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SUB1996-00002 • • EXHIBIT A 416‘ • CITY OF TIGARD • CITY OF TIGARD Washington County, Oregon NOTICE OF FINAL ORDER q BY THE HEARINGS OFFICER Case Number(s): SUBDIVISION (SUB) 96- 0002NAR 96 -0008 Case Name(s): JACOB COURT SUBDIVISION Name of Owner: George Heintz Name of Applicant: J. Bradly Pihas Address of Applicant: 18025 SW Sarah Hill Lane City: Lake Oswego State: Oregon Zip: 97035 Address of Property: 11705 SW 98th Avenue City: Tigard State: Oregon Zip: 97223 Tax Map & Lot No(s).: WCTM 1S1 35CD. Tax Lot 1300 Request: ➢ A request for Subdivision preliminary plat approval to divide an approximately .79 acre parcel into 6 lots ranging between 3,050 square feet to 6,022 square feet. 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. APPLICABLE REVIEW CRITERIA: Community Development Code Section 18.54, 18.92, 18.100, 18.102, 18.106, 18.108, 18.160 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 DECISION SHALL BE FINAL ON JULY 1, 1996 UNLESS AN APPEAL IS FILED. 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 DEADLINE FOR FILING OF AN APPEAL IS 3:30 P.M. ON JULY 1, 1996. Questions: If you have any questions, please call the City of Tigard Planning Dept. at (503) 639 -4171. SUB 96- 0002NAR 96-0008 JACOB COURT SUBDIVISION NOTICE OF FINAL ORDER BY THE HEARINGS OFFICER {COVER SHEET} • 1 BEFORE THE LAND USE HEARINGS OFFICER • FOR THE CITY OF TIGARD, OREGON Regarding an application by J. Bradly Pihas for ) FINAL ORDER approval of a tentative plan for a 6 -lot subdivision ) SUB 96 -0002 and street side yard variance for land at 11705 SW 98th ) VAR 96 -0008 Avenue in the R -12 zone in the City of Tigard, Oregon ) (Jacob Court) I. SUMMARY 1. The applicant proposes to divide a roughly 0.79 acre parcel into 6 lots ranging in size from 3050 to 6022 square feet. The applicant proposes to dedicate the north portion of a new public street - -- SW Jacob Court - -- along the south edge of the site from SW 98th Avenue to a partial cul de sac near the west edge of the site. The applicant will improve the north portion of the street. The applicant would improve a temporary turnaround at the cul de sac. Proposed lots do or can comply with the dimensional standards of the R -12 zone. The proposed street complies with applicable standards for a partial width public right of way and roadway. Stormwater will be directed to a drainage swale in the railroad right of way that adjoins the west edge of the site. 2. There is a dwelling on the east portion of the site. That dwelling will be retained on a proposed lot. The dwelling will be situated about 6 feet from the north edge of the Jacob Street right of way. The City Code requires a 10 -foot street side yard setback. The applicant requests approval of a variance so the existing dwelling can stay where it is. 3. Hearings Officer Larry Epstein (the "hearings officer ") conducted a duly noticed public hearing in this matter on June 10, 1996. At the hearing City staff recommended conditional approval of both applications. See the Staff Report to the Hearings Officer dated May 31, 1996 (hereafter the "Staff Report "). The applicant accepted the Staff Report without objections or corrections. The owner and occupant of land south of the site testified against having proposed Jacob Court along the south edge of the site, arguing traffic on that street would detract from the peaceful occupancy of the home on the lot to the south. The principal issues in this case are whether Jacob Court should extend along the south edge of the site and, if so, whether the City should allow or require the applicant to install a sight obscuring fence on the south edge of the right of way to protect the privacy of the owner and occupants of the home to the south. 4. For the reasons stated or incorporated by reference herein, the hearings officer hereby approves the tentative plan and variance subject to conditions incorporated herein by reference or stated at the end of this order. II. HEARING AND RECORD 1. The hearings officer received testimony at the duly noticed public hearing about this application on June 10, 1996. The record closed at the conclusion of the hearing. A record of that testimony is included herein as Exhibit A (Parties of Record), Exhibit B (Taped Proceedings), and Exhibit C (Written Testimony). These exhibits are filed at the Tigard City Hall. The following summarizes oral testimony offered at the hearing. • • a. City planner Will D'Andrea summarized the Staff Report and responded to questions from the hearings officer about how to implement proposed conditions of approval 3 and 4. b. Vic Accomando testified for the applicant. He summarized the proposed land division and variance, noting the proposed street location was recommended by City staff. He agreed to install a sight- obscuring fence at the south edge of the Jacob Court right of way if the City allows it. He waived the applicant's right to have the record left open. c. Steven Koski owns the adjoining lot to the south with his mother Alice Koski. Robert Koski resides in the home with his mother. Both Koski's testified against the proposed location of Jacob Court. Steven Koski also read a letter from his mother objecting to the location of the road. They argued the Koski home is so near the north edge • of the property that vehicles on Jacob Court and activity on the site generally will cause noise, fumes and lights that will adversely affect the residents of the Koski home, particularly Mrs. Koski. They argued a road could be situated along the north edge of the site, so that back yards of the proposed lots would adjoin the Kiski home rather than the road. To the Koski's, the road location offers no advantages, because they do not intend to divide or develop their lot. If the subdivision is approved and the road stays on the south edge of the site, Steven Koski requested that a condition of approval require the applicant to build a sight - obscuring fence along the south edge of the road. III. DISCUSSION 1. City staff recommended approval of the applications in this case subject to conditions in the Staff Report as amended at the hearing. The hearings officer finds that the Staff Report generally contains all the applicable standards for the application and findings showing the applications comply with those standards. Those findings are not disputed in large part. To the extent the findings are not disputed, the hearings officer adopts them as his own in support of a decision to approve the applications in this case subject to the conditions recommended in the Staff Report except as expressly provided otherwise below. 2. There is a dispute about the location of proposed Jacob Court. There is not a standard in the City Code or on an official map that identifies precisely where Jacob Court should be situated. Although not cited specifically by the Koski's, the hearings officer believes section 18.164.030(F) (future street plans and extension of streets) and section 18.164.040(A) (block design) and comprehensive plan policy 8.1.1 (street improvements) are relevant to the issue of where to locate Jacob Court. The hearings officer finds that Jacob Court should be located where proposed to be consistent with those standards for the following reasons: a. Only if the road is situated along the south edge of the site can it "permit a satisfactory future division of adjoining land" consistent with 18.164.030(F) and 18.164.040(A). The future street plan in the application shows the site and the Koski lot can be divided efficiently (in the future whenever the owners of the property choose) with proposed Jacob Court and another short cul de sac. It cannot be divided as efficiently if Jacob Court does not adjoin the Koski lot. That is, it cannot be divided into as many lots with the same or a lesser length of street. The shape of the Koski lot and the railroad right of way west of the lot constrain access options. A street on the north edge of the site cannot serve "anticipated future growth and development" as required by comprehensive plan policy 8.1.1. It can only serve the lots on the site. That is inherently less efficient than a street that can serve lots on both sides, such as proposed Jacob Street. Hearings Officer Final Order in the matter of SUB 96 -0002 and VAR 96 -0008 (Jacob Court) Page 2 • • b. If located on the south edge of the site, Jacob Court will have a greater adverse impact on the Koski home than if the street is located on the north edge of the site. But a street on the north edge of the site would have the same sorts of impacts on the four homes to the north. In fact, if the road serving the site is situated on the north edge of the site, the homes to the north would have a street north and south of them. Such an impact would be at least as significant to the residents of those homes as the impact of the proposed street on the Koski home. Locating Jacob Court on the north edge of the site does not eliminate an adverse impact; it relocates it and arguably makes it more significant. 3. As noted above, the proposed location of Jacob Court could adversely affect the residents of the Koski home. a. The hearings officer concludes those effects can be reduced by installing a sight- obscuring fence six to eight feet high along the south edge of the right of way. Such a fence will obstruct views of the Koski property from the subject property and vice versa. It will not eliminate all adverse impacts. But, because the subdivision will result in only five new dwellings, the impact is relatively small. It could even be found that, by separating the homes on the site from the Koski home, the proposed location of Jacob Court will result in more privacy for the Koski home than if the street was situated along the north edge of the site, in which case homes could be situated within 15 feet of the Koski home. In any event, given the express policies and standards promoting and requiring a street system that is efficient and that will serve anticipated future growth, the hearings officer finds that the impacts of Jacob Court on the Koski property do not violate City a policy or standard. b. The potential adverse impacts of Jacob Court should be mitigated by requiring the applicant to install and maintain (or provide for the maintenance of) a sight obscuring fence along the south edge of the right of way if such a fence would be safe. The hearings officer finds the city engineer should determine whether such a fence would be safe as part of the final engineering for the street based on applicable City and AASHTO standards, if any, and professional judgment. If so, the fence should be installed to standards set by the city engineer to ensure the fence is safe and can be removed when the south portion of the right of way is dedicated from the Koski property in the future. 4. Proposed conditions of approval 3 and 4 require the final plat to show road dedications, but does not clearly state when the land will be dedicated. The conditions are intended to result in dedication on the final plat. The conditions should be clarified to say so more clearly. IV. CONCLUSIONS Based on the above findings, including the incorporated provisions of the Staff Report, the hearings officer concludes that the applications in this case do or can comply with the applicable standards of the City of Tigard Community Development Code and should be approved, subject to the conditions of approval in the Staff Report with certain changes consistent with the discussion in section III of the final order. Hearings Officer Final Order in the matter of SUB 96 -0002 and VAR 96 -0008 (Jacob Coup:') Page 3 • • v. ORDER The hearings officer hereby approves SUB 96 -0002 (JACOB COURT) and VAR 96 -0008, subject to the conditions in the Staff Report with the following amendment: 1. Condition of approval 3 is hereby amended to read as follows: 3. The final plat shall include on its face a dedication of right of way to the public along the SW 98th Avenue frontage to ncreae the right of way to 30 feet from the centerline. 2. Condition of approval 4 is hereby amended to read as follows: 4. The final plat shall include on its face a dedication of right of way for a new local residential street. The width of the right of way on this site shall be 28 feet which will include a portion of the cul de sac bulb at the west end of the street to provide minimum right of way radius of 42 feet. D • TED this 18th day of J e, 1996. P ; At 4. -- v./ Larry Epste' C City of Tig. • ' e. • gs Officer Hearings Officer Final Order in the matter of SUB 96 -0002 and VAR 96 -0008 (Jacob Court) Page 4 • • 1 Agenda Item: 2.1 Hearing Date: • June 10. 1996 Time: 7:00 PM ::: <: :: STAFF.:::REPORT.TO THE • HEARINGS: OFFICER::'.< : >: :. CITY OF TIGARD FO THE CITY • OF;TIGARD, OREGON SECTION I: APPLICATION SUMMARY CASES: FILE NAME: JACOB COURT SUBDIVISION Subdivision SUB 96 -0002 Variance VAR 96 -0008 PROPOSAL: The applicant has requested Subdivision preliminary plat approval to divide an approximately .79 acre parcel into 6 Tots ranging between 3,050 and 6,022 square feet. APPLICANT: J. Bradly Pihas OWNER: George Heintz 18025 SW Sarah Hill Lane 11705 SW 98th Avenue Lake Oswego, OR 97035 Tigard, OR 97223 COMPREHENSIVE PLAN DESIGNATION: Medium Density. ZONING DESIGNATION: R -12. LOCATION: 11705 SW 98th Avenue (WCTM 1S1 35CD, TAX LOT 1300). APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.54, 18.92, 18.100, 18.102, 18.106, 18.108, 18.134, 18.150, 18.160, 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. SECTION 11: STAFF RECOMMENDATION: The .P. : Designee recommends that the : Hearings : Offcer.:find that the proposed Subdivision will no adversely affect the health, safety and welfare of ':the City.. Therefore,;: staff r ecommends APPROVAL, . subject t o the ;following. recommended ::conditions o SUB 96-0002NAR 96-0008 PAGE 1 STAFF REPORT TO THE HEARINGS OFFICER • • CONDITIONS OF APPROVAL ALL CONDITIONS SHALL BE SATISFIED PRIOR TO RECORDING THE FINAL PLAT WITH`:. WASHINGTON ; 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. Prior to issuance of the public improvement permit, the applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. All construction vehicle parking shall be provided on -site or within the proposed right -of- way of Jacob Court. No construction vehicles or equipment will be permitted to park on the adjoining residential public streets or on SW 98th Avenue. Construction vehicles include the vehicles of any contractor or subcontractor involved in the construction of site improvements or buildings proposed by this application, and shall include the vehicles of all suppliers and employees associated with the project. 3. The final plat shall indicate that additional right -of -way will be dedicated to the public along the SW 98th Avenue frontage to increase the right -of -way to 30 feet from the centerline. 4. The final plat shall indicate that right -of -way (ROW) will be dedicated for the new local residential street. The width of ROW on this site shall be 28 feet which will include a portion of the cul-de -sac bulb at the west end of the street to provide a minimum ROW radius of 42 feet. 5. The applicant's public improvement plans shall include standard half - street improvements along the frontage of SW 98th Avenue. The improvements adjacent to this site shall include: A. City standard pavement section from curb to centerline equal to 20 feet. B. Pavement tapers needed to tie the new improvement back into the 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 (5) foot concrete sidewalk. F. Street striping. STAFF REPORT TO THE HEARINGS OFFICER SUB 96- 0002IVAR 96 -0008 PAGE 2 1 • 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 (if applicable). K. Adjustments in vertical and /or horizontal alignment to construct SW 98th Avenue in a safe manner, as approved by the Engineering Department. • 6. The applicant's public improvement plans shall include construction of a portion of the proposed residential street to public standards. The paved width provided on this property shall be 22 feet, as proposed on the subdivision plan. The portion of the proposed cul-de -sac bulb can be built to have a 35 -foot curb radius and a 42 -foot ROW radius, as allowed by City standards. 7. Prior to issuance of the public improvement permit, the applicant shall provide a written notice to Portland and Westem Railroad indicating how the project's drainage will discharge into the existing railroad drainage ditch. The contact for Portland and Westem is Scott Berkely at 681 -7941 (office) or 920 -2878 (pager). A copy of the written notice shall be provided to the City Engineer. 8. Prior to approval of the final plat, the applicant shall pay the fee in -lieu of constructing an on -site water quality facility. The fee is based on the total area of new impervious surfaces in the proposed development which includes the new public street and sidewalk areas. In addition, a standard value of 2,640 square feet of hard surface is assessed to each individual lot. Payment of the fee can be split into two parts: (1) the portion based on surface area of new streets and sidewalk shall be paid by the applicant prior to approval of the final plat, (2) the portion assessed to each lot ($180/lot at present) can be paid at the time building permits are issued for the individual lots. The applicant shall provide the Engineering Department (Brian Rager) with surface area calculations for the street and sidewalk areas in order for the fee under (1) above to be calculated. 9. 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." 10. 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. 11. 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/landscape calculation. The R -12 zone requires a minimum of 20% landscaping. STAFF REPORT TO THE HEARINGS OFFICER SUB 96- 0002NAR 96-0008 PAGE 3 • • • • B. Street trees to be spaced no greater than 30 feet apart, along both SW 98th - . • Avenue and the proposed street. C. Caliper size of the trees to be removed.: If these trees are greater than 12 -inch - caliper, the applicant shall provide mitigation in accordance with Section 18.150.070.D. 12. Tualatin Valley Fire and Rescue approval of emergency vehicle tumaround, hydrant location and no- parking signage plan. • • • '.::::`::PRI TO:THE ISSUANCE. OF A BU P THE FOLLOWI • <::i;;:::: CONDITION SHALL BE SATISFIED...:::::.:.::.: ..:...:..: noted; _the shall: be:' Brian Rage;::::: ng inee r in g. Department:. 503 639- 4171. • ;.' >::' :.. • 1. Prior to issuance of building permits, the applicant shall provide the Engineering Department with a recorded mylar copy of the subdivision plat. CONDITION: s oth rw� r i e nn .:::. a . ..... t 503 > 639 ... <:> > :::: >:::: >:::« > ; :: >: ..... . ::::: 1. All site improvements installed per the approved plan. >`IN ADDI:TI ON .:THE: APPLICANT ".SHOULD BE AW ::.::...:: ::...::...: .:..........�.... ARE OF. THE<::;' "; ><:FOLLOWING:S .OF ::THE' C ::.::;;.;::;:::.:<:: .. .. OMMUNITY DEVELOPMENT E • T HIS IS N OT AN` EXC E L IST. :: >::::<::. :.: > ::.>. :..;::.,.:.:; ... :: • 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. STAFF REPORT TO THE HEARINGS OFFICER SUB 96-0002NAR 96-0008 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 fumish 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). STAFF REPORT TO THE HEARINGS OFFICER SUB 96 96 - 0008 PAGE 5 • 1 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. B. If work is discontinued for any reason, it shall not be resumed until the City is notified. STAFF REPORT TO THE HEARINGS OFFICER SUB 96-0002NAR 96-0008 PAGE 6 • • 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: No development applications were found to have been filed with the City. Vicinity Information: The site abuts a railroad right -of -way to the west. Property west of the railroad tracks is zoned I -P (Industrial Park). Property to the north and south are zoned R -12 (Residential, 12 units per acre). Property to the east is zoned R-4.5 (Residential, 4.5 units per acre). The surrounding area is predominantly developed with single - family, detached residential housing. Site Information and Proposal Description: The .79 acre property is currently developed with a single - family residence. The property slopes westerly from an elevation of approximately 190 to an elevation of approximately 183. The applicant is proposing to divide this property into 6 Tots, for construction of single - family residential units. The proposal includes retaining the existing residence and construction of a public street. SECTION IV: APPLICABLE REVIEW CRITERIA AND FINDINGS COMPLIANCE WITH COMMUNITY DEVELOPMENT CODE SECTIONS: Dimensional Requirements: Section 18.54 states that the minimum lot area for each single - family 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 proposed 6 lots require a site size of 18,300 square feet. The net site area is approximately 27,529 square feet, thereby, STAFF REPORT TO THE HEARINGS OFFICER SUB 96.0002IVAR 96-0008 PAGE 7 1 1 meeting this standard. The applicant shall provide impervious surface/landscape calculations that demonstrate compliance with this standard. Setbacks: Section 18.54 states that single - family detached residential units are a • permitted use in the zone, and must comply with the following dimensional req uirements: Minimum lot size 3,050 Square Feet Average lot width Not Applicable 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 Compliance with setbacks on Tots 2 -6 will be reviewed during the Building permit review process. However, as indicated on the site plan, lots 2-6 can accommodate the required setbacks. The existing structure on parcel 1 partially complies with the setback standards. The front lot line of a comer lot is defined (Section 18.26.030) as the shortest of the two property lines that abut the street; except where the narrowest side of a lot is a minimum of 75 feet, there may be a choice of frontage. The front lot line for parcel 1 is the line adjacent to SW 98th Avenue. The structure complies with the front, rear, and interior side setback but does not comply with the 10 -foot, comer sideyard setback. The existing structure provides a 6 -foot setback on the proposed street. The applicant is being required to locate the proposed street so as to provide for future development with the property to the south. The variance is the result of circumstances beyond the applicant's control. The reduction in the side yard setback will, in no way, effect adjoining properties. Therefore, this variance is justified and approved as discussed in the variance section below. Solar Access: Section 18.88.040(C)(1) contains solar access standards for new residential development. A lot meets the basic solar access lot standard if it has a north -south dimension of 90 feet or more and has a front lot line that is oriented within 30 degrees of a true east -west axis. A subdivision complies with the basic requirement if 80% or more of the newly created parcels meet this standard. The Performance option states that a lot complies with this section if habitable structures built on the lot will have their long axis oriented within 30 degrees of a true east -west axis, and at least 80 percent of their ground floor south wall will be protected from shade by structures and non - exempt vegetation. The proposed Tots can provide a front lot line that is oriented within 30 degrees of a true east -west axis. The lots cannot provide for a north -south dimension of 90 feet as the lots are only 60 feet deep. The lots will allow the structures to have their long axis oriented within 30 degrees of a true east -west axis and because the public street abuts the southem portion of the lot, at least 80 percent of their ground floor south wall will be protected from shade by structures and non - exempt vegetation. Therefore, the proposed plan provides lots which comply with the provisions of this section. STAFF REPORT TO THE HEARINGS OFFICER SUB 96-0002IVAR 96 -0008 PAGE 8 • 411 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 .79 acres or approximately 34,412 square feet. The net developable area of the site, after deduction of 20% of the gross area for public right -of -way, is approximately 27,529 square feet. With a minimum of 3,050 square feet per lot, this site yields an opportunity for up to 9 lots under the R -12 zoning designation. The applicant is proposing 6 Tots, and is therefore, in compliance with density requirements. Landscaping: Section 18.100 contains landscaping standards for new development The applicant must 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. The applicant is proposing to plant Red Sunset Maple trees for street trees. This type of tree is classified as a medium -sized tree. The proposed plan does not provide the spacing required for this type of tree. Therefore, a revised landscape plan shall be submitted that provides for street trees to be spaced no greater than 30 feet apart, along both SW 98th Avenue and the proposed street. 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. As indicated on the site plan, this criteria is satisfied. STAFF REPORT TO THE HEARINGS OFFICER SUB 96-000ZNAR 96 -0008 PAGE 9 • Variance: Community Development Code Section 18.134.050 provides standards for granting a variance as indicated in bold print below: The proposed variance will not be materially detrimental to the purposes of this title, be in conflict with the policies of the Comprehensive Plan, to any other applicable • policies and standards, and to other properties in the same zoning district or vicinity. The proposed variance will not be detrimental to City standards, nor to adjoining properties since the side yard still provides a setback on the street, nor does the reduced setback pose vision clearance problems. All other City of Tigard Community Development Code standards and Comprehensive Plan Policies have been satisfied with the review and approval of this subdivision application There are special circumstances that exist which are peculiar to the lot size or shape, topography or other circumstances over which the applicant has no control, and which are not applicable to other properties in the same zoning district The special circumstances which exist are the City's requirement to provide a public street, the location of the existing residence, and the site's shape that limits the applicant's choice of locating the street such that setbacks can be satisfied. The use proposed will be the same as permitted under this title and City standards will be maintained to the greatest extent that is reasonably possible while permitting some economic use of the land. The requested variance will in no way affect the permitted use status of the single - family residential dwellings allowed in the R -12 zone. This variance is limited to the side yard setbacks on one dwelling. All other City standards will be maintained as discussed in this review process. Existing physical and natural systems, such as but not limited to traffic, drainage, dramatic land forms, or parks will not be adversely affected any more than would occur if the development were located as specified in this title.. The impact of this variance will be limited to allowing a slight reduction in the required side yard setback. Existing natural systems, traffic, and drainage will not be effected by this variance since the impact of the variance is limited to a slight reduction of the setback from the house to the street. The hardship is not self - imposed and the variance requested is the minimum variance which would alleviate the hardship. The variance is not self - imposed as the variance is the result of the lot's shape, location of the existing residence, and the City's requirement for a public street. The variance is the minimum variance necessary as the approximately 4 -foot reduction in the side yard setback is the minimum variance which would alleviate the hardship. 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 STAFF REPORT TO THE HEARINGS OFFICER SUB 96- 0002NAR 96 -0008 PAGE 10 411 after construction. The proposed plans indicate that two existing trees will be removed in conjunction with this proposal. The applicant shall provide the caliper size of these trees. If these trees are greater than 12 -inch caliper, the applicant shall provide mitigation in accordance with Section 18.150.070.D. 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, Jacob Court, 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 property. 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 This section is satisfied as the applicant will dedicate additional right -of -way along SW 98th Avenue and provide for a future public local street. Minimum Rights -of -Way and Street Widths: Section 18.164.030(E) requires a local street to have a minimum 44 foot right -of -way and 28 foot paved section between curbs and sidewalks. This section also requires that a Minor Collector street to have a minimum 60 foot right -of -way and 40 foot paved section between curbs and sidewalks. As indicated on the plan, and as discussed in the street section below, this criteria is satisfied. • STAFF REPORT TO THE HEARINGS OFFICER SUB 96-0002IVAR 96-0008 PAGE 11 • 411 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 proposed plan includes a future street plan that shows a scenario as to how the adjoining property could potentially develop. The remaining width of the proposed street will be provided with the future development of the adjoining property. The proposed street will permit a satisfactory future division of the adjoining property. This future street plan does not obligate the future property owner to develop this concept in its entirety. This concept is only one concept for future development that the applicant has designed to show how the subject properties application can accommodate future development. 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. This section is not applicable as there is no existing local street that abuts the property which would require extending. 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 proposed cul- - de -sac is Tess than 400 feet and will serve less than 20 units, thereby, satisfying this criteria. Furthermore, the street has been designed to allow a future street extension into the property to the south. This extension would further reduce the length of the cul-de -sac. Block Design: Section 18.164.040(A) states that the length, width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. 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. STAFF REPORT TO THE HEARINGS OFFICER SUB 96 -0002NAR 96-0008 PAGE 12 • . • 3. For non - residential blocks in which internal public circulation provides equivalent access. This criteria is satisfied as the applicant is limited by both existing development and a railroad from meeting the specified block perimeter. The applicant has provided the opportunity for future development to accommodate a block perimeter which could meet this requirement. 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. Given the existing development to the north and the railroad to the west, the provision of a pedestrian connection is not necessary. 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 As indicated on the site plan, all six Tots comply with this criteria. Lot Frontage: Section 18.164.060(B) requires that Tots have at least 25 feet of frontage on public or private streets, other than an alley. As indicated on the site plan, all six Tots provide at least 25 feet of frontage on the proposed public street. Sidewalks: Section 18.164.070 requires sidewalks adjoining all residential streets. As indicated on the site plan, a sidewalk is being provided along the street, thereby, satisfying this standard. PUBLIC FACILITY CONCERNS: Sections 18.164.030(E)(1)(a) (Streets), 18.164.090 (Sanitary Sewer), and 18.164.100 (Storm Drains) shall be satisfied as specified below: STREETS: This site lies adjacent to SW 98th Avenue, which is classified as a minor collector street to be built to the following standard: 60 -foot ROW, two 14 -foot travel lanes, one 12 -foot center turn lane, and two five -foot sidewalks. At present, this roadway is a two -lane paved street that does not currently meet City standards for width or structural section. In order to mitigate the traffic impacts related to this development, the applicant will be required to construct a half - street improvement adjacent to site frontage. In addition, there is only 30 feet of total ROW adjacent to this site (15 feet from centerline). The applicant proposes to dedicate additional ROW to provide 30 feet from centerline to meet City standards. The applicant's plan also proposes to extend a new local residential street into this site from 98th Avenue (shown as Jacob Court on the plan). Staff worked with the applicant prior to submittal of the subdivision application to arrive at a street layout that would provide for future development of adjacent parcels. It is Staffs opinion that the proposed plan will satisfy future street connection needs. The width of the subject parcel is not wide enough to accommodate a full cul -de -sac bulb. However, the applicant proposes to STAFF REPORT TO THE HEARINGS OFFICER SUB 96-0002IVAR 96 -0008 PAGE 13 provide a temporary turn - around on the parcel for emergency vehicle needs. Then, when the adjacent property develops and the cul -de -sac bulb is finished, the temporary turn- - around could be removed. • The proposed finished width of Jacob Court is a 28 -foot wide paved street inside a 40 -foot • ROW. This width is acceptable because this street will likely serve Tess than 50 homes, that will subject the street to Tess than 500 vehicle trips per day. This subdivision will build 3/4 of the ultimate paved width as a part of the project, that will provide 22 feet of driving surface. This will allow safe passage of two -way traffic. When the adjacent property develops, the street will be completed to its ultimate width. The applicant's plan indicates that 28 feet of ROW will be dedicated on the final plat for the new roadway, which is acceptable. Regarding the bulb size. The plan shows the bulb will have a 45 -foot curb radius which is in excess of the City standard of 35 feet. Therefore, the applicant will have the option of reducing the size of the bulb to give a curb radius of 35 feet, and a ROW radius of 42 feet. • SANITARY SEWER: There is an existing 8 -inch public sanitary sewer line adjacent to the north boundary of this site and a 10 -inch public sewer line in 98th Avenue, both of which are available to serve the proposed subdivision. The applicant's plan indicates that the new Tots will be served from the 8 -inch line. Since the 10 -inch line in 98th Avenue is deep enough to serve the undeveloped properties south of this site, there is no need for this project to extend public sewer in that direction. STORM DRAINAGE: This site slopes to the west, toward an existing drainage ditch in the Southern Pacific Railroad ROW. The applicant proposes to direct all of the storm water from this project to the drainage ditch. Staff agrees that this is a workable option, but suggests the applicant be required to provide notice to the railroad prior to issuance of construction permits from the City. It is Staffs understanding that Southern Pacific has leased the railroad to Portland and Western Railroad; the contact is Scott Berkely at 681 -7941 (office) or 920- 2878 (pager). 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) that requires the construction of on -site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. The R &O also states that in cases where the project area is small, and installation of a water quality facility would preclude effective development of the site, a fee in -lieu of constructing a facility can be required. Staff has reviewed this site and has determined that the applicant would have to lose at least one lot in order to install a water quality STAFF REPORT TO THE HEARINGS OFFICER SUB 96- 0002NAR 96 -0008 PAGE 14 • • • facility. The loss of one lot in a small project such as this would be impractical and • unwarranted. Staff recommends the applicant be required to pay the fee in -lieu. • The fee is based on the total area of new impervious surfaces in the proposed development including the new public street and sidewalk areas. In addition, a standard value of 2,640 square feet-of hard surface is assessed to each individual lot. Payment of the fee can be split into two parts: (1) the portion based on surface area of new streets and sidewalk shall be paid by the applicant prior to approval of the final plat, (2) the portion assessed to each lot ($180 /lot at present) can be paid at the time building permits are issued for the individual lots. 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 that 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 pay a fee in -lieu of providing 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. STAFF REPORT TO THE HEARINGS OFFICER SUB 96- 0002IVAR 96 -0008 PAGE 15 110 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 existing SW 98th Avenue improvements are consistent with City of Tigard standards for collector streets. The internal street serving the subdivision shall also meet City standards in terms of design requirements for local 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. 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 internal streets serving the subdivision shall meet City standards in terms of design requirements for local streets. SECTION V: OTHER STAFF COMMENTS The City of Tigard Water Department has reviewed this proposal and has offered the following comments: The existing four -inch water main is undersized. Developer will be required to extend an eight -inch water main from SW London Court where the existing eight -inch main terminates. Fire hydrants to be located on the north side of Jacob Court. Water main to be located on south side of Jacob Court, five feet off center line. Staff Contact: Mike Miller (639 - 4171). The City of Tigard Police Department has reviewed this proposal and has offered the following comments: "No parking" signs shall be installed until the adjoining property is developed and the remaining width of Jacob Street is completed. The City of Tigard Building Department has reviewed this application and has offered no comments or objections. STAFF REPORT TO THE HEARINGS OFFICER SUB 96- 0002IVAR 96-0008 PAGE 16 0 4 SECTION VI AGENCY COMMENTS • Tualatin Valley Fire and Rescue has reviewed this proposal and has offered the following comments: Provide a Fire Department approved turnaround. Post both sides , of the street with Fire Department approved "No Parking" signs. A fire hydrant shall be located at the intersections. The applicant shall have plans for the placement of hydrants approved by the Fire District. Unified Sewerage Agency has reviewed this proposal and has offered the following comments: Water quality must be addressed in accordance with the requirements of City code and City adopted R &O 91-47. Each lot must be provided with public storm and sanitary sewer connection. GTE has reviewed this proposal and has offered the following comments: Developer to coordinate trench design with PGE, GTE, and cable TV. PGE has reviewed this application and has offered no comments or objections. :SUBDIVISION,APPROVAL SHALL BE VALID ONLY !FINE FINAL PLAT IS : : :: :: SUBMITTED TO THE CITY: OF;TIGARD WITHIN EIGHTEEN MONTHS >THE ::.::;:: ;' ::: : : : . :::.:.:.:...:. :,: EFFECTIVE DATE::OF THIS DECISION:::::::: >' >:`` ° ' <:: :. .:... .: . :: i a/� / se,, C May 31. 1996 PREPARED BY: WiII D'Andrea DATE Assistant Planner 11111.1.1111P i // •_ _ _ _ _ --ADM May 31. 1996 APPROVED BY: Richard Bewersdo �� DATE Planning Manag - r I: CURPUV\PATTASUB96 -o2.oe STAFF REPORT TO THE HEARINGS OFFICER SUB 96- 0002IVAR 96 -0008 PAGE 17 ----____----- GEGAG41 04044 &Gorr — he • \ - VI . IV. 4)14 lieht AIM, no-4Na CA II nil L : .., MIL N•1112•11A0 - . M / :676 : ="" •• 1,131,4L J. - .......... _.....-- •44••••• • • . ; X r.../z/ r / I WI/0 IV •4•14•1 AMMO •' 14 4440 0.0 / - •L• { ---" 1 i . 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Ite P'.gi m g 0 UWE. .. k:44411%'... >, 111, • .- •OZ4* Y 444, 4 A ,...., „:(). •'1v Aft OP-...: ov't‘,/ /*AN Imo• � Vicinity Map A SUB 96 -0002 Jacob Court Subdivision N SUB 96 -0002 /VAR 9 8 JACOB COURT SUBDIVISION • NOTICE OF FINAL 0 THE HEARINGS OFFICER (410 1 of 1) r r VIC ACCOMANDO 7000 SW HAMPTON, #123 TIGARD OR 97223 STEVEN J. KOSKI 1006 NE 80TH AVENUE PORTLAND OR 97213 ROBERT KOSKI 11735 SW 98TH AVENUE TIGARD OR 97223 J. BRADLY PIHAS 18025 SW SARAH HILL LANE LAKE OSWEGO OR 97035 GEORGE HEINTZ 11705 SW 98TH AVENUE TIGARD OR 97223 � • • .471. • CiIg 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: (check box above, If applicable} (check appropriate box below} (Enter Public Hearing Date above) ❑ City of Tigard Planning Director ❑ Tigard Planning Commission ❑ Tigard Hearings Officer ❑ Tigard City Council 11 That I served NOTICE OF (AMENDED 0) DECISION FOR: {Grcb box above. rapplkabb} City of Tigard Planning Director That I served NOTICE OF (AMENDED 0) FINAL ORDER FOR: (Check box above, N appecab4e) (check appropriate box below) ❑ City of Tigard Planning Director 0 , 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 wh h is attached, marked Exhibit "A ", was m - to ea ij person(s) at the addres (s) shown on the att =thee list(s), marked Exhibit "B ", o / e 1� • . •� ; 199 , and deposited in the ited States - - • .n e :. .i/ d - y o ■/ 199 , postage prepaid. taibprA&,:icr2, fr --pared Noti w— Subscribed and sworn /affirmed before me on the ) day of _ Add ! , 67:6 1 ����•,. OFFICIAL SEAL ` DIANE M JELDERKS .�c!r,�f. a : j NOTARV PUBLIC- OREGON tiff / J4 /64'd ® � COMMISSION NO. 046142 MY COMMISSION EXPIRES SEPTEMBER 07. 1999 NOTARY PU : T . F OREGON My Commissi , � ' xpires: V'iFILE . FO.• SS NAM OF " �1 ( eV r/V CAS "r'.(S): `�// 3 q4 -4',j/ % GCrCJO TYPE OF NOTICE & DATE: ,Alto CITY OF TIGARD PROPOSAL DESCRIPTION FILE NO: SUBDIVISION (SUB) 96 -0002 FILE TITLE: JACOB COURT SUBDIVISION APPLICANT: J. Bradly Pihas OWNER: George Heintz 18025 SW Sarah Hill Lane 11705 SW 98th Ave. Lake Oswego, OR 97035 Tigard, OR 97223 (503) 624 -8790 (503) 639 -9170 REQUEST: A request for Subdivision preliminary plat approval to divide an approximately .79 acre parcel into 6 lots ranging between 3,050 square feet to 6,022 square feet. LOCATION: 11705 SW 98th Avenue (WCTM 1S1 35CD, Tax Lot 1300). 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 Section 18.54, 18.92, 18.100, 18.102, 18.106, 18.108, 18.160 and 18.164. CIT: South CIT FACILITATOR: List Available Upon Request PHONE NUMBER: (503) DECISION MAKING BODY STAFF DECISION PLANNING COMMISSION DATE OF HEARING: TIME: 7:30 X 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 -0002 JACOB COURT SUBDIVISION PROPOSAL/REQUEST FOR COMMENTS 110 0 • w l o a t , v • S (- — wa4 . W Cam. crs"-- tatzt ... 0 1 t :is. ,,,, CITY OF TIGARD, OREGON SUBDIVISION APPLICATION CITY OF TIGARD, 13125 SW Hall, PO Box 23397 Tigard, Oregon 97223 - (503) 639 -4171 FOR STAFF USE ONLY CASE NO . ,I (—y— QOQ OTHER CASE NO's: RECEIPT NO. APPLICATION ACCEPTED BY: V DATE: 'd 7i{jft 1. GENERAL INFORMATION o� Application elements submitted: PROPERTY ADDRESS /LOCATION 11705 g•�• 18 (A) Application form (1) - net/Hz-ID , nZ. 97-2-2- (B) Owner's signature /written TAX MAP AND TAX LOT NO. S 1 - 5 5C, p authorization TL i 2 CQ (C) Title transfer instrument (1) SITE SIZE O. 9 A G (D) Assessor's map (1) PROPERTY OWNER /DEED HOLDER* GeOQene. E11 a_ (E) Preliminary Plat (pre -app d 440 checklist) ADDRESS /SOZS S{nl 5 /,i gL.. PHONE 01; 624-13 (F) Applicant's statement ITY L44 k/E:UiQ ZIP /�35 (pre -app checklist) PPLICANT* r _ -1. rL9� (G) List of property owners and DRESS 10S , -j PHONE 4'3' • ��70 addresses within 250 feet (1) CITY Tjt 4 fi r ©R, '17423 ZIP 4/7-2-2-5 (H) Filing fee ($415 plus $5 *When the owner and the applicant are different per lot) people, the applicant must be the purchaser of record or a leasee in possession with written authorization DATE DETERMINED TO BE COMPLETE: from the owner or an agent of the owner with written SWol qCa authorization. The owner(s) must sign this application in the space provided on page two or FINAL DECISION DEADLINE: submit a written authorization with this application. COMP. PLAN /ZONE DESIGNATION: 2. PROPOSAL SUMMARY The owners of record of the subject property request permission to divide a •79 N.P.O. Number: (Total Area) parcel into (0 lots between Preliminary Plat Approval Date: (number of lots) (Q`O22.- and � ie D1E7 square feet in size. Final Approval Date: Planning 0520P/13P Engineering Rev'd: 3/88 Recording Date and Number: 4 3. List any variance, Planned Development, Sensitive Lands, or other land use actions to be considered as part of this application: 4. Applicants: To have a complete application you will need to submit attachments described in the attached information sheet at the time you submit this application. 5. THE APPLICANT(S) SHALL CERTIFY THAT: A. The above request does not violate any deed restrictions that may be attached to or imposed upon the subject property. B. If the application is granted, the applicant will exercise the rights granted in accordance with the terms and subject to all the conditions and limitations of the approval. C. All of the above statements and the statements in the plot plan, attachments, and exhibits transmitted herewith, are true; and the applicants so acknowledge that any permit .issued, based on this application, may be revoked if it is found that any such statements are false. D. The applicant has read the entire contents of the application, including the policies and criteria, and understands the requirements for 'approving or denying the application. DATED this day of 19 SIGNATURES of each owner (eg. husband' and wif @).of the subject •property. • • (KSL:pm /0520P) 0 • V & M Consulting : Engineers InG ........ : . .. ............ ............... .............. :.:.....: ... .. . .... ..:.. . ":: ::::.:.:: 7000 W ' H ....... ton Swte 123' : Portland, .OR 97223 .:.::: ................:.::::::: „' ;:;`::Phone (503)639- 3956.a:Fax (503)639409a: : '; : ; TO: City of Tigard DATE: April 24, 1996 Planning Department 13125 S.W. Hall Blvd. Tigard, Or 97225 FROM: Brent Sanborn, Project Manager V & M Eng. Inc. PHONE # 639 -3956 FAX # 639 -4098 PROJECT: Jacob Court six lot subdivision, 11705 S.W. 98th Avenue. DEVELOPER: Brad Pihas OWNER: George Heintz Dear City of Tigard: Our intentions at the proposed site at 11705 S.W. 98th Avenue are to subdivide the existing parcel into six standard lots with an average area of 4,050 sq. ft. per lot. Access will be provided by a public street built to city standards. A temporary Hammerhead turnaround will provide fire safety movement until future improvements are constructed to the south. It should be noted that this design is conducive to future developments, see future development hatch sheet one for clarification. The storm system is a basic design that provides conduit starting from the roof drain and out falling into a well- defined ditch in the railroad right -of -way. The system includes storm pickup from the roof drain which will outfall curbside then sheetflows across the street to a catch basin in the cul- de -sac. We are applying for a fee -in- lieu -of for water quality treatment. The sanitary sewer design will utilize a public line to the north of the property. Each lot will run a four -inch lateral to the eight -inch sanitary sewer line. Improvements to the R.O.W. along 98th Avenue include a 15 ft. dedication with 5 ft. Curb - and- sidewalk. New pavement will provide a wider street section. Also, the existing residence driveway will be replaced with a new entrance. Landscaping in the form of street trees will also be a part of the development. Each lot meets or exceeds all minimum solar accessibility requirements including north -south dimension and front line east -west orientation. The homes to be constructed are a standard two -story elevation. Thank you for your time and cooperation. Please, do not hesitate to contact me if I can be of help in answering any questions or providing you with supplemental information. Sincerely, Brent Sanborn E.I.T., Project Manager �..�.n, nn Ur-4=J 4,4 I�dE73(7 P.01 1 • • TRANSAMERYC : TITLE INSURANCE COMPANY • t j • 12360 East Burns de 4 .Box 16016 ♦ Potttlttriii, Oregun.97216 Telephone 503 -256 -1163 4 Fax 503- 256 -5439 • RM.:Voice Mail 503-256-1163 ' '. BRAD i ! , • ' HUME MYERS REALTY .4 - FAX 6 3.6 8125 • . • . ' • . • • , • • • ,. •• • •• • . • • r :.. : , ' • .A Pr�p a 1a " • xle . . • ;T • • • • • ,. • :, • For th Pr operty Lotrated at 1 , .... i .: •• • • • • • 11705' S* - 98TH AVE TIGARb 7223 • •• - ' : • • i g . s .., • . r s '' • • • I? . tEPA1tEI5 BY: YVOI�Y R.. SILODEAU ' • • . t' t : :� • • ..,.: •• •DATE: 1 0 . /01/9$ . • . • .. .' • • •, •.. •: • .;': • i • . . • • .` .P. .. • .i •! • • • �. • • This tide lnfomtatlon has been n'tnished,•without charge, in conformance with guidelines approved by the State of Oregon t Insurance Commissioner. The insurance Divi4lon cautluns intermediaries thgt this service is dcstgned to benefit the ultimate • insurods; indiscriminate use only benefiting intermediaries will not be permitted. Said services may be discontinued. No liability • • ' is assumed for any•edori In thin report. • • c r .. • .' . • • -44 ..A Reliance Group Holdings Oomp$ny • • . • • . • •• +- • • 1-Jr r r • 7 i.3 * *:ici< F'RNRFA OF -100 •x.:+::+r%a< 02505396 P.e3 -- �. .. ..r •.` ? ' - ,.; ._:; -ter. ........ -.:::._._ • - -.• - . . 'W • ' • r "z• l' .......' . L \- - - . - • - . - . -. -• . • • " 7- 77 - 7r --- . -- .•.•—•• r ; *' i,- . ..KNOW ,CL ,.o. Zsas..Co p_• a�.. , ...,,,.,� . • ; '. :'. • ',"_. I /ir �rI f rrOJ Copp .br1 r J 1 eband a wIfe� O ..._.... � ' ' � . r• - . • : ,. ' i Y � ' [j am KII! rgrit!1 .:... C . opp.ef�ahhab .'' ..... { • 17 - • ,,yy .` yy r w '- '• rn oorulderetlon -ot� _ TAT 1.. - .•• -- . '.. - Daflare: :�. - ss.;• :.. t .them • pod D,� CQo�•g9.. Ke1z1r... ;L14...Kettheor nC.1 RS grid . . • : .- ? ;S ? I , ... and airs : ..... to f low ° . • - . ;' . ;1 d . . - hardy grant, bargain, self avI awe,. unto the sdd P a P., hal ad eeeiinr, .11 fir,• ol• ' • , • ' .. p ty L et» fe rrReents, 1l ere d ifemenll sett) ilipetrtrmatlebe, rt ua t rd Jn the County d f na. rod pro wl .;. t! 1 .Wagh n n ....., and Ststs of Dro[lrn, bounded and dre ribed am fillr»vn, lo•w:i _^ �Q �i : ,sea A portion of. Lot 6, Gr•enbur6 Aeights Addition, desc A5 • • •; : ' tol1orat. • C ` ;I' ti • Beginni ■ at an: iron pipe, aaid•tron pipe marking the North- •• 1. east Corner of Lot,5, Greenbura Heights -Addition*„ situated in . ;:: Seotion 35 Township 1 South,• Range 1 Wart of. wife• in the J•L• • • • • Hioklin D. No. -6s 'and running thence 9 89 °. 58' N. along, t e • • • * ,North line of said lot 5 a distance of 4l 4,29 feet to an iron.?ipe, . '' � Q pot in yho Northeatrterly right- or- wry'line or the Hallway; thence . - • • "•' ,' (.., on a 'gurus to the left (the long chard or which bears S try ° 57'E a • r,••:r ► •• distanoe of 99.83 lest) an Iron pips; thence •]t 89° .58' E a die -, -•• • " k ; --- • tanee :or 369.09 feet to pipe. Bald iron pUe mark the . • - • .• intersoot)ion or the BaetQrly•bqundary line of Lot 5; aforntiald . and the 'M'eat•rly. right- or-way line".of Crabtree 'avenue; thence H 0 ?4 . �''+ - .. . - � . ,. , , j • .2' 5' w,along .said right -ot -way line of Crabtree Avenue a distance . . . • :i • of 89•08• foot to the point y or beginning. • • To H,s• an! fo Hold the Above described and grerged prrrnirs untn the .eiJgrnnrc„ s ; . their • - . • - hoes red •suigro loiorsr -••• • - •- -. ;r�` • M , d the 4rarvoe b . do •.. _. corenantlhat they . ;awfully wired in tee *imp/. d the e ' '7 ;_ ;S"•:L /ranted premiam Ire* fmm all hwurnbraravi. . . . . '.. • :c alt _.. . __..._... . "' , y • , aid th th tr�__wil! r++d he lion, waged, a,r, edmlrtiattatnrs, ehi 17� Wn,i t And fornrrr I. • '' iz....42• j def.nd she a bove granted termites. end o� t I. i - 7 part and pare�J t .rnpf, • np.irvt th e lawferl el t; end • _. . I •, demands of elf • whomsoever. •. . ' } wienoa the laude and sett) i ttie der d '• . l° . .0 ! ... ...... .. a ..__.` _.._ = _ ; , s al �' �X '". '( 91tAL� -•.n .. • p r .i 1 , STATE OF OREGON, • j e ...L. a , • • � , : ., .. U. :rra�) l • • : j j ` :$. I L•ulinooah • ' } i i ::: ' d County JJ On this ' .17. . -. dray ol. ;,overbnr 1 ,19 .;'J. • •':•.: . . $ g •c rd. jrod befofrw. fhf} u.r, a Notary Public in end foe..aid Coi:tly ind'Stef., personelle eppnerret.the . . , -•••. . .: 3 ' wisNn'n ;pril... an aiea .3eas .Co ed:1'.rrcrit�. C;3: ..: o ..... - ... . • ,4 , — ......,..... ,,....._.__._ .. .... ,... '...... ... ... `. .. .f , t s it �, • • who ;!'{°' Snared to ere to be thi identica!'indiridu.l' dn.cf;hr'd iri and who. the e n•lthin ' ' .ti' : • in.fturrtr'nt; and.eciniwrirdied to m that they erecured thi'same tterfi; and yolunfe'rill. • : •b. • • IN TliS7IMONY.W11 EOP,-1 hive hoinunfo Mt my hand And alirer'd . 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L.: ._ - -- •- -- -�, • -- '_.•- • 777774 ' 7 a N•W 7L� • ,, �,� � J •Y ' 4,. ��ie • .,• .•.. �,�' Y.. •.�t. •':��i.�'1 .. ... �� 7 :'S ~ i V, l •' �„. .d UV 1 - uo - L 77..7 1.7 • uo L.um i un ty l l.t 503 254 6992 P.02/03 T•SAMERICA TITLE INSURANCE COiANY 12360 East Burnside • Portland, OR 97216 Telephone: 503 256 -1160 = M E T R O S C A N P R O P E R T Y PROFILE- Washington County ************************************** * * ** * * * * * ** * * * * * * ** * *,b * * * * * * ** * * 7fr OWNERSHIP INFORMATION * * Ref. Parcel #:1S135CD 01300 * * * Parcel No. :R0274651 TRSQ:01S- 01W -35 -SW SE * Owner :HEINTZ GEORGE KATHERINE * * CoOwner * Site Address:11705 SW 98TH AVE TIGARD 97223 * * Mail Address:11705 SW 98TH AVE TIGARD OR 97223 * * Telephone :503- 639 -9170 * = ==== r .. m .. * * SALES AND LOAN INFORMATION * * ___= ------ -- * * Transferred: Loan Amount * * Document ## : Lender * * Sale Price * Loan Type * * Deed Type : Interest Rate: * * Vesting Type * * ASSESSMENT AND TAX INFORMATION * * ..........____=._ ----- * * Land : $45, 050 * Exempt Amount: * Structure :$28,290 Exempt Type * '� Other ' * % Improved :39 * * Total :$73,340 Levy Code :02374 * * 94 -95 Taxes :$1,133.34 * -_ * PROPERTY DESCRIPTION * * _ * Map Grid:655 E3 = Class Code: * * Census :Tract 309.00 Block 1 * * NbrhdCd :WTIG MillRate :15.4532 * * Sub /Plat: * Land Use:1012 RES,IMPROVED * * Legal :ACRES .79 * * * * * * * =__ == * * PROPERTY CHARACTERISTICS * Bedrooms ;3 = * * * Bathrooms :1.00 Lot Acres :.79 Year Built :1940 * Heat Method:FLR \WALL Lot SqFt :34,412 * * Pool EffYearBlt :1946 * * BsmPin SP : Floor Co�ver:CARPET * Appliance BsmUnfinSF: Foundation :CONCRETE FTG * * Dishwasher : Bldg SqPt :864 * Hood Fan 5 q Roof Shape :GABLE * * Porch SqFt: Roof Matl :COMP SHINGLE * Deck Attic SqFt: * Garage Type: Deck SqFt ; Pa Ma t l :DRYWALL * q * Garage SF : E Paving atl: * * * * * * * * ** * * * * * * *** * * * *** ** * * * ** * * * * ** * * * * * ** ** * * * ** ** * *w*** * * *** * ***** *****x* • The Information Provided Is Deemed Reliable, But Is Not Guaranteed. • • • RECEIVED PLANNING MAR 0 8 1996 AFFIDAVIT OF MAILING STATE OF OREGON ) ) SS CJTY OF TIGARO L Brad P i has . being duiy depose and say that on Feb. 20 19 96 , 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 98th & G r e e n bu r g Road a copy of which notice so marled is attached hereto and made a part of hereof. 1 further state that said notices were enclosed in envelopes plainly addressed to said persons and were deposited on the date indicated above in the United States Post Office at , with postage prepaid thereon. Subscribed and sworn to before me this c9,0 e day of . , 19 . 9 • OFFICIAL SEAL 911 )1 . r DONNA C. SEDGWICK 9 Notary Public � , NOTARY PUBLIC - OREGON I My Commission Expires: . /'P /999 fJ ■,; COMMISSION N0.046312 , MY COMMISSION EXPIRES AUG.16,1999 6 h: \Ic,in\ ja \arfmail.eit • - 111 RECEIVED PLANNING . . W1AR ) 8 1996 Named applicant HMP ' ' r ' c Subje= Property: Tax Map and Lot Address or General L Ion 98th & Greenberg Road AFFIDAVIT OF POSTING NOTICE 1, Brad P i h a s , do affirm that 1 am (represent) the party Initiating interest In a proposed 7 Lot Subdivision affecting the land located at 98th & Greenberg Road and did on the 20 day of Feb , 19 9 6 personally pcst notice indicating trig the site pray be proposed for a application, and the time. date and place of neighborhood mees ng to discuss the proposal. The Sign e r a s p o s t e d at 9 R t h R . C r P P n h P r g (state location on party) This 2° day of 19 /6 Sig Steed and sworn to. affirmed, before me this rL day of , 19 F ( , OFFICIAL SEAL otary Public for the State of Oredon ( w DONNA C. SEDGWICK ') • My Commission Expires: /-461. /�D, X991 f ` NOTARY PUBLIC - OREGON l(( 1 `; , COMMISSION NO.046312 es: /- MY COMMISSION EXPIRE AUG.16,1999 0 WITHIN SEVEN (7) CALENDAR DAYS OF THE SIGN POSTING, RETURN THIS AFFIDAVIT TO: City of Tigard Planning Division 13125 SW Hall Blvd Tigard. OR 97223 uninvo‘pcirtac t • • For: BRAD PIHAS Of: COLDWELL BANKER PROFESSIONAL By: DAVID BUNKER 101 A AVENUE LAKE OSWEGO OR 97034 Randal & Verna Scott Paul & Helen Norgart Michael Peabody 7975 SW 136th Ave 1395 SE 67th Ave M Phyllis Beaverton, OR Hillsboro, OR 1035 SW Rivington Dr 97008 -9200 97123 -6280 Portland, OR 97201 -3148 MCCALL PROPERTIES INC Donald & Cherie Hovis Lavern & Karen Mueske 808 SW 15th Ave 11585 SW 98th Ave 9955 -57 SW Scott Ct Portland, OR 97205 -1907 Tigard, OR 97223 -5386 Tigard, OR 97223 -5327 George & Donna Scott Alice & Steven Koski•.• Janet Scott 1 Randall & Ve Scott 11735 SW 98th Ave ` 13467 SW Laurmont Ct 11640 SW 135th Ave --% Tigard, OR 97223 -5315 Tigard, OR 97223 -1627 Ti ard, O "7223 -1505 Marie & Bob Towe George Scott & M Donna Mark & Janice Morrow 12690 SW North Rim Rd 11640 SW 135th Ave 15155 SW 141st Ave Crooked River Ranch, OR Tigard, OR 97223 -1505 Tigard, OR 97224 -1491 97760 -8908 14 't 62Aly /J r emir 53.41- w► j . 23 '7 '130 S. w. Ups Siam 115 s.w. qi d.o.t 7 4 0+2 9 213 I ;rad °R 9912.3 "T y °I2` q4z3 - 274...e S-t-ec.ve"is “AaN 9 s.w. V.2414 � Ct. Sr 2.2_ ` t w. 5i.,.c Chzad- -- 5440.4 , O& g9-1L3 — 7 0�2 q?- yL 3 • ZO'd SZI89£9£O5 '0N Xdd SH3AW 3WfH Lti:LI IHH 96- 6I -80 • • . ..., - o :, . ; il ■••■■ a.: ft ,,• ...fr...., ry...4..,, i jrt ....N.! Ili ....• ,,;•• 1.0. 4,9,,itit :•,44,1”..r....n.744:•.-.../Ati.1•1 ....I... ' ' 77e:' 4 ! : , • , 4P. .,.:....11fTriirrr■ . I . • . . • - ( . 9 • . - N , • : --I 19 4._ .. . - • • . 1 . H .F . • 0 $ t it iCt X l 4% ••• . . 19 . 104 1 . . . 1 I • I • GClrlitg)`11G* ... * . • //i .,,, 2 s ay as*E INITIAL pr . . tD t,• ie 0 14._ 1 k. OM It lot your aid 1ti .. . tD , ,t .. IP Nr • 1003 • 1.1 . . . 4.• 4 ... • • • t o • • Ic• allitl •;;Atiart ' ' : .. ' poci:•. • ''' 1703 :. .;;I•;, pit i. • 1- 0 0 6 • g 4 1 • 1700 in . ,,, ., 0 . ..-..n;: fri.1144.41 iidIewl t i 17,31 ;.N 6-i! 1009 • -a 110.114 ■• V. . . •;- /7 0 , . AC. • . /9 At 2 . :. e ltortfeS.Iltemprirr; t .ange A j'.. • • • .. ..!:?:::131 i(4 airy lost. ritt..l ''•••• . ../ii tD Ap ■ 47 T • :.• , :..,..,•:,:; i l r..) thb1 Al.". — 6 : S . / i■ lit C Waal *. • 14 ;411 4 6, 4. Oti - it r • . • • - 2214 'r..ioce.r.;o tim: itostm/CEL: IAPANY . • . ... • • i • • • - %0 i : '... 4- '1 1203 .12 Ac. • 2. . ism :J. • .....,„•„: c - • 1 • .. • .O5 Ac. Mt 1 800 . • • • 'i: . c : 102 1 1 4I II • • • - Li, , 1205 .. • 8 1204 ..2 • . 1 i ... • a 1 . 1.00Ac.' . • . ./8 Ac. • # ./9Ac - a . . . . • . . 0 • . ., . 1 1.0 ...... --I (.fl X • . . . " • rn in I le • • . . (41/1 0 ) . . .: • • • • 1.n t.n .t. . • . . . U.I 1.1 • • . . . . , ul - ..] S231 . . • if II 3 w . . • . I.» - Q co ...... • • . -1 (....1 ° — - 433.7 • ai -- _ - • --- is - - • 1900- - - -. • _ . _:__ • . . _. _u, les /. 60 Ac. „ rn r r'i • eh : Cr) • ... 7 - fl r_ . n N Ir r: , i U R G 45 x — • a • u • o. • . II sess.t. . 311) 91 • • ■ 0 1 0 ' . . . I 400 . 4 ' : . . • • . • Z.4 14c. - • . . . k • • . • • . . . •. i • , n . . . • . ,....-..:::* . 6- 66 C . . t• 14 00 E ( 4311 3) up t 1 0 13 • MI! ' __ (- 1 N 2 000 21°0 2 • . . .74 'lc . ,.. • • 712.4c. •... . . . • • •i • • . ;,'.. . ' .:. . - - • \ • - •• • C.S..533S .. . C.S. S924 • f.. .. • •,. # . • . II 3 . . . • .-„, • 2001 • 0 ... • • ,. - • • - ,. . ... ,c 1.... • 5 • - ... . .34 4c. .4 • -; - 0 1 ?. ) k 4 i, 1. • is) - t . - • LONDON SQUARE NO. I . . 1 .° ?V'• ts.r. 111.6 • *.lv!.._. 1\ 04 44,1 4 _5000 . lo 5100 . olifilik " 5800 _ 5900 P• 6000 • 1 . -. • • • 10 CITY OF TIGARD 45iP Ai, PRE APPLICATION CONFERENCE NOTES x �1�i1� RESIDENTIAL CITY OF TIGARD OREGON DATE: /— — 6 160 STAFF: M// T ,)O 4 APPLICANT: AGENT: 131/1 7/x14 S (11U•ME MyF,t - s) Phone: ( ) Phone: 1 ) Co R PROPERTY LOCATION ADDRESS: /I7OK Su) qs TAX MAPITAX LOT: /4/ /3CA'3 NECESSARY APPLICATION(S): 501301U/ 5)nf.) PROPOSAL DESCRIPTION: Co /07- Sr) PDIV /S /oAJ COMPREHENSIVE PLAN DESIGNATION: Mel ti,44 D ,t 1•Tc/ ZONING DESIGNATION: ( g' — lg CITIZEN INVOLVEMENT FACILITATOR: TEAM AREA: f461 PHONE: 1503) ZONING DISTRICT DIMENSIONAL REQUIREMENTS • - Minimum lot size: 3D50 sq. ft. Average lot width: -' ft. Maximum building height: 36 ft. Setbacks: front /5 ft. side ft. rear /5 ft. garage ca?O ft. corner /0 ft. from street. Maximum site coverage: % Minimum landscaped or natural vegetation area: cg0 A�IiITIONA LOT DIMENSIONAL REQUIRE�(lEN S Minimum lot frontage: let unless lot is created through the minor land partition process. Lots created as part of a partition must have a minimum of 15 feet of frontage or have a minimum 15 foot wide access easement. The depth of all lots shall not exceed 2Y2 times the average width, unless the parcel is Tess than 1'/i 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 ApplicationiPlanning Department Section SPECIAL SETBACKS o Streets: 30 •t from the centerline of g 7 � • Established areas: feet from • Lower intensity zones: feet, along the site's boundary. • Flag lot: 10 foot side yard setback. • • Zero lot line Tots: 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 Tots Tess 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 PROVIS ONS Maximum height of 1'/: star' or 25 feet, whichever is Tess in most zones; 21/2 stories, or 35 feet in R -7, R•12, R -25 or R•40 zone: provided that the stars s of Code Section 18.98.030(B) are met. = SIDENTIAL DENSITY CALCULATIO The Net Residential Units allowed on a particular site may be calculated by dividing the net area of the developable land by thl 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 creels) 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 ransfer of up to 25% of the units that could otherwise have been developed on sensitive lands areas listed in (1.) above w ' • may be applied to the developable portion of the site. (Refer to Code Section 18.92.030). It is the ressonsibilit of the aAI' ant for a residential development application to provide a detailed calculation for both the permitted residential density and the r suested density transfer. CITY OF TIGARD Pre - Application Conference Notes Page 2 of 7 Residential AppiicatianiPlanning Department Section RESIDENTIAL DENSITY TRANSITION Regardless of the allowed housiriensity in a z 'ng district, any property wi.100 feet of a designated established area sha . not be developed at a density greater than 1 percent of the maximum Comprehensive Plan designation (not zoning) of the adjacen parcel. Transition area applies to any pr arty which is a designated established area. The subject property is designated as an area. The ubject property is adjoined by established/developing/areas to the north, south, east and wes; FUTURE STREET PLAN AND EXTENSIO 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 thi pattern of existing and proposed future streets from the boundaries of the proposed land division and shall includI boundaries of the proposed land division and shall include other parcels within 200 feet surrounding and adjacen to the proposed land division. b. Identify existing or proposed bus routes, pullouts or other transit facilities, bicycle routes and pedestrian facilitie. 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) RESIDENTIAL DEVELOPMENT SOLAR ACCESS REQUIREMENTS All subdivisions and minor partitions are su ject to solar access requirements. These requirements state that a minimum of 80% o 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). PLEASEN0TE Maps 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 fallowing items shall be included in the analysis: CITY OF TIGARD Pre-Application Conference Notes Page 3 of 7 Residential AppiicationIPlanning Department Section 1. The north-south lot dimension and front lot line orientation of each pro sed lot. 2: Protected solar buildin s and relevant building site restrictions, if Vcable. 3. For the purpose of identifying trees related to exemption requests, a map showing existing trees which are at least 30 fee tall and over 6 inches diameter at a point 4 feet above grade shall be submitted. This map shall include the following: a. Height. 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 tht 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 nortl 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 soutl 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 g 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. Multifamily dwelling units with more than 10 required spaces all provide parking for the use of guests and shall consist of 15% of the total required parking. (Refer to Code Sectio .106.030) No more than 40% of required spaces may be designated andlor imensioned as compact spaces. Parking stalls shall be dimensionec as follows: • Standard parking space dimen ns: 8 ft. 8 inches X 18 ft. • Compact parking space di sions: 8 ft. X 15 ft. • Handicapped parking: All parking areas s all provide appropriately located and dimensioned disabled person parking spaces. The minimum number of disabled person ing spaces to be provided, as well as the parking stall dimensions, arE mandated by the Americans with Disabilities Act (A . A handout is available upon request. A handicapped parking space symbo shall be painted on the parking space surface apr d an appropriate sign shall be posted. CITY OF TIGARD Pre- Application Conference Notes Page 4 of 7 Residential Application/Planning Oepartment Section Bicycle racks are required for m family, commercial and industrial developmenii Bicycle racks shall be located in areas protecte: from automobile traffic and in enient locations. Bicycle parking spaces shMe provided on the basis of one space for ever 15 required vehicular parking spaces. Minimum number of accesses: Minimum access width: /f5' Maximum access width: Minimum pavement width: /0 REQUIRED WALKWAY LOCATION Within all attached housin except two-family dwellings) and multi - family developments, each residential dwelling shall be connectec by walkway to the v cular parking area, common open space and recreation facilities. 4 J AR VISION AREA) The City requires that clear vision areas be maintained between three and eight feet in height at roadldriveway, roadlrailroad, anc roadlroad intersections. The size of the required clear vision area depends upon the abutting street's functional classification. (Refer to Code Section 18.102) BUFFERING AND SCREENING In order to increase privacy and to either reduce or eliminate adverse noise or visual impacts between adjacent developments, especially between different land uses, the City requires landscaped buffer areas along certain site perimeters. Required buffer areas are described by the Code in terms of width. Buffer areas must be occupied by a mixture of deciduous and evergreen trees and shrubs and must also achieve a balance between vertical and horizontal plantings. Site obscuring screens or fences may also be required; these are often advisable even if not required by the Code. The required buffer areas may 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. ft. along south boundary. ft. along west boundary. In addition, sight obscuring screening is required along STREET TREES treet 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 AoplicationPlaning Oepanment Section SENSITIVE LANDS The Code provides regulations ends which are potentially unsuitable for deve ent due to areas within the 100-year floodplain, natural drainageways, wetland areas, on slopes in excess 5 percent, or on unstable ground. Staff will attempt to preliminarily identify sensitive lands areas at the pre-application ference based on available information. HOWEVER, the responsibility tr precisely identify sensitive lands areas, and their ndaries, is the responsibility of the applicant. Areas meeting the definitions o' sensitive lands must be clearly indicated on pl s submitted with the development application. (Refer to Code Chapter 18.84) Chapter 18.84 also provides regulations f the use, protection, or modification of sensitive lands areas. Residential development is prohibited within floodnlains. In most ases, dedication of 100 -year floodplain areas to the City for park and open space areas is required as a condition of the approv of a development application. A The applicant shall submit a narrative which provides findings for all applicable approval standards. Failure to provide a narrative or adequately address criteria would be reason to consider an application incomplete and delay review of the proposal. Applicant should review code for applicable criteria. NI: MEETING The applicant shall notify all property owners within 250 feet and the appropriate CIT Facilitator of their proposal. A minimum of 2 weeks between the mailing date and the meeting date is required. Please review the Land Use Notification handout concerning site posting and the meeting notice. RECYCLING 18.116 ADDITIONAL CONCERNS OR COMMENTS: 1. 7R 'PR /072472 •"7R.EF:r /2/4A/ PROCEDURE Administrative staff review. /Public hearing before the Land Use Hearings Officer. 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 TIGARO Pre - Application Conference Notes Page 6 of 7 Residential ApplicationtPlanning Department Section APPLICATION SUBMITTAL PROCES All applications must be accept a Planning Division staff member of the Co nity Development Department at Tigard City Ha offices. PLEASE NOTE: Applications submitted by mail or dropped off at the counter without Plannintt 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 additiona 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 beinc 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,1 i 0 to 20 day public appeal period follows all land use decisions. An appeal on this matter would be heard by the Tigard . A basic flow chart which illustrates the review process is available from the Planning Division upon request. This pre - application conference and the notes of the conference are intended to inform the prospective applicant of the primer, 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 conferencels) islare required if an applicationls) islare to be submitted more than six months following this pre•application conference, unless the additional conferencels) is deemed as unnecessary by the Planning Division. PREPARED BY: 4. 1/ L44/D.2 CITY OF TIGARD PLANNING DIVISION PHONE: (503) 639-4171 CITY OF TIGARD Pre - Application Conference Notes Page 7 of 7 Residential a pplicationiPlanning Oeoartment Section • • • 4 01 1 ■ PUBLIC FACILITIES The purpose of the pre - application conference is to: CITO OREGON E TIGARD EGON (1.) Identify applicable Comprehensive Plan policies and ordinance provisions. (2.) To provide City staff an opportunity to comment an specific concerns. (3.) To review the Land Use Application review process with the applicant and to identify who the final decisio• 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 makinf 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 an 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 -wav dedication: The City of Tigard requires that land area be dedicated to the public: (1.) To increase abutting public rights -of -way to the ultimate functional street classification right -of -way width a: specified by the Community Development Cade; or (2.) For the creation of new streets. • Approval of a development application for this site will require right-of-way dedication for. (1.) /ete 57 to feet from centerline. !� AJTU/lfr S J Yt— � (2.) /BT to Z feet from centerline. 4 k *0 �` ��,r c ji b (3.) to feet from centerline. by �� " � L CouAroeirvZ. S11u5 qe t # — Street improvements: 44.. AMY 1/4 (1.) 1 ' �/ street improvements will be necessary along CAVW) (2.) street improvements will be necessary along (3.) Street improvements shall include feet of pavement from centerline, plus the installation of curl and gutters, storm sewers, underground placement of utility wires (a fee may be collected if determine( appropriate by the Engineering Department), a five -foot wide sidewalk (sidewalks may be required to be wide on arterials or major collector streets, or in the Central Business District), necessary street signs, streetlights and a two year streetlighting fee. b� 4 /J /7l0. L 4( 049 CITY OF TIGARD Pre - Application Conference Notes Page 1 of 3 Residential Applicad IEngineaing Deagtment Section In some cases, where street iilivements or other necessary public improants are not currently practical, the stre improvements may be deferred. In such cases, a condition of development approval may be specified which requires the proper owner(s) to execute a non - remonstrance agreement which waives the property owner's right to remonstrate against the formatit of a local improvement district formed to improve: (1.) (2.) Pedestrianwayslbikeways: Sanitary Sewers: The nearest sanitary sewer line to this property is a(n) 6 inch line which is located in 9 6 . The proposed development must be connected to a sanitary sewer. It the developer's responsibility to extend the sewer oong the proposed development site's F- 7?5t.L ' ' /1 l44 /z Miu4frof— Water Supply: The Gt Ty Water District - Phone:(503) er 17/ provides public water sefvice in th area of this site. The District should be contacted for information regarding water supply for your propose • development. Fire Protection: Tualatin Valley Fire and Rescue District (Contact: Gene Birchill, (503) 526 -2502) provides fire protectio services within the City of Tigard. The District should be contacted for information regarding the adequac of circulation systems, the need for fire hydrants, or other questions related to fire protection. Other Agency Permits: Storm sewer improvements•. evA/A/5 7b oXiS77#J4 SI /A) * 67144 STORMWATER QUALITY FEES The Unified Sewerage Agency has established, and the City has agreed to enforce, Resolution No. 90.43 Surface Wate Management Regulations which requires the construction of on -site water quality facilities. At the discretion of the City, th applicant may be offered an opportunity to pay a fee in lieu of the construction of such a facility. The resolution requires th construction of a water quality facility andlor the payment of a fee. The fee shall be based upon the amount of imperviou: surface; for every 2,640 square feet, or portion thereof, the fee shall be $285.00. The City of Tigard shall determine i a fee may be paid or a facility shall be constructed. ��-` P CITY OF TIGARO Pre - Application Conference Notes Page 2 of 3 Residential App6catioeiEnpineenne Deparanent Section • • TRAFFIC IMPACT FEES In 1990, Washington County adopted a county-wide Traffic Impact Fee (TIFl 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 fet category. The TIF shall be calculated at the time of building aermit 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. pxy STREET OPENING PERMIT No work shall be preformed within a public right -of -way, or shall commence, until the applicant has obtained a street opening permit from the Engineering Department. FINISHED FLOOR ELEVATIONS All projects that require a grading plan also require that the applicant shall submit a typical floor plan for each lot. This floe: plan shall indicate the elevations of the four corners of that plan along with elevations at the corner of each lot. • - Atedede--e- PREPARED B ? 1214111441- ------_. ENGINEERING DIVISION PHONE (503) 6394171 (e g.section pmettiunn. January 11. 199: CITY OF TIGARD Pro - Application Conference Notes Page 3 of 3 Residential Application6gineerimg Department Section • CITY OF TIGARD COMMUNITY DEVELOPMENT DEPARTMENT .�.,";, APPLICATION CHECKLIST '��� CITY 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. - Rc • Staff: ki,)& `l E? Date: 'APPLICATION & RELATED DOCUMENT(S) SUBMITTAL REQUIREMENTS INCLUDE ,/ MARKED ITEMS I A) Application form (1 copy) e' 3) Owner's signature/written authorization C) Title transfer instrument/or grant deed Er D) Applicant's statement No. of Copies 1.9 E) Filing Fee $ SEP fSF SCHrrULE SITE - SPECIFIC MAP(S) /PLAN(S) SUBMITTAL REQUIREMENTS INCLUDE ./ MARKED ITEMS A) Site Information showing: No. of Copies ) c 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 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 Er 9. Location and type of on and off -site noise sources ❑ 10. Location of existing utilities and easements 1 1. Location of existing dedicated right -of -ways LAND USE APPLICATION / LIST PAGE 1 OF 5 B) Site Develo.ment PI. ndicatin:: •o. of Copies • 1. The proposed sit- and surrounding properties ❑ 2. Contour line int:rvals ❑ 3. The location, di ensions and names of all: (a) Existing & (flatted streets & other public ways and easements on the site and on adjoining properties ❑ (b) Proposed s eets or other public ways & easements on the site ❑ (c) Alternative outes of dead end or proposed streets that require future extension ❑ 4. The location and • imension of: (a) Entrances a d exits on the site ❑ (b) Parking and circulation areas ❑ (c) Loading an., services area ❑ (d) Pedestrian a d bicycle circulation ❑ (e) Outdoor co mon areas ❑ (f) Above grou d utilities ❑ (g) Trash and ref yclable materials areas ❑ 5. The location, dim- sions & setback distances of all: (a) Existing per .nent structures, improvements, utilities, and easements w ich are located on the site and on adjacent property with n 25 feet of the site ❑ (b) Proposed stru tures, improvements, utilities and easements on the site ❑ 6. Storm drainage faci ities and analysis of downstream conditions ❑ 7. Sanitary sewer facil ies ❑ 8. The location areas • be landscaped ❑ 9. The location and ty ve of outdoor lighting considering crime prevention techniq es ❑ 10. The location of mai .boxes ❑ 11. The location of all s ructures and their orientation ❑ 12. Existing or propose.. sewer reimbursement agreements ❑ C) Grading Plan Indicating: No. of Copies )g 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 E'' (b) Slope ratios ❑ (c) Soil stabilization proposal(s) ❑ (d) Approximate time of year for the proposed site development ❑ 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 .' (c) That all problems will be mitigated and how they will be mitigated LAND USE APPLICATION / LIST PAGE 2 OF 5 D) Architectural Drawi Indicating: o. of Copies The site developmenliPlan 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 la 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 Et/ 3. Location of terraces, decks, shelters, play areas, and common open spaces ❑ 4. Location, type, size and species of existing and proposed plant materials g/ 5. Landscape narrative which also addresses: (a) Soil conditions ❑ (b) Erosion control measures that will be used ❑ F) Sign Drawings: ❑ Sign drawings shall be submitted in accordance with Chapter 18.114 of the Code as part of the Site Development Review or prior to obtaining a Building Permit to construct a sign. G) Traffic Study: ❑ H) Prelimina Partition /Lot Li e Ad'ustment Ma. Indicatin:: No. of Copies 1. The owner of the subj-ct parcel ❑ 2. The owner's authoriz-• agent ❑ 3. The map scale (20, 50 100 or 200 feet =1 inch) north arrow and date ❑ 4. Description of parcel kcation and boundaries ❑ 5. Location, width and n.. es of streets, easements and other public ways within and adjac: nt to the parcel ❑ 6. Location of all perman:nt buildings on and within 25 feet of all property lines ❑ 7. Location and width of ..II water courses ❑ 8. Location of any trees 'thin 6" or greater caliper at 4 feet above ground level ❑ 9. All slopes greater than ' 5% ❑ 10. Location of existing uti ities and utility easements ❑ 11. For major land partitio which creates a public street: (a) The proposed rigs t -of -way location and width ❑ (b) A scaled cross- se•tion of the proposed street plus any reserve strip ❑ 12. Any applicable deed re rictions ❑ 13. Evidence that land partition will not preclude efficient future land division where applicable ❑ LAND USE APPLICATION / LIST PAGE 3 OF 5 I) Subdivision Prelimin•Plat Map and Data Indicating: 10o. of Copies 1. Scale equaling (30, 50, 100 or 200 feet— 1 inch) and limited to one phase per sheet 2. The proposed name of the subdivision /2' 3. Vicinity map showing property's relationship to arterial and • collector streets 4. Names, addresses and telephone numbers of the owner, developer, engineer, surveyer and designer (as applicable) .r' 5. Date of application LCV 6. Boundary lines of tract to be subdivided 7. Names of adjacent subdivision(s) 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 t" (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) ❑ (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 1 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 FY' 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 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 ufa 19. Supplemental information including: (a) Proposed deed restrictions (if any) (b) Proof of property ownership (c) A proposed plan for provision of subdivision improvements of LAND USE APPLICATION / LIST PAGE 4 OF 5 20. Existing naturalStures including rock outcroppings,Stlands and marsh areas er 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 )) Solar Access Calculations: ❑ K) Other Information No. of Copies ❑ h:\login\patty\masters\l-cklist.mst May 23, 1995 LAND USE APPLICATION J LIST PAGE 5 OF 5 • • HUME MYERS TENANT COUNSEL 15455 Hallmark Niue Lake Oswego, OR 97935 (583) 636-8108 FAH (583) 636 -8125 FAX Cover Pegs Attention: 44441 Fax #: C 3`f - 7 2 9') From: Brad Pihas Date: I /Z/9` Pages: (2) • 10'd 9?I89£9£09 '0N XdH SHAW 3W11H £0:91 301 96 -Z -Ndf • S> Z 1 N CO 0) C . m 01 (=a co • S C 3 • m m CTI 414.27' NI 79.43' o 104.00' 65.84' 55.00' 55.00' 55.00' 7 m x > z 3531.87 N 6552.69 Q o 0 0 �, 3611.96 b 3465.00 0 3465.00 0 3465.00 b � � O O O O 0 -C o in N1 f6 6 ►7 r ' CO 0) to CO W W Cr) 07 .6 y • , j , o� 9 c. 3.74' 30.90' 55.00' 55.00' 55.00' 104.02' 'R.; N — — — —_ _ 1 r, N I 1 na • ) Il==.111111MIMMEMI9 50 25 0 50 SCALE 1' ••50' m 1 1 cc Q. 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S234' 'I, • 660 6,+ (4M F 0 ' N . !T PURPOSES ONLY 6,9 4 b`'' 2. z '6 J `� 18 ►, ,./;'•',.'".\.;', °9 9 , C /, 3 . 9 - T 'i` 46, A / r, � J FOR P, ANY OTHER USE < z > s .+36. ► o e fir •P 7000 2 I°. • . `� 6700 ` ��Y y ; S �, • �' j � °. J 2 'N 6900 ,6800 a 19(r)* / t , • J 1A 48 54 m 61 Q9/ IIB..�jP', N . S89 ° 57'57 "E ' • • CITY OF TIGARD 441 PRE-APPLICATION CONFERENCE NOTES . RESIDENTIAL CITY OF TIGARD OREGON DATE: 10- - 1 STAFF: WA( ` P1 RF,A APPLICANT: AGENT: R/4 tGt TR4 i N Phone: J ) Phone: ( ) 6 5 G �„ < PROPERTY LOCATION ADDRESS: in 05 lN Q$ 7r TAX MAPITAX LOT: Cb –' / 3rX NECESSARY APPLICATION(S): YR \V SIC)13 PROPOSAL DESCRIPTION: y \COQ SV 3 6 \S1c cJ COMPREHENSIVE PLAN DESIGNATION: M. tb. (l) tom. `1 1..) 1`C vl, ZONING DESIGNATION: CITIZEN INVOLVEMENT FACILITATOR: TEAM AREA: EA sir PHONE: (503) ZONING DISTRICT DIMENSIONAL REQUIREMENTS Minimum lot size: 3050sq. ft. Average lot width: — ft. Maximum building height: 5 ft. Setbacks: front / 6 ft. side 5 ft. rear 15 ft. garage Q O ft. corner /0 ft. from street. Maximum site coverage: 530 % Minimum landscaped or natural vegetation area: a) A ITIONAL LOT DIMENSIONAL REQUIREM NTS, 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 lb feet ofi frontage or have a minimum 15 foot wide access easement. The depth of all lots shall not exceed 2'/: times the average width, unless the parcel is Tess than 1'/: 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 ApplicationiPlanning Department Section SPECIAL SETBACKS ' • Streets: . RC) le from the centerline of ���1� • . • 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 Cade Section 18.96.030) Accessory structures up to 528 square feet in size may be permitted on lots Tess 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 PROVISIO Maximum height of 11/2 stories r 25 feet, whichever is less in most zones; 2Y2 stories, or 35 feet in R -7, R. 12, R -25 or R -40 zone: provided that the standard of Code Section 18.98.030(B) are met. • � IDENTIAL DENSITY CALCULATION The Net Residential Units allowed on a particular site may be calculated by dividing the net area of the developable land by Of minimum number of square feet required per dwelling unit as specified by the applicable zoning designation. Net development are 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, pedestrian /bikeways shall be provided through the block. (Refer to Code Section 18.164.040) RESIDENTIAL DENSITY The City of Tigard allows a Residential situ Transfer of up to 25% of the units that could otherwise have been developed an sensitive lands areas listed in (1.) above which may be applied to the developable portion of the site. (Refer to Code Section 18.92.030). It is the responsibility of lie permitteo for a residential development application to provide a detailed calculation for both the ermitteo residential density an t he requested density transfer. CITY OF TIGARD Pre•Application Conference Notes Page 2 of 7 Residential AppiicationiPlanning Department Section RESIDENTIAL DENSITY TRANSITION Regardless of the allowed housin nsity in a zoning dis , any property withh00 feet of a designated established area shr not be developed at a density greater than 125 perce of the maximum Comprehensive Plan designation (not zoning) of the adjacer. parcel. Transition area applies to any property ch is a designated established area. The subject property is designated as ar area. The operty is adjoined by established /developing/areas to the north, south, east and wes TURF STREET PLAN AND EXTENSION OF STREETS_D 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 th pattern of existing and proposed future streets from the boundaries of the proposed land division and shall inclua boundaries of the proposed land division and shall include other parcels within 200 feet surrounding and adjacen to the proposed land division. b. Identify existing or proposed bus routes, pullouts or other transit facilities, bicycle routes and pedestrian facilitie 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) RESIDENTIAL DEVELOPMENT SOLAR ACCESS REQUIREMENTS All subdivisions and minor partitions are subject to solar access requirements. These requirements state that a minimum of 80% c 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 N €TE Maas 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 ApplicationiPlanning Department Section 1. The north-south lot dime and front lot line orientation of each prop lot. 2. Protected solar building Rand relevant building site restrictions, if ap ble. 3. For the purpose of identifying trees related to exemption requests, a map showing existing trees which are at least 30 fee tall and over 6 inches diameter at a point 4 feet above grade shall be submitted. This map shall include the following: a. Height. 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 of 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: equ C. ires 2 off-street parking spaces per dwelling unit. • Multiple amily: Requires 1.5 parking spaces per unit for 1 bedroom. Requires 2 parking spaces per unit for 1+ bedrooms. Multifamily dwelling units with more than 10 r red spaces shall provide parking for the use of guests and shall consist of 15% of the total required parking. (Refer to,Co e Section 18.106.030) No more than 40% of required spaces may be designate ndlor dimensioned as compact spaces. Parking stalls shall be dimensioned as follows: • Standard parking spat dimensions: 8 ft. 8 inches X 18 ft. • Compact parking s ce dimensions: 8 ft. X 15 ft. • Handicapped parking: All p ng areas shall provide appropriately located and dimensioned disabled person parking spaces. The minimum number of dis fed person parking spaces to be provided, as well as the parking stall dimensions, are mandated by the Americans with Disabilitct (ADA). A handout is available upon request. A handicapped parking space symbol shall be painted an 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 mul ' ily, commercial and industrial developments cycle racks shall be located in areas protectel. from automobile traffic and in coWient locations. Bicycle parking spaces shall provided on the basis of one space for ever 15 required vehicular parking spaces. cj 't)e\ \ >gui f Minimum number of accesses: Minimum access width: 15 Maximum access width: Minimum pavement width: )o REQUIRED WALKWAY LOCAT N Within all attached sing (except two-family dwellings) and multi - family developments, each residential dwelling shall be connected by walkway to t , vehicular parking area, common open space and recreation facilities. EL AR VISION AREA The 1 y requires that clear vision areas be maintained between three and eight feet in height at roadldriveway, roadlrailroad, anc roadlroad intersections. The size of the required clear vision area depends upon the abutting street's functional classification. (Refer to Code Section 18.102) BUFFERING AND SCREENING In order to increase privacy and to either reduce or eliminate adverse noise or visual impacts between adjacent developments. especially between different land uses, the City requires landscaped buffer areas along certain site perimeters. Required buffer areas are described by the Code in terms of width. Buffer areas must be occupied by a mixture of deciduous and evergreen trees and shrubs and must also achieve a balance between vertical and horizontal plantings. Site obscuring screens or fences may also be required; these are often advisable even if not required by the Code. The required buffer areas may 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. ft. along south boundary. ft. along west boundary. In addition, sight obscuring screening is required along TREET TREES - -S rees 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 TIGARO Pre - Application Conference Notes Page 5 of 7 Residential , ppiicatiomPlanning Department Section SENSITIVE LANDS The Code provides regulations for s which are potentially unsuitable for develop t due to areas within the 100 -year floodplain. natural drainageways, wetland areas, on slopes in excess of 25 percent, or on unstable ground. Staff will attempt to preliminarily identify sensitive lands areas at the pre - application conf ence based on available information. HOWEVER, the responsibility tc precisely identify sensitive lands areas, and their boun ies, is the responsibility of the applicant. Areas meeting the definitions of sensitive lands must be clearly indicated an plans s lmitted with the development application. (Refer to Code Chapter 18.84) Chapter 18.84 also provides regulations for th use, protection, or modification of sensitive lands areas. Residential development is prohibited within floodplains. In most case dedication of 100-year floodplain areas to the City for park and open space areas is required as a condition of the approval of development application. NARRATIV The applicant shall submit a narrative which provides findings far all applicable approval standards. Failure to provide a narrative or adequately address criteria would be reason to consider an application incomplete and delay review of the proposal. Applicant should review code for applicable criteria. NEIGHBORHOOD MEETIN :. . 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 18.1 ADDITIONAL CONCERNS OR COMMENTS: a. Wr ' tF.(w tPE F N)6 R?pnu M 5E`7F)Acx, 15 ' REAR NC) C t 86 FQc tfto-f PROCEDURE Administrative staff review. tfublic hearing before the Land Use Hearings Officer. 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 a pplication:Planning Department Section APPLICATION SUBMITTAL. PROCESS All applications must be accepted Mg Planning Division staff member of the Comm y Development Department at Tigard City He 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 c a proposed project should be submitted for attachment to the staff report or administrative decision. Application wit: unfolded maps shall not be accepted. The Planning Division and Engineering Division will perform a preliminary review of the application and will determine whether a: application is complete within 30 days of the counter submittal. Staff will notify the applicant if additional information or addition 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 bein. 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 an this matter would be heard by the Tigard CAA Coonc11 . 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 primar• Community Development Code requirements applicable to the potential development of a particular site and to allow the City staf and prospective applicant to discuss the opportunities and constraints affecting development of the site. PI EASE'N> TE 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: W‘l ( � A NQZI_ CITY OF TIGARD PLANNING DIVISION PHONE: (503) 639.4171 CITY OF TIGARO Pre - Application Conference Notes Page 7 of 7 Residential ApplicationiPlanning Department Section • • PUBLIC FACILITIES mo , CITY OF TIGARD The purpose of the pre - application conference is to: OREGON (1.) Identify applicable Comprehensive Plan policies and ordinance provisions. (2.) To provide City staff an opportunity to comment on specific concerns. (3.) To review the Land Use Application review process with the applicant and to identify who the final decision making authority shall be for the application. The extent of necessary public improvements and dedications which shall be required of the applicant will be recommended by City staff and subject to approval by the appropriate authority. There will be no final recommendation to the decision making authority on behalf of the City staff until all concerned commenting agencies, City staff and the public have had an opportunity to review and comment on the application. The following comments are a projection of public improvement related requirements that may be required as a condition of development approval for your proposed project. Right- of -wav dedication: The City of Tigard requires that land area be dedicated to the public: (1.) To increase abutting public rights-of-way to the ultimate functional street classification right-of-way width as specified by the Community Development Code; or (2.) For the creation of new streets. • Approval of a development application for this site will require right-of-way dedication for: (1.) Mu) 5 to 2 feet from centerline. , 77),1. S eT) (2.) 1 to Z7 feet from centerline. dig *o !_`" y` //Zdsio (3.) to feet from centerline. gy MIiJO7Z ge — Amy itaf Street improvements: (1.) 2� street improvements will be necessary along Ateitti $ (Ard/zy) (2.) street improvements will be necessary along (3.) Street improvements shall include feet of pavement from centerline, plus the installation of curb and gutters, storm sewers, underground placement of utility wires (a fee may be collected if determined appropriate by the Engineering Department), a five-foot wide sidewalk (sidewalks may be required to be wider on arterials or major collector streets, or in the Central Business District), necessary street signs, streetlights, and a two year streetlighting fee. ZO ' MAY g& /7-J`'z — /5? ,ice /nifi 472/2741.4.01... Af Ply craffi'A CITY OF TIGARD Pre - Application Conference Notes Page 1 of 3 Residential ApplicationIEngineering Oepartment Sactien In some cases, where street imovements or other necessary public impr nts are not currently practical, the strel improvements may be deferred. uch cases, a condition of development appro may be specified which requires the proper: owner(s) to execute a non-remonstrance agreement which waives the property owner's right to remonstrate against the formatio of a local improvement district formed to improve: (1.) (2.) Pedestrianways /bikeways: Sanitary Sewers: The nearest sa�'Itary sewer line to this property is aln) 6 inch line which is located in 496 . The proposed development must be connected to a sanitary sewer. It i the developer's responsibility to extend the sewer 4ang the proposed development site's *C715.2eP e- »14i (/7'1ee6 AffCL 5 'C Water Supply: The Gt77' Water District . Phone:(503) 4094/7/ provides public water sefvice in thl area of this site. The District should be contacted for information regarding water supply for your propose! • 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 adequac! of circulation systems, the need for fire hydrants, or other questions related to fire protection. Other Agency Permits: Storm sewer improvements: '4"4 7b X / 577A/4 57.3 !.J 447 4' STORMWATER QUALITY FEES The Unified Sewerage Agency has established, and the City has agreed to enforce, Resolution No. 90.43 Surface Wate! Management Regulations which requires the construction of on-site water quality facilities. At the discretion of the City, th' 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 i. a fee may be paid or a facility shall be constructed. ��- few CITY OF TIGARD Pre-Application Conference Notes Page 2 of 3 Residential ApplicationiEngineering Department Section • • TRAFFIC IMPACT FEES In 1990, Washington County adopted a countywide 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 fee 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. y STREET OPENING PERMIT No work shall be preformed within a public right-of-way, or shall commence, until the applicant has obtained a street opening permit from the Engineering Department. FINISHED FLOOR ELEVATIONS All projects that require a grading plan also require that the applicant shall submit a typical floor plan for each lot. This floor plan shall indicate the elevations of the four corners of that plan along with elevations at the corner of each lot. • PREPARED BY /L1&,/ ENGINEERING DIVISION PHONE: (503) 639.4171 h: tloginlpat tylpreapp•m (eng.section preapp.eng; January 11. 199°- - CITY OF TIGARD Pre - Application Conference Notes Page 3 of 3 Residential ApplicationtEngineering Oepartrrent Section w „ < • y> t n rtr� ..:... : ..: • • • • • • 1 • • • CITY OF TIGARD P Ao RE APPLICATION CONFERENCE NOTES RESIDENTIAL CITY OF TIGARD OREGON DATE: c( ja / 9 5 STAFF: kid/ f A)7 »FA APPLICANT: AGENT: N4AJ 7 Ct Phone: ( ) Phone: ( ) (PI1 — TZOCS ec-f PROPERTY LOCATION ADDRESS: //705 Su) TAX MAPITAX LOT: /5/ 36 © >300 NECESSARY APPLICATION(S): 'SO ?,'V' tac..) \Pk tJ �� E� 1�EV ECDP Me —LTC PROPOSAL DESCRIPTION: 1 C I- /F,1) 5/J6 F= Nit II wr-/h' 4 - rkwrie COMPREHENSIVE PLAN DESIGNATION: M EDf 2fr'l DeN5/7j ZONING DESIGNATION: 13 10 CITIZEN INVOLVEMENT FACILITATOR: TEAM AREA: F /45'r PHONE: 1503) ZONING DISTRICT DIMENSIONAL REQUIREMENTS Minimum lot size: -C 3sq. ft. Average lot width: MI ft. Maximum building height: acft. Setbacks: front /5" ft. side 5' ft. rear /5 ft. garage 00 ft. corner /0 ft. from street. Maximum site coverage: �® °'o Minimum landscaped or natural vegetation area: ovn) % ADDITIONAL LOT DIMENSIONAL REQUIREMENTS Minimum lot frontage: 25 feet unless lot is create rough the minor land partition process. Lots created as part of a partition must have a minimum of 15 feet of frontage or e a minimum 15 foot wide access easement. The depth of all lots shall note ed 21/2 times the average width, unless the parcel is less than 11/2 times the minimum lot size of the applicable zoning distric Refer to Code Section 18.164.060 Lots) CITY OF TIGARD Pre-Application Conference Notes Page 1 of 7 Residential Application /Planning Department Section SPECIAL SETBACKS • Streets: - 3� *from the centerline of CA 4 `� • . • 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. __L—�• 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 PROVI S Maximum height of 11/2 st 'es or 25 feet, whichever is less in most zones; 2'/2 stories, or 35 feet in R -7, R -12, R -25 or R -40 zone: provided that the st rds of Code Section 18.98.030(B) are met. ESIDENTIAL DENSITY CALCULATION The Net Residential Units allowed on a particular site may be calculated by dividing the net area of the developable land by thl minimum number of square feet required per dwelling unit as specified by the applicable zoning designation. Net development arec: is calculated by subtracting the following land areas) 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 priva reets (includes accessways through parking areas). (Refer to Code Sectio 18.9 I BLOCK ' When block lengths greater than 600 feet are permitted, pedestrianibikeways shall be provided through the block. (Refer to Code Section 18.164.040) RESIDENTIAL DENSITY TRANSFER The City of Tigard allows a Residential D• H it Transfer of up to 25% of the units that could otherwise have been developed or sensitive lands areas listed in (1.) abo which may be applied to the developable portion of the site. (Refer to Code Section 18.92.0 i . It is the resoonsibilit of t• - a • olicant for a residential development application to provide a detailed calculation for both the permittea residential density an' e requested density transfer. CITY OF TIGARD Pre - Application Conference Notes Page 2 of 7 Residential ApplicationiPlanning Department Section RESIDENTIAL DENSITY TRANSITION Regardless of the allowed housiliensity in a zonin (strict, any property wit1000 feet of a designated established area shat not be developed at a density greater than 125 pe nt of the maximum Comprehensive Plan designation (not zoning) of the adjacen: parcel. Transition area applies to any props which is a designated established area. The subject property is designated as an area. The subje t property is adjoined by establishedldevelopinglareas to the north, south, east and west URE STREET PLAN AND EXTENSION OF STREETS 1. A future street plan sha : a. Be filed by the applicant in conjunction with an application for a subdivision or partition. The plan shall show the pattern of existing and proposed future streets from the boundaries of the proposed land division and shall include boundaries of the proposed land division and shall include other parcels within 200 feet surrounding and adjacent to the proposed land division. b. Identify existing or proposed bus routes, pullouts or other transit facilities, bicycle routes and pedestrian facilities on or within 500 feet of the site. 2. Where necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed. (Refer to Code Section 18.164.030) ESIDENTIAL DEVELOPMENT SOLAR ACCESS REQUIREMENT All subdivisions and minor partitions are su'lect 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 cast of at least five percent due to either: a. East, west or north slope greater than 10%. b. Significant natural feature. c. Existing road or lotting pattern. d. Public easement or right -of -way. 2. Reduction in important development amenities. 3. Pre-existing shade (vegetation). PLEASE NOTE: Maps 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 Application1Planning Oepartment Section 1. The north -south lot dim n and front lot line orientation of each prop lot. 2. Protected solar budding and relevant building site restrictions, if ap ble. 3. For the purpose of identifying trees related to exemption requests, a map showing existing trees which are at least 30 fee tall and over 6 inches diameter at a point 4 feet above grade shall be submitted. This map shall include the following: a. Height. 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 0; 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 ired spaces shall provide parking for the use of guests and shall consist of 15% of the total required parkin o Code Section 18.106.030) No more than 40% of required spaces may be designated a or dimensioned as compact spaces. Parking stalls shall be dimensioned as follows: • Standard parking spa imensions: 8 ft. 8 inches X 18 ft. • Compact parking ce dimensions: 8 ft. X 15 ft. • Handicapped parking: All par ' areas shall provide appropriately located and dimensioned disabled person parking spaces. The minimum number of disabl person parking spaces to be provided, as well as the parking stall dimensions, are mandated by the Americans with Disabilitie ct (ADA). A handout is available upon request. A handicapped parking space symbol shall be painted on the parking space s ace and an appropriate sign shall be posted. CITY OF TIGARD Pre - Application Conference Notes Page 4 of 7 Residential Application!Planning Department Section Bicycle racks are required for mulAnily, commercial and industrial developments. ycle racks shall be located in areas protected from automobile traffic and in co111�ffient locations. Bicycle parking spaces shallIprovided on the basis of one space for every 15 required vehicular parking spaces. SP biR.w Cc.o ht- Minimum number of accesses: Minimum access width: V6 Maximum access width: Minimum pavement width: 1Q REQUIRED WALKWAY LO ON Within all atta housing (except two - family dwellings) and multi - family developments, each residential dwelling shall be connected by walkw to the vehicular parking area, common open space and recreation facilities. LEAR VISION AREA lity requires that clear vision areas be maintained between three and eight feet in height at roadldriveway, roadlrailroad, and roadlroad intersections. The size of the required clear vision area depends upon the abutting street's functional classification. (Refer to Code Section 18.102) BUFFERING AND SCREENING In order to increase privacy and to either reduce or eliminate adverse noise or visual impacts between adjacent developments, especially between different land uses, the City requires landscaped buffer areas along certain site perimeters. Required buffer areas are described by the Code in terms of width. Buffer areas must be occupied by a mixture of deciduous and evergreen trees and shrubs and must also achieve a balance between vertical and horizontal plantings. Site obscuring screens or fences may also be required; these are often advisable even if not required by the Cade. The required buffer areas may o� be occupied by vegetation, fences, utilities, and walkways. Additional information on required buffer area materials and sizes may be found in the Community Development Code. (Refer to Code Chapter 18.100) The required buffer widths which are applicable to your proposal area are as follows: /0 ft. along north boundary. ft. along east boundary. ft. along south boundary. ft. along west boundary. In addition, sight obscuring screening is required along No R T 7501 AIDA1g'U STREET TREES �� J reef 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) �1GNS 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 .LopiicatiomPlannmg Department Section SENSITIVE LANDS The Code provides regulations fors which are p entially unsuitable for develoit due to areas within the 100•year floodplain natural drainageways, wetland areas, on slopes • excess of 25 percent, or on unstable ground. Staff will attempt to preliminarth identify sensitive lands areas at the pre-app • ation conference based on available information. HOWEVER, the responsibility ti precisely identify sensitive lands areas, and heir boundaries, is the responsibility of the applicant. Areas meeting the definitions o sensitive lands must be clearly indicated i n plans submitted with the development application. (Refer to Code Chapter 18.84) Chapter 18.84 also provides regulati s for the use, protection, or modification of sensitive lands areas. Residential development i; prohibited within floodplains. In • 'st cases, dedication of 100•year floodplain areas to the City for park and open space areas k required as a condition of the a sroval of a development application. RRATIV The applicant shall submit a narrative which provides findings for all applicable approval standards. Failure to provide a narrative 01 adequately address criteria would be reason to consider an application incomplete and delay review of the proposal. Applicant shoulc review code for applicable criteria. N .GHBORH00D MEETING The applicant shall notify all property owners within 250 feet and the appropriate CIT Facilitator of their proposal. A minimum or 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 ADDITIONAL CONCERNS OR COMMENTS: aA CCU: S.. • coo , (o Y .', • /0 . I S. I(0Y, CS Co o 4I OWS ,t/U if `5 t % PC PF E �Tf�c rec'1 /A-G 9 i Ego IJ b 1 E. /u6- tA)P0 p cPtwK \ -1- p e,tg,RAN)cE PROCEDURE Administrative staff review. Public hearing before the Land Use Hearings Officer. /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 AppiicanonlPlanning Department Section APPLICATION SUBMITTAL PROCESS a All applications must be acceptedira Planning Division staff member of the Comm ity Development Department at Tigard City Hai offices. PLEASE NOTE: Applications submitted by mail or dropped off at the counter without Planning Division acceptance may be returned. Applications submitted after 4:30 P.M. on Thursday will be batched for processing with the following week'. 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 with unfolded maps shall not be accepted. The Planning Division and Engineering Division will perform a preliminary review of the application and will determine whether an application is complete within 30 days of the counter submittal. Staff will notify the applicant if additional information or additional copies of the submitted materials are required. The administrative decision or public hearing will typically occur approximately 45 to 60 days after an application is accepted as being complete by the Planning Division. Applications involving difficult or protracted issues or requiring review by other jurisdictions may take additional time to review. Written recommendations from the Planning staff are issued seven (7) days prior to the public hearing. A 10, to 20 day p ublic appeal period follows all land use decisions. An appeal on this matter would be heard by the Tigard C.t� `O J N C'i 1 . A basic flow chart which illustrates the review process is available from the Planning Division upon request. This pre - application conference and the notes of the conference are intended to inform the prospective applicant of the primary Community Development Code requirements applicable to the potential development of a particular site and to allow the City staff and prospective applicant to discuss the opportunities and constraints affecting development of the site. P. FASENfTE The conference and notes cannot cover all Code requirements and aspects of good site planning ..:.........:..:.::::..... . that should apply to the development of your site plan. Failure of the staff to provide information required by the Code shall not constitute a waiver of the applicable standards or requirements. It is recommended that a prospective applicant either obtain and read the Community Development Code or ask any questions of City staff relative to Code requirements prior to submitting an application. Additional pre - application conference(s) islare required if an application(s) is/are 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: \Olt( ViptiQa €,fl CITY OF TIGARD PLANNING DIVISION PHONE: (503) 639.4171 CITY OF TIGARO Pre - Application Conference Notes Page 7 of 7 Residential AppiicationiPlanning Oepartment Section • • PUBLIC FACILITIES '� , 111 The purpose of the pre - application conference is to: CITY E TIGARD OREGON (1.) Identify applicable Comprehensive Plan policies and ordinance provisions. (2.) To provide City staff an opportunity to comment on specific concerns. (3.) To review the Land Use Application review process with the applicant and to identify who the final 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 makinr authority on behalf of the City staff until all concerned commenting agencies, City staff and the public have had an opportunity, to review and comment on the application. The following comments are a projection of public improvement related requirements that may be required as a condition of development approval for your proposed project. Right- of -wav dedication: The City of Tigard requires that land area be dedicated to the public: (1.) To increase abutting public rights -of -way to the ultimate functional street classification right -of -way width a: specified by the Community Development Code; or (2.) For the creation of new streets. Approval of a development application for this site will require right -of -way dedication for: {C / gitiof (1.) to feet from centerline. a011 edar (2.) to feet from centerline. 2 or - Pp r/w . (3.) to feet from centerline. Street improvements: �// (1.) /7i street improvements will be necessary along 1 /14 (2.) street improvements will be necessary along (3.) Street improvements shall include feet of pavement from centerline, plus the installation of curt and gutters, storm sewers, underground placement of utility wires (a fee may be collected if determinea appropriate by the Engineering Department), a five -foot wide sidewalk (sidewalks may be required to be wider on arterials or major collector streets, or in the Central Business District), necessary street signs, streetlights, and a two year streetlighting fee. CITY OF TIGARD Pre - Application Conference Notes Page 1 of 3 Residential AoplicatianIEngineering Department Section in some cases, where street Mements or other necessary public impro nts are not currently practical, the stree improvements may be deferred. 'Much cases, a condition of development appraW 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 scary sewer line to this property is a(n) inch line which is located in T er" . 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 TWV.4) MAUL/ %2�l 41' V/77provides - -C Water Snob": The ��/ Water District • Phone:(503) ' public water service in the area of this site. The District should be contacted for information regarding water supply for your proposes development. Fire Protection: Tualatin Valley Fire and Rescue District (Contact: Gene Birchill, (503) 526.2502) provides fire protection services within the City of Tigard. The District should be contacted for information regarding the adequacy of circulation systems, the need for fire hydrants, or other questions related to fire protection. Other Agency Permits: Storm sewer improvements: t9A./AMG f 7/) • (/.97"7ki LOCI STORMWATER QUALITY FEES P44iArAik6 77 /2/a) 4/e6f4// PIO ' The Unified Sewerage Agency has established, and the City has agreed to enforce, Resolution No. 0.43 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 5285.00. The City of Tigard shall determine if a fee may be paid or a facility shall be constructed. / 1 } CITY OF TIGARD Pre - Application Conference Notes Page 2 of 3 Residential AppiicationiEngineenng Department 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 fee category. The TIF shall be calculated at the time of buildino 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. PAY C.66" STREET OPENING PERMIT No work shall be preformed within a public right -of -way, or shall commence, until the applicant has obtained a street opening permit from the Engineering Department. FINISHED FLOOR ELEVATIONS All projects that require a grading plan also require that the applicant shall submit a typical floor plan for each lot. This floor plan shall indicate the elevations of the four corners of that plan along with elevations at the corner of each lot. • PREPARED B . ENGINEERING DIVISION PHONE: (503) 639-4171 h:lloginlpattylpreapp.ms i leng.section preapp•engt January 11. 199` - CITY OF TIGARD Pre - Application Conference Notes Page 3 of 3 Residential Application/Engineering Department Section CITY OF TIGARD • COMMUNITY DEVELOPMENT DEPARTMENT 447 APPLICATION CHECKLIST CITY 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: U(11 `U1 Date: Q - - - I APPLICATION & RELATED DOCUMENT(S) SUBMITTAL REQUIREMENTS INCLUDE ✓ MARKED ITEMS A) Application form (1 copy) m� B) Owner's signature/written authorization Er C) Title transfer instrument/or grant deed D) Applicant's statement No. of Copies eg E) Filing Fee $ '5 EE SC'.NG)LIIE I SITE - SPECIFIC MAP(S) /PLAN(S) SUBMITTAL REQUIREMENTS INCLUDE ,/ MARKED ITEMS A) Site Information showing: No. of Copies a 1 1. Vicinity map t� 2. Site size & dimensions 3. Contour lines (2 ft at 0 -10% or 5 ft for grades > 10 %) 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 ra/ 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 / UST PAGE 1 OF 5 B) Site Development PI ndicatine: 0o. of Copies e 1. The proposed site and surrounding properties ®' 2. Contour line intervals • 3. The location, dimensions and names of all: (a) Existing & platted streets & other public ways and easements on the site and on adjoining properties Er (b) Proposed streets or other public ways & easements on the site 9R∎V (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 (b) Parking and circulation areas o (c) Loading and services area ❑ (d) Pedestrian and bicycle circulation ❑ (e) Outdoor common areas ❑ (f) Above ground utilities (g) Trash and recyclable materials areas ❑ 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 a' 6. Storm drainage facilities and analysis of downstream conditions e' 7. Sanitary sewer facilities e t 8. The location areas to be landscaped e' 9. The location and type of outdoor lighting considering crime prevention techniques ❑ 10. The location of mailboxes ❑ 11. The location of all structures and their orientation 1 2. Existing or proposed sewer reimbursement agreements ❑ C) Grading Plan Indicating: No. of Copies ay 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 (b) Slope ratios o (c) Soil stabilization proposal(s) ❑ (d) Approximate time of year for the proposed site development O 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 e' (c) That all problems will be mitigated and how they will be mitigated cV LAND USE APPLICATION./ LIST PAGE 2 OF 5 D) Architectural Drawin Indicating: o. of Copies a_9_ The site developmentiPan 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 o7 I{ 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 ta• 2. Location and height of fences, buffers and screenings 3. Location of terraces, decks, shelters, play areas, and common open spaces WV 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 rV F) Sign Drawings: ❑ Sign drawings shall be submitted in accordance with Chapter 18.114 of the Code as part of the Site Development Review or prior to obtaining a Building Permit to construct a sign. G) Traffic Study: ❑ H) Prelimina Partition /Lot Line Ad'ustment a. Indicatin:: No. of Copies 1. The owner of the subject parcel ❑ 2. The owner's authorized agent ❑ 3. The map scale (20, 50, 100 or 00 feet =1 inch) north arrow and date ❑ 4. Description of parcel locatio and boundaries ❑ 5. Location, width and names of streets, easements and other public ways within and adjacen o the parcel ❑ 6. Location of all permane t buildings on and within 25 feet of all property lines ❑ 7. Location and width o' all water courses ❑ 8. Location of any tree. within 6" or greater caliper at 4 feet above ground level ❑ 9. All slopes greater an 25% ❑ 10. Location of existi g utilities and utility easements ❑ 11. For major land partition which creates a public street: (a) The prop-sed right -of -way location and width ❑ (b) A scaled cross - section of the proposed street plus any reserve strip ❑ 12. Any applicab e deed restrictions ❑ 13. Evidence th. land partition will not preclude efficient future land division wh•re applicable ❑ LAND USE APPLICATION / LIST PAGE 3 OF 5 1) Subdivision Prelimine Plat Map and Data indicating: So. of Copies g ! 1. Scale equaling (30, 50, 100 or 200 feet— 1 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 4. Names, addresses and telephone numbers of the owner, developer, engineer, surveyer and designer (as applicable) 5. Date of application &a' 6. Boundary lines of tract to be subdivided 7. Names of adjacent subdivision(s) 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% P� 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 (c) Domestic water mains including fire hydrants FY' (d) Major power telephone transmission lines (50,000 volts or greater) 0 (e) Watercourses o (f) Deed reservations for parks, open spaces, pathways and other land encumbrances f3' 10. Approximate plan and profiles of proposed sanitary and storm sewers with grades and pipe sizes indicated on the plans i 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 1 3. Scaled cross sections of proposed street right -of- way(s) zr 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 ¢a 16. The proposed lot configurations, approximate lot dimensions and lot numbers. Where Tots are to be used for purposes other than residential, it shall be indicated upon such Tots. 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 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 p' (c) A proposed plan for provision of subdivision improvements LAND USE APPLICATION. LIST PAGE 4 OF 5 20. Existing naturalStures including rock outcroppings,Stlands and marsh areas ❑ 21. If any of the foregoing information cannot practicably be shown on the preliminary plat, it shall be incorporated into a narrative and submitted • with the application ❑ )) Solar Access Calculations: i K) Other Information No. of Copies ❑ h:Vogin\patty\masters \I<kl ist.mst May 23, 1995 LAND USE APPLICATION ,/ LIST PAGE 5 OF 5 0 : 44** • • _44 — ,, 444 4;444: , , • — 4,4_ •4.44, • .4 • ..• — :—...: : .. , ... .44 1;4 1 .•••: •:• : i• •.! : .: ;444' - 4 - j -4 3,, r 3.3, r_ T 1 ,....., 4•••„: 1 1, Vel / f, A A• ,•••,• •• • - , ::• 1: • • ,••••••• F••••• 4 : ,••••• r .v ,..„., .... i I ,...... . , , T. fil- eir`rx„ : • • ...._ ... ", .:. ..:,...:::....• ..-: • • ., : :• _ ,....,. i .i. •••••"''''''•„•••••• ...' . • j• •" ' - .. •••...: ' . . i,.. .. ,... . " „. „, • VA"‘•,,..4.....:„ ' ' ' .?„1 . •-• ' ... -• , • ' .J'A••NI-.... ••• ii• •••• . ,.' ; " 8 • ; •••-• • _ • . : !.: 4 - 444 A . . -:`. :-..------•:....._ . 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' -- -------,.......,_____________ c , ? _...._ 1S135CB-00700 a 1 `135CD-s ". 135CD -0101 S .5CD -0 : 1 `135CD -� 335m, 00`� 1S135CD -01600 1' 135CD -010 i s 0 1 S 35CD -01 e • 1 S 135CD-p 1 X00 1S1K 01100 135CD -0 ; � , 1S135Ctaoo,,� 8 �S :IIJ C 1 S 35CD 1 CD -01.05 1S' 35CD -01 01 1S135CD-01800 • 1 135M-01204 C 1S135CD-01300 C 1 S135CD -01900 0 1 S135CD -02000 1 S135CD -02100 L 1 S135CD -02001 1S CO 1 CD -01400 • 1 S135CC-04. s ► S1 :5CD -0.000 i • : Illni 111 — in ■mw ,, g � Z ill 01. ill 0 ' NVI Vicinity Map Notification Map SUB 96 -0002 YS: Mbp bra tosmb N tb *FAX TRANSMITTAL fp DATE: TO: Mary White, Legals (fax) 620 -3433 FROM: Patricia Lunsford, City of Tigard (Ph.) 639 -4171 PLACE UNDER CITY OF TIGARD LOGO IN THE LEGALS SECTION The following will be considered by the Tigard Hearings Officer on Monday, at 7:00 PM at Tigard Civic Center - Town Hall, 13125 SW Hall Boulevard, Tigard, Oregon. Both public, oral and written testimony is invited. The public hearing on this matter will be conducted in accordance with the rules of Chapter 18.32 of the Tigard Municipal Code, and rules and procedures of the Hearings Officer. 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 based on that criterion. Further information may be obtained from the Planning Division at 13125 SW Hall Boulevard, Tigard, Oregon 97223 or by calling (503) 639 -4171. PUBLIC HEARING: SUBDIVISION (SUB) 96 - 0002 > JACOB COURT SUBDIVISION < A request for Subdivision preliminary plat approval to divide an approximately .79 acre parcel into 6 lots ranging between 3,050 square feet to 6,022 square feet. LOCATION: 11705 SW 98th Avenue (WCTM 1 S1 35CD, Tax Lot 1300). 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 Section 18.54, 18.92, 18.100, 18.102, 18.106, 18.108, 18.160 and 18.164. TT PUBLISH DATE: SUB 96 -0002 JACOB COURT SUBDIVISION PROPOSAUREOUEST FOR COMMENTS • • CITY OF TIGARD CITY OF TIGARD Washington County, Oregon NOTICE OF FINAL ORDER q BY THE HEARINGS OFFICER Case Number(s): SUBDIVISION (SUB) 96 -0002 Case Name(s): JACOB COURT SUBDIVISION Name of Owner: George Heintz Name of Applicant: J. Bradly Pihas Address of Applicant: 18025 SW Sarah Hill Lane City: Lake Oswego State: Oregon Zip: 97035 Address of Property:. 11705 SW 98th Avenue City: Tigard State: Oregon Zip: 97223 Tax Map & Lot No(s).: WCTM 1S1 35CD. Tax Lot 1300 Request: D A request for Subdivision preliminary plat approval to divide an approximately .79 acre parcel into 6 lots ranging between 3,050 square feet to 6,022 square feet. 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. APPLICABLE REVIEW CRITERIA: Community Development Code Section 18.54, 18.92, 18.100, 18.102, 18.106, 18.108, 18.160 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: THE<DECISION SHALL BE FINALONIVI*010. 1996 UNLE :APPEAL IS;:F:ILED. 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 DEADLINE FOR:FILING OF AN APPEAL IS 3 30: P M ON iMAR '13.; 1996: Questions: If you have any questions, please call the City of Tigard Planning Dept. at (503) 639 -4171. SUB 96 -0002 JACOB COURT SUBDIVISION PROPOSAL/REQUEST FOR COMMENTS • • /AA LP% CITY OF TIGARD REQUEST FOR COMMENTS DATE: May 9. 1996 TO: Per Attached PROM: City of Tigard Planning Department STAFF CONTACT: William D'Andrea (x315) Phone: (503) 639 -4171 Fax: (503) 684 -7297 RE: SUBDIVISION (SUB) 96 -0002 ➢ JACOB COURT SUBDIVISION < A request for Subdivision preliminary plat approval to divide an approximately .79 acre parcel into 6 lots ranging between 3,050 square feet to 6,022 square feet. LOCATION: 11705 SW 98th Avenue (WCTM 1S1 35CD, Tax Lot 1300). 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 Section 18.54, 18.92, 18.100, 18.102, 18.106, 18.108, 18.160 and 18.164. Attached is the Site Plan, Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: Monday - May 20. 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: • �► ( Pleaseprovidetkefo [towinginformation) Name of Person(s) Commenting: I Phone Number(s): SUB 96 -0002 JACOB COURT SUBDIVISION PROPOSAUREQUEST FOR COMMENTS 11111QUEST FOR COMMIENIli NOTIFICATION LIST FOR LAND USE & DEVELOPMENT APPUCATIONS .... ...... ............. CITE .................... ...... .. ...., 1 (circle one} — CIT Area: (W) (S) (E) (C) ® Placed for review in Library CIT Book CITY j _41G. DEPT. /David Scott, ew.mwarcbe ' P OUCE DEPT. /Kelley Jennings, Crime t+ ,onMew o OPERATIONS /John Acker, mot. s . _ Planning ADMIN. /Cathy Wheatley, on Rec«da g!ENG. DEPT. /Brian Roger. o tae . — COM.DEV. DEPT. /D.S.T. S ADV. PLNG. /Nadine Smith, Fmisp Supertax �A TER DEPT. /Michael Mill er, 01.... /�Pa albro Mpl Oo _ /FIRE MARSHALL 46,INIFIED SEWERAGE AGENCY — TUALATIN VALLEY WATER DIST. Gene Birchell SWM Program /Lee Walker PO Box 745 Wa. County Fire District 155 N. First Street Beaverton, OR 97075 (pick -up box) Hillsboro. OR 97124 . . . ... :..: :...: :.:.:::..:.:<:...:::...: AI'PL�D YII�SDIC' ll.:.:.. :::.:. ::.;: .::.;: :: .::.::...::.:: . : .:.... :. . 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 King (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 1120 SW 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 . City. OR 97224 ., .:.:::... .. : ':: SPECIAL'AGENCIEB : . :: :: ' : . :..: : :: ...:.., ..:. .,..• . . . .... • ENERAL TELEPHONE ELECTRIC Elaine CABLE CO. Elaine Self, Engineering PORTLAND GENERAL ELECTRIC 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. Mona m>tratt•t�wr — METRO AREA COMMUNICATIONS — TRI -MET TRANSIT DEVELOPMENT Scott Palmer ►ac (503) 7214602 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 tr _TCI CABLEVISION OF OREGON _ US WEST COMMUNICATIONS �OUTHERN PACIFIC TRANS. CO. Linda Peterson Pete Nelson • Duane M. Fomey, PLS- Project Eng. 3500 SW Bond Street 421' SW Oak Street 800 NW 6th Ave.. Room 324 Portland, OR 97201 Portland, OR 97204 Union Station ; Portland, OR 97209 1 I . — AERONAUTICS DIVISION (ODOT) — DIVISION OF STATE LANDS — US POSTAL SERVICE ; a _ COMMERCE DEPT. -M.H. PARK — FISH & WILDLIFE Randy Hammock. Growth Cord. ~ _ PUC — DOGAMI Cedar Mill Station DEPT. OF ENVIRONMENTAL QUAUTY Portland. OR 97229 -9998 1' — OTHER — U.S. ARMY CORPS. OF ENGINEERS 4 h: \bpkt\pelry\mpstas\denotk.mst THE GUEST HOUSE • 1 Invoice 14101 S.W. 72nd AVE PORTLAND, OR 97224 DATE INVOICE # 01/27/98 1998012 BILL TO: HMP ENTERPRISES 300 OSWEGO POINT DR SUITE 200 LAKE OSWEGO, 97034 P.O. NUMBER TERMS PROJECT HMP Net 30 QUANTITY DESCRIPTION RATE AMOUNT 1 2 ACER MACROPHYLLUM. BIG LEAF MAPLE 45.00 540.00 1 10 % DICOUNT -54.00 -54.00 TOTAL $486.00 . 6 , 4� p q` 0 l a �.� �� TUALATIN VALLEY FIRE & RESCUE 4 (07* ? FIRE PREVENTION V , 4+' 4755 S.W. Griffith Drive 4, P.O. Box 4755 . Beaverton, OR 97076 4, (503) 526 -2469 . FAX 526 -2538 �i,4k & R S o y RECEIVED PLANNING June 6, 1997 JUN 11 1997 Will D'Andrea CITY OFTIGARD City of Tigard Planning Division 13125 S.W. Hall Blvd. Tigard, Oregon 97223 Re: Jacob Court Subdivision/5Sto 96 -645, 11705 S.W. 98 Avenue File Number: 855 -96 Dear Will: This is a Fire and Life Safety Plan Review and is based on the 1994 editions of the Uniform Fire Code (UFC) and those sections of the Uniform Building Code (UBC) and Uniform Mechanical Code (UMC) specifically referencing the fire department, and other local ordinances and regulations. Plans for the above noted project are conditionally approved subject to the following: The inside turning radius and outside turning radius shall not be less than 25 feet and 45 feet respectfully, as measured from the same center point. (UFC 902.2.2:3) Dead end fire apparatus access roads in excess of 150 feet in length shall be provided with an approved turnaround. Diagrams of approved turnarounds are available from the fire district. (UFC Sec. 902.2.2.4) Where fire apparatus access roadways are not of sufficient width to accommodate parked vehicles and maintain the minimum 20 foot wide unobstructed driving surface, "No parking" signs shall be installed on one or both sides of the roadway and in turnarounds as needed. (UFC Sec. 902.2.4). Signs shall read "NO PARKING - FIRE LANE - TOW AWAY ZONE, ORS 98.810" and shall be installed with a clear space above ground level of 7 feet. Signs shall be 12 inches wide by 18 inches high and shall have black or red letters and border on a white background. (UFC Sec. 901.4.5(1)(2) &(3)) "Working" Smoke Detectors Save Lives • Will D'Andrea June 6, 1997 Page 2 The Grasscrete turnaround is approved as a permanent part of the subdivision. The future "cul -de -sac" does not appear to meet fire district requirements for a turnaround. If you have questions or need additional information, please contact me at 526 -2469 referring to the above noted file number. Sincerely, Jerry L. Renfro, DFM Plans Examiner JLR:kw cc: V &M Consulting Engineer's, Inc. 7000 SW Hampton, #123 Portland, OR 97223 . 41. • • � II 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 swom /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: (Chad( box above, B applicable) {check appropriate box below} (Enter Public Hearing Date above) ❑ City of Tigard Planning Director 0 / Tigard Planning Commission Tigard Hearings Officer O Tigard City Council ❑ That I served NOTICE OF (AMENDED ❑) DECISION FOR: ' (Check box above, Ifapplleable) City of Tigard Planning Director ❑ That I served NOTICE OF (AMENDED ❑) FINAL ORDER FOR: I (creek box above, If applicable) (check appropriate box below) O City of Tigard Planning Director O Tigard Planning Commission O 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 ", wa riled to each n. ' _ • person(s) at the addres (s) shown on the attac -d list(s), marked Exhibit "B ", o , he d of / ' 1996 , and deposited in - , ited States Mail •n the .1 a day of 199 , postage prepaid. , . . ilal ■111/ 14 11W ,. 44110k. = •676/-. - pared Notice i , _ Subscribed and sworn /affirmed before me • the /y` da Y of ��►.. ,� / , 19 (19 OFFICIAL SEAL /e --- a DIANE M JELDERKS NOTARY PUBLIC OREGON U/.`9 / o i COMMISSION NO, 046142 MY COMMISSION EXPIRES SEPTEMBER 07, 1999 NO ARY PUBLI OREGO My Commission xpires: 9 y NAMES • � O CAS .(S • Su.45 q/: _oo _ TYPE OF NOTICE & DATE: • 11XHIBIT A .A CITY OF TIGARD PUBLIC HEARING NOTICE NOTICE IS HEREBY GIVEN THAT THE TIGARD HEARINGS OFFICER, AT A MEETING ON MONDAY, JUNE 10. 1996 AT 7:00 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 -0002 FILE TITLE: JACOB COURT SUBDIVISION APPLICANT: J. Bradly Pihas OWNER: George Heintz 18025 SW Sarah Hill Lane 11705 SW 98th Ave. Lake Oswego, OR 97035 Tigard, OR 97223 REQUEST ➢ A request for Subdivision preliminary plat approval to divide an approximately .79 acre parcel into 6 lots ranging between 3,050 square feet to 6,022 square feet. LOCATION: 11705 SW 98th Avenue (WCTM 1S1 35CD, Tax Lot 1300). APPLICABLE REVIEW CRITERIA: Community Development Code Section 18.54, 18.92, 18.100, 18.102, 18.106, 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 and home occupations. 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. 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. SUB 96 -0002 JACOB COURT SUBDIVISION NOTICE OF 6/10/96 PUBLIC HEARING ANYONE WISHING TO PRESENT EN TESTIMONY ON THIS PROP WED ACTION MAY DO SO IN WRITING PRIOR TO OR AT THE P IC HEARING. ORAL TESTIMONY wit BE PRESENTED AT THE PUBLIC HEARING. AT THE PUBLIC HEARING, THE HEARINGS OFFICER WILL RECEIVE A STAFF REPORT PRESENTATION FROM THE CITY PLANNER; OPEN THE PUBLIC HEARING; AND INVITE BOTH ORAL AND WRITTEN TESTIMONY. THE HEARINGS OFFICER MAY CONTINUE THE PUBLIC HEARING TO ANOTHER MEETING TO OBTAIN ADDITIONAL INFORMATION, OR CLOSE -THE PUBLIC HEARING AND TAKE ACTION ON THE APPLICATION. IF A PERSON SUBMITS EVIDENCE IN SUPPORT TO THE APPLICATION AFTER MAY 20, 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 HEARINGS OFFICER WILL BE BASED UPON THESE CRITERIA AND THESE CRITERIA ONLY. AT THE HEARING IT IS IMPORTANT THAT COMMENTS RELATING TO THE REQUEST PERTAIN SPECIFICALLY TO THE APPLICABLE CRITERIA LISTED. FAILURE TO RAISE AN ISSUE IN PERSON OR BY LETTER AT SOME POINT PRIOR TO THE CLOSE OF THE HEARING ON THE REQUEST OR FAILURE TO PROVIDE SUFFICIENT SPECIFICITY TO AFFORD THE DECISION MAKER AN OPPORTUNITY TO RESPOND TO THE ISSUE PRECLUDES AN APPEAL 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 (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. j = 1 � _ _ ■; 1 ..�.�.,.�� a it NW: AI l Vi �! IIIP1u ii V ■ • j a r ■_-. 7, INN/ 141 7 th; _ ilia Mil li . : miLli i AillIMENIA A=1;1111P '. ?/ 1 _ Mat 1 Nria E go . ' 446 ■, , WATIPOWir fnr =mS. resi • I ��1 • Jg a l/ %w • 1 W ∎,( I # . -(<',2 W ..* %/, e SUB 96 -0002 JACOB COURT SUBDIVISION NOTICE OF 6/10/96 PUBLIC HEARING 5u8 gip -ewa Cpj. N 100 EXIII F17 ?� RR - 1S135CD -01700 BARNEY, CARMEN M & CONNELLY, BRAD C 11630 SW 98TH AVE TIGARD,OR 97223 1S135CD -02000 1S135CD -05000 DAWES, EDWARD J DEUR, BEVERLY ANN UNA JESSIE 9765 SW LONDON CT 11760 SW 98TH AVE TIGARD,OR 97223 TIGARD,OR 97223 1S135CD -01702 1S135CD -01600 DOBLIE, JUDY K EMPKIE, ROBERT JR HAZEL 11640 SW 98TH AVE 5314 NW INNISBROOK PLACE TIGARD,OR 97223 PORTLAND,OR 97229 1 S 135CD -02001 1 S 135CD -01201 FINLAY, ROBERT R FOERSTER, EDWARD DOROTHY 11790 SW 98TH AVE do SCOTT, JANET K TIGARD,OR 97223 13467 SW LAURMONT CT TIGARD,OR 97223 1S135CD -01300 1S135CD -01703 HEINTZ, GEORGE KATHERINE HELTZEL, KENNETH L & HELEN M 11705 SW 98TH AVE 5131 SW FREEMAN CT TIGARD,OR 97223 PORTLAND,OR 97219 1S135CD -01001 1S135CD -01400 HOVIS, DONALD R & CHERIE L KOSKI, ALICE M & STEVEN J TRS 11585 SW 98TH AVE 11735 SW 98TH TIGARD,OR 97223 TIGARD,OR 97223 1S135CB -00700 1S135CD -01100 MCCALL OIL MCCALL PROPERTIES IN CHEMICAL CORPORATION 808 SW 15 808 SW 15TH AVE P ND,OR 97205 PORTLAND,OR 97205 1S135CC -04000 15135CD -01007 MCCALL PROPERTIES INC MORROW, MARK A A CE 808 SW 15TH AVE 15155 SW PORTLAND,OR 97205 ,OR 97224 1S135CD -01008 1S135CD -01006 MORROW, MARK A AND JANICE MUESKE, LAVERN R/KAREN KIM 15155 SW 141ST 9955 -57 SW SCOTT CT TIGARD,OR 97224 TIGARD,OR 97233 1S135CD -01009 1S135CD -01204 NORGART, PAUL KEVIN /HELEN DENI PEABODY, MICHAEL E AND 1395 SE 67TH AVE PHYLLIS M 6 1.G &o HILLSBORO,OR 97123 WRIGHT, P A 0 p . a et , h ; 1 RIVINGTON DR ,J Far G. "yV� °I1D-6261, CP9' ao fo2) 1S 135CD -01202 1 S 135CD -01203 SCOTT, GEORGE 0 A SCOTT, GEORGE O AND DONNA DONNA M WRIGHT, PHILIP A ■ • - 1477 J1640 5TH PEABO D , ' HAEL E & PHYLLIS M t a RD,OR 97223 • J BOX 1673 � n � • 1S135CD -01005 1S135CD -01003 SCOTT, GEORGE O /DONN SCOTT, GEORGE 0/DONNA M SCOTT, RANDAL RNA M SCOTT, RANDALL GNERNA M 11640 S TH 11640 SW 135TH T RD,OR 97223 TIGARD,OR 97223 1 S 135CD -01200 1 S 135CD -01205 SCOTT, RANDAL AND VER A SCOTT, RANDAL G & VERNA 7975 SW 136 7975 SW 136TH AVE BF.1f ON,OR 97005 BEAVERTON,OR 97005 1S135CD -02100 1S135CD -01004 STAN, MICHAEL JR ETHEL M TOWE, MARIE A & BOB G 11785 SW 95TH AVE 12690 NORTH RIM PLACE TIGARD,OR 97223 CROOKED RIVER RANCH 97760 1S135CD -01701 1S135CD -01800 VEZEY, CHERYL ANN WITTHAR, MARGAR 11650 SW 98TH TRUSTEE TIGARD,OR 97223 11700 98TH T ARDOR 97223 1S135CD -01900 WITTHAR, MARGARET F J. BRADLY PIHAS TRUSTEE 18025 SW SARAH HILL LANE 11700 SW 98TH LAKE OSWEGO OR 97035 TIGARD,OR 97223 PEABODY, MICHAEL E AND PHYLLIS M SCOTT, GEORGE 0 AND DONNA M WRIGHT, PHILIP A WRIGHT, PHILIP A AND 1035 SW RIVINGTON DR PEABODY, MICHAEL E & PHYLLIS M PORTLAND OR 97201 PO BOX 1673 BEAVERTON OR 97075 Apr -02 -96 08:36A V & M Ereneers,Inc_ 503 6304098 P_0 V & M CONSULTING ENGINEERS, INC. 7000 S.W. 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Q3 l o 1 t „H 0 ' ,•� t I ; P /#4,0", i . . . , st_ I t I t i -� ' LOT AREAS: I W I LOT � A .4,91 ' 8 , W I STREET INFO: LOT 4 A . 3�L50 SF LOT 8 3 A . 3050 5F j PUBLIC 8T. DRIVE • 30' LOT M A . 3,050 SF woRfN ~ I PRIVATE pRIVE A . 923 8F LOT 5 A . 3b30 SF �, 4 i' /AA \ rti_ ',*.. 11„.....,......,,,J..*1.1, .,....... m.w.m.mi .. _77_0_ , LOT 9G A • ;b19 SF SCALE: 1'.50' S = t • � TOTAL A • 22,309 SF i a AVG. A . 3,1 SF s t E ..% 6)S • t : 1 I 1 Ii w - ;I I _ 1 , 1 r i t 1_ -- t t i (f 1 S i f i t SO LSI 7507 . • • l # 130 PUBLIC FACT Tip 20 r v F 2 $ _ ild 0 , � _ ^ • 1' l l The purl e of the pre - application conference is to: CITY OF TIGAR: OREGON (1.) Identify applicable Comprehensive Plan policies and ordinance provisions. (2.) To provide City staff an opportunity to comment on specific concerns. (3.) To review the Land Use Application review process with the applicant and to identify who the final decisi 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 City staff and subject to approval by the appropriate authority. There will be no final recommendation to the decision mak authority on behalf of the City staff until all concerned commenting agencies, City staff and the public have had an opportur,: to review and comment on the application. The following comments are a projection of public improvement related requiremen• 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 specified by the Community Development Cade; or (2.) For the creation of new streets. Approval of a development application for this site will require right-of-way dedication for: l (1.) 1S to feet from centerline. (2.) t1rJ .dCA�, I S tT to 44 feet c46 w�'�I � RE.�r� d4 "VAC �Stle ( EZw,%1 (3 to feet from centerline. Street improvements (1.) f` ' street improvements will be necessary along lam! L-EC -- � 4 A (2.) _` Z street improvements will be necessary along 1 B g , cfe. Sim (3.) Street improvements shall include Ito feet of pavement from centerline's plus the installation of curl and gutters, storm sewers, underground placement of utility wires (a fee may be collected if determined appropriate by the Engineering Department), a five -foot wide sidewalk (sidewalks may be required to be wider on arterials or major collector streets, or in the Central Business District), necessary street signs, streetlights, B and a two year reetlighting fee. B Iv , 1 e 1( S'its.—r -I- Ea eP PAS 106 a l c ik's1le- 1 - s (DS of To U uE Sif� Tub -tom`{ (4) t (Z c,w 4 ,4 9e$' Arc t,..,L 2 TA Jw u,, Sul ) 45 L / C 1 -wl SEswa[ . i JTwt Ttc-S I 1 s(,i / Tc . CITY OF TIGARD Pre-Application Conference Notes Page 1 of 3 Residandal aodiceuonIEngineennp Deoarorent Section . 2. qcr COMMUNITY NEWSPAPERS, INC. Leg R ECEIVED P.O. BOX 370 PHONE (503) 684 -0360 Notice TT 8 514 ��� (I j ,9 j BEAVERTON, OREGON 97075 Legal Notice Advertising • CITY OF TIGARD •City of tigard • ❑ Tearsheet Notice 13125 SW Hall Blvd. . •Tigard,Oregon 97223 -8199 • ❑ Duplicate Affidavit •Accounts Pa able :Tarr • t - •�,� --- -,-• ra . °"'� „.. The o l1opng will be- considered by the Tigard Hearings .Officer on � , ondayy��` �, jnne310 .�1996�wt�1':00 ? P.M:,Iat;Tigard Civic.Center -.To Hall, -, ,; s. : � :' 13125 SAY: Halt Boulevard, Tigard, Oregon. Both. public, oral:and w.rinen , { - testimony is 'invited: The publicthearing on this matter will be c o ii dneted'tf , ; '' 1 - • • AFFIDAVIT OF PUBLICATION • iin accordance >with• the;rules of Chapter-18.32 of the Tigard Municipalk 'Code; and'rules'and:p mceduies of the Hearings Officer. Failure'to raise n :: a • • - . • STATE OF OREGON, ) 0. `issue_in pdrson`o • yjetter.aceompanied by statements, or evidence°', ' COUNTY OF WASHINGTON, )' .sufficient w' to allothe.hearinggsauthority and all parties to respond;• preclude 'antappeali /and••failufe to specify,.the.criterion -from the . • • I, Kathy Snyder , being t duly sworn, depose and say that I am the Advertising Commnnit Develop ient,Code.or Comprehensive•Plan at'which a : • in firs d sa be Director, t my sworn, depose clerk, of s y that am th e 1 Advertising i n Times -. Comment is directed precludes an appeal based on that criterion. Further • - information ' + .ma' be obtained from the Plannin Division at 13125 S.. a newspaper of general circulation as defined in ORS 193.010 , Planning W and 193.020; published at Tigard in the '.'Ha Igar Q-,111 ': Otegoe97223 'orbyc�alling.(503)639 -417 .tip r:: - : . ; -. aforesaid oun�y qnd state; that the r ' !9vq• f ' °41''' °41''' .�,,r 5 �taf V51 1 1� ' '.1 iilfat(41. y . . . + 1 : "? `, '� SUB 9t� - 00 - 01 � , va.� �f. f�n� _ ' . ' Jacob Court Sub. PUB H EARIN(3. � ,�9t,�: -, ; ;�, c' . r : 4 f r • tt:r.1iti7�4'�' fc1U'�?L•'l, ° r�. • ' �,ii a ' ' 1 ' fy t, ri ttt tt: « buh ek:.atNkiti? t • • • &� ✓ar4f 31{ra, , ;. fit . a printed copy of which is hereto annexed, was published in the `, , ,' "' ? i?3i " SUBDIVISION (SUB) 96 -0002 •, a 4;, �u ar! t1:v,m - - ,it i . . entire issue of said newspaper for ONE successive and .. ; - '" ,' V ' l >JACOB COURT SUBDIVISION . ' ?' 04 � e x49 rl . • y r y � t t l,' ziD;Noist mi R an. I a 'r' V''e d ,61:: s t ei ' d $ e. �% Ni•i• • consecutive in the following issues: ; 5A 'A• ” ' 'T` f'r` to divide : . e r^ ' A, r' equest •Subdivision'prellminary p approval d rve • 4 ,-approalmately }.79 acre parcel into 6 Lots ranging: between13 ' . Hay 30,1996 .t " ' `Sq» arefeet LOCATION: 11 '(W 705 Sd 98th'AvenueC L i - ' TM 1S 1;35CD`', 1 otj300)• ZONE: R -12 (Residential, 12' units per acre). , " _ • _ 'The R -12 zonerallows'sin le; famil34 attached/detached residential` units, , -; multiple = family •reeidential:unitS""residential care'facilities mobile home , - • '. ; • y ' ;parks • andisubdivisioa public;s(pport services, family,;.day;'cer,:home�. ' r < < ■ . l t ; ooccccuuppaation, temporraazryy use, residential fuel tank; and accessory'structures. �=, `.. • ) 'trAPPLICABLE,RBV,IEW CRITERIA: Community. Development Code'. • ':' Subscribed and sworn a ore me this , 19 c I 54;18 92 18.108, 18: 160;and•'18 'T1'8514 - Pu M ay 30,t 1996• ► �; : �•, r elY t r{ r ' ' G rrx NUTA1' t.;;; - Urttliuty Nota b lic for Oregon C COM M!'•;:•' " ;•'o. 024552 MY My Commission Expires: MY cr. 13SI0;4 Eel i;IES MAr 18,199' AFFIDAVIT - • 1 CITY OF TIGARD HEARING'S OFFICER JUNE 10, 1996 - 7:00 P.M. TOWN HALL TIGARD CITY HALL, 13125 SW HALL BOULEVARD TIGARD, OR 97223 J anyone wishing to speak on an agenda item should sign on the appropriate sign -in sheet(s). PUBLIC NOTICE: Assistive Listening Devices are available for persons with impaired hearing and should be scheduled for Planning Commission meetings by noon on the Monday prior to the meeting. Please call (503) 639- 4171, Ext. 320 (voice) or (503) 684 -2772 (TDD - Telecommunications Devices for the Deaf). Upon request, the City will also endeavor to arrange for the following services: ➢ Qualified sign language interpreters for persons with speech or hearing impairments; and > Qualified bilingual interpreters. Since these services must be scheduled with outside service providers, it is important to allow as much lead time as possible. Please notify the City of your need(s) by 5:00 p.m. on the Wednesday preceding the meeting date at the same phone numbers as listed above. (OVER FOR MEETING AGENDA ITEM(S) TIGARD HEARING'S OFFICER PAGE 1 OF 2 6/10/96 PUBLIC HEARING h: \patty \masters \agendho.mst • • A \ . City City of Tigard, Oregon CITY OF TIGARD HEARINGS OFFICER JUNE 10, 1996 - 7:00 P.M. AGENDA 1. CALL TO ORDER 2. PUBLIC HEARING 2.1 JACOB COURT SUBDIVISION Subdivision (SUB) 96 -0002 Variance (VAR) 96 -0008 The applicant has requested Subdivision preliminary plat approval to divide an approximately .79 acre parcel into 6 Tots ranging between 3,050 and 6,022 square feet. COMPREHENSIVE PLAN DESIGNATION: Medium Density. ZONING DESIGNATION: R -12. LOCATION: 11705 SW 98th Avenue (WCTM 1S1 35CD, TAX LOT 1300). APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.54, 18.92, 18.100, 18.102, 18.106, 18.108, 18.134, 18.150, 18.160, 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. 3. OTHER BUSINESS 4. ADJOURNMENT TIGARD HEARING'S OFFICER PAGE 2 OF 2 6/10/96 PUBLIC HEARING h:\patty \masters \agendho.mst • • Agenda Item: 2.1 Hearing Date: June 10. 1996 Time: 7:00 PM STAFF REPORT TO THE HEARINGS OFFICER .i0 CITY OF TIOARD FOR THE CITY OF TIGARD, OREGON SECTION I: APPLICATION SUMMARY CASES: FILE NAME: JACOB COURT SUBDIVISION Subdivision SUB 96 -0002 Variance VAR 96 -0008 PROPOSAL: The applicant has requested Subdivision preliminary plat approval to divide an approximately .79 acre parcel into 6 lots ranging between 3,050 and 6,022 square feet. APPLICANT: J. Bradly Pihas OWNER: George Heintz 18025 SW Sarah Hill Lane 11705 SW 98th Avenue Lake Oswego, OR 97035 Tigard, OR 97223 COMPREHENSIVE PLAN DESIGNATION: Medium Density. ZONING • DESIGNATION: R -12. LOCATION: 11705 SW 98th Avenue (WCTM 1S1 35CD, TAX LOT 1300). APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.54, 18.92, 18.100, 18.102, 18.106, 18.108, 18.134, 18.150, 18.160, 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. SECTION II: STAFF RECOMMENDATION: The Planning Director's Designee recommends that the Hearings Officer find that the proposed Subdivision will no adversely affect the health, safety and welfare of the City. Therefore, staff recommends APPROVAL, subject to the following recommended conditions of approval: STAFF REPORT TO THE HEARINGS OFFICER SUB 96 -0002NAR 96 -0008 PAGE 1 • • 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. Prior to issuance of the public improvement permit, the applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. All construction vehicle parking shall be provided on -site or within the proposed right -of- way of Jacob Court. No construction vehicles or equipment will be permitted to park on the adjoining residential public streets or on SW 98th Avenue. Construction vehicles include the vehicles of any contractor or subcontractor involved in the construction of site improvements or buildings proposed by this application, and shall include the vehicles of all suppliers and employees associated with the project. 3. The final plat shall indicate that additional right -of -way will be dedicated to the public along the SW 98th Avenue frontage to increase the right -of -way to 30 feet from the centerline. 4. The final plat shall indicate that right -of -way (ROW) will be dedicated for the new local residential street. The width of ROW on this site shall be 28 feet which will include a portion of the cul-de -sac bulb at the west end of the street to provide a minimum ROW radius of 42 feet. 5. The applicant's public improvement plans shall include standard half - street improvements along the frontage of SW 98th Avenue. The improvements adjacent to this site shall include: A. City standard pavement section from curb to centerline equal to 20 feet. B. Pavement tapers needed to tie the new improvement back into the 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 (5) foot concrete sidewalk. F. Street striping. STAFF REPORT TO THE HEARINGS OFFICER SUB 96 -0002NAR 96 -0008 PAGE 2 • • 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 (if applicable). K. Adjustments in vertical and /or horizontal alignment to construct SW 98th Avenue in a safe manner, as approved by the Engineering Department. 6. The applicant's public improvement plans shall include construction of a portion of the proposed residential street to public standards. The paved width provided on this property shall be 22 feet, as proposed on the subdivision plan. The portion of the proposed cul-de -sac bulb can be built to have a 35 -foot curb radius and a 42 -foot ROW radius, as allowed by City standards. 7. Prior to issuance of the public improvement permit, the applicant shall provide a written notice to Portland and Western Railroad indicating how the project's drainage will discharge into the existing railroad drainage ditch. The contact for Portland and Western is Scott Berkely at 681 -7941 (office) or 920 -2878 (pager). A copy of the written notice shall be provided to the City Engineer. 8. Prior to approval of the final plat, the applicant shall pay the fee in -lieu of constructing an on -site water quality facility. The fee is based on the total area of new impervious surfaces in the proposed development which includes the new public street and sidewalk areas. In addition, a standard value of 2,640 square feet of hard surface is assessed to each individual lot. Payment of the fee can be split into two parts: (1) . the portion based on surface area of new streets and sidewalk shall be paid by the applicant prior to approval of the final plat, (2) the portion assessed to each lot ($180 /lot at present) can be paid at the time building permits are issued for the individual lots. The applicant shall provide the Engineering Department (Brian Rager) with surface area calculations for the street and sidewalk areas in order for the fee under (1) above to be calculated. 9. 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." 10. A final grading plan shall be submitted showing the existing and proposed contours. The plan shall detail the provisions for surface drainage of the Tots 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. 11. 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 /landscape calculation. The R -12 zone requires a minimum of 20% landscaping. STAFF REPORT TO THE HEARINGS OFFICER SUB 96 -0002NAR 96 -0008 PAGE 3 • • B. Street trees to be spaced no greater than 30 feet apart, along both SW 98th Avenue and the proposed street. C. Caliper size of the trees to be removed. If these trees are greater than 12 -inch caliper, the applicant shall provide mitigation in accordance with Section 18.150.070.D. 12. Tualatin Valley Fire and Rescue approval of emergency vehicle turnaround, hydrant - location and no- parking signage plan. PRIOR TO;THE ISSUANCE OF.A BUILDING.PERMIT;::THE :FOLLOWING: : ': • .: • ..... ......................................... ITION SHALL BE SATISFIED::.: • • • •••(Unless `;otheriuise :noted; :.the staff contact shall be Brian Ra er • • Engineering: Department. (503) 639..4171) 1. Prior to issuance of building permits, the applicant shall provide the Engineering Department with a recorded mylar copy of the subdivision plat. ;< PRIOR TO.;THE: ISSUANCE :OF OCCUPANCY . CONDITION:SHALL.BE::;SATI.SFIED .... : • ; .::.`<: :(U n less:;othe r w i se noted : : : t h e staff contact shall be Brian Ra er .:::::::.:.,::. .....:. ....... . n ineerin De artment 503 :.::;:`< 1. All site improvements installed per the approved plan. NADI:11710w THE APPLICANT:. SHOULD BE AWAREOF.THE: . FOLLOWING SECTIONS OF THE :COMMUNITY DEVELOPM ".:. CODE;: THIS-is 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. STAFF REPORT TO THE HEARINGS OFFICER SUB 96 -0002NAR 96 -0008 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 Recordin4: 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). STAFF REPORT TO THE HEARINGS OFFICER SUB 96 -0002NAR 96 -0008 PAGE 5 • • 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. B. If work is discontinued for any reason, it shall not be resumed until the City is notified. STAFF REPORT TO THE HEARINGS OFFICER SUB 96 -0002NAR 96 -0008 PAGE 6 • • 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 HI: BACKGROUND INFORMATION Site History: No development applications were found to have been filed with the City. Vicinity Information: The site abuts a railroad right -of -way to the west. Property west of the railroad tracks is zoned I -P (Industrial Park). Property to the north and south are zoned R -12 (Residential, 12 units per acre). Property to the east is zoned R-4.5 (Residential, 4.5 units per acre). The surrounding area is predominantly developed with single - family, detached residential housing. Site Information and Proposal Description: The .79 acre property is currently developed with a single - family residence. The property slopes westerly from an elevation of approximately 190 to an elevation of approximately 183. The applicant is proposing to divide this property into 6 lots, for construction of single - family residential units. The proposal includes retaining the existing residence and construction of a public street. SECTION IV: APPLICABLE REVIEW CRITERIA AND FINDINGS COMPLIANCE WITH COMMUNITY DEVELOPMENT CODE SECTIONS: Dimensional Requirements: Section 18.54 states that the minimum lot area for each single - family 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 proposed 6 lots require a site size of 18,300 square feet. The net site area is approximately 27,529 square feet, thereby, STAFF REPORT TO THE HEARINGS OFFICER SUB 96 -0002NAR 96 -0008 PAGE 7 • • • f meeting this standard. The applicant shall provide impervious surface /landscape calculations that demonstrate compliance with this standard. Setbacks: Section 18.54 states that 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 Not Applicable 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 Compliance with setbacks on lots 2 -6 will be reviewed during the Building permit review • process. However, as indicated on the site plan, lots 2 -6 can accommodate the required setbacks. The existing structure on parcel 1 partially complies with the setback standards. The front lot line of a corner lot is defined (Section 18.26.030) as the shortest of the two property lines that abut the street; except where the narrowest side of a lot is a minimum of 75 feet, there may be a choice of frontage. The front lot line for parcel 1 is the line adjacent to SW 98th Avenue. The structure complies with the front, rear, and interior side setback but does not comply with the 10 -foot, corner sideyard setback. The existing structure provides a 6 -foot setback on the proposed street. The applicant is being required to locate the proposed street so as to provide for future development with the property to the south. The variance is the result of circumstances beyond the applicant's control. The reduction in the side yard setback will, in no way, effect adjoining properties. Therefore, this variance is justified and approved as discussed in the variance section below. Solar Access: Section 18.88.040(C)(1) contains solar access standards for new residential development. A lot meets the basic solar access lot standard if it has a north -south dimension of 90 feet or more and has a front lot line that is oriented within 30 degrees of a true east -west axis. A subdivision complies with the basic requirement if 80% or more of the newly created parcels meet this standard. The Performance option states that a lot complies with this section if habitable structures built on the lot will have their long axis oriented within 30 degrees of a true east -west axis, and at least 80 percent of their ground floor south wall will be protected from shade by structures and non - exempt vegetation. The proposed lots can provide a front lot line that is oriented within 30 degrees of a true east -west axis. The lots cannot provide for a north -south dimension of 90 feet as the Tots are only 60 feet deep. The lots will allow the structures to have their long axis oriented within 30 degrees of a true east -west axis and because the public street abuts the southern portion of the lot, at least 80 percent of their ground floor south wall will be protected from shade by structures and non - exempt vegetation. Therefore, the proposed plan provides lots which comply with the provisions of this section. STAFF REPORT TO THE HEARINGS OFFICER SUB 96- 0002NAR 96 -0008 PAGE 8 • • 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 .79 acres or approximately 34,412 square feet. The net developable area of the site, after deduction of 20% of the gross area for public right -of -way, is approximately 27,529 square feet. With a minimum of 3,050 square feet per lot, this site yields an opportunity for up to 9 lots under the R -12 zoning designation. The applicant is proposing 6 lots, and is therefore, in compliance with density requirements. Landscaping: Section 18.100 contains landscaping standards for new development. The applicant must 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. The applicant is proposing to plant Red Sunset Maple trees for street trees. This type of tree is classified as a medium -sized tree. The proposed plan does not provide the spacing required for this type of tree. Therefore, a revised landscape plan shall be submitted that provides for street trees to be spaced no greater than 30 feet apart, along both SW 98th Avenue and the proposed street. 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. As indicated on the site plan, this criteria is satisfied. STAFF REPORT TO THE HEARINGS OFFICER SUB 96 -0002NAR 96 -0008 PAGE 9 • • Variance: Community Development Code Section 18.134.050 provides standards for granting a variance as indicated in bold print below: The proposed variance will not be materially detrimental to the purposes of this title, be in conflict with the policies of the Comprehensive Plan, to any other applicable policies and standards, and to other properties in the same zoning district or vicinity. The proposed variance will not be detrimental to City standards, nor to adjoining properties • since the side yard still provides a setback on the street, nor does the reduced setback pose vision clearance problems. All other City of Tigard Community Development Code standards and Comprehensive Plan Policies have been satisfied with the review and approval of this subdivision application. There are special circumstances that exist which are peculiar to the lot size or shape, topography or other circumstances over which the applicant has no control, and which are not applicable to other properties in the same zoning district The special circumstances which exist are the City's requirement to provide a public street, the location of the existing residence, and the site's shape that limits the applicant's choice of locating the street such that setbacks can be satisfied. The use proposed will be the same as permitted under this title and City standards will be maintained to the greatest extent that is reasonably possible while permitting some economic use of the land. The requested variance will in no way affect the permitted use status of the single - family residential dwellings allowed in the R -12 zone. This variance is limited to the side yard setbacks on one dwelling. All other City standards will be maintained as discussed in this review process. Existing physical and natural systems, such as but not limited to traffic, drainage, dramatic land forms, or parks will not be adversely affected any more than would occur if the development were located as specified in this title. The impact of this variance will be limited to allowing a slight reduction in the required side yard setback. Existing natural systems, traffic, and drainage will not be effected by this variance since the impact of the variance is limited to a slight reduction of the setback from the house to the street. The hardship is not self- imposed and the variance requested is the minimum variance which would alleviate the hardship. The variance is not self - imposed as the variance is the result of the lot's shape, location of the existing residence, and the City's requirement for a public street. The variance is the minimum variance necessary as the approximately 4 -foot reduction in the side yard setback is the minimum variance which would alleviate the hardship. 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 STAFF REPORT TO THE HEARINGS OFFICER SUB 96 -0002IVAR 96 -0008 PAGE 10 • • after construction. The proposed plans indicate that two existing trees will be removed in conjunction with this proposal. The applicant shall provide the caliper size of these trees. If these trees are greater than 12 -inch caliper, the applicant shall provide mitigation in accordance with Section 18.150.070.D. 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, Jacob Court, 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 property. 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. This section is satisfied as the applicant will dedicate additional right -of -way along SW 98th Avenue and provide for a future public local street. Minimum Rights -of -Way and Street Widths: Section 18.164.030(E) requires a local street to have a minimum 44 foot right -of -way and 28 foot paved section between curbs and sidewalks. This section also requires that a Minor Collector street to have a minimum 60 foot right -of -way and 40 foot paved section between curbs and sidewalks. As indicated on the plan, and as discussed in the street section below, this criteria is satisfied. STAFF REPORT TO THE HEARINGS OFFICER SUB 96 -0002NAR 96 -0008 PAGE 11 • • 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 proposed plan includes a future street plan that shows a scenario as to how the adjoining property could potentially develop. The remaining width of the proposed street will be provided with the future development of the adjoining property. The proposed street will permit a satisfactory future division of the adjoining property. This future street plan does not obligate the future property owner to develop this concept in its entirety. This concept is only one concept for future development that the applicant has designed to show how the subject properties application can accommodate future development. 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. This section is not applicable as there is no existing local street that abuts the property which would require extending. 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 proposed cul- de -sac is less than 400 feet and will serve less than 20 units, thereby, satisfying this criteria. Furthermore, the street has been designed to allow a future street extension into the property to the south. This extension would further reduce the length of the cul -de -sac. Block Design: Section 18.164.040(A) states that the length, width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. 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. STAFF REPORT TO THE HEARINGS OFFICER SUB 96 -0002NAR 96 -0008 PAGE 12 • • 3. For non - residential blocks in which internal public circulation provides equivalent access. This criteria is satisfied as the applicant is limited by both existing development and a railroad from meeting the specified block perimeter. The applicant has provided the opportunity for future development to accommodate a block perimeter which could meet this requirement. 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 bock. Given the existing development to the north and the railroad to the west, the provision of a pedestrian connection is not necessary. 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 As indicated on the site plan, all six lots comply with this criteria. Lot Frontage: Section 18.164.060(B) requires that Tots have at least 25 feet of frontage on public or private streets, other than an alley. As indicated on the site plan, all six lots provide at least 25 feet of frontage on the proposed public street. Sidewalks: Section 18.164.070 requires sidewalks adjoining all residential streets. As indicated on the site plan, a sidewalk is being provided along the street, thereby, satisfying this standard. PUBLIC FACILITY CONCERNS: Sections 18.164.030(E)(1)(a) (Streets), 18.164.090 (Sanitary Sewer), and 18.164.100 (Storm Drains) shall be satisfied as specified below: STREETS: This site lies adjacent to SW 98th Avenue, which is classified as a minor collector street to be built to the following standard: 60 -foot ROW, two 14 -foot travel lanes, one 12 -foot center turn lane, and two five -foot sidewalks. At present, this roadway is a two -lane paved street that does not currently meet City standards for width or structural section. In order to mitigate the traffic impacts related to this development, the applicant will be required to construct a half - street improvement adjacent to site frontage. In addition, there is only 30 feet of total ROW adjacent to this site (15 feet from centerline). The applicant proposes to dedicate additional ROW to provide 30 feet from centerline to meet City standards. The applicant's plan also proposes to extend a new local residential street into this site from 98th Avenue (shown as Jacob Court on the plan). Staff worked with the applicant prior to submittal of the subdivision application to arrive at a street layout that would provide for future development of adjacent parcels. It is Staffs opinion that the proposed plan will satisfy future street connection needs. The width of the subject parcel is not wide enough to accommodate a full cul -de -sac bulb. However, the applicant proposes to STAFF REPORT TO THE HEARINGS OFFICER SUB 96 -0002NAR 96 -0008 PAGE 13 • • provide a temporary turn - around on the parcel for emergency vehicle needs. Then, when the adjacent property develops and the cul -de -sac bulb is finished, the temporary turn- around could be removed. The proposed finished width of Jacob Court is a 28 -foot wide paved street inside a 40 -foot • ROW. This width is acceptable because this street will likely serve Tess than 50 homes, that will subject the street to less than 500 vehicle trips per day. This subdivision will build 3/4 of the ultimate paved width as a part of the project, that will provide 22 feet of driving surface. This will allow safe passage of two -way traffic. When the adjacent property develops, the street will be completed to its ultimate width. The applicant's plan indicates that 28 feet of ROW will be dedicated on the final plat for the new roadway, which is acceptable. Regarding the bulb size. The plan shows the bulb will have a 45 -foot curb radius which is in excess of the City standard of 35 feet. Therefore, the applicant will have the option of reducing the size of the bulb to give a curb radius of 35 feet, and a ROW radius of 42 feet. SANITARY SEWER: There is an existing 8 -inch public sanitary sewer line adjacent to the north boundary of this site and a 10 -inch public sewer line in 98th Avenue, both of which are available to serve the proposed subdivision. The applicant's plan indicates that the new Tots will be served from the 8 -inch line. Since the 10 -inch line in 98th Avenue is deep enough to serve the undeveloped properties south of this site, there is no need for this project to extend public sewer in that direction. STORM DRAINAGE: This site slopes to the west, toward an existing drainage ditch in the Southern Pacific Railroad ROW. The applicant proposes to direct all of the storm water from this project to the drainage ditch. Staff agrees that this is a workable option, but suggests the applicant be required to provide notice to the railroad prior to issuance of construction permits from the City. It is Staffs understanding that Southern Pacific has leased the railroad to Portland and Western Railroad; the contact is Scott Berkely at 681 -7941 (office) or 920- 2878 (pager). 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) that requires the construction of on -site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. The R &O also states that in cases where the project area is small, and installation of a water quality facility would preclude effective development of the site, a fee in -lieu of constructing a facility can be required. Staff has reviewed this site and has determined that the applicant would have to lose at least one lot in order to install a water quality STAFF REPORT TO THE HEARINGS OFFICER SUB 96 -0002NAR 96 -0008 PAGE 14 • . facility. The Toss of one lot in a small project such as this would be impractical and unwarranted. Staff recommends.the applicant be required to pay the fee in -lieu. The fee is based on the total area of new impervious surfaces in the proposed development • including the new public street and sidewalk areas. In addition, a standard value of 2,640 square feet of hard surface is assessed to each individual lot. Payment of the fee can be split into two parts: (1) the portion based on surface area of new streets and sidewalk shall be paid by the applicant prior to approval of the final plat, (2) the portion assessed to each lot ($180 /lot at present) can be paid at the time building permits are issued for the individual lots. 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 that 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 pay a fee in -lieu of providing 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. STAFF REPORT TO THE HEARINGS OFFICER SUB 96 -0002NAR 96 -0008 PAGE 15 • 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 existing SW 98th Avenue improvements are consistent with City of Tigard standards for collector streets. The internal street serving the subdivision shall also meet City standards in terms of design requirements for local 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. 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 internal streets serving the subdivision shall meet City standards in terms of design requirements for local streets. SECTION V: OTHER STAFF COMMENTS The City of Tigard Water Department has reviewed this proposal and has offered the following comments: The existing four -inch water main is undersized. Developer will be required to extend an eight -inch water main from SW London Court where the existing eight -inch main terminates. Fire hydrants to be located on the north side of Jacob Court. Water main to be located on south side of Jacob Court, five feet off center line. Staff Contact: Mike Miller (639 - 4171). The City of Tigard Police Department has reviewed this proposal and has offered the following comments: "No parking" signs shall be installed until the adjoining property is developed and the remaining width of Jacob Street is completed. The City of Tigard Building Department has reviewed this application and has offered no comments or objections. STAFF REPORT TO THE HEARINGS OFFICER SUB 96 -0002NAR 96 -0008 PAGE 16 • • SECTION VI AGENCY COMMENTS Tualatin Valley Fire and Rescue has reviewed this proposal and has offered the following comments: Provide a Fire Department approved turnaround. Post both sides of the street with Fire Department approved "No Parking" signs. A fire hydrant shall be located at the intersections. The applicant shall have plans for the placement of hydrants . approved by the Fire District. Unified Sewerage Agency has reviewed this proposal and has offered the following comments: Water quality must be addressed in accordance with the requirements of City code and City adopted R &O 91-47. Each lot must be provided with public storm and sanitary sewer connection. GTE has reviewed this proposal and has offered the following comments: Developer to coordinate trench design with PGE, GTE, and cable TV. 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: EIGHTEEN::M.ONTHS OF: ... . EFFECTIVE DATE OF THIS / /� C & 'C4 May 31. 1996 PREPARED BY: Will D'Andrea DATE Assistant Planner a .11E- _ - _ -`aM May 31. 1996 APPROVED BY: Richard Bewersdc77 DATE Planning Manag-r 1:1CURPLMPATMSU896-02. 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C:AirtkI IAI I Mel I MIll III#111 i 1.10•70 VII4,0 aVeCAA., � • .5 • . 1111 ► r _1111 � J �1 1 , • I - 4 1 ..„. � •sinissfail 11 ■■■ ■■■■ d ' ' P � nip 11 ...,.... - , IN • /1 I • AR . .ralk4 41ratti, lavi- ■ . i ■ a s CT �►'� U ■I■► L ►° ! a PAR • , L - -- >� \ \ \ \ — �aIII: __■ i r . c 111 w.......a...„,,,,■■ : • .c...., c aiiiiii,,,,e ..`1. =;; : ■ ,CL zoo. 1 111 B ri I 111,0 . v 4Z) V VI FI r - N" I ...... raill • *, 4 (13 t'.--, -■ cn ife teL t, ' •74._.% -- 44 I— . AV v.earri o 1 1 ♦ s's 0 ‘;* wile* , i. , Ai. Vicinity Map A SUB 96 -0002 Now +ma to eor Jacob Court Subdivision _ __ N • • CITY OF TIGARD PUBLIC HEARING NOTICE NOTICE IS HEREBY GIVEN THAT THE TIGARD HEARINGS OFFICER, AT A MEETING ON MONDAY, JUNE 10. 1996 AT 7:00 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 -0002 FILE TITLE: JACOB COURT SUBDIVISION APPLICANT: J. Bradly Pihas OWNER: George Heintz 18025 SW Sarah Hill Lane 11705 SW 98th Ave. Lake Oswego, OR 97035 Tigard, OR 97223 REQUEST > A request for Subdivision preliminary plat approval to divide an approximately .79 acre parcel into 6 lots ranging between 3,050 square feet to 6,022 square feet. LOCATION: 11705 SW 98th Avenue (WCTM 1S1 35CD, Tax Lot 1300). APPLICABLE REVIEW CRITERIA: Community Development Code Section 18.54, 18.92, 18.100, 18.102, 18.106, 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 and home occupations. 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. 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. SUB 96 -0002 JACOB COURT SUBDIVISION NOTICE OF 6/10/96 PUBLIC HEARING ANYONE WISHING TO PRESENAVRITTEN TESTIMONY ON THIS P� OSED ACTION MAY DO SO IN WRITING PRIOR TO OR AT TH UBLIC HEARING. ORAL TESTIMOMAY BE PRESENTED AT THE PUBLIC HEARING. AT THE PUBLIC HEARING, THE HEARINGS OFFICER WILL RECEIVE A STAFF REPORT PRESENTATION FROM THE CITY PLANNER; OPEN THE PUBLIC HEARING; AND INVITE BOTH ORAL AND WRITTEN TESTIMONY. THE HEARINGS OFFICER MAY CONTINUE THE PUBLIC HEARING TO ANOTHER MEETING TO OBTAIN ADDITIONAL INFORMATION, OR CLOSE THE PUBLIC HEARING AND TAKE ACTION ON THE APPLICATION. IF A PERSON SUBMITS EVIDENCE IN SUPPORT TO THE APPLICATION AFTER MAY 20. 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 HEARINGS OFFICER WILL BE BASED UPON THESE CRITERIA AND THESE CRITERIA ONLY. AT THE HEARING IT IS IMPORTANT THAT COMMENTS RELATING TO THE REQUEST PERTAIN SPECIFICALLY TO THE APPLICABLE CRITERIA LISTED. FAILURE TO RAISE AN ISSUE IN PERSON OR BY LETTER AT SOME POINT PRIOR TO THE CLOSE OF THE HEARING ON THE REQUEST OR FAILURE TO PROVIDE SUFFICIENT SPECIFICITY TO AFFORD THE DECISION MAKER AN OPPORTUNITY TO RESPOND TO THE ISSUE PRECLUDES AN APPEAL 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 (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. - . i.t 4�.i v_4_- I L,. ' I wI �. -�__ = - 4 11' a it III• iii MI ra MUM lir UM :11; IR ME s :. MN ��1 11: •� IL . ` al PAR : >1�\ \ \\ _ ` �- 2 ... .. IA 1!!m» J WW!IIL. 7`'1:.:� . - .. Mr 111,\ `1 4 , �� ra .� . .. / t, •4 416 WI 1 1 111 1 0441W / 4 4 , ■■ - 4 /It *‘ A..,,>, �0• " 4 6 4' SUB 96 -0002 JACOB COURT SUBDIVISION NOTICE OF 6/10/96 PUBLIC HEARING • • MEMORANDUM CITY OF TIGARD, OREGON DATE: May 29, 1996 TO: Will D'Andrea, Planning Division FROM: Brian Rager, Development Review Engineer RE: SUB 96 -0002 Jacob Court Subdivision Description: The applicant requests subdivision approval to divide an approximately 0.79 acre parcel into six lots ranging between 3,050 square feet (sf) to 6,022 sf. The parcel is located at 11705 SW 98th Avenue (Tax Map 1S1 35CD, Tax Lot 1300), which is north of SW Commercial Street, south of SW Greenburg Road, east of SW Tigard Street and west of and adjacent to SW 98th Avenue. Findings: 1. Streets: As stated above, this site lies adjacent to SW 98th Avenue, which is classified as a minor collector street to be built to the following standard: 60 -foot right -of -way (ROW), two 14 -foot travel lanes, one 12 -foot center turn lane and two five -foot sidewalks. At present, this roadway is a two -lane paved street that does not currently meet City standards for width or structural section. In order to mitigate the traffic impacts related to this development, the applicant will be required to construct a half - street improvement adjacent to site frontage. In addition, there is only 30 feet of total ROW adjacent to this site (15 feet from centerline). The applicant proposes to dedicate additional ROW to provide 30 feet from centerline to meet City standards. The applicant's plan also proposes to extend a new local residential street into this site from 98th Avenue (shown as Jacob Court on the plan). Staff worked with the applicant prior to submittal of the subdivision application to arrive at a street layout that would provide for future development of adjacent parcels. It is Staff s opinion that the proposed plan will satisfy future street connection needs. The width of the subject parcel is not wide enough to accommodate a full cul -de -sac bulb. However, the applicant proposes to provide a temporary turn- around on the parcel for emergency vehicle needs. Then, when the adjacent property develops and the cul -de -sac bulb is finished, the temporary turn- around could be removed. ENGINEERING COMMENTS SUB 96 -0002 Jacob Court Subdivision PAGE 1 • • The proposed finished width of Jacob Court is a 28 -foot wide paved street inside a 40 -foot ROW. This width is acceptable because this street will likely serve less than 50 homes, which will subject the street to less than 500 vehicle trips per day. This subdivision will build 3/4 of the ultimate paved width as a part of the project, which will provide 22 feet of driving surface. This will allow safe passage of two -way traffic. When the adjacent property develops, the street will be completed to its ultimate width. The applicant's plan indicates that 28 feet of ROW will be dedicated on the final plat for the new roadway, which is acceptable. Regarding the bulb size. The plan shows the bulb will have a 45 -foot curb radius, which is in excess of the City standard of 35 feet. Therefore, the applicant will have the option of reducing the size of the bulb to give a curb radius of 35 feet and a ROW radius of 42 feet. 2. Sanitary Sewer: There is an existing 8 -inch public sanitary sewer line adjacent to the north boundary of this site and a 10 -inch public sewer line in 98th Avenue, both of which are available to serve the proposed subdivision. The applicant's plan indicates that the new lots will be served from the 8 -inch line. Since the 10 -inch line in 98th Avenue is deep enough to serve the undeveloped properties south of this site, there is no need for this project to extend public sewer in that direction. 3. Storm Drainage: This site slopes to the west toward an existing drainage ditch in the Southern Pacific Railroad ROW. The applicant proposes to direct all of the storm water from this project to the drainage ditch. Staff agrees that this is a workable option, but suggests the applicant be required to provide notice to the railroad prior to issuance of construction permits from the City. It is Staff's understanding that Southern Pacific has leased the railroad to Portland and Western Railroad; the contact is Scott Berkely at 681 -7941 (office) or 920 -2878 (pager). 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 newly created impervious surfaces. The R &O also states that in cases where the project area is small, and installation of a water quality facility would preclude effective development of the site, a fee in -lieu of constructing a facility can be required. Staff has reviewed this site and has determined that the applicant would ENGINEERING COMMENTS SUB 96 -0002 Jacob Court Subdivision PAGE 2 • • have to lose at least one lot in order to install a water quality facility. The loss of one lot in a small project such as this would be impractical and unwarranted. Staff recommends the applicant be required to pay the fee in -lieu. The fee is based on the total area of new impervious surfaces in the proposed development, which includes the new public street and sidewalk areas. In addition, a standard value of 2,640 sf of hard surface is assessed to each individual lot. Payment of the fee can be split into two parts: 1) the portion based on surface area of new streets and sidewalk shall be paid by the applicant prior to approval of the final plat, 2) the portion assessed to each lot ($180 /lot at present) can be paid at the time building permits are issued for the individual lots. 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 com vents 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. Prior to issuance of the public improvement permit, the applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. All construction vehicle parking shall be provided on -site or within the proposed right - ENGINEERING COMMENTS SUB 96 -0002 Jacob Court Subdivision PAGE 3 • • of -way of Jacob Court. No construction vehicles or equipment will be permitted to park on the adjoining residential public streets or on SW 98th Avenue. Construction vehicles include the vehicles of any contractor or subcontractor involved in the construction of site improvements or buildings proposed by this application, and shall include the vehicles of all suppliers and employees associated with the project. 3. The final plat shall indicate that additional right -of -way will be dedicated to the public along the SW 98th Avenue frontage to increase the right -of -way to 30 feet from the centerline. 4. The final plat shall indicate that ROW will be dedicated for the new local residential street. The width of ROW on this site shall be 28 feet, which will include a portion of the cul -de -sac bulb at the west end of the street to provide a minimum ROW radius of 42 feet. 5. The applicant's public improvement plans shall include standard half - street improvements along the frontage of SW 98th Avenue. The improvements adjacent to this site shall include: a. City standard pavement section from curb to centerline equal to 20 feet b. pavement tapers needed to tie the new improvement back into the 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 (if applicable) k. adjustments in vertical and/or horizontal alignment to construct SW 98th Avenue in a safe manner, as approved by the Engineering Department. 6. The applicant's public improvement plans shall include construction of a portion of the proposed residential street to public standards. The paved width provided on this property shall be 22 feet, as proposed on the subdivision plan. The portion of the proposed cul -de -sac bulb can be built to have a 35 -foot curb radius and a 42 -foot ROW radius, as allowed by City standards. 7. Prior to issuance of the public improvement permit, the applicant shall provide a written notice to Portland and Western Railroad indicating how the project's drainage will discharge into the existing railroad drainage ditch. The contact for ENGINEERING COMMENTS SUB 96 -0002 Jacob Court Subdivision PAGE 4 • • • Portland and Western is Scott Berkely at 681 -7941 (office) or 920 -2878 (pager). A copy of the written notice shall be provided to the City Engineer. 8. Prior to approval of the final plat, the applicant shall pay the fee in -lieu of constructing an on -site water quality facility. The fee is based on the total area of new impervious surfaces in the proposed development, which includes the new public street and sidewalk areas. In addition, a standard value of 2,640 sf of hard . surface is assessed to each individual lot. Payment of the fee can be split into two parts: 1) the portion based on surface area of new streets and sidewalk shall be paid by the applicant prior to approval of the final plat, 2) the portion assessed to each lot ($180 /lot at present) can be paid at the time building permits are issued for the individual lots. The applicant shall provide the Engineering Department (Brian Rager) with surface area calculations for the street and sidewalk areas in order for the fee under "1)" above to be calculated. 9. 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. 10. 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. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF BUILDING PERMITS: 11. Prior to issuance of building permits, the applicant shall provide the Engineering Department with a recorded mylar copy of the subdivision plat. IN ADDITION, THE APPLICANT SI -IOULD BE AWARE OF THE FOLLOWING SECTIONS OF THE COMMUNITY DEVELOPMENT CODE; THIS IS NOT AN EXCLUSIVE LIST: 1. SECTION 18.160.170 Improvement Agreement A. Before City approval is certified on the final plat, and before approved construction plans are issued by the City, the Subdivider shall: ENGINEERING COMMENTS SUB 96 -0002 Jacob Court Subdivision PAGE 5 • • 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. 4. SECTION 18.162.080 Final Plat Application Submission Requirements A. Three copies of the plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. ENGINEERING COMMENTS SUB 96 -0002 Jacob Court Subdivision PAGE 6 • • • B. The 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 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. ENGINEERING COMMENTS SUB 96 -0002 Jacob Court Subdivision PAGE 7 • • • 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: 1. I S 3 PN Greg terry, Aging City Engineer is \eng \brianr \sub96- 02.bdr ENGINEERING COMMENTS SUB 96 -0002 Jacob Court Subdivision PAGE 8 05/17/96 13:25 2Y503 526 2538 TV FIRE MARSHAL a005/008 - . * 111 ,/, ,, ,�s�a !;J1 4 1 J CITY OF 'HOARD REQUEST FOR COMMENTS DATE: May 9. 1996 TO Lialatin Vaiey Fire & Rescue, FROM: City of Tigard Planning Department STAFF CONTACT: William D'Andrea (x315) Phone: (503) 639 -4171 Fax: (503) 684 -7297 RE: SUBDIVISION (SUB) 96 -0002 > JACOB COURT SUBDIVISION Q A request for Subdivision preliminary plat approval to divide an approximately .79 acre parcel into 6 lots ranging between 3,050 square feet to 6,022 square feet. LOCATION: 11705 SW 98th Avenue (WCTM 1S1 35CD, Tax Lot 1300). 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 Section 18.54, 18.92, 18.100, 18.102, 18.106, 18.108, 18.160 and 18.164. Attached is the Site Plan, Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: Monday Julay 20. 1996. You may use the space provided below or attach a separate letter to retum your comments. If you are unable to respond by the . b9ve 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: J 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: V- 3 a I 0 F -- 1,9 1 , Y" ✓I 71i 0 g a ) V rLJ il )-7- .2.y4. 2 6 6v 5, 2, o ( &1 lt-i C bhp , dzigh-.4-1At 5 L G s l)S 3, F 7 � � f - 1 . 1 - 7 •0 � 5,,.4,... d 3 ? ,1, ,9r 9 / / 0 7 5 z. 4 f! - - A 0 A, 7 e,,,f1 L., y orvpiT 4t90 / c 144 . ,r-- 16 4_, f o Lt. L o e,✓+ '11 .i S AW P -d-O 15 y E-0 —► i (T&ase provide tkefol o'. ng information) Name of Person(s) Commenting: 4 cAn.4. I Phone Number(s): -- Z-. i SUB 9660002 V JACOB COURT SUBDIVISION PROPOSAUREQUEST FOR COMMENTS • • RECEIVED PIANNING „,_„.. 2 0199eITY OF TIGARD REQUEST FOR COMMENTS DATE: May 9. 1996 TO: Michael Miller. Operations Water Dept. Manager FROM: City of Tigard Planning Department STAFF CONTACT: William D'Andrea (x315) Phone: (503) 639 -4171 Fax: (503) 684 -7297 RE: SUBDIVISION (SUB) 96 - 0002 ➢ JACOB COURT SUBDIVISION Q A request for Subdivision preliminary plat approval to divide an approximately .79 acre parcel into 6 lots ranging between 3,050 square feet to 6,022 square feet. LOCATION: 11705 SW 98th Avenue (WCTM 1S1 35CD, Tax Lot 1300). 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 Section 18.54, 18.92, 18.100, 18.102, 18.106, 18.108, 18.160 and 18.164. Attached is the Site Plan, Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: Monday - May 20, 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: I We have reviewed the proposal and have no objections to it. Please contact of our office. _ Please refer to the enclosed letter. 7 y[ Written comments provided below: t v.05 - r tax 4- txic. 4- WATE'L MMtJ 1S tztuOF.45t1.G10. beasloPEw_ t4 u., T E&14.41 E O To e t f3- nnsart- WAYEL MAaN F'a on,... $ l Lowibato &r, 1.4144futE iU•E Mug-cif-xi 8-inscA4- t4Aa m►.: TeizmoairrEc. F.H. Tn } LOGJI' P_ fr174. 04- --t3 - A /d2Tli- /DE' OF 4A1 Cr. MMi.0 -a 11E La u., hN SaLcilk ttC o� . cT reey Orr l%I�i t_. 11/111.3 e (Please provide the foaming infonnation) Name of Person(s) Commenting: I Phone Number(s): $q SUB 96 -0002 JACOB COURT SUBDIVISION PROPOSAL/REQUEST FOR COMMENTS • IIVED PLANNING MAY 1 5 1996 �!,L r il�I l CITY OF TIGARD REQUEST FOR COMMENTS DATE: May 9. 1996 TO: Elaine Self. GTE Engineering Dept. FROM: City of Tigard Planning Department STAFF CONTACT: William D'Andrea (x315) Phone: (503) 639 -4171 Fax: (503) 684 -7297 RE: SUBDIVISION (SUB) 96 - 0002 ➢ JACOB COURT SUBDIVISION A request for Subdivision preliminary plat approval to divide an approximately .79 acre parcel into 6 lots ranging between 3,050 square feet to 6,022 square feet. LOCATION: 11705 SW 98th Avenue (WCTM 1 S1 35CD, Tax Lot 1300). 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 Section 18.54, 18.92, 18.100, 18.102, 18.106, 18.108, 18.160 and 18.164. Attached is the Site Plan, Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: Monday - May 20, 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. tic Written comments provided below: O2Vei.old - Co C O eke. rE T2EN UJ G E GTE 4 N BTU. • �► (Please provide the following information) Name of Person(s) Commenting: I Phone Number(s): b2-0-5943 SUB 96 -0002 JACOB COURT SUBDIVISION PROPOSAUREOUEST FOR COMMENTS • •CEIVED PLANNING • MAY 10 1996 . 1i� _ J CITY OF TIGARD REQUEST FOR COMMENTS DATE: May 9. 1996 TO: Kelley Jennings. Tigard Police Dept. 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 -0002 > JACOB COURT SUBDIVISION Q A request for Subdivision preliminary plat approval to divide an approximately .79 acre parcel into 6 lots ranging between 3,050 square feet to 6,022 square feet. LOCATION: 11705 SW 98th Avenue (WCTM 1S1 35CD, Tax Lot 1300). 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 Section 18.54, 18.92, 18.100, 18.102, 18.106, 18.108, 18.160 and 18.164. Attached is the Site Plan, Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: Monday - May 20. 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: 0 A // _ � op(41,z,t-fe e‘ zfAr /4,4 svt. ox Jobe Off ef.) ( pmvide thefoffowing information) Name of Person(s) Commenti , Ari I Phone Number(s): /k7 7A , r SUB 96-0002 / JACOB COURT SUBDIVISION PROPOSALJREOUEST FOR COMMENTS • DIVED PLANNING MAY 1 4 1995 CITY OF TIGARD REQUEST FOR COMMENTS DATE: May 9. 1996 TO: Brian Moore. PGE PROM: City of Tigard Planning Department STAFF CONTACT: William D'Andrea (x315) Phone: (503) 639 -4171 Fax: (503) 684 -7297 RE: SUBDIVISION (SUB) 96 - 0002 > JACOB COURT SUBDIVISION Q A request for Subdivision preliminary plat approval to divide an approximately .79 acre parcel into 6 lots ranging between 3,050 square feet to 6,022 square feet. LOCATION: 11705 SW 98th Avenue (WCTM 1 S1 35CD, Tax Lot 1300). 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 Section 18.54, 18.92, 18.100, 18.102, 18.106, 18.108, 18.160 and 18.164. Attached is the Site Plan, Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: Monday - May 20. 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: ('lease provide the fol owing information) Name of Person(s) Commenting: I Phone Number(s): SUB 96-0002 JACOB COURT SUBDIVISION PROPOSAUREQUEST FOR COMMENTS • ROVED PLANNING MAY 1 4 199 CITY OF TIGARD REQUEST FOR COMMENTS DATE: May 9. 1996 TO: 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 -0002 > JACOB COURT SUBDIVISION < A request for Subdivision preliminary plat approval to divide an approximately .79 acre parcel into 6 lots ranging between 3,050 square feet to 6,022 square feet. LOCATION: 11705 SW 98th Avenue (WCTM 1S1 35CD, Tax Lot 1300). 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 Section 18.54, 18.92, 18.100, 18.102, 18.106, 18.108, 18.160 and 18.164. Attached is the Site Plan, Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: Monday - May 20. 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 Boule •r— PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: R E l� E It We have reviewed the proposal and have no objections to it. MAY 10 1996 IF Please contact of our office. _ Please refer to the enclosed letter. By Written comments provided below: KMIA U Q l� L ^Ii✓� �!'(U a 1 / N a e, • o ✓ b Cl ik : "� N e L a U Q c t +g Q (� X111 — 7 , 2 e a. of 11✓�l w, ) n A W n o.2 (P(ease prvvife tkefollowing infornration) Name of Person(s) Commenting: wa it& I Phone Number(s): ‘4id �� D SUB 96 -0002 JACOB COURT SUBDIVISION PROPOSAUREQUEST FOR COMMENTS 1 • RECEIVED PLANNING . i ;Iill ..141_0 ITV OF TIGARD REQUEST FOR COMMENTS DATE: May 9. 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 -0002 > JACOB COURT SUBDIVISION Q A request for Subdivision preliminary plat approval to divide an approximately .79 acre parcel into 6 Tots ranging between 3,050 square feet to 6,022 square feet. LOCATION: 11705 SW 98th Avenue (WCTM 1S1 35CD, Tax Lot 1300). 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 Section 18.54, 18.92, 18.100, 18.102, 18.106, 18.108, 18.160 and 18.164. Attached is the Site Plan, Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: Monday - May 20. 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 letter. x Written comments provided below: e\ .rN6 q-'Cp Co-f \tV W.1 r� o T�;��r r , v 11�� a ("WC RI � J 0 i-.� - - �r t e, No P\44,/4.11 CV. 33 v s a} C a‘mA w\- Ne . r ∎N\ ;6- e. n v./ 4 MO 0,21 vii ,pr A 09kase provide thefolowing information) Name of Person(s) Commenting[ lo C I Phone Number(s): \\ SUB 96 -0002 JACOB COURT SUBDIVISION PROPOSAUREQUEST FOR COMMENTS • 0 PROre S i ; , tV .1° 18,21 S /O ' Ex 124147 r OREGON gCCO�P � r---; 1 J/T T - 0 a „.„,, . q?' ...,;: ,Il O Lt , - -' \ J �, ` \7/-ic'' 1 1 // ! I s Pi/ �o f ( ff— \ W �f / O F- -_ _ - : ` ® J _. . r I: l . 7 1 I ( i , A RD 0 R E ( il 0 \ : �.J , . . 1. All work shall conform to the applicable specifications, codes, and requirements of the City of Tigard. ft shall be the responsibility of n +° i O J q l z +Q the CONTRACTO to discover and comply with all such requirements and obtain and a p for all permits required uired for work 6hown c these l' z 1° O ; } w NN dr awin g s. t� 2. To protect underground utilities, Contractors performing work shown co these plans must notify utilities and public agencies at least 48 hours, but � ` not more than 10 business days, be fore beg inning excavation, in accordance with the provisions of CRS 757.541 to 77.571, for premarkirg. Pothole all crossings as necessary before construction to '. / prevent grade and alignment conflicts. Call 246.-6699 for utility locates. . . Iiii ik 1 ..tc--/ , 3. Any alterations or variance from these plans, except minor field .. .. .... -_ - -- l I Lti adjustments to meet existing conditions, shall first be approved by the City Ci > el L Engineer or his representative. Any charges to these plans shall be wj J ;' C I P �' ' r 1 f ;;.- C J COVER) SWEET -) � ` p documented Cr construction field prints and transmitted to the developer � � _ _ C2 �� - FLAN � l c� ( CO Ong sneer. = 5. C3 EROS ION CON T FLAN W o1 t- i _ _ Q 4 T he CONTRACTOR s hall s ubmit a traffic control plan to the Ci and C4 5 r R T / GR,� Ji'U FLAN ! =3 _ obtain City approval prior to an w ork within the_a9ath Av e. right -of -wa I N N� PLO I� y _ ..,- -- v. C �l I �� U The roadway mall rot, be to thr-traffic -traff at an time A hard ` ` - '� ,�- iq `- 0 surface patch is required a t t he end of each day on trenches in the roadway. dl Access to existing parcels shall b m aintained at all times. C ITY C T IGARD CI OFF SI `tE WATER N ,4IN c) 1-- g 5. Notify City Inspector Letha Thomas (039 -4171) 24 hours before initiating an work. \�� `r y �c �` S c orT l + i �r � -. TS r .J �-! t ' ! l 0. X 11 existin „ite ccr it�on•s and elevat�cns own cn these lans arm d . . Gh from m �� , J ___ ® :: - - , :/ - ■ a survey ccrnpleted by Y 1"1 Consulting engineers, Inc. cn June 1996 Pp P - ---- -- . — �_ � � _ �..._�. - = - The CONTRACTOR sha II verify visit the site and v all existing conditions I 7 CITY CF T IC�,4 and elevations to his satisfaction. Cow \LoiNcoN cr B '�22 C �D /' ° i ' �' �'c, S .W. CORNER OF S.W. SCOTT CT. `� a 1 7. Project _grading limits shall be all property lines and street rights -of -way, SITE x sr ANC) S.t,U. 98th AVENUE IN CURB 1 1 0 unless otherwise shown cn these plans. _ _— L ELEVATION 194.01 (3/I4/9 ') ' i 7 L . . : 13(T)C), TM. iS -1 J 35 C r (1)'I a. The CONTRACTOR 61'16i 1 keep an approved se of plans on the project site a t a Il times. An changes to o this des i n shall 11 be noted on the plans `� 1 E Any g p 1 n to information h a d e shall be tra to the Engineer. � qj • , o r G r. 9 , of a i ht grades shall be run between all Finish elevations ns and /cr all .' ® - E L ! [� s rad� e �. ..va t o • r -fir � ., J J ...ii ice! 9 w finish con tour lire s hown, unless otherwise noted _. _. ... . _ ._..._ _ i 1 F f � , 10. The CONTT',4CTCR shall protect and maintain all existing ilities in the H l"1P ENTE IcPRI��� p 9 till � si te. Any da to existing utilities, whether shown or not cn this 2 2151 3. 55th 1 - ' c i f drawing, sha 11 be repaired /replaced a t the CCNTR,4CTCR'S expense. - ' • Tualatin, Cre cn 97002 tt! ©' w g 5 11. Approved erosion control measures shall be taken during rainy weather. c F I The CONTRACTOR shall provide all material, 1, ui ment, and personnel t 6 p equipment, p / ? . necessar to maintain such erosion p rotection measures. ,4 damage y r asu es d � Any g o caused by erosion shall be corrected by the CONTRACTOR at his own l . expense. ,* j J P 1 ®\ aa-TJ !it 12. Dust abatement shall be maintained b adequate watering of th si te. . . . . _ _ V c� a S TAT EXCAVATING, iNC. - �o,,Ecr 13. The CONTRACTOR shalf provide a construction vehicle access and parking 11200 S B remer Road 1620 . plan to the City for approval. All construction equipment and supply vehicles Canby, Oregon 97013 __ _ ___.__.•__ _ r must park on site. No vehicles cr equipment will be permitted to park cn &W. . , ' te r rr 98th or adjoining r esidential s treets d uring t he on construction p hase. C l . r at , ` � f P,-.,4 6 ,s, i; ',: ' a t 3 ' . { ,2 y ` a . ' r / ` ' ' _ a. Ez� its 8''t • i-,_, 1 i � a ,�ti ' S'. °a ; ' J — ''if -` r \ 1 I -_ �.� - `R 1 f: Y '?' ', i » u . ,i '''' ' - t l 1 k . • *, 4� 1202 1 1205 J 1204 1 1201 �5' D EDICAr;ON Y / 5 LS * : 1 0 1 » .fr ,.# . %, , : 18 '/ 1 0 . , .' % , ; . _ , ,, . I . '' ; - • ' , \ , 15' _ i C PAYMENT ' ....... ! 1 I AO 5:1 TAPER x . - � ' 1 I 1 5 , a �' 1--4 , 9 ,,,,,,, tYF!C4L SLDr. ENYELGFE ,'� I 12300 ' 0 7 3 .2 ? ' 56.83' I 59.96' 5 0 .8 3' 50133' ,10 83 r' � I I W l I 1 1 1 I I 1900 Ce 'NO PARKING' SIGNS (TYP.> 1 _ _.. _ _ Ar I _ _ I ® - - L �/ Y� ' i I I9 tUOOD ',. 4 r , i 5' $ - - i /� - t� I = . V \ 24 • 04' L p Q �� 7 I, i 1 10 ..% t \ ' 4, (.(::::) ® - iv• S F 3,51 1 5F> 4 r ,,. 3,4 0 SF. 3, 050 5F. 3,050 SF HOUSE ! _ J L r [---- ' P .. �. — � ,,y 1 i i Y SION C;✓NE I 1 { m o { _ r _ _I 3 ' . �� G t o i { .. ; �-- tErrPO reY FIR yuRNA D FE,R /8. 2 1 ( �° L� z qI ' � ' i ► �% , W/ GRAS• BE TE tEXIU I ► I- 8A ARY VER L 0 2 It. X, �. 20 i 1 �; W,° 4 ✓ Sr L 2 L..........._ __ . �_. > T L `� o " X A � v'� - -R =24 00' 10' ,.,� 5T Tie 6. ��� � . , /� l WATER I I� -+ \ 14.47 . �= 56 .8 - _ 1 i 5 08 — 50.83 ! �– –'� — 91.83' 1 evil l -'� - ,- y -, FUTURE 10' u1aCE 0711) ? � - -� �;: - -- -- - - - _ . �. -. _, 51-10a1.1 FOR REFERENCE � 3 ' �� -- 1 ° ' I - - - - _- - E7( FORA L1hE ONLY `____ ' r ° ' `MAIL KIOSK 1 , R = J j I __ _- __�_- WA 2' S o Wo C ARLES « o 0 i PAUL T� _ _ _ _ • _ _ J' _. _ – __ -� .-._ __ . s_ – - _ _ _ ______ – – – I � – -- - - - - - "` 32.2 7'°' 3.82 I , - y - y - y - y - EX OF PA 1 q .v 1400 1 New HYDRANT . -- !!-I '1 , \ I i NO PARKING' 51GN5 (TYF') 1 t I I 1 l • I. eLowatp N - ..-e --, . , ., PROPOSED EDGE OF PAVEMENT ( • WATT O .,:. .`\ 15 PUBLIC STORM 5EE DETAIL SELOtU I O } { \ i DRAIN 4 AC(E55 51' - c SE r F 'R CL ARI 'IT 1 EASEMENT 5EE r7P1cAL SECTION \ 1 I , + i 4 Taf�Usr BLOCK ( 1 Wi • NOTE; 130T1-1 CONCRETE 4 A.G. ROLLED I I 0 GATE VALVE CO C W '°®I • \ CURBS TO SE PAINTED YELLOW 1 8 11 ,� \ AND MARKED NO PAR3KING FIRE LANE' 1 I TN I 1 RU ( WATT VALVE �` O f. � .:ry- \ \ AT s5 3PAG/N'G 1 ; 1 11 r1 0 g L \ AC PAV EMENT i �� EXtQ �' j _ 3 I _. . _. ,. ,.., „..... . , . ._ ' W/ 11:1 TAPE I '�` \ / 1 ® CATCH SAM O 1 ' ' '- \ , --- __ PutuRE CUL - DE - MC ALICE sf STEVEN KOSKI i II �� 0 . \ W / 42' PIA. R -O -W 11 °735 Sill 9871 -I AV E 1 I I ` `�,' �- SNO U.N FOR REFERENGI= GNLY. T IG/-� '1�, C,` 9 722 3 i 1 1 1 I -o- P OLE 0 1 I , I 1 -- , \ 1 1 \ \ I 2000 i i 1 s. r , t: 3 0 ; ; FUTURE PORTION 2? ' 15' el ;y ` ' • QED!CATION � -a L - PAVEMENT R�U P OLD NEW al ' \ R/lU EXIST FE , R /UJ CROWN RltU '� 1U1 ii v : 10' X 30' - PARKING PuE I — PI 6. i . .. ' , . ,...,....,,,., . PIKE ( ! 5 1L�) 20 ', r ;' k , � j g .5 ' — t . ✓ 1 . - f' R l - TUJO COMI''OUNU Epoxy 1 f ® 1 Y ' Tow AWAY 5 - 4 . u b , >`y 2:1 MAX _ i ( Z ; Z : l MAX IN A H 5 1 YE i ° 5: ! M ' - ? -- •_ -; T S = 2% f 2% laX CONFORMING TO ® sr ' .: Fj / ' ___ --- L ! MA — �`� '`-`�' S'� M a AA5NT0 M 235 Z-� ”- OR3 98.80 -° (j -- - r te : X /_� ]� g -� i : �o " ROLLED E D / - Gonc Curb 4 Csu t t Er I � ?, Cone. Curb Getter _ _ 1 ; . .. ' -, -. AC CURF ., EXl5t- PaVEmc�nt ° A.G. ROLLE CURE3 DEl - AIL 1 ,,i z 1 � • C ' G' Asphalt Concr N tS 0 ' 3 , ? . , .... ..,,, _ N+ F'Al �1CIN �ICN �� p _ ' 163011-1 LIFTS 5 AI " tE TIPS , a CL c AS it concrete � N `�' ,� ��, 2 ' 3 L ' Ae Concrete 2 C. B As ph alt Concrete } i 2' ( ' -0'> Crushed Rock - I � \ -."— . # , �4 l� 1' (2' -0') P a - se r OGk 12' (�' 0 Base [Rock Rock. ` � ,, o `1 - S.UJ. CI- ARLES COURT ST. SECTION S.W ` AVE. 1/2 ST. IMPROVEMENT ' ° ` TYPICAL PAVEMENT SECTION 11! > § . ' j-: TYPICAL PAVEMENT SECTION - - - -- - ,. NTS - -':� -_,.4 I. r PRA .)EC1- ' :,-,.',--.1-2.-,,,.'.. 'y ! !2 L ; C2 4 ' d , • , . , ---- . : 78 • : • i . •• . _, , 6 IN ' , ; \ \ 1 .4' 1202 i 1205 1204 1201 i r , A \ I ' \ NA 1 . , . 1 I I \ \ SA7V, WPM , I . • \ \ 1 17"1:11 40:4 ttlil5'11:a?all i 1 \, RD D 1 I , \ ,--,---, /i , v, 4._ zaw az &if ay : 1 V \ . , _ _ , ., .- _ . , .-- _ - _ . _ , _ _ . 885'39' Y2111 414.27,' .. _ .... ___ _ _ _ , \ , -- oe <r_ , , 1 .: _____ - _ _ - - r _ - - _-_ _ , .„.._ __ 1 ! 0 1 'r - -- ..... .1: 7 -- N i ---- -- of joi t \ - e brrir to void - - EXIST, CR1vEWAY - - --- 1 I . , ..-•,,, \. -• --- _ .n.. , ____- ---- V) i \ 1 \ ..._..... - \ 01 .1c), --.. •N . ---i-i 1 -- - -\\ _ - - - ',.-7:1 ,,i_ .! , i----i \ -,.. 8 tl N . .0 \ I \ \% , ..,..., , a, , , w.,..°,°,-,c) -- 4 - -3E., c , ) -11 9 . e _ _.. \ , ,5, , -,... \ ._-\\,) - ---..\ 1 1 ,,, L ?osioN ato 'ir. L, , - orp . -...s , ‘,. . r . Exe lTiN G 1 \ \ %. i \C>, \\. ',•;._ -„._-, . , .< \ , pousE '.\\\ \ , S. ( . . -... i 1 1. The CONTRAC.:TCR 6hall become familiar with the. February, P-- i A \.:.111, g '. \ -- (Cv "T % ,...F.„. ....___ .....,_ 1 . 19S4 revised edition of THE EROSION PREVENTION AND ' , SEDIMENT CONTROL PLANS TECHNICAL GUIDANCE HANDEGOK, ■;'' ' ; 1 ' 0 \ \ published by the City cf Portland, Bureau of Environmental , Ei . \ \ \ d % ''' .--___...,.... • 1: \ \% ` --.. FO\k/10E 4 LF SEDIMENT BARRIER. Services and the Unified Seu.,erage Agency of Washington • 1:11_1 i i. --, \ c& \CX cF- _._k 1 1 \ -,, , i County, and to adhere to the.. recommendations set forth In part 30. ,.a, \ \ \-)c,...\ - /SEE DETAIL BELOW. . .._ . , 1 . \ \ \ ,i 1 2. The erosion/sedimentation control (ESC) facilities shown x \ I . ill! q.,.., -.. Li --.14 are the. minimum requirments for anticipated site conditions. t---ild lz 1 - 1 1-- NI . '1 Curing the construction period, these ESC facilities ,,,i_i I, c .,,i< io ' \.) c 1)1(. 5 -.1::) 1 . i'''''''''''--., CCN/31"/RUCTION ENTIRANCE. 0 ________ , . I__ -- (s \ \ \)‘....\ --.... 1\-- shall be upgraded as needed for major storm eve.nts and to ensure I 1 cr) I / . o 11 (r) ..,.‘\ (c,,, 1 sediment Iaa waters do not leave. the. site. The. control treasures illustrated above are schematic and not intended to reflect N- \ \ actual quantities. Actual quartitie.s and placement of' measures will ,,,, .._ ., , \ \ - -- . be dictated by surFace runoff conditions subsequent to stripping __ i \ .\ SI 11 11 11 11 IF 1===31 i=r =N:=3 11 11::=X=11 IF 11 f 1L__T___1__JLDI.___L_1E__JC.__1C__JL_3t_Dl=_JCIJL=3=t__Lf _ICIL DC1C7.1____k_ 1 .. . I ,, . : , , L . . ■,. -, ., • .. . . , _ ■ , k and grading to prevent erosive stormawater velociti 6-$. .--..:- , ,-,-. il ,._ \ --...-----4--o---e- - - 4----o-----o----o--- -0- -0- -----0 - ---0- -0----0 -0- - ---0. -0- -0- 0-- -0--- -0 0 0- -0- -0 --0---- -0-- -0 - ------0-----0---0---L-0-- 4 I ■ _ ____ `,, ' - --- - - - - 1 / 1400 \ 36992' ._ __ ... _ _ ,, - \ - . \ ':,?;', '1 3. - th,s filter fabric. shall be purch In a continous roll cut \ ,, t-3' \ --, to the length of hae a 1.15e nts . When iv' :' , , k. \\\\ _ ,, joints are necessary, filter cloth shall be overlapped 6 ' . • i, i and both ends securely fastened to a support post : , , \ ■\ .., \ ‘ \ \ ';.-, , -,...,.... ., ---- •____ _. _ _.. i- 1 1 i 4 All excavated material from Filtr fabric fence 1 . exae fe \ \ P ".‘-', \ i installation shall be backfilled arld compacted along \ the entire disturbed area. .....1 , ..,, \ \ \ ' 1 () . \ \ \ , 1 5 St dut filter cf) 9 01 0,. , , andard or heavy y ilter Fabric fenc e s hall have i \ \ \ . f I ! \ \ \ , 1 4.`: 1 s ' ; manufaotured stitched loops for 2' x 2' post Installations Stitched loops 6hall be installed on the uphill side of \ . c- c -- Q) 1 4 j ! \ \ \ -;-.. - 1 ; the sloped area. Posts are 2' x 2' Fir, pine, or steel () > . . 6. Filter Fabric fences shall be removed by the general II) 1 t: Cc contractor when they have served-their useful pi...rpose, but not before the upslope area has been permanently i ti) C protected and 9tabilized, ,..) kr) , , - 1-- 0 18 0 , FLIER FABRIC 1. Filter fabric fences shall be inspected by applicant/contractor 1 immediately after each rainfall and at least daily during i Pit o) , LEGEND s T !ICI-ED LOOPS proloneed_rainfall. Any required repairs shall be made -I 1 -_. ' () 0 , STRAW EALE3 (TTF-') immediately 1 0 0 6 () , ' a Notify USA inspector 4e3 hours prior to placing Erosion Control. , iq RI 0 1 1 HAY BALE 1 . !, ---- 0) *. (1 , . . STRAW ALE 9. Freconstruction meeting should be held with inspector. (USA ' - 3 r '- 1 • • • SILT FENCE ,,, I Hotline 044-e444). ---- I- c 0 co ;1 /- -----1 1 - c , - ci . 0 GROUND SURFACE i---\ 10 Supplementary wet weather measures shall be required between i < I 1 : 0 (1. Q a- ... 1 " <1 1 November I and April 3Q> in addition to the. base measure 1 s. • Iti ----- . . EXITING CONTOUR -.:.4.1 =,-- ,____-,--,--- -,, ...q '- `1. if , C A Refer to Table. 3-2 'WET WEATHER MEASURES' for implementation ,,,,' s r' ',.. Y ' .• X > ' . .'?:,'_rnr• _ 1---- . , _ I.r cover a CONTROL m nd A e r sta: i lis x hing 2 &' 24'mn c i, rass cover _ MAx . t . .„' \lo.... 1 ELEY I SECTION AToN BuRY FABRic T MCC RMERCIAL S 5 / 0 AND LA GE SITE CONSTI STO UCTON I C /7 2 E G N RA TR V A E N L c CONSTRUCTION E 1 / , of ,EroEsuiRonoDelasir,\II:ItsN5, 1 A N eLE 32 . SITE SLOPE PILES % . <2% <10% <15% <20% <30% <50% >50% i 0) , ' 4 i BASE MEASURES r 1. Gravel Construction Entrance li a i (Sec. 33J.) X X X X X X X 2. Sdmnt . eie fe.ric or brrir at toe cf e ae X X X x X X 1 w 2 disturbed area (Sec. 3,31 and 333) ' SEDIMENT E3 , co 3, Undisturbed buffer at toe of A(2.) i . . NTS 410 disturbed area (Sec. 335) 1 • vi t ..\i- Q'\ ...ci\ f e ill 4 Sediment fence installed on contours X X X X X X ' l r... 15 1 , r'' ?' (spac:re) (Sec. 332) (300') (150') (100') (50') (25') (25') i i ,---,1 a 0 P. .. -,11 0 • '''' . 4 „.3 5. Temp. interceptor olikes/su.ales • • • • • • • kl1.1 4 . /-` --1- e‘ c ! -- 6' 2' *- .- ..0 . . - . /N-4 around active work. areas (Sec 3,3.11) In : 1 , 4 V 1 ; ' o'' P. WET WEATHER MEASURES 9 4 b. Established grass . . i. Pi , 44 4. 4 .4 a . . * 4 • • . • ..• ' 4 • (Sec 33 (1 .-----;' • 4 .. 4 • .6) - - • c--. ' 4 1 1 . . r-min. 5trtu a mulch cover 0 0 0 0 0 0 ri 4 ie r;1 1 2 , • • . . s 331) CI ,, 4 ' '• , 4' > ( tec . III 7 4 : - . 4 * : S. Erosion Blankets with anchors 0 0 0 0 0 0 i IL- ) .• a - • 3 i N 4, , • a (Sec. 3..8) . I ■ • - • . 4 ' : . 4 1' 01 A. . 4 . 4 < 3 & -mil plastic sheet cover (5ec. 3,35) 0 0 0 0 0 * . .. 01 R5' ... . . . . • 10. Sediment trap or pond (Sec. 3.3.10) 0 0 0 0 0 n 1 =2 MiN. r a_ v. ! :d 1 * . _ 1 fl, . CLEAN PIT RUN CR r MNUS • . .‘ POST CONST 1 RUCTION ., I . GRAVEL (CR LARGER AS NEECED) * \I •\`' IL Reestablish ground cover or ii - ' , .- landscape prior to removing erosion X X X X X X X I- CO 1 measures (Sec. 33.6) i 1 r----ii, , , a' MiN KEY X = Base Measure. i 111 > o . i A = Alternate to Base Measure Indicated in Parenthesis _ . • = Optional Base Measure, Can use as Applicable i, -1 --- 177, z , i = pp.rnental Wet UJeather Meask..r e (November I - April 30) pror (Seeding i to September 1) COkSTUCTION ENTRANCE • Su le -- 'Izza,*•acT , 0 = Alternate Wet Weather Measure to * • ' NTS NOTE: IF different areas of the site have considerably different slopes, the site may be divided 16203 up and erosion measures f:elected for each are.a from the appropriate column in the matrix. . , . , C3 ., . .. ; . . L ,_ _______ _ ___.________ _ ___ _________________.__ ___________ _ ___ _ _ _,.. --- .4 1 � ' °` 1 I IL CUL DE SAC CURVE DA 1 j Q I } , I t ,- RET, 14.0' T. .3 +31.76 T.C. = 183.27 \ 1202 1 1205 1 1204 1 1201 1 I Z % PT. T.C. = 182.94 \ t I ' 1 1 } 1 Q LOW PT. CURB INLET i T.C. = 182.61 \-, NOTE: ALL ON -SITE $ ON -SITE SERVING 5:1 PYMNT TAPER Lk, END CURS T.G. = 182.80 il UTILIT/E5 TO SE INoTALLED ��3'` UNDERGROUND pl_ ., . 1 \ I Aft) ID SD 1 q \ 0:0.x` t 3'gr RAJ' t� 11 1 • 1 , ► ` 180 CURB RETURN DATA _ .,.__.. 1.... _ 1 `� _ - - -. ___" _ __. .- --' - - r __ _ _ ^-- -- .- --- -- = - Pr. ��, 3 1 R.75,0' A=90-00-00 L=39.21' , - -- 1 - I 4 ` I \ 1 I 1 1 1 191'® RET. 14.0' RT. 0 +44.98 T.C.= 188. - iv EXIST. DRIVE , Y I - - - - ri - - - - 1 I i PT. T.C. = 188_, I 'NO PARKING' SrNAGE ( I u��D w L\ ----- -- I ► H % o ( r7 ) \ �Y ` I PT. T.C. 190. r -, \ F.F. EL. = I84.0 FF. E�. =186.0 : FF. EL. =126.7 F. EL.= iee 0 F.F. EL.= 128.6 1 ` � 6 q 3_ r _ >L j } ' RET. 20.0' RT. 20 +18.15 7.G.= 191.E , a . � � I i _ RE " -Rt I 14 l (� I 7 • �' J I © S / c Y l j ] EXi6T INCs :- I © `' © .Q �9 +OUSE �, 20 +x8.15 i � I I �' , I t • i � 1 A C . I N STALL 5'DECUALK E 'EF2 " COMM " \ EFCiAL GF21YEtUA'�' c ' `t � � \ GETAIL 6 TWO( GONG TE CU/ 10 6A ME5N a ,I 1� L F 3 ROOF - o RE RT. i I 19 ( 1 -� � f r t ���. �'\ 33 LF. GEGINN ST A. 23 U� U>! CRAIN 5=10% �� 0.98 �' \' `� R �' N ®1T.' S I < TYPiCAL > 4 , i � _., --....„ j__ (>''', . \ /,c FIRE TURN . =182.66 ��� - -- - -= _ __ _ -_ - _____ - -- -- �� - -- - -- - �� 19 r i I - - - - L Pro j�ct grad)nc� limits shall b� all property L. �� �`.� \ -, -_� r �„„�.. =- -41 Oh � . . --/ ' � 1 right-of way unless otherwise shown on play, IIII - \ � -- �> . , 5 7 1 1 _ � 2. All construction areas shall be s tri p -nQd of . \)c-'' I.E. = 182.1 ��� t � J .- �b \ 1 cj ✓;' L_, 3 I'� f � _ _ - _ of unsuitable materials shall be done In cons �Y /CURE3 I�tL ET 3 _ _ - - - - - - - _ -- _ _ _ i� - - '- - f i Engineer or his representative. \, \ . T.G. =181. J8 3� - _ �+� W . 7 +e C HARLES CT r 3 L , ,s - - - - - } ! 3. T h e CON T R A C T OR shall have appropriate c i -' - s !G E;1 K TU,R \ f OU T 1.1J/ r`?,4 I L BOAC _: J } j \ 13 MAINTAIN 6 ' GGRB ExP05la CLUSTER FOR STD. DETAIL 1400 r ducted and approved b a Soils En ,neer / I pp y g' No G�JRB cROr� PROvrr'EG `� - 5 R. 8 WIDE U.'✓ -i1TE 1 I : TRACTOR. A11 test results shall be forwarra'E , \ > , FcF TURN AROUND Ti- :ERMCPLASTIC 1~NARKINCx 1 I - �- 1 I • Engineer and to the City's inspector. !I \ 4 - - _ _ t STA. 20+51.13 S.W. 98th AVE. 'e,_ ��-, \ _ t 57A. 0+00 5W. CIIARLES CT. I 1 4. Prier to placement of fill materials (excludJr ,�,, I I I fill rock), any excessively soft or wet areas i 1 +1 1 ping or thereafter shall be removed as det \ 11- I PYMNT TAPER { o j I before the next lift is placed and compact( I 1' ±� \ , - 1 5. Ail fill material shall be placed in layers not -, t 9:______.4 1 inches !oose thickness and shall be ccmpac ! f ( } l bast <90> ninety y percent o t h e modified p s ..\ ALICE $ STEVEN KOSKI I i 1 density and shall have a moisture content nc , 11735 SW 9877 -,' 4vE 1 i ;� ; i p a the optimum moisture ccnten 7i Gs aR CR 97223 I } I tv m 1 1 ( 6. The upper 2' or all rills within the paved are \'\■ ' ; . 4 1 1 to (95) ninety -five percent of the standard y ®� �_i # o k . -1__ 1 density and have a moisture content not ens \ des _ . _._ -�____ _�_______,.�_�_ _ `y ___. _�__- �..._�_�_�- __ - - -� - „1. -. _ __ _�_ - -- - -- ,- - - - - -_ - - -- ------ - - - - -- .---- - - - - -- �, m 1 1 cent above the optimum moisture content. ru S 1 1 \ � r � Ex15TiNCa G RACE s 1 I 2000 i \ . Z q 0 ■4 STREET C,t 1 1 7. Non structural fills hall be similarly placed e j L ) �. �.. PROP05EG'CsRACE 1\ n .... �, l .. .. .... \ _- 1 ! s _ fil.s excepting that the material shall be co • .1 ul 55-3. i ,/ ( eighty -flue percent of the modified pt • '1 . -, go - � Q1 c Q) sn' \ \ L - ij o u _ j \ ' \ a p ... v . . - - i - JI T J T R c --- ,, 'N C, `-,- 1 i \ \ \ f3 8 ... l)� o ,�$ _ _ _ 1 CONTUCT TYPE "A" \ _ ►11 a ; m \ E `n Z p i ( ..... - . -�. ' �. 1 Iil . s J ... .. .. , � I L �? A i 2 CONSTRUG 0' (.VIDE INSTIL • 1 L 1). _.1 I N } 9 Ci3,/EC f U ' m m m k III . I I RESIDENTIAL DRIVEWAY S i EE G a8 _ ____ •._. ._�...��._.-�____ �.=..4_. - .- .m..___.._,_. ,.___ __.�., -.� -,, ..�.- b______� Y�_..�, ' �,.._- ._.._;_,.__._ ___ti___. __g__ _..,..„.__.___ :._.a._..__._ _____ __ t i g 1 ✓ - - - 3 INSTALL STD. CORNER ,1 \ , ;i \ 1 WI- 4EELCI -LAIR RAMP 10 INSTAL \ 4 20' R �� ° $ t ' ° ° C!j �. r == 7' 20 +643 .6 INSTAL tee, J %�� _ _ - BEG=rN A.C. ROL CURB 11 2001 AL ONG� CNARL ES C T. d STRE r 20' HO ZQNTAL I I - \ SCALE r = 4 ' VERTICAL 5.W. C.- aARLES CT. PROYI� \ \ PROVIDE 722 5Q. YDS. 12 PAVET' \ ''�' 1 ' STRUCTURA STREET SECTION EXIST < SEE SI -IEET 2 5,W. 98th ST. INSTAL PROVIDE 210 50. YDS_ ;3 STREE' . v 1 1 STRUCTURAL STREET SECTION 100 WV - . m.,... .. ____� _��..�.- m.�- sa�� -.z w� -� - _ __.n. __- �_ _- ..�_�_ �___�p.__. .__ _P _ _._ _._w_�,. �,__M._ .-_ �._��_�� -._ �Y.__�.__�...�_ SEE SI --+EET 2 UJ1TH P . PROPOS #D GRA ' . : . EXI STING GRACE ' • . C / L 2 0' r•- 1 O BL �� pIN CURB AND r U TER }- Q . : : : . 55 -4.0q_ -= - 5 _.. m - N J1- 40Er,5 _:_5_.' 7 --: Mg - int) a813 I&' ,46( . _ -- - % �� to ,n 5 \ [ �j , � ti S • o n __ -_ - - - --: - - _ - =�-- -� q ig� ---0 ii N q � 'I a m tu (1)2 PVC g V U j M A•� '4 Q A 2• i l' ad9 - c'1) 2' PYC 5 = -2.00t, - __ - EXISTING : GRACE a 144 4 . ;►`t _N > 4 ; ; • .) ----1 L N • Li � � - _ y - ESP t f= ROFERrl' LINE? 1 ,�. W !u ! Iq v) UJ. - � Ex +�t t �: • . - 20``/C. 20YC. . 51 /1` � z r e 1 °' .. J (C4.::),) r 7 Ju l / r - 20' HORIZONTAL 12" ! x 36 " ' r- 4'VERTICAL 0 ,j C ' M,41Q< . . \ ; I t I \ 1202 : ' 1 1205 1 1204 1 1201 I \ I I ! 1 I 1 I J d I f . \ ,, a I LE \ 1 -- -- -- -- — - - - -- - -- - - - - -- -- - I i I E SD D �ij I EXIST 8' SAN SEWER iN 15' EASEMENT I I 1 I i I, 0 OAR le >� J` I _. _. _ __ -w . _ __ _. . . . _. . - . .. .. . _. _ _ _ _ . _ . - _ . __ _. _ _ _ _ . 58539' 'W 4142T I / I I 1 I I800 `=Z 1(3 -J -1 1 i 11 ii:_i___::::::_i\_ I two E X IST. DRI vEWAI' i F w 1 � � i ti 1 1 o i n: I ___- - Wit - - ° r i o \ , Id c So D.. J L l w g�_ I� s #..` • w , I F1 © . � 0 w z a -- I z n, I z , 1 I ? w { E {�T ►NG , tu I I 1 ; - -- _'-_ -__ .._ . _. - 0 tim q - ti f Q =' w <1 H E _ i t t ` - A 0 \col 0 - 0 s . EN r I Ol Sr., C i� m 0 n, n m m ,,1 g 1 F _ i I k,. • A ;� u ' U ; U L U l� W t l c3 i I r I' i \ fIC I n � J aC `' 01 U '1 EA SEMENT `V 0 ! ` �� _. � (0 s r: / :t T• UA"f UA'1 �T7PlCAL> UA"1 um T uITffA'1 ♦ I �� i E - - - - L 0 ,,, 1 ____ _ _ _ _ ___ _ _ _ . _ _ evimi — — - / - - - _ _ _ _ ____ _ _ _ .. _ _ ___ __J__ I 1 \ t i i I , <2 — r - — -- 11/10 W 1 kri \ 7 q,, ti/t1 /� ".,.- •' ! N iTA! -;, -) 1 - E." PE r is 1 f J l • 4 -- - - - ti - • _ t 1 Ii i 0 ��� �" P!!= IN 1 < '? �"f�� ? -I • L ." I ___E-: -1-.. c ' c; . -:-I-I' - 1 _ _ _ ( :, 4 z +oo , • � f s, 5 346 L F. �i ` D.f.P. �__ i \ ` ,�_ - - - - - - 369 92' - - C I - - - - - \ 41 INSTALL INSTALL 140(4 1 i 1 € 1 \ ` z 6' MJ x 2' I.P. CAP 6'MJ x 6' FLG TEE INSTALL ( ( I' z STRADDLE BLOCK I ! _ I ! \ \ \ 4 CU. 'YDS. w 6' FLG x MJ GATE vA,LvE 6' MJ GATE vALYE 1 1 I ' NI 2' B. O. IN CONCRETE GL 100 R1P\ \ � USE MEGA-LUG UG RETAINING GLANDS f E i + \ \ Z Z METER BOX M \ ! O 6 ,0 �4 ' �i L O OK C s ASKETS I �3 ! LsH I r 8 i I i -0 ! I CUT 4' LATERAL ---1 N WIND _ r H ,Nro E XIST MN z w :Z ( R���J 1 01 Tit r-t rJ�� r i rs -1 r A ' � I i N i 1 1i I I 1 w/ LINK SEAL ►� (q T � ON CONTROL. l o , I I , 1 I EXIST_ 8' OUT SEE S1-IT. 7 FOR REPLACEMENT I i - ALICE $ S TEvEN KO�K1 CF 4' WATER MAIN 1 ( i I \ �— _ — - G OUT SLIDE ' TO \ 1 1135 5U,) e arl -4 A VE 1 I \ EXIST. SASE \ T iCAARD, Oft 91223 — - 1 SI 46,! SEWER TO ExIST rili-i 17..E74,11. e NO 5C'QLE i!_ 4. : ' `f,r _; r' ,rr; ! i t) - r re.r -i4 1 _ .. •— — ..... - \ '^-. - 0 ; a +( o • • 8 BAR UTILITY NOTES ' • ,�_�_____ -_� - -- _� __ _� _ _� $ ;S C. C. EA WAY . is PROPOSED GRADE TYP. TOP BOTTOM LI , o . . Q ..... .. .... ... ' I4RLES a� ,. All work shall be In 4 ccorddnce with AU/WA standards. Sanitary EXIST. GRADE QZ 1 U with current USA construction standards. Q e 2. Al! waterline pipe and fittings shall be ductile iron, cement 106 tsli 4 . _j f v ' (T Ductile iron Gs 5 ?. `° i I `AC CESS ' . �s� 4 HOOPS a 36' or 3/4' min gravel cover for all water mains In street ant ,Q, 1 MlAtvIaOLE T YP. E A MANHOLE 4. All valve operating nuts shall be within 36' of finished g rade, WI/ LOCKING LID �$- COVER extensions will be required. _ — 1.-.. f i �. IL 1 5. Poured concrete thrust blocks of at least 8 square feet of b 0 i each tee, cross, and bend location. a a0 , CURE 1NLET L e + - ,1 r 6. Sanitary sewer pipe 8hali be PVC ASTM D -3034 51,R 35 or A; r - O l + I gasketed o and elastomeric gasket. LOU) PT. �� I �� 7 Use 3/4' -0' crushed rock bedding on all underground utilities. z SEE•GUL• •D1 =jSA a 1 - CUR'vE DATA -SNT. 4 0 l • 0 0_ a A sanitary sewer connection permit Is required to be obtainer /� T.6.202.48 5- I _ from the City of Tigard. +� a ! { Ot�*tl >= 1a0.4s t � ~ { � I I 9. Developer's contractor shall notify all property owners 48 h Q - W/ 12' P �'S= 7.0 — �� � - 8 ' i-n WEIR I:?AI I sanitary sewer taps and provide waiver /release from affectecx ITOLL CONTf4OL 1 "rlal --J --np1 - 18 60: I'24 L.F. 12' F>•VC - 1 . :.- - o3" L `� : 2 " 2 , -0 „ ao9: • i. our 4E36110 WI 6 L.F. 12 :' PC 0 5 =2.L'0% _�, _ 5 , _ 6 II ~ OUT�AL . A C ETENtION all; 1CT�' UE :i 5 - ° _ T , �, P . f E. =1�2� ' �D= 1825 1...0. vcy I.E. OUT =17 -4"3 ' SEE DETENTION STRUCTURE DETAIL 0 RT. '4 BARS "� BARS MIN LAP2 , _. 9 18' O E LUAY MIN. LAP2 , _ „ � '�N� _ _ • 18 O.C. EA. WAY J 1 J - '� �� E Tl P. ALL WALLS -. - �� J i J-�,'_r URA- .. ' TYP j tYP. ALL WALLS •_ T YP. SCALE: r - 20' h- «vTAL j Y_ f a _ _ T. , \ 6, it 0 I MAINTENANCE PLAN _ 1 � i 1, This underground detention facility is cle.slgned to hold a 100 year storm event. { ,_ „ �� $' HH IG WEIR BAFFLE Access to the structure shall be provided by portable ladders only to prevent -- I� \ 4 _� 6) unauthorized entrance. „ P © „ 2. Debris and sediment shall be removed by means of a vaccuum device when l \ 1, ii INSTALL 6' FLG. x PE sediment reaches a depth of 2' Periodic inspection shall be performed ' _ t PROVIDE 1.1' DIA. OPENING L - L -- - - CONNECTING P CE IN CONCETE WEIR FOR 6' GATE VALVE BY OTHERS - hi-monthly Octobar through April and at feast once May through September. - _ 1 _ _ .3. �- 4 CORNER BARS . This structure includes (3) three release orifices. The intent is to keep (2) GG r s' o.c. two orifices plugged with threaded bolts and one orifice open. The open _ ✓ _. II I ,4 MIN. BEND DiA. = 3' release orifice should be rotated at each cleaning operation. 4 IV- -" T P E EA E CO�ER ., 0 , 4. A log of inspections shall remain attached to the underside of an access cover In a waterproof envelope demoting date of visit and personnel. M iymewgi 1 4 ' = 1 - 0 ' 4 1,4 1 11 - - . z _ _ __ _ -� ,� _ � . - _ t . t t ' .3 -0' U. 10' -0" MIN, 3C NAL. 10-G" WM. TA Ls PC/PT r�T x &1:s) - AF 6. STRENGTH " EXISTING DR .(WAY Ex<'STH+C JRl.ENAY - CUke Km /T CROSSWALK STRI FIN3 ' ' ' . FIRE HYDRANTS TO Be rA x i G P A�sT Cxour LK YAMS E � ) 0074 ARCS s MAX J( ~_ 'r • M r mo t ---I SEE NOTE s KW . TABLES) YADTN YAFTES kATCN ORA MAT H TADS / -- MILER MODERN" CENTURION A-42 sTREt PIPE w, ne UNG , - ,J +�' 2'Q CONNECTIQN� 1 6- VARIES ._i , MATCH MOSfN AT,Y! MOTH _ � '�' O , R • r 3 DD r , T P ' ', _ 13EMIN R ,w uNf \ RB. K T2' ' TOP SION AT N �; (ISTALL, s' S -_____ , MEOALMEDAL •• ' • . > MATS ts ': , 0 c IN PERiO Ni£NT SGN 4.cs, C° AACTED SJB'X - }j '� ' : :�.g'.'_- CON FRACTION COM • ITiACi/J11 SIDEWALK „-- - BASE ,,,ox---- 1' C OiNT3 ST,ICAAUt '� JOINTS M ` '� ' :UFB J :ANTS v f T CURB JO _ d �' SIDEWALK ADJACENT TO C URB - �f .feRe j ,- T - _ c Re "� `} , -- 1 FOR S 6 O NC L P PE ... A FA.I CIF (I,� A - �A`X OF CUPS - PC 'PT 5 AIM. - -� ROW _ ° I. USE ALONG REAMS. GLITTERS MAY REDUCED PRKIR S -0' MN Y -0' WN. I 5' -0' Mot S' 0' MIN � ; , APPRO,AL FROM THE CITY EN'•YYEEI) 4' -6 , S' -d kAK ,5' -0' MAX 4 -6 {'- .,5' -0' Mgt I ,5 -d kAx I�4 -6' �� lr - -'.-� - t CONCRETE TO MAYS A BPE.*rJNC STNENOTH OF 3770 P Si Al TER 2e GArS. ice emu '':'Y >'!I �' - 6' .OZK AYAY %OM* - 6' OR A. N A� ln,7N R0 SEE NNOM S fl l -1t `" d= a EXPANSION JOINTS 21 LMJ EAU PLAN VIEW r or s /s s BA�ERO�c 3 " a 't P�EMENT A. TO BE EACH POI • I� ff� ,Ipry LLtL1 - E+VSnNO LATAN 2N %ANT 2 AT EAGN PUBNT c TANCEIYCY OF i-c CURB, W7 AND PLACLC7fD ..?,*TUT AND PU'.£ i .A..O , - 1 / 2 • E RE cow ACTED Sur,+t1E M N. 2 AT EAC1 COLD J)INT V Ex n E%FANS T 3 -1 -1jY EAPOSJN _ - 3' -.' 1 SIDEWALK AWAY FROM CURB LESS 3 AT CN7/ S4'lE CF INLET STRUCTURES. =.� -- -��.._ .___ .. _____ (4' FUR e' `�7UENMA) A AT (AD' END ff DRIYEVIAYS. _ FLUSH NOTES. ff� - { - �f 5) AT LOCATIONS NECESSARY TO UNIT SP N0 TO 45 FEET r -� ........ -- _ �E1±AT10N .$ p , � -. ^ -�- " - - _ •o- .--._. T_ f/ ♦ B, MATERAL TO BE PRE - MOLDED, ASPHALT IM PF¢4AATED, NON EXTRU0ffrG, ELEVATION B-8 f�, a AA�vE S6...A E =s O!! M'. -- r 'hk 1 OONOETE SHALL BE 3000 PSI. AFTER .a GAYS, 6 2./0( *AX, SLLI RA_a 3E f Y T, y / \, f , `� -- _ MIN A TIRCNNESS Of 1 2 YAJ/. __ _ , r ' *-PleA L i �'•• .Y T -1/2" TO S'. . 4. CONTRACTION ACING T O EC STREET 571tEEl ! - • i 4` P C CLNCFtE T 1 -I"io ,p ° ^� 2. PANELS rJ BE 5 FEET LONG. - ftl - COVER R t�RAIN ROriK A SPACING TO BE HOT MORE ThAN 15 FEET . - �, J` - , - - d e 080'`'°o`'.� = . WITH TAR PAPER _ d :1-7-7 - Y 3/ <' A...0 BrSERJCK - ` S. E7JAN9 M JONTS TO BE PLACED AT SLUES OF DFd+EKAY hPPRCACNE.S. IL - BEFORE BACKFILI. B. THE DEPTH ffTHE Mkt SHALL BE AT LEAST 1 1; 2 INCHES Y Or COMPACTED 3,e -D` A0 4(GATE = t Of LOOPACTED 3, d A6.;RE;AIF UTX -TTY i 1 KA 'S 10 BE PL CED RAMPS, S AT SO DRI MA TO C % EAC S. 'TIT a BASE ROC1( t -0 ox 3* 4' -0. BE% COMPACTION BASE ROC( SHALL BE TO SECTION A -A SECTION A - A SECTION A -A ([(i tP � R //. MEGALUG SVHGRADE OF STREET STRVCIURE OR 4' IN DEPTH. HHICiEVER IS GREATER. BM aux_s 4. FOR 51DENAU( ANAcDT TO Pf CURB AID ROOKED A T TIRE ;AIL[ TIM£ AS THE _ � - 1 CONCAVE SHALL BE CNHAERCLAL ALA 1 COMPETE Sh ALL BE P)MsCRGAL M.z NOTE£ D4 R6, ME JOINT BETAKEN THEM 57N1 5e A TRGA'RFO f]NT MTH A IBM ', RADIUS �j R / • a. 6 [A.N ITLOCC OUT - 3' D,ALE F'I.,AS T1C PIPE '•'I ;!'�}••�} /�j� x�''J•: FIC"f'"D - ' 2 CURE JxNT ,I,LL Bf A TRCwEI.ED JOINT MATH A wN'kJM 1/2• MILS - L N J DI ALL BE A TRv#LED .AANT WITH A MI WITH h'ML'Y I/2- RADIUS 1 CtkNLRETE B ALL ATTAIN A k;AIMUM Ct)MF- 'f+ES1.E NGTH JF 3.')00 P IN to DAPS. a SIDE. W( SHALL HAVE A MIN'uJM THA,t.NE55 .x 6,N?iE5 F MO,JN'�LE - ( a '?' GAS I<i A. IA DRAINAGE O X-S w'N W>, U EXISTING ALONC 6A ]( OF A CLPB ALONG BACK JP CJR6. CURB IS UXI) OR P SIDEMAU( IS WENi�D AS RATION JF M CKAY ,�N ,, B SAW O ACCESS THRW C Cq5 OE CUR65 SHAH CURE D TO 1 F U OR OAR 3. EAPANSION JOINTS SNKI BE 1 2' PR£A•OLUED ASPHALT 1MPREur1ATED 3. EAFAN9'ON f%NT SH Nl BET 2' PPfAi TLUED ASPF ALT Nf RE Y A ED 2 JOINTS SHALL 9E SPIELED 3 /a' DEEP AND F,1JNP PANELS SNAIL BE ED',;ED ON 4 DUES OTNCRVAA AI MEN SHALL HA4 A MINPOAN THiO NESS OF 4 14CM.S 1� r ��- SAW OJT VEitTK:ALLY te UCH DOE tF VOA AND REP.AAiED TO FULL DEPTH OF CUf�. MATERIAL OR EQUAL. EA FROM Sl'Bfif�Mf TO FlNiSH JINX kATERAE OR EQi,AE, EXTENOIY6 fPQ11 >ueGR TO FTNMSN GRA 6 JF,AN BLCOMOS IN CURETS SHN.L BE EXTENDED TO BA OF D'OEIWAJ( MTN 3' DOMEIER fir }A 3. SURF A;E SF,ALL HA • 1 A MEDIC BROOM fMISli PLASTIC PIPE AT A>< SLOPE GJN TRAGnON JOINT ro BE PLA.A:?D DYER P.P �t ' •. -�! CURB AND GUTTER RESIDENTIAL DRIVEWAY /" COMMERCIAL GRI`✓EWAY STANDARD CORNER - CONCRETE SIDEWALK jgylll ( =171 ` 1111 ` iI ;a ±o Iu 1 ;- i rt FuD 1 A000.511 A000.511 MY ONA'YI 6. RvLro .Prfm•(n e. PRAM d,RFDvA r'ALIZO Sr eT YN Y7 lik T'VNEELCHAIR RAMP - � CITY OF TIGARD -rAyL Co " c.., gTY TIGARD ....s. w a c sr rc - C a GTY OF 11GARD _ A c vcN rr a _ APFPLiD YY +.Y 1 aTTxa•Y w�a m 1w :wr Tn 1 $ee D lCN1 UM GM nu x•.1 �R fu SC CI wa... MO CITY OF 1lGARD - - �. ;USE STAR DOLTS TO CONNECT --- . QREOQN NA II 7-4-0.1 ADETALS'GkO -0J11K OREGON NTa 7-2.-141 7-2.-141 sDETVS�RESG- 444•AS V..' :,Art CAC CITY OF TiGARD :fAa�rT1 Q Mi LTa 7 aw a cry( uAs OREGON ► T a +e SID s an o. , L s A� r .... cA 3 )tl N T a r - ws a D(T. s u ,c C...041 - ALL THREAD 'SOD Y{ • TO MEGALUC "FLr3 ' 4 "x ex IG" CONC. BI,.ODK Main 1 i/2 YDS. Og I 1/2.. 3/4 DRAIN ROCK - „ FIRE l AY1 4 i - FTL CA AS R7 E F-JYDRANT DETT . FCR. HYDRANT w'lTt� t? F T. OR Hy GATE �LVC A>`'D HY l Q./3g PANE AND LA✓K Q./3g l uz L or AT ,EAST P LAN { ir Rr 417,114 417,114 y - -- - - - - - K --- - - - -- - --- - - - CLASS " 8 " CLASS "A" 1 Y 2 °i f :=:: `.. w T" . A i - - S'z4P i2 E "A,NER - , - _ v 6 • • � (' ]) Q I� P rC SADDIL IEk - ' - r r ., '' '�_-D `-_ RI(YCXS - - - . - ( ) .. - - v - ', T caiNCCT S t; ;E F ,A. 'A Ex: S5 a.•:,E YA- {. a. i • )q,A..L i � 4CC. 5(RAY ✓,Tff.AI PPF SEG_9E ZXI w P,/,� F` ('� _ - 'S i Urilf§ C WI AS 5,770A EU5,770A Ar4N5T P.Pt.* r/ oA:DaTE1 YY. __ _ lA ( E S^ C �Ei =L ,. f1 ' ' T yE: F C Q < - E T Y ._ C , x TO , LfJT r UC e rT i - _ - -_ ! RL BHLR GAUGE , \ t ? _ SMUTM, MAIN - - _ L '1- _ __ -- `• • :•� • . . \ ,� ' ' _ • T, k v " Nn yY_Y 2T f'I:AI XI TRAIL N NCa -4•Zsa TLP ..11 ..Arf.l1A I ' �' ' ' •�1 • • 1 - ' _ ` e _ • ,� ' s OF C. 5-14 BOU // / �� ,• •4•a •' . _ LL - ig --1 ,. _ _ > To p x us TILL �• 1 !7 OWE xNOS {Y °') ' `� '• \ s...., , . ' - - ' OTES ` 1 .. s - _ - - - \. SET w TUN -4aLNt ,..JUT I • • r ' ��CTrl7N �° zr 14, 4 ITUME ARO C.74TC.74.0 \ s A K L'.xE]A MO T - • • - • • . • r y : - ' - ., 4 { - • � DROP PIP At RJRIFD SR URA42•111X0 x6 110- SA/120- SA • I- \. ISTAr JR 1Y Apra ro NLARE3I M••Nbf. . • -. 5'r•� i '� - _ , rye A� , ,� . - kJ ewes LKBA N 7R WINO 1 ` i Q1luD 70 10,7toFY Les a r,UrM,, ••9 I 1 • £.C-} ` :A; "S: Un, S'......:3 , . , rl f(� A C O ' � y c H aT-AZ .ING11 F 2.v. 4Afx 7O 2, or .wnR,L C,. r A. - -°, 5 All Et RATUI NAIT , MA( v 4 " " - E �' ,.., ,,,,, TB tL' 70414 - LxANNEJ 10 a[ }/4 YIJtTL.K ,�A - - A"iar HE74TT , O' - Al JIt G'x X 2K• AT CN. UF n TIR.L - - i u .0 (Ara t • ' • S, ' ,_,,,--- to Pct %1.7 %1.7 %1.7 TN ∎ 1 -- -- - --- --- - 7 s' * C CP.-2 �,,,, _ - . r I i . ufECS 1 8 s if3. ' ° s l''. s , :hc n , I �yAr °„al ro s A � s ¢T I f�Ym zi u u y. 3S• /� F -O" / , , Rw -NECx LYl fxH: s:x 11 a f fca a R N I � � -- - - - - - - - - . ' - - ' - ' .: r • )' SECT1[JN E u$ CM L WW77(E SEC ct4S _ J GWO• rAU '/E iK - ° , - rRt,• Te N A ** ED , , %{ Mira, SE1x71 Zi• AI +.'E 'ASE / T! • ! , . _ _ - ; I f6iALI.AT **ANNA / _ i J i - i1434 9L 41"JI rA ;✓l.Y t - • Litt COL:M C;hY SA • ALL •.' . ,.•. _ WI.YArIIC/ CfWN 27W - I, l . ,i)t TCY ..41•1•X .41•1•X P TO M1ERT A { [P SAW AR _ / - ` - ` L * e`t (YARAlit t N) •+� 77'1 h LL.. `YY4... / •` , tr•cus a. • . tE Farr xNstTr va xrMts, 5 f6 ' ` k'Iwll IiEIDIt a SGkCAuO b _ �� f I&R PIPE S, RN' E5S 5 AEI • .' ; ` *',s ^� S L } i�_ _j ma Z y' / taal 1�t o (t vx TNI, T 7 I 1 t y s "RAP ` \ ( T t r 1 t. % . '} ,,.� / - r . •DtvcMLE , T 4 A - 54 JRANNG NO. 'UF.A 4Aw•'Jt1 S'F.PS y 7�. / - • 'J. _ �- . r . Ns OR ft is ti4D N +qi ST.,! GUT Wt -�1__ ' e .an,Ye -1 A ... I r ff.°VL �, . 7� t x )r rkL 6LTAen1 T 7X6 ar - "� ° . oras .LATE cNw f6 DD r f Q R s UI(, ,w. - - t , A . rn,,•af Ar AcctsA- It TL M r - _ • 7 ,¢ • ' Y 1 � MAC/ A °E - '�' ; PVC SADBLE s r Bk AS `)N 3C:,4 S. iYSs •• • - • • • , - S • ;a n. r, R (x v T txs) I f CJMPJ AIDS SHALt cif 14 DT I64 Atli CELL CLASS 'OF •2454- B; C - -- • �� �, • f , - ' "�y� Y } L . • • _ 7• 0 t' ' • ' ' ♦ • Tit P.P£ C C. WA J R 'F3C 4 -C ma c• •. e • 0 .45 6' _ y 1.11 uA �l uA -' •A/ TC r5 iftA -1 3E ASSN F477 ** K NIfA y a • vfa[ sI2E `-o • ( 444!*_, t t - f t , S Aw 61A yt ,a • ALL E MERIC SEALS (R L BUCK BASKL ) . •' • •.' ' *L rwAt Aw `� 1' " ft t it w a ' • /TT �` I Of - `K.0 "3. X - /4....• • SI ANLESS SIT EL BANDS SHALE. BE 300 SLR F ULL 9/ M UTH BA : E -. s 0 ' r - , _ A _ f ,.R (...74..4. (...74..4. (...74..4. "<; W't NT MAVO134 . 5 - . E ' - ° ?0 8• e °' _ •• r n:a ',amanita co _ . _ • - P ARTIT1t7N PLATE' BRA - - - ' ./r 1 ,'78 SNJI!LDLED H r. SLOTTED SC IZL: R AND 3 - ; PLATED. 'S ' • • c a • c o • I , 1 , _ k r yy SEC ,(M 1 - , .� a e':- IY PAA13 _ ' .. } I S, _ �. Crv78JN S TEL_ z ", � s O G O L OG 14, 5 f ' , . - . i. . �- °a ° o i F � y � ;�, .l � "" ,,,,,9,.., ,,,,,9,.., St" fJ1 - Sit -O R"E 1474 • ThSER nL'N H3'.F 3,ALL BE COPE DRILLED FE::..,.: - - / � • 'y r - C:°a : o • D� . .5....,..°. e i 4' � � ` - - - , _ !m - _ * f - 1 - LL � •p e' POT - OO'0 MAIE7tAL AS SPEO'lED ••� U•' ° 1 - _ s • r@ T , - - - - Y Tits ' ` R 1 , A IIAF,DY AR{ YAST(NSRS AIQ AN ,t x s; 0 C:,,t-ACTfD ..f 33170 :.Lr.csTL �4 • - , • S ''' ec• A' PPE • e cm A :\ / . , - ` - - - F' • • s T , .-...• ) iT q 4Ari wLVArTI,xre f7 BASE kA *J. AL k '; �. `� �� 9.47P.61 " uw rt L. y ' , /�► .V - • - - - A .• L RC vU 4 t v. MIB ANl , r Y LnYn ` I ' -� %!, if u'v4.4 7d El El EVAT�O 1 ' d• y�•,1, I 2 P --- - -. PLLS A• r, \. FC4 r .zE 5-....LEA . -Ay • , - 4t` �'+re 4 > u r , '� SUHP VDLU A[ REQUIR: Nd NT a, • '. ,,- ,r 4 Or 4 , :,D4k,t FtYEr NYLENE __ -__ .� 1 2 C. =i L P -_S 6' Y ti FO.T P. °f + 2' A•.0 lA ° - r - - , -. - "' 'ASTN OR +6-71 nf./ 1fI)TALLCe P. - -- -- _ swAt FwHa RCSt°t,ry� tr Acac : SECTION A ` ' o R Iov -- unlf{ec1 SANITARY waled PVC GASKETED unified fAAn rAxzt At rai N .i T•4 Er,AC CF,A+;R1 - _ - . 1 1 : T STANDARD MANHOLE E - �A ✓ se�r rarage un a - . t cyxlfCwa0.vsraplL At ' • ' SERVICE LATERAL agectcr a ° ~ , r un►fiEf" .` , PC}L GCINTRCIL � - : ROL L-UT ION•CC _.- -- CRAN:NC NQ. 700. As - -- LG�,(v e : .x NO 150-SA - - _ - -- - _ - - - -- -_ _ - _ _ - MANHOLE ) f S�w8f89� r.x wr s+., [WIG. ma AY .•,Mi MN • :t,NC d[ x, . - i•, C ' `I/ • e ,'. 1 a9�y{. r � '.' ° MANI"IC}L' E BRAVING NEE LOOA -5T • DRAvING NO. LOOS - st - r - - _ T -- - -. _ - - - -- - - - - - -- ____-_ - - - - -- _ - - -__ TRENCH BACKFILL �► e "' ,� se w unifid erag DETAILS ,- agency GRAVING NO 0200 -CHS C , 14.4 41.1 a TAM/LAMP - tj+Nr,,PE TAT1GN o:•L AREA L E KEPFERLER FOU +DAY CO • ECUP NO 168 {TO BII WITHIN STREET R/ W OUTSIDE STREET R/W �. OQ0 PSI CONC. : CONTRACTOR INSTILLED EY GAP pE3T SUPPIIEp ), r 6 AS APPROVED BY CITY OF . T , THRU K AGAINST tR NCH ST BLOC N'DTH p t{TI4 6HlL pLy u RESURFCING TO BEMIN. 3 CLASS 8 f ' - R R EGINC '+G 2' EIURY BFt 55 STh"f0 P t'E, hti0l.' UINTHREADED trGZZEE. 1 r _ r C _ 3 , TCE iN$TA Q V F�4PE R IAUSr t• . 1N TA1N TNT Rt _ iS GREATER. TACK ALL EXPOSED BL A Ot'' vAi , R P1 FTATIO'� 4Up SQ ST�S�LON Pt LASE ' MATERIAL .- ." :: I N "'' ' 4 E_ SAWCUT A C. 1 12M- G 1 t °,�A�S P (ND ��q A } 3' - O u - • •3 -O MIN: *• , r gE Pit I( rD .C�PSS 4.A F� dt Gee e * E 1 1 , Tl G T n s . A • ',p�j &. F - t S : • • ° _ r 2'?`i SL A� ' - - _ i ±i vMEr Y ,. '°, A . �f .. A � j - � •'� I e. - .. IQ» - "'� W ) t - , 4 ..1,.....• r • - 17.-37 d �. - ,d " • a 4 a i � �iF.N , : . , e `, � . t 1 t, t'ti 4 . . :. t P.! • l/ '' ' clt IL r . OA ' • _ ! MIN - . A-i t .II t . e i • , C.i _- _ =° tl .•. GLASS s ` • _ ' - _tlEtiG_ ?Ja,iFS �f- 11t : f. :: r• ' ' ' ti ( k ktil �� L.'A 1 � ti F CONCRETE -----1 � • i : t _ 111 4 1 H _. r1 4 „y�ll, `F VI i - a ., . • i • Y LL - - TRAFFIC BOX u 1 ., ' ig ' -- 4 � t .".AK 1'..: . `` a II ,. ` - • S C -'�'�� Il l Iqq Y 41,- I.: t rI 4 'N FRON + '' _ 3� -a� a c . ATE THI•vsl 14.,740 70 OR FQVPA AT..•f.0r otC,a7u'A;,(D Gioia ' ' -. ' - a •aP C I I ii 92S `PL1'E r? - �J/4 - 0 CRUSHED r 15 '; . . • • •v 6 v' at , ' tt tr 4 1 ! - - OF CLLR$ IIt - , - I ; x . - I ` , r , T,o . 11 / IY1W, a••Cna =Al. a • Aa r wt APO ,.arss c+n - SECTION - S ' • i P i t . . ar NaYa o+e tr•�MiaO Sey xw+re At nrra c6Aa toM.1NG 2'EIiY 3 R �5 $ `iI "AiO ROCK BACKFIL It t • w, . ° ill�� 7 ' ► . s,ti.kD P PE a eGTT COMPACTED T 90 . !tin S ',rw..i sT ro »w ax ro:f+6 n '' s , f'fea�,A +. •+ Auv+• t5 "" , ; - �' T I� I PER A A SH TO T' I @0 i< +. . y��� _ A � '" ' -- - - • + F ` . 14° �A i A L S [0.•A src � % • j / .. � / T* �+/ i ? $ AN £ $Et7 r0 c I .� _ at ' ^! • . ' 1 711 ♦ .e.wee .,r a A.m fr-Ea w•+'>• -n. oeTµA sw•L of •.,�w� rArt �. I , vi t ' > 1 4 am,.. Ct+F VALLI . D_ St S- a.t. Yw.rw APCAO ti•,6'�Lnxa,•t atT,W.t G„JrM ur TN e1rAA, '� •, I AY COIY.Pr E:r S , - _ „_,_ -. _ - w 04.41.4 F.•v[} A rsxat 0,4 RR n...0 aeT.rEOI xw -.trt NC miSa'a `•� ; Itl � _ 4 Y' • " hl[ ) '.1L'ELt.ER B' [5249' 3 _ . '. � � v a\ \ - g ' • e. TOY QF COPP I - _ . •u r r ccoac m. NA.R A w» PA. sa o► 1,4 r to e T - - s, 4 "COWL? G ' ' , � 4A � , - ' II I ; , •' 1 3 7 Mr,w esr •�'��� IR " S THRUST BLOCK 000 PS! CONC. RUST GAINST • ., ' A - t� S „ Y o s i1 J MlI, WA ANc W::GD pr r+ cstaaa.r „ A r 3A A.`4 L,ow? Sa. LiNDISTVRBEn EAEARTH � *'i• T I E.RODS - ',PT KO" S,4 "bA aC +. "f•PRE$S .e • •!. � \ \�'_ IU T r - "" Z QgPPF�t -�0 Et_),• .. tit � • , A �, - rN:w•.s r. to ' ,cob •• a JR N at rrA s o L Arrt: ,fa c aw. .>L74 w•� �� , Et it q 1, / Y COR?'u^T� STD? I /� sj I ( i ) - R�01'. - R ' • N - =11 •: b-L a c I ��N a: a o s x ' OW= i ,11 R Y _ :• '� vv\ {fl R TAL'r ' •IC •�e�.4,. ��. 'I.4;11 i 1 "1 • .2 ' s %X KAM. SPCS6 z LT . Aw) - " - ° I.II Ug OT E _ - ,- .. r ,. - • y l - - - 1 AFL Va1's At t1t PL GR N r:UEL E."VEEI Ti H'IS S� a ���.., ■ ' ER RETA GLAND ,�!I ; : e ns � PL G a4 RED* TIRED "' 53T '^ *,t % . K ' HA R(1 tdJK f tRi I = !F h l r� #; ' 'ill =IiIl - ' +y5"1r 4 � _ N w '�,� `• ", �' i • • �� 6 � � • tltl� 2 COP PEF>! PIPE U <I T I GLAD � .. _` _ m _ T _ y -. - � - - _ �__ _ �, ttl�t 1't 1_ !E^ " e IiA c lli {, r a '4 C x ?Eri , PL TRArJ04 g rut - i i , yxS ri._.rLf 'A� ',7t�"R' w O '��.4r ' oy^- ,,',fie - ,. - Y L I� � � .► .a K • yOf T ' 1► .. �� ' *' , ..A.iN • ▪ i rA -`� . • t : •: f . ,. . » • . : • . G �Gf� . • • '- +i ' --T.i ,____.._i 1w , s -- - -- i a , A - I � r N • i . - r LA __.__ «______ _ __. t - • 1 f n J I CU D6 SAC APPtCT10N • 1 f t A.3 E, k 0 T .�.' .. - - r T u TOP VIEW , } ts 1 - IT - I-6 is - 11 _ a.' • - , ' V nJ f . _ - R D , GU 0 �6' OS a ;aA � _ i : a� +a _ °. "•i -` S; _ , BEHL^1Q S AC K OF A, - � , T. - ,,i • - '_', i sa ei_` u - i _`_ tT "t1i�TE 1 _ 11_ I .� i ` I , I11, -a1 _ - STA f - - . ' �..'�i .'' A ,i '�Sf�i _ ; - K} .,. - . - , f OFD $AS`.K OF SI4,7EWAL. PAVENI I• _ ,6. ��t,.a YeA :,.i ;IF ...._tI - )i ' - IJ`a t '.! W !4 L R ,° '~• _ x , T SA'P CG. tl E Sr.F� e y • E' ' - i6 tte I7R ita 3 7D ,,.0 1 1 �_. .{'1- C� L!r~l3 - 0 ' " e } jry.� ,' - L ,3 Y .i 1 / ' Z + 17 _ J ' . • rr s „ _ - 7. ... ` ..s ,7A 314 ,41 ILA CS - . • .. . - l , ) _ J • r ' FE • • EI ) fliNG � +A iG 't�, F E. , Z O h {� � a= 1 1I �.° P t a. _ - '• , 4 + '� dIY t e u oat aA i s4 ea + I , d II T UG s .o + n Mt I . i *AlEIt1/L COMPACTED TO 9S°/IF I � ! .ti" oo, y TJ>R 2 1P PI, U3 r - - ' ., . . _ _ ' _ - OR tv!Jz 2 TAT •; � " � slDE+nL CuR3 rhlN 6 °�- r i AM N - • °D -' - ', PLU ^s /CAT^ t ma. MAX:, (1Ax I =. +gg PLUM s % 1 _ PL v1E',Y y TRENCH SECTION OET AIL .• r ' ` r VA V wrTr4 2 , T N 1 NTH nsnT) • °4Srit R� MIPT s __. - - ,41,.. A�APTER S TRAODL>: BLOCK DETAIL - - - , ` ` ~ , ti • . ' . . ' . � • 1 A 3. I 1f t t PER M. r; ,�� f1 C` 4 r r }• _ _ P1P AN0 90 o ' • te. AN X - - j't‘• ii 54 '. �I {t! ART. l db 1VT1' • 13E7AIl. No. 104 " _ , _ , CONCRETE Z. COPPER I( 11 =nu MfsTE)- DET • NO i_103 eQx SAND B TO. '2 "GC PE • ' SAMPLING STA _ . P1i K- HARD- T ?Ir$T TOP OF coPpER G 41ICRE E T >31 OG14 . . . _ OETAIiI.. NQ. log 1 ENO OF STRf ETAPPLICATlON • • ' NOTE! CAN BE PL MBED WITr4 GALV PIPE f TEMPOR , 9.Q • . . ' STANDARD E3LOW ` O A 5SEMF3l.IES ' -; - - - PETAIE„ NO. 102 x ` f . 1 ti 1 1 , - /./) CO I c ul L _I r' rv T _ 1 EPi 1 1 . _ g- - .� j i 1 l _ __ .., �._ '----- 1 1 1 1,1,?„ . .,_ _ i EXI5T1N�s - ""_° 1 _ . _ - 11.400 E { a C0; 11 I1 F L LEGEND i It 1 r p s i c LINE I l i 1 '' I NSTAL L • { / J __ _.._ _ _ __.. __.._ -_ _ ! 0-1 1 8' PE x 4' MJ REDUCER - PROPERTY LINE __ _ -� fir- - — — • I - - - - �-- . PROPERTY LINE PROPOSED I I r. - , , _ -�: - STORM LINE _ I ' e ® 3 -_; _' �® 1 1 l i % I iN5T,4L S ANITARY SEWER LINE 8' MJ GArE VALVE • - - - - - - 1 e• - - - WATER LINE T z +ao •• II : ?I , Its/.57,41..1 EX STORM LINE , CURB , 120 1 8' MJ x 6' MJ TEE - __- _.._ ..__ -... 1 TI -�RJ TE3LOCK _ .w _.____...._ - -_. -y. EX WATER LINE • SEE S LAT. 5 F S.W. CNARLES CT. I i 1 {DATER MAIN fN,PROYEMENTB I I I I _ _._ _ • _ E SANITARY SEWER LINE iN5T4L L ' j , r x ._..__ _. �_ _ FENCE esMJCsATE VALVE 1 1 1 — - 1 — — - V — f — — EX EDGE OF PAVEMENT I I NEW FIRE HYDRANT 1 1 ` 3 I (' • • IOW OFF REPLACE N ., 4 m(d LF. 4' C.I.P. I ■ WATER METER - - W/ 400 LP. 8' 0.1-P. i 4 THRUST F3LOCK 1 i 4 KOKI , I GATE VALVE '2.3 I 1 1 ' 1 WATER VALVE ,_ 1 1 INSTALL l EXTG. FIRE HYDRANT ! } 1 S %'VGL E SERVICE ! F ( CATCH BASIN °, `1' 1 2000 . T REE iI ' I it , I INSTALL POWER POLE � _ ' I 5 /NGL E SERVICE . I --® ; - t] 1 1 i ,� � I I I . i , ' \ i q 1 1 . , . i_ J 1 CONSTRUCTION NOTES . _ • , g J 1 f RESIDENTIAL . - IN r t t:. An estimated 12% of the water system' costs must be on de - prior to. beginning s / t, construction on water lines, and to receive a City of Tigard Public Works (TPW) stamped, ' i { 1 f approval on construction plans. : ■ . 4 i I if . s i - 2, . The contractor shall maintain one set of TPW stamped approved plans Q n the construction I s ite at all times. _ . 2001 - I 3. Curbs must be in place prior to installing water mains. - - �`�� t `�` I ! I flv'ST L L , -m , '. I 4 . Notify TPW, Water Division, 48 hours prior to commencing construction to set up a pre- 711"7 �, .•, i I S INGLE SERVICE construction meeting. Telephone 639 -4171. a 2,DI 1 -1..1 5. Alt work shall be in accordance with AWWA standards. ; _ 1 I i 1 � . #err 6. All work will be inspected and approved by TPW, Wafer Division. - _ _ 1 ? I 7. All pipe and fittings shall be ductile iron, cement - lined, of new manufacture and Made in the ! USA. Pipe will by Tyton Joint Ductile Iron, Class 52. 8. 36" of 3/4" minus gravel cover for all water mains in street and rights -of -way. , , ! 9. Alt valve operating nuts shall be within 36" of finished grade, otherwise_ valve operating nut 1 r extensions will be required. - r 10. Poured concrete thrust blocks of at least 8 square feet of bearing surface are required at ' '' 'A,---_,‹ P r -„ each tee, cross, and bend location. _' ), .-- -- ' I - i 11. Fire hydrant assembly consists of an MJ x 6 " Fig tee, 6" Fld x MJ gate valve, 6" MJ x MJ FE - s t holding spool, and a Modem Mueller Centurion fire hydrant, A -442', 6" MJ, 5-1/4" MVO, 3- i } y ,'- ` 50 p 0 port (2-2-1/2" NST hose connection, 1-4-1/2* NST pumper), 1.1/2" pentagon operating nut, L_ open left, color: yellow. 1 r Approved Equal: . Mueller Centurion A -423 . i 1 ,. Waterous Pacer 6790 • I Clow Medallion - d 1 1 yards l � 1 1/2 cubic Y _ 'c concrete b10 k w th � I 12. Each fire hydrant shall be installed upon a pre -formed con e z . er will be laid on top of the drain rock to separate of crushed 1 -112" -314" drain rock. Tarpap _ t iNoTALL the rock from earth cover. - - th - S INGLE SERVICE 13. A l l sanitary sewer lines within 10 feet laterally or 3 feet vertically Of a water main sha be _ • I 1 1 encased in a reinforced concrete jacket 6" thick . for a d istance of 10 feet on both sides of the __„ ' crossing. Where crossings are necessary, they must be made at approximately 90 degrees i r q with at least 18" of separation below the water line. I 14. All mains with a static pressure up to 100 psi shall be tested at 150 psi for one (1) hour with a 49270 maximum loss of 5 psi. Water mains with a static pressure greater than 100 psi shall be 1 , f j pressure tested at 1.5 times the static pressure for one (1) .hour with a maximum loss of $ . I I I I psl. r r 1 Ii a i f i INSTALL r ' 1 II 1 15. Upon satisfactory completion of testing, the new retains and conection,$ to ex mains ` _ . - ' G LE SERVICE shall be cleaned and flushed with potable water prior tq disinfection. Flushing vetoGities shall' _ , - �., be at least 2.5 feet per second. Disinfection shall be in accordance with AWWA Standard - - - ► �- *P„ _ C651 -92, the State Health Division and City requirements. The—Continuous feed method of rin -water solution having. a ` 'nfectin mixture shah be a chlon a 9. shall be used. Disinfecting $ ns f r ' �� disinfection 9 . 1 t 8 ; - r e ' free chlorine residual of 40 -50 ppm. The disinfection mixture will be prepared by injecting a •� A 1 4e3270 calcium sodium hypochlorite and water sotvtjon into the pipeline at a Measured rate while : 1 t etine sv 4 the chorine- water, . e to flaw is throu h the _ s i al d fresh (potable) waters law 9 ve p p , : , ,: solution is of the specified strength. Treated water shalt be refained in the pipeline long ' enough to destroy alt nonspore- forming bacteria. Typical r etentio n period is 24 hours, At the , t of a least 10 m: After' , - : = h r rind the i to ha � e pp 1 end of the 24 ou pe p p 1 chlorination, flush the water- from the line until the water throughout the pipeline is equa 1 chemica and bacteriologicatiy to the eline penranent sourcr3 ch of supply. 1 CONNECT . I l Dispose of the disinfection water in art approved Manner. Do not allgw disinfection water to . \ { �1 flow into a waterway without adequate dilution or other satisfactory method of reducing . REMOVE 8' x 4' REDUCER chlorine residuals to a safe level as mandated by DEQ. After disposal - and ffushinq of the - CONNECT TO EXiST. 8' Cs.Y. 1 � o __ ® ®-- disinfection solution, there will be another 24 hour retention period prior to the taking water - + { • = _ - - _ = = sarriptes for bacteriological testing. Bacteriological tests will be taken by TRW. ` . 1 ' tt i6. St Contractor ouis a he No. $ stati c n be 2` -0" bury; witha314KF 'T inlet and a �', `; - *5 I ;r �{ �- , MO 63102. , 3/4" unthreaded hose nozzle. All stations shall be enclosed in 'a lockable, nor( removable. - ' i 4v aluminum -cast housing. When opened, the station" shall require no key for operation; and , r the water will flow in an all -brass waterway. All working parts Will also be of brass and be . . \ r __. 1 ; f �, f ___ __ . removable from above ground with no digging. A copper vent tuba (standard) will enable the . . 1 , — — — station to be pumped free of standing water to prevent freezing, and to minimize bacteria - , , , i j - - - - - - - 1 growth, The exterior piping will be brass, and a 114 ball valve shall be provided in place of I 1 _ th e 114" pet cock on the vent pipe. _ , \ • 1// `° 8600 • 17. TPW will install alt copper services and sampling stations prior 10 black topping of streets: 11 Water meters will be installed by TPW upon individual request and.' by others ; 1 (owners). Ali water meters connected to an irrigation system' must have the proper Oregon ` State Approved backflow prevention device (minimum of a Double Cheek Valve Assembly) • . - { installed on the property side of the meter. The b ackflow prevention device shall be installed , - ._ - - - and tested by owner, - with the results forwarded to the Water Division, before water service - I \ g can begin. - , \ \ i . . ' - . .. ; , . 18. Upon completion - of installation of the water systlem-, the contractor or owner shall } advise . - o 1 \ TPW of the total construction costs to which will be added 10% for" TPW i water - • - . \ toss, overhead, administration, sampling, etc , and 2% for engineering review, including "as- - - - \ _ \ built" drawings updating master map, intersection maps, eta \ i - i . OPERATION OP VALVES IN THE TIGARD WATER S ERVICE€ AREA i$ PROHIBITED , . , :` . , \ \ . , - I \ / . , J I N .,, • , \ Q � % N , . N . \ "' T J 0 Tr E M �/� N Q =p - � I ' � \ N -C■4 \ E ISI�� �\ ' �i�I ',ter: I ' EN ' I�f�ta � ,J LSO � CJ 1 � ,/1 �10�'�1 , R V JS ' REMARKS � -.4.., y' 6 \ , . CI I : I ii C) in rvj T' A , O! cO\t �' , . . � I o - o . Ca (1 7000 3.W. ipfaatvron $(..1f 123 Port'acr1, Orsgon 97223 (O3) 33? -39333 DATE y G,` �� , - - , . • c ivi engineering • marine engineering • structural engineering O FF SITE Y YA ! E 1 V /AI V — - - s; - • 4 . ` k @ h ., - \ i - „ . . _ . _ __ _ -- -..”' .... .., , . . ., . .., . . . , , 112311151143112=5/11111331111E, aiiMINSIZEISME211113911, ., r• ' . . _ 4 , _ _ , ,. _, . _ ■,., . . . - V Exp .. ' 0 ,-, GEOG DONNA SCOTT ($ ?R0re V ■ \ \ i I i -, ...i 1 !V je ,., /b RE' . i c, v• 16,221 -r-4, 'P , H640 5LU 9817-4 AVE ---30 ' [ \\- 'l . E V --- 12-31-97 1 , „- - HOARE), CI 91223 , , 1 1 , iNSTALI_ 1-111ETE EE DETA ELO 18 254I 18826 .26 4' LATERAL 9 , PAEENr OliEGON I-1 GRASS CR. _..... # * 4 __..--r- AC VTI - _ - _L. _E 5 IL 13W. ____ .. _ CEO/CATION -0—)5' TAPER %' Accog (TY/Q) 1 .3;1 .;:.-- _.......„........._ __ ..,... „- , . , • 1 . EXI5TING a' SANITARY 5EWER 15' • EA$ENENT • I . , ' ":■ ''11' ' e , , 1 / :; 4. 7' Al b • - ■ ■ , , • . I 1 r . EXISTI WIT NC-1 A 1 ---"''=-----. 0/ '- 1177 ti-,-- --;*11111-11C-4t 1. - --I '‘.-- ---------- -- _...,.„....__ - '184.00 73,41' - -186.20 &130 187;191;187 20 61,30' - - , - I , --,..\ \ , ...,_ , 70 . - 188.91T - 188 - .71 - 5 - aa 3 . 4- - - t „ 189.25 - r -126 \ imp - 12 R E5IDENTAL 186.20 C) I . 1 CRIVEWAY ' - / _ • ' ;,„ \ gXI5T. DVELUAY , , ., - ----,_ ._, ..... _ •.. . , i /.., - , I -.. - • WOOD E O. - -- ---- -- - .....,;__ _ ---- --,..„ - 1 - ' .•#/' ' AVIV galpi ;•: ri . v ... I ----- /8 ..., 11 -.,--.. *- ....., -,.., .., 79/Iir '111 1./ ' 1 1 - WM < ›.--' ' ''' .• / I , N . "N, N I - ',. -,_.. . i-/ LA ' . FF-186.00 ' %.• FF-187.00 • FF-187 50 '-‘- • \\,,, ....,,..... 4 V) CK \ ' c\) (5) 6 II 1 , z FF=183 50 - FF=184.50 N 1 -''' it - i - - \_... toil \ - „ , n . , N. i r?-■ , \9 E>l&TING / ''' aL0 D av ,a-0 1-1 . . \'',.. At , .-., \ . I 1 Trees 190 1 ....- .,_:////,.. e ...., I ( I ) ... - . -- - - I-40USE 1.''' ' I I \ 0 _ _ \ . v - . .1_ 1,___ r . ____ _ .. _I / 1 Recl 5unset Maple -,,\ , . ----:-- • R.20 001_ . . 'ACER IQUa RUM' \ \ 1< ) \ r I /, •:. ''''`‘,, V .., „ - I f' I) .. r - .. IP 2" a min. , (P 0 191 fY . , . . --- .97 i 07 7 , . 41 li .110...,„___ ...H.:- •2 ' ,_ --1 - - • --. _..........•• • -. _ _.. _ 4 • •1 • 5053' 187," 4 . .z . ,_ . ...02.61' -_ 1 . , .. easammes• • mamma. '..... / . . Pr, - ' ‘ . , . • . . • 111 I I 1 I I I ".____.: ,. _,.. (1114 _,...j P I r je 7;77 I S ' ' ri.Z-'4 ; ./. .. 1:e 1://"; :1 i I - - r7) . 40 OUJNER 1 82 „,,-... ......to - - ) ..--t:iii,_, „, - 134.35 '. ---.. • • • • 4 a • 4 , • . 4 4. a 4 ' , . limme-,...,../e.,—,011 ....„/. 4, /4 ,:,,,, 190 1 i .„ .g6 , -. - 2' • Iv --qpiesimm____ - . _,____ -=, .1 -- . . . Ai ._____ -4 - .____..- . _ , • . • ',OMNI . \ I 74:gragrA422112-' Affieff 16. 4 -.4' / ./,'"... / -I ''' ' /"."././. /1//d/ ' ' Allerattlif ' / . "" -''''' .' . -' ./- I' ' -/ //,../.",.,'///,' f *MEW *V. Or /./1(t Zoe.", i'l r4 ,o k + 182 -- • r_3 - _ .• . „,..0 ,,,,,,, ,/ „.„,. ,, ,,,:.„ „,.. dr,,,-- /2" ,././,'„--/, 41110V .../ , i ,2/,../ N Arddr ...lir a ) I Ti3r- r „/, . / . A or . / rer • , 4 ir / 4eAdv, i f/ ..., - ..f Ar z er /40r . / ,,,,,- , /, ■ -- - 1,... . GEORGE I-IEINTZ z L =52 90' -------__ „.-"<' ' # / 4 ../.7:1 , 271;',/, 4./.; ejt d ''' ' ..//' / //'".://, Fal ../":-T ""/ 4 " l ''' • ' ' . ' ' '''' - /./ / •".' '- ' "." 1 ""•/-' / / 2 '1' Et4 / dr '., 4 ,(1 7 // '' / S 4 `7 '' / 7 / dr / fr-, ... /A` ',/,-; Ka 7 , „ ,,,, / I I -..- , • - . _ „„ ,,,,, .„ , .", ..,/ , . „ , _ , 7./. , .-,.. , . ,- . , - ./- , . .,,,- , L . v ,-,,,,,,..- ,-,,, , -,,,- , - , , •-,,- - ,,,,- - . ' - /, , — ,,.. , , , i,.,..v.,, , r-k 9 vr,, re., . -, - it . 4 7,0//;_/ :',/,../.."/.,/.., ,<7 ,...__/ --,,, /./../. f,/, ,,,...:"_//iti` /0 , _, _ , _ TIGARD, OREGON 9 r ---_ f\' -"-; .,„'-/ , „„...„." --,/,„--T, ..,,, .., ,,,..:.. ,,, ,.-- , .-1..,:: .'-...// . „..../ / / ../.7 • ///e .,,.." /3" /X / / / ,,, ; „ , /////// /2 (503) 63(3-S110 . --. • • „/' 7/ e, . .„ .._ . „ , .. , „ ,-,,-/./. _, . _, , - . , , , ., . ,., ,,,.. • , - - ,,,, .,,- .7/ , ,' ./ ,,,,.. ,,,,,,,/ 7././ '77/7/ • I of) _ 1 . 1'CIRM 1 82 44 "' 4 „ .. .,,;, .4 / ' - 0:; ,, „ .- ',';',/,:';/..,- '';' ''' „-', ..',./.4/41,/4"./:/?//,./,/ 7777/7" 7",./ //,,,, •„ ./ 7./.. . I 1 l' , . < I fi) Li..1 i z ..... , - .7 — " ,----- -- r 9 ._ „ • .. ,._ '' ' ''' ' // ' / / // / 7 ---- -/- - - ' / / / /77' ,/ / / / irl OEVELOFER ci _J ■,,,, a \ . 25.62' , „ , , / * , , / '' ./ --...---- ' 1/ r ',., ' /' - ..., .. , • i 7 * /** r /- - '-- / - - -y / r : . / e i - / - / / —/ / — - e' *' ' r.- i' - I - AC 7 - F'AVEPIEN7 BRAD PINAS \ , / .- .., • ., - / ...„, i' ../ ,/,' / // ; .‹ A _ /,'_ // / / „. / / / , / / / / ./ p - , . ,- -... r , ,.. ,/ / '''', 1 , . , 84 INSTALL CONCRETE , . . , , . . . _ „,.-__ / . / - - .e., . - / _,- - ......., .,- ./- - / ' - .‘, - -_./ -. _ ,,, ,--' .- / .V- - / - _-, - -_: - yr - - ,' - _,..,-_- / „ ,:...- .,_ ,' .., / : ..." 1-, ,.-, ,....„. - s: „ ,.." .., .,..,,,„.../ ,t L ,.: . / ), .. ' 1 1, -. , ' i TAPER 18025 S.W. SAFRA1 HILL LANE \ , . , .- -,..„.. tv I LAKE 05t.DEC.1.0, OREGON '31035 . ' ;; ,„- - . „ „ „ ,. '----- - --.• _._ ,., ... -, , / / , ' (503) 624-8190 , , . . / „ -\..... „„, A '..t. , . 4 /I. 3 111 I _. . _ ....-.., _. . . , „ , - ._ „, 7- „SIDELJALK AND STD. - -., - Th I . \ ..„ ' \s , ,, ' . , ' . .., . . - , . , , , , / , / . ,.... . CURB, (T-TF)) . . '-' " -• ----- ') 46.1 _ . . . N 1 X, ) r .. . ,$) SITE INFORMATION / \ . . \ , ', . . ,1 , , . / , . . , / . la .. ,...2 , , \ 4 - ,...-, :\-,' ,„‘„, /I ' ..., >-- 1 ' ,' . , , , , . , tY E LOT SUE3DIVISION 1 4O _. ,, . . . , . ..., • , , AC. E?' ROLLED CURB 51-IADED AREA FREF'RE5ENTS (... , ; -- \ / A I \ • ' \ 2 ' ' ' \ " . , , ,, / • - StU.N OFFSET FROM E. -,,,,, / It „, I ,.._ , , I - , 1 4 li105 S.W. Sath AVENUE , .- \ NEW AC ONLY., ,.-- „.4 , TIGARD, OREGON 6 ., .. . r i "-- .' \ \ \ '' -'. \ \ - ' -- , /- / / 45‘` .' / FO CLARITY .„SEE ST. r t'r ,,,' / --, , , - , / , 1 z E _ SECTION, , ' , - , \ , ,.., . . , , e \\ ,-/ I ' e , 1 ,>‹, ,, e 7 , , 0 1 , ,,, it . , it: i.300, TM: IS - 1L1J- 35 -CD . 4) . . > .._ , „ . / ; / 4 .41 , 18 - - 1-- ZONING = R-I2 . ., . , , / ,,- ,- ., ,- I 0 :4 , . N \ . ,.. . , , _ > - 1 \ ii 05 . R.E. ( ' . % , \ , ,,, L ' --, 1 ,„/ ,,\.,( 1 \ . -„ N, ,,',, , 0 6 N, 0 fi , .4 ,- - ALICE $ STEVEN K,5K1 1 ,-/ ,,i .:( 3 0 MIN LOT A A R - , „ , , ii ," i r / I ' )7 1 Lli 4 " (t) de . . . ,„ , , \ -S 11735 ,5LIJ 9aTI-1 AvE - , # STREET INFORMATION 1 HI t) . , / ---- FUTURE CUL-DE-SAC . „ ; „ 7 1 - 16 . ..-)', - ; TioAlE), OR 97223 / .i r / 0 -N. ! /1 ., \ , 7 ......% et-louN FOR REFERENCE ONLY , . \ x - .. - i /, ,.. z 111 , ..,..N ._. , N,, ,,,: - /- ,z ./ ,/ / , i .----- • [ ,,•)' .-/ il, JACOB CT. ROLU - 40' I-- 4 ill qC , ,. , .7_ , ,,s , . „ \ s- . „4 ft ' g , JACOB CT. AREA = 6 SF • 0 W --,1 .:. Se „ 1 i 1 /1 )I - . TOTAL OW DED • . . , ' /I "I / ; -I... _WI , ' R. = 1 0,254 5F _I o c )4 Cl... . . , , \ -. . . r ,- • , , i • , - 01 . ,. 1 / /1 „,, / ! , . ,,, , _ ___ - _ _ , _ . .. ....____ . -- --- .. . r i/ 4 ,-/ ' -c-V Il , I _. , LU, . . , LOT /AREAS ift--- , (4-- I W .......... \ : 0 1 „ / LOT 6 SCift. 01 . kfi 1 CO- \\ , ... , / ./ :1,,K „x I-- . , . 0 _ \ . , i - , / .--- --, _ ._ - _ ___ ..--. . i „, „,,' . ' i ,, It -- V' li ` ; , LOT 2 3050 scift I . - __ c) ill 9 \ ', ' , \ HATCI-1 REPRESENT& FUTUR.E 1/` .- i --/- ,-/.".../ / ./ " - - _ .i/ / `‘.1' >. LOT 3 3�3� ft . a- - 1 , ” LOT 4 375 $(4.it., • ., , /- - - _ _ - t 4/ : / ; , -o,q4 k) ,k) \ S \ E`i'ELOPMENT ONLY. , „... ., 7 - . , , , , - c 1 LOT 5 3170 scrft. 0 . . . - — 1/ LOT 6 4721 5cl.ft. , 7 -- -7: // '‘,- 1-2 i' I-0 COI . I ` 0 . , \\ ., , .- „ _- — , , , .- „, ,- •,,. , ,. x , w _ - _ TOT,41.. AREA 24297 S q..rt.. k) ; / . . ' 5/ / ./ / ' / / - -1 ' .- / . z:- , 7 - - \ AVERAGE LOT AREA 4050 sci,ft. , „ . --,., , . , - i 83 \\ . 1 , \ '7_,--\\ \ • ,,,„,., ' '., ' „./. ,./ ,,,,". ,,, /' / /,' ,.../ - _,,.±';'..,/,/ _ /// 4 ./.. _,./--- /' / A r ri I , \ ■ 4?..) k • s , , ,, e * * ** I , '1k' . „ . . , . . , BASIS FO ELEVATION R . . \ . , / - : , . , ... , (3) , ,, . , , of-i *227 CITY OF TIGARD , _ , ,, , .. \ S- L-\\-,\ I _ ' ' " r - - - / / / / / / / / " j . S.W. C 5.0. 5COTT CT_ . . \ , ,, . ..., \ . „ ..; • : ., , ; - • AND 5.I.U. 9577-4 iN CURB. , • ,- LEGEND , \ \N\ v). ,•., ELEVATION I94.01 (344/96) a (- ,„ „ . ..________ ______________ -1 2 , , \ , „.. , ,, , • . ____ , , ,.. : , --- CENTER LINE . , , \ . \ \ . - ,- ,, , ., ,, / i / WI „IS — — PROPERTY LINE \\ ,, ! 1) • , , " ' ,'" ."/ , ,/ .- ' // / ... x . , . \ -. . VICINITY MAP PROPERTY , q),, 0 , , • ••••._ •••••_ • .••••••••• •••••••_ • •••••••••• Y LINE PROPOSED . ' \ '' ( \ . , ' . . .. . ., / . -, i = ' ,...- 'I ./ I ,;. / IL' < 1 v ' ■ ,- / ! . _ _ _ , _ ----------------- OLM I Kezi=enssr_lemor_isear.__xszic STORM LINE , \ :f.„ 0 . ., ,..,. / / -..,-- 180 SANITARY SEWER LINE „ . _ ___. , -rr.:A.:-',,l-,1,,, .. , , , „ „ .,,,,Y „/ : I r.c7 \ -., ., , / ,,. ., ..„- , -,,,---- / ■1 = ..... 1 / ,,e f ' ' ' . , \ .. -..11 1rillik ii1/4. . C 3 • WATER LINE ., \;•,.S.,-:,,,, , / ,iir / 1 L a --. - , \ ..\ ,,,,, \‘‘., 1 ( 2 N '' '-./ ,I)” ' ' .. . - , , \ CURB s. \ - -,-s -, ,, , ,\ \ - . . _ I ''Se . '', \ .\\. I/ ; / ii / ii , '''!:,,.:.., '. \ '. '. , , . . 3 ot - — — — EX STORM LINE . ; . . , . ... , , -. EX WA LINE . . - "i t , _ .. o_s.,,) - , ..- CITY OF TIGARD (0 t — — EX SANITARY SEWER LINE i /1 11 :. '0 --k--..„ ...... , , f0 W E " ,. J., q II El 40' 4 • -- x x FENCE EX EDGE OF PAVEMENT i> It 0 1 1 3: 0 ./ . — 1 .-:. /0 c'‘`P.' -t• m 1-. . 01 Ritti PAVEMENT R41.i - 'c\ w NEW FIRE HYDRANT I EOP IN I 6' CN SC07 ac.i. , S . • 1._ 2 , a . , 1 . ..A. -e (11 E • - \....,, 0 ----' 1 v , * BLOW OFF . ct.• ROLLED !4' PJE . GRASS-CRETE (TTP) ., • , "A ,.., - c,,tt,,d, .. , 1 AC CUREs 3 , 1 .... 'MU ...1 r * 3, . _ I 5' I - 2% — 1... s., .. . ,‘ '-% e.% _ 1 _ q I WATER METER I I ■ 011)( .___ _„., 4_, .441,__ ft_.__A „__.. 14 r ( -----N : _ i • , I -- - ---- ----- \\\ \\--:L.______',__-----___.--_T._._ -----..._---------___ ____ i 4 THRUST BLOCK I , 11,p: -.`....•-', ... ., v-.. ..- ... 4 --- ''''''''''''"1"" . _ « .. -I IN sni GATE VALVE 1 I i ... 201 I () &sr -. — .. . . , : . - IM WATER VALVE l2' CI 'C' Ae.=pi-d It concrdite -.; SITE --- T r. - - .__ - _,...., , PF:20,./EC 2' CL 'ES' A6phait Concrete I IV Architectural tla,9orary Block. , , . 2' ( 3 4'-V) (.i1:7 -Bs 5 a Rock 2' - Cru,e,lied Rack _ ."kz,,c/..<z4 O CT. Qt, EX f G. FIRE HYDRANT 7' (2'-a0')Esese Rock , , - 4' 2 E5ase Rock 16203 I_ _ _ _ _ .__ .__ _. . . gi CATCH BASIN TL_ : 1300 TtNI: 15 - 1U) .35 - CE:) C3 TREE JACOE3 COURT ST. SECTION I•44/vrivIEFei-46,40 6E0 ?ION./ 'A -4 ' - . NT$ . hai .-_ POWER POLE . , .. azaa. . .. , . , , , - , _ . , - - „ , , - . „___ _ . _ ., _ _ .., ,-, , ._., __ , ��G�� i'f�QFf \I; ' 1622 4' }'I ' Exp 12 -31 -97 1 r -- -- W 4_. __�. :� j �- O , S85'3902" 1427 RE( ON 1 l l i d '� �� 1 `�'� � � ExisT. DRIVEWAY I - f''. Q I I SHE `.-� z N. - _ _ 7 9 l 1\ . t 8 i 1 1 EXIST .` , tI 83 PRC 4l1 LP SED IMENT BARR E,4 1ri {�— Vl SEE DETAIL BELOW. `�d 4 / {� 0 0 z=r � <_ max: �x ;4 u_ CONS TRracT'O ENTRANCE. x, ' ® 1 a e 1--, / 8 j S EE O ETA1 E3ELOW '' . F S8 39 _ -�- Q 189 \ 1 81 . — l z -- r � t _ 18� fl t 1 i C� S , Ise � Z IQ ; _ Q v,p \ \ . 1 • , � 1 �� ` I , 1V F � � Z\ ,J \ '(90 - -- 1 §6 - ` s \\., , 1 , �L I --.1 \ , N i \ "2,_, f ___ i 5i- a - 1 \ in 1_ 0 0 .. 3 +o, t m, e. a +.m o 09+® o F . _. __ - _ _- .. -._. ..._ . - _ _ .... . - - _ . _ __Y ,_ . __ _ ..- - a 1-- 1 hi PC , _ .. _ -- _ . . �� _, �} : : : . : : : Ex! T iNG GRA : - - C) RROPOSEiD ,G/L. �, LI 0 - y V . . . o 5 --) % 0 _9 0 . . . . . . . 1_ t 9, - so 1-- co . I O • ` _ - - -" - . : PROPOSED :GRACE 0 Ci 1— 0 `U _ ..- y— . �C/L t11 WU � ....... "•.-••-"•-•-"• " •-• -"" I- - . • .- .. „ . .. . . -••. - "••" ......... •. - " HT7T : : . ± ............................. .j - : . . H. ,. • . - -: -- - , .,,- , ,. „ .,. .... ... ,. .. 0 � . ,. _ . _. - _..__.__._..__ ____ -_ .____._____-.___,___._._____ ._ .... _.__ .._.. ... __ .. _....w ._.__. . _ . L180 -- 3 SCALE 1' - 20' HORIZONTAL �j 1.- 4 VER77CAL (SEE SHEET #1 FOR AUGt Wr) ,' 3 0 0 L; 5 • Z ....ivsuorat , „ . 1 0011 cov_i. VT___-=_HiSd' 0\,- -- FILTER FABRIC �• Hill L. , ,,,,, 2 , se / o, C i a • ' t STITCHED LOOPS � r , 88. -- sTRAUJ BALES (TYP) t ¢Q -• • �7 .. } 1 ® 2 1. The filter fabric shall be purchased in a continuous roll cut • . . t ' - to the length of the barrier to avoid use of joints. When — _ A' .. '• I _ TIP STRAW BALE - - r m a • li i t t: joints are necessary, filter cloth shall be spliced together --11 _ ,,# I only at a support post, with a minimum -inch overlap, with A u both ends securely fastened to the post. ; ' . , ;q :f-- s G QUND �RFACE o _ - . .� a 2 i l i l a , l th ��1 - 5 ' 4 / / , 3 '. l 6 Mill a,, CA X I V III _ 1 s • • ` f • A . . '� ° - 4 2. The filter fabric fence shall be installed to fo loin a %F /5 : '*r- , v /r, II • R -25 MIN a 0 3 24 min I c� I contours inhere feasible.' e MAX - 11 }, I BURY FABRIC - - C LEAN PIT RUN OR 2' MINUS $ � •' ' (1) E 6 1 , 3. Standard or heavy duty filter fabric fence shall have r i GRAVEL (CR LARGER AS NEEDED) ,ti �� p manufactured stitched loops for 2' x 2' post installations. \ Stitched loops shall be installed on the uphill side of SECTION 'f 1 M 16 p p E • the sloped area. 8' MIN >1 .§ 4. Contractor shall remove filter fabric fences when they have U served their useful purpose, but not before the upslope - pmfovizc area has been permanently protected and stabilized. 5. Contractor shall inspect all erosion control devices , NTS N TS / ., SaE,r immediately after each rainfall and at least daily during prolonged rainfall. Any required repairs shall be made immediately. . ._ _ t 2.. a 2. ,_ _ .' �_ s t'.: - - _ _ _ _ x _ _. - . _ - - -