C .1 • C IIR <- Igli c c#; I 9395 9420 9450 0 0 I i445 04 0 • 0 . .• • , 4 Ln Ln La ry . ' . - Igia . . tt) Ln . 9335 9330 9335 1 .. . . • . . ...... • • .'.. • : . 1 ; . . 926q 5* 91,14 • 9315 . , .‘.4 ko C.)......,...... r l cn La • " 3 T 1 . 01 1 • 9225 Ln cn (it . • 930\ to cP 1 c -, 9250 ,,.. . ... 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I "'IA t . Ca - 9.- - , • • • • _ I • . . . • • ' . 1 • . . . I • . . . I . . • . . I ., • . . . . . . • I . . . . . • • I . . . • . . • • • I • • . . . . . . . . . . I . . . . • • • • • . . . . • I • • • " ' • ' . . I . . I • . 1 2 SBUH /SCS METHOD FOR COMPUTING RUNOFF HYDROGRAPH STORM OPTIONS: II 1 - S.C.S. TYPE-1A 2 - 7 -DAY DESIGN STORM 3 - STORM DATA FILE SPECIFY STORM OPTION: 1 S.C.S. TYPE-1A RAINFALL DISTRIBUTION ENTER: FREQ(YEAR), DURATION(HOUR), PRECIP(INCHES) 2,24,2.5 * * * * * * * * * * * * * * * * * * ** S.C.S. TYPE-1A DISTRIBUTION * * * * * * * * * * * * * * * * * * ** * * * * * * * ** 2 -YEAR 24 -HOUR STORM * * ** 2.50" TOTAL PRECIP. * * * * * * * ** ENTER: A(PERV), CN(PERV), A(IMPERV), CN(IMPERV), TC FOR BASIN NO. 1 0.47,85,0.10,98,15.10 DATA PRINT -OUT: ' AREA(ACRES) PERVIOUS IMPERVIOUS TC(MINUTES) A CN A CN .6 .5 85.0 .1 98.0 15.1 PEAK - Q(CFS) T- PEAK(HRS) VOL(CU -FT) .17 7.83 2828 II ENTER (d:][path]filename[.ext] FOR STORAGE OF COMPUTED HYDROGRAPH: 2pre 1 FILE ALREADY EXIST; OVERWRITE (Y or N) ? 1 1 1 11 STORM OPTIONS: II 1 - S.C.S. TYPE-1A • 2 - 7 -DAY DESIGN STORM( 3 - STORM DATA FILE SPECIFY STORM OPTION: 1 S.C.S. TYPE-1A RAINFALL DISTRIBUTION ENTER: FREQ(YEAR), DURATION(HOUR), PRECIP(INCHES) 1 2,24,2.5 * * * * * * * * * * * * * * * * * * ** S.C.S. TYPE-1A DISTRIBUTION * * * * * * * * * * * * * * * * * * ** * * * * * * * ** 2 -YEAR 24 -HOUR STORM * * ** 2.50" TOTAL PRECIP. * * * * * * * ** ENTER: A(PERV), CN(PERV), A(IMPERV), CN(IMPERV), TC FOR BASIN NO. 1 0.23,86,0.34,98,10 DATA PRINT -OUT: 1 AREA (ACRES) PERVIOUS IMPERVIOUS TC(MINUTES) A CN A CN .6 .2 86.0 .3 98.0 10.0 PEAK- Q(CFS) T- PEAK(HRS) VOL(CU -FT) .26 7.83 3838 ENTER Ld:I[path] filename L.ext] FOR STORAGE OF COMPUTED HYDROGRAPH: 2dev FILE ALREADY EXIST; OVERWRITE (Y or N) ? I IT . SPECIFY: C - CONTINUE, N - NEWSTORM, P - PRINT, S - STOP II n • 1 1 STORM OPTIONS: 1 - S.C.S. TYPE-1A • • 2 - 7 -DAY DESIGN STORM 3 - STORM DATA FILE V0)\,0 SPECIFY STORM OPTION: 1 II S.C.S. TYPE-1A RAINFALL DISTRIBUTION ENTER: FREQ(YEAR), DURATION(HOUR), PRECIP(INCHES) ' 10,24,3.5 * * * * * * * * * * * * * * * * * * ** S.C.S. TYPE-1A DISTRIBUTION * * * * * * * * * * * * * * * * * * ** * * * * * * * ** 10 -YEAR 24 -HOUR STORM * * ** 3.50" TOTAL PRECIP. * * * * * * * ** ENTER: A(PERV), CN(PERV), A(IMPERV), CN(IMPERV), TC FOR BASIN NO. 1 II 0.47,85,0.10,98,15.10 DATA PRINT -OUT: I AREA(ACRES) PERVIOUS IMPERVIOUS TC(MINUTES) A CN A CN .6 .5 85.0 .1 98.0 15.1 I ' PEAK - Q(CFS) T- PEAK(HRS) VOL(CU -FT) .29 7.83 4616 II ENTER [d ][path]filename[.ext] FOR STORAGE OF COMPUTED HYDROGRAPH: 10pee II SPECIFY: C - CONTINUE, N - NEWSTORM, P - PRINT, S - STOP t .: :.. ...... I 1 • 1 • STORM OPTIONS: • • II 1 - S.C.S. TYPE -1A 2 - 7 -DAY DESIGN STORM 1 3 - STORM DATA FILE SPECIFY STORM OPTION: 1 S.C.S. TYPE-1A RAINFALL DISTRIBUTION ENTER: FREQ(YEAR), DURATION(HOUR), PRECIP(INCHES) 10,24,3.5 * * * * * * * * * * * * * * * * * * ** S.C.S. TYPE - lA DISTRIBUTION * * * * * * * * * * * * * * * * * * ** * * * * * * * ** 10 -YEAR 24 -HOUR STORM * * ** 3.50" TOTAL PRECIP. * * * * * * * ** 1 ENTER: A(PERV), CN(PERV), A(IMPERV), CN(IMPERV), TC FOR BASIN NO. 1 0.23,86,0.34,98,10 :'.. • DATA PRINT -OUT: •- •••• ' AREA(ACRES) PERVIOUS IMPERVIOUS TC(MINUTES) A CN A CN .6 .2 86.0 .3 98.0 10.0 PEAK (CFS) T- PEAK(HRS) VOL(CU -FT) .40 7.83 5780 ENTER [d:][path]filename[.ext] FOR STORAGE OF COMPUTED HYDROGRAPH: lodev I • ,,SPECIFY: C - CONTINUE, N - NEWSTORM, P - PRINT, S - STOP 1 - 1 I 1 . STORM OPTIONS: 1 - S.C.S. TYPE-1A • 2 - 7 -DAY DESIGN STORM ' 3 - STORM DATA FILE 45 SPECIFY STORM OPTION: . 1 S.C.S. TYPE-1A RAINFALL DISTRIBUTION ENTER: FREQ(YEAR), DURATION(HOUR), PRECIP(INCHES) 25,24,4 * * * * * * * * * * * * * * * * * * ** S.C.S. TYPE-1A DISTRIBUTION * * * * * * * * * * * * * * * * * * ** II * * * * * * * ** 25 -YEAR 24 -HOUR STORM * * ** 4.00" TOTAL PRECIP. * * * * * * * ** ENTER: A(PERV), CN(PERV), A(IMPERV), CN(IMPERV), TC FOR BASIN NO. 1 II 0.47,85,0.10,98,15.10 DATA PRINT -OUT: AREA (ACRES) PERVIOUS IMPERVIOUS TC(MINUTES) A CN A CN .6 .5 85.0 .1 98.0 15.1 I PEAK-Q(CFS) T -PEAK HRS VOL CU -FT) Q( ) ( ) .35 7.83 5548 I ENTER [d:][path]filename[.ext] FOR STORAGE OF COMPUTED HYDROGRAPH: 25pre I SPECIFY: C - CONTINUE, N - NEWSTORM, P - PRINT, S - STOP 1 1 i 51Vlu•1 V : I - S.C.S. TYPE-1A • • 2 - 7 -DAY DESIGN STORM 3 - STORM DATA FILE II SPECIFY STORM OPTION: . 1 S.C.S. TYPE -1A RAINFALL DISTRIBUTION ENTER: FREQ(YEAR), DURATION(HOUR), PRECIP(INCHES) 25,24,4 * * * * * * * * * * * * * * * * * * ** S.C.S. TYPE-1A DISTRIBUTION * * * * * * * * * * * * * * * * * * ** * * * * * * * ** 25 -YEAR 24 -HOUR STORM * * ** 4.00" TOTAL PRECIP. * * * * * * * ** ENTER: A(PERV), CN(PERV), A(IMPERV), CN(IMPERV), TC FOR BASIN NO. 1 I 0.23,86,0.34,98,10 DATA PRINT -OUT: AREA(ACRES) PERVIOUS 'IMPERVIOUS TC(MINUTES) A CN A CN .6 .2 86.0 .3 98.0 10.0 • PEAK-Q (CFS') T-PEAK(HRS) VOL (CU -FT) .47' 7.83 6769 II ENTER [d:][path]filename[.ext] FOR STORAGE OF COMPUTED HYDROGRAPH: 25dev SPECIFY: C - CONTINUE, N - NEWSTORM, P - PRINT, S - STOP II I , 1. STORM OPTIONS: II 1 - S.C.S. TYPE-1A • • 2 - 7 -DAY DESIGN STORM 3 - STORM DATA FILE e\i9 SPECIFY STORM OPTION: i i S.C.S. TYPE-1A RAINFALL DISTRIBUTION ENTER: FREQ(YEAR), DURATION(HOUR), PRECIP(INCHES) I 100,24,4.5 * * * * * * * * * * * * * * * * * * ** S.C.S. TYPE-1A DISTRIBUTION * * * * * * * * * * * * * * * * * * ** * * * * * * * ** 100 -YEAR 24 -HOUR STORM * * ** 4.50" TOTAL PRECIP. * * * * * * * ** ENTER: A(PERV), CN(PERV), A(IMPERV), CN(IMPERV), TC FOR BASIN NO. 1 0.47,85,0.10,98,15.10 DATA PRINT -OUT: AREA(ACRES) PERVIOUS IMPERVIOUS TC(MINUTES) A CN A CN .6 .5 85.0 .1 98.0 15.1 PEAK - Q(CFS) T- PEAK(HRS) VOL(CU -FT) .42 7.83 6497 I ENTER [d:][path]filename[.ext] FOR STORAGE OF COMPUTED HYDROGRAPH: 100pre FILE ALREADY EXIST; OVERWRITE (Y or N) ? X SPECIFY: C - CONTINUE, N - NEWSTORM, P - PRINT, S - STOP ' n • STORM OPTIONS: 1 - S.C.S. TYPE-1A ID 411 2 - 7-DAY DESIGN STORM 3 - STORM DATA FILE ev-50 11 SPECIFY STORM OPTION: 1 S.C.S. TYPE-1A RAINFALL DISTRIBUTION ENTER: FREQ(YEAR), DURATION(HOUR), PRECIP(INCHES) 100,24,4.5 ******************** S.C.S. TYPE-1A DISTRIBUTION ******************** ********* 100-YEAR 24-HOUR STORM **** 4.50" TOTAL PRECIP. ********* ENTER: A(PERV), CN(PERV), A(IMPERV), CN(IMPERV), TC FOR BASIN NO. 1 II 0.23,86,0.34,98,10 DATA PRINT-OUT: AREA(ACRES) PERVIOUS IMPERVIOUS TC(MINUTES) A CN A CN .6 .2 86.0 .3 98.0 10.0 ' PEAK-Q(CFS) T-PEAK(HRS) VOL(CU-FT) 7.83 7766 I ENTER [d:][path]filename[.ext] FOR STORAGE OF COMPUTED HYDROGRAPH: 100dev II FILE ALREADY EXIST; OVERWRITE (Y or N) ? SPECIFY: C - CONTINUE, N - NEWSTORM, P - PRINT, S - STOP ... - - I 11 • II 1 JMMARY OF INPUT ITEMS TYPE OF FACILITY: POND (4.0:1 SIDE SLOPES) STORAGE DEPTH(ft): 1.00 3) VERTICAL PERMEABILITY(min /in): .00 I ) PRIMARY DESIGN HYDROGRAPH FILENAME: 100dev 5) PRIMARY RELEASE RATE(cfs): .42 II ) NUMBER OF TEST HYDROGRAPHS: 3 TEST HYD 1 FILENAME: 25dev TARGET RELEASE(cfs): .35 TEST HYD 2 FILENAME: lodev TARGET RELEASE(cfs): .29 ' TEST HYD 3 FILENAME: 2dev TARGET RELEASE(cfs): .17 _7) NUMBER -OF- ORIFICES, RISER - HEAD(ft), RISER - DIAM(in): 1, 1.00, 12 IF ITERATION DISPLAY: NO [ITER ITEM NUMBER TO BE REVISED (ENTER ZERO IF NO REVISIONS ARE REQUIRED): ITIAL STORAGE VALUE FOR ITERATION PURPOSES: 2595 CU -FT NGLE ORIFICE RESTRICTOR: DIA= 3.94" IFRFORMANCE: INFLOW TARGET- OUTFLOW ACTUAL- OUTFLOW PK -STAGE STORAGE ESIGN HYD: .54 .42 .42 1.00 250 TEST HYD 1: .47 .35 .38 .82 180 j EST HYD 2: .40 .29 .34 .64 130 EST, HYD 3: .26. .17 .24 •.32 50 SPECIFY: D - DOCUMENT, R - REVISE, A - ADJUST ORIF, E - ENLARGE, S - STOP I PERFORMANCE: INFLOW TARGET - OUTFLOW ACTUAL - OUTFLOW PK -STAGE STORAGE I ESIGN HYD: .54 .42 .42 1.00 250 EST HYD 1: .47 .35 .38 .82 180 TEST HYD 2: .40 .29 .34 .64 130 ' TEST HYD 3: .26 .17 .24 .32 50 STRUCTURE DATA: R/D -POND (4.0:1 SIDE SLOPES) 1[SER-HEAD POND-BOTTOM-AREA EA STOR -DEPTH STO RAG E - VOLUME 1.00 FT , 131.6_ SQ-FT� ITOP-AREAM1'F.B.) ; 777.0 SQ -FT 1.00 FT t 250 CU -FT I NGLE ORIFICE RESTRICTOR: DIA= 3.94" Z UTING DATA: AGE(FT) DISCHARGE(CFS) STORAGE(CU -FT) PERM - AREA(SQ -FT) .00 .00 .0 .0 I .10 .13 14.2 .0 li • • .20 .19 30.4 .0 ' .30 .23 48.8 .0 .40 .27 69.6 .0 . 50 .30 92.8 .0 .60 .33 118.6 .0 I .70 .35 147.1 .0 . 80 .38 178.5 .0 .90 .40 212.8 .0 1 1.00 .42 250.3 .0 1.10 .75 290.9 .0 1.20 1.33 335.0 .0 1.30 2.08 382.5 .0 1.40 2.89 433.6 .0 AVERAGE VERTICAL PERMEABILITY: .0 MINUTES /INCH I PECIFY: F - FILE, N - NEWJOB, P - PRINT IF /OF, R - REVISE, S - STOP 1 1 • I . I I 1 ' 1 1 I I 0 I I • • II/ KING COUNTY, WASHINGTON, SURFACE WATER DESIGN MANUAL :.>,BLE 3.5.2B SCS WESTERN WASHINGTON RUNOFF CURVE NUMBERS I I SCS WESTERN WASHINGTON RUNOFF CURVE NUMBERS (Published by SCS in 1982) Runoff curve numbers for selected agricultural, suburban and urban land use for Type 1A rainfall distribution, 24 -hour storm duration. I CURVE NUMBERS BY HYDROLOGIC SOIL GROUP LAND USE DESCRIPTION A B C D , Cultivated land(1): winter condition 86 91 94 95 Mountain open areas: low growing brush and grasslands 74 82 89 92 I Meadow or pasture: 65 78 85 89 Wood or forest land: undisturbed 42 64 76 81 I Wood or forest land: young second growth or brush with cover crop 55 72 81 86 Orchard: 81 88 92 94 • Open spaces, lawns, parks, golf courses. cemeteries, I landscaping. good condition: grass cover on 75% or more of the area 68 80 86 90 fair condition: grass cover on'50% to 75% of the area 77 8.5 \ 90 92 Gravel roads and parking lots 76 85 89 91 Dirt roads and parking lots 72 82 87 89 " I Impervious surfaces, pavement, roofs, etc. 98.98 98 98 Open water bodies: lakes, wetlands, ponds, etc. 100 100 .100 100 Single Family Residential (2) I 1 Dwelling Unit /Gross Acre % Impervious (3) 1.0 DU /GA 15 Separate curve number 1.5 DU /GA 20 shall be selected I 2.0 DU /GA 25 for pervious and 2.5 DU /GA 30 impervious portion 3.0 DU /GA 34. of the site or basin 3.5 DU /GA 38. I 4.0 DU /GA 42 4.5 DU /GA 46- 5.0 DU /GA 48 5.5 DU /GA 50 I •6.0DU/GA 52 6.5 DU /GA 54 7.0 DU /GA 56 I Planned unit developments, % impervious condominiums, apartments, must be computed • commercial business and industrial areas. I (1) For a more detailed description of agricultural land use curve numbers refer to National Engineering Handbook, Section 4, Hydrology, Chapter 9, August 1972. (2) Assumes roof and driveway runoff is directed into street /storm system. I (3) The remaining pervious areas (lawn) are considered to be In good condition for these curve numbers. 1 I 3.5.2 -3 - 1/90 • • KING COUNTY, WASHINGTON, SURFACE WATER DESIGN MANUAL I. / I where T, = time of concentration (min), and m = number of flow segments . I Sheet Flow: Sheet flow is flow over plane surfaces. It usually occurs In the headwater of streams. With sheet flow, the friction value (n,) (a modified Manning's effective roughness coefficient that Includes the effect of raindrop impact; drag over the plane surface; obstacles such as litter, crop ridges, and rocks; and I erosion and transportation of sediment) is used. These n, values are for very shallow flow depths of about 0.1 foot and are only used for travel lengths up to 300 feet. Table 3.5.2.0 gives Manning's n, values for sheet flow for various surface conditions. ' For sheet flow up to 300 feet, use Manning's kinematic solution to directly compute T,: o.a Sheet flow: T, = 0. (n,L) I (P2) o.s (so) 0.4 I where ‘ T, = travel time (min), = sheet flow Manning's effective roughness coefficient (from Table 3.5.2C), I n, L = flow length (ft), P = 2 -year, 24 -hour rainfall (in), (see Figure 3.5.1C) and s = slope of hydraulic grade line (land slope, ft /ft) 1) Velocity Equation I A commonly used method of computing average velocity of flow, once it has measurable depth, is the following equation: V =kJ where: I V = velocity (ft/s) . k = time of concentration velocity factor (ft/s) s = slope of flow path (ft/ft) , I "k" is computed for various land covers and channel characteristics with assumptions made for hydraulic radius using the following rearrangement of Manning's equation: ' k = (1.49 (R) o.se7 ) /n; where I R = an assumed hydraulic radius n = Manning's roughness coefficient for open channel flow (from Table 4.3.7B in Chapter 4) I I 3.5.2 -6 _ 1/90 • I • KING COUNTY, WASHINGTON, SURFACE WATER DESIGN MANUAL I . TABLE 3.5.2C "n" AND "k" VALUES USED IN TIME CALCULATIONS FOR HYDROGRAPHS I 'n; Sheet Flow Equation Manning's Values (For the Initial 300 ft of travel) n,• • I Smooth surfaces (concrete, asphalt, gravel. or bare hard packed soil) 0.011 Fallow fields or loose soli surface (no residue) 0.05 Cultivated soli with residue cover (s .c • 0.20 ft /ft) 0.06 I Cultivated soli with residue cover (S> 0.20 ft/ft) 0.17 Short prairie grass and lawns 0.15 Dense grasses 0.24 I Bermuda grass 0.41 Range (natural) 0.13 Woods or forest with light underbrush 0.40 I Woods or forest with dense underbrush 0.80 *Manning values for sheet flow only, from Overton and Meadows 1976 (See TR-55, 1986) \ / t 'k' Values Used In Travel Time/1 line d Concentration Calculations Calculatkx Shallow Concentrated Flow (After the initial 300 R of sheet flow, R - 0.1) k, I I. Forest with heavy ground later and meadows (n.0.10) 3 ^2. Brushy ground with some trees (n - 0.060) 5 3. Fallow or minimum tillage cultivation (n - 0.040) 8 • 1) 4. High grass (n - 0.035) 9 5. Short g pasture and.tawns (n- 0.030) 11 • 6. Nearly bare ground (n- 0.025) 13' I 7. Paved and gravel areas (n.0.012) 27 I Channel Flow (Intermittent) (At the begin of visible channels: R -0.2) k, I. Forested swale with heavy ground litter (n • 0.10) 5 I 2. Forested drainage course /ravine with defined channel bed (n•0.050) 10 3. Rock-lined waterway (n • 0.035) 10 4. Grassed waterway (n- 0.030) 17 S. Earth -lined waterway (n- 0.025) 20 6. CMP pipe (n- 0.024) 21 7. Concrete pipe (0.012) 42 I 8. Other waterways and pipes 0.508 /n . I Channel Flow (Continuous stream. R - 0.4) k. 9. Meandering stream with some pools (n - 0.040) 20 10. Rock-lined stream (n- 0.035) 23 • I 11. Grass-lined stream (n•0.030) 27 12. Other streams, man -made channels and pipe 0.807/n" "See Chapter 5. 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' • it ":- •-•-• • • • • •••• .• , . • , . , . •• .• ...... • . I • . ... .. . I • ' ' • • -"-L.---.:2- ".' . • .• or I 1 -. •• -....... • -. •• •• • . •• • • - .. -• • • • • . -. • . .. ... . .... .. ••• .•• • • ••• .• ......• ... . •. . .. . . . 1 • illr • • . .• • 11 NI i .-...•••;... • . a .. • ••••.•.). .. ....II ...W.:.11'...-..• 1 ..-........... . • . W • ..:..... .......„„ • .• .. ..••. .„...• . • ... 1 11 11 11 : I a • •••1 -::-....::- • -••••••••••••••• a •........•• .• .• .•• .••- - ... .it- ••••-...iga-•.........• • • • . . .. • •• •• • • • • . . . . .••.... .. . . . • . .. ......_._ . . . .„. DititoglAi.'.. S1C9 MIA9 • ..... .. . . • : .:,:.• u • : .::. :-: 1 . 2.se■ • . • •::::.. . . . . . . .. . . i ..... . . • • ay. al.h ' -t►i 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 an Administrative Specialist II for The City of Tigard, Oregon. l 1 17 That I served NOTICE OF (AMENDED ❑) PUBLIC HEARING FOR: (check box above, If applicable) (check appropriate box below} (Enter Public Hearing Date above) ❑ City of Tigard Planning Director q/ Tigard Planning Commission ❑ Tigard Hearings Officer ❑ Tigard City Council ❑ That I served NOTICE OF (AMENDED ❑) DECISION FOR: (ch kbozwwe,BappUcable} City of Tigard Planning Director ❑ That I served NOTICE OF (AMENDED ❑) FINAL ORDER FOR: (Check box above, if applicable) (check appropriate box below) ❑ City of Tigard Planning Director ❑ Tigard Planning Commission ❑ Tigard Hearings Officer ❑ Tigard City Council - ❑ That I served OTHER NOTICE OF FOR: A copy of the PUBLIC HEARING NOTICE/NOTICE OF DECISION /NOTICE OF FINAL ORDER/OTHER NOTICE(S) of which is attached, marked Exhibit "A ", was ' ed to each a' person(s) at the addre (s) shown on the attach - c • t(s), marked Exhibit "B ", ' / ,the d,. if / 199' , and deposited in the =d States Mail o�se ,' day of /� , 199 CP postage prepaid. -L /Grp %G� P Wired Notice / Subscribed and sworn /affirmed before me on the / day of .A'At , 1* f i OFFICIAL SEAL DIANE M JELDERKS /A V / NOTARYPUBLIC•OREGON ./ COMMISSION NO. 046142 MY COMMISSION EXPIRES SEPTEMBER 07, 1999 NOTARY PUBLI r F OREGO My Commission - pires: 7 7FILE INFO. :W i NAME(S): Le.Ar rr C ure S U-/tt /Jio CASENO.(S): 4 6 ,-- coo / /PUML0. -5/ ZOAr / 92j TYPE OF NOTICE & DATE: • • EXHIFYX A • /�rrr;v f llA CITY OF TIGARD PUBLIC HEARING NOTICE NOTICE IS HEREBY GIVEN THAT THE TIGARD PLANNING COMMISSION, AT A MEETING ON MONDAY JUNE 3. 1996 AT 7 :30 PM, IN THE TOWN HALL OF THE TIGARD CIVIC CENTER, 13125 SW HALL BOULEVARD, TIGARD, OREGON 97223 WILL CONSIDER THE FOLLOWING APPLICATION: FILE NO: SUBDIVISION (SUB) 96 -0001 PLANNED DEVELOPMENT REVIEW (PDR) 96 -0003 ZONE CHANGE (ZON) 96 -0004 FILE TITLE: LEHMAN SQUARE SUBDIVISION APPLICANT: Alpha Engineering OWNER: Hans Hendgen 9600 SW Oak Street, Suite 230 15243 NE Countryside Drive Portland, OR 97223 Aurora, OR 97002 REQUEST > A request for the following development applications: 1.) Subdivision preliminary plat approval to divide an approximately .58 acre parcel into 7 lots ranging between 1,928 square feet to 5,670 square feet; 2.) Zone Change approval to apply the Planned Development designation to the property in addition to the current Residential R -12 zoning designation of the subject property; and 3.) Planned Development Review to allow construction of a private street and to allow attached single - family residential dwellings adjacent to single - family detached residential dwellings. LOCATION: 9475 SW Lehman Street (WCTM 1S1 26DC, Tax Lot 1000). APPLICABLE REVIEW Community Development Code Chapters 18.54, 18.80, 18.100, 18.102, 18.106, CRITERIA: 18.108, 18.160 and 18.164. ZONE: R -12 (Residential, 12 Units per acre). The R -12 zone allows single - family attached /detached residential units, multiple - family residential units, residential care • facilities, mobile home parks and subdivision, public support services, family day care, home occupation, temporary use, residential fuel tank, and accessory structures. 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 96 -0001 LEHMAN SQUARE SUBDIVISION PROPOSAUREQUEST 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 FOR SET -UP. 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 PLANNING COMMISSION WILL RECEIVE A STAFF REPORT PRESENTATION FROM THE CITY PLANNER; OPEN THE PUBLIC HEARING; AND INVITE BOTH ORAL AND WRITTEN TESTIMONY. THE PLANNING COMMISSION 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 MAY 14, 1996, 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 COMMISSION 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 HEARINGS 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 TO THE LAND USE BOARD OF APPEALS BASED ON THAT ISSUE. ALL DOCUMENTS AND APPLICABLE CRITERIA IN THE ABOVE -NOTED FILE ARE AVAILABLE FOR INSPECTION AT NO COST OR COPIES CAN BE OBTAINED FOR TWENTY -FIVE CENTS (25c) PER PAGE, OR THE CURRENT RATE CHARGED FOR COPIES AT THE TIME OF THE REQUEST. AT LEAST SEVEN (7) 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 CENTS (250 PER PAGE, OR THE CURRENT RATE CHARGED FOR COPIES AT THE TIME OF THE REQUEST. FOR FURTHER INFORMATION PLEASE CONTACT THE STAFF PLANNER WILLIAM D'ANDREA AT (503) 639 -4171, TIGARD CITY HALL, 13125 SW HALL BOULEVARD, TIGARD, OREGON 97223. ► � • k k 1 111 11 1 . ammo ininull , SUB 96 -0001 LEHMAN SQUARE SUBDIVISION PROPOSAUREQUEST FOR COMMENTS L- ehrna4 661 • dub. 5UB 94.-VPDkg /, -3(zvm qlo - 4 1 10 1 S 126DC -01002 1 S 126DC -0330 � ANAST, ANGELINE V ATHERTON REALTY PARTNERSHIP EXI! ... T 3 ▪ 9355 SW LEHMAN 2100 S WOLF ▪ PORTLAND,OR 97223 DES PLAINES,IL 60018 • 1S126C0 -01900 1S126DC -03301 CRESCENT GROVE CEMETERY ASS CROFT, LESTER R & Z RUTH CRESCENT GROVE CEMETERY Go GARRISON, PETER 9925 SW GREENBURG ROAD 9420 SW LEHMAN TIGARD,OR 97223 TIGARD,OR 97223 1S126DC -03200 1S126DC -00901 ERICKSON, 0 K & ARDIS R TRUSTE GETHSEMANE EVANGELICAL 6630 LONG PRAIRIE RD LUTHERAN CHURCH TILLAMOOK,OR 97141 9640 SW GREENBURG RD PORTLAND,OR 97223 1S126DC -03600 1S126DC -01006 HANSEN, MELVIN L JUNE A JOYCE, DON H 9395 SW CORAL 226 NW HERMOSA BLVD PORTLAND,OR 97223 PORTLAND,OR 97210 1 S126DC -01003 1 S126DC -03500 LAYMAN, DEBORAH J•S TRUSTEE MORROW, KENNETH C AUDREY 3216 SW SCHOLLS FERRY CT 9411 SW CORAL PORTLAND,OR 97221 PORTLAND,OR 97223 1 S126DC -03302 1 S126DC -00900 MURRAY, DOUGLAS J ROE, EMILY LOUISE TILLIE A 9560 SW GREENBURG RD 9450 SW LEHMAN TIGARD,OR 97223 PORTLAND,OR 97223 1S126DC -01004 1S126DC -01005 ROTH, JEFFREY A & BETTY A THOMAS, HARRY 9445 SW LEHMANN 1783 NW 143RD AVE UNIT #17 TIGARD,OR 97223 PORTLAND,OR 97229 • 1S126C0 -01107 1S126DC -01000 WASHINGTON SQUARE INC WATSON, JAMES LIEBE P 0 BOX 21545 1240 MOKULUA DR SEATTLE,WA 98111 KAILUA,HI 96734 Alpha Engineering Hans Hendgen 9600 SW Oak Street, Suite 230 15243 NE Countryside Drive Portland OR 97223 Aurora OR 97002 • Agenda Item: _ 4i. • Hearing Date: June 3. 1996 Time: 7:30 PM STAFF REPORT : TO' THE ..... ... PLANNING COMMISSION:;:: :' _ ` OF TIGARD ::. FOR THE CITY OF TI OREGON .: .:>:' SECTION I: APPLICATION SUMMARY CASES: FILE NAME: LEHMANN SQUARE SUBDIVISION Subdivision SUB 96 -0001 Zone Change ZON 96 -0004 Planned Development PDR 96 -0003 PROPOSAL: The applicant has requested: 1. Subdivision preliminary plat approval to divide an approximately .58 acre parcel into 7 lots ranging between 1,673 square feet to 5,143 square feet. 2. Zone Change approval to apply the Planned Development designation to the property in addition to the current Residential R -12 zoning designation of the subject property. 3. Planned Development Review to allow construction of a private street and to allow attached single - family residential dwellings adjacent to single - family detached residential dwellings. APPLICANT: Alpha Engineering OWNER: Hans Hendgen 9600 SW Oak Street, Suite230 15243 NE Countryside Dr. Portland, OR 97223 Aurora, OR 97007 COMPREHENSIVE PLAN DESIGNATION: Medium. ZONING DESIGNATION: R -12 (Residential, 12 units per acre). LOCATION: 9475 SW Lehmann Street (WCTM 1S1 26DC, TAX LOT 1000). APPLICABLE REVIEW Community Development Code Chapters 18.54, 18.80, 18.92, 18.100, CRITERIA: 18.102, 18.106, 18.108, 18.150, 18.160, and 18.164. STAFF REPORT TO THE PLANNING COMMISSION SUB 96 -0001/ZON 96 -0004 /PDR 96 -0003 Page 1 • • SECTION II: STAFF RECOMMENDATION: The Planning : Directo recommends that the :Planning Commission find that the. proposed Change /Planned Developmentwill: not adversely affect the health;. safety; and welfare of . thy: City: Therefore, staff::: recommend : APPROVAL,:: subject::;to: the:: fo .on r�ecommende� wing cona itions of CONDITIONS OF APPROVAL ALL : CONDITIONS::': SHALL: BE: SATISFIED:; PRIOR: TO RECORDING;::; THE::FINALPLAT WITH;: :. WASHINGTON'S <:COUNTY UNLESS ::OTHERWISE` .SPECIFIED, :SHE STAFF. CONTACT :FOR;: ALL ;;CONDITIONS IS BRIAN RAGER.;: WITH: THE::: ENGINEERING: 'DEPARTMENT; (503):639 -4171. 1. Prior to approval of the final plat, a public improvement permit and compliance agreement is required for this project. Five (5) sets of detailed public improvement plans and profile construction drawings shall be submitted for preliminary review to the Engineering Department. Once redline comments are addressed and the plans are revised, the design engineer shall then submit nine (9) sets of revised drawings and one (1) itemized construction cost estimate 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. Public improvement plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall. • 2. The public improvement plans shall indicate that the applicant will construct standard half - street improvements along the frontage of SW Lehmann Street. The improvements adjacent to this site shall include: A. City standard pavement section from curb to centerline equal to 16 feet (NOTE: the applicant may be able to utilize the existing pavement section if he can demonstrate that it meets current City standards). B. Pavement tapers needed to tie the new improvement back into existing edge of pavement shall be built beyond the site frontage. C. Curb and gutter. D. Storm drainage, including any off -site storm drainage necessary to convey subsurface runoff. E. Five -foot concrete sidewalk. F. Street striping. G. Streetlights as determined by the City Engineer. H. Underground utilities (NOTE: the applicant may be eligible to pay a fee in -lieu of undergrounding existing overhead utilities). I. Street signs. J. Driveway apron. K. Adjustments in vertical and /or horizontal alignment to construct SW Lehmann Street in a safe manner, as approved by the Engineering Department. STAFF REPORT TO THE PLANNING COMMISSION SUB 96 -0001/ZON 96-0004 /PDR 96-0003 Page 2 • • 3. The public improvement plans shall include the private street and shall indicate that the structural section will meet City public street standards. 4. Prior to approval of the final plat, the applicant shall submit a copy of the proposed CC &R's to the City Engineer for review and approval. The CC &R's shall provide a maintenance program for the private street. 4 . 5. The public improvement plans shall include details for upsizing the existing 8 -inch culvert on Coral Street in front of Tax Lots 3800 and 3900 (Map 1S1 26DC) to a 15- inch culvert as specified by the applicant's storm calculations. 6. Final design plans and calculations for the proposed public water quality facility shall be submitted to the Engineering Department (Brian Rager) as a part of the public improvement plans. Included with the plans shall be a proposed landscape plan to be approved by the City Engineer. The proposed facility shall be dedicated in a tract to the City of Tigard on the final plat. 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. The facilities shall be maintained by the developer for a three -year period from the conditional acceptance of the public improvements. A written evaluation of the operation and maintenance shall be submitted and approved prior to acceptance for maintenance by the City. 7. The final plat shall indicate the water quality /detention pond will be placed in a tract to be conveyed to the City on the final plat. 8. The applicant shall provide a City- approved access to the water quality /detention pond for maintenance vehicles. 9. Prior to approval of the final plat, the applicant shall complete, or have financially secured, the required public street and utility improvements and have said improvements accepted by the City. 10. An erosion control plan shall be provided as part of the public improvement drawings. The plan shall conform to "Erosion Prevention and Sediment Control Plans - Technical Guidance Handbook, February 1994. 11. A final grading plan shall be submitted showing the existing and proposed contours. The plan shall detail the provisions for surface drainage of the lots that are to be "pad" graded to insure that the drainage is directed to the street or a public facility approved by the Engineering Department. A soils report shall be provided detailing the soil compaction requirements consistent with the requirements of Appendix Chapter 33 of the Uniform Building Code. 12. The final plat shall provide parking easements on lots 1, 4 and 5 for the benefit of all the lots. Lot 4 shall provide an access easement for the benefit of lot 5, to access the private street. A joint use and maintenance agreement shall be provided for the maintenance of the shared parking areas. 13. All grading shall comply with Appendix Chapter 33 of the Uniform Building Code. STAFF REPORT TO THE PLANNING COMMISSION SUB 96 -000120N 96-0004 /PDR 96 -0003 Page 3 • • 14. The private street shall provide public utility easements. 15. A demolition permit will be required for all existing structures and all utilities shall be removed. Staff Contact: Development Services Technician. 16. Plans approved by Tualatin Valley Fire and Rescue. 17. Revised site and landscaping plans shall be submitted for review by the Planning Division, Staff Contact: Will D'Andrea. The revised plans shall include the following: A. Impervious surface/landscaping calculations. The minimum landscaping required is 20 percent. B. 10 -foot buffer along the west property line, exclusive of parking areas. C. Buffering and screening in accordance with Sections 18.100.080(D) and 18.100.080(E). D. Provision of "No parking" signs on the private street. E. Minimum 48 square feet of outdoor private area for each dwelling unit. >:: >PRIOR:TO:.THE:ISSUANCE OF: A BUILDING: PERMIT :::THE: FOLLOWING<;::«:;?::... '`::: C:ONDITIONSHALL..BE SAT ISFIED:'OR' FINANCIALLY SECURED;<::':..<: << »::<<:; (Unles otherwise: noted, the staff contact shall: be Brian Rager; `. :. ngmeerm epartment 503 :'.63 <:; .;:.::.;..:::: >::::.::::;:::: • 18. Prior to issuance of building permits, the applicant shall complete the required public improvements and have said improvements accepted by the City. 19. Prior to issuance of building permits, the applicant shall provide the City with as -built drawings of the public improvements as follows: 1) mylars, and 2) a diskette of the as- builts in "DWG" format, if available; otherwise "DXF" will be acceptable. Note: if the public improvement drawings were hand - drawn, then a diskette is not required. IN ADDITION,,THE APPLICANT SHOULD BE AWARE OF THE . . FOLLOWING SECTIONS OF THE COMMUNITY DEVELOPMENT CODE; THIS IS NOT AN EXCLUSIVE LIST • : • 18.160.170 Improvement Agreement: 1. Before City approval is certified on the final plat, and before approved construction plans are issued by the City, the Subdivider shall: A. Execute and file an agreement with the City Engineer specifying the period within which all required improvements and repairs shall be completed; and B. 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 TO THE PLANNING COMMISSION SUB 96 -000120N 96-0004 /PDR 96 -0003 Page 4 • • 2. 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 inrstages and for the extension of time under specific conditions therein stated in the contract. 18.160.180 Bond: 1. As required by Section 18.160.170, the subdivider shall file with the agreement an assurance of performance supported by one of the following: A. An irrevocable letter of credit executed by a financial institution authorized to transact business in the State of Oregon; B. 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 C. Cash. 2. 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. 3. The subdivider shall not cause termination of nor allow expiration of said guarantee without having first secured written authorization from the City. 18.160.190 Filing and Recording: 1. 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. 2. Upon final recording with the County, the applicant shall submit to the City a mylar copy of the recorded final plat. 18.162.080 Final Plat Application Submission Requirements: 1. Three copies of the subdivision plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. 2. The subdivision plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05), Washington County, and by the City of Tigard. 3. 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. STAFF REPORT TO THE PLANNING COMMISSION SUB 96 -0001/ZON 96- 0004 /PDR 96-0003 Page 5 • • 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 PTs). 3. All centerline monuments shall be set during the first lift of pavement. 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. 18.164 Street & Utility Improvement Standards: 1. 18.164.120 Utilities A. 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. 2. 18.164.130 Cash or Bond Required A. 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. B. 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. C. The cash or bond shall comply with the terms and conditions of Section 18.160.180. 3. 18.164.150 Installation: Prerequisite /Permit Fee A. 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. 4. 18.164.180 Notice to City Required A. Work shall not begin until the City has been notified in advance. STAFF REPORT TO THE PLANNING COMMISSION SUB 96 -0001/ZON 96-0004 /PDR 96 -0003 Page 6 • • B. If work is discontinued for any reason, it shall not be resumed until the City is notified. 5. 18.164.200 Engineer's Certification Required A. The land divider's engineer shall provide written certification of a form provided by the City that all improvements, workmanship and materials are in accord with current and standard engineering and construction practices, and are of high grade, prior to the City acceptance of the subdivision's improvements or any portion thereof for operation and maintenance. - THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION: SECTION III: BACKGROUND INFORMATION Site History: The subject site was platted on April 18, 1908 as part of the Lehmann Acres Tract. This parcel was annexed into the City on April 16, 1987 (BC 2344). The property received Site Development Review (SDR 91 -0010) approval to allow the construction of a seven unit apartment complex in 1991. No other development applications were found to have been filed with the City. Vicinity Information: Adjoining property to the west and north is zoned R -12 (Residential, 12 units per acre) and are developed with a single - family residence and a church. Properties to the east are zoned R-4.5 (Residential, 4.5 units per acre) and are developed with single - family residences. Property to the south is zoned C -P (Professional Commercial) and is developed with an office building. Site Information and Proposal Description: The .58 acre site is currently developed with a single - family residence, garage and outbuilding. The property has access onto SW Lehmann Street. The property slopes in an easterly direction from an elevation of approximately 252 feet on the west, to an elevation of approximately 246 feet on the east. There are a variety of deciduous trees and shrubs on the site. Of particular notice are two large Monkey Puzzle trees which are located near SW Lehmann Street. SECTION IV: APPLICABLE REVIEW CRITERIA AND FINDINGS COMPLIANCE WITH COMMUNITY DEVELOPMENT CODE SECTIONS: STAFF REPORT TO THE PLANNING COMMISSION SUB 96 -0001/ZON 96 -0004 /POR 96 -0003 Page 7 • • Use Classification: The applicant is proposing to build attached single - family residential units. This use is classified in Code Section 18.42 (Use Classifications) as single - family attached residential units. Code Section 18.54.030 lists single - family attached residential units, as a permitted use in the R -12 zone. Dimensional Requirements: Section 18.54.050 states that the minimum lot area for each lot in the R -12 zoning district is 3,050 square feet. There is no minimum lot width requirement in the R -12 zone. Developments within the R -12 zone are required to provide a minimum of 20% landscaping. The applicant is proposing to create lots under the planned development regulations. The Planned Development section allows the creation of lots less than the minimum lot size of the zone, provided that the density standards are not exceeded. The applicant's proposed lots ranging from 1,673 to 5,143 are therefore acceptable, since the overall density allowable is not exceeded. The applicant has not provided calculations regarding the amount of impervious surface /landscaping that is provided. Impervious surface /landscaping calculations shall be submitted that demonstrates compliance with this section. Development Standards: Section 18.54.050 contains standards for the R -12 zone. Single- family detached residential units are a permitted use in the zone, and must comply with the following dimensional requirements: Minimum lot size 3,050 Square Feet* Average lot width No Minimum Front setback 15 Feet Garage setback 20 Feet* Interior sideyard setback 5 Feet Corner sideyard setback 10 Feet Rear setback 15 Feet Maximum building height 35 Feet * See Planned Development for exceptions. As indicated on the site plan, setbacks will be satisfied in accordance with this section. Solar Access: Section 18.88.040(B) states that the solar access design standard shall apply to applications for a development to create lots in R -1, R -2, R -3.5, R-4.5, and R -7 zones and to create lots for single family detached and duplex dwellings in all other residential zones. The applicant's proposal will create lots for attached single - family residential structures, therefore, this section is not applicable. Density: Section 18.92.020 contains standards for determining the permitted project density. The number of allowable dwelling units is based on the net development area. The net area is the remaining area, excluding sensitive lands, land dedicated for public roads or parks, or for private roadways. The net 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. The gross area of the site is approximately .58 acres or approximately 25,265 square feet. The only deduction applicable to this parcel is the area required for private streets, which is approximately 3,850 square feet. The net area used for density calculation is, therefore, 21,415 square feet. Dividing the net area by the 3,050 STAFF REPORT TO THE PLANNING COMMISSION SUB 96 -0001/ZON 96 -0004 /PDR 96 -0003 Page 8 • square foot minimum lot size yields an opportunity for 7 units. The applicant has proposed 7 units, thereby, satisfying this requirement. Planned Development: Section 18.80 encourages development that recognizes the relationship between buildings, their use, open space, and accessways and thereby maximizes the opportunities for innovative and diversified living environments, while implementing the density range provided through the Comprehensive Plan. Section 18.80.080 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. Section 18.80.080 also states that front and rear yard setback requirements in the base zone shall not apply to structures on the interior of the project except that a minimum front yard setback of 8 feet is required for any garage opening for an attached single - family dwelling facing a private street. Section 18.80.060 states that a planned development shall not be allowed in residential areas located in areas designated as "Established Areas" on the Comprehensive Plan map except, the Commission may approve a planned development within an "Established Area" where the Commission finds: 1. Development of the land in accordance with the provisions of the "Established Area" would: a. Result in an inefficient use of land; b. Result in removing significant natural features; or c. result in a change of the character of the area surrounding a significant historic feature of building; 2. The planned development approach is the most feasible method of developing the area; and 3. The site is of a size and shape that the compatibility provisions of Chapter 18.92 (Density Computations) can be met. The subject property is designated as an Eatablished Area. Development under the Planned Development regulations would result in a more efficient use of the land as the site would be allowed to be developed at the maximum allowable density of the zone. If the applicant were to develop without the Planned Development regulations, the site's size and shape would only allow for the creation of 6 lots. Allowing lots less than the minimum 3,050 square feet, while meeting the allowable density, permits the applicant to maximize the site's development potential. The Planned Development allows opportunity for greater homeownership in the City by creating diversified living environments. The applicant could have provided the seven units as a multi - family development, but would not have afforded the opportunity for home ownership. The property does not contain significant natural features (ie. sensitive lands) which would have been impacted by the development. There are two, unique, Monkey Puzzle trees on the property that may have been removed if the applicant were to not develop under the Planned Development. There are no historic buildings in the area that would be effected by this proposal. STAFF REPORT TO THE PLANNING COMMISSION SUB 96 -000120N 96 -0004 /PDR 96 -0003 P age 9 • • Section 18.80.120(A) (Planned Development Review - Approval Standards) requires that a development proposal be found to be consistent with the various standards of other Community Development Code Chapters. The applicable criteria in this case are Chapters 18.92, 18.100, 18.102, 18.106, 18.108, 18.114, 18.160, 18.150, and 18.164. The proposal's consistency with these Code Chapters is reviewed in the following sections. The proposal contains no elements related to the provisions of Code Chapters 18.96 (Additional Yard Setback Requirements), 18.98 (Building Height Limitations: Exceptions), or 18.144 (Accessory Use and Structures) which are also listed under Section 18.80.120.A.2. These Chapters are therefore found to be inapplicable as approval standards. Code section 18.80.120.A.3 provides other Planned Development Review approval standards not necessarily covered by the provisions of the previously listed sections. These other standards are addressed immediately below. The proposal contains no elements related to the provisions of 18.80.120.A.3.e (Shared Outdoor Recreation Areas: Residential Use) or 18.80.120.A.3.c (Privacy and noise) and are, therefore, found to be inapplicable as approval standards as these criteria have been applied only to multi - family development. Relationship to the natural and physical environment: Section 18.80.120.A.3.(a) states that 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 and that trees with a six inch caliper measured at four feet in height from ground level shall be saved where possible. The site has been designed to preserve the two trees deserving of preservation and the applicant has designed the utilities to best use the existing natural drainage on the property. Buffering. screening. and compatibility between adjoining uses: Section 18.80.120.A.3.b states that buffering shall be provided between different types of land uses. It also states that 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. This section shall be satisfied as addressed in the Buffer Matrix section. Private outdoor area: residential use: 18.80.120.A.3.(d) states that each ground level residential dwelling unit shall have an outdoor private area (patio, terrace, porch) of not less than 48 square feet and shall be screened or designed to provide privacy for the use of the space. The applicant shall submit revised plans that provide outdoor private area in accordance with this section. Landscaping and open space: 18.80.120.A.3.g states that within Residential Development a minimum of 20 percent of the site shall be landscaped. The applicant has not provided calculations regarding the amount of impervious surface and landscaping provided on the site. The applicant shall provide impervious surface /landcaping calculations that demonstrate that a minimum of 20 percent of the site is landscaped. STAFF REPORT TO THE PLANNING COMMISSION SUB 96- 000120N 96 -0004 /PDR 96 -0003 Page 10 • • Landscaping: Section 18.100 contains landscaping standards for new deve0opmente The applicant 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. Street Trees: Section 18.100.035(8) states the specific spacing of street trees by size of tree shall be as follows: 1. Small or narrow stature trees (under 25 feet tall and less than 16 feet wide branching) shall be spaced no greater than 20 feet apart; 2. Medium sized trees (25 feet to 40 feet tall, 16 feet to 35 feet wide branching) shall be spaced no greater than 30 feet apart; 3. Large trees (over 40 feet tall and more than 35 feet wide branching) shall be spaced no greater than 40 feet apart; As indicated on the site plan, street trees have been provided in accordance with this section. Buffer Matrix: Section 18.100.130 contains the buffer matrix to be used in calculating widths of buffering and screening to be installed between proposed uses. The Matrix indicates that where attached single - family abuts detached single - family structures, the required buffer and screening width shall be 10 feet. In addition, parking lots containing 4-50 parking spaces shall provide a 10 foot buffer and screening. Section 18.100.080.D contains the minimum improvement standards for the buffering area. The minimum improvements within a buffer area shall consist of the following: 1) At least one row of trees shall be planted. They shall be not less than 10 feet high for deciduous trees and 5 feet high for evergreen trees at the time of planting. Spacing of the trees depends on the size of the tree at maturity; 2) In addition, at least 10 five gallon shrubs or 20 one gallon shrubs shall be planted for each 1000 square feet of required buffer area; 3) The remaining area shall be planted in lawn, groundcover or spread with bark mulch. The site plan shows the provision of a 30 -foot building setback on the east property line and a 10 -foot building setback on the west property line, thereby, satisfying this requirement. Section 18.100.080.B states that a buffer may only be occupied by utilities, screening, sidewalks and bikeways, and landscaping. No buildings, accessways, or parking areas shall be allowed in a buffer area except where an accessway has been approved by the City. The plan shows that the parking area on the west property line encroaches within the required 10 -foot buffer. A revised plan shall be submitted that provides for a 10 -foot buffer in accordance with this section. Given the width of the subject site and design of the project, the applicant is limited in the location of the private street. The street will encroach approximately five -feet into the required buffer. This location is approved provided adequate screening is provided along the property line. A revised landscape plan shall be submitted that provides for the miminim screening improvements within a buffer area. STAFF REPORT TO THE PLANNING COMMISSION SUB 96-0001/ZON 96- 0004 /PDR 96 -0003 Page 11 • Section 18.100.080.E states that where screening is required the following standards shall apply in addition to those required for buffering; 1) a hedge of narrow or broadleaf evergreen shrubs which will form a 4 foot continuous screen within 2 years of planting, or; 2) an earthen berm planted with evergreen plant materials which will form a continuous screen 6 feet in height within 2 years. The unplanted portion of the berm shall be planted in lawn, ground cover or bark mulch, or; 3) a 5 foot or taller fence or wall shall be constructed to provide a continuous sight obscuring screen. k revised plan shall be submitted that provides screening in accordance with this section. Visual Clearance Areas: Section 18.102 requires that a clear vision area shall 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 landscape plan shows that approximately 6, one - gallon shrubs are planted within the vision clearance area. The applicant shall provide that this area be maintained to comply with the three -foot height clearance provision. Parking: Section 18.106.030.(A ) states that each unit is required to provide 2 off - street parking spaces. Section 18.80.120.A.3.j (Planned Development:Parking) allows up to 50% of the required attached single - family parking to be accommodated in common parking areas as long as each single - family lot contains at least one off - street parking space. The plan shows that each lot will provide a garage and that there are seven additional parking spaces provided within the development, thereby, satisfying this criteria. The common parking areas are contained within lots 1, 4, and 5 and will require parking easements. The final plat shall provide parking easements for each of these lots. In addition, a joint use and maintenance agreement must be provided for these spaces as well as the private access drive. Access. Egress. Circulation: Section 18.108.070 contains standards for the width of access driveways to single family residences. In order to comply with the standard each lot must be provided with a ten foot wide, paved residential driveway within a 15 foot wide access width. Each lot has provided a 10 -foot wide paved driveway, in accordance with this section. Tree Removal: Section 18.150.025 requires that a tree plan for the planting, removal and protection of trees prepared by a certified arborist shall be provided with a subdivision application. The tree plan shall include identification of all existing trees, identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper, which trees are to be removed, protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. The applicant has provided a plan which identifies two trees greater than 12- inches in caliper, that total approximately 28 caliper inches. The proposed site plan shows that both trees will be saved. Since the applicant is retaining both of the existing STAFF REPORT TO THE PLANNING COMMISSION SUB 96 -000120N 96- 0004 /PDR 96 -0003 Page 12 I • trees, Section 18.150.025.(B)(2) does not require a mitigation program. This criteria is, therefore, satisfied. 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 Medium Density Residential opportunity for the site, as well as with the applicable policies, regulations of the R -12 zone and other applicable ordinances and regulations. 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, Lehmann Square, 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 site does not abut properties with approved plats that would require conformity or connectivity with the plats of adjoining areas. The design and width recommended by the City Engineer would provide for both adequate and safe access to the lots in this subdivision. 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. Street and Utility Improvements Standards: Section 18.164 contains standards for streets and utilities serving a subdivision. Improvements: 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 approved private street connects with a dedicated local public street. The applicant shall be constructing a half - street improvement on SW Lehmann Street. Future Street Plan and Extension of Streets: Section 18.164.030(F) states that a future street plan shall be filed which shows the pattern of existing and proposed future streets from the boundaries of the proposed land division. This section also states that where it is necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed and a barricade shall be constructed at the end of the street. These street stubs to adjoining properties are not considered to be cul -de -sac since they are intended to continue as through streets at such time as the adjoining property is developed. The surrounding properties are currently developed in such a way that requiring the provision and extension of a public street for future divisions is not necessary. STAFF REPORT TO THE PLANNING COMMISSION SUB 96 -0001/ZON 96- 0004 /POR 96 -0003 Page 13 • Street Alignment and Connections: Section 18.164.030(G) requires all local streets which abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code. A street connection or extension is precluded when it is not possible to redesign, or reconfigure the street pattern to provide required extensions. In the case of environmental or topographical constraints, the mere presence of a constraint is not sufficient to show that a street connection is not possible. The applicant must show why the constraint precludes some reasonable street connection. The surrounding properties are currently developed in such a way that requiring the provision and extension of a public street for future divisions is not necessary. Cul-de -sacs: Section 18.164.030(K) requires that a cul-de -sac shall be no more than 400 feet long nor provide access to greater than 20 dwelling units. The private street is less than 400 feet long and serves less than 20 dwelling units. Private Street: Section 18.164.030(S) states that design standards for private streets shall be established by the City Engineer and that private streets serving more than 6 dwelling units are permitted within planned developments. This section also requires a bonded maintenance agreement or the creation of a homeowners association to provide for the continued maintenance of the street in perpetuity. Section 18.108.070(A) allows a private drive with a 25 -foot width and 20 feet of pavement to serve up to 6 lots. The applicant has proposed a private street with a 25 foot right -of -way width with 20 feet of pavement. The applicant needs planned development approval of the private street because it serves more than 6 lots. The applicant could have redesigned the project such that lots 5 -7 fronted on SW Lehmann Street, but that would not have allowed the character of the type of design being proposed. The provision of a 20- foot -wide driveway is adequate to accomodate one additional lot above and beyond the 6 lots allowed without the planned development requirement. The applicant has also been conditioned to provide for a bonded maintenance agreement or provide a homeowners association for street maintenance. Block Sizes: Section 18.164.040(B)(1) states that the perimeter of blocks formed by streets shall not exceed 1,800 feet measured along the right -of -way line except: 1. Where street location is precluded by natural topography, wetlands or other bodies of water or, pre - existing development or; 2. For blocks adjacent to arterial streets, limited access highways, major collectors or railroads. 3. For non - residential blocks in which internal public circulation provides equivalent access. This proposal is exempted from meeting this standard as existing development precludes the opportunity for public street connectivity in accordance with this standard. Block Lengths: Section 18.164.040(B)(2) states that when block lengths greater than 600 feet are permitted, pedestrian /bikeways shall be provided through the block. This STAFF REPORT TO THE PLANNING COMMISSION SUB 96 -0001/ZON 96 -0004 /PDR 96 -0003 Page 14 • • proposal is exempted from meeting this standard as existing development precludes the opportunity for public, pedestrian connectivity in accordance with this standard. Lots - Size and Shape: Section 18.164.060(A) prohibits lot depth from being more than 2.5 times the average lot width, unless the parcel is less than 1.5 times the minimum lot size of the applicable zoning district. Lots 2, 3, 4, 6, and 7 have lot depths that are greater than 2.5 times the average lot width, but are also less than 1.5 times the 3,050 square foot minimum lot size of the R -12 zone. Therefore, the proposed plan is in compliance with this section. Furthermore, Section 18.80.080 states that the lot depth standards shall not apply to planned developments. Lot Frontage: Section 18.164.060(B) requires that lots have at least 25 feet of frontage on public or private streets, other than an alley, unless the lot is for an attached single - family dwelling unit, in which case the lot frontage shall be at least 15 feet. Lots 1 through 4 provide a minimum of 15 feet of frontage on the private street. Lots 6 and 7 provide more than the minimum frontage requirement as they have frontage on both the private street and SW Lehmann Street. Lot 5 provides approximately 74 feet of frontage on SW Lehmann Street. The proposed plan, therefore, satisfies this minimum frontage requirement. Sidewalks: Section 18.164.070 requires sidewalks adjoining all residential streets. The proposed plan indicates the provision of a five -foot sidewalk on SW Lehmann Street, thereby, satisfying this standard. Sanitary Sewers: Section 18.164.090 requires sanitary sewer service. The proposed plan indicates the provision of sanitary sewer service, thereby, satisfying this standard. Storm Drainage: Section 18.164.100 requires adequate provisions for storm water runoff and dedication of easements for storm drainage facilities. The applicant has provided storm drainage and water quality measures, thereby, satisfying this standard. Streets 18.164.030(E)(1)(a), 18.164.090 (Sanitary Sewer), and 18.164.100 (Storm Drains) shall be satisfied as specified below: STREETS: This site lies adjacent to SW Lehmann Street, which is classified as a local residential street to be built with two, 16 -foot travel lanes and two, five -foot sidewalks. Currently, the roadway has an 18- foot -wide paved section with minimal roadside ditches on each side. The applicant will be required to improve the site frontage of Lehmann in order to mitigate the impact from this development. This will require a half- street improvement, where the applicant will provide enough widening to yield 16 feet of City standard pavement section from curb to centerline /crown. The plans show that the applicant proposes to just add on to the pavement that exists. The City does not know if the existing pavement section meets current City standards (3 1/2 inches of asphalt over 9 inches of base rock). If the applicant wishes to use the existing pavement section, he shall demonstrate that it meets current City standards. If the section does not meet City standards, then the applicant shall build the half- street from curb to centerline /crown. In addition, all pavement tapering STAFF REPORT TO THE PLANNING COMMISSION SUB 96.0001/ZON 96- 0004 /PDR 96 -0003 Page 15 • • • needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage. There is currently 60 feet of total right -of -way (ROW) on Lehmann Street, which is adequate for a local residential street. No additional ROW dedications will be required. The applicant also proposes to serve the seven lots from a private street (shown as Tract A on the subdivision plan). Section 18.164.030(S)(3) states that a private street serving more than six lots is permitted within a planned development. Therefore, this project is eligible to be served from a private street. City design standards require that a private street be constructed to the same structural section standards as a public street. The applicant has indicated that the private street section will meet public standards. With regard to maintenance, the applicant will be required to establish, through the CC &R's, a maintenance program for the private street. A copy of the CC &R's shall be submitted to the City Engineer prior to approval of the final plat. SANITARY SEWER: There is an existing eight -inch public sanitary sewer line in SW Lehmann Street available to serve this site. The applicant will need to extend a new eight -inch public line into the development to serve the new lots. • STORM DRAINAGE: This site is located near the top of a local drainage basin and currently slopes to the east. There is no defined public storm drainage system in this area and most street drainage is accomplished by minimal roadside ditches. The applicant has provided the City a downstream analysis of the local drainage basin to determine if this project will have a significant impact on the downstream system. The analysis, which was prepared by Alpha Engineering, determined that the system, under current development conditions, has deficiencies. Specifically, there were three areas of concern: 1) Lehmann from Greenburg to 92nd Avenue, 2) Coral Street from Greenburg to 92nd Avenue, and 3) Coral Street from 92nd to 90th Avenue. The upper section of Lehmann near Greenburg does not have a well - defined storm system because it is near the top of the drainage basin. The runoff that does collect on the roadway sheets off to the sides and finally makes its way to minimal roadside ditches further east on Lehmann. The one existing catch basin near the top of Lehmann ties to a storm line that flows south to Coral Street. The section on Coral Street from Greenburg to 92nd Avenue has a well - defined system consisting of a roadside ditch on the north side. The storm line that carries water from Lehmann Street discharges into this ditch. There is a constriction along the frontages of Tax Lots 3800 and 3900 where the flow is forced through an existing 8 -inch culvert. The property owners of those lots have complained in the past during heavy winter flows that this culvert does not handle the volume of storm water that develops. Alpha calculates that this culvert should be a 15 -inch, rather than an 8 -inch. STAFF REPORT TO THE PLANNING COMMISSION SUB 96 -0001 /ZON 96- 0004 /PDR 96 -0003 Page 16 • • The section on Coral Street from 92nd to 90th Avenue does not have a well - defined system. The land is fairly flat at the intersection of Coral and 92nd, and has a gradual slope to the east. As stated above, the storm drainage from this site now flows to the east. This local basin presently drains eastward along Lehmann Street, then south along 92nd Avenue to Coral Street, then east along Coral to 90th Avenue. The development plan submitted for review indicates a proposal for an on -site drywell to contain all runoff from the project. However, between the time of application submittal and the writing of this decision, the applicant discovered that a drywell is not feasible because of the soil type in that area. Staff then met with the applicant to discuss drainage alternatives. Since there is no defined system in Lehmann, the applicant requests approval to tie the project drainage into the catch basin on Lehmann that flows south to Coral Street. From the above analysis summary, the section along Coral has an existing restriction at an existing 8 -inch culvert. In order to mitigate the impact from the additional storm water runoff on this project, the applicant has proposed to install an on -site water quality /detention pond that will restrict the runoff from this site to predeveloped flows. In addition, since the storm water will be directed south to Coral, instead of east where it has naturally sheet -flowed in the past, the applicant proposes to upsize the existing 8 -inch culvert fronting Tax Lots 3800 and 3900 to a 15 -inch culvert. This action will not only help an existing situation, which was not caused by this development, but will also help mitigate the incremental addition of flow that will be directed to this portion of the system. As far as the other deficiency in the existing storm system east of 92nd Avenue, the applicant's project will not be increasing the runoff in that section of the system, since storm water from this site and the basin has historically made its way to that area and the applicant will be restricting runoff to predeveloped flows. We recommend that the applicant's proposal for mitigation be approved, as it will address the impacts directly related to the project. In addition, the small amount of runoff that will enter the existing system on Coral Street, after being detained on the project site, will not have a significant impact on that portion of the system once the 8 -inch culvert is replaced. STORM WATER QUALITY: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) (Resolution and Order No. 91 -47, as amended by R &O 91 -75) which require the construction of on -site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan is required to be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. Prior to issuance of a building permit, the applicant shall submit plans and calculations for a water quality facility that will meet the intent of R &O 91-47. In addition, the applicant shall submit a maintenance plan for the facility that must be reviewed and approved by the City prior to issuance of the building permit. As stated previously, the applicant proposes to construct an on -site pond to treat and detain storm water. Preliminary calculations indicate that this pond will be large enough to STAFF REPORT TO THE PLANNING COMMISSION SUB 96 -0001 /ZON 96- 0004 /POR 96 -0003 Page 17 • • serve this site. Since the pond will be maintained by the City, the pond shall be placed inside a tract to be dedicated to the City on the final plat. In addition, the applicant shall provide access for City maintenance vehicles. J GRADING AND EROSION CONTROL: USA R &O 91-47 also regulates erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per R &O 91-47, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. APPLICABLE COMPREHENSIVE PLAN POLICIES Citizen Input: Policy 2.1.1 provides the City will assure that citizens will be provided an opportunity to participate in all phases of the planning and development review process. The subdivision is consistent with Policy 2.1.1 because a neighborhood meeting was held by the applicant, notice of the public hearing was provided to owners of property within 250 feet, and was published in a newspaper of general circulation. Water Quality: Policy 4.2.1 provides that all development within the Tigard urban planning area shall comply with applicable federal, state and regional water quality standards. Policy 4.2.1 is satisfied as the applicant shall provide for on -site water quality treatment as required by Unified Sewerage Agency Resolution and Order No. 91-47. Public Utilities: Policies 7.1.2, 7.3.1 and 7.4.4 provides that the City will require as a condition of development approval that public water, sewer, and storm drainage will be provided and designed to City standards and that utilities shall be placed underground. Policies 7.1.2, 7.3.1 and 7.4.4 are satisfied because the developer is required to extend public sewer and water systems to this site prior to development. In addition, the developer is required to provide for underground installation of utility lines. Fire Protection: Policy 7.6.1 states that Fire District shall review all new development applications to ensure adequate fire protection is available to serve each new development. Tualatin Valley Fire and Rescue was provided with a copy of the development plan in compliance with Policy 7.6.1. Street Improvements: Policy 8.1.1 provides that the City will plan for a safe and efficient street and roadway system that meets current needs and anticipated future growth and development. The subdivision proposal complies with Policies 8.1.1 and 8.1.3 because the proposed extension of improvements to and within the development should contribute to a safe and efficient street system in this area. The proposed SW Lehmann Street improvements are consistent with City of Tigard standards for local streets. The internal street serving the subdivision shall also meet City standards in terms of design requirements for private streets. STAFF REPORT TO THE PLANNING COMMISSION SUB 96 -0001/ZON 96- 0004 /PDR 96 -0003 Page 18 • • Street Improvements. Policy 8.1.3 states that the City will require the following as a precondition of approval: 1. Development abut a dedicated street or have other adequate access; 2. Street right -of -way shall be dedicated where the street is substandard in width; 3. The developer shall commit to construction of the streets, curbs, and sidewalks to City standards within the development; 4. The developer shall participate in the improvement of existing streets, curbs, and sidewalks to the extent of the development's impacts; and 5. Street improvements shall be made and street signs or signals shall be provided when the development is found to create or intensify a traffic hazard. (See response above) SECTION V: OTHER STAFF COMMENTS The City of Tigard Police Department has reviewed this proposal and has offered the following comments: What is the proposed street lighting? Private street width is of concern unless a covenant with property owner or occupants prohibits parking on the "street ". Emergency vehicle access must not be limited. The City of Tigard Building Division has reviewed this proposal and has offered the following comments: 1. The applicant is proposing a drywell for storm water disposal. The Building Division will not approve. A condition is needed as follows: All impervious surface drainage shall be directed to the public storm sewer system. (Note: they will have to do some more grading to make this happen.) 2. Condition: All grading shall comply with Appendix Chapter 33 of the 1994 Uniform Building Code, as adopted by the City. Staff Contact: Brian Rager. 3. Tract "A" should be a public easement for sanitary, storm, water, etc. all utilities. A condition to this effect is needed. The plans show water stopping at Tract "A" for lots 1-4, the public easement would get water to the lots. 4. Condition: A demolition permit will be required for all existing structures and all utilities shall be removed. STAFF REPORT TO THE PLANNING COMMISSION SUB 96 -0001 /ZON 96 -0004 /PDR 96 -0003 Page 19 • • SECTION VI AGENCY COMMENTS The Tualatin Valley Water District has reviewed this proposal and has offered the following comments: Show existing water meter location on utilities drawing, if any, for existing house. Potential to use existing service for lot 5. The applicant will likely need to move water meter location (to behind the sidewalk since additional R -O -W dedication is shown). Submit 3 sets of plans for review. The Unified Sewerage Agency has . reviewed this proposal and has offered the following comments: Extend public storm and sanitary sewer to each proposed lot. Water quality has not been addressed. "Dry wells " ?, public storm is necessary. Tualatin Valley Fire and Rescue has reviewed this proposal and has offered the following comments: No parking signs on access road. Hydrants are required within 500 feet of all portions of the structures measured around the outside and along approved fire department access roads. Plans showing hydrant locations shall be approved by the fire department. PGE has reviewed this application and has offered no comments or objections. SUBDIVISION APPROVAL SHALL BE VALID ONLY IF THE FINAL PLAT IS SUBMITTED TO THE CITY OF TIGARD WITHIN EIGHTEEN MONTHS OF THE EFFECTIVE DATE OF THIS DECISION. .i ,/i May 23. 1996 PREPARED BY: William D'Andrea DATE Assistant Planner ( n� / May 23. 1996 APPROVED BY: Richard Bewersclor4 DATE Planning Manager I:\CU RPLN \PATTY\SUBR -RPT. DOT • STAFF REPORT TO THE PLANNING COMMISSION SUB 96 -0001/ZON 96- 0004 /PDR 96 -0003 Page 20 • CITY OF TIGARD PLANNING COMMISSION Regular Meeting Minutes June 3, 1996 1. CALL TO ORDER Acting President Ron Holland called the meeting to order at 7:30 p.m. The meeting was held in the Tigard Civic Center, Town Hall, at 13125 SW Hall Blvd. 2. ROLL CALL Commissioners Present: Commissioners Anderson, DeFrang, Griffith, Holland, Padgett, and Scolar Commissioners Absent: President Wilson and Commissioner Collson Staff Present: Will D'Andrea, Assistant Planner; Nadine Smith, Senior Planner; Duane Roberts, Associate Planner; Brian Rager, Engineering Manager; Ed Wegner, Director of Maintenance Services; Greg Berry, Project Engineer; Jerree Gaynor, Planning Commission Secretary 3. PLANNING COMMISSION COMMUNICATIONS The Planning Commission Secretary advised the Commission that the new Commissioner, Michael Neff, would be present at the next meeting. She also reviewed agenda items for the upcoming June 17th meeting. The Commissioners asked the secretary to make copies of the minutes for the City Council meeting when discussion was held on the roles of Planning Commission and CITs. 4. PUBLIC HEARING 4.1 SUBDIVISION (SUB) 96- 0001 /PLANNED DEVELOPMENT REVIEW (PDR) 96- 0003 ZONE CHANGE (ZON) 96 -0004 LEHMAN SQUARE SUBDIVISION A request for the following development applications: 1.) Subdivision preliminary plat approval to divide an approximately .58 acre parcel into 7 lots ranging between 1,673 square feet to 5,143 square feet; 2.) Zone Change approval to apply the Planned Development designation to the property in addition to the current Residential R -12 zoning designation of the subject property; and 3.) Planned Development Review to allow construction of a private street and to allow attached single - family residential dwellings adjacent to single - family detached residential dwellings. LOCATION: 9475 SW Lehman Street. (WCTM 1S1 26DC, tax lot 1000). ZONE: R -12 (Residential, 12 Units per acre) The R- 12 zone allows single - family attached /detached residential units, multiple - family PLANNING COMMISSION MEETING MINUTES - June 3, 1996 - Page I • • residential units, residential care facilities, mobile home parks and subdivision, public support services, family day care, home occupation, temporary use, residential fuel tank, and accessory structures. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.54, 18.80, 18.100, 18.102, 18.106, 18.108, 18.160, and 18.164. STAFF REPORT Assistant D'Andrea presented the staff report on behalf of the City. He told the Commission that this application was for a zone change and planned • development. He said the applicant was asking to divide a .58 acre parcel into 7 lots. He said the applicant is proposing to use the planned development designation to allow for private streets and single family attached dwellings adjacent to single family detached dwellings. D'Andrea advised that the reason for the zone change is to apply the planned development designation to the existing R -12 zoning. He said staff is recommending approval, subject to conditions as contained in the staff report. APPLICANT'S PRESENTATION Mike Miller, Alpha Engineering, 9600 SW Oak St., Tigard, OR 97223, presented the proposal on behalf of the applicant. He presented a plan of the project, which showed a revision for parking. He said the parking was relocated as a condition of approval. Miller advised that the proposal was for 7 units, with 3 buildings (a triplex and 2 duplexes). He said there are 7 off - street parking spaces and each unit has a single car garage. Miller stated that they had met with the neighborhood group who wanted the applicant to save 2 Monkey Puzzle trees. Miller said the plan was changed in order to save the trees. Miller said there would be on -site detention and that the private street would be 24' in width. He asked for approval of the project and said the applicant accepts the conditions of approval. PUBLIC TESTIMONY Nobody signed up to testify for or against this proposal. PUBLIC HEARING CLOSED Commissioner Padgett asked staff if the parking changes meet the conditions of approval. Will D'Andrea checked the revised plan briefly and said he was confident that, with minor adjustments, the city and the applicant could make the application comply. PLANNING COMMISSION MEETING MINUTES - June 3, 1996 - Page 2 • • Commissioner Padgett moved to recommend approval of SUB 96- 0001 /PDR 96- 0003 /ZOA 96 -0004, based on information in the staff report, pending the applicant being in compliance with the conditions of approval as put forth by staff. Commissioner Anderson seconded the motion. A voice vote was taken and the motion passed unanimously. 5. 2040 UPDATE Senior Planner Nadine Smith talked to the Planning Commission about Metro 2040. She referred the Commissioners to a letter sent to MPAC, dated May 29, 1996 (Exhibit "A "), which was approved by City Council. She said the letter was a summary of reactions heard from the Council, the Planning Commission, and the public regarding what was being proposed with 2040. She said the letter also listed specific recommendations for changes to the draft ordinance being prepared on the Urban Growth Management Functional Plan. Smith pointed out the third paragraph in the letter which basically says we don't support what is being proposed before Metro at this time. She went over aspects of the Functional Plan and commented how it would affect Tigard. Smith said MPAC held a public hearing and listened to approximately 5 hours of testimony. She said MPAC planned to take all the information to Metro for their staff to react to each of the issues raised. Commissioner Griffith asked if Tigar position was similar to other jurisdictions. Smith said that Hillsboro wrote a similar letter to ours, the City of Portland supported the proposal, Milwaukie didn't respond, and West Linn had particular concerns. She said she would provide the Commissioners with copies of what was submitted to MPAC. Smith reported that after MPAC compiled the information, they would hold another hearing on June 12th. At that meeting, MPAC may make a decision as to what draft they think should go the communities for hearing. Smith said she thought the hearing would be continued due to the amount of testimony. She said that if they do take action on June 12th, there would be another draft ordinance that will go out for public review and comment, with a hearing before the Metro Council in September. Smith said that Tigard staff was trying to give monthly updates to Council at their regularly scheduled work sessions and would like to invite the Commissioners to attend. She said that the CITs were also being briefed. Commissioner Griffin asked if Smith thought MPAC listened to the comments. Smith answered that she thought MPAC was overwhelmed with the volume of issues. PLANNING COMMISSION MEETING MINUTES - June 3, 1996 - Page 3 • • Commissioner DeFrang asked Smith if she knew why the City of Portland didn't have much of an opposition to the plan. Smith said Portland was interested in gaining more employment and more housing. She said Portland doesn't mind having increased densities and having employment growth focused in their areas. Commissioner Griffith commented that Charlie Hales, MPAC Chairman, said Portland is opposing the Urban Growth Boundary because they want 25% of the population growth within the City of Portland and 50% of the new businesses. Smith said she would provide the Commissioners with copies of the testimony and a schedule of the City Council meetings. 6. CAPITAL IMPROVEMENT PROJECTS Associate Planner Duane Roberts went over the 7 year Capital Improvement Project plan for parks. He reported on new revenue sources for parks. He noted changes from last year's list on Greenspace projects, specifically the carry over of the Hart property project and the North Dakota - Tigard trail project. Roberts updated the Commissioners on the Cook Park expansion. He also informed the Commissioners of some projects that have been dropped, e.g., 4 acres of land in the Metzger area, and talked about trail and land acquisition. Roberts advised that the City would be doing the negotiating for land in the Bull Mountain area and that the City was looking into partnering with Washington County for land acquisition. Gary Alfson, former acting City Engineer and currently on retainer, advised that the program, which involves improvements for streets, storm drains, sanitary sewer systems, water system, and park system is reviewed and updated annually. He said that, in April, the CITs gave their nominations for the program and said there was a great deal of interest in speed bumps. Alfson summarized each of the recommended projects on the Capital Improvement Program list and briefed the Commissioners on funding sources After listening to the presentation, Commissioner Griffith moved to recommend to Council to support the CIP program as proposed. Commissioner DeFrang seconded the motion. A voice vote was taken and the motion passed unanimously. 6. _ OTHER BUSINESS Commissioner Holland reported to the Commission on a meeting he attended on by- passes. PLANNING COMMISSION MEETING MINUTES - June 3, 1996 - Page 4 • • • 7. ADJOURNMENT The meeting adjourned at 8:50 p.m. • Jerree Gaynor, Planning Commission Secretary 7 7 ( 7 A ATT T: President Nick Wilson • • • PLANNING COMMISSION MEETING MINUTES - June 3, 1996 - Page 5 • • APPLICATION FOR SITE DEVELOPMENT REVIEW PLANNED DEVELOPMENT SUBDIVISION For a 7 -unit attached subdivision LEHMAN SQUARE Submitted March 28, 1996 AEI:500 -245 f • TABLE OF CONTENTS General Information Page 2 Procedures Page 3 Zoning District Classifications Page 4 Overlay Districts Page 5 Supplemental Provisions Page 7 Development & Administration Page 8 Land Division & Standards Page 9 Lehman Square • • FACTS Applicant: Mr. Hans Hendgen 15243 NE Countryside Drive Aurora, OR 97002 Owner: Dr. James Watson 1240 Mokulua drive Kailua, HI Development Consultant: Alpha Engineering Inc. 9600 SW Oak Street, Suite 230 Portland, OR 97223 Project Manager: Mike Miller Location: 9475 Lehman Street east of SW Greenburg Road Tax Lot: Tax Lot 1000 of Map 1S 1 26DC Applicable Code Criteria: Community Code Chapters 18.32, 18.54, 18.80, 18.84, 18.88, 18.90, 18.92, 18.100, 18.102, 18.106, 18.108, 18.114, 18.144, 18.150, 18.160, 18.164 Lehman Square Page 1 • • I: GENERAL INFORMATION: A development approval request for Site Development Review and Planned Development approval to allow the construction of a 7 -lot subdivision as a Planned Unit Development. Background Information: The existing site contains three old, dilapidated, and architecturally insignificant structures: two houses of less than 1000 square feet each and a large garage. The proposed development would redevelop the site with three buildings in character and scale with the neighborhood. Upon approval of the Preliminary Plat and accompanying Planned Development permits, it is the applicant's intent to immediately finalize construction plans and to build the project. Vicinity Information: The project is located within walking distance to several regional amenities. Washington Square, a major shopping complex complete with theaters, restaurants, and shopping is just across Greenburg Road to the north; and Lincoln Center, a significant office and employment complex is two blocks to the south. The land uses immediately surrounding the project site are varied. A church is located to the north, a major office complex to the south, and single family houses to the west and east. Although the parcel to the west also has R -12 zoning and could accommodate attached or higher density housing, it has not been redeveloped. The addition of an attached residential enclave would provide moderately priced housing opportunities in an urban neighborhood. The proposed subdivision would offer an alternative form of housing in an area which currently contains predominantly single family units. The project is accessed directly from Lehman Street which runs east/west, and consists of a 18' wide section of asphalt Lehman Square Page 2 • • with no curbs or sidewalks, with the exception of a relatively small section of the south side of the street adjacent to the office complex. Site Information: The site contains 0.58 acres and has 153' +/- of frontage along the front boundary (Lehman Street) and is somewhat narrower along the rear boundary: 131' + -. The lot depth averages about 170'. The site slopes gently to the east, falling at about 2 to 4% across the property. There are two trees adjacent to the sites southeasterly edge, which are both mature Auraucaria (Monkey Puzzle Trees). Proposal Description: The applicant proposes to construct two duplexes and one triplex resulting in seven dwelling units on a seven lot subdivision. The nature of the site, it's location, and the underlying density all lead to the use of submitting this application as a Planned Unit Development. This will permit the applicant to design more compact lots, and the ability to utilize a private street. The applicant intends to begin site construction in spring with unit construction in the summer. II: PROCEDURES FOR DECISION MAKING 18.32: QUASI - JUDICIAL DECISION MAKING The applicant is submitting a proposal in complete compliance with all relevant code and Comprehensive Plan requirements. Included in the application is all the information requested on the application form, along with the following narrative addressing the appropriate criteria in sufficient detail for review and action; the required fees; a list of all surrounding property owners, as well as other affected parties. The Planned Unit Development is consistent with the underlying zoning requirements and all Lehman Square Page 3 • • relevant City ordinances and standards. The applicant requests that all proceedings be compiled into a single action in accordance with section 18.32.100. III: ZONING DISTRICT CLASSIFICATIONS & REQUIREMENTS 18.54: R -12 MULTI FAMILY RESIDENTIAL The property is fully within the R -12 Multi- family Residential Zone as established by the City of Tigard. The purpose of the R -12 Land Use designation is in part to establish sites for single family attached residential developments. The proposed use is permitted outright under section 18.54.030 18.54.050: DIMENSIONAL REQUIREMENTS The proposed development site will comply with the dimensional requirements as laid out in section 18.62.050, specifically: Setbacks Other Requirements Front Yard 15 feet Min. Lot Size 3050 sf ** Side Yard 5 feet Min. Lot Frontage 25 feet ** Street Side 10 feet Max. Height 35 feet Rear Yard 15 feet Max. Width/Depth 2.5/1 Garage 20 feet* There are several exceptions to the above dimensional criteria which are specifically included the zoning code to accommodate attached projects . The following clarifications apply to this project and are correlated with the relevant code provisions: *Under provisions of Section 18.80.080.0 of the Tigard Zoning Code, only an 8 feet setback is required from a private street to the garage, which is as is shown on the Lehman Square Page 4 proposed plan. * *As permitted by Section 18.80.080.A -1, which applies to planned developments, "the minimum lot size, lot depth and width shall not apply except as related to the density computation... Density calculations will be fully addressed in section V, Supplemental Provisions, 18.92.020. IV: OVERLAY DISTRICTS 18.80: PLANNED DEVELOPMENT The applicant is proposing to develop this project as a Planned Development. The intent of the Planned Development is to provide the means for creating a planned environment through the application of flexible standards which result in superior residential development. In order to enable the efficient use of land and to promote an economic arrangement of land use, special provisions are made for buildings, circulation systems, open space and utilities that maximize the site's development potential. The Planned Development designation also permits the applicant to create a development that maximizes the opportunity for an innovative and diversified living environment. The applicant's intent of providing home ownership on this site is most suited through the use of duplex and triplex units, with each unit being on its own lot. A Planned Development provides the applicant with the flexibility to create individual lots that are smaller than the minimum lot size as long as the provisions of the density computation are met. Density calculations are discussed in more detail in Section 18.92. 18.84: SENSITIVE LANDS OVERLAY DISTRICT No portion of this site has been designated with a Sensitive Lands Overlay. There are no known wetlands nor are there Lehman Square Page 5 • • any flood plains either on or directly adjacent to the site. Alpha Engineering, will assure the proposed water quality along with the associated utilities will meet compliance with said agencies. 18 .88: SOLAR ACCESS The proposed site plan maximizes the solar access of the proposed buildings and minimizes shading of adjoining properties by orienting the longest dimension of the building units north - south, for six of the seven units. One unit is oriented east -west, in order to be able to retain the two existing mature Monkey Puzzle trees. The proposed project complies with the design standards as established in Section 18.88.040. These standards apply only to the two duplex buildings along the northern property line, as multi - family buildings with more than two units are exempt. Specifically, the project meets the following required provisions of Option 2 of the Design Standards (Protected solar building Line Option) 1) The protected solar building line is shown on the plat 2) The protected solar building line is oriented within 30 degrees of a true east -west axis. 3) There is at least 70 feet between the protected solar building line and the middle of the north -south dimension of the lot to the south, measured along a line perpendicular to the protected solar building line. 4) The habitable structures are situated so that at least 80% of their ground floor south wall will not be shaded by structures or non - exempt vegetation. Lehman Square Page 6 • s V: SUPPLEMENTAL PROVISIONS The Transportation Planning Rule (TPR) (ORS 660 - 12) requires that all municipalities revise their code to meet the • TPR, and that in the event that said revision not be made that any new development be required to comply with said Statute. The City of Tigard has enacted such changes in its code. Many of the relevant portions of the code that have had a direct affect on this application have only recently come into effect. Substantial changes to the code are to be found in Transportation Chapter of the Comprehensive Plan, Chapter 18.106 (Parking & Loading), Chapter 18.108 (Access, Egress & Circulation), Chapter 18.164 (Street & Utility Improvement Standards). 18.90: ENVIRONMENTAL PERFORMANCE STANDARDS The applicant understands that compliance with state, federal, and local environmental regulations is the continuing obligation of the property owner, and will abide by the applicable standards. 18.92.02: DENSITY COMPUTATIONS According to the Residential Density Calculation provisions within the code, the number of dwelling units permitted on this site can be calculated by dividing the net area by the minimum lot size, which in this case is 3050 square feet. The net area is derived by subtracting any sensitive lands, public right -of -ways, and private streets from the gross acreage. The density computations for Lehman Square are as follows: Net Area Calculation, Gross Square feet 25,265 minus Sensitive Lands 0 minus Public Right -of -ways 0 minus Private Streets 3850 equals Net Area 21,415 Lehman Square Page 7 • • Maximum Number of Units 21,415 (Net Area) divided by 3050 (Min. Lot size) =7 .02 (maximum number of units) 18.100.030: STREET TREES As the public street as well as the private street is more than 100 feet in length, the developer will be required to plant street trees in accordance with this section. The specific standards listed in section 18.100.35 shall dictate the spacing, size, as well as other specifications inherent to planting of street trees. 18.100.070: LANDSCAPING & SCREENING Street trees will be planted along the site's frontage on Lehman Street, and along the length of the internal private street, as required under section 18.100.030, and detailed in section 18.100.035. Buffering and screening is required between the proposed residential development and the surrounding lesser density single - family land use of R-4.5 which exists to the east of the project In accordance with 18.100.130 the Buffer Matrix, 30 feet of buffer with screening is required. Screening including landscaping, and fencing will be accomplished in compliance with 18.100.070 and 18.100.080, and as shown on the landscape concept plan. 18.102: VISUAL CLEARANCE AREAS Any future landscaping will be consistent with this section, ensuring the preservation of vision clearance triangles at the entrance from Lehman Street, and at the internal private street junctions. 18.106: OFF - STREET PARKING Vehicle Parking: There will be no parking permitted on the proposed private street. Under Section 18.106.030 Al. The applicant will provide at least 2 off -street parking spaces for each dwelling; one garage space along with an Lehman Square Page 8 • • additional guest space for each of the seven units. 18.108: ACCESS/EGRESS & CIRCULATION Vehicular Access: As required under section 18.108.040 all proposed lots have direct access to the proposed private street which is in turn accessed from Lehman Street . No flag lots are proposed. Section 18.108.070A permits a pavement width of 20 -feet to provide access for single family attached dwelling units on individual lots if built as a Planned Unit Development. 18.114: SIGNS The applicant shall ensure that any signs related to the name of the proposed development shall comply with the relevant standards of this chapter as they are applicable. VI: DEVELOPMENT & ADMINISTRATION 18.144: ACCESSORY STRUCTURES The location of mailboxes, and a lighting plan will be submitted with the Final Construction plans and upon further discussions with the City. 18.150: TREE REMOVAL No trees are proposed to be removed; the applicant intends to retain the two existing 14" caliper Araucaria (Monkey Puzzle) trees in their current location. VI: LAND DIVISION & DEVELOPMENT STANDARDS 18.160: SUBDIVISION The applicant will be subdividing the site into 7 lots. However, the proposed subdivision is being submitted in Lehman Square Page 9 • • compliance with Section 18.80 (PUDs), and therefore is subject to the same restrictions, and conditions as set forth under this section of the Code. Therefore this section is not applicable. 18.164: STREET & UTILITY IMPROVEMENT STANDARDS Streets: The applicant will improve Lehman Street as required by the City. No new public street development will occur with this application. The proposed layout will ensure pedestrian and bicycle access to adjacent development to the east and west. Sanitary Sewer: Sanitary sewer service is currently available from an existing line in Lehman Street. The applicant will construct a single 8" line that will connect to an existing manhole within the street. Surface Water Run - off: Storm water run -off created by the new development in excess of the existing run -off will be intercepted and collected in a private dry -well. The exact location and specifications of the proposed dry -well will be determined based on a soils study. The proposed storm facilities will be constructed in compliance with Resolution 91 -47 whereby, the Unified Sewerage Agency and the City of Tigard have agreed to enforce Surface Water Management regulations requiring the construction of said facilities. Domestic Water & Fireflow: Adequate domestic water and fire flow is provided to the site from 8" line in Lehman Street. An existing fire hydrant is located just opposite the proposed development. SUMMARY The proposed Planned Unit Development complies with all applicable elements of the Community Plan, and Development Code. It is also compatible with the established neighborhood character within the City Lehman Square Page 10 . • • boundaries. Adequate public facilities and services exist to serve the development and all improvements will be constructed to City and other applicable standards. Lehman Square Page 11 t • '96 02:43PM ALPHA ENGINEERING P.2/4 4111 • S . IV: OVERLAY DISTRICTS 1 $. 80: PT . ANNRD DEVELOPMENT The applicant is proposing to develop this project as a Planned Development. The intent of the Planned Development is to provide the means for creating a planned environment through the application of flexible standards which result in superior residential development. In order to enable the efficient use of land and to promote an economic arrangement of land use, special provisions are made for buildings, circulation systems, open space and utilities that maximize the site's development potential. The Planned Development designation also permits the applicant to create a development that maximizes the opportunity for an innovative and diversified living environment. The applicant's intent of providing home ownership on this site is most suited through the use of duplex and triplex units, with each unit being on its own lot. A Planned Development provides the applicant with the flexibility to create individual lots that are smaller than the minimum lot size as long as the provisions of the density computation are met. Density calculations are discussed in more detail in Section 18.92. In accordance with Section 18.80.060 planned Development Allowed and Disallowed of the Tigard Municipal Code, this project meets criteria 1 through 3 under subsection B. As outlined below: B. A planned development shall not be allowed in residential zones located in areas • designated as "Established Areas" on the Comprehensive Plan map except, the Commission may approve a planned development within an "Established Area' where the • Commission finds: 1. Development of the land in accordance with the provisions of the "Established Area would: a. Result in efficient use of land; or b. Result in removing significant natural resources; or c. Result in a change of character of the area surrounding a significant historic feature or building; 2. The planned development approach is the most feasible method of developing the area; and 3. The site is of a size and shape that the compatibility provisions of Chapter 18.92 can be met. '96 02:44PM ALPHA ENGINEERING - -:. P ...3/4 9 . . _ ... . -. - .... .. :,...:..-. ..... :..:.. , .'.....".f...., .....:•."-"--..4 ... • - - - - -- --- - - - ' - .. • ' 7:7. ---..".: -- .: :7.: . :2.- - .7::::::: .- ...:"..' 7 - , ---. -c,,. - - Specifically, development of this property . under the provisions of the_Planne&DeVeIniiiie overlay district is warranted due to the following findings : ‘---- - 2 -- - - 2-7; — :::17: - ..;;#4.77, - ;_ 7 . 77 : S; 1) rt results in efficient use of the land. Under standard subdivision regulations, this zone only permits minimum lot sizes of 3,050 square feet The planned development regulatioiiii.11o flexibility in lot sizes, which has enabled the applicant to achieve a more efficient 1ci layout" ....._ ... , .. . actually yielding one additional unit. 2) Significant neural resources were preserved. A standard subdivision would have resulted in the loss of significant resources namely the two Monkey Puzzle trees, which the applicant was able to preserve under the provisions of the planned development overlay district. 3) The planned development approach was the most f . sible method of developing the land. It was not feasible to develop this project with only six lots, therefore the planned development approach which attains seven units was the only feasible approach. 4) The compatibility provisions of Chapter 18.92 have been met. As is explained in more detail in this section of the application, all density calculations/computations have been met for this project. ■ . 1 .144 . • ,. • i i : . •.. n • . ' 1.11, • ' i IA 3 - -, -4 -- -•. e.,:',/r• • 'Ve..) 0,.... .,...tua z„....., tt I ■ - t [ ). ?. ..; -.....,.............., -7 ... i: • ' • . 3 • . ■ • 3 . II kl. .............,,,..,..., , v . .,‘,..,...,....... • ..._i__r; ... „.„.. . I —3- 7i .44 ' !ig „ : - ) ZO i L t avitc.: Litylii 3,z..,,,....... --... ........_ . ''. . a • , • . ...•. 1 • \' \J I .,‘ I I ,...., us , Caa...0-- v ‘1\ 1 , I . I I k . 1/4 .... .3 ......... 4,, sal . al ....1- 1 _ 1 .44._ 4, • z..‘____+_z6, 5 - - )1‹ - - 2 . 7 .----, 1 :, .7.+3 I z .-3,:4 N, ‘ /Xii--;- • ' . ...3 •I . • \ 1 4 l ty . • i.1 kb nvickl‘ / :I a' r\ .f ciVI ill IA i'' I I asse,„,,* ‘Il W + '4' (\\ ?Ill --I q 1 -.‘ • . 'J C .7.=.k l's i 114.11c#C 'I V t - - _ _ _ _ - - -- -1 . I 2 • '1 1 :;.\ (Pi \. . _ 0 • V t ,,,,...7 N . ,.. v c:: 11".1 7 .1 "Ma lua I . .• . e , . .. '.....* \li 1......3 %..7.,..1... .k . N s...4. 411.14 .._ ■) i k S _ \ il / AN C3N ‘ \ S . ).: V 1 i ■ • . • ' ' " • ' 1:1 ,.,,, i • ; . >::,:.• . A - • -' ' . • .■ -. • , ;* • :, i ' : ' - • • • , :, . . , ..... •..•-... . • . . . • : ' ' ;! . , . ' i f ; • i • j . : : , • .1 ....fi : _... _ • • __. ....... •. ''...T::;'. _ NJ' ' Y e COMMUNITY NEWSPAPERS, gal ! -,- ,v..:`�'¢^ TT 8502 ` ' ''j` P.O. BOX 370 PHONE (503) 684-0360 f , �' t . BEAVERTON, OREGON 97075 INC: '� E C E 1 V F is f_ ; �` ��: -; .' Legal Notice Advertising • ; �IIY i ,�„ rt • • El Notice 'j = h , City of TiGard 21 Y OF TIGARU t ` 13125 SW Hall Blvd. ''r' • Tigard,Oregon 97223 -8199 • ❑ Duplicate Affidavit _ _ _ t = :; ` .„ . • Accounts Payable -Terry • The following will be considered by. the Tigard Planning Commtssioti Ott • Monday. June 3. 1996. at 7 :30 P.M at the Tigard Civic Center_ To wn - ; Hall, 13125 S.W. Hall Boulevard, Tigard, Oregon. Both public`oral and - - written testimonylis invited: The public hearing on this mattei: will bo ' conducted in accordance with the rules of Chapter 18.32 of:the Tigard •' ',� AFFIDAVIT OF PUBLICATION Municipal Code, and rules'and procedures of the Planning Commissio i... a:;' Failure to raise an issue in person or by. letter at some point prior to the ' »• STATE OF OREGON, ) close of the hewing accompanied by statements or evidence sufficient•to. :,�'.; COUNTY OF WASHINGTON, ) h a the earings d uric and' all.t M on equ , .. p�gclyde app a1- anc fp e riterion- tl'Smnthe oil 1, • Kathy Syder Y C D Code of Com 6 the` e Plnr V being first duly sworn, depose and say, that I am the Advertising comment is directed precludes an appeal based otrthat criteriofl Ftt�th f tvi k . Director, or his principal clerk, of theTigard- Tualatin .�m information may be obtained from'the:Planniiig Division at 13125 S: a newspaper of general circulaTigar d - ": `: defined in ORS 193.01e • Hall Blvd., Tigard,'Oregon 97223, or by �callin j639- 4171..' �1 ::' and 193.020; published at • � . • •` t.• aforesaid county and state; th the PUBLIC HEARINGS . • ' � s - - " ' x ` ..„ % •' ..,.2 � Hearing ST1R96 -0001 Lehman Square . . . . .. .. .. - . • h.�,: a printed copy of which is hereto annexed, was published In the • SUBDIVISION N (SUB) 96.0001/ 4' • PLANNED DEVELOPMENT-RRVII C..(PDR) 96.0003/ ;:-4. :. - • = _'- entire issue of said newspaper for ONE successive and . + -.- ZONE CHANGE (ZON) 96 -0004= ' ,-g, , • • consecutive in the following issues: • . LEHMAN SQUARE SUBDIVISION • .. •.., • r. • • . :r: ' • . : = A request for thefollowing development applications: 1.) Subdivision • ?.� May 23.1996 preliminary plat approval to divide an approximately .58 acre parcel into. ..'.p lots ranging between 1,673 square feet to 5343-square•feet; 2.)�Zoite : +4,' Change approval to apply Planned Development designatio},to :ttie;-ti•} ,' property in addition to the current Residential 12. z ent oning designation o f r -, $. the subject pro petty a nd _ :. Planned Deve Revie - ' :. J p Y )_ . pP tq'ellow • z; • KC-t li— construction of a p str and . to al s fam •:.;.,,...„ ..• , � residential dwellings'ad'acen to single- faiffily detached residential ;! ;, dwellings. LOCATION: .9 475 S.W.- Lehman 'Street (WCTMIS.1.26DC;,-4a- Subscribed and sworn t efo e me th 2 3rd d o f M , . tax lot 1000): ZONLri R 1 � 12'Units er acre The R -12 ;' ; _ (Residential,• P ) _,. f 9 i 60 [J zone allows single-family attached /detachedsesidentiatithits; multiple - is C . 6/44 family residential unfits, residential care facilities, mobile hoe ypl ilcs apd :y Nota u blic for Oregon subdivision, public support - services;; family day care, home occupation, : :,c ; .: temporary use, residential fuel tank, and, accessory; structures ".1 My Commission Expires: APPLICABLE REVIEW CRITERIA :' Community Development Code ; iy =;• chapters 18.54,18.80,18. 100,18:102,18.106,18.108,18.160 and 18;164. < : ., ::. AFFIDAVIT �'�` #r�• ' . TT8502 - Publish May 23, 1996. . • • AGENDA TIGARD PLANNING COMMISSION I � JUNE 3, 1996 - 7:30 P.M. y`_ TIGARD CIVIC CENTER - TOWN HALL 13125 SW HALL BOULEVARD TIGARD, OREGON 97223 1. CALL TO ORDER 2. ROLL CALL 3. PLANNING COMMISSION COMMUNICATIONS 4. PUBLIC HEARING 4.1 SUBDIVISION (SUB) 96- 0001 /PLANNED DEVELOPMENT REVIEW (PDR) 96 -0003 ZONE CHANGE (ZON) 96 -0004 LEHMAN SQUARE SUBDIVISION A request for the following development applications: 1.) Subdivision preliminary plat approval to divide an approximately .58 acre parcel into 7 lots ranging between 1,673 square feet to 5,143 square feet; 2.) Zone Change approval to apply the Planned Development designation to the property in addition to the current Residential R -12 zoning designation of the subject property; and 3.) Planned Development Review to allow construction of a private street and to allow attached single - family residential dwellings adjacent to single - family detached residential dwellings. LOCATION: 9475 SW Lehman Street. (WCTM 1S1 26DC, tax lot 1000). ZONE: R -12 (Residential, 12 Units per acre) The R -12 zone allows single - family attached /detached residential units, multiple - family residential units, residential care facilities, mobile home parks and subdivision, public support services, family day care, home occupation, temporary use, residential fuel tank, and accessory structures. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.54, 18.80, 18.100, 18.102, 18.106, 18.108, 18.160, and 18.164. 5. 2040 UPDATE Jim Hendryx, Nadine Smith, Nels Mickaelson 6. CAPITAL IMPROVEMENT PROJECTS Gary Alfson 7. OTHER BUSINESS 8. ADJOURNMENT 4 CITY OF TIGARD PUBLIC HEARING NOTICE NOTICE IS HEREBY GIVEN THAT THE TIGARD PLANNING COMMISSION, AT A MEETING ON MONDAY JUNE 3. 1996 AT 7:30 PM, IN THE TOWN HALL OF THE TIGARD CIVIC CENTER, 13125 SW HALL BOULEVARD, TIGARD, OREGON 97223 WILL CONSIDER THE FOLLOWING APPLICATION: FILE NO: SUBDIVISION (SUB) 96 -0001 PLANNED DEVELOPMENT REVIEW (PDR) 96 -0003 ZONE CHANGE (ZON) 96 -0004 FILE TITLE: LEHMAN SQUARE SUBDIVISION APPLICANT: Alpha Engineering OWNER: Hans Hendgen 9600 SW Oak Street, Suite 230 15243 NE Countryside Drive Portland, OR 97223 Aurora, OR 97002 REQUEST > A request for the following development applications: 1.) Subdivision preliminary plat approval to divide an approximately .58 acre parcel into 7 lots ranging between 1,928 square feet to 5,670 square feet; 2.) Zone Change approval to apply the Planned Development designation to the property in addition to the current Residential R -12 zoning designation of the subject property; and 3.) Planned Development Review to allow construction of a private street and to allow attached single - family residential dwellings adjacent to single- family detached residential dwellings. LOCATION: 9475 SW Lehman Street (WCTM 1S1 26DC, Tax Lot 1000). APPLICABLE REVIEW Community Development Code Chapters 18.54, 18.80, 18.100, 18.102, 18.106, CRITERIA: 18.108, 18.160 and 18.164. ZONE: R -12 (Residential, 12 Units per acre). The R -12 zone allows single - family attached /detached residential units, multiple - family residential units, residential care facilities, mobile home parks and subdivision, public support services, family day care, home occupation, temporary use, residential fuel tank, and accessory structures. 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 96 -0001 LEHMAN SQUARE SUBDIVISION 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) 614 -2772 (TDD - TELECOMMUNICATIONS DEVICES FOR THE DEAF) NO LESS THAN ONE WEEK PRIOR TO THE HEARING TO MAKE ARRANGEMENTS FOR SET -UP. 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 PLANNING COMMISSION WILL RECEIVE A STAFF REPORT PRESENTATION FROM THE CITY PLANNER; OPEN THE PUBLIC HEARING; AND INVITE BOTH ORAL AND WRITTEN TESTIMONY. THE PLANNING COMMISSION 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 MAY 14, 1996, 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 COMMISSION 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 HEARINGS 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 TO THE LAND USE BOARD OF APPEALS BASED ON THAT ISSUE. ALL DOCUMENTS AND APPLICABLE CRITERIA IN THE ABOVE -NOTED FILE ARE AVAILABLE FOR INSPECTION AT NO COST OR COPIES CAN BE OBTAINED FOR TWENTY -FIVE CENTS (25C) PER PAGE, OR THE CURRENT RATE CHARGED FOR COPIES AT THE TIME OF THE REQUEST. AT LEAST SEVEN (7) 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 CENTS (250 PER PAGE, OR THE CURRENT RATE CHARGED FOR COPIES AT THE TIME OF THE REQUEST. FOR FURTHER INFORMATION PLEASE CONTACT THE STAFF PLANNER WILLIAM D'ANDREA AT (503) 639 -4171, TIGARD CITY HALL, 13125 SW HALL BOULEVARD, TIGARD, OREGON 97223. Ci I iih <1 l ,f . k • r SUB 96-0001 LEHMAN SQUARE SUBDIVISION PROPOSAL/REQUEST FOR COMMENTS MAY 21 '96 02:43PM ALPHA ENGINEERING P.2 /4 • • IV: OVERLAY DISTRICTS 18.80: PLANNED DEVELQE ENT The applicant is proposing to develop this project as a Planned Development. The intent of the Planned Development is to provide the means for creating a planned environment through the application of flexible standards which result in superior residential development. In order to enable the efficient use of land and to promote an economic arrangement of land use, special provisions are made for buildings, circulation systems, open space and utilities that maximize the site's development potential. The Planned Development designation also permits the applicant to create a development that maximizes the opportunity for an innovative and diversified living environment. The applicant's intent of providing home ownership on this site is most suited through the use of duplex and triplex units, with each unit being on its own lot. A Planned Development provides the applicant with the flexibility to create individual lots that are smaller than the minimum lot size as long as the provisions of the density computation are met. Density calculations are discussed in more detail in Section 18.92. In accordance with Section 18.80.060 Planned Development Allowed and Disallowed of the Tigard Municipal Code, this project meets criteria 1 through 3 under subsection B. As outlined below: B. A planned development shall not be allowed in residential zones located in areas designated as "Established Areas" on the Comprehensive Plan map except, the Commission may approve a planned development within an "Established Area" where the Commission finds: 1. Development of the land in accordance with the provisions of the "Established Area" would: a. Result in efficient use of land; or b. Result in removing significant natural resources; or c. Result in a change of character of the area surrounding a significant historic feature or building; 2. The planned development approach is the most feasible method of developing the area; and 3. The site is of a size and shape that the compatibility provisions of Chapter 18.92 can be met. MAY 21 '96 02 :44PM ALPHA ENGINEERING P.3 /4 • • Specifically, development of this property under the provisions of the Planned Development overlay district is warranted due to the following fmdings: 1) It results in efficient use of the land. Under standard subdivision regulations, this zone only permits minimum lot sizes of 3,050 square feet. The planned development regulations allow for flexibility in lot sizes, which has enabled the applicant to achieve a more efficient lot layout, actually yielding one additional unit. 2) Significant n. tural resources were preserved. A standard subdivision would have resulted in the loss of significant resources namely the two Monkey Puzzle trees, which the applicant was able to preserve under the provisions of the planned development overlay district. 3) The planned development approach was the most feasible method of developing the land. It was not feasible to develop this project with only six lots, therefore the planned development approach which attains seven units was the only feasible approach. 4) The compatibility provisions of Chapter 18.92 have been met. As is explained in more detail in this section of the application, all density calculations /computations have been met for this project. MAY 21 '96 02:44PM ALPHA ENGINEERING P.4/4 0 0 /,' ( to, >enfiP • i I I .6.0 4 1 II 1 . MONO d1111.10 I 5. I i I i -,0 41 5 1 • /) 1.: :1 1 I .2 .___.} ..............)1( 11 ! I . I ■ / il i I I 1 / di N 411. I X I 1 11 1 1: I >— I i / kii-i itl 1 t ; '1 t < • •■••••• t• % .: 1;13 k I\ I ■• . - b 1 4......._........ ..... ..4 z.a/ ,,,1 ._ r N IV ,...-... cCra• cx.7.7.7--7? .67-441> .....+G Q... ' • -' ' t i " . N"Tue A C . : ‘7 7f , - N 1 ( ,,:.72, g P "Vs•-•.‘.." ..e.t-2:4 # i o A I r ......,d,...,.., .?, 4 I --k A 1 I 1 i —4, 1 1) 1 2 ,1„,,,,, ' cq,..:fi g ,,...s. 01 E...,,9. ,, ,., s,0 i . j t - t r'-i : t i/i\l':', i it.' 7 ■1._ t14- ti\V N f::::r l Ncr7 1 1 `-' - `,.' \I- N. X -,.._.J2' F 1 's'‘' . •,/ . 11" . . -117.4 oblszneN ---- PI LI L .1- 4 -4 711 1 l'' I INI c15 c;11 ',..'e- l) A L l'1 =- Nit (Mr( 57.• 7 6 !oar 1-4 1\1 9431 (ON MAY 21 '96 02 :43PM ALPH ENGINEERING P.1 /4 • FAX Transmittal Sheet DATE: ,5"---W-76 TIME: 2 ° 3 s Alpha Engineering, Inc. 9600 SW Oak, Suite 230 17r FAX NO: - /- 22,7 JOB NO: ` 2 15 Portland, OR 97223 Telephone (503) 452 -8003 t TO: `Ir` a••w Ai zali.w= - - FAX (503) 452.8043 /7r''fi—e Development Management Land Planning 8 Landscape Architecture Civil Engineering Residential Land Development Commercial/Industrial Development ' RE: ,W/ /1/ Land Surveying Services FROM: /( / /��` , Number of pages (including cover sheet) COMMENTS: , r ,, :- ". �� e Z -- (7/17/- / /:', 1" ,/ /1) f `,/ 7/A 6'irni '' frO fr / - - - ,, ' - ' - . A iiii - - /� /�r 7 /� - J Y & .. � • . / ' /e/ ,/// 4 * / •� Z 3 ' A . ^. : 7. ,1 i ,- " - . . 4 0/ I / - 57, , , 4 .,.. > • • . . . 7; e :k, , r . . . . , ie ..... ..0 ) 4 5:: 7 ,,I n :7:Z 7 z..--7" //-- ev• / 7/— ),,r—b--.,&, ,04,1 ' • .1/v. -,, - ,/- o L5 4 /_- ,�� 7 7-------)!------ • I APPLICATION FOR SITE DEVELOPMENT REVIEW PLANNED DEVELOPMENT SUBDIVISION For a 7 -unit attached subdivision LEHMAN SQUARE Submitted March 28, 1996 AEI:500 -245 1 . • • TABLE OF CONTENTS General Information Page 2 Procedures Page 3 Zoning District Classifications Page 4 Overlay Districts Page 5 Supplemental Provisions Page 7 Development & Administration Page 8 Land Division & Standards Page 9 Lehman Square • • FACTS Applicant: Mr. Hans Hendgen 15243 NE Countryside Drive Aurora, OR 97002 Owner: Dr. James Watson 1240 Mokulua drive Kailua, HI Development Consultant: Alpha Engineering Inc. 9600 SW Oak Street, Suite 230 Portland, OR 97223 Project Manager: Mike Miller Location: 9475 Lehman Street east of SW Greenburg Road Tax Lot: Tax Lot 1000 of Map 1S 1 26DC Applicable Code Criteria: Community Code Chapters 18.32, 18.54, 18.80, 18.84, 18.88, 18.90, 18.92, 18.100, 18.102, 18.106, 18.108, 18.114, 18.144, 18.150, 18.160, 18.164 Lehman Square Page 1 • I: GENERAL INFORMATION: A development approval request for Site Development Review and Planned Development approval to allow the construction of a 7 -lot subdivision as a Planned Unit Development. Background Information: The existing site contains three old, dilapidated, and architecturally insignificant structures: two houses of less than 1000 square feet each and a large garage. The proposed development would redevelop the site with three buildings in character and scale with the neighborhood. Upon approval of the Preliminary Plat and accompanying Planned Development permits, it is the applicant's intent to immediately finalize construction plans and to build the project. Vicinity Information: The project is located within walking distance to several regional amenities. Washington Square, a major shopping complex complete with theaters, restaurants, and shopping is just across Greenburg Road to the north; and Lincoln Center, a significant office and employment complex is two blocks to the south. The land uses immediately surrounding the project site are varied. A church is located to the north, a major office complex to the south, and single family houses to the west and east. Although the parcel to the west also has R -12 zoning and could accommodate attached or higher density housing, it has not been redeveloped. The addition of an attached residential enclave would provide moderately priced housing opportunities in an urban neighborhood. The proposed subdivision would offer an alternative form of housing in an area which currently contains predominantly single family units. The project is accessed directly from Lehman Street which runs east/west, and consists of a 18' wide section of asphalt Lehman Square Page 2 • • with no curbs or sidewalks, with the exception of a relatively small section of the south side of the street adjacent to the office complex. Site Information: The site contains 0.58 acres and has 153' +/- of frontage along the front boundary (Lehman Street) and is somewhat narrower along the rear boundary: 131' + -. The lot depth averages about 170'. The site slopes gently to the east, falling at about 2 to 4% across the property. There are two trees adjacent to the sites southeasterly edge, which are both mature Auraucaria (Monkey Puzzle Trees). Proposal Description: The applicant proposes to construct two duplexes and one triplex resulting in seven dwelling units on a seven lot subdivision. The nature of the site, it's location, and the underlying density all lead to the use of submitting this application as a Planned Unit Development. This will permit the applicant to design more compact lots, and the ability to utilize a private street. The applicant intends to begin site construction in spring with unit construction in the summer. II: PROCEDURES FOR DECISION MAKING 18.32: QUASI - JUDICIAL DECISION MAKING The applicant is submitting a proposal in complete compliance with all relevant code and Comprehensive Plan requirements. Included in the application is all the information requested on the application form, along with the following narrative addressing the appropriate criteria in sufficient detail for review and action; the required fees; a list of all surrounding property owners, as well as other affected parties. The Planned Unit Development is consistent with the underlying zoning requirements and all Lehman Square Page 3 • • relevant City ordinances and standards. The applicant requests that all proceedings be compiled into a single action in accordance with section 18.32.100. III: ZONING DISTRICT CLASSIFICATIONS & REQUIREMENTS 18.54: R -12 MULTI FAMILY RESIDENTIAL The property is fully within the R -12 Multi- family Residential Zone as established by the City of Tigard. The purpose of the R -12 Land Use designation is in part to establish sites for single family attached residential developments. The proposed use is permitted outright under section 18.54.030 18.54.050: DIMENSIONAL REQUIREMENTS The proposed development site will comply with the dimensional requirements as laid out in section 18.62.050, specifically: Setbacks Other Requirements Front Yard 15 feet Min. Lot Size 3050 sf ** Side Yard 5 feet Min. Lot Frontage 25 feet ** Street Side 10 feet Max. Height 35 feet Rear Yard 15 feet Max. Width/Depth 2.5/1 Garage 20 feet* There are several exceptions to the above dimensional criteria which are specifically included the zoning code to accommodate attached projects . The following clarifications apply to this project and are correlated with the relevant code provisions: *Cinder provisions of Section 18.80.080.0 of the Tigard Zoning Code, c _lly an 8 feet setback is required from a private street to the garage, which is as is shown on the Lehman Square Page 4 • • proposed plan. * *As permitted by Section 18.80.080.A -1, which applies to planned developments, "the minimum lot size, lot depth and width shall not apply except as related to the density computation..." . Density calculations will be fully addressed in section V, Supplemental Provisions, 18.92.020. IV: OVERLAY DISTRICTS 18.80: PLANNED DEVELOPMENT The applicant is proposing to develop this project as a Planned Development. The intent of the Planned Development is to provide the means for creating a planned environment through the application of flexible standards which result in superior residential development. In order to enable the efficient use of land and to promote an economic arrangement of land use, special provisions are made for buildings, circulation systems, open space and utilities that maximize the site's development potential. The Planned Development designation also permits the applicant to create a development that maximizes the opportunity for an innovative and diversified living environment. The applicant's intent of providing home ownership on this site is most suited through the use of duplex and triplex units, with each unit being on its own lot. A Planned Development provides the applicant with the flexibility to create individual lots that are smaller than the minimum lot size as long as the provisions of the density computation are met. Density calculations are discussed in more detail in Section 18.92. 18.84: SENSITIVE LANDS OVERLAY DISTRICT No portion of this site has been designated with a Sensitive Lands Overlay. There are no known wetlands nor are there Lehman Square Page 5 • • any flood plains either on or directly adjacent to the site. Alpha Engineering, will assure the proposed water quality along with the associated utilities will meet compliance with said agencies. 18 .88: SOLAR ACCESS The proposed site plan maximizes the solar access of the proposed buildings and minimizes shading of adjoining properties by orienting the longest dimension of the building units north -south, for six of the seven units. One unit is oriented east -west, in order to be able to retain the two existing mature Monkey Puzzle trees. The proposed project complies with the design standards as established in Section 18.88.040. These standards apply only to the two duplex buildings along the northern property line, as multi - family buildings with more than two units are exempt. Specifically, the project meets the following required provisions of Option 2 of the Design Standards (Protected solar building Line Option) 1) The protected solar building line is shown on the plat 2) The protected solar building line is oriented within 30 degrees of a true east -west axis. 3) There is at least 70 feet between the protected solar building line and the middle of the north -south dimension of the lot to the south, measured along a line perpendicular to the protected solar building line. 4) The habitable structures are situated so that at least 80% of their ground floor south wall will not be shaded by structures or non - exempt vegetation. Lehman Square Page 6 • • V: SUPPLEMENTAL PROVISIONS The Transportation Planning Rule (TPR) (ORS 660 - 12) requires that all municipalities revise their code to meet the TPR, and that in the event that said revision not be made that any new development be required to comply with said Statute. The City of Tigard has enacted such changes in its code. Many of the relevant portions of the code that have had a direct affect on this application have only recently come into effect. Substantial changes to the code are to be found in Transportation Chapter of the Comprehensive Plan, Chapter 18.106 (Parking & Loading), Chapter 18.108 (Access, Egress & Circulation), Chapter 18.164 (Street & Utility Improvement Standards). 18.90: ENVIRONMENTAL PERFORMANCE STANDARDS The applicant understands that compliance with state, federal, and local environmental regulations is the continuing obligation of the property owner, and will abide by the applicable standards. 18.92.02: DENSITY COMPUTATIONS According to the Residential Density Calculation provisions within the code, the number of dwelling units permitted on this site can be calculated by dividing the net area by the minimum lot size, which in this case is 3050 square feet. The net area is derived by subtracting any sensitive lands, public right -of -ways, and private streets from the gross acreage. The density computations for Lehman Square are as follows: Net Area Calculation Gross Square feet 25,265 minus Sensitive Lands 0 minus Public Right -of -ways 0 minus Private Streets 3850 equals Net Area 21,415 Lehman Square Page 7 • • Maximum Number of Units 21,415 (Net Area) divided by 3050 (Min. Lot size) =7 .02 (maximum number of units) 18.100.030: STREET TREES As the public street as well as the private street is more than 100 feet in length, the developer will be required to plant street trees in accordance with this section. The specific standards listed in section 18.100.35 shall dictate the spacing, size, as well as other specifications inherent to planting of street trees. 18.100.070: LANDSCAPING & SCREENING Street trees will be planted along the site's frontage on Lehman Street, and along the length of the internal private street, as required under section 18.100.030, and detailed in section 18.100.035. Buffering and screening is required between the proposed residential development and the surrounding lesser density single - family land use of R -4.5 which exists to the east of the project In accordance with 18.100.130 the Buffer Matrix, 30 feet of buffer with screening is required. Screening including landscaping, and fencing will be accomplished in compliance with 18.100.070 and 18.100.080, and as shown on the landscape concept plan. 18.102: VISUAL CLEARANCE AREAS Any future landscaping will be consistent with this section, ensuring the preservation of vision clearance triangles at the entrance from Lehman Street, and at the internal private street junctions. 18.106: OFF - STREET PARKING Vehicle Parking: There will be no parking permitted on the proposed private street. Under Section 18.106.030 Al. The applicant will provide at least 2 off -street parking spaces for each dwelling; one garage space along with an Lehman Square Page 8 • • . . additional guest space for each of the seven units. 18.108: ACCESS /EGRESS & CIRCULATION Vehicular Access: As required under section 18.108.040 all proposed lots have direct access to the proposed private street which is in turn accessed from Lehman Street . No flag lots are proposed. Section 18.108.070A permits a pavement width of 20 -feet to provide access for single family attached dwelling units on individual lots if built as a Planned Unit Development. 18.114: SIGNS The applicant shall ensure that any signs related to the name of the proposed development shall comply with the relevant standards of this chapter as they are applicable. VI: DEVELOPMENT & ADMINISTRATION 18.144: ACCESSORY STRUCTURES The location of mailboxes, and a lighting plan will be submitted with the Final Construction plans and upon further discussions with the City. 18.150: TREE REMOVAL No trees are proposed to be removed; the applicant intends to retain the two existing 14" caliper Araucaria (Monkey Puzzle) trees in their current location. VI: LAND DIVISION & DEVELOPMENT STANDARDS 18.160: SUBDIVISION The applicant will be subdividing the site into 7 lots. However, the proposed subdivision is being submitted in Lehman Square Page 9 • compliance with Section 18.80 (PUDs), and therefore is subject to the same restrictions, and conditions as set forth under this section of the Code. Therefore this section is not applicable. 18,164: STREET & UTILITY IMPROVEMENT STANDARDS Streets: The applicant will improve Lehman Street as required by the City. No new public street development will occur with this application. The proposed layout will ensure pedestrian and bicycle access to adjacent development to the east and west. Sanitary Sewer: Sanitary sewer service is currently available from an existing line in Lehman Street. The applicant will construct a single 8" line that will connect to an existing manhole within the street. Surface Water Run - off: Storm water run -off created by the new development in excess of the existing run -off will be intercepted and collected in a private dry-well. The exact location and specifications of the proposed dry -well will be determined based on a soils study. The proposed storm facilities will be constructed in compliance with Resolution 91 -47 whereby, the Unified Sewerage Agency and the City of Tigard have agreed to enforce Surface Water Management regulations requiring the construction of said facilities. Domestic Water & Fireflow: Adequate domestic water and fire flow is provided to the site from 8" line in Lehman Street. An existing fire hydrant is located just opposite the proposed development. SUMMARY The proposed Planned Unit Development complies with all applicable elements of the Community Plan, and Development Code. It is also compatible with the established neighborhood character within the City Lehman Square Page 10 • boundaries. Adequate public facilities and services exist to serve the development and all improvements will be constructed to City and other applicable standards. Lehman Square Page 11 1111 I MEMORANDUM CITY OF TIGARD, OREGON DATE: May 21, 1996 TO: Will D'Andrea, Planning Division FROM: Brian Rager, Development Review Engineer RE: SUB 96- 0001/PDR 96 -96 -0003 Lehmann Square Subdivision Description: The applicant requests subdivision approval, and planned development approval, for a seven lot subdivision of a 0.58 acre parcel located 9475 SW Lehmann Street (Tax Map 1S1 26DC, Tax Lot 1000). This site is north of and adjacent to SW Lehmann Street, east of SW Greenburg Road and west of SW 92nd Avenue. Findings: 1. Streets: This site lies adjacent to SW Lehmann Street, which is classified as a local residential street to be built with two 16 -foot travel lanes and two five foot sidewalks. Currently, the roadway has an 18 -foot wide paved section with minimal roadside ditches on each side. The applicant will be required to improve the site frontage of Lehmann in order to mitigate the impact from this development. This will require a half -street improvement, where the applicant will provide enough widening to yield 16 feet of City standard pavement section from curb to centerline /crown. The plans show that the applicant proposes to just add on to the pavement that exists. The City does not know if the existing pavement section meets current City standards (3 1/2 inches of asphalt over 9 inches of base rock). If the applicant wishes to use the existing pavement section, he shall demonstrate that it meets current City standards. If the section does not meet City standards, then the applicant shall build the half -street from curb to centerline /crown. In addition, all pavement tapering needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage. There is currently 60 feet of total right -of -way (ROW) on Lehmann Street, which is adequate for a local residential street. No additional ROW dedications will be required. ENGINEERING COMMENTS SUB 96 -0001 Lehmann Square Subdivision PAGE 1 • The applicant also proposes to serve the seven lots from a private street (shown as Tract A on the subdivision plan). Section 18.164.030(S)(3) states that a private street serving more than six lots is permitted within a planned development. Therefore, this project is eligible to be served from a private street. City design standards require that a private street be constructed to the same structural section standards as a public street. The applicant has indicated that the private street section will meet public standards. With regard to maintenance, the applicant will be required to establish, through the CC &R's, a maintenance program for the private street. A copy of the CC &R's shall be submitted to the City Engineer prior to approval of the final plat. 2. Sanitary Sewer: There is an existing eight -inch public sanitary sewer line in SW Lehmann Street available to serve this site. The applicant will need to extend a new eight -inch public line into the development to serve the new lots. 3. Storm Drainage: This site is located near the top of a local drainage basin and currently slopes to the east. There is no defined public storm drainage system in this area and most street drainage is accomplished by minimal roadside ditches. The applicant has provided the City a downstream analysis of the local drainage basin to determine if this project will have a significant impact on the downstream system. The analysis, which was prepared by Alpha Engineering, determined that the system, under current development conditions, has deficiencies. Specifically, there were three areas of concern: 1) Lehmann from Greenburg to 92nd Avenue, 2) Coral Street from Greenburg to 92nd Avenue, and 3) Coral Street from 92nd to 90th Avenue. The upper section of Lehmann near Greenburg does not have a well - defined storm system because it is near the top of the drainage basin. The runoff that does collect on the roadway sheets off to the sides and finally makes its way to minimal roadside ditches further east on Lehmann. The one existing catch basin near the top of Lehmann ties to a storm line that flows south to Coral Street. The section on Coral Street from Greenburg to 92nd Avenue has a well - defined system consisting of a roadside ditch on the north side. The storm line that carries water from Lehmann Street discharges into this ditch. There is a constriction along the frontages of Tax Lots 3800 and 3900 where the flow is forced through an existing 8 -inch culvert. The property owners of those lots have complained in the past during heavy winter flows that this culvert does not handle the volume of storm water that develops. Alpha calculates that this culvert should be a 15 -inch, rather than an 8 -inch. ENGINEERING COMMENTS SUB 96 -0001 Lehmann Square Subdivision PAGE 2 • • The section on Coral Street from 92nd to 90th Avenue does not have a well - defined system. The land is fairly flat at the intersection of Coral and 92nd, and has a gradual slope to the east. As stated above, the storm drainage from this site now flows to the east. This local basin presently drains eastward along Lehmann Street, then south along 92nd Avenue to Coral Street, then east along Coral to 90th Avenue. The development plan submitted for review indicates a proposal for an on -site drywell to contain all runoff from the project. However, between the time of application submittal and the writing of this decision, the applicant discovered that a drywell is not feasible because of the soil type in that area. Staff then met with the applicant to discuss drainage alternatives. Since there is no defined system in Lehmann, the applicant requests approval to tie the project drainage into the catch basin on Lehmann that flows south to Coral Street. From the above analysis summary, the section along Coral has an existing restriction at an existing 8 -inch culvert. In order to mitigate the impact from the additional storm water runoff on this project, the applicant has proposed to install an on -site water quality /detention pond that will restrict the runoff from this site to predeveloped flows. In addition, since the storm water will be directed south to Coral, instead of east where it has naturally sheet -flowed in the past, the applicant proposes to upsize the existing 8- inch culvert fronting Tax Lots 3800 and 3900 to a 15 -inch culvert. This action will not only help an existing situation, which was not caused by this development, but will also help mitigate the incremental addition of flow that will be directed to this portion of the system. As far as the other deficiency in the existing storm system east of 92nd Avenue, the applicant's project will not be increasing the runoff in that section of the system, since storm water from this site and the basin has historically made its way to that area and the applicant will be restricting runoff to predeveloped flows. We recommend that the applicant's proposal for mitigation be approved, as it will address the impacts directly related to the project. In addition, the small amount of runoff that will enter the existing system on Coral Street, after being detained on the project site, will not have a significant impact on that portion of the system once the 8 -inch culvert is replaced. 4. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) (Resolution and Order No. 91 -47, as amended by R &O 91 -75) which require the construction of on -site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from ENGINEERING COMMENTS SUB 96 -0001 Lehmann Square Subdivision PAGE 3 • • newly created impervious surfaces. In addition, a maintenance plan is required to be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. Prior to issuance of a building permit, the applicant shall submit plans and calculations for a water quality facility that will meet the intent of R &O 91 -47. In addition, the applicant shall submit a maintenance plan for the facility that must be reviewed and approved by the City prior to issuance of the building permit. As stated previously, the applicant proposes to construct an on -site pond to treat and detain storm water. Preliminary calculations indicate that this pond will be large enough to serve this site. Since the pond will be maintained by the City, the pond shall be placed inside a tract to be dedicated to the City on the final plat. In addition, the applicant shall provide access for City maintenance vehicles. 5. Grading and Erosion Control: USA R &O 91 -47 also regulates erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per R &O 91 -47, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. Recommendations: THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF THE FINAL PLAT: Note: Unless otherwise noted, the staff contact for the following conditions will be Brian Rager, Engineering Department (639- 4171). 1. Prior to approval of the final plat, a public improvement permit and compliance agreement is required for this project. Five (5) sets of detailed public improvement plans and profile construction drawings shall be submitted for preliminary review to the Engineering Department. Once redline comments are addressed and the plans are revised, the design engineer shall then submit nine (9) sets of revised drawings and one (1) itemized construction cost estimate 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. Public improvement plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall. ENGINEERING COMMENTS SUB 96 -0001 Lehmann Square Subdivision PAGE 4 • • 2. The public improvement plans shall indicate that the applicant will construct standard half - street improvements along the frontage of SW Lehmann Street. The improvements adjacent to this site shall include: a. City standard pavement section from curb to centerline equal to 16 feet (NOTE: the applicant may be able to utilize the existing pavement section if he can demonstrate that it meets current City standards) b. pavement tapers needed to tie the new improvement back into existing edge of pavement shall be built beyond the site frontage c. curb and gutter d. storm drainage, including any off -site storm drainage necessary to convey subsurface runoff e. 5 foot concrete sidewalk f. street striping g. streetlights as determined by the City Engineer h. underground utilities (NOTE: the applicant may be eligible to pay a fee in- lieu of undergrounding existing overhead utilities) i. street signs j. driveway apron k. adjustments in vertical and/or horizontal alignment to construct SW Lehmann Street in a safe manner, as approved by the Engineering Department. 3. The public improvement plans shall include the private street and shall indicate that the structural section will meet City public street standards. 4. Prior to approval of the final plat, the applicant shall submit a copy of the proposed CC &R's to the City Engineer for review and approval. The CC &R's shall provide a maintenance program for the private street. 5. The public improvement plans shall include details for upsizing the existing 8 -inch culvert on Coral Street in front of Tax Lots 3800 and 3900 (Map 1S1 26DC) to a 15 -inch culvert as specified by the applicant's storm calculations. 6. Final design plans and calculations for the proposed public water quality facility shall be submitted to the Engineering Department (Brian Rager) as a part of the public improvement plans. Included with the plans shall be a proposed landscape plan to be approved by the City Engineer. The proposed facility shall be dedicated in a tract to the City of Tigard on the final plat.. 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. The facilities shall be maintained by the developer for a three -year period from the conditional acceptance of the public improvements. A written evaluation of the operation and maintenance shall be submitted and approved prior to acceptance for maintenance by the City. ENGINEERING COMMENTS SUB 96 -0001 Lehmann Square Subdivision PAGE 5 • • 7. The final plat shall indicate the water quality /detention pond will be placed in a tract to be conveyed to the City on the final plat. 8. The applicant shall provide a City- approved access to the water quality /detention pond for maintenance vehicles. 9. Prior to approval of the final plat, the applicant shall complete, or have financially secured, the required public street and utility improvements and have said improvements accepted by the City. 10. An erosion control plan shall be provided as part of the public improvement drawings. The plan shall conform to "Erosion Prevention and Sediment Control Plans - Technical Guidance Handbook, February 1994. 11. A final grading plan shall be submitted showing the existing and proposed contours. The plan shall detail the provisions for surface drainage of the lots that are to be "pad" graded to insure that the drainage is directed to the street or a public facility 0 _ pp • by the Engineering Department. A soils report shall be provided detailing � erpas� requirements consistent with the requirements of Appendix Chapter 33 of the Uniform Building Code. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF BUILDING PERMITS: 12. Prior to issuance of building permits, the applicant shall complete the required public improvements and have said improvements accepted by the City. 13. Prior to issuance of building permits, the applicant shall provide the City with as- built drawings of the public improvements as follows: 1) mylars, and 2) a diskette of the as- builts in "DWG" format, if available; otherwise "DXF" will be acceptable. Note: if the public improvement drawings were hand - drawn, then a diskette is not required. 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 ENGINEERING COMMENTS SUB 96 -0001 Lehmann Square Subdivision PAGE 6 • • 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. ENGINEERING COMMENTS SUB 96 -0001 Lehmann Square Subdivision PAGE 7 • • 4. SECTION 18.162.080 Final Plat Application Submission Requirements A. Three copies of the subdivision plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. B. The subdivision plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05), Washington County, and by the City of Tigard. C. Street centerline monumentation shall be provided as follows: 1) Centerline Monumentation a) 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. b) The following centerline monuments shall be set: i) All centerline - centerline intersection points. ii) All cul -de -sac center points. iii) Curve points, beginning and ending points (PC's and PT's). c) All centerline monuments shall be set during the first lift of pavement. 2) Monument Boxes Required a) Monument boxes conforming to City standards will be required around all centerline intersection points, cul -de -sac center points, and curve points. b) The tops of all monument boxes shall be set to finished pavement grade. 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 ENGINEERING COMMENTS SUB 96 -0001 Lehmann Square Subdivision PAGE 8 • • • 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. E. 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 to the City acceptance of the subdivision's improvements or any portion thereof for operation and maintenance. APPROVED: Greg Berry, Acting City Engineer is \eng \brianr\sdr -.bdr ENGINEERING COMMENTS SUB 96 -0001 Lehmann Square Subdivision PAGE 9 • • • 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. E. 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 to the City acceptance of the subdivision's improvements or any portion thereof for operation and maintenance. APPROVED: 2 610gePA.V Greg Berry, Acting City Engineer ENGINEERING COMMENTS SUB 96 -0001 Lehmann Square Subdivision PAGE 9 • ROVED PLANNING APR 2 2 1996 CITY OF TIGARD REQUEST FOR COMMENTS DATE: April 19. 1996 TO: David Scott. Building Official FROM: City of Tigard Planning Department STAFF CONTACT: William D'Andrea (x315) Phone: (503) 639 -4171 Fax: (503) 684 -7297 RE: SUBDIVISION (SUB) 96- 0001 /PLANNED DEVELOPMENT REVIEW (PDR) 96 -0003 ZONE CHANGE (ZON) 96 -0004 ➢ LEHMAN SQUARE SUBDIVISION Q A request for the following development applications: 1.) Subdivision preliminary plat approval to divide an approximately .58 acre parcel into 7 lots ranging between 1,928 square feet to 5,670 square feet; 2.) Zone Change approval to apply the Planned Development designation to the property in addition to the current Residential R -12 zoning designation of the subject property; and 3.) Planned Development Review to allow construction of a private street and to allow attached single - family residential dwellings adjacent to single - family detached residential dwellings. LOCATION: 9475 SW Lehman Street. (WCTM 1S1 26DC, tax lot 1000). ZONE: R -12 (Residential, 12 Units per acre) The R -12 zone allows single - family attached /detached residential units, multiple - family residential units, residential care facilities, mobile home parks and subdivision, public support services, family day care, home occupation, temporary use, residential fuel tank, and accessory structures. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.54, 18.80, 18.100, 18.102, 18.106, 18.108 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 - April 29. 1996. 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. X Written comments provided below: %) � aQ.�n �av� ts n�Qos',rsc� a a� , �� --�- S � sA� . "Wm. '.,..4:1+15 %) wIt\ ,,� OAT"N•e • c o t.s 111 o Ac f a e A\\ svc Ro e. slN,„\\ \ & csta. �c e Js\� c ec ec ^ SO-NN err c„1C,ke7M • " tJ � Q,b - "\ - \\ 9 1 v.n\\ 1%ve 4 &o sawe. 1 Qe z:" c\tJ�.Z.o rJ. . f■N\ cod. •r \\n 4*-e,-" C \t \ 5) 1 N° \\+" cIV,INNk o, v� \� c Q ,w, w* Re 5 ao \ S- j ex cecc, , , c \\ l � nexe kc■\, 0. C g, • \b - . - lie 1 � sties WAR/Cs S \.5 o� - 1(0,a A Rio( \a - > AV 4 Z. \z 4) C.o► �� ‘ ft k ; -ol reop* whl\ \ Ackt. 4 -trr GJ\ �y�5'�� "°� skvvnthvte.S 044 `°k S \ A\\ (PCease provide tfiefo nginfo tion) Name of Person(s) Commenting: cm. 5CA , I Phone Number(s): 3 \\ I SUB 96 -0001 / LEHMAN SQUARE SUBDIVISION PROPOSAL/REQUEST FOR COMMENTS r 1 I i IV A 1 I I I • I RECEIVED PLANNING MAY ® 11996 , ,,,, , l�' CITY OF TIGARD REQUEST FOR COMMENTS DATE: April 19. 1996 TO: Tualatin Valley Water District - Attn: Administrative Offices • . FROM: City of Tigard Planning Department STAFF CONTACT: William D'Andrea (x315) Phone: (503) 639 -4171 Fax: (503) 684 -7297 RE: . SUBDIVISION (SUB) 96- 0001 /PLANNED DEVELOPMENT REVIEW (PDR) 96 - 0003 ZONE CHANGE (ZON) 96 -0004 > LEHMAN SQUARE SUBDIVISION Q A request for the following development applications: 1.) Subdivision preliminary plat approval to divide an approximately .58 acre parcel into 7 lots ranging between 1,928 square feet to 5,670 square feet; 2.) Zone Change approval to apply the Planned Development designation to the property in addition to the current Residential R -12 zoning designation of the subject property; and 3.) Planned Development Review to allow construction of a private street and to allow attached single - family residential dwellings adjacent to single - family detached residential dwellings. LOCATION: 9475 SW Lehman Street. (WCTM 1S1 26DC, tax lot 1000). ZONE: R -12 (Residential, 12 . I !nits per acre) The R -12 zone allows single - family attached /detached residential units, multiple - family residential units, residential care raaiiucs, tiivui1C .Iull Nah am; au.navianu. i, ' .uvnv .a.,. e.v... -.a, :a..m v ay 4.4u IIVI occupation, temporary use, residential fuel tank, and accessory structures. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.54, 18.80, 18.100, 18.102, 18.106, 18.108 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 oth - - • ation available to our staff, a report and recommendation will be prepared and a decision will be rendered on the : oposal in the -ar future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: Monda , - April 29.1996. Y • u may use the space provided below or attach a separate letter to return your comments. o _ • t • ble .o e o i • • • • ov - • , e, please phone the staff contact noted above with your comments and confirm your comments in writing as soon a o sible. If you have any questions, contact the Tigard Planning Department, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: 1 We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. Written comments provided below: 11 '914.> G ' x' -s-r7 Air- /-4- M F ; e-/( G o C,4 77 ,') p a/ I T/L / 77 ES —44-167. / , ; - . / y Ai r •_;_,,,, - _ /VTEnr n.4 72 G/5 6)(57 F a R I- 07 �. 1 K JJ ED 70 A" mac. W H-i (-+ c,e1 - 771nJ ( 4 ' -SAO .G-rv, c.. zure4 P /Z- 0 -4-6 Se I rt..►,.► crit •) . .S4 - - - --- -4 e. " p (r,i-g- --A /y %/ - A e - v 1 - - .127,,) • (ease provide foQawing information) ft me of Person(s) Commenting: (q' , / 0 7 I Phone Number(s): le 51 Z --15// I • fir COVED PANNING • APR 2 5 1996 ; NU�Nkjll`I CITY OF TIGARD REQUEST FOR COMMENTS DATE: April 19. 1996 TO: Brian Moore. Portland General Electric FROM: City of Tigard Planning Department STAFF CONTACT: William D'Andrea (x315) Phone: (503) 639 -4171 Fax: (503) 684 -7297 RE: SUBDIVISION (SUB) 96- 0001 /PLANNED DEVELOPMENT REVIEW (PDR) 96 - 0003 ZONE CHANGE (ZON) 96 - 0004 ➢ LEHMAN SQUARE SUBDIVISION Q A request for the following development applications: 1.) Subdivision preliminary plat approval to divide an approximately .58 acre parcel into 7 lots ranging between 1,928 square feet to 5,670 square feet; 2.) Zone Change approval to apply the Planned Development designation to the property in addition to the current Residential R -12 zoning designation of the subject property; and 3.) Planned Development Review to allow construction of a private street and to allow attached single - family residential dwellings adjacent to single - family detached residential dwellings. LOCATION: 9475 SW Lehman Street. (WCTM 1S1 26DC, tax lot 1000). ZONE: R -12 (Residential, 12 Units per acre) The R - zone allows single - family attached /detached residential units, multiple - family residential units, residential care facilities, mobile home parks and subdivision, public support services, family day care, home occupation, temporary use, residential fuel tank, and accessory structures. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.54, 18.80, 18.100, 18.102, 18.106, 18.108 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 - April 29. 1996. 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 fortawing information) Name of Person(s) Commenting: . \ I Phone Number(s): SUB 96 -0001 LEHMAN SQUARE SUBDIVISION ' PROPOSAUREQUEST FOR COMMENTS RECEIVED PLANNING • APR 2 5 1996 CITY OF TIGARD REQUEST FOR COMMENTS DATE: April 19. 1996 TO: Kelley Jennings. Tigard Police Department Crime Prevention Officer FROM: City of Tigard Planning Department STAFF CONTACT: William D'Andrea (x315) Phone: (503) 639 -4171 Fax: (503) 684 -7297 RE: SUBDIVISION (SUB) 96- 0001 /PLANNED DEVELOPMENT REVIEW (PDR) 96 - 0003 ZONE CHANGE (ZON) 96 -0004 > LEHMAN SQUARE SUBDIVISION Q A request for the following development applications: 1.) Subdivision preliminary plat approval to divide an approximately .58 acre parcel into .7 lots ranging between 1,928 square feet to 5,670 square feet; 2.) Zone Change approval to apply the Planned Development designation to the property in addition to the current Residential R -12 zoning designation of the subject property; and 3.) Planned Development Review to allow construction of a private street and to allow attached single- family residential dwellings adjacent to single - family detached residential dwellings. LOCATION: 9475 SW Lehman Street. (WCTM 1S1 26DC, tax lot 1000). ZONE: R -12 (Residential, 12 Units per acre) The R -12 zone allows single - family attached /detached residential units, multiple - family residential units, residential care facilities, mobile home parks and subdivision, public support services, family day care, home occupation, temporary use, residential fuel tank, and accessory structures. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.54, 18.80, 18.100, 18.102, 18.106, 18.108 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 - April 29, 1996. 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. ` Sel �`C - e!�.lJ U1W Written comments provided below: 1 UaiQ) 60(2cLZ-- /6 ofd_cn4C.0A44 G&Ixtied,4 at-)-vvigyll w/ppopet • • eezti) 1?" pertA/1 I tL it l � �_.% ice - - • ` _ �� L � ) . // t ( n�� .,&wl , C - � h, @Vase provide the fol awing information) Name of Person(s) Commentin • 1 Phone Number(s): x SUB 96 -0001 LEHMAN SQUARE SUBDIVISION PROPOSAL/REQUEST FOR COMMENTS • • RECEIVED PLANNING /Iil t - J PR 19 CITY OF TI©ARD REQUEST FOR COMMENT DATE: April 19. 1996 kr11 Lee Walker. USA/SWM Program FROM: City of Tigard Planning Department STAFF CONTACT: William D'Andrea (x315) Phone: (503) 639 -4171 Fax: (503) 684 -7297 RE: SUBDIVISION (SUB) 96- 0001 /PLANNED DEVELOPMENT REVIEW (PDR) 96 -0003 ZONE CHANGE (ZON) 96 - 0004 ➢ LEHMAN SQUARE SUBDIVISION < • A request for the following development applications: 1.) Subdivision preliminary plat approval to divide an approximately .58 acre parcel into 7 lots ranging between 1,928 square feet to 5,670 square feet; 2.) Zone Change approval to apply the Planned Development designation to the property in addition to the current Residential R -12 zoning designation of the subject property; and 3.) Planned Development Review to allow construction of a private street and to allow attached single - family residential dwellings adjacent to single - family detached residential dwellings. LOCATION: 9475 SW Lehman Street. (WCTM 1S1 26DC, tax lot 1000). ZONE: R -12 (Residential, 12 Units per acre) The R -12 zone allows single - family attached /detached residential units, multiple - family residential units, residential care facilities, mobile home parks and subdivision, public support services, family day care, home occupation, temporary use, residential fuel tank, and accessory structures. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.54, 18.80, 18.100, 18.102, 18.106, 18.108 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 - April 29. 1996. 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. 5/ Written comments provided below: E. Wpb Qt�� Q a o c1.62.41M/& . wk. Us PKVC Str VUUM,a-t (Please FM/di tfefollowing information) Name of Person(s) Commenting: 1 wQ I Phone Number(s): kg tb7 SUB 96-0001 / LEHMAN SQUARE SUBDIVISION PROPOSAUREQUEST FOR COMMENTS 04/24/96 15:09 $503 526 2538 TV FIRE MARSHAL [6001 /003 • • RECEIVED PLANNING APR 2 5 1996 CITY OF TIGARD REQUEST FOR COMMENTS DATE: 6pril 19.1996 TO: Tualatin.11ey Fire and Rescue FROM: City of Tigard Planning Department STAFF CONT CT; Phone: (503) 6 4171 Pax; (503) 684 - 7297 RE: SUBDIVISION (SUB) 96 -0001/PLANNED DEVELOPMENT REVIEW (PD -0003 ZONE CHANGE (ZON) 96 -0004 > LEHMAN SQUARE SUBDIVISION Q A request for the following development applications: 1.) Subdivision preliminary plat approval to divide an approximately .58 acre parcel into 7 lots ranging between 1,928 square feet to 5,670 square feet; 2.) Zone Change approval to apply the Planned Development designation to the property in addition to the current Residential R -12 zoning designation of the subject property; and 3.) Planned Development Review to allow construction of a private street and to allow attached single- family residential dwellings adjacent to single - family detached residential dwellings. LOCATION: 9475 SW Lehman Street. (WCTM 1S1 26DC, tax lot 1000). ZONE: R -12 (Residential, 12 ° Units per acre) The R -12 zone allows single - family attached /detached residential units, multiple - family residential units, residential care facilities, mobile home parks and subdivision, public support services, family day care, home occupation, temporary use, residential fuel tank, and accessory structures. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.54, 18.80, 18.100, 18.102, 18.106, 18.108 and 18.164. Attached is the Site Plan Ycin' n• •.'- -- • • • • • = rom m orrnation supplied by various ncies an rom other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, SEED YOUR COMMENTS BACJS$Y: Monday - April 29. 1996. You may use the space provided below or attach a separate letter to return your comments. If you are unabJt9 respond by the abovejlate, 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; J ti We have reviewed the proposal and have no objections to it. • • _ Please contact of our office. Please refer to the enclosed letter. x Written comments provided below: > f G -. S . • t .J � �� • � ` � .� G.� l ✓ if � I &GI lJ zet -s :. 2 1 3-f-e2 r /e.-2 "C.- a j-7/ og ;: 4 ( fuse proiride the f flowing information) Name of Person(s) Commenting: I Phone Number(s): s Z S _ sue 96.0001 / LEHMAN SQUARE SUBDIVISION PROPOSAUREQUEST f OR COMMENTS 04/24/96 15:10 $503 526 2538 TV FIRE MARSHAL 21002 /003 , ;,/ • 0 / / .:.. i / // /, .. i:1,1 C ITY OF TIGARD REQUEST FOR COMMENTS DATE: ='i ••• TO: • Tualatin Valley Fire & Rescue FROM: City of Tigard Planning Department STAFF CONTAC : William D'Andrea (x315) Phone: (503) 639 -41 Fax: (503) 6 -7297 RE: MINOR LAND PARTITION (MLP) 96.0008 ➢ BOHART PARTITION < A request for Minor Land Partition approval to divide one parcel of approximately 17,210 square feet into three parcels of approximately 8,167 , 3,568 , and 3,814 square feet. LOCATION: 10475 SW McDonald Street (WCTM 2S1 2CC, Tax Lot 3100). ZONE: R -12 (Residential, 12 Units per acre) The R -12 zone allows single family attached /detached residential units, multiple - family residential units, residential care facilities, mobile home parks and subdivision, public support services, family day care, home occupation, temporary use, residential fuel tank, and accessory structures. APPLICABLE REVIEW CRITERIA: Community Development Code Sections 18.54.050, 18.162.040, 18.162.050 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: Friday - May 3.199§. You may use the space provided below or attach a separate letter to return your comments. if you are unable t9 resoond 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: I 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: 14y b ,��,) T j 4 - - /2 42.) i�� l7 -r J 67-,.) T o ice- t s (o A) c i 7 ,'S i i -- t.) TD , pi--) t A 1)14, A v g J 4,,) T zf 0 ,) T i /.-- A L6-e. ..o n.pc, ,4 , -Lo i1 _ - F T vL *E— 0 �0 T" A4C� F.--1 S fZgrr i/7 a. �t - .ei ,.J celoz JI -. TT q_,- 4a ' 0 C t I (Mast prDy&thefffewingirySrmdtTDR) Name of Person(s) Commenting: („4---,i)..._" .6/ d.-11 L-c.- Li / Phone Number(s): S _ P AZ) f MLP 964008 BOI4ART PARTITION PROPOSAURFOUF.S7 FOR COmmFN7s 04/24/96 15:11 12503 526 2538 TV FIRE MARSHAL a 003/003 • • 1 t,4411‘ CITY OF TIGARD REQUEST FOR COMMENTS DATE: April 22.1996 TO Tualatin Valley Fire & Rescue PROM: City of Tigard Planning Department STAFF CONTAC : Mark Roberts (x317 Phone: (503) 639.41 Fax: (503) 684 - E RE: E SITE DEVELOPMENT REVIEW (5DR) 96 -0009 > POLLOCK/WAYMIRE OFFICE < The applicant requests approval to develop a 8,200 square foot office building. LOCATION: 12570 SV1r69th Avenue (WCTM 2S1 01AA, Tax Lots 8900 and 9000). ZONE: Commercial Professional (C- ia P). The Commercial Professional zoning district permits the provision of a range of professional and business services_ APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.64, 18.100, 18.106, 18.108, 18.114, 18.116, 18.150 and 18.12. ' 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: Thursday - May 2. 1996. You may use the space provided below or attach a separate letter to return your comments. lfyo-u are linable to rgsgons1J y the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If i - ' _ y:.....___ _ . ion §. contact the Tigard Planning Department, 13125 SW Hall Boulevard, Tigard, OR 97223. I 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 � 14 > /,' � ✓: �s 1/ (--e - 1 ) . 31 (/� �� 4)I r l� 1 -)...c.-.) f G /*2..,__ / 1 �-t. _ .. F'c C_1 i -- _ -s- ' • F e_ o (71 c o 29 fok)i art 12a4- 2 .6.--- , -T— FT r C_ majo ; I (Keaseprvdie ehefoEmmig inf rmatren) Name of Person(s) Commenting: , , / ti ' 1 Phone Number(s): c _-Z s SOP 960009 POLLOCIGWAYMIRE OFFICE PROPOSALIREOUEST FOR COMMENTS • • CITY OF TIGARD REQUEST FOR COMMENTS DATE: April 19. 1996 RECEIVED PLANNING TO: Elaine Self. GTE Engineering Department APR 2 3 199 FROM: City of Tigard Planning Department STAFF CONTACT: William D'Andrea (x315) Phone: (503) 639 -4171 Fax: (503) 684 -7297 RE: SUBDIVISION (SUB) 96 -0001 /PLANNED DEVELOPMENT REVIEW (PDR) 96 -0003 ZONE CHANGE (ZON) 96 -0004 ➢ LEHMAN SQUARE SUBDIVISION Q A request for the following development applications: 1.) Subdivision preliminary plat approval to divide an approximately .58 acre parcel into 7 lots ranging between 1,928 square feet to 5,670 square feet; 2.) Zone Change approval to apply the Planned Development designation to the property in addition to the current Residential R -12 zoning designation of the subject property; and 3.) Planned Development Review to allow construction of a private street and to allow attached single - family residential dwellings adjacent to single - family detached residential dwellings. LOCATION: 9475 SW Lehman Street. (WCTM 1S1 26DC, tax lot 1000). ZONE: R -12 (Residential, 12 Units per acre) The R -12 zone allows single - family attached /detached residential units, multiple - family residential units, residential care facilities, mobile home parks and subdivision, public support services, family day care, home occupation, temporary use, residential fuel tank, and accessory structures. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.54, 18.80, 18.100, 18.102, 18.106, 18.108 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 - April 29. 1996. 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 tkefolowing infonnation) Name of Person(s) Commenting: I Phone Number(s): SUB 96 -0001 LEHMAN SQUARE SUBDIVISION PROPOSAUREQUEST FOR COMMENTS • • • • . - rats prkoPEL -,e t S ( N Puiv,5 i s k.),6s01 IT 1 - ro Z 4et/1_ c e v r 4 . vt jor 4 i l r / L4'` IVI g:61 l e o • ; 3199E C1 Y DEVELOPMENT - 0 i 1 / )\404 )‘ • RECEIVED PLANNING Illk Atemovro A\ MAY . ®199 s C OF TIOARD REQUEST FOR COMME ki4 � � ■ DATE: April 23. 1996 TO: Pete Nelson. US West Communications - FROM: City of Tigard Planning Department STAFF CONTACT: William D'Andrea (x315) Phone: (503) 639 -4171 Fax: (503) 684 -7297 RE: SUBDIVISION (SUB) 96- 0001 /PLANNED DEVELOPMENT REVIEW (PDR) 96 -0003 ZONE CHANGE (ZON) 96 -0004 > LEHMAN SQUARE SUBDIVISION Q A request for the following development applications: 1.) Subdivision preliminary plat approval to divide an approximately .58 acre parcel into 7 lots ranging between 1,928 square feet to 5,670 square feet; 2.) Zone Change approval to apply the Planned Development designation to the property in addition . to the current Residential R -12 zoning designation of the subject property; and 3.) Planned Development Review to allow construction of a private street and to allow attached single - family residential dwellings adjacent to single - family detached residential dwellings. LOCATION: 9475 SW Lehman Street. (WCTM 1S1 26DC, tax lot 1000). ZONE: R -12 (Residential, 12 Units per acre) The R -12 zone allows single - family attached /detached residential units, multiple - family residential units, residential care facilities, mobile home parks and subdivision, public support services, family day care, home occupation, temporary use, residential fuel tank, and accessory structures. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.54, 18.80, 18.100, 18.102, 18.106, 18.108 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: Friday - May 3. 1996. 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 foffouring information) Name of Person(s) Commenting: I Phone Number(s): I SUB 96 -0001 LEHMAN SQUARE SUBDIVISION PROPOSAUREQUEST FOR COMMENTS I: \500- 245 \ACAD \NEW1 Mon Jun 3 17. 23. 59 1996 RLMc co _i_pAryoc ,ILEBEIS NVW1- ININ IAVd 'O'V 1VNOIIIGCI`d $8 s / 1 JV.�OJ 0 130.G3' — — — _ _ — — — at ® am ® Irmo maranomamomm 7 ® 29 50.7 V c \......y.t.70).17(\ 1 p ' M1= I �: I 30' MIN. . . , : , , ,, LOT 4 LOT 3 LOT LOT • I 386 8Q. Zm 8Q. FT 1924 8Q. FT 4428 8Q. ( ' o � :8:611 � IN I \ \ I / 1 Zn co IN 1 � n I'll it IV 1 4 ) i 4-% 4 8 i r3 O I \ . i i = � F II PROTECTED i N • If i if � ■ AR 0 lot ` _ 1 \ TYP. PARKING lim-3:::1111, � DING INE (.\'..1 (.\'..1 ■ m aw ^'� a i - _a i NI (, , ,��. P �►�c � — ' STALL DIM: ' ` . - \ _ .y • ' � ' i I AV��AGf GR : r! -,0 ' ! X el or 6■6)%5%. I . A DS 4 1 6$ � EXISTING HOUSE CI CI n ct EXISTING 10 MlN !IL O c.. °° Z Aral...........,\ !-3'' I ,.,, ,s, 1 GARAGE ` C9 co °} W Q 1 z f � Z W i W kak rty • N t ,:,. . I L' T L ,`�, �� , �. 9 ., ' NI-' W w 0 1 � •—i . FQ 8FT h j ' LOT MID —POIN (A t J cd co iii, i•li iri N 1 /111 " EXISTING 14 CALIPER i :. AR • CARIA BUILDING ARAL CAN TREE e L — — 73.8 30.5' i � J (MONKEY` UZZLE ® ® ® 5' SIDEWALK 154 j 154.15' 4.15' ■ ■t� ■ ■ ■ ■ ■ �� ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■■ l • . � *. � . • + ;" •;. ; : ; 4° • . ° . ip ' t . '� • t . - I - •- ` 8' ADD A.C. PAVEMENT i i EXIS TING CENTERLINE :. S.W. LEHMAN STREET f S.W. LEHMAN STREET \ Q.. 0 L 0 EXISTING CONDITIONS MAP SITE PLAN w v . QC Q 0 - - - • APPLICANT ENC INEE�/sUR1�EYOR L.�c 1=ND �- se w j - - f cr � � ' � • ' , � _ . c eou�ca(s t � I`, � _ � f� Z } I qg o ",,.,. � - i # ,,� �� r. * n Han. Hendgen ALPHA ENGINEERING, INC. „,,,,. \ . -* - / ° • , < a t fi ,s 15243 NE Countryside Drive 9600 81.11 OAK SUITE 230 ,, ,1. • • ; t — '�'. 1 4 0 m ' - sr ' ' 7,,, Aurora, OR 91002 PORTLAND, OR. 91223 . • , a , • PUBLIC STREET IMPROVE" PENT / A.C. PAYING 0 I. n S N\ 4 c '• FAX ( 503) 452 804 i t ( 503) 451 -8003 • r �'� L Z ST i :� • I - — , , fir A ,� , p -3 E x >-- \ -- ( ,,-- t a .� A � - -.— _ OUJ�IE N, 7 X <I I— o t "" "" / PR IVATE STREET / 20' WI DE AC. PAYING WI THIN 25' ROW i_ V u+ 0 ' 1 i' * I S 1 cu - ' 1 s © Dr . J ame. L. Watson / / ' Q 0 35 7 1Drive /// i o . 1., ., ,,, Ih ! �, P UTILITIES 4 SEVICES -� .. - . *f \ a sww- •�' �-- : , WATER: TIGARD WATER DISTRICT -\ • \ . N I— 1 .... g 4: ,„ , ,,," r' A T r —y7 `. - < - STORM: UNIFIED SEWERAGE AGENCY 9 A 7� � . 1` �� • DRIYEWAY/PARKINCs STALLS r, I SEWER: UNIFIED SEWERAGE AGENCY � ` �� N . � � •�„ :r � ,. _ � : N OTES 1 ; `1i — - > f a_ POWER: PORTLAND GENERAL ELECTRIC X � SIT AREA: 0.58 Acres / 25 65 Sq Ft. PHONE: �, _ It GENERAL TELEPHONE I.0 I,; -; ■ ` .{ `°"s T� A 9 ` a ZONING: R -12 GAS: NORTHWEST NATURAL GAS 111111111111111111111 CONCRETE SIDEWALK c j - -" . G ' RD ,. ; �` � 'r i '' 1 v � 4 . Q - �' TAX MAP: 161 26 DC FIRE: TUAL,ATIN VALLEY FIRE t RESCUE _ , _ � _ _ T S _ � °' �► J .a POLICE: CITY OF TIGARD _ l i - : - , - - r .�, c am., : ,) T AX LOT: 1000 _ � � � ., .p ��►� � �E SCHOOL.: CITY OF TIGARD 1 � T -� kID L ' :. I ,�'�, _ :_, NUMBER OF LOTS: 1 ROADS: CITY OF TIGARD ROAD DEPART. f - W '5 Sw » °'? a ' Al r� • , . 7 . , ,, ' TRA 'A' Private Str eet PARKS: CITY OF TI iARD _ o N i .i' GC; • - * " -rn '' ' ''' ' ' ' DENSITY CAL_CUJ_'TION: PUBLIC TRANSPORT: DISTRICT f 0 __ /� Y TRf E , VICINITY I I�� SITE A REA: 0,58 A cre. / 25 , 2 65 Sq. Ft. :Z' ' PROJECT soma, • MINUS AREA OF PRIVATE STREET (3850) EQUALS 21,415 SQ. FT. NO. 5m0 -245 NOT TO SCALE DIVIDED BY 3050 SO. FT. (MIN. AVE. LOT SIZE) • 102 MAX. 1.•ITS - 9 1 0 0 TYPE PRELIMINARY , I. +40$440,'PV404011#44■•04i$0y1s4ttavatti o'I OI Ill% !�� 1 �OI�; � f e47 . - 'I %toi `� , o OI OI s OI � . / _. ►► ,,r♦., .•e , • I 4 ' r-l-r-"rrat" r 0 h * 9 if p . l 0,• it LOT 4 LOT 3 LOT 2 LOT U c 1 44.4 ,#A0 00,1,Atoak4 -■fr �4 �� ►.,pt,; � i 2� I �� 1 , i A ,..40A,w4 ,AAN RY -WE i 0 g c4 A \ II A I La .• y - . . ea , , 1 . 0 2 5 .. . . • k i i it . r IUU t4 o , .. • .. . . • • .. . p O 0 1 ' n d o I -- $ 4 ( 4,, ,. 1 I. '' tkit 0 , - 1 I TRACT "A" I PRIVATE S I -. T ,I 1 m . 4 ��% 1 ■� e W W W 4. 3 ams ii ,,, 0 P tN1 _ II 0 , 1 ■ ■_�- % N ■ ( -1 E 5' , 0. , . . . **VAT I iM4I N m z to CO . i'''' ": :. 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' .774 4200 4100 lao' 4000 s. s9az9 4 001 j �' I .55 4C. 1 60 Ac. 26Ac. 26Ac. 5501 • / ri .38 Ac 0 - I le 6 4600 '• ~ - r, 301 79 Z4Ac I 9 J , ma y ` = a T A r - A 0 v O A_ 4602 I 1 s. •s• set. h /6.4e 90 3 19 0. 4X00 19 _ 9 5 ,J' 9 s. 1 s ' 1 6 5200 _ 4701 40.3 150' 0 . 204c 0 .42 ,4c 4801 900 _ _ _ _ = 1 .44 Ac. .47 Ac 30 Ac 38Ac 5000 5100 • J9 ••a 5101 �' 5203 = - .38.4c .39Ac. .38Ac. .474c S-. r ��DOk` I r _ 5202 _ , 50 _ 174c � } ; .. 4 C 1 - (C N o 11,444) o ' . : , e �+ , , s 1 . , 130G3' I — r.. miss ® - ut ® ® ® ® ® 29.3' 50.7' (� o 10 � MP► I � I 30' MIN. ® 4 ■ LOT 4 LOT 3 LOT LOT 1 s � 9969 80. 2m 80. FT 11824 8Q. FT 4428 sQ. ° r3 4 1 J 4 1 Ul Cad t I \ . I / i ;1/ ,.., i roog i c �o I ) -. ! g g _ i J }. ",i,, i !I: I 1 23 I PROTECTED I \ M. II SOLAR v ID \J . f , : NI-_ ILDING LINE � j , : �� 8.3' !! � \ \ TYP. PARKING \ w 1 STALL DIM: � `\ \� �• `.,\ � �� /,�,I� % � ,*. ,V• I \AVR4Ge ,IO — i \\,\\.\\,.. \ GRADE 47 ` ��' x Q IL\ � � Q Q Q W CI CI CI CC tu r 1--1 �-r So\`,.. vg' X X � Q 1 EXISTING � ` fif) :n P HOUSE ,rJ 10• M IN • r , •. Q ,. ).- m o z N EXISTING , \ . . o m W Z co GARAGE i l +� . z L ®� _ 1 0 a 5 a Q - 1 6149 SQ FT L' � , F ��. o o CC N - -4 1 I �., 1879 8Q. FT ; 218$ 8Q FT r LOT MID -POIN I � + cd t Al i / 1 " --- I 1 co s EXISTING I I ' 14 CALIPER AR •: CARIA BUILDING \z) ARA CAN Mil TREE .N do L _ , —, 73.8 , 30.5' z / (MONKE•fc UZZLE — — o ® 1 ® ® 5' SIDEWALK 154.15' r . \ 154.15' •UE,UU �� •�� iiiiiiii��iniin Al • . �: . •• • - • • • • •` • +a • .• •• . _ . • 8' ADDITIONAL AC. PAVEMENT j EXISTING CENTERLINE S.W. LEHMAN STREET 25 _ z l S.W. LEHMAN STREET 0 EXISTING CONED ITIONS MAP SITE PLAN " 0 __ 1�I r * � Q � I' �/� LEGEND $ a ° ° - -- .� - - ' �`� ` .,I.. a �„ I' 25 'APPLICANT I GI `{ 1�/ �1.1� �r i...YO� CV f-- ,� i , � . . �. � CECVC �� _ � _ Z E , , , + .,, �--1 D' ,, k .. T- Ieg n' Hans Wendgen ALPHA ENGINEERING, INC. j - 1 t o N I - �� , 1 15243 NE Coup side Drive 9600 8J1! OAK SUITE 23O . ' . Ill n \ -, -�,, a i ' ` �'� - " - , R s ' z ,, 7100 Aurora, OR 91 � • PORTLAND, OR. 91223 r • ' a' r • • • • ' P UBLIC STREET IMPROVEMENT / A.C. PAvtNCs 7 (0-- 0 O At! • ir �..r . 4, o n ,. (-- - ( 503)48? -8003 : ' • � . - i ' � � - � t- - ,� - 1 `."�" � ; � FAX ( 503 ) 452-8043 E X >-- Z • , _ '-`' s t ' j ' ! ^ PRIVATE STREET / 20 WIDE A.C. PAIN WIT VG HIN ' R ,_ U l') no ..• ' 1 * 71 _� , Dr. James L. Watson OW LU Q i— z „ ,/' 3s fr AR� i ?40 Mokulua Drive UT T E J SEV CE S — 0 . , .. ,! ,.. �aEtr, - 111111111113111111r Pi. I2a t lua, HI sraiiii. _ : %p &\ a * �. .- -- - - + i ,, WATET IGAWATEDISTRICT \ \ ` \ j : b ?"‘I'll : ' ' l i , —� ` - STORM: UNIFIED SEWERAGE AGENCY ' ' ` \\ \\ \ DRIvEWAY/PARKING STALLS ti) 9 � I W !: UJERAGE AGENCY \` '� c � : t � NOTES SEWER: UNIFIED SE t �� •� ° ? �'�+ POWER: PORTLAND GENERAL ELECTRIC X , .. 1 ... SITE AREA: 058 Acres / 25,265 . Ft. PHONE: GENERAL TELEPHONE lil rt ; t 4," - , , � ` F s r :. y; ` ' � % ZONING: R- I2 GAS: NORTHWEST NATURAL GAS 4 . .. ! ► . A r ` • ` a FIRE: TUALATIN VALLEY FIRE 4 RESCUE 11 I 1 I I I I I CONCRETE SIDEWALK G R D � n A pt - . • �� TAX MAP: 181 ?6 DC POLICE: CITY OF TIGARD air. __I' =t- _ - T S - -� ' 'u- _ ... , .:• �:'►/ -r' 4 % TAX LOT: 1000 � -� s . " �� -; `�� :� 14> - ��. " , , SCHOOL: CITY OF TIGARD � � " ��, NUMBER OF LOTS: ' 1 ROADS: GITY OF TIGARD ROAD DEPART. W I-1- CV '? AM ,, -` t , , iv . SL TR ACT 'A' Private Street PARKS: CITY OF TIGsARD tni `' .r - = ', , RECREATI DISTRICT 1 c4; / t* ...m - '. , . - ' DENSITY C,4 CU ATION: �o ►o. o �0 4�0 IL• +� P UBLIC TRANSPORT: TRI -MET I C TY M SITE AREA: 0.58 Acres / 25 65 Sq. Ft. / �' :Zp' PROJECT NO. 1 VI INI► P . 0 5 245 MINUS AREA OF PRIVATE STREET (3850) EQUALS 21,415 SQ. FT. 00 t NOT TO SCALE DIVIDED BY 3050 Sa. FT. (MIN. AVE. LOT SIZE) • 1.02 MAX. UNITS TYPE PRELIMINARY _, , pOS4V4 • ,r4t4 i fr". reeilmoircv re a pro 1€ pi i m fz ip r k - 40 . 0. 3 g f k - - - - , ® ® g m 7 1 l 4 .' .+1 Ill d 0. $4*;4 * 14 r 41 11 . - - - - 44 - Afr A 4 ,tti t l t i 4 0 1 t 1 L ".." - - - ... - "... '..1. r 00 4 1 i 04$ 0 4 I" I agAki Z .f:::U ! rt,70 LOT 31 LOT 2 LOT 1 1 / 0 I 2 $ 5 §i III 0 �'� to, ' :•:•!.�As 15 zc.1 2-4- `i i 1 e .3 I / . 1 , I 10 \c I i ■ 4ir. ii 1 .011N fftztv4; .- el lior I ---,: J \ 1614'd ntai ...■Pwitit4.4 0,11* I \ ,.:,_ k • ' _ 0'o Ln La RY 1+VELL ._-,-.. W 1 c�7 i 4 — - - 0 § 5 ■ . 1 I ■ ■ .a.�o, 0 _ ■ • ,.:. il le...-.--- ON pc, ,.:, 4 ire* iiit ik 00 1 \ ( .:_; im rli 11 05 I . to A 1 ..\/ TRACT A I in ` — = ap e j a - - - - -- : % A CI iii.viikIr : I ---- - I o 0 0 L , p. I x .. 111 ■. A► to N 1 m Z �, 0 c D . .:. . . ... . iv i � ■ Q m W Z Q N c` , r � I Pr, t , Z Z W W W OI 1.®i5 -- ;:: C a> Q 1 Ce W COI , ,o 1 ,. wir 1 +, "4";•0 4.1 : 4:44 4 + . 4+ . $* $ 4 P , o , 7 l .. v 4*, lift ilk II ��• ��•�' At ',...,:s'- � A .,...'-. .. 4 :•. r '' .. ��i�, -- ..��._� ‘ • 5' SIDEWAL . N� . PI V - 40' 4 0# +eI 4. 4 0 I 4,41• .4*,■i■i ‘. itzi t'e _ . ow .. • ■�►'!ii►l ■ ■■ i ■ ■ ■ ■■il�':�ii t1iltr/�'1lIENI/ 1 ■tit er , - ■�11t%■� ■mf t■/ ( ill • ABINEEMONSIMINMERMIII . . AMA= • . 4 : 6 • is '..* .... • .1 . • 1 : a : • Z A.: ''. 1 •••■•.: . 1 •• • '‘.....* •• •• ' ,..d L ...-- • • • 8 ADDITIONAL A.C. PAVEMENT P 8 1) 01 e" III C. PAVEMENT 111 EXIST( SAN. : R 1 , .�.. ,� _ [ XISTIN SAN. SEWER EXISTING CENTERLINE '. EXISTING CEN INE ,. �� ` 'II EXIST WATER N EXISTING WATE �" Z -0 " 2 0 Q Ix 4 2 L4NCAFE CONCEPT FLAN FRELIMIN4�'''' UTILITIES /GRADING- PLANT Q K . LEGEND LEGEND 1/ EXISTING CONTOURS ! z (1_ O MEDIUM CONFIFEROUS TREE (5' MIN. AT PLANTING / 25 TO 40' AT MATURITY) - 1 4 2.5 PROPOSED CONTOURS P E X F-- 0 E XISTING SANITARY SEWER 4 M ANHOLE x 1 U ° _ `► MEDIUM DECIDUOUS TREE (10' MN. AT PLANTING / 25 TO 40' AT MATURITY) 0 F- Z Ilk . 0 EXISTING WATER LINE t VALVE CD q EXISTING 14' CAL. ARAUCARIA (MONKEY PUZZLE) TREES TO BE RETAINED EXISTING FIRE HYDRANT � 11111■110 PROPOSED STORM DRAIN 4 CATCH BASIN .� — — — - 0 PROPOSED SANITARY SEWER 4 MANHOLE 0 SHRUBS ( I - GAL. MIN.) 1-- t4.1 = N o N TURF 4 ii 20 10 0 20 40 v,7ry . ,.. 1 ` PROJECT 1 -Z 11 N0. 500.24 BARK OR TURF TYPE PRELIMINARY t, . J � r R Cr f sr A - t `- - 0 41\ .. • W i, 1 h 221 4 y C it •'1.4- r I ,3 I , v t ,)? • G / � , Q C C 0 � ' \C 10 T el 4 71. I ( Ls IS f -1 4 1 I ,'I a 1--- __ G Li c F - , w `-L ._--4 C) i. w : - r LL l I ,- . - - - 7 , '1 41:031V111 ._ r' -.x � t ., - - # 1. ; - -- - - -_ __ 6Em' D 6'X I 0 I 1 a 'g 'Y tY "P EA. UNIT T I° (1 rx U -1 " LaJ 4a � • • '; ` L ECzEND n r w W t� • MEDIUM DECIDUOUS TREE • • • it . ` 1,. I RED MAPLE (ACER RUBRUM) • TREES �� ICI' MIN. AT PLANTING Cif . , TO BE 0 (25' TO 40' AT MATURITY) REMOVE D 1 0 • • w * « -- I i SPR UBS GALLON MIN. • ` : ��i�. ' > i ,� ' r •` EXISTING HEDGE TO INCLUDE RI-4ODODENDRON ARBCREUM r' • . : ;� (• \ * 4 PORT OFFORD CEDAR �. • • '\ (LAWSON CYPRESS) • `A � ��\ - ' ": AFr- ROXIMAtE -4Er 4 3rd FEET _ , MEDIUM CONIFEROUS TREE ,, `_ I . TREE TREE ' s r TO BE ' , TO BE N I ��- i NOBLE FIR TREE (ARIES TRACERA) 0 {� « , REMOVE D REMOVED 5' MIN. AT R CI! PLANTING HI t- r t (25' TO 40' AT MATURITY) Y) • • w s� CC l_ �`. EXlSTINrs MONKEY PUZZLE tY to u ' 1 I. 10' LANDSCAPE .... , r s •� • i li WATER Q UALIT7 FACILITY P LANTING PLAIN -` TO BE RETAINED t f - • ; • • . •. .. • a� , . - _ (ARAUCARIA aRAUCANA) ( ) Ii." ' i L BUFFER / N SURFACE 4 g''E i -�.',_ EE F1F'OTECTE \J •r - - - -•- PC NC' �J GF_ ,LG ._S . L E D _ • / 44 WI YCR45EEDING AF LIC-C r!CN s RdtE Cr 120 r • ► • . l;) %,_ `.) • LPG. /I.CRF_ A S FCL L CL 0) T UC'c (ALL OTI.1E2 a=..=A. t�:r:F (:R 1 .fit. c' J • f<. = • � v t t (� r� 71.-_-(.-3.,-..,-, . i ~�7'G� ''f?,t ► ► • -, I' \ j 1 a - � •, �___ ) ex, ti 2r�h Fur, ty G�rmind t iCn • — • I 'mod J KQrtucky 1r`luc�gra4s 2'4 3 85 80 ` ' A `q I. , C' (4de!r'hi e6rcn cr Fytk;rig#' 1. t j) ('» I ' l , • , • • ', � \ l� Gr �elCinq rp fescue q0a o� aC ill In 1 . I • . . , . • (F.enr 1,3Wr' `✓ 1 C • � s i ` • + • \ id 1 r e 3Ct a,; arm V uJ • y �, LOT SPECIFCATONS ( ) I � • • L • - - • . I ' - , — (cser or Fc°nr • i 1 OD FIBER CELLULC5E SHALL P F D E 4PLIE WITt4 TOTAL DEVELOPED AREA = 25,122 SF % • I . • • ••• ,•,' WOO FER _ '� F • TOTAL PERVIOUS AREA - 12 ® S . . - 1 tT FERTILIZER s� E E AP+�LIE0 FER SUFF'LIER'S TOTAL IMPERVIOUS 4 EA r• 13,051 5 � $� • . 5' ECOMN'ENCATIONS _ y 1~ERCENt LANDSCAPE 48 0 • tc is - . ` \ • - \,-, • `, r I .� V ; - _ 4 ` t yak, N �,r - . ' IN CPr1 ",' ' L- it C:-- - -R-'tL! ki i PP - .• • \__ 1 I + • I) / 1 1 • 0 �-- - _ -- - -- -- --- - J - - - - r - 3 , 1 ! _J �I c ; J J ____ 1 - IL, - - - - - - t(7 +Dts - - - •1 “. 1 ce Pci el . •-, • , . F , I i , i • • 1\L II, I I I \, � ? -- — — I , l r� T I f - -- — - -- - -- -- - - -- — -- — R 4 U -- – – `n I p I ,t() rill i - { ' r - ' 1 die III 1:5 o • v I) 19901 1q ro J C fat rk ) pigA rid 9.. . " - Y _ Y .. 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'k >__ '_.:,v. x.. +: 221 ' - • x c� ,;"� .ic ;i): � � 1 � f t •, ` 4 Y t ' , , ri / ' (S - 1 - - I f } �! u , " , „,, , i ) ..!•__•.„ r_____••= p_ r ..... ,..,,,,, r 722, --- 1 .--- \ l 'i'Ar...: - . --4 1:11 - - ".z. - ,7 t rr _ .,.., _ '`*-, 1 f .... _., .._ ____In '%4 f i -J ._._ v I -J ' 1 , f I L.2_,__ I) _.,..4),:::::.... -4 ' i li ,1 `41 7 _ 1.0 -,... , k.:-., i 1------‘v 0:,---,..,,,.-.).... .s:4 ;A .,-,-_--„,:i . v■ 77 it f i ,_,__ 9 [4:3\ , ;v4 Li-, .,,, 1 , . , - 1.--:,..__,„ ! ...____.., _____/ L. ________)1 ,_.......____ __,/) L______ _._,.. -I 1-_-1 , ji �/' [. 9 475 � ; i I 1 L 1Ef P V f A i V S7' i • . 1 0 k_.,) i : : i . . _, i .z i _ , d _ � ' - . , .. ._.,...... i (i-,,,,,i) r q 1 1111 , r Nr — -- - 4h, -- ,,__,___.„,,,,„ c vir IiiriNt' EP 1. ill wc..)rt = hall r t <� thr� a�n �al�� r,'c. c, .� r�'y�g aro' -, �iir �ifi �ti r5 co „. �( #� j1,�' r 1 fi t./ 1� r LL� U �� o h rr r.. manta of t - !.,itc1 o f i�+,yard tile C�it& cif' rig ar`d 1.W� t !r Cis t �artrml nt, r . `�_ j^-j (-)!('-2 ((�� a n<� the iie91 K:�riit ion or t r: ,� a� r Y ;i^�. c C o , J _ _ ". -_ r c r State tom'I u r r�� in j < ,, . c i i i o ° f _ z ` v) � 1 S r ! I 1 ,e , ,, ,,, !, . , . f♦ the � C rte t , ` to 1 Jc(�.r� a ✓ r.'�..r ar o i �� ' :t .. r~a1r c tic, r.� r.�r,� � tart Jf tr^ .� N�r ., C " .. t r-� < �r't'r1r ruit %1 all such r� "ufrf?ent5 and <�;btain any' r�a& for ail t�.. ��.� i , fi r r: � r ><-3rtnft5 r euire...o for w��r<. 3hown trt <�3 Oircl C ($3 r G® IOr C�.Q�N rr!:GL /E)E Q.1_. I T 1ON F .�.'AN y To protect ur rcpt. nc ut ilit ie35, C.2-(.. tors I'..., rt,rrnirq work 5hc -un cn a:��` - , _ , t'r'��^'s p!an5 m ust notifj utilities aro' ,public agerci=''3 att least 4a hours, r�;ut C �. Ti ' i 1� ��wi ,%1� ,� , i � ; tit' / - ) rot rrc r' tha 10 fn ss 'a( ri <9., <ire o ='C il''nir �xcavc t ion n C(b s r Q ,,! t ;'`:, it N/ ; ` it � i � . ) acccr anc e with the cro ✓i.�iGns of CT S 151.541 to "1:5 7.5 re:. T >,U.). I t -4l 1 N S r i --- ice ' ._. r� r r ., ?r-. T i l `1 r r�G �'�s. := N s. c � •rc-yrrrarkin , T- -) thole all crossirr s a nrrc.�55artj before cc�nstrur�t ion to ! _ : _ ` � { . �,,,,.� ,..�, C_sC�!°�,��1 _ i r, .r..� � L .. �,�� ?� T l r � � :tt,>, -' ',rr�” r � �. �l ' V ��..? �� t �` _ .. � . rr�� ✓r:nt r, c� are„-.:4 r�if rrn nt <��:rflirt Call 2 vim` ` for utilit�� lc at �7. . ✓ r- r f T _ � _� _ _�.�.. _ _ , �.� a )--, f I - ( ( L I rt \ \ E)(3 �_. r +°-- -t r � `. r I /. ; V I (4 a .4 v,,. ,‘,1 - `° T ( r t / t �'' t , .7 ! 1 ," 1 ;� f '4 i a.''� ! �` 1 ��r t'i 1< - _ _.._- - -- -- -- - -- -- - - - -'_ - ° - -- - - - - - _ _ _ _ , � , r -- - i__ - _ - 0) ()) 4 .3. A r - t a i n5 or ✓ f r. - An h e 3 . p e >t nrr, � c Gi j u s3 t t`ns.�'r) t 5 to , r, �� t .3 x i s t i n c rr...l i t l c. na, 6;',3 i 1 ii r o t a Y_ c: pp ro v r i :::-.-,& t C.: t s, _�__,._. _ .� _.._� __ tt ._ r�`--� r � r ! rcjin�= r or his rr.spr='35=�nta t Tv�' . f -4r,y char - fgc�5 to th -2w` otar3 5ha II b� 4 ` ' r �r 1tt =� to the rv�l ter° - r ` s documented co F:G:n'�trU <°;t it n fl =mil 1`;rfnt5 an trap, n <a' U f1 f r r t () r Cgy r - . 2IP) J2 _ - "- * c'i '' '''''^o-,,, ,,,,,.., rj- - ' t sr - 111 qj 0 . , . , .. ,- 1 ),•_.,,„, a I, --- 0 I 1 r" i': r i r;e" ' ,-..Ar Y V;;) r i ,s - 'L , ft) d t i r .1 ,.! , - - I - i Ai Li_fjp Oft \ f ' - / If V - 1 .-- ' P$ I . The r��N 1sr! C 7"G� -2 3hha i 1 ul rn i t a traffic control '� 1, n to r;--it?, (.:_it..,,, o or ", a r. _ �E _ �' �� :� _�._ _ _ �� __�.. � : - _ _ �_- _ �_________.___� - -_ - -- =- ___ - - - �__�- - ° arch obtain a'�or�> ✓a I prior to arc ru <�r,k c�itr ?fry th <� 1� rtr►ai tr��t ri of -� ' -' 9 ' J " `r' . ii 0 ,, z ` ` > r.-- —> ` X 1.1 11 ` c� rC11' r, - -r uN T o f J it } '� r , (--.- -3 ��ctor Lr�tha Thomas (°&39-41 i^c�Irsr� t'or� any j <. ',13,--,iii _ � e r�.a � s �_ 1 f �° t, _ , ' � � , J aU 7 11.6 _ S _ ) _ z �` '`� `} / /� �) 1 �` I j , . e� __ . `�/ '�t! �.�/' r j , , , i1 r x!stfn, <� p r . : r�n itir >n5 and r31;'/aticrs Shoe, or- tfit:'S�: , r�lan5 a r' frr✓ °rT? t a , ury c rnl / :° y t o��t r 1 oy V N C�cn5uIt fn s r =r it ?v rC, 'Cr� 199&,, j i lr:y on �u a + r` �r a ? : * ,� wO' T ° °1 � � r r r t 1 'i- C.:GN I" �-'.!�C..:1'C`'"�' S hall vfsit trig 5ft ano' ��:rif X 11 4�xi5t it conditions r §. ,' r �-_.),I L. ._ C.. z...�,% . 1 1 i - ,-.. r «r�a \ t r r � � r I �- � =� � r `"^. 1 (`'� ,n� ' � ,, , � , � T .. _ t '. . )J t u )1"..s �'.=1 ) Fr- -?' �') -ri .i � e : - ' anal e! va tion:s to his 5ati5factitn. � A _ ' (`'' f � `1, Fro '��ct c radfne limits 6hall b a ,pro =a=rt lf a s trr.:,9t ri ht, of wa5i. _. _� _�_: __ X f 4� _ g n n 5 o '" ' ' c,rnl�» otherwise „r -..�u, c these + - - - - - 7 _ �r ,� :i'r T l r f /°' f '"" ", �... (.. TAX �'( \ C.:,'-' ; f�„� /'�,. � "L . ', d - w -4', _,. 1'r`° \ r' `- - Y { I r s� "� l ✓ ...,� , s r } /"� �w , a 2 `�,% L: ��.1 ; 7`r .. ! >N r - s , , rr- r r ,mo t o f o l a r-� on t i- r� rO , ?,c t t - • , a 'C ,`,!�c Gr � t a!1 K�. �n, .,� ✓moo' ,� site at all tir'ne5. 4r r.,han t .es to this o'e & i<^ n shall i.�y�; noted' on tF plat s - �° iC the a ' the inf orrnat ion m all transmitted to tF;r:� E=n ir; .e -r_ r ''-4-4 ' e I +0 ^ t rr' t �� - �' ! � � r�,n�tc�:.r:n all finish rap` �Ir�vatfcr,s any /or ar! stra, ht e rao'_,5 ..,i a l r g fini3h CC,%ntour lfne,s Shown, unless otherwise !'+r>tc1. a the CONTrgA utilities T frai .,. > , a L. ' `G_ hi GGNr, Ac cr'q Shall � orotect aro' ntafti all ��xi5tfrc' n the ` y� ^� r { '� 7 J , c ' -�'' whether '� / c n or t Cr? this i :J ' i' ''', . - - - + 1,4 r _ y ; dra 5 ftcs. ,ant arr.ac,;( t existi utilities, s w t . '. r. ±` ,. 11j ire ✓~ ha II 1e rcr aired /rt plac,r3 C.� I S .max �2Sn5��. ; ` ° -J � T • +"ff. ` s t i-) '_ ' 4 ' - 1$' t , *�C er s iori control rn &a,sures shall k � rr to cc.� at all times. , \ _ . - The GGN rrrAc r� 5 na l! - �rr�vir�' all rr?a ter is 1 3 ui .rrc�nt arch c�, scrrc ! , � M _ �i g r- to maintain Such (3roafcn prote <�.t ion rn��a sums. Ar o'amac q(.`„0 ,C _,{ ___ u-- (s.' A : , ,=-',.. i r.: aus, o' ! ero5 icri 5 h II corrected C the CON IT rrr, at his c+ n ;� �..- -. - , I > r ;(15, r n 5 rte . � 1 r l:- 1.-7)u5 a;atrarn Shall r� rnainta Y r >(.j aca' vat coat .:srirq of t h-.3 5 it,�. W F . ..- 19901 _ • _ 1 -- z .,. - ._ . - - -.. . -, a.y,x ,, .. .., {, : ^; 4 : - ` - ' i t` L...... � .... m._ ix` � e.. a. »'.sr1w.A.a..., '4.' .=._.a..w.,.........= i '. : 7 .C' W.r.s - : : �..y._._ «-.._..s`1.% "._ -.,.: - :s.e,X-Z..-mss. .L'_. as» .....ti. S.; w....... s• w -._.:_ .®. . ..- .- - ..•_.'6+.- +:J...... -_... „.. -.. -.. d._..._.. a.._._....._._..... .,-,_......_..-_.-- _.... -_-_.-- ..,_.. -.-.. _+.......-----:-...—.1.: ---L- •._ __- . • J . . .. ' - -- - - -- . __ , _ --- - - — . , . . , , „c I I \ \ i t l \ fr \ Xi ,"--, T,Nc: I :: \ , 1 1 'FT '%,,N1Nr., ■Pv A I , 41 TH FF N -1 . „ \ _ \\ : 1 , , , 1.30,6 3' N.:35'53'00'W . • -- - - -----. . ---- - -- l_k 1 y ■ I — I - ., 1 1.`-32' r 24.33' I 2433' 1 ...F.. 0• ''.,” 5 ' 1 .„ - ---. _ --, 1 •,.., >.. - 2 r L '005 r- I' . '004 7 ,- .e. 2r. ,---,- - ar e - . I I I , i ( .... I / .f El . -- `" - . 1. - -4-,-- - - -c=S- e- - -- ff- 4 1 ' ' LE . Z" 2 , I I 3 ;Li_ .4-c:..1. I f. ..L....`,.. ....', - (-L. .30 ' , a 1 i , . l I 1 -- ---- -,_ _..____1 1 ___I____I - 1_____ ___, I () 21) 0 /2 ,-., I i - 1 t.-I , „ .., 1 - , I I i 1 0 00' I . i 20 00"3C-,,5 20.00' -.___ ___ _ - —______•.. ..._ 2 0 00' 30 0' oi n . '..7.:31 a' ---- f2,V , I - '1 (...,,. ,1 - I I ! r I P"..F. s 2 :...o....e...fz) 1 . . 1 } 4 i - -- t - - - --- / 1 2 i _ 7 74 Sea. FT. 22 5' ..., 0 I_EGE-NO i - , i ., I ; •W P"' q (-) i iktfolotv LEt, _______ _____,_ _ ,,J-J ' A -. 1 tt(Ti 1-- ti 1 ,5;7'0' Ca::::?_ -PT. - I ; _ 0 - al I (-44 i 1 'A i I , ' ' . —_. jcIL ' ,,„ PR .-- . - _I 01 0 CENTER UNE ' 1 / - - .i i-4---i---- , 'I ir-7 51.00 PP,40.1„.00' 1 I r P.F ^rz 1 1 i ., i 4 .a.‘ a -.501 -- (--,D . .7 , r ' a i , 1 't.3 r. n . __________ ________ ---- PI-10PEATf LINE STOTIM NE I i -I- i . I • i z I , . 1 / 1 , I 1 1 t - 117: 1 E.- Lt ' L' . - '''' '' - L 6 I : ff 1.11.....J I_ 1 __________ ___________ I _ .6 7 / 1 I g :' 2::, c,_-.:4________- i - - fr ) 1 ' i I , j I • L, z ( ;1-- (III / I I '<‘ /- ° 1---- () ------------ ------ -- — --- SANITARY SEWER UNE , , 1 z . iii t-i tu NE NAJER 1.1• — -- . __ 2_ o v 9 r- () ----------------- LI 1 , I r-- 1 0.e0' 4 (� 1 2.fa' & 0 .2 04 4:z. t) i I 1 Fr 14 I ) • i- CURB I ; . , ." ;‘,., I 1 ,, ict 14 1; - ilifila 'il AA -- - -- - - - - - 4 C., „ LIC,:1 j ' ' N t.30111140 i p ci EX STORM UNE N 1 2. , 11' • 1 ppl, 1145' ..._ / t") 5 r 3 C2 2 ' I Pi Z I ("4 , 'il$ N. • %' ( .- ' '1\ ) Z. — -- --- I -- - EX WATER LINE n 3 ,y(,., ___ _ 49J 1, 4 50' .;'0 5' OW' < - - ' -!'' • ) ., ---„ . --- ------ _____ -- -- _ _______. .. k .1 / L.-1).„T . 4- ,t F 1 4 , fr---1-4--;-------i---Hi. ....,,..-,., v 'N61,, •\9\ \ EX SANITARY SEWER LINE TL. TL i . Oe rg, i r- 4 4 1 ____ ..1 . J._____Li I - , \ - . 11 _ __ ___ r---. f) • A„ t.) i \ ‘ — \0_11 FENCE 1,�� \ \ l I -__ a I <4 ) CA la +.-e,' l 1 1 ‘ •.P ks" r- .. . / . /42 7 , ..-„,— ---,..---___ i 1 ■..ot....)1, CONRE1E I I I , i - ri 6 4 1 EX EDGE OF PAVEMENT i C sr 1 ... 0 _ ._ _L _I - FN * 1 ■ Li) L. _ _1._ __I . ' I i l 1 1 ' 1. M A ft_ 1-\ !0'-',I .! - - 4 A_ J , -........y ,,, ,__ UkNDSCAPE . 111 ?,-) u 1 4) til ( i 1 - 1 „.) ....",, i NEN FIRE HYDRANT ii 4; 1 ' / IQ) J 1 1 /1 6 P.F. a 2 52 ee n . -I I 1 .- izo . ,9 - 1_52.00' _ ..3.SO■ ,50.. p r.___ . ___2 000' _ 1 _ 2000' ' I , 2 t_55' 1 ' . N BLOW OF F I 2 4 c. ' i ,) I 21 1 -- — i ill 1 I to _ (.4 (7 _ , i 2 t !,,I.E1ER ki I -_ -_,,,_.-,-, 1 'i II- - R -' - 4 I ' li) C (Y) IA > / ' . ''.. l i r- 1.50 1 FP...2r. ' ci 6 icil 0 l ' , T4 14 -° t'A I . . 11-PUST Bi...0a< 1 4 4 ) I / (-9 n---- n- 7'*.,,, ,7-:„---' r y 0 Pr 2 a PT ,fe,.%-- *(., , -.3. . I ,1(e $30. - i to i C 4 2 , 1 1 : i ,fia 1 ':8) CE V AL\ E I k) I 1. „ Q4 • ,....,„ ili. 0 i _ . (Q., .., i z1 x--. EX rct FIFE If ru-IANT 1 ' 1, P I c1 ,it 7 EXIST. L.1 I -1- 1_1 - I I A / 41-41:-4, - .1, "1: TREES V_ REMAIN , Fl 200' ; ------ 5.05' ' II CATCH BASIN -7 i 23 40' 't ifi I 1 PRIVA'! P:2Cr III to r „OS c I Ei \ - IV.AIJ — -- --- 2i-'5` - ,.::f-,:' t t...1", q) _____.. 1 HEE I r ; I ---- q- -- -- --- ,---- -, ---- f / . \ ... . ._. ,.... F -5I PC.--C. WALK ,.....143-3`53' 01F. 1 N1 1 . , f 9 / N 154.; 4 ' 1 I j 1 \ V11 PONEA POLE 0 / , ------ _______ ___ ___ _ , . __ .. _ _ , ' . _ _ _ , - _ I / __ , „- _ _ _ i _______-7----------- i ----- I ''', -1--- \ \-r-C)(-Y..):2.,Er.) F/C _ __. ____ __ , _ / , , `, t) I (1 1 (-i I V 't T-4. 204-00 Si) . (.....1. 1 :1; ) . Li t) . _ vT.4. c.- FR! vre., rr: .c. r, - - --- .. - ... I RADiur..6 1 LENcin-i f cELTA ''') 11 , 1:':1 :-.4 * -- - 5 .-- (...,1 245,0' 3,,,,z4s. 12 V T _ , , , c 7 „,""" --- cg 5 ' A,_ 7 4.32 09 3 W. L. Ei--014;s1 71 - A :A _ "4 t 3T4 7 0-00 ,3't) 1 1:1--/ NI _00 - i ) 8400 .. „,„, - ._; __ -- C3 _ 2' -- ---- 0V — - -- 3.'.4' "7..A0 . • I __. _ __ . _.. __. _. _ _ _ _ ' - - - - - - - - _ - - t ; - - _ . _ r''' 4 45.00' 332' .0413'31 ( , t .. 72, ,, _ 2.50' 1 / 7 & Y . i- l-r-' n ild i l Li jAr 1 f n -.('-------; Tr. . ,c 1 _ - - ----- A / 0 :D.... r., ... „,.., F / , . C-5 3.5 ' t1,, „ - _ _ _ __ _ , r (-- & 2' 3 ' er31'32' i C --_ PONERPOLE NITH LiGHT-- r / c ..„.. ,. ,:. C: 45.00' 55'33 0'3' J ----- F if 6 1 _ _ _ ___ _ _ _____ ____ _ i f--- , , 1 / z --- ;-. 1- / i 1 / A' i L- / / .:- , , , 9 s....• N ' -- 1 r--; r _________ .. ' ,--- / t , -----"--- , ,1 _- .,,, 1 ! / P RKINC,., ' _., .....__.., , i_. 1 r ..., . ,'t r 4 , ... 5 - 1 . „ __ ...-"/ 1 .h I ' i...3I if SAN ; TAR ‘' ' I-: AND r../i- TEN' 1( - _, Br_ LC) - TED N _ III A . ' (:, 1 P I C OLUMBI A BUS=NE',S ,,, PUBLIC F ' I ' __ _,_ iii_ ,SF vEN I rEsf:RIBED -1.1, 1P,t,,,_ A " SP '-' < F L.1.3u7_ - 1-:)., r ' Al_ P ,, E=. E _ ":_ :- 'E N ..'-', .: ':. :.--- ° L N I E R - . ..- _ • tr; • 1 .., / I k. : Crl .,. ;k ' -- -,: L... ' ' .1 ' -I, ',,,, ,. *,' .:'-, ■ N ,L h, , ":H - ;', : 7 : ,::-- i 1 , () - - t ''''=: - a_ ( T - -'- ,-"-' 1 .. . ,_ -3 - i ---7 _ ,.....-.;.. ,_,-.--___. i . a „,..., 1 - -9 -,- -: -,.. - ,, .., ',.. ' ,.... N — ■.-. .:‘, -'... ;- .- I .:.. -'- :- .'... ._ - .- .. - - -- - ■ ; i .. _, " 1, i -,-, - :- 1 1 . „ :ia-........3 1 - _,ts; N : T ' 17 ,+: ' ;. T , N ;I; • 7 - t-- / I ■ T . , ,--.17 i_ ., : __ _ ■,- ,-,' ,--- - ,f_, _ __ i . .. •": r --,, IR E c T L.', N ' i: E +.-- r C F ,.., ,:.',-; ,- ::. N : -- -. L . t-1 J.... ...___ ,-- E F., r -_,.,:;, .,i ;,, t L y 1. ,`, T .7 ,, ."-, `,,' E 1 c T.: AS 1- 1"- i )N Jr : T FICL_ i 4 . • . Fit , o .. rti_iP'Nr; Tv-Ivs mA, ; TE r)r VEL - )PEP ` :- -! --1 A' — C ( _"PL'E T^E 1 ' 1 0 i CITY '; Dil- 1.1,1- MAINTENANCE c \ WITH A cs.,CHEDULF_ i, 1,-,,E,R t.) .. CON 1 R AC TOP'S WnPi- SO T H A T '`..I If 'r CREWS CAN MCJNITC. THE PEMCV AL OF 'SILT AND DEBRIS, AND IN THE_ - ARE OF 'v'EGE TA TION. 19901 , PRIOR TO ACCEPTANCE B T THE CITY, THE DEVELOPER SHALL PROVIDE A , --------- .,, ?...... ariT WRITTEN EVALUATION N OF THE OPERATION OF THE FACILI T r AND WILL. F'ERFORM ANY REPAIRS OR IMPROVEMENTS IPENITIED IN THE EVALUATION (32 _ . . . , ,_ _ _ . ' , . . . . , - - -,-,:./ - - -- -- - - - - -- - - _ _ . - - - '- - - - - - a , . _ _ , _ w � _ ... A _ - i. - .c - - __ _ _ .,- . . , ' .. E - . -" _ - _ - �. 1 , i i a . . _ _ .... _ . .. r ,.: < .. w _ � t .. r a a s .�st° a . y , -- rc -•- c- ... c ..a .._ . _ _ r, pa ... °4' � _ - _. � _. - ` - - . ,T a .. - .> Y Yr .. ..- :.,... .., ,,.,- - _ -. - .-, �_ ,.. .. 4. -i3w ,r _. [ -:c. ,... _ _..sR � a _ _ . _ °`kAf. _ �..__ r '3x,.. -. _ .. _.. .. ...? .� }� - - , r ,.- . r r .s x -. .m A� Mry . E .a�"R. � ,4 _ .� __� .. �'F�"tl �. ,. 4h - __ - "2. n Sf+ - -.G. HISS'.. +h :�` ".,':- +c ii e x 'a -¢YdC td r ._ - _ ti e _. h� aw,+:.= ... ., -,.. � .. � E»+s u - r .c,- a I ,3r..« x ,+ `Mi - _ _ . .fi �. ' "'£{ .n,. ,sn n r , .... 1 r. . Y. _ x G` _ ,x. �' - - xS -.. �, .. .... -. r �A .,.n . , sFt. -], n �>y..... ,__1l. %�.�'.- ` , z .. ^s.,3n a ._ - _ t ,. .. �,n a . , «n . - . �. es , r3 , -r, ., ,> � , r ..� _,°k . . ... .. ... . 'n , �k .., ,s `E.�'�,�.5r. � s -_ .u'':.r£#•.. � x - _ .n ' s's :.�, � . ..<- . - . ,.. „ � .. _: •. �_ _. , +c- ` T ... ri .-.. " .....w. r...t.. '( r z:� d ..+a�. ki �i' s't :�'�+� t °€ m a�e�r+ w., ra ii_ -. �.w.�= - - --, - -- rc= -• .,� .. r. , .. 't �'_ �.i$ - . n a , c't� � S,.:s�...a:.'�. �.�.. _ =3,L •-," , °'S_ - '..°ic -#.. a - , p'T '"' 7„d+g v�8 130,63' h'89' 3'rv0"tU _ ©£S 1 I / _ �a t v i I a.. UTl L1T?' NU 3 %Et 1E' -31 -V1 r I I ( _I T ---- 1 I ___.3 I I 1_ ___- .. 1. All wo* small be in accordance with ALL1114 stdrtd &rds. eandtary and stoat drain sh4ll comply "° • with current U.:3A construction standards. G %1,•,'11-' (\4 folk. 1 2. 411 �ot 1'1 ra f � i`fttlr 3 X11 be duzfflc r , e ',t l;r s l i a will b� �yt rt �l�sli t fC dCcd �, ouctlt<s Iron Class N. it 3. 36' of 3/4' minus gravel, cover for all seater mains In street and mats -of -way. 4 . .411 valve operating n1u t I! b e) w 36' of finished grads, otherwise valve opening nut I 1 I torn wilt e r wir T sxt�rs b sc I 5. Poured conr-rets ti rust 1.Io of at least 6 square feet of bearrn3 surface) arcs required at n 3 C I e ach tss, cro anal bend location. ti I _ 6 . ,9anitary sewer pips r�lvil be) f AoTT1 0 -3034 ,SUS 35 or Ao1M F 789 with Integral bell Q! P t Jacketed Joint and elastornerlc casket. Q . . C 1 Y. Use .3/4' -0' crushed rock bedding on all underground utilities. 'ackfill outside right-of-way t` I Pt 5 or avid areas can be) sultabls native or common material. z n/ - $; Q • 4 1 : ill a. A sanitary sewer correction per,iit Is required to be ob prior to connsct bulldrr1Js Y F 1 ; it 1 ! Prclrrr 0%3 City of rtgsrd. < 4Y If I: r ' •-".",--- S .1r...±...±.-T *."..-.;-'-...'% . -....4[44.7.4414 ' - .4.4.. -- ..1. - .. - .4.4..... • LEL- L-4:0. -4 44---- -.2 ••..,! '''•••"' ' as r,.s .r -s 11 Ili ,. ,„ \ • j \ \rte �+ {( „_. > tt 0 1 r _ GENT LM W t�j 1 f t ______ — — --- — _ ...1 _____ I r ' fi t f � _� ;� r • I . t i - , ,. STO .. �• .. � — '. 9 G' i 1 Cd i ) J '1 ' ! WATER LINE v I ,' ' 9.1 -1 g 1 CONE ROTAllON DESIGNATED ! ,,,,1 'La ., s x VI 1 n -C:''Y/ I 1 4 1 / /_1,ll / i q _ - - . :: -: _ . - Ei(S STORM Ld1�E u ' v > ' � sn EX WATT LINE ;, i iii, / 1 \ / V - 1 1 , r ! .. • - - . -. _. __ .. Ex SANITARY SEWER LINE :r . 1 � l,tc /' / POWE I' POL PGIR 5E fRYIGE \ __ _ . I 1 G�ROF' r0 TL, l t�'6 ONLY t 1___I __ _1 I - - r EX C PAVEMENT 1 h .11144 i L __ _ ,�,4U -J _ _ _ — _ __ �..et-t r r nor s t.. .. L # L 3 - , �. ___ ___ . . _- - • - --a- -- • _ t�✓t.11 A .�.A.►.4�� S ,i3.9'3'0 154.;5' • •, •, • �` \\\\ _ •; ' .. r ” row Lard t a it OLOW OFF I __ °— WATER ME I ER . � ► r Q 4 ,/ - - ---___A___________ _....7‘__________ -- - .n.-__ mot_ __ \........____ � 1T �iTb3T C Lt"�K c �] // , , • T a a � f t/ a t E t��V�ll`�, ��"J 3 ` 7/ a i , ` ,. GATE VALVE - j 8 +00 � _ - +�G- - - - - - - _ _- ✓ _fCiiKir - - Y _ - - - - - � - - - '�.� +I• c---•-•,-,-R, `;r -- - _ -^- -ill-0- -- -\�i -- __ _ - _ r1 �� riff:: Ji� 1'�.�� ti) � t c ) S t f dv , rI i -- — i ASS � "41;! 1 / ter - �` '�,�+' ` -> > f _' . "V �- FP/ _ —_— - - « �: - -. _ _, _ -_ ,P ^,ta tom` _ _ _7 CG:tK� G�.v8 _ _ I - / c rvuii a ,� vjs =c r _ t ?' EI l�C?i E _-_-_ . ______ YJ . -- - _ 1 tit qi I TT I '_ /� I 0 ■ (.0 +cam 3 +4 e4+ +@X t - _ __ _ _ . - - __ ,._. - - -_ .. . .. 4 . rr t . „ , . . ,. � • . .., , . .. . ,_ .. . , .. ... , „ . . • . 4 . - ' PUeL IC SANITARY SEWER W/ CLASS E3ACKF I L L .. • - . - , . . : . . . ,. . . , .. • • J J r ; rc C,�6f1`.°� l=iNiei4 f � ,UE - L� --- _ . . ' . 0; i i �4 ,. , . _ . , .. ,.,., ...... •. .. ,,.... _... ... .. ... , 4 3 t,1 ... ... . , . . �._ 1 .. ! 1I / F i O ° t e ' , r<ii"e � j nn .. • I _ . .. . . - 0<ir F;R 4C,,CE� � ' WATER t H :6-'41 0 .. , , I , ` �-� !', , . . , , . , . . / E ( � ' , l / -' y • O t i , , i • E s 9= 0, AE=? f R 6,- , ..-�..- . . . : >.: ?.4 g ' eNNi r, Y • ' - --- !E our t I ::: � 3e) ?.fa1 L., t.- ~ _ ., . -. , , . . ,, .. ,, _ 6AN t•114 ____________e - .. ,. -,-• . .. .,. I - aAN1 -11_4 _ _ __0 ;3 ird 144,6 • 5 a . nay . f..� ' 0Ord LINE ' 4' ll`1 2 . . • :.. + , .. :. - • - • • 0 • f • . _8. ; t: ' o r.. 9 3 IE I c ,NiW' 241 1 : CET r4r l OUT C.�� 41.35 ' . . . _ . • OYER-EXIr3..r S' .. , . , _ , . . . _ . , . .. - . � t. t[ll'1Y 246 . �... �� ;E Ill �+la 06T t'EX/ar. F3' f r"zikk- Lii`;E) __ _ ._ -_ ___ _f W - , t r� 0 liE,GZI =Y> r% - x - _�s-* �w -� v^ <.-,s ,..nt : 5 . s � . ;gar _ - '�. r,�.L- '�.s� r - ',c°� ..�'+^. Sr` m .� Fs"�'r...*- .. -. -.rr � •. -- °-- ^'- ..ea......,� a.. . .,....�_..s �,- �.,....�. .�z�« - -..a „,L4_,..4 . ..�. ..- .�.�ry - >.•. sa -a a n _r ; :: ,a�.'i�.i:..«+3: s-x r- + E� .,�. ^Z ' , ”' x. •^��: �- ors, r n. ; i- "� s ' a�.' ."1- ? a. "' - "�' "� m.._ ac. +w•%'G,.YC` , i _ _ ■ I / I I '1.:1'' :::::::: ,2 :8 ° 1 1 I C:7' I i ■ / Z z 1Er I/ O19::: _ cl n q - . G y ° 99 i 4 'T ' _ / / / �� p CN / 0 ��;, ,,� O _ MVINKLC ' l � O ea m c A eaD ,� + eye m CRAIN ) 6 A , i FACILITY I - - _„,_.-.% - -; 1 • 'y. . :, ; ! ..4 :.T ,` 4.9...• � 7 - m eXISTIN* CATCI4 BASIN 0�9l'NCIf BASIN /1 Y z itt 1 _ _ t � ' i . r te. = 248mI D �Et D Q „ �, u �; � 1 x!r ArG N ,3 SIN � I REBU LD E 3. G B w 1 I I 1 1- 4. -- I / \t,U/ OVERSIZE C,�1TCN BASIN O I I I I 1 ,•, t-. N i I.E. 10' IN CNJ = 245.30 C� �'Ct� ��1 N a 1 u1; e I x I.E. OUT a 245.30 DELETED __ - - - - - {{ ' - - :,: s -� ' �\ / 4 - - j �1,.4r ram r-71-1 ;, N N I� - _ [ r.;,.. -1- -,. a. �, Y 1 'ELE P > taw '., / , «� ��.• , a4 +' . - °} O 4�i� iii • s s . • .�_ \\ o ILL I I I _ \ I.E. OUT = 246.82 � , r / I I I , I ®.Y C,�TC�i BASIN � ,g ' NGt� � ° SIN F- N , -- - -- - - - -- W r Ca. _� ?46.93 tas = ?47. �9 ; �I ` r I.E. 6 IN (NE) _ 246.18 I E. OUT = 24 x,04 N' t - 1 -) LE. 10' IN (N) _ 245.49 ' WI 29 L 6 PVC • 6-0.112% { 1 I.E. 10' OUT = 245.49 c i I I _ z '''` ►LEA ST'RI� OItiR r _ - 41 Q. I ° I I -- - - -- ? - ! I r oP or = �IR = 2 47.50 Il I _ I n i 4 ; ' J I r-E OUT = 245.82 \ ) ,a { � \ q ' c z i 3EE DETAIL, .5141-. l0 ©� � M �z S Iv F ? i� , L, h ',--, tl 0 I ;NV I I (1.. j cL J - � I I l . \ \ 1 ��s r e $ _ - Li: ,OZ) \ �� ' ! , PRIVATE ROOF ii �l b - _ __ _ _ ! _I _ _ 1 i __ , DRAIN CRYNELL - _ - 7' , / / I ph C� __ _- __ _ -_ _ _. - _ _ W - I :. re iT • .. y �."-. - L kis \ cmu _ - • • 4 f ' I r- i Ii V V ------ •J __.__ if, - - -, = t o lai Y" T �� ii cr I � _ - - -- - -- -- -= _ _ __ _ -- - - - - -- - -- _ �' ® ail + \ � , I 2 +00 S �� 1 -/ - �3+�ii _ __ -_ -_ _._ _ __ __ __ - __ - __ __ -_ - t1c+ - \ - _ _ _1 ® lAi/1 DT -i• [ 1 1Y 1;11 r .7 6 --- - __ --- ---- -_ __ -- _- --_ ____ - -. _ _- _ __ _.._ _____ _- p __,}, _ _ ___ _- -- " : _- _- - -_ - - __ - ___ -- _ __ -- - -__ __ ___ _ `� a � (43 / - -- - �-�- -_�- __ - _ --� _ _ i WV D/iU _ 1 if RE T t D 1 9' SECTION EXISTINCs 12' CONCRETE P _ _ _ ._ �_ .. �� PP - -- - . - _. _ _._ . PI-E TO r - 1ATCN NET.) I.E. OUT -- - -- - - !. ALL 5TORM DRAIN PIPE TO SE PVC CONFOIRMING 0 0) t�, - _ - -_� � - _ OVERHEAD POWER / _ WV - _ - - __ _ - - _ - -- -- --- -- -- - _ --- _ - -- - -_- _ D�U 7'O ,457`1 D -3034 3D�? 35 OR ®UCTlL IRON, ,�t�1U1.4 r L� _ _ - _ _ _ _ _ - - _ _ _ _ - Y _ -� ° T - ' _ _ _ - _ _ _ _ - _ ---- - _ C1,51 < ,4N5! � 21,5!> CL �0 CEMENT L iND U1�I�l�� o i ,- PE A INDICATED. }: 3 ' / • -- 15' PUBLIC UTILI 2 ALL FOOTING AND ROOF DR,4IN5 5I4ALL E 3' 0 111 ill 9s 00 S IU Lu . GREENSURG SuslNESS CENTER OA / e i FOL Y TAI �'L N� D 1NINC� ' t EEP I-IOL SIN CU 's. - - r 0 / / I 99. ROAD `� EASEMENT ( E3Y PRESCRIPTION> it d Q ti / , Olt / _ 1 � rITI ( f. I ' ' : ___ _ - "i'l , ®�0 a +VD +O o I a - REMOVE RELAY /9 L.F. r2. ._.. _ �� v�� _� �� ,,,;• � CONC. 8 6.= 7 t ROw ' • PROPOSE. F1N15N • 3 I \/ ELEv 250.0 I - o 30` 3 .3 Freegboard \ \ \ 1 GIV DE I \ / \ \ / \ 3 LAYER KEYSTONE MINI UNITS " I E. = 249 50 �/ \ / / o 1 3, 1 . LEI d 3;1 E ISTINC 'caROU " _ __r:. _.. , .. . .... // \/ //\ I / / J / / \\ \\ \\ \\ \� a PERIMETER OF POND BOTTOM • _ .- c_ _... \ \ \ \ \ Class 50 Rip-Rap - (25 yr) EL.= 248 -43 , % ,(%\ -- ./ 1 ' , \ \\ \\ \\ t .... c. co , . . . . • _ . b?ETENTION. FOND ' ' c 6' Storm 0 S = 0 19 a « � et-r. - 3 VC ORIFICE • _ 233 INCH DIA. N TO MN 3 r ilk • , ' - � ; `. e a� I E =246.82 DRAT � POND BprrOM =246 5 _ _ _ ( .� ��:��• POND BOTTOM t<LE =� 245. EL =246.90 r : i < < 1 11 . \ \ \ -x t . V111 ,EE PROF LE L r• • SEE DETAIL. Rr. ..r I. I . 391:•f?•10' •DiP _ . � . • 1+ 5'kf 1 �' DrF?.a 3x¢�29�0.. ......... .... :i -1 _ i 1 C `/ DRAINROCK I c $ =0,49% • : t1 i 10' Storm Oil . v 2 ' wE�PUOL E 18' I E. _ ?45.82 j x13.. , - ,� .... _ ; tY ' 04 * - 0 - = RELEASE 3irRIJC]"(1RE Q 18' ORIFICE 2.50 lNGN DIA. { 0 1/E?31ZE CArCJ -1 BASIN Q 9rQ. 1+�455� LINE I _ i I 11 . � y ti. EL.= ?46.13 04 • ... . , ..... _ _.. • $r4. 0 +3°t L!N 1' r7'UM G 't1 7�'74Tr�J � -- �EX1Sr 14 =16' LT. �'9T4 10+00 • I.E. 10' OUT =245.82 : t '� �UJATER QUALITY c. 3 C r =24 : EXI r _ r EXTENDED CRY (� _ FLAT TOP MANNOLEI ' 3t4' 0 ONE 1 I 'Irk IN ?NJ = 245.4T 1 POND O UTFLO(U 3T14 -19 LINE r =148' T. 8T4. 9 +15 P�5 L E. 10' OW = 245.49 a DEY;cE, STRUCTURE 4 • 2/M = 2481 T - ?4801 ; ...... .. 111 1 /\ +xis ..,� OUT= 249.61* __ .... .... , .. _ r �"� �, _ _ yr A l U �: ^ � ETAIL aT c 0 :8 , t - 1 ! j- n TNA 13, T' _ _, I.E, IN =245.30 -- --- -. - 1.: _ - -_-- - n �- s-s- - '------_ ---- - a y _. N.T5, F- Q a . 1 _ 2 . . ra � � tai � � , T CB 1 r- 20' HORIZONTAL # U r SCALE: r - 2' VERTICAL `_ r - +�R®,,'EG r _ 19901 q f __ 5 3I-4T. 8 FOR 31,EEr. `'- ---- 57"ORt DRAIN CONTINUATION C6 S.W. 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